mixed-use centers update project phase iicms.cityoftacoma.org/planning/muc/staff_report/pc hearing...

MIXED-USE CENTERS UPDATE PROJECT PHASE II

MIXED-USE CENTERS ZONING AND CODE AMENDMENTS

Draft Prepared for Planning Commission Public Hearing

July 9, 2008

Community and Economic Development Department 747 Market Street, Room 1036

Tacoma, WA 98402-3793 (253) 591-5365

www.cityoftacoma.org/planning

Equal Employment Opportunity/Americans with Disabilities Act Accommodations provided upon request.

Call (253) 591-5365 (voice) or (253) 591-5153 (TTY)

http://www.cityoftacoma.org/planning

City Council Bill Baarsma, Mayor Mike Lonergan Spiro Manthou, Deputy Mayor Marilyn Strickland Julie Anderson Rick Talbert Jake Fey Lauren Walker Connie Ladenburg Eric Anderson, City Manager Tacoma Planning Commission Thomas M. Smith, Chair Jeremy Doty David A. Boe, Vice Chair Kimberly Freeman Kevin Briske Sean Gaffney Carolyn L. Davidson Scott Morris Robert T. de Grouchy, III Community and Economic Development Department Ryan Petty, Director

Planning Division Peter Huffman, Manager Project Staff Donna Stenger, Project Lead GIS Analysis: Stephen Atkinson Nancy Grabinski-Young Elliott Barnett Mike Murnane Brian Boudet Glenn Peterson Molly Harris Michael Stoddard Debra King Lihuang Wung Public Works Department Mike Slevin, Director Building and Land Use Services Division Charlie Solverson, Manager Project Staff Caroline Haynes-Castro Shirley Schultz

Traffic Engineering Division Kurtis Kingsolver, Manager

TABLE OF CONTENTS

Staff Report.................................................................................................................................1 Appendix A: Proposed Area-Wide Rezones ...............................................................59 Appendix B: Summary of Acreage Being Rezoned ..................................................79 Appendix C: Draft Land Use Regulatory Code Amendments .............................91 Environmental Determination of Non-significance ................................................ 185 Integrated SEPA/GMA Environmental Document ................................................ 187

Mixed Use Center Regulations and Zoning Amendment Page 1 of 57 Staff Report – July 9, 2008 AHBL, Inc.

Mixed Use Center Regulations and Zoning Amendments Staff Report July 9, 2008

Applicant: City of Tacoma

Type of Amendment: Text changes to the Land Use Regulatory Code and area-wide zoning reclassifications within Mixed-Use Centers (MUC).

Current Land Use Intensity: Land Use Intensities within MUCs include Medium Intensity and High Intensity.

Current Area Zoning: Current zoning districts within MUCs include R2, R2-SRD, R2-PRD, R3, R3-PRD, R4, R4L, R4L-PRD, R5, R5-PRD, HM, T, C1, C2, M2, RCX, NCX, CCX, CIX, and UCX. Areas for which a change in zoning is proposed are zoned: R1, R2, R2-SRD, R3, R4, R4L, R5, T, C1, C2, RCX, NCX, CCX, HM, M2 and CIX. Zones for which text amendments are proposed include RCX, NCX, CCX, UCX, HM, CIX and UCX-TD (UCX-TD, HM and CIX are addressed only for the purpose of maintaining consistency with the other mixed use “X” zones). In addition, three new zones are proposed: NRX, URX and HMX.

Size of Area: The MUCs encompass a total of approximately 2,345 acres (about 10% of the city). Text changes to the Land Use Regulatory Code and area-wide zoning reclassifications will affect nearly all areas within the MUC boundaries.

Location: Proposed changes affect areas within the MUCs (See Figure 1).

Neighborhood Council area: NEIGHBORHOOD COUNCIL

MIXED USE CENTERS

West End James Center, Westgate, Narrows (6th and Jackson)

North End Proctor, 6th & Pine New Tacoma MLK, Stadium Central Tacoma Central, 6th and Pine, MLK South Tacoma Tacoma Mall, 56th & South Tacoma

Way South End 72nd & Pacific, 34th & Pacific, 38th & G Eastside 72nd & Portland, Lower Portland,

McKinley, 34th & Pacific, 72nd and Pacific

MIXED-USE CENTERS UPDATE PROJECT

Mixed-Use Centers - Planning Commission Public Hearing Book - Page 1


CONTENTS I. General Description of the Proposed Amendments

a. Purpose and Background of Proposed Amendments b. Description of Affected Areas c. Description of Zoning Map Amendments d. Description of Land Use Regulatory Code Text Amendments

i. MUC Core Areas ii. Building Heights and Minimum Densities

iii. Changes to Allowed Uses in mixed-use (X) Zones iv. Additional Building Envelope Standards v. Building Design Standards

vi. Residential Compatibility Standards vii. Parking Standards

viii. Pedestrian and Bicycle Support Standards ix. Landscaping and Buffering Standards x. Hospital Medical (HM) Zone

II. Additional Information III. Applicable Provisions of the Growth Management Act IV. Applicable Provisions of the Comprehensive Plan

a. Growth Strategy and Development Concept Element b. Generalized Land Use Element c. Housing d. Utilities e. Transportation Element f. Recreation and Open Space Facilities Element g. Culture and History Element h. Neighborhood Element

V. Applicable Provisions of the Land Use Regulatory Code a. Consistency Analysis with Mixed Use Center Districts Purpose b. Consistency Analysis by Zone

i. NCX ii. CCX

iii. RCX iv. UCX and UCX-TD v. URX

vi. CIX vii. NRX

viii. HM VI. Amendment Criteria VII. Economic Impact Assessment VIII. Reclassification Criteria IX. Appendices

Appendix A: Proposed Area-Wide Rezones Appendix B: Summaries of Acreage Being Rezoned in each MUC Appendix C: Proposed Land Use Regulatory Code Revisions



I. General Description of the Proposed Amendment: a. Purpose and Background of Proposed Amendments Amendments are proposed to the Land Use Regulatory Code and Zoning Map to make mixed-use center zones (“X-zones”) consistent with the Comprehensive Plan, refine zoning and development and design standards within the MUCs, and to further direct growth towards the MUCs. The proposed amendments are outcomes of the 2007 MUC analysis jointly undertaken by the City and Pierce Transit to study the MUCs as described further below. They are based upon the findings of the 2007 MUC analysis conducted by the AHBL team, which also includes Property Counselors and Heffron Transportation, who were contracted by the City and Pierce Transit. The findings of the analyses are summarized in five documents:

• Tacoma Mixed Use Centers Existing Conditions Analysis (Planning Commission Review Draft, May 30, 2007, prepared by AHBL);

• Mixed Use Centers Analysis Draft Recommendations (Planning Commission Review Draft, June 6, 2007, prepared by AHBL, Property Counselors, and Heffron Transportation);

• City of Tacoma and Pierce Transit Mixed Use Center Opportunity Analysis (February 20, 2007, prepared by Property Counselors);

• City of Tacoma Mixed Use Centers Plan Generalized Parking Strategy Memo (April 25, 2007, prepared by Heffron Transportation);and

• Economic Evaluation of the Property Tax Exemption Program for Multifamily Development (September 2007, prepared by Property Counselors).

The existing conditions analysis, presented to the Planning Commission on May 30, 2007, included documentation of existing and new development, urban form, market conditions, parking, pedestrian environment, amenities and facilities, and circulation and transit within the centers (including the three centers designated in 2007). The proposed amendments also respond to Comprehensive Plan amendments adopted in 2007 to enhance and support the MUC strategy. The proposed amendments to design and landscaping standards are outcomes of a Design Review Project conducted by MAKERS starting in 2006 and which will continue through 2009. The first part of the study involved review of the City’s Comprehensive Plan policies, existing development/design review process, and standards for Building Design, Residential Compatibility, Parking, Pedestrian and Bicycle Support, and Landscaping and Buffering which resulted in a set of recommendations to revise development standards as they relate to MUC regulations. The proposed revisions to these standards are based on community input from the Design Review Project, previous input from Planning Commission meetings, public outreach conducted as a part of the Mixed-Use Center review, ongoing coordination with City staff and AHBL, and the consultants’ regional experience with design standards and the development review process. There are currently 17 MUCs within the City; three of these were designated as part of the 2007 Comprehensive Plan amendment cycle. However, one of the centers is Downtown Tacoma which was not included in the 2007 study. The proposed amendments generally address all centers other than Downtown. The proposed amendments are intended to facilitate future growth of the non-Downtown MUCs consistent with the growth strategy outlined in the Comprehensive Plan. The MUC recommendations resulting from the 2007 analysis, which incorporated Planning Commission, City Council and community feedback on the existing conditions report, were presented to the Planning Commission on June 6, 2007. Recommendations included a vision and guiding principles for the MUCs, an overview of urban form typologies that better define the individual centers and their future growth



direction, and a series of recommendations related to the character of development, bonuses and incentives to encourage development, and issues such as compatibility with adjacent areas, quality of life, public art, and culture. The existing conditions study also examined parking conditions in the MUCs and provided recommendations for the management of parking so that it serves the overall vision and growth strategy for the MUCs. The recommendations resulted in amendments to the Comprehensive Plan and Generalized Land Use Plan Map during the 2007 Comprehensive Plan amendment cycle, including designation of three new MUCs, changes in boundaries to eight MUCs, changes in land use intensity within the new and existing centers so that all land within designated centers generally has either the Medium or High intensity designations, policy changes to guide the currently proposed zoning map and code changes, and other “housekeeping” changes associated with these recommendations. The guiding principles for the MUCs which shaped the 2007 MUC Comprehensive Plan amendments and currently proposed zoning map and code amendments are as follows: Mixed Use Center Vision

• Mixed Use & Density Near Transit & Services • Transit Orientation, Service, Facilities & Access • Shopping & Services Near Home & Work • Employment in Centers

Housing Choices • Encourage a variety of Housing Types for Different Needs • Accommodate Mix of Incomes • Support Home Ownership

Transportation Choices • Create Comfortable Walking Districts (Streetscape & Safety) • Provide Functional Bicycle Access and Facilities • Increase Transit Ridership • Increase Transportation Demand Management Strategies • Reduce Dependence on Cars

Quality of Life & Active Living • Provide Useable Open Space • Create Comfortable and Accessible Public Spaces • Strengthen Neighborhood Identity • Create Pedestrian-oriented Streets • Increase Vegetation & Greenery in an Urban Setting • Ensure Effective Buffers and Scale Transitions

Thriving Economy • Increase Investment in Centers • Place priority for incentives in Centers • Retain Major Employers • Improve Business Climate • Support Small Business • Provide Opportunities to Live Near Work • Support Home Ownership • Improve Business Climate • Achieve Development Feasibility



Application of Incentives • Locate Incentives in specific geographic core areas in Centers near transit. • Leverage development potential in Centers with established and emerging multifamily residential

market conditions with the application of incentives. • Align existing incentives with Centers’ and where most dense residential and business growth

will occur. Two existing City programs are recommended to be tailored for application in Mixed Use Centers (Multifamily Tax Incentive (MFTI) & Infrastructure Grants).

• Apply incentives to Centers with emerging markets that need assistance with feasibility and might not be built without them.

• Apply density bonuses to Centers with established markets where adding public benefit is feasible in exchange for increased density.

• Provide development incentives and programs to improve transit-orientation and walking conditions in all Centers.

• Apply incentives to support mixed income levels in all Centers.

Partnerships • Partner with Pierce Transit on programs that increase transit orientation and ridership in Centers, • Partner with MetroParks to locate open space in Centers. • Partner with large employers to reduce dependence on automobile use and to increase commuter

mode-split. Following is an overview of the proposed zoning map and code amendments, which are based on the AHBL and MAKERS teams’ recommendations, community input and Planning Commission direction, and address a number of issues related to the MUCs. The proposed amendments will:

• Rezone properties with a non-X-zoning classification within MUCs to X zones, except for specific PRD zoning and the R-2 zoning for the T Street Gulch in the Lower Portland Center.

• Create new HMX zoning district for areas previously zoned HM but located within the Mixed-Use Centers.

• Refine existing X zone district boundaries. • Prohibit parcel specific rezones within mixed-use centers. Future rezones could only occur

through legislative action. • Refine the designation of pedestrian streets, designate pedestrian streets in the three added MUCs,

and define core pedestrian streets in all MUCs. • Refine existing X zone regulations, including RCX, NCX, CCX, UCX, UCX-TD, CIX (UCX-TD

and CIX are addressed only for the purpose of maintaining consistency with the other X zones), and create two new X zones (NRX and URX), to be consistent with the 2007 MUC Comprehensive Plan Amendments;

• Refine the purpose of the X zones in general and the specific purpose of individual X zones where necessary to be consistent with the overall MUC strategy;

• Create the URX zone as a low-rise multifamily residential zone, with a development pattern that provides a transition from more intensive uses to adjacent single-family zoned areas located outside of the mixed-use center boundaries;

• Create the NRX zone to encourage the preservation of a unique area in the MLK MUC in the vicinity of South 8th Street & South I Street, with targeted types of development and preservation of the existing character of a mix of predominately residential uses.

• Revise the X districts use table to prohibit golf courses and new single family residences from most portions of the MUCs (except NRX);



• Revise the X districts use table to allow new drive-throughs and gasoline stations on designated pedestrian streets only if they meet certain standards that ensure a quality environment for pedestrians;

• Refine allowable building heights in the X zones to increase the base height in the CCX zone from 60 to 65 feet and define a height bonus program on designated core pedestrian streets in the NCX and CCX zones;

• Decrease the base height in the NCX area in the Stadium center from 75 feet to 65 feet and allow up to 85 feet through a height bonus program in the core area;

• Increase the base height in the NCX zone in the MLK center from 45 to 65 feet and allow up to 85 feet through a height bonus program in the designated core area;

• Remove the height reduction for RCX zone when abutting a NCX zone • Provide for height bonuses for properties located along core pedestrian streets in the NCX and

CCX zones in exchange for provision of features that support the MUC goals. Bonus features include: open space, pedestrian amenities, additional sidewalk setback with seating, public art, water features, sustainability features, structured parking and other design elements.

• Refine design standards in the X zones to ensure compatibility of the periphery of the MUC boundary with adjacent single-family zoned areas, through site and building design requirements that address such things as setback, building orientation, vertical modulation, horizontal modulation, and landscaping;

• Raise minimum densities in the X zones to ensure that opportunities for development meeting the envisioned intensity are not precluded by new, less intensive development.

• Provide appropriate zoning and development standards for the Tacoma Mall MUC, which is a designated Regional Growth Center (RGC), to contribute toward meeting established multi-county criteria for targeted activity levels in RGCs; and

• Add standards for duplex, triplex and townhouse developments within MUCs. The City in partnership with Pierce Transit designated MUCs as part of its growth strategy in 1993; the centers were originally designated based on existing commercial uses and transit routes. The growth strategy calls for creating compact centers of development that are connected via transit and an efficient road network. It is intended that these centers contain a variety of residential and commercial development at higher intensities and densities than single-family residential areas, while the single-family residential areas outside these centers are to be maintained and preserved. Each center is to have an array of amenities and facilities that contribute to the livability of the area. Increasing transit orientation in the centers, in terms of urban form, walkability, the quality of the pedestrian environment, and programs to support these goals, is also a key element of the centers strategy. In 1996, the City adopted new zoning districts to implement the MUC designations. While the existing X zones (RCX, NCX, CCX, UCX, and CIX) were created to shape the character and type of development occurring within the MUCs, they were not applied comprehensively to each of the centers. In many of the MUCs, existing zoning that does not fully implement the intent and vision for the centers is still in place. The 12 years since the adoption of MUC zoning regulations have served as a test for the MUC policies and regulations, allowing the City to consider whether actual development has been consistent with the intent of the MUCs. While some MUCs have seen considerable development and redevelopment, the overall amount of actual development toward fulfilling the strategy has been limited. Most of the MUCs lack high-density housing. The City is committed to the MUC growth strategy and is recommending changes to the regulations guiding development in the MUCs to more effectively enact the intended changes.



b. Description of Affected Areas The proposed amendments address 16 mixed-used centers (not including Downtown). The centers are grouped into three types. (See Comprehensive Plan pages GD-11 through GD-12 for more explanation of the center types).

• Neighborhood Centers are a concentrated mix of small to mid-scale residential and commercial development that serves the daily needs of center residents and the immediate neighborhood.

• Community Centers are a concentration of commercial or institutional development that serves many nearby neighborhoods and generally includes a unique attraction that draws people from throughout the city, such as a transit center, institutional use, or larger-scale shopping center; some residential development may also exist.

• The Urban Center is a highly dense concentration of urban development and an area of regional attraction.

The 16 centers are listed below (also see Figure 1):

Neighborhood Centers Community Centers Urban Center

• 6th/Pine • 38th/G • 56th/STW • MLK • Proctor • Stadium • Narrows • McKinley

• 72nd/Pacific • 72/Portland • James Center • Lower Portland • Tacoma Central • Westgate • 34th/Pacific

• Tacoma Mall

The proposed text amendments to the Land Use Regulatory Code apply to the centers as a whole, although there are a small number of specific height exceptions for individual centers. Zoning in the new and previously existing MUCs will be changed to be consistent with the Comprehensive Plan. Because the three new MUCs were designated in 2007 and do not currently include X zones, their locations and existing zones are described below. For existing zoning in the other MUCs, see Appendix A to this staff report.

• 34th and Pacific: This new Community Center MUC is located along the border of the South

End and Eastside Neighborhood Council districts, just south of Downtown and the Port Manufacturing/Industrial Center. It is primarily centered on Pacific Avenue and is bounded generally by South D Street to the west, South Crandall Lane and East A Street to the east, South 40th St to the south, and South 32nd St and I-5 to the north. Existing zoning districts within this area include R2-SRD, R3, R4L, R4, R5, T, C1, and HM.

• McKinley: This new Neighborhood Center is located in the Eastside Neighborhood Council district just south of I-5 and the Port Manufacturing/Industrial Center. It is primarily centered on McKinley Avenue, and is roughly bounded by East G Street and East G Street Alley to the west, East McKinley Avenue Alley and East I to the east, Upper Park to the north, and extends approximately 150 feet south of East 38th Street. Existing zoning districts within this area include R2, R2-SRD, R3, R4L, C1, C2, and T.

• Narrows: This new Neighborhood Center is located in the West End Neighborhood Council district just south of State Route 16. It is primarily centered on 6th Avenue. It is bounded by Jackson Street to the west, North 9th Street to the north, Mildred Street to the east, and South 8th Street to the south. However, from South Meyers Street in the south and North Skyline



Drive in the north, the MUC narrows to approximately 270 feet north and south of the centerline of 6th Avenue as it extends east to Mildred Street. Existing zoning districts within this area include R1, R2, R4L, R4-PRD, R5-PRD, C1, and C2.

Figure 1 below shows the locations of the new and previously existing MUCs.

FIGURE 1: Map of Existing Mixed-use Centers

Within the 13 previously existing and 3 new MUCs, zoning will be changed to be consistent with the 2007 MUC Comprehensive Plan amendments and the vision for the MUCs as articulated in the City of Tacoma Mixed-use Center Analysis Draft Recommendations report (June 6, 2007). Proposed changes include both zoning map changes and text changes. c. Description of Zoning Map Amendments The MUCs currently include X zones (NCX, CCX, RCX, UCX, and CIX), which were developed for the MUCs in 1996, as well as other zones such as R2, R2-SRD, R2-PRD, R3, R3-PRD, R4, R4L, R4L-PRD, R5, R5-PRD, HM, T, C1, C2, and M2. With the proposed amendments, all land within MUCs will be classified within an X zone classification, with the exception of some areas zoned PRD and the T Street Gulch area located in the Lower Portland Center which will remain R-2. The PRD zone is a residential zone intended to provide for greater flexibility in large scale residential developments associated with a specific development plan and to promote a more desirable living environment than would be possible



through the strict regulations of conventional zoning. The purpose of the HM zone is to allow for limited areas that contain hospitals and/or similar large scale medical facilities, with limitations on non-medical uses except for food and lodging, which serve the needs of medical centers. Since most property zoned HM is located within mixed-use centers, the proposed amendments will create a new zoning classification, HMX, which will apply to those areas that have been zoned HM but are located within a mixed-use center. These areas will then be subject to the same design and development standards as the other mixed-use center zoning districts, which will help to ensure that new development is consistent with the mixed-use vision. Mixed use zones were originally envisioned to apply within the core areas of the MUCs, but the proposed amendments refine how regulations address core and peripheral areas of the MUCs. Mixed-use zones that form the mixed-use portions of MUCs will include NCX, CCX, and RCX, as well as UCX for the Tacoma Mall MUC (the only Urban Center MUC). The new Urban Residential Mixed Use (URX) zone will be used to define the lower intensity multifamily residential portions of the MUCs. The new Neighborhood Residential (NRX) zone is proposed to apply to a specific area of the MLK MUC in the vicinity of South 8th Street & South I Street, with unique characteristics and targeted types of development. The purposes and standards of these zones are described further under Description of Land Use Regulatory Code Text Amendments below. The proposed rezones, including locations of the two new zones, are shown in Appendix A. Appendix B shows a breakdown of the proposed rezones by acreage for each MUC. d. Description of Land Use Regulatory Code Text Amendments Key concepts of the proposed Land Use Regulatory Code text revisions, including how they relate to the zoning map changes, are described further below. i. MUC Core Areas and Designated Pedestrian Streets Each MUC will contain one or more designated pedestrian streets. The pedestrian streets are considered key streets in the development and utilization of the MUCs, due to pedestrian use, traffic volumes, transit connections, and/or visibility. Certain requirements apply to Designated Pedestrian Streets, including use restrictions and requirements for increased transparency, weather protection and street furniture. Specific segments of the Designated Pedestrian Streets will comprise the core of each MUC, and will be called Core Pedestrian Streets. Within the NCX and CCX zones, the Core Pedestrian Streets will be the focus of incentives for more intensive mixed-use development, as well as stricter standards to ensure a pedestrian-friendly and transit-oriented environment. No parking will be required for developments located along the core segments of the designated pedestrian street. Incentives will include height bonuses in exchange for a variety of features focused on the quality of the walking experience, inclusion of residential uses to create transit-oriented development, sustainability features, and quality of life features such as public meeting rooms and daycare facilities. Available height bonuses are described with the standards for building heights in this staff report. Table 1 shows the proposed Designated Pedestrian Streets and the proposed Core Pedestrian Streets. Additions to these classifications are shown in underline format. In centers where multiple streets are designated as pedestrian streets and a project abuts more than one, for the purpose of applying some of the code provisions related to weather protection, etc., as well as the maximum setback requirement, one of the streets is considered the Primary Pedestrian Street.



Table 1: Designated Pedestrian Streets Mixed-Use Center Designated Pedestrian Streets

(All portions of the streets within Mixed-Use Center District zoning, unless otherwise noted.)

Designated Core Pedestrian Streets (All portions of the streets within Mixed-Use Centers, unless otherwise noted)

6th Avenue and Pine Street 6th Avenue 6th Avenue Narrows (6th Avenue and Jackson)

6th Avenue 6th Avenue

Downtown (Tacoma Dome Area)

Puyallup Avenue; East 25th Street*; East 26th Street; East D Street

N/A

McKinley (East 34th and McKinley)

McKinley Avenue from Wright Avenue to East 39th Street*

McKinley Avenue from Wright Avenue to East 36th Street

Lower Portland Avenue Portland Avenue*, East 32nd Street, East 29th Street Portland Avenue

Proctor (North 26th Street and Proctor Street)

North 26th Street; North Proctor Street*

North 26th Street; North Proctor Street

Stadium (North 1st Street and Tacoma Avenue)

Division Avenue from North 2nd Street to Tacoma Avenue; Tacoma Avenue*; North 1st Street; North I Street

Division Avenue from North 2nd Street to Tacoma Avenue; Tacoma Avenue*; North 1st Street

South 11th Street and Martin Luther King Jr. Way

Martin Luther King Jr. Way*; South 11th Street; South 12th Street; 6th Avenue

Martin Luther King Jr. Way from S. 9th to S. 15th, South 11th Street

Lincoln (South 38th Street and G Street)

South 38th Street*; South G and Yakima Avenue from South 36th Street to South 39th Street

South 38th Street, South G Street north of Division Avenue

South 34th and Pacific Pacific Avenue Pacific Avenue South 56th Street and South Tacoma Way

South Tacoma Way*; South 56th Street

South Tacoma Way

East 72nd Street and Portland Avenue

East 72nd Street*; Portland Avenue

East 72nd Street, Portland Avenue

South 72nd Street and Pacific Avenue

South 72nd Street; Pacific Avenue*

Pacific Avenue

Tacoma Central/Allenmore Union Avenue*; South 19th Street between South Lawrence Street and South Union Avenue

Union Avenue south of South 18th Street; South 19th Street between South Lawrence Street and South Union Avenue

Tacoma Mall Area South 47th/48th Transition Street; Steele Street*

N/A

TCC/James Center Mildred Street*; South 19th Street Mildred Street south of South 12th Street; South 19th Street

Westgate Pearl Street*; North 26th Street Pearl Street * Indicates primary designated 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.



ii. Building Heights and Minimum Densities The proposed amendments will reduce allowable height in portions of the MUCs near single-family zones. Portions of the NCX and CCX zones along core pedestrian streets will be eligible for a height bonus. Height will be increased somewhat in the CCX zone. No change to the height limit in the UCX zone is proposed. Higher minimum densities are proposed for the RCX, NCX, CCX and UCX zoning districts. A minimum residential density that is consistent with the recommended increases also is proposed for the new URX zone. The purpose of higher residential density is to support increased transit use and commercial growth in the MUCs. Increased minimum density requirements will also contribute toward the City meeting its population and job growth targets; support environmental sustainability, encourage compact development and reduce the need for automobile travel; contribute to improving air quality and reducing sprawl; supporting walkabilty and promoting active living. Minimum density requirements are intended to support the desired level of development in the MUCs by ensuring that land does not develop at a lower than desired density. Appropriate densities are particularly important along designated pedestrian streets, where higher densities are desired to meet the MUC vision. Proposed changes to building heights and minimum densities are shown in Table 2. Table 2 also shows the achievable height with a height bonus along Core Pedestrian Streets. The bonus program is explained further below.



Table 2: Height Limits and Minimum Densities

ZONE EXISTING

BASE HEIGHT

EXISTING WITH BONUS

PROPOSED BASE

HEIGHT

PROPOSED WITH BONUS

EXISTING MINIMUM DENSITY

du/ac

PROPOSED MINIMUM DENSITY du/ac 2

NRX – Neighborhood

Residential Mixed-Use

District

n/a n/a 35’ n/a n/a n/a

URX – Urban Residential Mixed-Use

District

n/a n/a 45’ n/a n/a 25

RCX – Residential Commercial Mixed-Use

District

60’/45’ 1 n/a 60’ n/a 15

30, 40 along

designated pedestrian

streets NCX –

Neighborhood Commercial Mixed-Use

District

45’ n/a 45’ 65’ 9

30, 40 along


streets NCX –

Neighborhood Commercial Mixed-Use

District (Stadium)

75’ n/a 65’ 85’ 9

30, 40 along


streets

NCX – Neighborhood Commercial Mixed-Use

District (MLK)

45’ n/a 65’ 85’ 9

30, 40 along


streets CCX –

Community Commercial Mixed-Use

District

60’ 75’ 65’ 85’ 15

30, 40 along


streets UCX – Urban Center Mixed-

Use District 75’ 120’ 75’ 120’ 30 40

CIX – Commercial

Industrial Mixed-Use

District

75’ n/a 75’ n/a n/a n/a

Notes: 1 The existing height limit is 45 feet in RCX Districts that abut an NCX District 2 The minimum density would be waived for mixed-use projects with ground floor commercial space.



Bonus heights will be available within 200’ of the centerline of a Core Pedestrian Street. A height bonus of up to 20’ may be achieved by providing one or more features or facilities that benefit the MUCs, the public and/or achieve community goals. A summary of the palette of bonus program features and the amount of height bonus that these features provide are shown in Table 3 below. For specific code requirements, see Appendix C, proposed Revisions to the Land Use Regulatory Code.

Table 3: Height Bonus Program Summary

BONUS FEATURE DEFINITION BONUS HEIGHT

PEDESTRIAN ORIENTED ENVIRONMENT

Minor Features

Artistic Building Lighting Enhanced or artistic exterior building lighting feature.

Pedestrian Lighting Lighting for pedestrians, mounted on building façade.

Pedestrian Weather Protection

Pedestrian weather protection for at least 95% of building street frontage on designated pedestrian streets (this is beyond the required amount, which is 80%).

Distinctive Sidewalk Paving Enhanced or artistic sidewalk paving pattern.

Combine three (3) minor features to obtain five (5) feet of bonus height

Major Features

Crime Prevention through Environmental Design (CPTED)

Features above and beyond those required through design standards (will be coordinated with City’s CPTED specialists).

5 feet

Outside Seating Sidewalk restaurant or café seating (within extended building setback). 10 feet

Transit Stop/Station Improvement

Double what is required by code. Must coordinate with transit authority. 10 feet

Public Plaza A public plaza of at least 800 SF or 5% of the gross floor area, whichever is greater. 20 feet

Ground Floor Retail At least 50% of ground floor project street frontage designed to accommodate a retail use. 10 feet

Ground Floor Restaurant At least 50% of ground floor project street frontage designed to accommodate a restaurant or café use.

20 feet

High Quality Materials

At least 50% of ground floor façade uses quality materials such as stone, brick, architectural pre-cast concrete or similar materials.

10 feet

Public Art (0.5%)

A feature worth 0.5% of project value, 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 center and within 1000 feet of the project (to be coordinated with City Arts

10 feet




Administrator and/or Arts Commission).

Public Art (1%)

A feature worth 1% of project value, 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 center and within 1000 feet of the project

20 feet

Structured Parking (50%) 50% of parking is provided within building footprint (above or below ground). 5 feet

Structured Parking (100%) 100% of is provided within building footprint (above or below ground). 10 feet

TRANSIT ORIENTED DEVELOPMENT

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 that utilizes various low impact development techniques, such as permeable surfaces, roof rainwater collection systems, bioretention/rain gardens, etc.

10 feet

Green Roof Provide a green roof that covers at least 60% of the building footprint. 15 feet

Solar Power Generation Install a solar power generation facility on the site. 15 feet

Mature Vegetation Using mature vegetation, beyond the existing requirements (currently 2-inch caliper trees and 3-gallon shrubs)

5 feet

Historic Structures Retention, renovation and incorporation of an existing designated or listed historic structure (with approval of Landmarks Board)

10 feet

Energy Efficiency Design the structure to exceed the minimum energy code requirements for energy use 5 feet

QUALITY OF LIFE

Daycare Facility A daycare facility for at least 20 children. 10 feet

Public Meeting Facility A public meeting facility of at least 500 SF 10 feet

Affordable Housing 20% of residential units provided for households making less than 80% of median income

20 feet




Transfer of Development Rights (TDRs) Use of TDRs from a TDR sending area.

TBD (based on number of

TDR credits) Note: Bonus Program applies to properties along core portions of designated pedestrian streets in NCX and CCX zones. Features may be combined to achieve maximum allowed height bonus. iii. Changes to Allowed Uses in X Zones The proposed amendments will remove certain allowed uses from MUCs, including golf courses and new single-family residential uses. However, new single-family uses will be allowed in the NRX district, which will apply to a small area near South 8th Street & South I Street area within the MLK MUC. The proposed amendments will restrict additional uses from locating along the Core Pedestrian Streets, including building materials and services, self-storage, and vehicle service and repair. Finally, the proposed amendments will provide additional standards for drive-throughs and gas stations located along Designated Pedestrian Streets. These will ensure drive-through stacking areas are not located between a building and a designed pedestrian street and are screened from view. Additionally, gas stations will not be allowed to front on Designated Pedestrian Streets within the UCX and CCX Districts, and gas station pump islands, stacking lanes and parking areas will be required to be located at the side or rear of the building. The new URX zone is envisioned as an urban residential zone, allowing for townhouses and low-rise multifamily residential dwellings, adult family homes, retirement homes, family daycare, and similar uses, but not allowing for commercial uses. The new NRX zone, which will apply to a limited area near South 8th Street & South I Street area in the MLK MUC, will allow one-family dwellings; family day care homes; special needs housing; foster homes; duplexes and triplexes lawfully in existence at time of rezone; new duplexes, triplexes and townhouses with approval of a Conditional Use Permit and multi-family dwellings lawfully in existence at time of rezone. iv. Additional Building Envelope Standards Additional building envelope standards discussed below pertain to maximum setbacks for non-residential uses in X zones and to the two new zones: URX and NRX. Maximum setbacks: Current regulations specify a maximum setback from the sidewalk (of 5 to 20 feet depending on the zone) for non-residential buildings over 30,000 square feet in the X zones. The purpose of this requirement is to ensure a pedestrian-oriented environment and continuous urban façade along the street. Proposed changes will allow for deviation from this standard where topography precludes placing the building close to the sidewalk. The proposed exception will ensure that additional setback area contributes to the building’s pedestrian-orientation. Proposed changes will also provide an exemption for large public facilities, which are often based on an overall campus design. However, the exemption will be conditioned on providing additional pedestrian amenities to ensure that such facilities are appropriately integrated into the cohesive design of the centers. URX Zone Standards: As stated previously, the new URX zone will define the lower intensity multifamily residential portions of MUCs. This zone will be refined to be a low-rise multifamily and townhouse residential zone, and will not allow new commercial uses. In some centers this zone flanks a more intensive NCX or CCX area and provides a transition between these mixed-use areas and single-



family zoned areas located outside of the MUC; however, the juxtaposition of mixed-use zones and the URX zone is somewhat different in each MUC, and is based upon existing uses and zoning, topography, and the relationship to adjacent uses. It is recognized that rezones of some areas to URX will create some nonconforming uses and structures, primarily existing commercial uses and structures. However, URX is applied to limited areas to reduce the potential for nonconforming uses. Nonconforming uses and structures are addressed by TMC 13.06.630, which is discussed in this staff report in relation to the City’s Amendment Criteria, criterion No. 5, “The amendment is compatible with existing or planned land uses and the surrounding development pattern”. NRX Zone Standards: The new NRX zone will allow for limited new residential development. It is primarily focused on preserving a mixed-residential area with a large number of single-family uses within a limited portion of the MLK MUC. New development of more intensive uses (duplexes, triplexes or townhouses) will be permitted through a Conditional Use Permit. Standards are established for setbacks and minimum lot size or width for the allowed uses. It is recognized that the rezone to NRX will create some nonconforming commercial uses and structures. Nonconforming uses and structures are addressed by TMC 13.06.630. v. Building Design Standards Revisions to building design standards will address new development as well as additions and remodels in X zones. The proposed changes will:

• Revise exemptions to building design standards so that only single-family detached homes are exempt from design standards.

• Add specific design standards for duplex and triplex developments. These will include covered entry, windows on the street side, garage design standards, and standards for corner buildings and through-lots.

• Add specific design standards for townhouse developments. These will include a maximum of 6 units per building, minimum 10-foot separation between buildings, required ground floor pedestrian entries, emphasized pedestrian entries, and address garage configurations (not facing a street, building articulation, and repetition with variety).

• Replace current Mass Reduction features with a new “toolbox” approach for articulation features for both residential and non-residential buildings. The toolbox approach will better address perceived bulk and provide more flexibility in achieving this goal. Allowed features will include windows, awnings, roofline changes, building material changes, building modulation and lighting/landscape features.

• Add upper floor stepback requirements along Designated Pedestrian Streets. These are 8’ setbacks on the 4th floor in RCX, on the 5th floor in other zones where right-of-way (ROW) width is less than 100’, and on the 6th floor where ROW is wider than 100 feet.

• Add a maximum façade width standard for upper stories of larger/wider buildings. Upper story façades of multi-story buildings that are greater than 120 feet in width will be required to incorporate a significant modulation of the exterior wall through all floors except the ground floor.

• Add new requirements for building details, window/trim detailing, and street corner design to add visual interest, depth and integrity to buildings.

• Remove the existing exemption from transparency for residential buildings, and add a requirement of 15% transparency for upper levels.

• Clarify existing standards to ensure appropriate results. • Increase required pedestrian weather protection from 25% to 50% for buildings not located on

Pedestrian Streets.



• Add a height limitation for fences in front yards and require terracing for tall retaining walls, to enhance the pedestrian environment along streets and enhance safety.

• Provide a tiered system for how building design standards apply to additions and remodels to existing, non-conforming structures.

The tiered approach will replace the current threshold for applicability of design standards to additions in the X districts. The current provision exempts additions of less than 5,000 square feet, provided they don’t exceed 75 percent of existing floor area. The proposed change would create three thresholds:

• Level I Remodels include all remodels within a three year period with a cumulative value of 60% of the existing building value or less, as determined by the Building Code. The requirement for such remodels 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 Remodels will include all remodels within a three year period whose cumulative value ranges from 60% to 200% of the value of the existing structure, as determined by the Building Code. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II Remodels.

• Level III Remodels will include all remodels within a three year period whose cumulative value exceeds 200% of the value of the existing structure, as determined by the Building Code. Such remodels shall conform to ALL standards.

The design standards will not apply to remodels that do not change the exterior appearance of the building. However, if a project involves both exterior and interior improvements, then the project valuation shall include both exterior and interior improvements. See Appendix C-proposed Land Use Regulatory Code changes for greater detail. vi. Residential Compatibility Standards Residential compatibility standards for buffers and scale transitions will be strengthened. Standards will be refined where X zones are adjacent to or abutting single-family zones. Refinements to the existing requirements will ensure compatibility while balancing the need to encourage investment within the MUCs. The proposed changes will apply when MUC boundary is adjacent to single-family zoning, but not where the adjacent use within the single-family zone is a park, permanent open space or undevelopable steep slope, public or quasi-public facility, or freeway. The proposed standards require:

• Upper story stepbacks above a height of 25’ where the MUC parcel abuts an alley or rear or side property line, and above a height of 35’ where the parcel abuts a street.

• Stepbacks must be equal to 10’ back for each 10’ in height, up to the maximum height allowed by the zone.

See Appendix C - proposed Land Use Regulatory Code changes for greater detail. vii. Parking Standards Proposed changes to parking standards in the MUCs will:

• Eliminate off-street parking requirements for new development within 200 feet of the Core Pedestrian Streets (height bonus area).

• Provide a parking credit program to allow a reduction to off-street parking requirements within other portions of the MUCs. Reductions will be allowed for: o Sites located within 500 feet of a transit stop. o Developments that create and implement a site-specific Trip Reduction plan and program.



o Developments that provide a dedicated parking stall(s) for a locally operating car sharing program.

o Residential/commercial mixed-use projects. o Provision of additional on-street public parking. o Provision of bicycle parking beyond the standard requirement. o Provision of motorcycle/scooter parking

• Revise location standards for large developments to encourage broken-up parking areas and interconnected pedestrian activity.

• Require alley access where available (prohibit street driveways when an alley is available). • For sites abutting multiple streets, require access from the lowest designated street. • Revise parking garage standards along street frontages. • Add new multi-family parking design standards.

See Appendix C - proposed Land Use Regulatory Code changes for greater detail. viii. Pedestrian and Bicycle Support Standards Proposed changes will revise walkway standards to ensure provision of internal walkway circulation within large developments. Proposed changes will also add internal pedestrian paths and circulation requirements for large sites with multiple buildings to improve internal pedestrian-orientation and connectivity. This will include requiring treatments such as street trees, pedestrian-scaled lighting, and planting strips along the internal walkway. See Appendix C - proposed Land Use Regulatory Code changes for further detail. ix. Landscaping and Buffering Standards Proposed changes will revise the format of the landscaping section of the code, as it applies to X zones, to include a list of “landscaping/buffer types,” each with its own specific standards. The various types would be utilized depending on the buffer scenario. For example, where the back of a commercial building in a MUC abuts the side property line of a home in a single-family zoning district, the largest buffer type would be required, which could include a toolbox of options to meet the intent of providing a substantial visual and noise screen. Buffer amenities that would be included in the various types could include trees, shrubs, groundcover, berms, fences, green walls, etc. The proposed changes applying within X zones will also:

• Increase landscaping quantity requirements to better ensure the human-oriented design of the MUCs and support the City’s overall sustainability and environmental goals.

• Provide additional guidance on appropriate trees and plants. • Modify the existing landscaping exemptions. This will eliminate the exemption for duplex and

triplex uses; revise landscape exemption for small parking lots behind buildings to a threshold of 15 stalls or less (currently 20); and remove the exemption for additions that more than double the square footage of the applicable use or where the addition/remodel is valued at two times the value of the existing structure.

x. Hospital Medical (HM) Zone The proposed changes include creating a new Hospital Medical Mixed Use district (HMX), which is designed to apply to those areas within the centers that were previously zoned HM. Building height limit remains 150 feet. HMX is not eligible for a height bonus. There will be no minimum residential density requirement for the HMX zone.



Changes to HM with the application of mixed use zone design and development standards that are described above in this staff report include the following:

• New golf courses and single-family homes will be prohibited in HMX. However, other permitted use standards for HMX will be the same as for HM, and the existing 7,000 square foot limit on eating/drinking establishments, retail and personal service uses within this zone will remain.

• Additional building envelope standards • Building design standards • Residential compatibility standards • Revised parking standards (parking credits will apply) • Revised pedestrian and bicycle support standards • Revised landscaping and buffering standards

Changes to HM with the application of mixed use zone design and development standards that are not described above include the following:

• Minimum setbacks where HMX abuts an R district will not apply; residential transition standards will apply instead.

• Maximum setback standards for non-residential buildings will be consistent with those of the UCX and CIX zones; therefore, maximum setbacks will increase from what is currently allowed. This means 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.

See Appendix C - proposed Land Use Regulatory Code changes for further detail. II. Additional Information: Additional information regarding conditions in the existing MUCs and the recommendations that the proposed amendments would implement is provided in the following five documents:

• Tacoma Mixed Use Centers Existing Conditions Analysis (Planning Commission Review Draft, May 30, 2007, prepared by AHBL)

• Mixed Use Centers Analysis Draft Recommendations (Planning Commission Review Draft, June 6, 2007, prepared by AHBL, Property Counselors, and Heffron Transportation)

• City of Tacoma and Pierce Transit Mixed Use Center Opportunity Analysis (February 20, 2007, prepared by Property Counselors);

• City of Tacoma Mixed Use Centers Plan Generalized Parking Strategy Memo (April 25, 2007, prepared by Heffron Transportation)

• Economic Evaluation of the Property Tax Exemption Program for Multifamily Development (September 2007 prepared by Property Counselors)

Information on the proposed code revisions, design standards and rezones was presented at numerous meetings with community stakeholders in 2008 in addition to the approximately 30 meetings held in 2007. These include the following: Planning Commission

• Planning Commission meetings on September 19, 2007, October 17, 2007, November 11, 2007, December 5, 2007, March 5, 2008, April 2, 2008, April 16, 2008, May 7, 2008, May 21, 2008, June 4, 2008 and June 18, 2008.

City Council

• Neighborhoods and Housing Committee, June 16 • City Council Study Session, June 17



Neighborhood Councils and Neighborhood Groups

• New Tacoma Neighborhood Council/Land Use Committee, April 16 • West End Neighborhood Council, April 16 • ENACT, April 21 • Central Neighborhood Council, May 1 • 8th and I Neighbors Representatives, May 2 • North End Neighborhood Council, May 5 • New Tacoma Neighborhood Council, May 14 • Hilltop Action Coalition Block Leaders, May 19

Business District Associations

• Upper Tacoma Business Association, April 17 • Cross District Forum, May 6 • Stadium Business District Association, May 13

Other Stakeholder Groups

• City-wide Community Meeting, April 30 • MLK Stakeholders Focus Group, April 23 • Urban Housing Developers Focus Group, April 28

As previously noted, community meetings also were held as a part of the design review project and the community input from those meetings also was used to develop the proposed amendments particularly in relation to the text amendments for building, design and landscaping standards. A variety of comments were raised at these meetings; however, comments generally related to the following issues: Height Bonus • Mixed comments on whether height bonus items should provide mitigation for increased

height/density or should achieve broader community values • Sustainability items should be required of all development and should not be a bonus item • Effect of increased height on views, shade and shadow Edge Transition • 10 ft. stepback may not be enough to mitigate increased height impacts

Parking • Mixed comments-rescind, not reduce parking requirements; retain or increase requirements • Parking overflow affects neighborhoods • Increased density and business development make on-street parking a premium and will impact

existing businesses Other • Design of new construction should complement existing historic buildings and character • Need more greenery and public spaces in centers • Infrastructure improvements to support the increased density and intensity of development need to be

better coordinated and timed with development • Additional design/development standards are needed for new development



III. Applicable Provisions of the Growth Management Act: The following GMA goals are addressed by the proposed amendments: urban growth, reduce sprawl, housing, transportation, and economic development. The proposed amendments would further GMA goals, specifically by:

• Focusing development within compact centers where infrastructure already exists and there are a range of amenities and services for residents,

• Reducing urban sprawl by providing more housing and employment opportunities within already urbanized areas,

• Providing a diversity of housing, • Coordinating land use intensities with transportation, and • Promoting economic development through better functioning policy, regulation and incentive

programs. IV. Applicable Provisions of the Comprehensive Plan: Policies and statements from relevant Comprehensive Plan Elements are discussed below. This discussion focuses on how the proposed revisions to the Municipal Code and zoning are consistent with Comprehensive Plan goals and policies. a. Growth Strategy and Development Concept Element Section VI– Mixed-use Centers. Mixed-use centers are compact, defined areas of medium to high intensity development. Generally, mixed-use centers are located within a larger concentration. They are distinguishable from the concentration, however, by their focus on mixed-use development, pedestrian-orientation and support of public transit. Mixed-use centers have been designated with the following objectives in mind: • Strengthen and direct growth with a concentrated mix of diverse uses (work, housing, and amenities) and development toward centers; • Create a range of safe, convenient, and affordable housing opportunities and choices; • Create walkable and transit-supportive neighborhoods; • Build on and enhance existing assets and neighborhood character and identity; • Foster efficient provision of services and utility • Reduce dependence on cars and enhance transportation connectivity • Support neighborhood business development. • Encourage sustainable development, including green building techniques, green/plant coverage, and low impact development. (See Comprehensive Plan pages GD-11 through GD-12 for more explanation of the centers) Discussion: The proposed amendments would refine the existing MUC development regulations to more effectively achieve the goals for the MUCs, consistent with this section. b. Generalized Land Use Element Section I – General Growth and Development Growth and Development Policies



LU-GGD-8 Infill Development - Encourage the development of vacant land within built-up urban areas in order to limit sprawl and decrease travel needs. Discussion: The proposed amendments are intended to more successfully direct growth to the centers, encouraging a greater degree of infill development than is currently occurring. The amendments address height and density standards, as well as incentives and bonuses, that will make development on vacant land within the MUCs more attractive to developers. The amendments also rezone areas within the MUCs to X zones, thereby encouraging infill development consistent with this policy. Additionally, the amendments address the transit-orientation of development, encouraging more compact, transit-oriented development through development standards. LU-GGD-12 Transfer of Development Rights - Work proactively with neighboring jurisdictions, state agencies and other stakeholders to develop a feasible Transfer of Development Rights program to help achieve growth management, environmental, economic development, housing and land use goals. Transfer of Development Rights is a land use tool that uses a voluntary, market-based approach to move development rights away from areas where growth is deemed less appropriate, such as farms, forests, natural lands and historic sites, into areas where growth is desired and where adequate infrastructure, roads, schools and services are available. Discussion: The proposed amendments include a height bonus program for core areas of the MUCs. One way to achieve the bonus could be through the Transfer of Development Rights (TDR) if the City develops a TDR program in the future. LU-GUGT-1 Encourage Development - Provide incentives to encourage development and redevelopment of lands consistent with the time frames of designated growth tiers. Discussion: Mixed-use centers are included in Tier 1 in the Comprehensive Plan growth strategy, and are therefore considered “primary growth areas.” Proposed amendments will refine the regulations applying to MUCs, including height bonuses and other incentives, which are intended to encourage more development to occur within primary growth areas, consistent with this policy. Section II – Mixed Use Centers Mixed-use Centers Goal: To achieve concentrated centers of development with appropriate multimodal transportation facilities, services and linkages that promote a balanced pattern of growth and development, reduce sprawl, foster economies in the provision of public utilities and services, and yield energy savings. Discussion: The proposed amendments are intended to more successfully focus growth within the MUCs by refining height and density standards and providing incentives for new development and redevelopment in these areas. More effectively focusing growth in the MUCs will provide better support for this goal. Mixed Use Policies LU-MU-2 Variety of Development - Encourage as broad and as balanced a range of development as possible including shopping, housing, offices, restaurants, hotels, recreational facilities, entertainment, public facilities and others, to meet the needs of all segments of the community, especially youth, seniors, the disabled, and families. Discussion: The proposed amendments are refinements to the MUC strategy. They will maintain the use types within the centers as described in this policy and as appropriate for the center type (Neighborhood,



Community, or Urban) and, by rezoning the newly designated MUCs, adjusting the zoning in some existing MUC areas, and also defining additional areas for a broader range of uses. Proposed changes will further the intent of this policy. LU-MU-3 Mixed-use Development - Encourage integration of different land uses within the same building or site in order to maximize efficient land use, foster a variety of developments and support multimodal mobility. Discussion: The proposed amendments are refinements to the MUC strategy. They will continue to encourage a mix of uses in the same building or site in appropriate areas of the MUCs, and will provide better definition as to where mixed-use buildings are appropriate (in smaller MUCs, development with a commercial component would be directed toward the designated pedestrian streets of the MUCs). Proposed changes will continue to further the intent of this policy. LU-MU-4 Development Bonuses and Incentives - Provide a range of development incentives and bonuses in order to encourage specific types of development as well as public benefits. Incentives may include reduced parking requirements, fee waivers, height increases, density bonuses, property tax exemptions, capital improvements and other techniques. Discussion: The proposed amendments will increase the range of development incentives and bonuses provided to encourage specific development types and other benefits. LU-MU-5 Transfer of Development Rights - Mixed use centers are appropriate “receiving “ areas for the transfer of development rights from other locations in the City, county and region. Discussion: The proposed amendments include a height bonus program for core areas of the MUCs. One way to achieve the bonus would be through Transfer of Development Rights if the City were to develop a TDR program in the future. Compact Development Policies LU-MUCD-1 Boundaries - Maintain well-defined edges of centers to protect adjoining areas from the potential impacts of the center. Buffer the intensity and density of development at the edge of center boundaries to transition to adjacent less intense neighborhoods. Methods could include upper story setbacks, reduced height and site design that include public spaces and landscaping. Discussion: Proposed amendments will include landscaping, height transitions, building form, location of and screening parking, and other techniques to buffer the intensity and density of development at center edges and transition to adjacent less intense neighborhoods. LU-MUCD-3 Density – Develop methods to increase residential density within centers. Methods should include appropriate combinations of incentives, regulation, and infrastructure improvements that are tailored to different center conditions. Discussion: The proposed amendments are refinements to the MUC strategy, zoning classifications, and regulations regarding building height and massing, and development incentives and bonuses, in order to direct growth more effectively toward the centers. Increases in residential density in these areas, and bonuses and incentives to achieve more growth in centers, are part of the proposed amendments. The amendments also increase minimum residential density within the centers, consistent with this policy. LU-MUCD-4 Priority Development Areas – Recognize that mixed-use centers are priority areas for growth; direct development activities and public investments to effectuate their achievement.



Discussion: The proposed amendments are refinements to the MUC strategy, with the goal of more effectively directing growth and development activities toward the centers. LU-MUCD-6 Compactness – Centers must remain compact enough to increase densities, facilitate economical and efficient provision of utilities, public facilities and services, and support more walking, bicycling, and transit use. Discussion: With the exception of Downtown, which is not addressed by the proposed amendments, the centers are currently not experiencing a level of development or density that facilitates substantial increases in the efficient provision of services or support of alternative transportation modes. The proposed changes to the zoning map and code are intended to bring about denser development in the centers and support walking, bicycling, and transit use, consistent with this policy. Development within the proposed MUC boundary will facilitate meeting the intent of this policy. LU-MUCD-7 Circulation - Provide convenient and attractive pedestrian and bicycle linkages among all developments and uses within the center and to surrounding neighborhoods. Discussion: The proposed amendments are refinements to the MUC strategy and will enhance support for bicyclists and pedestrians by encouraging more facilities for them, consistent with this policy. Some facilities may be provided in exchange for height bonuses or a reduced parking requirement. Revised standards will ensure provision of pedestrian-friendly internal walkway circulation within large developments, with treatments such as lighting, trees, and planting strips. LU-MUCD-8 Capital Facilities - Give priority to capital facility improvements which will support, enhance, and complement development of mixed-use centers. Discussion: The proposed amendments are refinements to the MUC strategy and capital facility improvements in MUCs will serve a greater population as more growth and private investment occurs in MUCs. LU-MUCD-9 Development Incentives - Align existing and new incentives with the centers strategy and tailor incentives to specific areas based on market conditions and the development vision for each center. Discussion: The code revisions align incentives with the centers strategy and tailor them to specific areas most likely to develop or redevelop. LU-MUCD-10 Development Bonuses - Apply development bonuses to centers with established markets where adding public benefits such as providing public space, streetscape amenities, and high quality design is feasible in exchange for increased height and/or density. Discussion: The code revisions allow for height bonuses in centers in exchange for adding features such as public space, streetscape amenities, and other desirable features. LU-MUCD-11 Transit Oriented Development - Partner with Pierce Transit in providing development incentives and programs to improve transit-orientation and walking conditions in all centers. Discussion: The code revisions will result in greater density in the MUC cores, thereby supporting transit use with more population. Design standards will improve pedestrian and transit orientation. Height bonuses will focus growth in the core areas in exchange for features that improve transit-orientation and walking conditions in centers. Proposed changes will continue to further the intent of this policy.



LU-MUCD-12 Mixed Income - Apply incentives and regulations to encourage residential development for mixed income levels in all centers. Discussion: The code revisions provide height bonuses to encourage residential development for mixed income levels in all centers. Additional height in the core area can be achieved by providing mixed income housing. LU-MUCD-13 Restrict Auto-oriented Uses - Restrict uses that encourage queuing of automobiles and negatively impact walkability and pedestrian orientation. Discussion: The code revisions discourage uses that encourage queuing of automobiles and negatively impact walkability and pedestrian orientation along pedestrian streets, and provide requirements for drive-throughs and gas stations to reduce negative impacts on walkability. LU-MUCD-14 Partner to Reduce Automobile Use - Partner with employers within mixed-use centers and Pierce Transit to reduce dependence on automobile use and increase the use of transit, ridesharing, and non-motorized transportation modes through aggressive implementation of Commute Trip Reduction programs and other efforts. Discussion: The proposed amendments provide a credit to reduce required parking for developments that create and implement a site-specific Trip Reduction plan and program, consistent with this policy. Parking Policies LU-MUP-1 Parking - Minimize the amount of land dedicated to parking and encourage alternative transportation by reduced off-street parking requirements, use of compact stalls, joint and cooperative parking between uses, transportation demand management, multilevel parking structures, and other methods. Discussion: The proposed code revisions include the removal of parking requirements in the core area, a parking credit program for the remainder of the centers, height bonuses for structured parking, and design standards to encourage alternative transportation consistent with this policy. Additionally, the proposed amendments address redevelopment and transformation of urban form in the centers to a mixed-use environment. This includes measures to encourage the conversion of existing strip malls to a more pedestrian-friendly, transit-oriented environment over time, ultimately with parking located within structures and measures in place to reduce single-occupant vehicle use. LU-MUP-2 Minimize Parking Impacts - Discourage surface parking lots and locate parking areas to the rear or side of buildings or within structures. Discussion: The proposed code revisions encourage parking for large developments to be broken up into smaller areas and to be accessed from alleys and non-pedestrian designated streets, consistent with this policy. LU-MUP-3 Neighborhood Center Parking Management - Develop center-specific parking management plans that address pricing, enforcement, parking duration and turnover, strategies for preventing spillover into surrounding residential areas(such as Residential Parking Zones), revenue and cost sharing options, and that identify SEPA mitigation opportunities. Discussion: The proposed amendments provide parking credits to reduce required parking in exchange for features that address parking demand, such as commute trip reduction plans, bicycle and



motorcycle/scooter parking, and dedicating parking to car-sharing. These features will help to manage parking demand within the MUCs. LU-MUP-4 Community Center and Regional Growth Center Parking - Encourage commercial development along major street frontages with parking behind or within structures and encourage pedestrian connections through parking lots, Discussion: The code revisions encourage parking for large developments to be broken up into smaller areas and to be accessed from alleys and non-pedestrian designated streets. Revisions also include requirements for pedestrian connections within parking lots. Proposed changes will further the intent of this policy. LU-MUP-5 Transportation Demand Management Organizations - Encourage businesses within mixed-use centers to from and/or participate in center-wide Transportation Demand Management Organizations which would oversee strategies to encourage the use of non-automobile travel modes thorough education, parking management and other programs. Discussion: The proposed amendments provide parking credits for strategies which encourage the use of non-automobile travel modes and commute trip reduction. LU-MUP-6 Bicycle Parking - Require new development to provide bicycle parking including racks for patrons or visitors and secured bicycle parking for employees and/or residents. Discussion: Code revisions include a parking credit program where developers can reduce the amount of parking required by providing additional bicycle parking on the site (beyond the standard requirements). LU-MUP-8 Car Share Parking - Encourage provision of parking spaces to be used for car share programs. Car share programs provide a variety of vehicles based at convenient locations for use for errands or short trips, at a lower cost than owning or renting a car. The availability of car share programs encourages people to live in centers without owning a vehicle, thus reducing the overall demand for parking. Car share programs can also be used by employees who commute by transit and need to run errands during the workday. Discussion: Code revisions include a parking credit program in which developers can reduce the amount of parking required by dedicating parking stalls for use by a locally- operated car sharing program. LU-MUP-9 Flexible Off-Street Parking Requirements For New Development - Allow for more flexibility in the amount of off-street parking provided by new development by eventually eliminating off-street parking requirements within centers by establishing two strategies to ensure adequate parking is supplied: 1. a center-wide parking management plan which includes provisions for residential parking zones; and 2. SEPA review of parking for new developments. Discussion: The proposed amendments include a parking credit program which allows for more flexibility in the amount of off-street parking provided by new development. Additionally, parking requirements are proposed to be eliminated in the MUC core height bonus areas. Design Policies LU-MUD-1 Compatibility - Ensure that new development within centers is compatible with existing development adjacent to the center in terms of use, massing and scale.



Discussion: The proposed code revisions address compatibility of development within and at the periphery of MUCs adjacent to single-family zoned areas through the proposed residential compatibility height transition, and through setbacks, building massing and scale, visual treatment of building facades, landscaping, and location and screening of parking and driveways, consistent with this policy. LU-MUD-2 Housing - Recognize the necessity of and provide for such qualities in housing as affordability and innovativeness of building types to use land more efficiently while also providing for greater densities. Discussion: The proposed amendments will encourage a greater variety of housing opportunities within the MUCs, by creating height bonuses and incentives for multifamily development in the centers. The proposed amendments also address design features of housing, encouraging innovative housing types that incorporate medium and high densities but with an appearance of lower density housing forms. The amendments are consistent with this policy. LU-MUD-3 Public Spaces - Provide a diverse array of usable public spaces including small parks, plazas, playgrounds, visible landscaping, and other types of open areas within centers to balance higher density development, enhance the quality of the living environment, and provide social and recreational opportunities for residents, employees and visitors. Discussion: The proposed code revisions provide incentives for providing public space amenities including public plazas, outdoor seating, pedestrian lighting and weather protection, and public art to further the intent of this policy. LU-MUD-4 Continuity - Strengthen the continuity of development and streetscape by using architectural features, street furniture, and other elements that unify and connect individual areas. Discussion: The proposed code revisions provide incentives for pedestrian-supportive infrastructure and design standards that address the look of residential development within the MUCs. These elements will contribute to the continuity of development and the streetscape, consistent with this policy. LU-MUD-6 Pedestrian and Bicycle Design - Provide for designated pedestrian/bicycle pathways, landscaping, weather protection, public art, bicycle racks, street furniture, pedestrian scale street lighting, and other amenities to encourage walking, biking and transit use. Discussion: The proposed code revisions provide incentives such as increased height and reduced parking in exchange for pedestrian and bicycle amenities. The amendments also include design standards for pathways and landscaping which enhance support for pedestrians, consistent with this policy. LU-MUD-7 Incentives for Public Spaces - Encourage new development to provide public spaces within mixed-use centers through tax and code incentives, such as increased density and height, for projects that provide public features such as plazas, courtyards, art, water features, seating areas and/or significant landscaping. Discussion: The proposed code revisions provide height bonuses for provision of public spaces and pedestrian amenities such as outdoor seating areas, pedestrian lighting, public meeting rooms, and mature vegetation, consistent with this policy. LU – MUD-8 Flexible Landscape Standards - Provide flexible landscaping standards for new development that includes low impact development options such as green walls, green roofs, rain gardens, permeable paving and planted layers of vegetation and trees that are visible to the public.



Discussion: The proposed code revisions include height bonuses for low impact development techniques, green roofs, low impact development stormwater management, and use of mature vegetation, consistent with this policy. Proposed new landscape standards also allow for flexibility. LU-MUD-9 Green Infrastructure and Streetscape Improvements - Improve livability, particularly in and adjacent to mixed-use centers, through targeted streetscape improvements that include integrated landscaping, pedestrian facilities and stormwater management with enhanced aesthetics. Discussion: The proposed code revisions include height bonuses for streetscape improvements that include pedestrian amenities and low impact development stormwater management techniques, consistent with this policy. Proposed revisions to design and landscaping standards will also enhance visual/aesthetics conditions in the MUCs. LU-MUD-10 Partner to Provide Open Space - Partner with Metro Parks and private parties to provide open space and recreation opportunities in mixed-use centers. Discussion: The proposed amendments include a height bonus program which encourages new development to provide public plazas as one option to achieve additional height. LU-MUD-11 Site and Building Design Requirements - Mitigate increased building heights and activity levels in the mixed-use centers, particularly near residential areas, with site and building design requirements that address such things as setbacks, building orientation, vertical modulation, horizontal modulation, principles of sustainability, and landscaping. Discussion: Proposed code revisions mitigate increased building heights near single-family residential areas with site and building design requirements that require upper story stepbacks and landscape buffers. Design standards also call for modulation that reduces the appearance of bulk and enhances visual compatibility. LU-MUD-12 Innovative Development - Encourage innovative public amenities in new mixed-use center development, such as through-block pedestrian crossings and connections, enhanced public transit connections, integrated green space, and versatile public spaces. Discussion: The proposed amendments require internal pedestrian paths and circulation for large sites with multiple buildings to improve internal pedestrian orientation and connectivity. Revisions also include a height bonus program which encourages new development to provide public amenities including public plazas. LU-MUD-13 Core Area Emphasis - Define and establish a core area within mixed-use centers where increased residential densities, building heights and commercial uses are focused along major arterials through the use of incentives and development standards. Discussion: Proposed code revisions define and establish core areas within mixed-use centers where increased residential densities, building heights and commercial uses are focused through the use of incentives and development standards along core pedestrian streets. LU-MUD-14 Residential Buffer Areas - Where existing development patterns allow, mixed-use centers should include areas outside of the core where commercial uses are restricted and low rise multifamily development that is more compatible with the scale, massing and form of adjacent single family development is emphasized.



Discussion: Proposed amendments include a new URX zone that restricts commercial uses. This zone is generally applied adjacent to single family zoned areas where compatibility is likely to be an issue. Development standards for URX call for lower intensity buildings than other X zones. LU-MUD-15 Pedestrian Streets in Core Area - Identify arterials within the core area of mixed- use centers as key pedestrian streets and priorities for City streetscape improvements. Discussion: The proposed code revisions designate street segments within the core area of mixed-use centers as core pedestrian streets which are prioritized for streetscape improvements. LU-MUD-16 Design Guidelines - Establish design guidelines and a design review process for new development and redevelopment in the centers, to address design issues at a finer-grained, more site specific level than development standards. Issues that should be addressed by design guidelines include: site design and circulation including walkways, entrances, and site lines; façade modulation; upper story setbacks; location of delivery areas, trash receptacles, etc.; buffers and residential compatibility; and other architectural elements. Discussion: The proposed code revisions establish specific design standards for duplex, triplex, and townhouse developments, and strengthen standards for other development within the MUCs. The proposed amendments also include design standards for building modulation and articulation, window/trim detailing, and other features. They add upper floor stepback requirements along pedestrian streets, a maximum façade width standard for upper stories of larger/wider buildings, and provide a new toolbox approach for articulation features. Code revisions also modify buffers and residential compatibility standards to further the intent of this policy. Urban Center Policies LU-MUUC-2 Residential Uses - Encourage mid to high-rise housing that supports compactness and enhances the livability of urban centers. Discussion: This policy pertains to the Urban Center (Tacoma Mall MUC). Proposed code revisions are refinements to the MUC strategy, and will increase allowed densities and create minimum density requirements in the Tacoma Mall MUC to encourage more compact development that is consistent with this policy. LU-MUUC-3 Housing and Employment Densities - Establish target housing and employment densities for urban centers that are consistent with current Regional Growth Center designation criteria established by the Puget Sound Regional Council and Pierce County Countywide Planning Policies. Discussion: The proposed amendments establish minimum residential densities, which support the intent of this policy. LU-MUUC-4 Minimum Residential Densities - Establish minimum residential densities of at least 20 units per net acre within urban centers. Discussion: Code revisions increase minimum residential density requirements to between 30 and 40 units per net acre within urban centers consistent with this policy. LU-MUUC-6 Activity Levels - Promote activity levels in urban centers that are sufficient to support high capacity transit service, with a target of 45 activity units, defined as a job or resident, per gross acre.



Discussion: Proposed code revisions establish minimum residential densities, and provide height bonuses, both of which promote activity levels in urban centers that will support high capacity transit service LU-MUUC-7 Compact Form - Establish and maintain a compact size and walkable urban form for urban centers. Discussion: Proposed code revisions focus development within compact areas and provide standards that encourage a walkable urban form consistent with this policy. LU-MUUC-8 Mix of Uses - Promote an enhanced mix of complementary land uses in urban centers that promotes pedestrian activity and provides housing, employment, services, and amenities to persons living and/or working in the center or nearby. Discussion: Proposed code revisions include height bonuses which promote a mix of complementary land uses in urban centers, increase pedestrian activity, encourage development of housing, and enhance pedestrian amenities, sustainability, and quality of life. LU-MUUC-11 Single Commercial Use Limit - Establish a maximum building size for commercial use buildings, and require commercial buildings above that size to have multiple stories and include residential uses at a minimum density that helps to meet Regional Growth Center criteria. Discussion: The proposed amendments include minimum density requirements as well as a height bonus program which encourages inclusion of residential uses Community Centers Policies LU-MUCC-2 Variety of Development – Build on existing assets and strongly direct housing and other types of non-commercial development into community centers in order to diversify and achieve a balance of uses with existing commercial and institutional development. Discussion: The proposed amendments are refinements to the MUC strategy, including revisions applying to community centers. The amendments are intended to more successfully direct growth, including residential growth, to the centers, by adjusting building height and density regulations and creating incentives and height bonuses for residential uses or mixed-use developments containing residential units. The amendments will be consistent with this policy. Section III – Residential Development General Policies LU-RDG-1 Protect Established Residential Areas – Protect, preserve and maintain established residential neighborhood areas located outside of designated mixed-use centers where a definite density, housing type and character prevail; nuisances and incompatible land uses should not be allowed to penetrate these areas. Discussion: The proposed amendments revise residential compatibility standards to create height transitions between mixed-use centers and single-family zoned neighborhoods, and to require upper story stepbacks. The new URX zone is also applied in MUCs next to certain single family zoned areas to reduce potential incompatibilities. LU-RDG-4 Housing Opportunities – Encourage the development of residential areas that offer a variety of housing opportunities for all segments of the population within all areas of the city.



Discussion: The proposed amendments will encourage a greater variety of housing opportunities in the City, in particular within the MUCs, by creating height bonuses and incentives for multifamily development in the centers. A height bonus incentive will be available in exchange for provision of affordable housing. LU-RDG-7 Encourage Maintenance and Revitalization of Neighborhoods - Encourage the preservation and/or maintenance of sound, viable neighborhoods and the revitalization of those that are declining. Discussion: The proposed amendments are intended to focus new growth into designated centers. Incentives to encourage new development will be offered in centers in exchange for providing bonus features such as pedestrian amenities, affordable housing, public plazas, public art, and other public amenities, consistent with this policy. The proposed amendments will also address building design, particularly strategies for achieving visually attractive development. One result will be continued and additional revitalization of certain areas where appropriate market conditions exist. New development will also add retail and employment opportunities in these centers. LU-RDG-20 Multiple Family Compatibility – Review of multifamily development that may impact single-family areas should ensure that compatibility with nearby single-family areas is achieved. Compatibility will be determined by considering the following: height, design of buildings, scale, bulk, landscaping, lighting, and any other characteristics found in adjacent single-family areas. Discussion: The proposed amendments address the compatibility of development at the edges of MUCs with adjacent single-family zoned areas. This includes techniques to buffer more intensive uses, and techniques to achieve visually compatible design of multifamily housing where it abuts single-family uses, consistent with this policy. Techniques relate to building form, landscaping, setbacks, and other techniques. LU-RDLISFD-3 Discourage Multifamily, Commercial and Industrial Uses - Protect identified single-family detached housing areas by restricting within their boundaries and buffer from the edges of these areas higher residential densities and commercial or industrial uses that can adversely affect the established or planned neighborhood environment. Discussion: The proposed amendments revise residential compatibility standards to buffer areas zoned for single-family uses from adjacent higher residential densities and commercial uses, consistent with this policy. Note however, that single-family uses within MUC boundaries are expected to convert to more intensive uses over time consistent with the MUC vision. Section IV – Commercial Development Location and Accessibility Policies LU-CDLA-1 Concentrated Commercial Development - Encourage commercial development, including business and professional offices, to locate in concentrations to maximize the use of land, promote the efficient use of public services and facilities and to minimize adverse influences on surrounding properties. Discussion: The proposed amendments aim to encourage a greater amount of compact development with a mix of uses to occur in the MUCs than is currently occurring. Focusing compact development with a mix of uses in the MUCs will increase the efficiencies of services. Additionally, the adverse influences of new development on surrounding properties will be decreased through design standards provided by the proposed amendments. Therefore, the proposed amendments are consistent with this policy.



LU-CDLA-9 Commercial Uses Within Residential High-Rise - Encourage commercial development that provides convenience goods to be situated within mid and high-rise residential structures in order to serve the needs of the persons within. Discussion: The proposed amendments provide incentives and changes to regulations to encourage mixed-use development in MUCs that will contain both residential and commercial uses, consistent with this policy. While the focus will be on mid-rise development along commercial corridors, high-rise development will be encouraged in appropriate areas such as in the Tacoma Mall MUC. Design Policies LU-CDD-2 Commercial Area Rehabilitation and Maintenance - Encourage rehabilitation and physical maintenance of established commercial areas. Discussion: The MUCs each include a commercial core lining the designated pedestrian street. Proposed changes to policies encourage development and redevelopment in these areas, including commercial uses and visually attractive buildings. The code revisions also provide incentives for such development in exchange for providing features, such as urban open space, public art, pedestrian infrastructure, etc., which will encourage quality commercial areas and help to revitalize existing commercial areas within the MUCs, consistent with this policy. LU-CDD-7 Compact Commercial Development - Encourage compact development in order to maximize the use of space and provide convenience for the pedestrian. Discussion: The MUCs are envisioned as pedestrian-supportive environments. Using development incentives to encourage compact development in exchange for such features as pedestrian infrastructure, the proposed amendments are intended to be more effective than the current MUC strategy in creating compact development that is convenient for pedestrians. Therefore, the proposed amendments are consistent with this policy. Medium Intensity Policies LU-CDMI-1 Concentrated Centers of Development - Encourage medium intensity commercial developments to locate in concentrations to maximize the use of land, promote the efficient use of public services and facilities and to minimize adverse influences on surrounding properties. Discussion: The proposed amendments aim to encourage a greater amount of compact development with a mix of uses to occur in the MUCs than is currently occurring. Focusing compact development with a mix of uses in the MUCs will increase the efficiencies of services. Additionally, the adverse influences of new development on surrounding properties will be decreased through development and design standards provided by the proposed amendments. Therefore, the proposed amendments are consistent with this policy. LU-CDMI-2 Locate Near Residential Areas - Medium intensity commercial development should be conveniently located near the residential areas that they serve. Discussion: The proposed amendments aim to more effectively direct growth, including commercial development, to the cores of the MUCs which are generally the areas adjoining the designated pedestrian streets. The Neighborhood and Community MUCs will provide medium intensity commercial development in close proximity to new and existing residential uses within the MUCs, and to adjacent single-family neighborhoods. With MUC development as envisioned in the proposed policy and



regulatory refinements, a larger number of residents will be able to access these commercial areas conveniently, including convenient pedestrian and transit access, consistent with this policy. LU-CDMI-3 Arterial Street Location - Medium intensity commercial developments should be situated on either principal or minor arterial streets or at the intersection of two arterial streets having adequate capacity. Discussion: All of the existing mixed-use centers which are designated for medium intensity or high intensity development have one or more principal or minor arterial streets within their boundaries. The Neighborhood and Community MUCs are envisioned as having a commercial core along an arterial street or at the intersection of two arterial streets. Commercial uses, and mixed uses with a commercial component, will be concentrated along these arterials, consistent with this policy, with multifamily residential uses occurring at the periphery of these MUCs and in areas farther from the arterial streets. LU-CDMI-4 Linear Commercial Expansion - Strictly limit the linear expansion of development. Discussion: The proposed amendments aim to focus new commercial growth within designated mixed-use centers and encourage more pedestrian-oriented development. With this focus, linear expansion of commercial development will be limited, consistent with this policy. LU-CDMI-13 Encourage Residential Development - Encourage residential development to locate within medium intensity commercial areas. Discussion: The proposed amendments include height bonuses which encourage mixed-use development with a residential component to locate within the commercial cores of the Neighborhood and Community centers, consistent with this policy. c. Housing Element Neighborhood Quality Policies H-NQ-2 Neighborhood Infill Housing – Encourage infill housing that is compatible with abutting housing styles and with the character of the existing residential neighborhood. Focus housing within areas identified for residential growth and promote privacy from nearby units and public areas. Discussion: The proposed amendments include design standards and height transitions to ensure compatibility with adjacent single-family zoned residential areas at the edges of MUCs, and provide incentives to encourage new development and redevelopment within the MUCs. H-NQ-2D Mixed-Use Centers - Ensure that adequate buffer and building design standards minimize the impacts of more intensive mixed-use center development on adjacent residential neighborhoods. Discussion: The proposed amendments include design standards and height transitions to ensure compatibility with adjacent single-family zoned residential areas at the edges of MUCs. The amendments also provide incentives to encourage new development and redevelopment within the MUC cores. This reduces the potential for impact on single-family neighborhoods. H-NQ-5 Neighborhood Design Concepts- Develop standards to buffer the edges of residential areas from impacts of nonresidential uses and mixed use center developments, such as noise and glare.



Discussion: The proposed amendments will address the scale, mass and character of future development within the MUCs, and provide height transitions and design standards to ensure compatibility with adjacent single-family zoned residential areas at the edges of MUCs, consistent with this policy. Housing Preservation Policies H-HP-1 Existing Housing Stock - Promote the maintenance and improvement of the existing housing stock as the primary tool to meet the housing needs of the city. Continue to support the maintenance, repair and rehabilitation of existing housing stock using public and private funding sources. Discussion: The proposed amendments will provide incentives to encourage both new development and redevelopment within the MUCs. While this may result in improvements to the existing housing stock, in some areas existing housing may be demolished to make way for higher density housing and commercial uses. However, with incentives for development in the MUC core areas, there will be less likelihood of growth pressures in single-family areas outside of MUCs. Thus, the existing MUC regulations do not fully implement this policy, but the proposed amendments provide somewhat greater consistency with this policy. Additionally, no changes to existing programs that promote the maintenance and improvement of the housing stock are proposed. Housing Choice Policies H-HC-2 Jobs-Housing Balance - Promote construction of housing units in the downtown, Tacoma Mall and other centers to enable people to live near employment, shopping and other services. Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the MUCs and amend the minimum densities allowed within MUCs in order to encourage higher densities. This will result in an increase in the number of housing units in centers, near employment, shopping and services, consistent with this policy. H-HC-7 Land Use Incentives - Consider land use incentives (e.g. density or development bonuses, transfer of development rights, height increases, and tax incentives) to facilitate the development of housing in designated areas, particularly within mixed-use centers. Discussion: The proposed amendments will provide incentives which encourage new development and redevelopment within the core area of the MUCs including height bonuses, parking credits, and transfer of development rights, consistent with this policy. d. Utilities Element U-GD-1Capital Facilities - Give priority to capital facility improvements which will support, enhance, and complement development of mixed-use and manufacturing/industrial centers. Discussion: The proposed amendments will refine the existing MUC strategy to provide greater support for capital improvements in MUCs, particularly those improvements that can be implemented through partnership with Pierce Transit and others; the proposed changes are consistent with this policy. e. Transportation Element Section I – Goals and Policies Land Use and Transportation Policies



T-LUT-2 Land Use Patterns - Encourage land use patterns and developments, especially in mixed-use centers, that support non-single occupancy vehicle travel, increase community access, improve intermodal connectivity, and encourage short trips easily made by walking or bicycling. Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the MUCs, and provide for increased density in the centers. These changes will encourage compact land use patterns that support travel modes and patterns that meet the intent of this policy. T-LUT-3 Centers and Corridors - Give high priority to improvement of transportation facilities and services within designated centers and along identified corridors connecting the centers. Discussion: The proposed amendments will refine the existing MUC strategy to provide greater support for transit and pedestrian use and amenities in the MUCs. The proposed changes are consistent with this policy. Multimodal System Policies T-MS-4 Transit Planning - Support future transit planning among local and regional governmental agencies to improve the reliability, availability, and convenience of transit options. Discussion: The proposed amendments will refine the existing MUC strategy to provide greater support for transit through greater density and a more pedestrian and transit oriented environment, consistent with this policy. T-MS-8 Partner with Pierce Transit - Partner with Pierce Transit so that resources may be combined and an efficient multimodal transit system may be created. Discussion: The proposed amendments will refine the existing MUC strategy to provide greater support for transit through greater density and a more pedestrian and transit oriented environment, consistent with this policy. T-MS-9 Car-Sharing - Explore car-sharing programs and public-private partnerships with car-sharing businesses to reduce auto-ownership dependence. Discussion: The proposed amendments include parking credits for provision of parking stalls designated for use by a locally-operated car sharing program within MUCs, and are consistent with this policy. Nonmotorized Transportation Policies T-NT-7 Walkability - Provide height bonuses and other incentives to developments that promote walkability through pedestrian orientation, providing amenities such as weather protection and seating, and improve pedestrian connectivity. Discussion: The proposed amendments provide height bonuses to developments that promote walkability through pedestrian orientation, providing amenities such as weather protection and seating, and improve pedestrian connectivity, consistent with this policy. Section II – Implementation Level of Service Standard and Concurrency Management Designated Centers and Connecting Corridors



The primary mission of the transportation system will be to accommodate the mobility and accessibility needs of designated mixed use and manufacturing/industrial centers and connecting corridors. Designated mixed use centers are intended to be walkable places with a mix of housing, jobs, shopping and other activities close together, and served by excellent transit service. Whereas, manufacturing/industrial centers are areas primarily for intensive manufacturing, industrial and related uses. Connecting corridors are major transportation routes consisting of freeways, highways, principal arterial streets, and transit routes that provide access into and out of the city, act as travelways connecting centers, both local and regional, and/or support high levels of transit service. (Comprehensive Plan page T-12) Discussion: The proposed amendments aim to enhance walkability in the MUCs by increasing the compactness of development and providing incentives in exchange for provision of pedestrian-friendly features. The amendments also aim to provide transit-supportive densities in the MUCs, supporting future transit improvements. The proposed amendments are consistent with this policy. f. Recreation and Open Space Facilities Element ROS-G-8 Facilities in Mixed Use Centers - Develop recreational facilities for mixed-use centers in anticipation of the need for them as features to attract growth and promote healthy, active living. Discussion: While the proposed amendments do not specifically address recreational facilities and therefore do not specifically implement this policy, they do provide incentives for the provision of public open space such as public plazas and pedestrian pathways ROS-G-12 Location of Facilities- Concentrate facilities appropriate to mixed-use centers within or within a short walking distance of mixed-use centers. Discussion: See the discussion of consistency with policy ROS-G-8. ROS-G-13Development Incentives - Encourage new development to provide public space within mixed-use centers through tax and code incentives, such as increased density or height, for projects that provide public features such as plazas, courtyards, art, water features, seating areas and/or significant landscaping. Discussion: The proposed amendments encourage new development to provide public plazas, public art, outdoor seating, pedestrian lighting, and pedestrian weather protection through height bonuses, consistent with this policy. ROS-G-14 Landscaping and Green Space in Mixed-Use Centers - Provide green space in mixed-use centers through flexible landscaping standards for new development that include low impact development options such as green walls, green roofs, rain gardens, permeable paving and planted layers of vegetation and trees that are visible to the public. Discussion: The proposed amendments encourage new development to provide green space in mixed-use centers by increasing the minimum percentage of landscaping included on sites, increasing the width of planting areas, increasing the tree frequency required along walkways, increasing landscape buffers between MUCs and adjacent single family zones, and by providing height incentives for low-impact development, green roofs and use of mature vegetation. The proposed amendments also call for useable open space in townhouses and multifamily developments.



ROS-G-15 Green Infrastructure and Streetscape Improvements - Improve livability, particularly in and adjacent to mixed-use centers, through targeted streetscape improvements that include integrated landscaping, pedestrian facilities and stormwater management with enhanced aesthetics. Discussion: The proposed amendments improve livability, particularly in and adjacent to mixed-use centers, through increased landscape requirements for planting areas and tree frequency along walkways, and through height incentives that encourage pedestrian facilities, low-impact development, and public art. g. Culture and History Element Historic Preservation Policies CH-HP-16 Build on assets and history in Mixed-Use Centers - Build on the existing assets and history of the City’s designated mixed-use centers to guide and promote their future growth. Discussion: The proposed amendments include a height bonus incentive for retention, renovation and incorporation of an existing designated or listed historic structure in a new development. The incentive will help to implement this policy. The Arts Policies CH-PA-7 Encourage Public Art in Private Development – Provide incentives in the zoning code to include works of art in private development including density bonuses. Provide technical assistance services and guidance to developers in the selection and installation of the work. Discussion: The proposed amendments provide height bonuses for installation of public art, consistent with this policy. CH-PA-10 Public Art in Mixed-Use Centers - Encourage public art in mixed-use centers by granting development bonuses to developers for incorporating public art. Discussion: The proposed amendments provide height bonuses for installation of public art, consistent with this policy. Creative Economy Policies CH-CE-6 Cultural Districts - Identify opportunities for potential zones and cultural districts to develop creative clusters and encourage economic development in these neighborhoods and within mixed-use centers, such as 38th and G. Discussion: The proposed amendments designate pedestrian streets within new MUCs and refine existing pedestrian street designation within existing MUCs. Height bonus incentives will be provided in exchange for such features as usable retail or restaurant space, public art, distinctive sidewalk paving, public plazas, and retention, renovation and incorporation of an existing historic structure. The proposed changes to design and development standards, including these incentives, will encourage clustered development and redevelopment that is active and attractive to pedestrians. Therefore, the proposed amendments help support the intent of this policy. h. Neighborhood Element Central Neighborhood (Tacoma Central, 6th &Pine, and MLK)



Central Neighborhood Area Vision: …New commercial development should be directed to the existing mixed-use centers that enrich local business and protect residential areas from incompatible commercial development (p Neigh 9). Discussion: The proposed amendments provide development incentives with the aim of directing commercial growth to the MLK, 6th and Pine and Tacoma Central MUCs, consistent with this vision. Additionally, the proposed amendments will provide design standards which ensure compatibility with adjacent single-family zoned residential areas at the western edge of MLK and the northwest and northeast edges of Tacoma Central, and the north and south edges of 6th and Pine consistent with this vision. Bryant District Subarea Intent (MLK and 6th & Pine): … It is intended this district maintain its single-family intensity within its residential area to provide housing opportunities for those who want to live near the adjacent downtown employment area as well as its medium intensity along both 6th Avenue and Sprague Avenue to facilitate commercial activities. Discussion: The proposed amendments will further refine the existing MUC strategy to more effectively direct both commercial growth to the MLK and 6th & Pine MUCs, consistent with this intent. Directing growth to the MUCs will protect single-family areas located outside of the MUCs, also consistent with this intent. Stanley District Subarea Intent (MLK): …It is intended the area maintain the existing housing stock…and allow industrial uses only along Center Street. In addition, a master plan for the hospital and medical center should be developed or updated (Neigh 10). Discussion: The proposed amendments will provide incentives for directing growth toward the MLK MUC, thereby protecting existing single-family areas located outside of the MUC. McCarver District Subarea Intent (MLK): …It is intended the area provide new higher density residential development, especially east of South J Street. Also, the hospital and medical facilities should complement adjacent commercial and residential uses. In addition, a master plan for the hospital and medical center should be developed or updated. Discussion: The proposed amendments will provide incentives to encourage both new development and redevelopment within MLK, and increase minimum densities, thereby directing higher density residential development to the MLK MUC consistent with this intent. Allenmore District Subarea Intent (Tacoma Central): …It is intended the district maintain existing medium intensity uses…In addition, a master plan for the hospital and medical center should be developed or updated (Neigh 10). Discussion: The proposed amendments will revise zoning in the Tacoma Central MUC consistent with designation changes in 2007 that designated the entire MUC Medium Intensity. Franklin District Subarea Intent (Tacoma Central and 6th & Pine): … It is intended the area maintain and enhance its single-family neighborhoods while accommodating compatible low intensity uses along its major arterial streets (e.g. South 12th Street, Sprague Avenue, Union Avenue). Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the MUCs. Directing growth to the MUCs along with revised residential compatibility standards will protect single-family zoned portions of the subarea, consistent with the intent of this policy.



Commercial Land Use Policies Policy C-2.1 Union Avenue Area - Maintain the low intensity along Union Avenue from South 12th to South 15th Street to encourage a current development trend of medical and community commercial facilities while directing more intensive commercial development to the adjacent Allenmore [Tacoma Central] Mixed-Use Center Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the Tacoma Central MUC, which has South 15th Street as its northern boundary, consistent with this policy. Eastside Neighborhood (Lower Portland, 72nd & Pacific, 34th & Pacific and McKinley) Eastside Neighborhood Area Vision…Infill development and redevelopment will occur throughout the Eastside. Densification, however, will occur only in limited, designated areas. Amenities and improvements that enhance existing elements are desired such as beautification projects, improvements in street lighting and sidewalk and street conditions, and increased recreation… In addition, revitalization of the Lower Portland and McKinley business districts, and increased economic development activity throughout the Eastside are viewed as necessary and important priorities. (Neigh 17). Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the McKinley, Lower Portland, 72nd & Pacific, and the 34th & Pacific MUCs. The amendments will support revitalization of these areas, and allow densification only in these limited, designated areas, consistent with this vision. The amendments include designation of McKinley Avenue from Wright Avenue to East 36th Street, and Pacific Avenue within the 34th and Pacific, and 72nd and Pacific centers as core Pedestrian Streets eligible for height bonuses. New Tacoma Neighborhood (MLK and Stadium) New Tacoma Area Vision: The vision is to create a blueprint for public-private investments to address the needs and concerns of a community in transition, while keeping in mind how the area relates to other areas of the city (Neigh 15). Discussion: The proposed amendments will create incentives for new development and policy guidance for infrastructure improvements in the MLK and Stadium MUCs. Incentives by which a developer provides a public benefit to address the needs of the community are effectively public-private investments, and would be consistent with this vision. North End Neighborhood (Proctor, 6th & Pine, and Stadium) North End Neighborhood Area Vision: ...The residential vision is to preserve and enhance the existing single-family areas while supporting multifamily housing in the mixed-use centers and along the major transit corridors …Efforts should also be made to buffer existing residential areas from heavily trafficked east-west corridors such as North I /21st Street, 6th Avenue, North 26th Street and North 30th Street. The commercial vision is to enhance the existing Proctor and 6th Avenue neighborhood mixed-use centers … The recreation and open space vision is to maintain and/or enhance recreational facilities including existing playgrounds and new mini-parks…Additional goals include maintaining and/or developing trails systems for pedestrian circulation along the waterfront and slopes.



Discussion: The proposed amendments will refine the MUC strategy to more effectively direct growth toward the Proctor, and 6th & Pine MUCs, thereby preserving the existing single-family areas, supporting increased multifamily housing in the centers, and enhancing the Proctor and 6th & Pine MUCs, consistent with this vision. In addition, the proposed amendments will address design techniques to ensure compatibility with adjacent single-family residential areas at the edges of MUCs, consistent with this vision. Policy NE-1.1 Expand Housing Opportunities - Accommodate housing in or near the two mixed-use centers and along major arterial streets. Allow regulatory actions (e.g., Accessory Dwelling Units) to accommodate additional housing consistent with the existing residential character of the neighborhoods. Discussion: The proposed amendments will direct residential growth toward the MUCs, consistent with this policy. Policy NE-2.2 6th Avenue & Proctor Street Mixed-Use Center Development - Encourage new housing and commercial development within the Proctor Street and 6th Avenue mixed-use centers. Provide adequate parking to mitigate impacts on surrounding residential neighborhoods. Discussion: The proposed amendments will direct residential and commercial growth toward the MUCs, consistent with this policy. Proposed changes to parking, including parking credits for features that reduce parking demand, are intended to encourage new development while providing adequate parking. South End Neighborhood (38th & G, 72nd &Pacific and 34th & Pacific) South End Neighborhood Area Vision: …The “action strategy” is intended to facilitate the vision through public and private actions that address identified community needs and concerns. The strategy emphasizes (a) the need to improve the aging infrastructure and public safety improvements; (b) the need to improve neighborhood business districts and preserve historic buildings; and (c) the need to develop, expand or change public facilities and services to meet the area’s growing and changing population (Neigh 39). Discussion: The proposed amendments address incentives for development in exchange for certain features and also aim to direct commercial growth to commercial areas within the MUCs, consistent with this vision. These MUCs have some overlap with the designated neighborhood business districts. South Tacoma Neighborhood (Tacoma Mall and 56th & STW MUCs) South Tacoma Neighborhood Area Vision: …South Tacoma’s vision is to be an integrated and cohesive group of neighborhoods and business districts that provide a safe and livable environment. Its goal is to be an economically healthy and eminently livable area with a diversity of housing, employment, and commercial opportunities. It is expected that continued economic growth will further family-wage job opportunities, especially in existing industrial areas, neighborhood mixed-use centers, and the Tacoma Mall Center. Priority will be placed on commerce that is pedestrian-oriented and supports a feeling of community. Business districts and neighborhoods will be protected from “strip-malls” and commercial and industrial properties will be protected from residential encroachment such that it limits future commercial or industrial development. The reuse and redevelopment of both commercial and industrial properties should be emphasized in order to increase employment opportunities, protect residential properties, and remove blight…Future priorities for South Tacoma should include development and enhancement of public parks, open spaces,



bike and hiking trails; development of industrial areas; and redevelopment of existing retail-commercial centers. Discussion: The proposed amendments encourage development in the MUCs that furthers the vision of pedestrian-friendly areas, as opposed to strip mall development. MUC policies and regulations that direct growth toward the centers will help to revitalize the neighborhood’s business districts. The amendments will be consistent with the vision for this neighborhood. Policy ST-1.8 Residential Density - Limit infill density to maintain the character and quality of existing neighborhoods while encouraging higher housing density in existing multifamily areas and mixed-use centers, such as the Tacoma Mall, and Madison and Lincoln Heights neighborhoods. Discussion: The proposed amendments will provide incentives to encourage new multifamily development and redevelopment in the designated centers, thereby protecting the character of designated single-family areas, consistent with this policy. Policy ST-1.9 Oakland-Madrona Low Intensity Development and Access Prohibit commercial and industrial development in the designated Low Intensity area in the vicinity of South 29th and Adams Streets. The purpose of the prohibition is to allow the Low Intensity area to be redeveloped with a variety of lower density housing types and/or institutional uses that are compatible with the adjacent single-family detached housing areas. Any proposed housing and/or institutional developments locating in the Low Intensity area should generate a traffic level on non-arterial residential streets that is equal to or lower than the traffic level that would be normally expected if the site area were to be developed with single-family housing at the maximum density allowed within single-family detached housing areas. Discussion: The proposed amendments will provide incentives to encourage new multifamily development and redevelopment in MUCs, thereby protecting the character of designated single-family areas, consistent with this policy. ST-2.1 Lincoln Heights District Transition - Encourage the continued reuse of this area for commercial and higher density residential development to better utilize its potential. Support replacement of open space lost through area redevelopment. Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the Tacoma Mall and 56th & STW MUCs, and provide incentives to encourage new development and redevelopment in the centers, consistent with this policy. Amendments also provide requirements and incentives for development to include usable open space. ST-2.2 South Tacoma Mixed-Use Center - Encourage pedestrian-oriented retail in the South Tacoma Neighborhood Mixed-Use Center. The intent of the South Tacoma Neighborhood Mixed-Use Center primarily is to provide retail products and services that derive its primary customer base from pedestrian traffic. Discussion: The proposed amendments will encourage pedestrian-oriented retail development in this MUC as well as pedestrian infrastructure. The amendments will also encourage multifamily residential development in the MUCs, which would add to the customer base, providing further support for retail uses, generally consistent with this policy. ST-6.2 Business District Streetscape Improvements - Support financial and regulatory measures for development of streetscape improvements including trees, walkways, bikeways, parks, pedestrian crosswalks, lighting and other amenities to enhance access to and within commercial nodes such as the



Oakland-Madrona business district, South Tacoma business district, and the Tacoma Mall Mixed-Use Center. Discussion: The proposed amendments will require pedestrian-oriented improvements in the Tacoma Mall and 56th & STW MUCs, and provide incentives for a higher level of pedestrian amenities, including public plazas, pedestrian lighting, public art, and low-impact development. Amendments to landscaping requirements also enhance streetscapes by increasing tree frequency and the width of planting strips along walkways, consistent with this policy. West End Neighborhood (Westgate, James Center and Narrows) West End Neighborhood Area Intent: …The residential vision is to maintain a mix of single-family and multifamily housing that preserves and protects the unique features of the West End community. While protecting the existing homes, the vision should also accommodate infill housing on vacant lots, larger Accessory Dwelling Units ( i.e., “granny flats”) especially for homeowners with convertible daylight basements, and new housing in the mixed-use centers. Efforts should also be made to buffer existing areas from heavily trafficked commercial districts, transit corridors as well as State Route 16. The commercial/industrial vision is to enhance the three designated mixed-use centers – Westgate, James Center and Narrows, which was created in 2007 - while improving other commercial areas along 6th Avenue and Pearl Street. (Neigh 55). Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the MUCs, while providing incentives to encourage new development and redevelopment, thereby encouraging multifamily residential development within the Westgate, James Center, and Narrows MUCs, consistent with this policy. Policy WE-1.1Expand Housing Opportunities - Increase housing in or near the mixed-use centers and along major arterial streets. Support housing development through regulatory actions such as allowing accessory dwelling units in daylight basements of existing single-family homes and developing standards for the short-platting of larger parcels. Discussion: The proposed amendments will focus residential growth toward the MUCs, and will also provide incentives for affordable housing to expand the range of housing opportunities, consistent with this policy. Policy WE-2.3Westgate & TCC/James Center Mixed Use-Center Development - Support new commercial development and new housing within the Westgate and James Center mixed-use centers. Encourage residential development to buffer adjacent single-family neighborhoods, specifically near James Center. Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the Westgate and James Center MUCs while providing design standards to ensure compatibility with adjacent single-family residential areas, consistent with this policy. Policy WE-2.8 Narrows Mixed Use Center - Encourage new commercial development and multifamily housing; increased residential densities, commercial uses and mixed-use buildings should be encouraged within a core area centered on 6th Ave., while low rise multifamily housing that provides a compatible transition to adjacent single family neighborhoods should be encouraged at the edges of the center. Discussion: The proposed amendments will refine the existing MUC strategy to more effectively direct growth toward the Narrows MUC while providing design standards to ensure compatibility with adjacent



single-family zoned residential areas, consistent with this policy. Code revisions also include designation of 6th Avenue within the Narrows MUC as a core pedestrian street eligible for height bonuses. V. Applicable Provisions of the Land Use Regulatory Code: a. Consistency Analysis with Mixed Use Center Districts Purpose 13.06.300 Mixed Use Center Districts. A. District Purposes. The specific purposes of the Mixed-Use Center Districts regulations are to: 1. 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 2020, the County-Wide Planning Policies for Pierce County, and the City’s comprehensive plan. 2. 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 3. 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. 4. Help provide employment opportunities closer to home and reduce vehicular trips for residents of the City and surrounding communities by encouraging mixed-use development. 5. Create a variety of suitable environments for various types of commercial and industrial uses, and protect them from the adverse effects of inharmonious uses 6. 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. 7. 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. 8. Ensure the provision of adequate off-street parking and loading facilities in a manner which will not conflict with the previously described transit and pedestrian-oriented design. Examples include building location at the street, parking location to the rear, adequate screening, avoidance of pedestrian-vehicle conflicts, and conveniently located transit stops. Discussion: The land use regulatory code contains X zones that are applied within the MUCs, and contain standards for development and parking. The X zones include RCX, NCX, CCX, CIX, UCX. Additionally, new URX and NRX zones are proposed. Each of these supports a different level of intensity and mix of uses. The proposed amendments support district purposes stated above by incorporating height bonuses, residential compatibility standards, minimum density requirements, and other development standards. Further, revisions enhance MUC visual characteristics by incorporating standards for upper floor stepbacks, façade width, vertical articulation, building detailing, and weather protection, increased parking location and design standards, and other design standards. The purpose of these changes is to address the intensity and character of future development within the MUCs, and to create incentives in exchange for provision of features with public benefit. Proposed changes to the MUC Districts purpose statement would reinforce the goal of providing center standards that support transit use and transit-oriented development. They would also indicate that while parking for new development may be provided, it must be located and designed 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. Changes would also add a new purpose statement that indicates that the core areas of the districts are the foci for growth and activity. The proposed changes to the code are consistent with the intent of the X zones, as related to variety of development and housing options, strengthening the City’s economic base, providing employment opportunities and reducing the need for vehicle trips, supporting alternate modes of transit, ensuring adequate off-street parking, and accommodating commercial growth. The HM zone is located mostly within designated MUCs. The purpose of the HM zone focuses on hospitals and/or similar large scale medical facilities, but also allows for residential uses. The proposed HMX zone, which will include design standards applicable to the mixed use center zones, will be consistent with the intent statement for the mixed use center zones. b. Consistency Analysis by Zone The following summarizes the purpose of each of the existing X zones followed by a discussion of changes proposed for each X zone, and a consistency analysis. i. Existing purpose statement of NCX: 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. (TMC 13.06.300B) Discussion: Proposed changes to the NCX zone will maintain consistency with the purpose of the zone. The base height limit of 45 feet will remain the same except with height bonuses, development will be allowed to reach 65 feet in height in exchange for the inclusion of housing in commercial developments and other desirable features. Within the Stadium District the NCX base height will decrease from 75 feet to 65 feet, but with proposed bonuses, development will be allowed to reach 85 feet in height. In the MLK center the NCX base height will increase to 65 feet and within the height bonus area will allow up to 85 feet with the provision of bonus features in the project. Proposed minimum residential density standards would increase from 9 to 30 dwelling units per acre (40 on pedestrian streets), facilitating appropriate development within this zone. Mixed use projects are exempt from the minimum density requirements. ii. Existing purpose statement of CCX: 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. (TMC 13.06.300B) Discussion: Proposed changes to the CCX zone will enhance the consistency of CCX regulations with the purpose of the CCX zone. This will be achieved by strengthening requirements that encourage pedestrian-friendly site planning, and by raising height limits from 60 to 65 feet, prohibiting new gas stations along pedestrian streets, and by raising minimum densities from 15 to 30 dwelling units per acre (40 on pedestrian streets), and by offering height bonuses up to a limit of 85 feet in exchange for the inclusion of housing in commercial developments and other desirable features.



iii. Existing purpose statement of RCX: 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 single family neighborhoods. (TMC 13.06.300B) Discussion: Proposed changes to the RCX zone will reduce the appearance of bulk and the potential for shade and shadow impacts by adding design standards. Revisions will also raise the minimum density from 15 to 30 dwelling units per acre (40 on pedestrian streets) to better ensure development is compatible with the MUC vision. iv. Existing purpose statement of UCX and UCX-TD: 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. A TD designation is used for the Urban Center Mixed Use District in the Tacoma Dome area to provide specific transit oriented development, consistent with the Tacoma Dome Area Plan. 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. (TMC 13.06.300B) Discussion: In addition to the proposed development and design changes for all MUC zones, changes specific to the UCX zone include increasing the minimum residential density from 30 to 40 dwelling units per acre, restricting new gas stations from fronting pedestrian streets, and continuing to allow additional height up to 120 feet for a mixed-use project. These changes will enhance consistency of UCX regulations with the purpose of the UCX zone. v. Proposed URX zone: 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. Discussion: The proposed URX zone will be applied within ten of the sixteen MUCs. This zone will allow uses similar to those allowed within the RCX classification, including residential dwellings, adult family homes, retirement homes, family daycare, and similar uses, but will not allow commercial uses. The application of this zone will enhance consistency of MUCs with the compact vision for the MUCs while protecting surrounding single-family residential areas by providing a buffer between them and higher intensity uses. vi. Existing purpose statement of CIX: 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. (TMC 13.06.300B) Discussion: No changes to the purpose or standards of the CIX zone are proposed. vii. Proposed NRX zone: To provide for a predominantly residential neighborhood, to discourage removal of existing one-family residential structures; and to encourage in-fill residential development of appropriate size and design. This area 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 one-family, where redevelopment removed many



existing one-dwelling structures and where there is continued development pressure that threatens single-family dwellings. Adaptive reuse of existing one-family detached structures as duplexes or triplexes is permitted with special review. Multiple-family dwellings and small-scale neighborhood commercial uses in existence at the time of reclassification to NRX are non-conforming uses. Discussion: The new NRX zone will apply to the South 8th Street & South I Street area within the MLK MUC. The zone is envisioned as predominantly preserving existing residential structures in this specific area and allowing for other lower density housing with an issuance of a Conditional Use Permit. While this zone is less intensive than other X zones, it will ensure compatibility within this portion of the MLK MUC. ix. Existing purpose statement of HM: (TMC 13.06.200B): This district is intended for limited areas that contain hospitals and/or similar large scale medical facilities with limitations on non medical uses to only allow uses which may serve typical needs of medical centers such as food and lodging. It is not intended for introduction into areas not containing or non contiguous to a hospital or similar facility. Residential uses are also appropriate. This classification is not appropriate inside comprehensive plan designated low intensity areas. Discussion: No changes to the purpose statement of the HM zone are proposed, although a new zone, HMX, will be created with a similar purpose statement in TMC 13.06.300.B.8. c. Consistency analysis with Chapter 13.02.045 definition of “area-wide zoning reclassification” An area-wide zoning reclassification is a legislative action to change the zoning classifications on an area-wide basis in order to implement and maintain consistency of the Comprehensive Plan. Unlike parcel specific rezones, area-wide zoning reclassifications usually involve multiple properties under various ownerships and may utilize more than one zoning classification to implement the Comprehensive Plan. The proposed zoning map amendments are intended to bring about consistency of the Comprehensive Plan’s growth strategy and MUC strategy with the zoning classifications for properties within the MUCs. Although area-wide rezones are approved through the legislative process rather than the quasi-judicial process involving the Hearing Examiner, the effect of the area-wide rezones is the same that occurs through the quasi-judicial process. Once a property is rezoned, the previous zoning on the property and any conditions that may have been applied to the property in a prior parcel specific rezone are rescinded. The regulations and requirements of the new zone will govern future development. Staff has conducted a review of approved parcel specific rezones within the mixed use centers to determine if any special conditions were placed upon the project through the rezone approval process that are above and beyond the City’s normal conditions. Approximately 10 properties were found to have such conditions. These conditions restrict access and hours of operation, or require additional screening and/or landscaping. However, these conditions for the most part were placed to protect adjacent single-family uses. Through the proposed zoning map amendments the abutting properties are also included within the area-wide rezone actions and therefore the protections are no longer necessary. VI. Amendment Criteria: Applications for amendments to the Comprehensive Plan and Land Use Regulatory Code are subject to review based on the adoption and amendment procedures and the review criteria contained in TMC 13.02.045.G. Proposed amendments are required to meet at least one of the eleven review criteria to be considered by the Planning Commission. The following section provides a review of each of these criteria with respect to the proposal. Each of the criteria is provided, followed by staff’s analysis of the criterion as it relates to this proposal.



1. There exists an obvious technical error in the pertinent Comprehensive Plan or regulatory

code provisions. Staff Analysis: Not applicable for this proposed amendment. 2. The amendment is consistent with the Comprehensive Plan’s goals or policies or will

achieve consistency.

Staff Analysis: The proposed amendments aim to more effectively direct growth to the MUCs, consistent with the MUC goal and its related policies. The proposed amendments will have the overall result of increasing consistency between the Land Use Regulatory Code and the Comprehensive Plan as they relate to MUCs. The amendments to the Zoning Map will also increase the map’s consistency with the Comprehensive Plan, since X districts will be applied more consistently within MUCs. The amendments are consistent with the existing Comprehensive Plan goals, policies, and statements identified in: the Growth Strategy Element; Section II – General Growth and Development, Section II – Mixed Use Centers, multi-family residential policies and policies calling for revitalization of neighborhoods with Section III – Residential Development, Section IV – Commercial Development, and Section V – Industrial Development, of the Generalized Land Use Element; and Neighborhood, Housing, Utilities, Transportation, Recreation and Open Space Facilities, and Culture and History elements. Consistency with the policies will be achieved through: more successfully directing growth to the MUCs; supporting compact development; enhancing the ability to provide public services efficiently within the MUCs; encouraging revitalization of neighborhood and commercial areas within the MUCs; providing conveniently accessible commercial areas in close proximity to residential uses; providing a variety of housing types; supporting transit use, walkability and pedestrian activity; and encouraging building design that is compatible with adjacent uses.

The proposed amendments could be considered inconsistent with the current non-MUC residential policies calling for preserving and maintaining single-family residential areas, in that the proposed amendments will somewhat increase the scale of multifamily residential development that could be constructed adjacent to single-family zoned areas that abut the MUCs. In order to protect single-family zoned areas adjacent to the MUCs, the proposed amendments address the design of development at the periphery of the MUCs through a variety of design and development standards. These standards relate to height, setbacks, building massing and scale, visual treatment of building facades, landscaping, and location and screening of parking and driveways, and will ensure compatibility with adjacent single-family areas. The application of the URX zone in many MUC areas adjacent to single-family zoned neighborhoods will also protect those neighborhoods, since URX will be less intensive than other X zones and will allow only residential uses.

3. Circumstances related to the proposed amendment have significantly changed, or a lack of

change in circumstances has occurred since the area or issue was last considered by the Planning Commission.

Staff Analysis: The MUCs were designated in 1993, and zoning regulations to fit the MUCs were adopted in 1996. The 12 years since the adoption of MUC regulations have served as a test for the regulations, allowing the City to consider whether actual development has been consistent with the intent of the MUCs. While circumstances on the ground in the MUCs have not changed considerably since the MUC designation and zoning code regulations were adopted, this fact in itself is evidence that the existing MUC regulations may not be achieving the desired objectives of the MUCs. In several MUCs, recent development trends, while not entirely fulfilling the MUC vision, do indicate a positive market for new development; in these cases, the circumstances demonstrate that the proposed



amendments would both enhance opportunities for investment and focus future growth in a manner more consistent with the MUC strategy. In short, the proposed amendments are the result of a re-evaluation of the MUC strategy, based on 12 years of development trends, with the goal of increasing the strategy’s success.

In 1993, the City designated the MUCs with the following objectives in mind:

• Strengthen and direct growth with a concentrated mix of diverse uses (work, housing, and

amenities) toward centers; • Create a range of safe, convenient, and affordable housing opportunities and choices; • Create walkable and transit-supportive neighborhoods; • Protect and enhance neighborhood character and identity; • Foster efficient provision of services and utility; • Reduce dependence on cars and enhance transportation connectivity; and • Support neighborhood business development.

Although Downtown and a few of the Neighborhood Centers are experiencing infill development and other investment, redevelopment is not happening at the rate or density envisioned in the Comprehensive Plan. In some cases, development is happening just outside of the MUC boundaries rather than where it is desired for the creation of compact centers. Prior to drafting the proposed amendments, the AHBL team conducted a study at the direction of City staff to identify barriers to investment in the MUCs and to identify incentives, refinements, and other techniques to achieve Tacoma’s growth strategy. Proposed changes to design and landscaping standards are also the result of a multi-year project that is being conducted by MAKERS. The proposed changes to zoning code regulations pertaining to MUCs are in response to the recommendations made by the AHBL and MAKERS teams and reflect the comments of City staff, Planning Commission and community stakeholders on those recommendations. The purpose of the proposed amendments is to fine-tune the regulations applying to MUCs, in order to achieve Tacoma’s growth strategy of focusing growth in the centers, and to ensure that growth involves high-quality development with an attractive visual character compatible to adjacent uses.

The proposed amendments reflect a market study conducted as part of the 2007 MUC analysis and recommendations, and feasibility studies in 2007 and 2008. The market study identified centers that have greater or more limited potential for growth, based on current market conditions. This study provided a basis for defining where changes to the MUC policies and regulations are likely to have the greatest impact in bringing about the type of development envisioned for the MUCs. The 2008 feasibility study showed that prototype building designs meeting the proposed standards in the MLK and Proctor MUCs would likely be feasible in the near future. Conditions making the MUCs attractive to new investment are expected to continue to improve, and at this point in time the proposed amendments are necessary to ensure that new investment meets City goals for the MUCs.

In summary, the proposed amendments are being considered because the built environment in the MUCs have changed little, or have varied from the City’s vision for the MUCs, despite the MUC designations and zoning that were adopted 15 and 12 years ago, respectively. The proposed changes are needed to implement the refined MUC vision and achieve the stated objectives of the MUCs.

4. The needs of the City have changed, which support an amendment.

Staff Analysis: The needs of the City are similar to the needs when the MUCs were first considered 15 years ago; however, actual development within the MUCs has not served those needs as envisioned.



5. The amendment is compatible with existing or planned land uses and the surrounding

development pattern.

Staff Analysis: The proposed amendments are compatible with planned land uses in the MUCs and existing and planned land uses adjacent to the MUCs. The amendments aim to bring about actual development that is consistent with the Comprehensive Plan vision for the MUCs, including the land use intensities that are applied to the MUCs. However, some of the proposed amendments could be considered incompatible with existing single-family land uses within the MUCs , because they may result in increased development intensity and density over what is currently allowed. (The proposed NRX zone in the South 8th Street & South I Street area of the MLK MUC will achieve consistency with existing uses in that area). Proposed amendments that may not be entirely compatible with existing uses include changes to accomplish the following:

• Revise the City’s zoning map in the three new MUCs to change non X zones (except for PRD

areas) to X zones, in the 34th and Pacific, Narrows, and McKinley centers. • Revise the City’s zoning map in portions of the existing MUCs to change non X zones (except for

PRD areas and the R-2 area within the T-Street Gulch in the Lower Portland Avenue Center) to X zones.

• Amend the minimum density of the X zones to require higher densities. • Increase achievable height along core pedestrian streets in the NCX from 45 feet to 65 feet in

most neighborhood centers and up to 85 feet in the Stadium and MLK centers through the use of bonus incentives.

• Increase base height limit in the CCX zone from 60 feet to 65 feet, (It should be noted that 75 feet is currently allowed if at least 25 percent of the gross floor area is residential.)

• Increase achievable height along core pedestrian streets in the CCX to 85 feet through the use of bonus incentives,

It should be noted that the proposed amendments to zoning within the centers will further implement the MUC strategy consistent with planned land uses according to the Comprehensive Plan. Some of the proposed amendments will have a positive effect on compatibility with adjacent uses, including amendments that will:

• Apply the URX zone in areas most likely to affect adjacent single-family zoned neighborhoods.

This zone will allow only residential uses and will be only somewhat more intensive than single-family zones.

• Require design treatments such as height transitions, mass reduction, façade modulation and landscaping treatments to ensure compatibility with adjacent single-family zoned residential areas at the edges of MUCs.

No compatibility impacts will occur as a direct result of amending the zoning code or map. However, with future development in the MUCs under the revised zoning code, land use compatibility impacts could occur. In general, compatibility impacts may occur at the edges of MUCs where allowed density is increased, including: where zoning is changed within the three new MUCs; and where proposed amendments allow for increased height and require increased density in existing MUC areas. However, the proposal will require height transitions in X zones where they abut or are adjacent to single-family zones; this would result in increased compatibility as compared to the existing regulations. Temporary compatibility impacts may also occur on some properties within MUC areas as adjacent properties develop more intensely than the existing uses.



It should be noted that, while there will be incompatibilities, the overall MUC strategy is in keeping with the City’s Comprehensive Plan growth strategy. The potential for many of the compatibility impacts discussed below exists with the current MUC policies and regulations. Additionally, by addressing conditions at the edges of the MUCs with specific zoning code and map revisions, the proposed amendments may actually reduce the potential for land use incompatibilities.

Potential land use incompatibility impacts may consist of:

• Visual character/height, bulk and scale: Buildings of a larger scale may be located adjacent to

existing single-family development, and may be visually incompatible. Such buildings may also affect existing neighborhoods with shade and shadows.

• Traffic and parking: Single-family areas adjacent to MUCs could experience spillover traffic and parking, particularly if adequate parking is not supplied or if street capacity is not adequate. The proposed amendments to parking requirements balance the need to attract new investment in order to direct growth to the MUCs with parking demand.

• Noise and activity levels: noise and activity will likely increase with more intensive development. These increases could be experienced as a negative impact by adjacent single-family areas. The City’s recently adopted noise ordinance will help to mitigate noise impacts if they occur.

• Increased population and demand on parks and open space: with more population located in MUCs, there will be more demand on parks and open space within the City. Parks and open space located near MUCs, will be the most affected.

Measures that will minimize impacts are as follows:

• Greater definition of the core and periphery of MUCs, including a tiered approach to pedestrian streets and changes to the zoning map and development regulations that are consistent with this tiered approach. The MUC core areas will be higher density and contain a mix of uses, while the periphery of the MUCs will be primarily residential at lower heights and intensities. The uses most likely to generate compatibility impacts, such as commercial uses, will be located primarily at the cores of the MUCs.

• Other techniques to minimize compatibility impacts include standards for the location and screening of parking and driveways, and new landscaping and building design requirements.

• Proposed amendments address the provision of usable open space in townhouse and multifamily developments. Townhouse developments are likely to occur at the MUC edges, near single-family neighborhoods. Provision of usable open space in these developments will help to reduce spillover activity on adjacent single-family areas.

• Proposed amendments also provide height bonus incentives for provision of public plazas and other usable public open space features in the MUC core areas, thus keeping the highest activity areas in the core and reducing the potential for activity levels to spillover to nearby areas.

As with any change to land use regulations, the adoption of the proposed revised standards for mixed use centers is expected to make some existing uses, sites and structures legally nonconforming. Primarily this will affect commercial uses in areas being rezoned, and existing gas stations and drive-throughs along pedestrian streets that do not comply with the proposed new standards for those uses. Some commercial uses with large setbacks are already non-conforming. Areas being rezoned to URX, which excludes commercial uses, contain minimal existing commercial uses. Further, the proposed amendments provide a tiered approach to the applicability of X district design standards. Greater investment in existing uses will require a greater degree of compliance. Only remodels of a value greater than 200% of the existing structure’s value will be required to comply with all standards.



The proposed rezoning in the three new MUCs (i.e. 34th and Pacific, McKinley and Narrows) will make some existing development and uses within these areas nonconforming as to certain development standards, including (but not limited to) the existing and proposed standards in TMC 13.06.300 and 13.06.501 pertaining to MUCs:

• Required minimum density, • Building envelope standards (including setbacks), • Required landscaping, • Mass reduction requirements, • Roofline requirements, • Windows and openings, • Façade surfaces, and • Landscaping and fencing.

Specific examples where rezoning in the centers and within 2007 changes to the existing center boundaries will create nonconforming development include:

• 38th & G - Nonconforming commercial use in proposed RCX, several auto-oriented commercial uses in C2 will become NCX.

• 34th and Pacific, Tacoma Central, Westgate, Narrows – These MUCs have considerable area with non-X zoning being rezoned to an X-zone, which can be expected to create nonconformities as previously described.

• MLK (central) – Several commercial uses zoned R5 will become RCX. These uses are already nonconforming in R-5 and will continue to be nonconforming in RCX. A few R-5 buildings will exceed the RCX height of 60 feet.

Within Community Center MUCs, the following are examples of auto-oriented sites, most of which are nonconforming under both the current and proposed standards, notably because buildings exceed the maximum setback and there is parking between the building and the street:

• Tacoma Central – Target, Elks, Hospital, and Top Foods. • 72nd and Portland – K-Mart, and another strip shopping center. • 72nd and Pacific – Fred Meyer. • Westgate – Westgate North and Westgate South Shopping Centers. • James Center – Fred Meyer, TCC and another strip shopping center. • 34th and Pacific – Albertson’s.

Within Neighborhood MUCs, the following are examples of auto-oriented sites, most of which are nonconforming under both the current and proposed standards. Like Community Centers, some of the key ways in which these sites are nonconforming include buildings that exceed the maximum setback and parking that is located between the building and the street:

• Proctor – Metropolitan Market and Safeway. • 6th and Pine – Several commercial uses. • McKinley – Small commercial uses. • Narrows – Various small commercial uses. • 56th and STW – Several commercial uses.

No changes are currently proposed to code provisions related to the regulation of nonconforming uses. However, the proposed changes to design standards include a tiered approach to their applicability, such



that the degree to which new standards apply will be determined by the value of improvements. Under the current code, there are several places where the code addresses modification of nonconforming structures, ranging from some general rules that apply to all zoning standards (TMC 16.06.630). Where these standards “conflict with other portions of TMC Chapter 13.06, the more restrictive shall apply”. One notable change with the proposed amendments is that design standards will apply to duplexes, triplexes and townhouses within the MUCs. However, the tiered approach to application of these standards with varying levels of building renovation will apply to existing duplexes, triplexes and townhouses, as discussed above. Other key provisions related to nonconforming development include the exemption provided in the bottom row of the table in TMC 13.06.300(F), which requires that “additions to legal, nonconforming buildings are exempt from the maximum setbacks, provided, the addition reduces the level of nonconformity as to maximum setback”. Exceptions to the transit support facility requirements of TMC 13.06.511 include, remodels exceeding 60 percent of building value, additions over 5,000 square feet of gross floor area or 75 percent of gross floor area on streets where regularly schedule transit service is provided. However, the proposed revisions will allow for a time-limited (5 years) exemption from maximum setbacks for large public facilities, such as Tacoma Community College (TCC), provided that certain features to enhance the pedestrian-orientation of the facility are provided. Overall, the requirements related to nonconforming development provide flexibility for property owners to use, maintain and even make considerable improvements to existing nonconforming uses and structures. Property owners must also comply with current standards for new construction and substantial additions and remodels.

6. Growth and development, as envisioned in the Plan, is occurring faster, slower, or is failing to materialize.

Staff Analysis: Growth and development in the MUCs is occurring slower than envisioned in the Comprehensive Plan. Since designation of the MUCs and the adoption of MUC zoning, development has occurred both outside MUCs, and within MUCs at lower densities than envisioned in the Comprehensive Plan. In some MUCs, growth is failing to materialize. The proposed amendments fine-tune the existing MUC regulations based on recommendations provided by the AHBL team as part of their 2007 MUC study and MAKERS as part of their 2006-2008 work. The amendments are intended to respond to barriers to investment as well as incentives, refinements to height and density, and other techniques identified in the MUC study in order to achieve Tacoma’s growth strategy and envisioned development types within the MUCs.

7. The capacity to provide adequate services is diminished or increased.

Staff Analysis: Not applicable for this proposed amendment. 8. Plan objectives are not being met as specified, and/or the assumptions upon which the plan

is based are found to be invalid.

Staff Analysis: The MUCs were designated in 1993, and zoning regulations to fit the MUCs were adopted in 1996. The MUCs were designated with the following objectives in mind:

• Strengthen and direct growth with a concentrated mix of diverse uses (work, housing, and amenities) toward centers;

• Create a range of safe, convenient, and affordable housing opportunities and choices; • Create walkable and transit-supportive neighborhoods;



• Protect and enhance neighborhood character and identity; • Foster efficient provision of services and utility; • Reduce dependence on cars and enhance transportation connectivity; and • Support neighborhood business development.

The 12 years since the adoption of MUC regulations have served as a test for the regulations, allowing the City to consider whether actual development has been consistent with the Comprehensive Plan objectives for the MUCs. Although Downtown and a few of the Neighborhood Centers are experiencing infill development and other investment, redevelopment is not happening at the densities envisioned in the Comprehensive Plan. In some cases, townhome development has occurred where denser development is allowed; this precludes denser development on these sites, which would go further toward meeting the MUC objectives. While development in the MUCs has furthered some of the MUC objectives, such as creating convenient housing opportunities, it has not sufficiently met the objectives for compact centers, transit-supportive neighborhoods, reduced dependence on cars, and support for neighborhood business development. Greater concentrations of population and employment than are currently occurring within the MUCs are needed in order to meet these objectives. The proposed amendments address barriers to investment in the MUCs, as well as incentives, refinements to heights and densities, and other techniques identified in the AHBL team’s 2007 MUC study and MAKERS 2006-2008 work; together, the amendments are intended to facilitate more compact development within the centers that would meet the objectives for the centers.

9. Transportation and and/or other capital improvements are not being made as expected.

Staff Analysis: Not applicable for this proposed amendment.

10. Substantial similarities of conditions and characteristics can be demonstrated on abutting

properties that warrant a change in land use intensity or zoning classification.

Staff Analysis: Changes to zoning within the Westgate, James Center, Tacoma Central, 56th/STW, 38th/G, 72nd/Pacific, 72nd/Portland, and Lower Portland MUC based on land use intensity changes in 2007 would generally be consistent with this criterion, in that the areas where the zoning would be changed are adjacent to areas that have experienced some MUC-type development. Therefore, the proposed zoning changes within these MUCs are warranted based on conditions on abutting properties.

The proposed zoning changes within the three new MUCs, 34th/Pacific, McKinley and Narrows, are neither consistent nor inconsistent with the criterion regarding conditions on abutting properties. MUCs are envisioned as distinct, compact centers. Many of them are surrounded by single-family residential areas, and the commercial uses in the MUCs serve these areas. Therefore, the conditions and characteristics within the MUCs should be different from those on abutting properties. Conditions and characteristics within the three MUCs are conducive to future development as a compact MUC. Each of these three proposed MUCs has a commercial core, surrounded by residential development. Whether there are similar conditions on abutting properties is not relevant to the changes in zoning in the new MUCs. The changes in zoning in the new MUCs are neither warranted nor unwarranted based on this criterion.

Proposed revisions to the Lower Portland MUC boundary that last year expanded the MUC to the east and west, extended the MUC to natural boundaries including land along 32nd Avenue East. The proposed amendments will change zoning in these areas from R2 and R4L to CCX, and from R2 to URX. Conditions in the expansion areas are generally similar to the abutting areas within the MUC. Therefore, the proposed changes are consistent with this criterion.



Where the 72nd & Portland MUC expanded in the northwest in 2007 to include an area south of East 68th Street and west of East Portland Avenue, the new MUC area will be rezoned to URX. The character of this area is similar to the abutting RCX-zoned area that is currently within the MUC, but URX provides a better transition to single-family uses to the north. Therefore, the proposed changes are consistent with this criterion.

11. A question of consistency exists between the Comprehensive Plan and its elements and

RCW 36.70A, the County-wide Planning Policies for Pierce County, Multi-County Planning Policies, or development regulations.

Staff Analysis: Issues of consistency that are addressed by the proposed amendments relate to 1) consistency of the Comprehensive Plan and development regulations with multi-county planning policies regarding regional growth centers (RGCs), and 2) the consistency of Tacoma’s zoning map with its Comprehensive Plan. The Tacoma Mall MUC is a designated RGC per the Puget Sound Regional Council (PSRC) and Pierce County County-wide Planning Policies (CPP). The PSRC is the multi-county planning organization for the four-county area that includes Pierce County as well as King, Kitsap, and Snohomish Counties. The Tacoma Mall MUC is one of 24 designated RGCs in the Puget Sound Region, and one of five designated RGCs in Pierce County. Both PSRC and the CPP include criteria for RGCs. These include levels of targeted activity, among other criteria. The PSRC criteria state that the targeted minimum activity level for RGCs must be 45 activity units per gross acre (Designation Criteria for Regional Growth and Manufacturing Industrial Centers, adopted by the PSRC Executive Board June 26, 2003). An activity unit is defined as a job or a resident. Existing Comprehensive Plan policies and Land Use Regulatory Code regulations applying to the Tacoma Mall consistent with those policies do not provide sufficient support for meeting the PSRC targeted activity level criteria. The proposed amendments provide regulations that support achieving the targeted activity level, and therefore increase the consistency of the Comprehensive Plan with multi-county planning criteria. CPP criteria for RGCs, as currently proposed for adoption , allow RGCs to plan for a similar but more specific level of activity than the PSRC criteria. This includes a minimum of 25 employees per gross acre of non-residential lands, a minimum of 10 households per gross acre, and/or a minimum of 15,000 employees. As with the PSRC criteria, existing policies and regulations do not provide sufficient support to meet the criteria; the proposed amendments provide regulations that support meeting the targeted employment and household levels, and therefore increase the consistency of the Comprehensive Plan with the CPP.

Page GD-14 of the Comprehensive Plan shows which of the City’s zoning districts are consistent with Neighborhood, Community and Urban Center MUC designations. These include NCX, CCX, UCX, URX, NRX, HM and CIX. Currently the City’s zoning map applies zones within MUCs that are not consistent with this page of the Comprehensive Plan, and do not permit the type of development or mix of uses envisioned for these areas. This includes single-family and low intensity residential zones (R2, R2-SRD), multi-family zones (R3, R4, R4L, and R5), and commercial zones (C1, C2 and T: Transitional). Further, TMC 13.06.200 states that the C1, C2 and T zones are not appropriate for areas within MUCs. The R2, R2-SRD, and R3 zones are single-family and duplex/triplex zones that do not permit the densities envisioned for mixed-use centers. The development standards of the R4, R4L, and R5 zones do not allow for the mix of uses (residential and commercial) envisioned within portions of the mixed-use centers. While the C1, C2 and T zones allow a mix of uses that is consistent with the MUCs, these zones do not prohibit certain uses, such as strip commercial development, that are inconsistent with the goals for the MUCs. These zones also do not provide enough guidance to create building and site design that is consistent with the MUC



strategy of compact, pedestrian-oriented development. Rezoning these areas to X zones will achieve greater consistency with the page GD-14 of the Comprehensive Plan and with the vision for mixed-use centers outlined in the Comprehensive Plan. As described previously in this report, proposed text amendments to the X zones will also refine how regulations address core and peripheral areas of the MUCs. X zones that form the mixed-use portions of MUCs will include NCX and CCX, as well as UCX for the Tacoma Mall MUC (the only Urban Center MUC). The RCX and new URX zones will be used primarily to define the low-rise residential portions of certain MUCs, particularly where they are adjacent to single-family residential neighborhoods. Finally, adding the HMX zone to the mixed use center portion of the code and applying the design and development standards applicable to other mixed use center zones will increase consistency with the Comprehensive Plan.

VII. Economic Impact Assessment: The proposed amendments aim to increase the amount of development within the City and to concentrate that growth in centers, consistent with the City’s growth strategy. While the existing Comprehensive Plan policies have similar objectives for the MUCs, the proposed amendments aim to encourage more actual development and redevelopment within the centers, as well as more intensive development, than is currently occurring within the centers, by fine-tuning regulations for the centers to align them with market conditions. While the amendments may somewhat increase the City’s overall capacity for growth, their primary aim is to direct that growth toward the MUCs more effectively. On an overall basis, regulatory refinements to encourage actual development to occur at greater amounts than is currently occurring, will increase economic activity within the City and will increase the City’s tax base. Revenues to the City will include one-time tax revenues from construction, and longer term increases in revenues from property taxes, utility taxes, and Business and Occupation (B&O) taxes. New employment uses will also likely result in increased spending by employees, and retail uses will generate sales tax revenues. While new development and the associated increase in population within the centers will also increase demand on public services, such as police and fire protection, as well as the need for utility infrastructure, these increases would occur whether or not growth was concentrated in the centers. With greater concentrations of new development, these services can be provided more efficiently than with less compact development, likely reducing per capita costs. It should be noted that the regulations include new incentives to encourage compact development in the centers, and to encourage people to live within the centers. These are structured to require a public benefit, such as a public plaza or public artwork, in exchange for a benefit such as increased height. These incentives are an economic win-win situation, providing a public benefit that the City might otherwise have to fund, while also increasing the tax base. In summary, the proposed amendments aim to increase the amount of actual development that occurs, providing increased economic activity and associated tax revenues, and concentrating growth so public services can be provided efficiently. Incentives would be a win-win situation for the City, providing public benefit as well as economic activity and tax revenues, and increasing the efficiency at which services can be provided. Overall, the net economic effect of the proposed amendments is expected to be positive. VIII. Reclassification Criteria: Applications for area-wide zoning reclassifications are subject to review based on the amendment procedures and the review criteria contained in TMC 13.02.053.3. Proposed reclassifications are required to meet at least one of the six review criteria to be considered by the Planning Commission. The following section provides a review of each of these criteria with respect to the proposal. Each of the criteria is provided, followed by staff’s analysis of the criterion as it relates to this proposal.



(a) Substantial evidence is presented demonstrating that growth and development is occurring in a different manner than presented in the Comprehensive Plan. Staff Analysis: Mixed-use centers are envisioned in the Comprehensive Plan as compact, defined areas of medium to high intensity development. It is intended that these centers contain a variety of residential and commercial development at higher intensities and densities than single-family residential areas, while the single-family residential areas outside these centers are to be maintained and preserved. The 12 years since the adoption of MUC zoning regulations have served as a test for the MUC zoning, allowing the City to consider whether actual development has been consistent with the intent of the MUCs. While some MUCs have seen considerable development and redevelopment, the overall amount of actual development toward fulfilling the strategy has been limited. Proposed area-wide rezones within certain MUCs and area-wide rezones within the three new MUCs (see Appendix A) will apply X zones to most areas within MUCs. The rezones are intended to create a development pattern more consistent with the Comprehensive Plan vision for the MUCs.

(b) The proposed area-wide reclassification is consistent with the Comprehensive Plan and the

Generalized Land Use Plan map. Staff Analysis: Changes to the Generalized Land Use Plan map were adopted in 2007 that reflected the addition of three new MUCs as well as the revised boundaries of eight existing MUCs, as well as land use intensity changes that resulted in all area within MUCs (except for the Tacoma Mall, MLK, Stadium, Lower Portland and Downtown MUCs) having the Medium Intensity designation. Proposed area-wide rezones are associated with the 2007 changes in land use intensities and MUC boundaries as well as the vision for mixed-use centers. These changes are intended to increase the consistency of the zoning map with the Generalized Land Use Plan map and the Comprehensive Plan text and policies. Many of the proposed changes to the map would be needed to achieve consistency even without the proposed policy changes due to the fact that there are non-X zoned areas (in addition to HM and PRD which are still considered appropriate within MUCs) within existing MUC boundaries. As described for criterion 11 above, proposed area-wide rezones will increase the consistency of zoning within the MUCs with the Comprehensive Plan. Existing zones in some MUCs, such as C1, C2, and T, are considered inappropriate for MUCs by both the Comprehensive Plan and the zoning code.

(c) The reclassification is needed to further implement the Comprehensive Plan.

Staff Analysis: Changes to the zoning map are intended to increase consistency between MUC designations and typical zoning classifications as described in the table entitled Relationship of Comprehensive Plan Designations and Zoning Classifications on page GD-14 of the Comprehensive Plan, as well as to increase consistency of the zoning map with the vision for mixed-use centers.

(d) The proposed reclassification is needed to maintain consistency with proposed amendments

to the Comprehensive Plan. Staff Analysis: The proposed rezones in existing MUCs are needed to be consistent with the Comprehensive Plan Generalized Land Use Plan Map and policies. As described previously in this staff report, these changes are all intended to further implement the Comprehensive Plan



vision for the MUCs. Rezones within the three new MUCs are proposed to create consistency of the zoning in these areas with the new MUC designation. Rezones within areas of three MUCs that were expanded in 2007 are also proposed to create consistency with the proposed Comprehensive Plan changes.

(e) There is substantial evidence presented showing inconsistency between the designated land

use intensity in the subject area and the existing zoning. Staff Analysis: As stated previously, page GD-14 of the Comprehensive Plan describes zones that are appropriate for MUC designations. The MUCs currently include zones such as R5, R4, R4L, R3, R2, C1, C2 and T that are typically associated with intensity designations outside of MUCs. These areas are proposed to be rezoned to appropriate X zones. It should be noted that the zoning code describes C1, C2 and T as inappropriate zones for areas within MUCs. In addition, where three new MUCs were designated in 2007, and land use intensity was also changed from Single Family or Low Intensity to Medium Intensity, zoning is now proposed to be changed in order to achieve consistency with the MUC designation (i.e., applying X-zones to MUC areas).

(f) The subject property is suitable for development in general conformance with the zoning

standards under the recommended rezone classification.

Staff Analysis: MUCs are designated in areas where there is an existing commercial corridor, and generally where there are little to no development constraints such as steep slopes or environmentally sensitive areas. These areas are considered appropriate for more intense development, thus zoning that permits a wider range of uses and densities, while ensuring that impacts to surrounding and adjacent areas are minimized, is consistent with the vision for MUC development. The three new MUCs (designated in 2007) are also in areas suitable for MUC development, except that they will result in some existing single-family areas being converted to more intensive uses. Their designation in 2007 also increased the amount of single-family area that is adjacent to MUCs. However, with the proposed text changes to the X zones include height transitions, mass reduction, and landscape treatments that will ensure compatibility with adjacent less intensive areas. Further the URX zone is proposed in certain areas to limit the potential for impacts (URX will include residential uses only, at intensities suitable for the MUC periphery adjacent to single-family neighborhoods). Thus, the proposal will ensure the suitability of X zones where area-wide rezones will result in them being located adjacent to single-family zones.

Staff Recommendation: Staff recommends that the proposed amendments be distributed for public review and comment IX Appendices Appendix A: Proposed Area-Wide Rezones (note: Appendix A also shows existing zoning)

Appendix B: Summaries of Acreage Being Rezoned in each MUC

Appendix C: Draft Land Use Regulatory Code Amendments



MIXED-USE CENTER REGULATIONS AND ZONING AMENDMENTS Staff Report & SEPA – Appendix A

Proposed Area-Wide Rezones The following maps show the area-wide rezones proposed as part of the Mixed-Use Centers Update project. The geography of the proposed zoning classifications are shown in shaded colors and described in the map key. The existing zoning classifications are delineated and noted in orange outlines and text. The small inset map in the upper corner of each page demonstrates the overall area within each of the centers that is proposed to be rezoned. The chart on the next page provides an overview of the various Mixed-Use Center zoning classifications. The proposed rezones affect each of the City’s Mixed-Use Centers, except for Downtown:

Neighborhood Centers Community Centers Urban Center

6th and Pine 38th and G (Lincoln)

56th and South Tacoma Way MLK

Proctor Stadium Narrows

McKinley

72nd and Pacific 72nd and Portland

James Center/TCC Lower Portland

Tacoma Central/Allenmore Westgate

34th and Pacific

Tacoma Mall

Mixed-Use Center Regulations and Zoning Amendments Staff Report & SEPA – Appendix A


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stitu

tions

and

attr

actio

ns

that

ser

ve th

e la

rger

regi

on

75’

120’

75

’ 12

0’

30

40

CIX

– C

omm

erci

al

Indu

stria

l Mix

ed-U

se

Dis

trict

Mid

- to

high

-rise

resi

dent

ial,

com

mer

cial

and

m

ixed

-use

dev

elop

men

t with

som

e lim

ited

indu

stria

l use

s 75

’ n/

a 75

’ n/

a n/

a n/

a

HM

X –

Hos

pita

l M

edic

al M

ixed

-Use

D

istri

ct

Mid

- to

high

-rise

inst

itutio

nal/m

edic

al fa

cilit

ies,

with

lim

ited

com

mer

cial

and

resi

dent

ial u

ses

150’

n/

a 15

0’

n/a

n/a

n/a

Not

es:

1 The

exi

stin

g he

ight

lim

it is

45

feet

in R

CX

Dis

trict

s th

at a

but a

n N

CX

Dis

trict

2 The

min

imum

den

sity

wou

ld b

e w

aive

d fo

r mix

ed-u

se p

roje

cts

with

gro

und

floor

com

mer

cial

spa

ce


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 6/17/08\\Geobase-win\CED\GADS\R2008\R112\34thandPacific07-08_11x17.mxd

34th and Pacific Proposed Zoning

PAC

IFIC

A VE

AS

T

AS

T

SG

ST

SC

RA

ND

ALL

L N

E 35TH ST

E HARRISON ST

S HARRISON ST

S 32ND ST

S WRIGHT AVE

FAW

CE

TTAV

E

S 34TH ST

E 36TH ST

E 38TH ST

S 37TH ST

EB

ST

S 36TH ST

S 40TH ST

EC

ST

SC

ST

S 35TH ST

E DIVISION LN

E 40TH ST

SD

ST

EB

ST

FAW

CE

TTA V

E

E 37TH ST

DE

LIN

ST

S DIVISION LN

TAC

OM

AA

VE

S

ED

ST

E 34TH ST

S 38TH ST

7

7

5

URX

RCX

CCX

URX

HMX

RCX

C1

C1

R2-SRD

R3

R2-SRD

R3

C2

R4L

C2

R5

R4L

R2

C1

R4L

R3

R3

R4

R4L

R2-SRD

R3

C2

R2

T

T

T

C1

NCX

R4

C2

R4C1

RCX

HM

T

R2-SRD

T

R3

R2-SRD

Parcels

Mixed use centers

Existing zoning

Existing zoning labels appear in orange

Proposed zoning

HMX: Hospital-Medical Mixed-Use

URX: Urban Residential Mixed-Use

RCX: Residential Commercial Mixed-Use

CCX: Community Commercial Mixed-Use

Proposed zoning changes in GREEN

Map is for reference only.

0 500250

Feet


5705

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5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07 \\Geobase-win\CED\GADS\R2008\R112\38thandG07-08_11x17.mxd

38th and G Proposed Zoning

S WRIGHT AVE

S DIVISION LN

S 32ND ST

S 35TH ST

SK

ST

S 34TH ST

SJ

ST

SPA

RK

AVE

S 37TH ST

FAW

CE

TT A

VE

S 40TH ST

SK

ST

YAK

I MA

AVE

S 40TH ST

S 38TH ST

ST

HO

MP

SO

NAV

E

SJ

ST

S 36TH ST

S 39TH ST

S WRIGHT AVE

FAW

CE

TT

AVE

YAK

IMA

AVE

SG

ST

SD

ST

SG

ST

TAC

OM

AA V

ES

S 35TH ST

DE

LIN

ST

S 34TH ST

S 36TH ST

5

RCX

URX

RCX

NCX

RCX

URX

R3

M1-STGPD

R4L

R2-SRD

R3

T

RCX

C2

R2

R2-SRD-STGPD

C1

R4L

R3

R2

R4

R4L

R2-SRD

R4

T

NCX

C2

R3-STGPD

RCX

R3

R2-SRD

R4

Parcels

Mixed use centers

Existing zoning


Proposed zoning



NCX: Neighborhood Commercial Mixed-Use



0 500250

Feet


5705

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City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07 \\Geobase-win\CED\GADS\R2008\R112\56thandSTW07-08_11x17.mxd

56th and STW Proposed Zoning

SC

ED

AR

ST

SJU

NE

TTS

T

SP

UG

ET

SO

UN

DAV

E

SW

AR

NE

RS

T

SLA

WR

EN

CE

ST

SC

LEM

EN

TAV

E

SB

IRM

ING

HA

MS

T

SO

UT H

TAC

OM

AW

AY

SA

DA

MS

ST

SB

UR

LI NG

T ON

WA Y

SW

AS

HIN

GT

ON

ST

SD

UR

AN

GO

ST

SLA

WR

EN

CE

ST

SU

NIO

NAV

E

SP

UG

ET

SO

UN

DA V

E

SJU

NE

TT

ST

SH

OO

DS

T

SW

AR

NE

RS

T

SP

UG

ET

SO

UN

DA

VE

SA

DA

MS

ST

SC

ED

AR

ST

SW

AS

HIN

GT

ON

ST

SJU

NE

TT

ST

SM

ON

T GO

ME

RY

ST

SA

LDE

RS

T

SA

LDE

RS

T

S 48TH ST

S 54TH ST

S 60TH ST

S 52ND ST

S 60TH ST

S 50TH ST

SW

AR

NE

RS

T

SP

RO

CTO

RS

T

SM

AD

ISO

NS

T

S 54TH ST

S 58TH STS 58TH ST

S 47TH ST

S 56TH STS

CE

DA

RS

T

NCX

RCX

CIX

M1-STGPD

R2-SRD-STGPD

R2-STGPD

M1-STGPD

C2-STGPD

C2-STGPD

R4-STGPD

R3-STGPD

R3-STGPD

RCX-STGPD

UCX-STGPD

C1-STGPD

M2-STGPD

R2-SRD-STGPD

R3-STGPD

C2-STGPD

CIX-STGPD

CIX-STGPD

M1-STGPD

R4-STGPD

RCX-STGPD

NCX-STGPD

Parcels

Mixed use centers

Existing zoning


Proposed zoning



CIX: Commercial Industrial Mixed-Use



0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 6/23/08\\Geobase-win\CED\GADS\R2008\R112\6thandPine07-08_11x17.mxd

6th Ave and Pine Proposed Zoning

S 11TH ST

ST

RA

F TO

NS

T

SF

ER

RY

ST

SP

RO

SP

EC

TS

T

NS

PR

AG

UE

AV

EN

7TH

ST

SS

PR

AG

UE

A VE

SC

ED

AR

ST

S 7TH ST

SS

TAT

ES

T

NF

IFE

ST

N 13TH ST

S 10TH ST

N 7TH ST

S 9TH ST

KELLOGG ST

NP

RO

SP

EC

TS

T

SF

IFE

ST

NF

IFE

ST

NO

AK

ES

ST

N AINSWORTH AVE

NA

ND

ER

SO

NS

T

S 8TH ST

N 10TH ST

S 14TH STS 14TH ST

S 13TH ST

S 10TH ST

S 7TH ST

N 12TH ST

6TH AVE

N 11TH ST

N9T

HST

N 14TH ST

SA

L DE

RS

T

SJ U

NE

TT

ST

SS

TE

ELE

ST

N10

THST

SO

AK

ES

ST

N11

THST

S11TH ST

NS

TATE

ST

N SHERIDAN AVE

N L ST

NT

RA

FTO

NS

T

N8T

HS

T

S 12TH ST

NC

ED

AR

ST

NS

TEE

LES

T

NP

INE

ST

NJU

NE

TTS

T

N GRANT AVE

NA

LDE

RS

T

N 9TH ST

S 8TH ST

N M ST

SA

ND

ER

SO

NS

T

N 8TH ST

S 9TH ST

SP

INE

ST

N CUSHMAN AVE

RCX

NCX

URX

URX

RCX

R2-SRD

R2

R2-SRD

C2R3

R4

R3

C2

C1C1

M1

R2-SRD

HMR-SRD-HIST

C1

C2

R4

RCX

C1

TC2

R3

NCX

R2-SRD

R3

R3

R3

C2

C2

R4LC2

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07 \\Geobase-win\CED\GADS\R2008\R112\72ndandPacific07-08_11x17.mxd

72nd and Pacific Proposed Zoning

SW

INN

ET K

AS

T

E LINDEN ST

FAW

CE

T TA V

E

T AC

OM

AA V

ES

SG

ST

SC

ST

S 79TH ST

E 70TH ST

SB

EL L

ST

E 68TH ST

E 74TH ST

SG

ST

T AC

OM

AA V

ES

SB

ELL

ST

SC

ST

SD

ST

FAW

CE

T TA V

E

S 80TH ST

SD

ST

S 68TH ST

S 70TH ST

S 72ND ST

PA

CI F

ICA

VE

EB

ST

S 74TH ST

AS

T

S 78TH ST

S 76TH ST

E 72ND ST

URX

URX

URX

URX

RCX

URX

CCX

URX

R4L

C1

R3

R4L

C2

T

R3

T

CCX

R4L

R4L

R2

R4L

R4L

T

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07 \\Geobase-win\CED\GADS\R2008\R112\72ndandPortland07-08_11x17.mxd

72nd and Portland Proposed Zoning

E 68TH ST

ES

ON

I AS

T

E 69TH ST

E 71ST ST

ET

ST

E 66TH ST

SWEET ST

E 67TH ST

EN

ST

E 66TH ST

E 67TH ST

EP

OR

TLA

ND

AVE

E 72ND ST

EM

ST

URX

RCX

PRD

CCX

R4L

R3-PRD

CCX

RCX

R2

Parcels

Mixed use centers

Existing zoning


Proposed zoning

PRD: Planned Residential Development






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/08\\Geobase-win\ced\GADS\R2008\R112\JamesCenter07-08_11x17.mxd

James Center Proposed Zoning

ROSEMOUNT CIR

NS

KY

L IN

ED

R

SP

EA

RL

ST

MIL

DR

ED

ST

W

SM

AC

AR

TH

UR

ST

SW

HIT

MA

NS

T

SH

AW

TH

OR

NE

ST

SM

ILD

RE

DS

T

SH

OW

AR

DS

T

SR

OC

HE

ST E

RS

T

SM

EY

ER

SS

T

NP

EA

RL

ST

SW

OO

DL A

WN

ST

NM

ILD

RE

DS

T

SM

EY

ER

SS

T

SV

ISS

CH

ER

ST

AL A

ME

DA

A VE

SM

AC

AR

THU

RS

T

SO

XFO

RD

ST

S 8TH ST

S 18TH ST

S 12TH ST

NH

OW

AR

DS

T

S 10TH STS 10TH ST

S 15TH STS

VAS

SA

ULT

ST

REGENTS BLVD

S 17TH ST

S 19TH ST

6TH AVE

S 15TH ST

16

RCX

RCX

CCX

PRD

CCX

R4LR4L-PRD

R2

C1

T

C1

R4L

T

R4L

C2

RCX

C2C1

R4L

R4L

C2

R4L

R3-PRD

T

R3

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/23/07 \\Geobase-win\CED\GADS\R2008\R112\LowerPortland07-08_11x17.mxd

Lower Portland Proposed Zoning

V ALLE

YV

IEW

TE

R

ET

ST

EM

ST

EM

ST

EN

ST

EL

ST

EL

ST

E 27TH ST

E 34TH ST

PUYALLUP AVE

E MORTON ST

E 32ND ST

E WRIGHT AVE

E SHERMAN ST

E 31ST ST

E 29TH ST

E 25TH ST

E MORTON ST

EQ

STE 29TH ST

E FAIRBANKS ST

E HARRISON ST

E 28TH ST

E HARRISON ST

LENNOX PL

EELLS ST

EM

ST

ER

ST

EN

ST

EK

ST

E 35TH ST

E 35TH ST

E 30TH ST

E 26TH ST

EK

ST

BAY ST

E 34TH ST

E MCKINLEY RD

E DIVISION LN

PUYALLUP AVE

BAY ST

E WRIGHT AVE

PORTL PUYAL TRANS

EP

OR

TLAN

DAV

E

5

R2

URX

CCX

RCX

M1

S9

T

R2-SRD

RCX

C2

R2-SRD

C1

M2

M1M2

R2

R2

R4LR3

CCX

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07 \\Geobase-win\CED\GADS\R2008\R112\McKinley07-08_11x17.mxd

McKinley Proposed Zoning

EC

ST

ED

ST

VALL E

YV

IEW

TE

R

EH

OW

ES

T

ES

PO

KA

NE

ST

EI S

T

EJ

ST

EK

ST

E 32ND ST

E MORTON ST

EG

ST

UPPER

PAR

KST

E 32ND ST

EJ

ST

E 31ST ST

MC

KIN

LEY

AVE

EK

ST

E E ST

E MCKINLEY RD

E WRIGHT AVE

E WRIGHT AVE

EG

ST

E 37TH ST

EK

ST

EJ

ST

E 36TH ST

EF

ST

EL

ST

E 34TH STE

I ST

MCKINLEY WAY

MC

KIN

L EY

AVE

E HARRISON ST

E DIVISION LN

E 34TH ST

E 35TH ST

E 38TH ST

5

7

URX

URX

URX

RCX

RCX

NCX

NCX

R4

R3

C2

T

R2-SRD

R3

R3

WR

C1

R4L

R2

C1

R4L

UCX-TD

R3

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

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5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 6/17/08\\Geobase-win\CED\GADS\R2008\R128\mucmaps\MLK07-08_11x17.mxd

Martin Luther King Proposed Zoning

CO

UR

TD

CO

UR

TE

SG

RA

NT

AVE

ALTH

EIM

ER

ST

SM

ST

SI S

T

SL

ST

SA

INS

WO

RT

HAV

E

CO

URT

CC

OU

RT

FBR

OAD

WAY

SG

ST

SB

AK

ER

ST

CO

UR

TG

N SHERIDAN AVE

N J ST

N L ST

N I ST

N2N

DST

S 16TH ST

N3R

DST

S 5TH ST

S 13TH ST

S 10TH ST

S 7TH ST

S 2ND ST

S 14TH ST

S 3RD ST

S 4TH ST

S 8TH ST

SJ

ST

YAK

IMA

AVE

N K ST

S 11TH ST

FAW

CE

TTAV

E

S 15TH ST

N4T

HST

SJ

ST

N5T

HS

T SG

ST

MA

RT

INLU

THE

RK

I NG

JRW

AY

6TH AVE

CO

UR

TF

SC

US

HM

AN

AVE

SS

HE

RID

AN

AVE

N6T

HST

TAC

OM

AAV

ES

SI

ST

S 9TH ST

DIVISION AVE

ST

HELE

NS

AVE

N7T

HST

N CUSHMAN AVE

N M ST

NCX

RCX

NCX

RCX

NCX

NRX

RCX

HMX

NCX

HMX

R2-SRD

R2

T

DR

DCC

RCX

R4L

R4

R4

HM

T

HM

R2-SRD

DMU

C1

R4

NCX

R4

C1-HIST

HMR-SRD-HIST

C1

C2

R4-HIST

T

R4L

DR

T

R3

T

T

NCX

C2

R5

T

R2

C2

C2

R4

DMU

R4

Parcels

Mixed use centers

Existing zoning


Proposed zoning


NRX: Neighborhood Residential Mixed-Use





0 760380

Feet


5705

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5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 6/17/08\\Geobase-win\CED\GADS\R2008\R128\mucmaps\MLK07-08_11x17.mxd

Martin Luther King Proposed Zoning

SA

LAS

KA

ST

SA

INS

WO

RT

HAV

E

SA

SH

ST

CO

UR

TGYA

KIM

AC

T

SW

I LK

ES

ON

ST

CO

UR

TF

SL

ST

TAC

OM

A

CT

S 28TH ST

SM

ST

MA

RTI N

LUT

HE

RK

I NG

JRW

AY

SS

HE

RID

AN

AVE

SI S

T

S 20TH ST

S 13TH ST

S 14TH ST

S 16TH ST

S 21ST ST

S 18TH ST

S 23RD ST

SC

US

HM

AN

AVE

S 25TH ST

S 15TH ST

SG

RA

NT

AVE

SJ

ST

S 27TH ST

S 17TH ST

SG

ST

S 19TH ST

YAK

IMA

AVE

SR

IDG

EW

OO

DAV

E

TAC

OM

AAV

ES

RCX

RCX

NCX

RCX

NCX

HMX

T

HM

R2-SRD

R2

R3-STGPD

DR

M1-STGPD

R4

R4-STGPD

R4L

RCX-STGPD

T

HM

DMU

R4

NCX

C1-STGPD

C1-STGPD

R4

R4

C2

R4L

R3

HM-STGPD

T-STGPD

R2-STGPD

R3

C2-STGPD

R3

T

R5

TC2

R4L-STGPD

R3

C1-STGPD

C1-STGPD

NCX-STGPD

C1

R4

DMU

Parcels

Mixed use centers

Existing zoning


Proposed zoning


NRX: Neighborhood Residential Mixed-Use





0 760380

Feet


5705

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5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 5/30/08\\Geobase-win\CED\GADS\R2008\R112\Narrows07-08_11x17.mxd

Narrows Proposed Zoning

NH

EA

THE

RW

OO

DW

ES

T

BRIDGEVIEW DR

LEN

OR

ED

R

NS

KY

L IN

ED

R

N 10TH ST

NM

ILD

RE

DS

T

N SKYVIEW PL

NS

KY

VIE

WLN

NJA

ME

SS

T

SG

EIG

ER

ST

NH

AR

MO

NS

T

SM

EY

ER

SS

T

SH

OW

AR

DS

T

SR

OC

HE

ST

ER

ST

SH

AW

TH

OR

NE

ST

SM

I LD

RE

DS

T

RO

SE

LN

NS

KY

L IN

ED

R

N 11TH ST

NH

AWT

HO

RN

ES

T

NH

OW

AR

DS

T

NR

OC

HE

ST

ER

ST

S 8TH ST

SM

AC

AR

TH

UR

ST

SO

XF O

RD

ST

N 11TH ST

S 10TH ST

N 9TH ST

6TH AVE

SJA

CK

SO

NAV

EN

JAC

KS

ON

AVE

16

RCX

URXURX

URX

NCX

URX

PRD

RCX

R4LR4L-PRD

R2

R1-VSD

R2-PRD

R5-PRD

C2

PDBR4-PRD

R1

C2C1

R4L

R4L

C2

T

R1

Parcels

Mixed use centers

Existing zoning


Proposed zoning







0 500250

Feet


5705

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5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/1/07 \\Geobase-win\CED\GADS\R2008\R128\mucmaps\Proctor11x17.mxd

Proctor Proposed Zoning

NM

ON

RO

ES

T

NA

DA

MS

ST

NM

AD

I SO

NS

T

NT

YL E

RS

T

NM

ON

RO

ES

T

N 29TH ST

N 28TH ST

N 27TH ST

N 29TH ST

N 30TH ST

N 31ST ST

N 25TH ST

N 22ND ST

NM

AS

ON

AVE

NW

AS

HIN

GT O

NS

T

NP

RO

CTO

RS

T

N 26TH ST

N 24TH ST

NM

AD

I SO

NS

TRCX

NCX URXT

R4L

R2

R2-VSD

NCX

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 5/30/08\\Geobase-win\CED\GADS\R2008\R112\Stadium07-08_11x17.mxd

Stadium Proposed Zoning

NSTAD

IUMW

AY

NSTADIUM

WAY

N

SCHUSTERPKWY

CO

UR

TD

BROADW

AY

N BROADWAY

N G ST

ST

HE

LEN

SAV

E

SL

ST

N C ST

N D ST

CO

UR

TF

FAWC

ETTAVE

N K ST

N L ST

MA

RT

INLU

THE

RK

ING

J RW

AY

SM

ST

SG

ST

N TACOMA AVE

N I ST

N3R

DST

N2N

DST

N5T

HST

DIVISION AVE

N J ST

DIVISION AVE

TAC

OM

AAV

ES

N6T

HS

T

S 2ND ST

S 3RD ST

S 5TH ST

N YAKIMA AVE

SSTAD

IUM

WAY

N E ST

CO

UR

TC

N4T

HST

N E ST

SI

ST

S 4TH ST

N7T

HST

SJ

ST

NB

OR

OU

GH

RD

S 4TH ST

N1S

TST

N4T

HST

NCX

RCX

URX

R4-HIST

R5

T

R2-SRD

DCC

DRT

R3

R4L

R4

HM

NCX

R2-VSD S7

R2-SRD

R4L

R4L-VSD R2

R2

R5

HMR-SRD-HIST

R4

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 6/18/08\\Geobase-win\CED\GADS\R2008\R112\TacomaCentral07-08_11x17.mxd

Tacoma Central Proposed Zoning

S MELROSE ST

S 16TH STS

AD

AM

SS

TS

CE

DA

RS

T

SC

ED

AR

ST

S 23RD ST

SA

ND

ER

SO

NS

T

WE

ST

UN

ION

AVE

S 13TH ST

S MELROSE ST

S 14TH ST

S 16TH ST

SW

AS

HIN

GT

ON

ST

SA

DA

MS

ST

SM

AD

I SO

NS

T

SA

DA

MS

ST

S 29TH ST

SP

RO

CTO

RS

T

S 21ST ST

SW

AR

NE

RS

T

S 14TH ST

S 13TH ST

SW

IND

OM

ST

SD

UR

AN

GO

ST

SP

RO

CT O

RS

T

SM

AD

ISO

NS

T

S 18TH ST

SA

LDE

RS

T

SP

I NE

ST

SLA

WR

EN

CE

ST

S 15TH ST

S 17TH ST

S 30TH ST

S 17TH ST

CENTER ST

SP

INE

ST

SM

AD

ISO

NS

T

S 15TH ST

SJU

NE

TTS

T

S 13TH ST

SA

LDE

RS

T

S 14TH ST

SP

UG

ET

SO

UN

DA V

ES 19TH ST

SU

NIO

NAV

E

16

RCX

RCX

HMX

PRD

CCX

CCX

R3-PRD-

STGPD

T

R4-PRD-

STGPD

M2-STGPD

T

R4L-STGPD

T-STGPD

C1-STGPD

R2-STGPD

C1

R4L-STGPD

C1

C2

C1-STGPD

R4-STGPD

CCX-STGPD

R4L

M2-STGPD

R3

R4L-PRD

R3

R5

R4L

R2-STGPD

HM-STGPD

R2

M1-STGPD

R2-SRD-

STGPD

T

R4L-STGPD

T-STGPD

R3-STGPD

C1

C1

R4L-PRD-

STGPD

C1-STGPD

R2-SRD-

STGPD

R2-STGPD

C1

R3-STGPD

C2

T

T-STGPD

C1

T-STGPD

T

C2

T

Parcels

Mixed use centers

Existing zoning


Proposed zoning







0 500250

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07 \\Geobase-win\CED\GADS\R2008\R112\TacomaMall07-08_11x17.mxd

Tacoma Mall Proposed Zoning

S 54TH ST

S 51ST ST

SA

DA

MS

ST

SA

RIZO

NA

AVE

NEVADA AVE

OREGON AVE

SO

AK

ES

ST

IDAHO

ST

MO

NTA

NA

AVE

SS

TEE

LES

T

SW

AR

NE

RS

T

SP

INE

ST

SO

UT

HTA

CO

MA

WAY

SOUTH TACOMA WAYS HOOD ST

S WRIGHT AVE

SC

ED

AR

ST

SA

SH

ST

SF I

FE

ST

S 39TH ST

SA

DA

MS

ST

S 42ND ST

S 36TH ST

SH

OS

ME

RS

T

S 35TH ST

SSP

RAG

UEAV

E

SFI

FE

ST

SP

RO

SP

EC

TS

T

SW

APA

T OS

T

STR

AFT

ON

ST

SS

T EE

LES

T

S 37TH ST

S 48TH ST

SA

L DE

RS

T

S 40TH ST

S 49TH ST

S 43RD ST

S 45TH ST

S 53RD ST

S 48TH ST

SLA

WR

EN

CE

ST

S U

NIO

N A

VE

SJU

NE

TT

ST

S 52ND ST

SP

UG

ET

SO

UN

DA V

E

SW

ILK

ES

ON

ST

S 50TH ST

S 31ST ST

S 47TH ST

SCALIF

ORNIA

AVE

S 44TH ST

RAILROAD ST

SW

AS

HIN

GT O

NS

T

SS

TAT E

ST

S 41ST ST

TAC

OM

AM

ALL

BLV

D

S 35TH ST

S 46TH ST

S 40TH ST

S 38TH ST

CENTER ST

5

16

UCX

RCX

R2-SRD-STGPD

R2-STGPD

C2-STGPD

M1-STGPD

R2-SRD-STGPD

R3-STGPD

R2-SRD-STGPD

R3-STGPD

R3-STGPD

M1-STGPD

T-STGPD

UCX-STGPD

C1-STGPD

C2-STGPD

CIX-STGPD

C1-STGPD

C2-STGPD

CIX-STGPD

R4-STGPD

C1-STGPD

T-STGPD

C1-STGPD

NCX-STGPD

R2-SRD-STGPD

R4-STGPD

R2-SRD-

STGPD

C2-STGPD

RCX-STGPD

C2-STGPD

R3-STGPD

M2-STGPD

T-STGPD

C2-STGPD

C2-STGPD

CIX-STGPD

M1-STGPD

R3-STGPD

R4-STGPD

R3-STGPD

C2-STGPD

RCX-STGPD

Parcels

Mixed use centers

Existing zoning


Proposed zoning


UCX: Urban Center Mixed-Use



0 1,000500

Feet


5705

16

5

City of Tacoma | Community & Economic Development Department | GIS Analysis & Data Services | 4/3/07\\Geobase-win\CED\GADS\R2008\R112\Westgate07-08_11x17.mxd

Westgate Proposed Zoning

ND

EFI

AN

CE

ST

NVA

SS

AU

L TS

T

CLAREMONT

DR

N

HIGHLAN

DSPK

WY

NB

RIS

TO

LS

T

NW

OO

DLA

WN

ST

NH

IGH

L AN

DS

T

NW

I NN

IFR

ED

ST

NS

HIR

LEY

ST

NH

I GH

L AN

DS

T

N 24TH ST

NW

INN

IFR

ED

ST

N

VIS

SC

HE

RS

T

NW

HIT

MA

NS

T

N 31ST ST

N 16TH ST

N 23RD ST

WESTGATE BLVD

N 28TH ST

N 15THST

N 30TH ST

NB

RIS

TOL

ST

AUGUSTA PL

N 30TH ST

NW

HIT

MA

NS

T

N 18TH ST

NS

HIR

LEY

ST

NP

EA

RL

ST

N 21ST ST

N 23RD ST

NN

AR

RO

WS

DR

N 26TH ST

RCX

CCX

PRD

RCX

PRD

T

R2-PRD-VSD

R2

R4L

R2-PRD

R4L

R1-VSD

R1

R4-PRD

CCX

RCX

T

R3

R3-PRD

R3-PRD

R2-PRD

R5-PRD

R4L

R2-PRD

R3-PRD

C2

C2

R1-VSD

R1-PRD-VSD

Parcels

Mixed use centers

Existing zoning


Proposed zoning






0 500250

Feet



MIXED-USE CENTER REGULATIONS AND ZONING AMENDMENTS Staff Report & SEPA – Appendix B

Summary of Acreage Being Rezoned in Each Mixed-Use Center

34th & Pacific 83.43 Existing Zoning District Acreage C1 15.17 C2 12.17 HM 13.71 R2 2.23 R2-SRD 14.15 R3 4.09 R4 3.67 R4L 8.91 R5 0.93 T 8.39 Proposed Zoning District Acreage CCX 44.63 RCX 15.12 URX 10.05 HMX 13.62 Zoning Changes District Acreage C1 to CCX 14.65 C1 to URX 0.52 C2 to CCX 12.17 HM to CCX 3.39 R2 to CCX 0.08 R2 to RCX 2.16

R2-SRD to CCX 4.62

R2-SRD to URX 9.53

R3 to CCX 0.78 R4 to CCX 0.23 R4 to RCX 3.44 R4L to CCX 0.32 R4L to RCX 8.59 R5 to RCX 0.93 T to CCX 8.39 R3 to HMX 3.30 HM to HMX 10.32

Mixed-Use Center Regulations and Zoning Amendments Page 1 of 11 Staff Report & SEPA – Appendix B



38th & G 100.32 Existing Zoning District Acreage C2 8.27 NCX 23.09 R2 0.63 R2-SRD 4.62 R3 42.52 R4 2.19 R4L 2.14 RCX 16.86 Proposed Zoning District Acreage NCX 36.62 RCX 56.80 URX 6.90 Zoning Changes District Acreage C2 to NCX 7.87 C2 to RCX 0.40 NCX to RCX 0.01 NCX to URX 0.61 R2 to NCX 0.41 R2 to RCX 0.22

R2-SRD to RCX 3.42

R2-SRD to URX 1.20

R3 to NCX 2.53 R3 to RCX 40.00 R4 to NCX 1.49 R4 to URX 0.69 R4L to NCX 0.39 R4L to RCX 1.75 RCX to NCX 1.46 RCX to URX 4.39



56th & STW 119.70 Existing Zoning District Acreage C2 0.45 CIX 38.82 M2 4.52 NCX 32.85 R3 12.65 R4 16.65 RCX 13.76 Proposed Zoning District Acreage CIX 40.72 NCX 36.44 RCX 42.54 Zoning Changes District Acreage C2 to NCX 0.45 CIX to NCX 2.62 M2 to CIX 4.52 R3 to NCX 0.00 R3 to RCX 12.65 R4 to RCX 16.65 RCX to NCX 0.52

6th Ave & Pine St 85.55 Existing Zoning District Acreage NCX 28.32 R2-SRD 9.18 R4 1.05 RCX 46.99 Proposed Zoning District Acreage NCX 29.37 RCX 9.18 URX 46.99 Zoning Changes

R2-SRD to RCX 9.18

R4 to NCX 1.05 RCX to URX 46.99



72nd & Pacific 74.34 Existing Zoning District Acreage CCX 41.52 R2 8.69 R3 0.46 R4L 19.20 T 4.48 Proposed Zoning District Acreage CCX 43.05 RCX 16.21 URX 15.09 Zoning Changes District Acreage R2 to CCX 0.64 R2 to RCX 1.45 R2 to URX 6.60 R3 to RCX 0.27 R3 to URX 0.18 R4L to CCX 1.60 R4L to RCX 10.00 R4L to URX 7.59 T to RCX 4.48

72nd & Portland 76.21 Existing Zoning District Acreage CCX 35.79 R2 29.12 R3 3.73 RCX 7.57 Proposed Zoning District Acreage CCX 48.78 PRD 3.73 RCX 15.77 URX 7.93 Zoning Changes District Acreage R2 to CCX 5.44 R2 to RCX 15.77 R2 to URX 7.91 RCX to CCX 7.55 RCX to URX 0.02



James Center 248.27 Existing Zoning District Acreage C1 1.29 CCX 40.52 R2 148.18 R4L 15.66 RCX 42.62 Proposed Zoning District Acreage CCX 185.97 PRD 17.80 RCX 44.49 Zoning Changes District Acreage C1 to CCX 1.29 R2 to CCX 144.17 R2 to RCX 0.73 R4L to RCX 1.14

Lower Portland Avenue 105.33 Existing Zoning District Acreage CCX 54.05 R2 34.15 R4L 2.64 RCX 1.62 T 12.85 Proposed Zoning District Acreage CCX 66.99 RCX 25.37 URX 4.76 R2 8.20 Zoning Changes District Acreage CCX to RCX 8.28 R2 to CCX 19.74 R2 to RCX 1.45 R2 to URX 4.76 R4L to RCX 2.64 T to CCX 1.48 T to RCX 11.37



Martin Luther King 271.41 Existing Zoning District Acreage C1 7.90 C2 8.71 HM 65.03 NCX 64.02 R2 2.19 R3 23.33 R4 42.02 R5 41.53 RCX 14.08 T 2.60 Proposed Zoning District Acreage NCX 83.68 NRX 13.51 RCX 103.02 HMX 71.21 Zoning Changes District Acreage C1 to NCX 7.89 C1 to NRX 0.00 C2 to NCX 5.30 HM to NCX 0.00 HM to RCX 3.63 NCX to NRX 4.71 NCX to RCX 1.82 R2 to NCX 0.32 R2 to RCX 1.87 R3 to NCX 11.55 R3 to RCX 11.37 R4 to NCX 2.94 R4 to RCX 38.07 R5 to NCX 1.33 R5 to NRX 7.97 R5 to RCX 32.24 RCX to NRX 0.83 T to NCX 0.00 T to RCX 0.77 R3 to HMX 0.41 HM to HMX 61.40 T to HMX 1.83 C2 to HMX 3.42 R4 to HMX 1.01 NCX to HMX 3.14



McKinley 56.57 Existing Zoning District Acreage C1 3.61 C2 11.84 R2 6.26 R2-SRD 8.88 R3 10.41 R4L 15.42 T 0.15 Proposed Zoning District Acreage NCX 13.98 RCX 21.21 URX 21.38 Zoning Changes District Acreage C1 to NCX 1.83 C1 to RCX 0.65 C1 to URX 1.13 C2 to NCX 11.50 C2 to URX 0.33 R2 to NCX 0.10 R2 to RCX 1.86 R2 to URX 4.29

R2-SRD to NCX 0.36

R2-SRD to RCX 1.89

R2-SRD to URX 6.64

R3 to NCX 0.03 R3 to RCX 1.39 R3 to URX 8.98 R4L to RCX 15.42 T to NCX 0.15



Narrows 61.63 Existing Zoning District Acreage C1 16.84 C2 4.23 R1 4.35 R2 23.85 R4 7.01 R4L 2.64 R5 2.70 Proposed Zoning District Acreage NCX 23.84 PRD 10.39 RCX 20.91 URX 6.49 Zoning Changes District Acreage C1 to NCX 16.84 C2 to NCX 4.23 R1 to RCX 4.21 R2 to NCX 2.45 R2 to RCX 14.23 R2 to URX 6.49 R4L to NCX 0.18 R4L to RCX 2.47 R1 to NCX 0.14

Proctor 42.42 Existing Zoning District Acreage NCX 25.37 R2 16.33 R4L 0.72 Proposed Zoning District Acreage NCX 26.22 RCX 14.13 URX 2.07 Zoning Changes District Acreage R2 to NCX 0.66 R2 to RCX 14.13 R2 to URX 1.54 R4L to NCX 0.20 R4L to URX 0.52



Stadium 66.85 Existing Zoning District Acreage NCX 26.44 R2 11.47 R4 10.93 R4L 3.05 R5 14.28 T 0.68 Proposed Zoning District Acreage NCX 32.55 RCX 31.47 URX 2.83 Zoning Changes District Acreage NCX to RCX 2.58 R2 to RCX 11.47 R4 to NCX 4.40 R4 to RCX 6.52 R4L to RCX 0.22 R4L to URX 2.83 R5 to NCX 3.61 R5 to RCX 10.68 T to NCX 0.68



Tacoma Central 200.28 Existing Zoning District Acreage C1 4.73 CCX 50.34 HM 27.87 R2 85.40 R4 2.23 R4L 12.68 R5 2.79 T 14.25 Proposed Zoning District Acreage CCX 108.89 PRD 5.94 RCX 57.57 HMX 27.87 Zoning Changes District Acreage C1 to CCX 4.73 R2 to CCX 36.37 R2 to RCX 49.03 R4 to RCX 2.23 R4L to CCX 3.21 R4L to RCX 3.53 R5 to RCX 2.79 T to CCX 14.25 HM to HMX 27.87

Tacoma Mall 495.86 Existing Zoning District Acreage CIX 0.84 RCX 124.12 UCX 370.89 Proposed Zoning RCX 124.12 UCX 371.74 Zoning Changes CIX to UCX 0.84



Westgate 92.12 Existing Zoning District Acreage C2 3.77 CCX 47.02 R2 23.89 R3 2.58 R4L 1.57 RCX 4.08 T 9.21 Proposed Zoning District Acreage CCX 73.40 PRD 11.07 RCX 7.66 Zoning Changes District Acreage C2 to CCX 3.77 CCX to RCX 0.79 R2 to CCX 14.19 R2 to RCX 1.21 R4L to RCX 1.57 T to CCX 9.21


Mixed Use Center Regulations and Zoning Amendments Page 1 of 93 Staff Report & SEPA – Appendix C

MIXED-USE CENTER REGULATIONS AND ZONING AMENDMENTS Staff Report & SEPA – Appendix C

Draft Land Use Regulatory Code Amendments

JULY 9, 2008 Summary The draft land use regulatory code revisions include new/modified standards based on the following overall concepts: New Zoning Classifications and Mixed-Use Centers

• Add NRX and URX zoning districts to MUC zoning use table and design/development standards

• Create new HMX zoning district for areas previously zoned HM but located within the Mixed-Use Centers

• Add NRX and URX intent statements • Add designated pedestrian streets for the three new MUCs (Narrows, McKinley and 34th

& Pacific) Use and Development Standards

• Add a height bonus program, including locations where available and palette of bonus features required to get additional height

• Modify Residential Compatibility Section to be consistent with proposed Height Transition Requirements

• Remove certain allowed uses from MUCs, such as golf courses and new single-family residential

• Restrict additional uses from locating along the core portions of designated pedestrian streets, such as building materials and services, self-storage, and vehicle service and repair

• Add duplexes, triplexes and townhouses as separate uses with specific design and development standards, including maximum building size, orientation, yard space, etc.

• Restrict the construction of new single-family detached housing within the centers • Provide additional standards for drive-throughs and gas stations located along

designated pedestrian streets • Increase Minimum Density Requirements • Modify height limits in RCX, NCX and CCX districts

Design Standards • Revise exemptions so that only single-family detached homes are exempt from design

standards • Add specific design standards for duplex, triplex and townhouse developments • Replace current Mass Reduction features with new toolbox approach for articulation

features • Add upper floor stepback requirements along pedestrian streets • Add maximum façade width standard for upper stories of larger/wider buildings • Add vertical articulation requirement and modify blank wall limitations • Add new building details and window/trim detailing requirements




• Add a requirement for transparency for residential buildings • Clarify existing standards to ensure appropriate results • Provide tiered system for how building design standards apply to additions and remodels

to existing, non-conforming structures • Increase required pedestrian weather protection for buildings not on pedestrian streets • Add fencing height limitation for fences in front yards and require terracing for tall

retaining walls Parking Standards

• Remove parking requirements for the portions of the centers elibible for the height bonus program (the “core” area)

• Provide a parking credit program for other portions of the centers • Revise location standards for large developments to encourage broken-up parking areas

and interconnected pedestrian activity • Require alley access where available (prohibit street driveways when an alley is

available) • Require non-pedestrian street access for sites abutting multiple streets • Revised parking garage standards along street frontages to limit their impact on the

pedestrian environment • Add new multi-family parking design standards

Pedestrian and Bicycle Support Standards

• Revise walkway standards to ensure provision of internal walkway circulation within large developments

Landscaping and Buffering Standards

• Revised format of landscaping section to include a list of “landscaping/buffer types,” each with its own specific standards

• Increase landscaping quantity requirements to better ensure the human-oriented design of the MUCs and support the City’s overall sustainability and environmental goals

• Provide additional guidance on appropriate trees and plants • Modify the landscaping exemptions



*Note – These amendments show all of the draft changes to the existing land use regulations. The sections included are only those portions of the code that are associated with the Mixed-Use Centers Update project. Text that is proposed to be added is underlined and text that is proposed to be deleted is shown in strikethrough.

CHAPTER 13.06

ZONING

Sections: 13.06.100 Residential Districts. 13.06.105 R-1 One-Family Dwelling District. 13.06.110 R-2 One-Family Dwelling District. 13.06.115 R-2SRD Residential Special Review District. 13.06.118 MR-SRD Mixed Residential Special Review District. 13.06.120 R-3 Two-Family Dwelling District. 13.06.125 R-4 Multiple-Family Dwelling District. 13.06.130 R-4-L Low-Density Multiple-Family Dwelling District. 13.06.135 R-5 Multiple-Family Dwelling District. 13.06.140 PRD Planned Residential Development District. 13.06.145 Supplemental provisions for single-family residential development. 13.06.150 Accessory dwelling units. 13.06.155 Day care centers. 13.06.200 Commercial Districts. 13.06.200.A District purposes. 13.06.200.B Districts established. 13.06.200.B.1 T Transitional District. 13.06.200.B.2 C-1 General Neighborhood Commercial District. 13.06.200.B.3 C-2 General Community Commercial District. 13.06.200.B.4 HM Hospital Medical District. 13.06.200.B.5 PDB Planned Development Business District. 13.06.200.C Land use requirements. 13.06.200.D Building envelope standards. 13.06.200.E Maximum setback standards on designated streets. 13.06.200.F Common requirements. 13.06.300 Mixed-Use Center Districts. 13.06.300.A District purposes. 13.06.300.B Districts established. 13.06.300.B.1 NCX Neighborhood Commercial Mixed-Use District. 13.06.300.B.2 CCX Community Commercial Mixed-Use District. 13.06.300.B.3 UCX and UCX-TD Urban Center Mixed-Use District. 13.06.300.B.4 RCX Residential Commercial Mixed-Use District. 13.06.300.B.5 CIX Commercial Industrial Mixed-Use District. 13.06.300.B.6 NRX Neighborhood Residential Mixed-Use District. 13.06.300.B.7 URX Urban Residential Mixed-UseDistrict 13.06.300.B.8 HMX Hospital Medical Mixed-Use District 13.06.300.C Applicability and pedestrian streets designated. 13.06.300.D Land use requirements. 13.06.300.E Building envelope standards. 13.06.300.F Maximum setback standards. 13.06.300.G Residential X-District Yard Space Standards 13.06.300.GH Common requirements.



13.06.400 Industrial Districts. 13.06.400.A Industrial district purposes. 13.06.400.B Districts established. 13.06.400.C Land use requirements. 13.06.400.D Building envelope standards. 13.06.410 Repealed. 13.06.420 Repealed 13.06.430 Repealed 13.06.500 Requirements in all preceding districts. 13.06.501 Building design standards. 13.06.502 Landscaping and/or buffering standards. 13.06.503 Residential compatiblity standards. 13.06.510 Off-street parking. 13.06.511 Transit support facilities. 13.06.512 Pedestrian and bicycle support standards. 13.06.520 Signs. 13.06.521 General sign regulations. 13.06.522 District sign regulations. 13.06.525 Adult uses. 13.06.530 Juvenile community facilities. 13.06.535 Special needs housing. 13.06.540 Surface mining. 13.06.545 Wireless communication facilities. 13.06.550 Work release centers. 13.06.555 View-Sensitive Overlay District. 13.06.600 Zoning code administration - General purposes. 13.06.602 General restrictions 13.06.603 Mineral resource lands. 13.06.605 Interpretation and application. 13.06.610 Enforcement of land use regulatory code. 13.06.620 Severability. 13.06.625 Violations – Penalties. 13.06.630 Nonconforming parcels/uses/structures. 13.06.635 Temporary use. 13.06.640 Conditional use permit. 13.06.645 Variances. 13.06.650 Application for rezone of property. 13.06.655 Amendments to the zoning regulations. 13.06.700 Definitions in all preceding districts.



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

1. Implement goals and policies of the City’s comprehensive plan.

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

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

4. Attract private investment in commercial and residential development.

5. Provide for predictability in the expectations for development projects.

6. Allow for creative designs while ensuring desired community design objectives.

B. Districts established.

1. 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.

2. 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 single-family intensity area.

3. 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.

4. HM Hospital Medical District. This district is intended for limited areas that contain hospitals and/or similar large scale medical facilities with limitations on non-medical uses to only allow uses which may serve typical needs of medical centers such as food and lodging. It is not intended for introduction into areas not containing or non-contiguous to a hospital or similar facility. Residential uses are also appropriate. This classification is not appropriate inside comprehensive plan designated low-intensity areas.

5. 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.

C. Land use requirements.

1. Applicability. The following tables compose the land use regulations for all districts of Section 13.06.200. All portions of Section 13.06.200 and applicable portions of Section 13.06.500 apply to all new development of any land use variety, including additions and remodels, in all districts in Section 13.06.200, unless explicit exceptions or modifications are noted. The requirements of Section 13.06.200.A through Section 13.06.200.C 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.

2. Use requirements. 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 Section 13.06.500 are prohibited, unless permitted via Section 13.05.030.E. Certain street level use restrictions may apply; see Section 13.06.200.C.4 below.

[See next page for table.]


Mixed-Use Center Regulations and Zoning Amendments Page 6 of 93 Staff Report & SEPA – Appendix C

3. 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 13.06.640. TU = Temporary use permit is required, consistent with Section 13.06.635. N = Prohibited use in this district.

4. District use table.

Uses T C-1 C-2 HM PDB Additional Regulations

Adult retail and entertainment N N N N N Prohibited except as provided for in Section 13.06.525. Adult family home P P P P P See definition for bed limit. Ambulance services N P P P P Animal sales and service N P P N N Must be conducted entirely within an enclosed building. See Table

13.06.200.D for setback requirements specific to animal sales and service. Art/craft production N P P N P Contained entirely within a building. Assembly facility CU P P N P Building materials and services N N P N N Brewpubs/taverns N N P N N 2,400 barrel annual brewpub production maximum, equivalent volume winery

limit. Business support services N P P N P Carnivals TU TU TU TU TU Subject to Section 13.06.635. Cemetery/internment services N N N N N Enlargement of cemeteries in existence at the time of adoption of this chapter

may be approved in any zoning district, subject to a conditional use permit. Commercial parking facility P P P P P Commercial recreation and entertainment

N N P N N

Communication facility N N P N P Confidential shelter P P P P P See Section 13.06.535. Limit: 15 residents in T District. Continuing care retirement community

P P P P P See Section 13.06.535.

Correctional facility N N N N N Cultural institution P P P N N Day care, family P P P P P Day care, center P P P P P Subject to regulations set forth in Section 13.06.155. Detoxification center N N N CU N Drive-throughs with any permitted use

N N P N 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).




Dwellings/residential P P P P P Eating and drinking N P P P P a. In C-1 and PDB, live entertainment limited to that consistent with a Class

“C” Cabaret license as designated in Chapter 6.14; b. In C-2, live entertainment limited to that consistent with either a Class “B”

or Class “C” Cabaret license as designated in Chapter 6.14; c. Alcohol service, in C-1 and PDB, requires a conditional use permit. (See Table 13.06.200.D for size limitation in HM and PDB)

Emergency and transitional housing

CU CU P CU CU See Sections 13.06.535 and 13.06.640.

Extended care facility P P P P P See Section 13.06.535. Food and non-alcoholic beverage production and processing, limited

N N P N P Not to exceed 4,000 square feet or 45 percent of the gross floor area, whichever is less, and must include a retail component fronting the street at the sidewalk level.

Foster home P P P P P Funeral homes P P P P N Gas stations N P P N N Golf course P P P P P Group housing P P P P P Heliport N N N CU N Hospital N CU CU P N Hotel/motel N N P P P Intermediate care facility P P P P P See Section 13.06.535. Juvenile community facility N N N N N Prohibited except as provided for in Section 13.06.530. Lodging house P P P P P Microbrewery/winery N N N N N Microwinery, limited N CU P N CU Alcohol service, in C-1 and PDB zones, requires a conditional use permit.

Must include a retail component that occupies a minimum of 500 gross square feet 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 a minimum of forty (40) hours per week. All production activities must be conducted within an enclosed building. Within C-1 districts, no outside storage is allowed. Outside storage is allowed in all other districts where this use is permitted provided screening and/or buffer planting areas are provided in accordance with Section 13.06.502.B.

Mobile home/trailer court N N CU N N Nursery N N P N N




Office P P P P P Parking areas P P P P P All parking areas shall comply with Sections 13.06.502 and 13.06.510. Park and recreation P P P P P Passenger terminal N N P N N Personal services N P P P P See Table 13.06.200.D for size limitation in PDB and HM. Public safety facility P P P P P Religious assembly P P P P P Research and development industry

N N N N P

Residential care facility for youth

P P P P P See Section 13.06.535. See definition for bed limit.

Residential chemical dependency treatment facility

P P P P P See Section 13.06.535.

Retirement home P P P P P See Section 13.06.535. Repair services N P P N N Must be contained within a building with no outdoor storage. Engine repair,

see Vehicle Repair. Retail N P P P P See Table 13.06.200.D for size limitation in PDB and HM. Schools, public or private P P P P P Self-storage N N P N P Any other use of the facility shall be consistent with this section. Staffed residential home P P P P P See Section 13.06.535. See definition for bed limit. Student housing P P P P P Surface mining CU CU CU CU CU See specific requirements in Section 13.06.540. Temporary uses TU TU TU TU TU Subject to Section 13.06.635. Theater N P P N N Movie theaters are limited to 4 screens. This does not include adult

entertainment. Utilities CU CU CU CU CU Vehicle rental and sales N N P N 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 N P N N Car washes: limited to 2 stalls in C-1. Washing bays shall be enclosed on at

least 2 sides covered with a roof. No water shall spray or drain off-site. Subject to development standards contained in Section 13.06.510.E. 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, industrial

N N N N N

Vehicle storage N N N N N Wholesale/distribution N N N N P




Wireless communication facility P*/CU** P*/CU** P*/CU** P*/CU** *Wireless communication facilities are also subject to Section 13.06.545.D.1. **Wireless communication facilities are also subject to Section 13.06.545.D.2.

Work release center N N N N N Prohibited except as provided for in Section 13.06.550. Designated Pedestrian Streets: For segments here noted, additional use limitations apply to areas with C-2 Commercial District zoning to ensure continuation of development patterns in certain areas that enhance opportunity 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 customer service offices.



D. Building envelope standards.

T C-1 C-2 HM PDB Minimum Lot

Area 0 non-residential;

1,500 square feet per residential unit

0 0 0 0

Minimum Lot Width

0 0 0 0 0

Maximum Lot Coverage

None None None None None

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 13.06.200.E) supercede this requirement where applicable. Animal sales and service: shall be setback from residential uses or residential zoning district boundaries at least 20 feet.

Minimum Side Setback

In all districts listed above, 0 feet, unless created by requirements in Section 13.06.502. Animal sales and service: shall be setback from residential uses or residential zoning district boundaries at least 20 feet.

Minimum Rear Setback

In all districts listed above, 0 feet, unless created by requirements in Section 13.06.502. Animal sales and service: shall be setback from residential uses or residential zoning district boundaries at least 20 feet.

Maximum Setback from Designated

Streets

See Section 13.06.200.E for application with any district listed above on designated segments of North 30th Street and 6th Avenue.

Maximum Height Limit

35 feet 35 feet 45 feet 150 feet 45 feet

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.

Maximum Height Exceptions

1. 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.

2. Structures, above height limits: Chimneys, tanks, towers, steeples, flagpoles, smokestacks, silos, elevators, fire or parapet walls, 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.

Maximum Gross Floor Area per

Building

None 30,000 square feet gross floor area

None 7,000 square feet gross floor area for eating and drinking, retail and personal service uses

7,000 square feet gross floor area for eating and drinking, retail and personal service uses



E. Maximum setback standards on designated streets. 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:

Designated Pedestrian Streets in Commercial Districts

Requirements

1. Designated Pedestrian Streets Requiring Maximum Setback

a. 6th Avenue (Madison Street to Alder Street). b. 6th Avenue (Sprague Avenue to I Street). c. North 30th Street (from 200 feet east of the Starr Street centerline to 190 feet west of the Steele Street centerline).

2. Maximum Setback Applied a. 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.

b. 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 facade as indicated above.

c. This requirement supercedes any stated minimum setback. d. 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. 3. Exceptions a. Additions to legal, nonconforming buildings are exempt from maximum setbacks, provided the addition does not

increase the level of nonconformity as to maximum setback. b. Buildings that are 100 percent residential do not have a maximum setback. c. 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.

, ,-

Examples for Application of Maximum Setback

P e d e s t r i a n A r e a

7 5 % M i n i m u m R e q u i r e d F r o n t a g e

P e de str ianA rea

M i n i m u m R e q u ire d F ro n ta g e5 0 % S i n g l e B u ild in g2 5 % S h o p p in g C e n te r

50% M in im u mR e q u ired F ro nta ge

P e de str ia nA re a



F. Common requirements. To streamline the Zoning Code, certain requirements common to all districts are consolidated under Section 13.06.500. These requirements apply to Section 13.06.200 by reference.

Refer to Section 13.06.500 for the following requirements in Section 13.06.200 districts:

13.06.501 Building design standards. 13.06.502 Landscaping and/or buffering standards. 13.06.503 Residential compatiblity standards. 13.06.510 Off-street parking. 13.06.511 Transit support facilities. 13.06.512 Pedestrian and bicycle support standards. 13.06.520 Signs.



13.06.300 Mixed-Use Center Districts. A. District Purposes. The specific purposes of the Mixed-Use Center Districts regulations are to:

1. 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 2020, the County-Wide Planning Policies for Pierce County, and the City’s comprehensive plan.

2. 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.

3. 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.

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

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

6. 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.

7. 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.

8. Ensure the provision of adequate off-street parking and loading facilities in a manner which will not conflict with the previously described transit and pedestrian-oriented design. 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 to the rear, adequate screening, avoidance of pedestrian-vehicle conflicts, and conveniently located transit stops.

9. Within Centers, the core areas of the district are the central hub and focus for the greatest level of growth and activity, where additional building height is appropriate along with enhanced standards and design flexibility to ensure that these core areas are developed appropriately.

B. 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:

1. 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.

2. 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.

3. UCX and UCX-TD 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. A TD designation is used for the Urban Center Mixed-Use District in the Tacoma Dome area to provide specific transit-oriented development, consistent with the Tacoma Dome Area Plan. 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.

4. 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 single-family neighborhoods.

5. 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.

6. NRX Neighborhood Residential Mixed-Use District. To provide for a predominantly residential neighborhood, to discourage removal of existing one-family 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 one-family, where redevelopment removed many existing one-dwelling structures and where there is continued development pressure that threatens single-family dwellings. Adaptive reuse of existing one-family detached structures as duplexes or triplexes is permitted with special review. Multiple-family dwellings in existence at the time of reclassification to NRX are conforming uses.

7. 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.

8. HMX Hospital Medical Mixed-Use District. This district is intended for limited areas that contain hospitals and/or similar large scale medical facilities with limitations on non-medical uses to only allow uses which may serve typical needs of medical centers such as food and lodging. It is not intended for introduction into areas not containing or non-contiguous to a hospital or similar facility. Residential uses are also appropriate. This classification is not appropriate inside comprehensive plan designated low-intensity areas.

C. Applicability and pedestrian streets designated.

Applicability. The following tables compose the land use regulations for all Mixed-Use Center Districts. All portions of Section 13.06.300 and applicable portions of Section 13.06.500, 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 13.06.300.A through 13.06.300.D 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.



TABLE C.1: MIXED-USE CENTER PEDESTRIAN STREETS ESTABLISHED 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 other tables herein as follows: 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, “core” pedestrian streets are also designated, for use with certain specific provisions, including, Section 13.06.300.E2, Height Bonuses. The core pedestrian streets are generally the same as or specific portions of the designated pedestrian streets. Mixed-Use Center Designated Pedestrian Streets

(All portions of the streets within Mixed-Use Center District zoning, unless otherwise noted.)

Designated Core Pedestrian Streets (All portions of the streets within Mixed-Use Centers, unless otherwise noted)

6th Avenue and Pine Street 6th Avenue 6th Avenue Narrows (6th Avenue and Jackson)

6th Avenue 6th Avenue

Downtown (Tacoma Dome Area) CBD (Tacoma Dome)

Puyallup Avenue; East 25th Street*; East 26th Street; East D Street

N/A

McKinley (East 34th and McKinley)

McKinley Avenue from Wright Avenue to East 39th Street*

McKinley Avenue from Wright Avenue to East 36th Street

Lower Portland Avenue Portland Avenue*, East 32nd Street, East 29th Street Portland Avenue

Proctor (North 26th Street and Proctor Street)

North 26th Street; North Proctor Street*

North 26th Street; North Proctor Street

Stadium (North 1st Street and Tacoma Avenue) (Stadium)

Division Avenue from North 2nd Street to Tacoma Avenue; Tacoma Avenue*; North 1st Street; North I Street

Division Avenue from North 2nd Street to Tacoma Avenue; Tacoma Avenue*; North 1st Street

South 11th Street and Martin Luther King Jr. Way

Martin Luther King Jr. Way*; South 11th Street; South 12th Street; 6th Avenue

Martin Luther King Jr. Way from S. 9th to S. 15th, South 11th Street

Lincoln (South 38th Street and G Street) (Lincoln)

South 38th Street*; South G and Yakima Avenue from South 36th Street to South 39th Street

South 38th Street, South G Street north of Division Avenue

South 34th and Pacific Pacific Avenue Pacific Avenue South 56th Street and South Tacoma Way

South Tacoma Way*; South 56th Street

South Tacoma Way

South East 72nd Street and Portland Avenue

South East 72nd Street*; Portland Avenue

East 72nd Street, Portland Avenue

South 72nd Street and Pacific Avenue

South 72nd Street; Pacific Avenue*

Pacific Avenue

Tacoma Central/Allenmore Union Avenue*; South 19th Street between South Lawrence Street and South Union Avenue

Union Avenue south of South 18th Street; South 19th Street between South Lawrence Street and South Union Avenue

Tacoma Mall Area South 47th/48th Transition Street; Steele Street*

N/A

TCC/James Center Mildred Street*; South 19th Street Mildred Street south of South 12th Street; South 19th Street

Westgate Pearl Street*; North 26th Street Pearl Street * Indicates primary designated pedestrian streets for use with certain requirements of Chapter 13.06). 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.



D. Land use requirements.

1. Use requirements. 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 Section 13.06.500 are prohibited, unless permitted via Section 13.05.030.E.

2. 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 13.06.640. TU = Temporary use consistent with Section 13.06.635. N = Prohibited use in this district.

3. District use table.

Type of Mixed-Use Center District

NCX CCX UCX UCX-TD RCX*

CIX NRX HMX URX Additional Regulations* The gross floor area of any development in RCX must be at least 75 percent residential unless otherwise noted.

Adult retail and entertainment

N N N N N N N N N Prohibited, except as provided for in Section 13.06.525.

Adult family home P P P P P P P P P See definition for bed limit. Prohibited at street level along designated pedestrian streets in NCX. Not subject to minimum densities found in Section 13.06.300.E.

Ambulance services

N CU CU CU N P N P N

Animal sales and service

P P P P N P N N N Must be conducted entirely within an enclosed building. See Table 13.06.200.D for setback requirements specific to animal sales and service. Must be set back 20 feet from any adjacent residential district or use.

Art/craft production P P P P P P N N N Assembly facility P P P P CU P N N N Prohibited at street level along designated pedestrian streets in

NCX. Brewpubs/taverns P 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. UCX-TD is limited to 5,000 barrels in the same manner. Equivalent volume winery limits apply.

Building materials and services

N P P CU N P N N N Prohibited along frontage of designated core pedestrian streets.

Business support services

P P P P N P N N N In NCX, all activities must occur within buildings; outdoor storage/repair is prohibited. Customer service offices must be located at building fronts on designated pedestrian streets in NCX.






Carnivals TU TU P TU N TU N TU TU Subject to Section 13.06.635. Cemetery/internment services

N N N N N N N N N Enlargement of cemeteries in existence at the time of adoption of this chapter may be approved in any zoning district subject to a conditional use permit. See Section 13.06.640.

Commercial recreation and entertainment

P P P P N P N N N

Commercial parking facility

P P P P N P N P N In UCX-TD, only permitted if provided in a structure or below ground facility. Prohibited at street level on designated pedestrian streets in NCX.

Communication facility

CU CU P P N P N N N Prohibited at street level along designated pedestrian streets in NCX.

Confidential shelter

P P P P P P P P P See Section 13.06.535. Prohibited at street level along designated pedestrian streets in NCX. Not subject to minimum densities founding Section 13.06.300.E.

Continuing care retirement community

P P P P P P P P P See Section 13.06.535. Prohibited at street level along designated pedestrian streets in NCX.

Correctional facility N N N N N N N N N Cultural institutions P P P P N P N N N Day care, family P P P P P N P P P Day care, center P P P P P P CU P P Not subject to RCX residential requirement. Detoxification center

N N N N N CU N CU N

Drive-throughs with any use

P P P P N P N N N Drive-through driveways must be located at least 150 feet from any bus stop or transit center. Drive-through windows shall not face or orient toward any designated pedestrian street, and waiting and/or stacking lanes shall be screened from view. Drive-through uses that are not located within a building are prohibited from locating within 100 feet of a light rail street. See Section 13.06.510 Table 2 for driveway standards.

Dwellings/ residential

P P P P P P Prohibited at street level along designated pedestrian streets in NCX. See Section 13.06.300.E for minimum densities.

Dwelling, single-family detached

N N N N N N P N N See Section 13.06.300.C. See Section 13.06.300.E for minimum densities.

Dwelling, two-family

P P P P P P CU P P In NCX and CCX Districts, prohibited at street level along core designated pedestrian streets. See Section 13.06.300.C. See Section 13.06.300.E for minimum densities.






Dwelling, three-family


Dwelling, multiple-family

P P P P P P N P P In NCX and CCX Districts, prohibited at street level along core designated pedestrian streets. See Section 13.06.300.C. See Section 13.06.300.E for minimum densities. In the NRX District, multiple-family dwellings lawfully in existence in the on XXXXX, the time of reclassification to this district, shall be considered permitted uses. Said multiple-family dwellings 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-family dwelling on XXXXXXX.

Dwelling, townhouse


Dwelling, accessory (ADU)

P P P P P P P P P Prohibited at street level along core designed pedestrian streets. See Section 13.06.300.C. See Section 13.06.150 for specific Accessory Dwelling Unit (ADU) Standards.

Eating and drinking

P P P P P P N P N Outdoor seating permitted with a 12-seat Maximum in RCX. In RCX live entertainment limited to that consistent with a Class “C” Cabaret license, as designated in Chapter 6.14. In all other districts, live entertainment limited to that consistent with a either a Class “B” or Class “C” Cabaret license, as designated in Chapter 6.14. See Section 13.06.200.D for size limitations in HMX.

Emergency and transitional housing

CU P P P CU N CU CU CU See Section 13.06.535. In NCX and CCX Districts, pProhibited at street level along designated core pedestrian streets.

Extended care facility

P P P P P P P P P See Section 13.06.535. In NCX and CCX Districts, prohibited at street level along designated core pedestrian streets.

Food and non-alcoholic beverage production and processing, limited

P P P P N P N N N Not to exceed 4,000 square feet or 45 percent of the gross floor area, whichever is less, and must include a retail component fronting the street at the sidewalk level.

Foster home P P P P P P P P P In NCX and CCX Districts, prohibited at street level along designated core pedestrian streets.

Funeral homes P P P P N P N P N






Gas stations N P P P N P N N N Prohibited along designated pedestrian streets within the UCX and CCX Districts. Gas station pump islands, stacking lanes and parking areas shall be located at the side or rear of the building.

Golf course P N P N P N P N P N P N N N N Group housing P P P P P P P P P Prohibited at street level along designated core pedestrian

streets in NCX. Heliport N N N N N CU N CU N Home Occupation P P P P P P P P P A Home Occupation shall be allowed in all X-Districts pursuant

to the standards found in Section 13.06.105.A.6 Hospitals N CU CU CU N P N P N Hotel/motel P P P P N P N P N Industry, limited light

N N N P N P N N N In UCX-TD, only permitted if 50 percent of site contains an enclosed building.

Intermediate care facility

P P P P P P P P P See Section 13.06.535. Prohibited at street level along designated core pedestrian streets in NCX.

Juvenile community facility

P P P P P/CU

P CU N P/CU Prohibited at street level along designated core pedestrian streets. See Section 13.06.530 for additional information about size limitations and permitting requirements. Permitted with no more than 16 residents in the NCX, CCX, UCX, and CIX zoning districts. Permitted with no more than 8 residents in the RCX zoning district. Permitted with a Conditional Use Permit for more than 8, but not more than 16, residents in the RCX zoning district. All development is subject to Section 13.06.530.

Lodging house P P P P P P CU P P Prohibited at street level along designated core pedestrian streets in NCX and CCX Districts.

Microwinery, limited

P P P P N P N N N Must include a retail component that occupies a minimum of 500 gross square feet 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 a minimum of forty (40) hours per week. All production activities must be conducted within an enclosed building. Outside storage is allowed provided screening and/or buffer planting areas are provided in accordance with Section 13.06.502.DB.

Mobile home/trailer court

N N N N N N N N N

Nurseries P P P N N P N N N






Office P P P P P P N P 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.

Park and recreation

P P P P P P P P P Not subject to RCX residential requirement.

Parking area P P P P P P Parking may be located in structures, consistent with Section 13.06.510.

Passenger terminals

P P P P N P N N N

Personal services P P P P P P N P N See Section 13.06.200.D for size limitation in HMX. Public safety facilities

P P P P P P CU P P Not subject to RCX residential requirement.

Religious assembly

P P P P P P CU P P Not subject to RCX residential requirement.

Repair services P P P P N P N N N In NCX, all activities must occur within buildings; outdoor storage/repair is prohibited.

Research and development industry

N N N N N P N N N

Residential care facility for youth

P P P P P P P P P See Section 13.06.535. See definition for bed limit. Prohibited at street level along designated core pedestrian streets in NCX and CCX Districts. Not subject to minimum densities found in Section 13.06.300.E.

Residential chemical dependency treatment facility

P P P P P P P P P See Section 13.06.535. Prohibited at street level along designated core pedestrian streets.

Retirement home P P P P P P P P P See Section 13.06.535. Prohibited at street level along designated pedestrian streets in NCX.

Retail P P P P P P N P N See Section 13.06.200.D for size limitation in HMX. Schools, public or private

P P P P P P N P N Not subject to RCX residential requirement.

Self-storage N P P P N P N N N Prohibited along frontage of designated core pedestrian streets. Shipping Container

N N N N N N N N N Allowed only as a temporary use associated with an ongoing construction project.






Staffed residential home

P P P P P P P P P See Section 13.06.535. See definition for bed limit. Prohibited at street level along designated core pedestrian streets in NCX and CCX Districts. Not subject to minimum densities found in Section 13.06.300.E.

Student housing P P P P P P N P P Prohibited at street level along designated core pedestrian streets in NCX and CCX Districts.

Surface mining CU CU CU CU CU CU N CU CU Temporary uses TU TU TU TU TU TU TU TU TU See Section 13.06.635 Theater P 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. Utilities CU CU CU CU CU CU CU CU CU Prohibited at street level along designated core pedestrian

streets in NCX. Not subject to RCX residential requirement. Vehicle rental and sales

N P P P N P N N N In UCX-TD, only permitted if 50 percent of site contains an enclosed building. Use permitted in the 56th Street and South Tacoma Way Mixed-Use Center NCX only, if all activities occur within buildings; outdoor storage repair, and sales are prohibited. Prohibited along frontage of designated core pedestrian streets.

Vehicle service and repair

N P P P N P N N N All activities must occur within buildings; outdoor storage and/or repair is prohibited. In UCX-TD, only permitted if 50 percent of site contains an enclosed building. Use permitted in the 56th Street and South Tacoma Way Mixed-Use Center NCX only, if all activities occur within buildings; outdoor storage and/or repair is prohibited. Prohibited along frontage of designated core pedestrian streets.

Vehicle service and repair, industrial

N N P P N P N N N

Vehicle storage N N N N N P N N N Subject to development standards contained in Section 13.06.510.D.

Warehouse, storage

N N N N N P N N N

Wholesale or distribution

N N N N N P N N N

Wireless communication facility

P*/CU**P*/CU**P*/CU**P*/CU** P*/CU**P*/CU**P*/CU** P*/CU** P*/CU** *Wireless communication facilities are also subject to Section 13.06.545.D.1. **Wireless communication facilities are also subject to Section 13.06.545.D.2.






Work release center

N N CU N 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 Section 13.06.550.



E. Building envelope standards.

1. The following table contains the primary building envelope requirements. See Section 13.06.501 for additional requirements:

NCX CCX UCX UCX-TD *

RCX CIX NRX HMX URX Additional Requirements

Minimum lot area

0 square feet

minimum

0 square feet

minimum

0 square feet

minimum

0 square feet

minimum

0 square feet

minimum

0 square feet

minimum

3,750 square feet for one-family dwellings; 2,500 square feet per unit for duplexes; 6,000 square

feet for triplexes and multi-family dwellings; 5,000

square feet total per townhouse development

0 square feet

0 square feet

Minimum lot width

0 feet minimum

0 feet minimum

0 feet minimum

0 feet minimum

0 feet minimum

0 feet minimum

25 feet for one-family dwellings, duplexes and

triplexes; 14 feet for townhouses

0 feet 0 feet

Minimum yards: • Front • Side • Corner

side • Rear

0 feet minimum

0 feet minimum

0 feet minimum

0 feet minimum

0 feet minimum

0 feet minimum

For one, two- and three-family 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

0 feet 0 feet See Section 13.06.300.F;

sSee Section 13.06.503. If a buffer is required, a minimum setback is

created. Townhouse setback standards apply to

the exterior property lines of the

development and not to individual internal

property lines. See 13.06.501.N for

additional requirements

applicable to duplex, triplex and townhouse

developments.





45 feet; 7565 feet

in the North 1st

Street and

Tacoma Avenue

Mixed-Use Center

NCX (MLK and Stadium Mixed-

Use CentersDistricts).

Additional height

bonuses may

apply. See

Section 13.06.30

0.E.2

65 60 feet;

75 feet, if at least

25 percent of gross

floor area is

residential.

Additional height

bonuses may

apply. See

Section 13.06.30

0.E.2

75 feet; 120 feet, if at least 25 perce

nt of gross

floor area is

residential.

75 feet*,120 feet, if for a cultural

institution or at least

25 percent of gross

floor area is

residential,

including hotels.

60 feet; unless an

RCX zone

abuts a NCX zone

then the maximum

height shall

equal the abutting

NCX maximum

height.

75 feet 35 feet 150 feet 45 feet Height will be measured consistent with Building Code, Height of Building. Maximum heights,

shall be superceded by the provisions of section 13.06.503.A,

except for development in areas

that qualify for the height bonus program, as

described below under subsection E.2.

Maximum height of

structures (feet)

* In UCX-TD, for all properties lying south of a line running parallel to the center line of the alley between East 26th Street and East 27th Street starting at the western district boundary of the UCX-TD zone and running east to the center line of East E Street, then north to the center line of East 26th Street, then east to the eastern district boundary of the UCX-TD zone, height is 120 feet, if at least 4 of the design elements found in Section 13.06A.080 (excluding Section 13.06A.080(8)) are incorporated into the project. Height can be increased to 225 feet, if at least 4 of the design elements are incorporated and 2 of the special features found in Section 13.06A.090 (excluding Section 13.06A.090(7)) are included.

Upper story setback

None See

Section 501.C.2

for stepback standards along

pedestrian streets

None See

Section 501.C.2

for stepback standards along

pedestrian streets

None 10 feet from

adjacent lot line for

portion over

50 feet in height

None None None None None See Section 13.06.503; residential transition standards

compatibility requirement may also

apply.





Maximum business

occupancy size (gross floor area)

30,000 square feet;

45,000 square feet for

full service grocery stores only.

None None None 25 percent of the building’s

gross floor area

of the developm

ent. (75 perce

nt of gross

floor area must be

residential.)

None None 7,000 SF for eating, drinking, retail and personal service uses

None See Section 13.06.300.D

for limited exemptions for RCX District

Minimum density

(units/acre)

9 30; 40 on

designated

pedestrian streets

(see Section

13.06.300.C

15 30; 40 on

designated

pedestrian streets

(see Section

13.06.300.C

30 40 30 15 30; 40 on

designated

pedestrian streets

(see Section

13.06.300.C

None None None 25 One-family dwellings and mixed-use

projects (such as residential & commercial, residential & industrial, or residential &

institutional) are exempt from

minimum-density requirements.

2. The following Height Bonus provision applies in the NCX and CCX zoning districts. Projects may qualify for a maximum of 20 feet of additional building height in exchange for a combination of the following bonus features. Only properties or portions of properties located within the NCX or CCX Districts and within 200 feet of the centerline of a designated core pedestrian street within a Mixed-Use Center qualify for this bonus program. Projects that qualify for this program are not subject to the height restrictions found in Section 13.06.503.A.


PEDESTRIAN ORIENTED ENVIRONMENT

Minor Features

Artistic Building Lighting Enhanced or artistic exterior building lighting. Lighting should emphasize architectural features of the building, such as up-lighting of vertical piers.

Combine three (3) minor features to obtain five (5) feet of bonus




Pedestrian Lighting Lighting for pedestrians, mounted on building façade. Fixtures shall be placed at a maximum of 30 feet apart

Pedestrian Weather Protection Pedestrian weather protection for at least 95% of building street frontage on designated pedestrian streets

Distinctive Sidewalk Paving Enhanced or distinctive sidewalk paving. Examples include brick, stamped concrete, concrete or stone pavers, or decorative inlays.

height

Major Features

Crime Prevention through Environmental Design (CPTED)

Project designed and constructed to achieve 75% of the available and applicable points on the City’s CPTED project review checklist. Must coordinate with City’s CPTED specialist. 5 feet

Outside Seating Sidewalk restaurant or café seating (within extended building setback). Outside seating shall be a space designed and used for moveable outside seating within a minimum 5 foot setback. The seating space must allow for a minimum 6 foot clear zone for pedestrian travel within the sidewalk.

10 feet

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. Must coordinate with Pierce Transit. See Section 13.06.511, Transit Support Facilities.

10 feet

Public Plaza A public plaza of at least 800 SF or 5% of the gross floor area, whichever is greater. 20 feet

Ground Floor Retail

At least 50% of ground floor project street frontage designed to accommodate a retail use. Retail use shall be a minimum of 3,000 square feet. 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.

10 feet

Ground Floor Restaurant At least 50% of ground floor project street frontage designed to accommodate a restaurant or café use. Restaurant use shall be a minimum of 3,000 square feet. The development shall also incorporate necessary venting and sewer facilities.

20 feet

High Quality Materials At least 50% of ground floor façade uses high quality materials such as stone, brick, architectural pre-cast concrete or similar materials. 10 feet

Public Art (0.5%)

A feature worth 0.5% of total project value, 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 center and within 1000 feet of the project. Art features shall be coordinated with the City’s Arts Administrator and approved by the Arts Commission.

10 feet

Public Art (1%)

A feature worth 1% of total project value, 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 center and within 1000 feet of the project. Art features shall be coordinated with the City’s Arts Administrator and approved by the Arts Commission.

20 feet

Structured Parking (50%) At least 50% of the required parking is provided within the building footprint (above or below ground). For project 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.

5 feet




Structured Parking (100%) All parking is provided within building footprint (above or below ground). For project 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.

10 feet

TRANSIT ORIENTED DEVELOPMENT

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 exising 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. The system shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities.

10 feet

Green Roof

Provide a green roof that covers at least 60% of the building footprint. Green roofs shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities. Green roofs shall conform to best available technology standards such as those published by Leadership in Energy and Environmental Design (LEED).

15 feet

Solar Power Generation Install a solar power generation facility on the site that is designed to provide at least 15% of the expected annual energy use for the building. The facility shall be designed and installed under the direction of a professional with demonstrated expertise in the design and construction of such facilities.

15 feet

Mature Vegetation Use minimum 4-inch caliper trees and 5 gallons shrubs for all required plantings. 5 feet

Historic Structures Retention, renovation and incorporation of a designated or listed historic structure. Incorporation and renovation shall be coordinated with the City’s Historic Preservation Officer and approved by the Landmarks Preservation Commission.

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 strutures or existing portions of structures. Project shall utilize an energy cost budget analysis to demonstrate energy savings over current standards.

5 feet

QUALITY OF LIFE

Daycare Facility A daycare facility for at least 20 children of the general public (enrollment shall not be limited to building occupants). The Land Use Administrator may require that specific provisions be met to ensure availability to the general public.

10 feet

Public Meeting Facility A public meeting facility of at least 500 SF (is NOT required to be located on ground floor or along street frontage). Land Use Administrator may require that specific provisions be met to ensure long-term availablility of the room as a public meeting space.

10 feet

Affordable Housing 20% of residential units provided for households making less than 80% of area median income. 20 feet




Transfer of Development Rights (TDRs) Use of TDRs from a TDR sending area. TBD

(based on number of TDR credits)

F. 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:

Non-residential buildings and/or shopping centers of 30,000 square feet or less gross floor area

Non-residential buildings greater than 30,000 square feet gross floor area

Shopping centers greater than 30,000 square feet gross floor area

NCX, RCX, and UCX-TD Districts

• 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 facade.

• 5 feet maximum setback from property lines at the public right-of-way for 75 percent of front and corner side facade.

• 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.

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 facade.

• 10 feet maximum setback from the property line at the public right-of-way for 50 percent of the front or side of the facade.

• 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.

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 facade.

• 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 facade.

• 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.

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 facade, 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. 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.

Exceptions • In UCX-TD, setback distance beyond the maximum may be used if the additional area is devoted to pedestrian plazas, public open spaces, and/or courtyards, with no motor vehicle use and at least 25 percent of the building frontage meets the maximum setback.

• In the Tacoma Mall RCX, for all non-residential buildings located on properties fronting the west side of South Pine Street between South 40th Street and South 47th Street, the developer may choose either a five-foot maximum front and corner side setback from the property lines at the public right-of-way for 50 percent of front and corner side facade or a ten-foot maximum front and corner side setback from the property lines at the public right-of-way for 75 percent of front and corner side facade.

• In all X-Districts, 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.

Exemptions in all Mixed-Use Center Districts

• Additions to legal, nonconforming buildings are exempt from maximum setbacks, provided, the addition reduces the level of nonconformity as to maximum setback. • Buildings that are 100 percent residential do not have a maximum setback. • 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. • Public facilities on sites over 5 acres shall be exempt from maximum setback requirements, subject to the following provisions. However, for every 10 feet that new developments are

set back beyond the standard maximum setback requirement, the facility shall provide one of the following pedestrian improvements: • 100 square feet of public plaza connected to and located within 10 feet of the public sidewalk. The 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 area. • 1 street tree. This requirement is in addition to any street trees required as part of the standard requirements for the development. These additional street trees shall

be placed along portions of the site frontage that do not currently provide the required number of street trees. • 1 pedestrian-scaled light. These lights shall first be located along the internal pedestrian walkway onnecting the new development to public sidewalk. Lighting shall be



placed at approximately 30-foot intervals along the walkway. Additional lights can be placed along other internal pedestrian walkways, plazas or the public sidewalk. This exemption shall expire 5 years from the date of adoption of this exemption.

, ,-

Examples for Application of Maximum Setback

P e d e s t r i a n A r e a

7 5 % M i n i m u m R e q u i r e d F r o n t a g e

P e de strianArea

M i n i m u m R e q u ire d F ro n ta g e5 0 % S i n g l e B u ild in g2 5 % S h o p p in g C e n te r

50% M in im u mRe q u ired F ro nta ge

P e de str ia nAre a



G. Residential X-District Yard Space Standards. The following standards apply to all new duplex/triplex, townhouse, multi-family or mixed-use development in X-Districts. They are intended to provide yard space for residents of these developments.

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

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

3. Multi-Family and Mixed-Use Development. At least 100 square feet of yard space is required for each dwelling unit. Required setback and buffer areas, vehicular access areas and required walkways shall not count towards the yard space requirement.

a. Common Yard space. Where accessible to all residents, common yard space may count for up to 100 percent of the required yard space. This includes landscaped courtyards or decks, front porches, gardens with pathways, children’s play areas, or other multi-purpose recreational and/or green spaces. Special requirements and recommendations for common yard spaces include the following:

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

(2) Spaces (particularly children’s play areas) shall be visible from dwelling units and positioned near pedestrian activity.

(3) Spaces shall feature paths, landscaping, seating, lighting and other pedestrian amenities to make the area more functional and enjoyable.

(4) Individual entries shall be provided onto common yard space from adjacent ground floor residential units, where applicable.

(5) Space should be oriented to receive sunlight for part of the day, facing east, west, or (preferably) south, when possible.

(6) Common yard space shal be open to the sky, except for clear atrium roofs.

(7) Shared porches qualify as common yard space provided:

(a) No dimension is less than eight feet.

(b) It is open on at least two sides.

b. Balconies. Private balconies, porches, decks, patios or yards may be used to meet up to 50 percent of the required yard space. To qualify as yard space, such spaces shall be at least thirty five square feet, with no dimension less than four feet.

c. Rooftop decks may be used to meet up to 25 percent of yard space for all multi-family uses and up to 50 percent of the required yard space mixed-use developments, provided they:

(1) Must be accessible to all dwelling units.

(2) Must include amenities such as seating areas and landscaping.

(3) Must feature hard surfacing appropriate to encourage residential use.

(4) Must include lighting for residents’ safety.

G H. Common requirements. To streamline the Zoning Code, certain requirements common to all districts are consolidated under Section 13.06.500. These requirements apply to Section 13.06.300 by reference.

Refer to Section 13.06.500 for the following requirements for development in Mixed-Use Center Districts:

13.06.501 Building design standards.

13.06.502 Landscaping and/or buffering standards.



13.06.503 Residential compatiblity standards.

13.06.510 Off-street parking.

13.06.511 Transit support facilities.

13.06.512 Pedestrian and bicycle support standards.

13.06.520 Signs.

* * *



13.06.500 Requirements in all preceding districts. Applicability. The regulations of this section 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.

13.06.501 Building design standards. A. 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 in C-1, C-2, HM, T, PDB, and Mixed-Use Center Districts, except as follows:

1. Standards. Each item of this section shall be addressed individually. Exceptions and exemptions noted for specific development situations apply only to the item noted.

2. Additions. Additions of less than 5,000 square feet of gross floor area are exempt from the design standards of this section; provided they do not exceed 75 percent of the existing gross floor area.

2. Additions/Remodels. Three thresholds are used to gauge the extent of design standard compliance on additions/remodels:

a. Level I Remodels and additions include all remodels and/or additions within a three year period with cumulative value of less than 60% of the existing building value, as determined by the Building Code. The requirement for such remodels 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.

b. Level II Remodels and additions include all remodels and/or additions within a three year period whose cumulative value ranges from 60% to 200% of the value of the existing structure, as determined by the Building Code. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II Remodels.

c. Level III Remodels and additions include all remodels and/or additions within a three year period whose cumulative value exceeds 200% of the value of the existing structure, as determined by the Building Code. Such remodels shall conform to ALL standards.

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. Super regional malls. Additions to super regional malls of less than 10,000 square feet of gross floor area are exempt from the design standards of this section.

4. Temporary. Temporary structures are exempt from the design standards of this section.

5. Remodel. Remodel projects valued below 60 percent of the building value, as determined by the Building Code, are exempt from the design standards of this section.

6 5. Residential and/or mixed-use. The standards apply only to residential structures of five dwelling units or greater. The standards apply to all mixed-use structures.

a. Single-family homes are exempt from these standards.

b. Two and three-familydwellings are subject only to the standards in Section M.

c. Townhouses are subject only to the standards in Section N.

d. The standards herein apply to all other residential uses unless otherwise noted.

76. Historic. In any conflict between these standards and those applied by the Tacoma Landmarks Preservation Commission, the standards of the commission shall prevail.



87. Religious assembly and religious 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.




B. General Mass Reduction Standards. The following requirements apply to the C1, C2, T, HM and PDB zoning districts. See Section 13.06.501.C, below, for X-District requirements. The design choices of this item 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.

1. Size to choice ratio for 2 below

a. Buildings under 7,000 square feet gross floor area are not required to provide mass reduction.

b. Buildings from 7,000 square feet gross floor area to 30,000 square feet gross floor area shall provide at least one mass reduction feature.

c. Buildings over 30,000 square feet gross floor area shall provide at least two mass reduction features.

2. Mass reduction choices

a. Upper story. Buildings with a maximum footprint of 7,000 square feet gross floor area, that do not exceed 14,000 square feet gross floor area, may count use of a second story as a mass reduction feature.

b. 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.

c. 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.

d. Public plaza. A public plaza of at least 800 square feet of gross floor area or 5 percent of gross 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 gross floor area. 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.

e. Housing. The provision of upper story residential dwelling units at a site density consistent with the applicable land use intensity designation of the comprehensive plan.



C. X-District Mass Reduction Standards. The following requirements apply to all development located in any X-District, unless specifically exempted. 1. Façade Articulation: 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. a. All building facades

fronting directly on a Designated Pedestrian Street must include at least two of the following articulation features at intervals no greater than 30 feet to reinforce the desired pattern of small storefronts adjacent to the sidewalk.

(1) Use of window and/or entries that reinforce the pattern of small storefront spaces. (2) Use of vertical piers to reinforce the pattern of small storefront spaces. Such piers must project at least 2 inches from the façade and extend from the ground floor to the roofline. (3) Use of weather protection features that reinforce the pattern of small storefronts. For example, for a business that occupies three lots, use three separate awnings to break down the scale of the storefronts. Alternating colors of the awnings may be useful as well. (4) Roofline modulation as defined in Section 13.06.501E (5) Change in building material or siding style. Example Figures Right: This building uses roofline modulation, window configurations, and weather protection elements to reinforce the pattern of small storefronts. Below: Other acceptable façade articulation examples. All use window configurations to reinforce the desired small storefront pattern. Other features used in these examples to meet the standards include: Vertical piers: Different weather protection elements:

Roofline Modulation:



b. All non-residential facades fronting on a non-Pedestrian Designated Street or containing a pedestrian entrance must include at least three of the following articulation features at intervals no greater than 60 feet.

(1) Use of window configurations and/or entries that reinforce the pattern of storefront spaces. (2) 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 and/or roofline modulation as defined in Section 13.06.501E. Otherwise, the minimum depth and width of modulation shall be 10 and 15 feet, respectively.

(3) Use of separate weather protection features that reinforce the pattern of storefront spaces. (4) Roofline modulation as defined in Section 13.06.501E (5) 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 feet of the facade. (6) Change in building material or siding style. (7) Use of vertical piers. Such piers must project at least 2 inches from the façade and extend from the ground floor to the roofline. (8) Providing a trellis, tree, or other landscape feature within each interval. Such feature must be at least one-half the height of the

building (at planting time for any landscaping element). c. All residential buildings

and residential portions of mixed-use buildings shall include at least three of the following articulation features at intervals of no more than 30 feet along all facades facing a street, common open space, and common parking areas:

(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 as defined in Section 13.06.501E. Otherwise, minimum depth and width of modulation is 10 and 15 feet, respectively. Balconies may not be used to meet modulation option unless they are recessed or projected from the facade 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 as defined in Section 13.06.501E (5) Vertical articulation of the façade. This refers to design treatments that provide a clear delineation fo the building’s top, middle and

bottom. (a) Top features may include a sloped roofline or strong cornice line as defined in Section 13.06.501E. For facades 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 30-foot or less intervals. Below: 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.

2. Mass Reduction: Upper Floor Streetfront Stepbacks. The following standards are intended to reduce the appearance of bulk and reduce the potential for shade and shadow impacts on pedestrian streets. They apply to all development along designated pedestrian streets, unless specifically exempted.



a. 8’ minimum stepback along the streetfront façade for 4th floor and above in RCX Districts

b. 8’ minimum horizontal stepback along for 5th floor and above in X Districts other than RCX, where the ROW width is less than 100’

c. 8’ minimum horizon stepback for 6th floor and above in X zones other than RCX, where the ROW width is 100’ or greater

d. Exceptions to b and c, above: Portions of buildings adjacent to street corners along designated pedestrian streets can depart from this standard to incorporate distinctive street corner design elements such as a turret. Such corner building features shall be no more than 20 feet in width along both streets and other portions of the building shall meet applicable stepback standards.

3. Mass Reduction: Maximum Façade Widths. The following standards are intended to incorporate a significant modulation of the exterior wall through all floors except the ground floor. They apply to the upper story facades of multi-story buildings that are greater than 120 feet in width. Such buildings shall include at least one of the following features to break up the massing of the building and add visual interest:

a. 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.

b. Use of a contrasting vertical modulated design component featuring all of the following: (1) Component extends through all floors above the first floor fronting on the street. Exception: upper floors that are stepped back more than 10 feet from the façade

are exempt. (2) Utilizes a change in building materials that effectively contrast from the rest of the façade. (3) Component is modulated vertically from the rest of the façade by an average of 6 inches. (4) Component is designed to provide roofline modulation per 13.06.501.E below.

c. Façade employs building walls with contrasting articulation that make it appear like two distinct buildings. To qualify for this option, these contrasting facades must employ the following: (1) Different building materials and/or configuration of building materials. (2) Contrasting window design (sizes or

configurations). Examples of facades wider than 130 feet 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.



CD. General Rooflines Standards. The following requirements apply to the C1, C2, T, HM and PDB zoning districts. See Section 13.06.501.E, below, for X-District requirements. These requirements 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. 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. Modulated roof. Use of features 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. Gas station canopies, drive-through canopies, or similar canopies are exempt from roofline requirements.

E. X-District Roofline Standards. The following requirements apply to all development located in any X-District, unless specifically exempted. They are intended to ensure that roofline is addressed as an integral part of building design to discourage 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 human scale development.

1. Roofline modulation. In order to qualify as a façade articulation element in other mass reduction standards herein, the roofline shall meet the following modulation requirements along façades facing a street:

a. For flat roofs or facades with horizontal eave, fascia, or parapet, the minimum vertical dimension of roofline modulation is the greater of 2 feet or 0.1 multiplied by the wall height (finish grade to top of the wall) when combined with vertical building modulation techniques. Otherwise, the minimum vertical dimension of roofline modulation is the greater of 4 feet or 0.2 multiplied by the wall height.

b. Buildings with pitched roofs must include a minimum slope of 5:12 and feature modulated roofline components (such as gabled, hipped, shed, or other similar roof forms) at the interval required per the applicable standard in Section D, above. Rounded, gambrel, and/or mansard forms may be averaged.



2. Flat roof standards. Buildings (or portions thereof) featuring flat roofs shall employ decorative cornice lines 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. Cornices shall not project over property lines, except where permitted on property lines abutting public right-of-way.

b. Use of balcony/deck railings that function as a visual roofline element. Such railings must be at least 2 feet in height and extend along at least 75 percent of the facade 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. d. A cornice element that projects at least 18 inches from the façade for buildings four stories or less or at least 2 feet from the façade

for buildings taller than 4 stories. The cornice line must extend along at least 75 percent of the façade. 3. Roofline elements shall not project over property lines, except where permitted on property lines abutting public right-of-way. 4. Canopy Exemption. Gas station canopies, drive through canopies, or similar canopies are exempt from roofline requirements.



DF. General Windows and openings. The following requirements apply to the C1, C2, T, HM and PDB zoning districts. See Section 13.06.501.G, below, for X-District requirements. These requirements 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.

1. Street level a. 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 area of the ground level wall area, which is defined as the area between 2 feet and 8 feet above the sidewalk on a minimum of 2 such building elevations. The window and opening requirements shall be reduced to 40 percent of the ground level wall area for building elevations that are impacted by steep grades, as outlined below in the steep grade exemption section. 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.

b. Mixed-Use Center District designated pedestrian streets. All requirements in 4.a.1. above except the minimum transparent window or openings is 60 percent of the area of the ground level wall area.

c. Required view. Required windows or openings must provide either views into building work areas, sales areas, lobbies, merchandise displays, or artworks. d. 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.

2. Upper levels a. 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.

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.

3. Exemptions a. Steep grades. The window and opening requirement shall not apply to that portion of a facade 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.

b. Residential privacy. On sides where C, HM, T, PDB, or Mixed-Use Center District boundaries adjoin R-1, R-2, R-2SRD, or R-3 District boundaries, structures within the C, HM, T, PDB, or Mixed-Use Center 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.

c. Residential buildings. Residential buildings or residential portions of mixed-use buildings are exempt from street level windows or openings.

50% GLWA

Ground LevelWall Area(GLWA)2f

tto8ft

(6feet)

.

Window / opening

.

Development Requirements for Facades Windows / Openings

Terminology



G. X-District Windows and Openings: Façade Transparency and Solar Access. The following requirements apply all development in any X District, unless specifically exempted. These requirements 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. Street level

transparency standards for non-residential uses:

a. For development on properties or portions of properties located within the height bonus area (adjacent to the designated core pedeistrian street), facades facing a designated pPedestrian Street shall have transparent window or openings for at least 60 percent of the area of the ground level wall area. Rough openings are used to calculate this requirement.

b. For properties located outside of the height bonus area (core area), facades facing a designated Pedestrian Street shall have transparent window or openings for at least 50 percent of the area of the ground level wall area. Rough openings are used to calculate this requirement.

c. Facades facing a non-pedestrian street, internal courtyard, plaza or containing customer entrances and facing customer parking lots of 20 stalls or greater shall have transparent window or openings for at least 40 percent of the area of the ground level wall area, or for areas not adjacent to a sidewalk, above the adjacent grade surface. Rough openings are used to calculate this requirement.

d. Flexibility for sloping properties. The window and opening requirements shall be reduced to 30 percent of the ground level wall area 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 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 running parallel to the elevation and crossing the floor plates of the building.

e. Required view. Required windows or openings must provide either views into building work areas, sales areas or lobbies. Art or display windows may substitute for transparent elements for up to 25% of the requirement on facades facing designated Pedestrian Streets and up to 50% on all other applicable facades. 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).

f. The “ground level wall area” is defined as the area between 2 feet and 8 feet above the sidewalk. For building elevations where the finished grade level adjacent to the building is four feet above or below the level of the sidewalk, the “ground-level wall area” shall be defined as the portion of the façade between 2 feet and 8 feet above the adjacent finished grade.

2. Upper level transparency standards for non-residential uses:

a. Exterior walls facing streets or containing customer entrances and facing 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.

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.

3. Residential buildings and residential portions of mixed-use buildings shall incorporate transparent windows and doors equal to at least 15% of all vertical façade surfaces facing the street.

4. Solar access for residential units.

a. Buildings or portions thereof containing dwelling units whose solar access is only from the side or rear of the building (facing towards the side or rear property line) shall be set back from the applicable side or rear property lines at least 15 feet. This standard shall not apply in cases where the rear or side property line abuts an alley. Examples are provided below.



EH. General Facade Surface Standards. The following requirements apply to the C1, C2, T, HM and PDB zoning districts. See Section 13.06.501.I, below, for X-District requirements. These requirements 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 facade materials and/or treatment and to encourage more active consideration of the surrounding setting. 1. Blank wall

limitation a. 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.

b. NCX District facades. Pedestrian access to uses above or below street level shall not exceed a maximum of 25 percent of the width of the structure’s front facade.

2. Facade variety a. Buildings under 2,000 square feet gross floor area are exempt from the variety requirement. b. Buildings from 2,000 square feet gross floor area to 30,000 square feet gross floor area shall use at least 2 different materials, textures, or patterns on each

building elevation. c. Buildings over 30,000 square feet gross floor area shall use at least 3 different materials, textures, or patterns on each building elevation. d. 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. 3. Building face

orientation a. 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. b. This requirement applies to a maximum of 2 building elevations on any given building.



I. X-District Façade Surface Standards. The following requirements apply to all development in any X-Districts, unless specifically exempted. These requirements 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 facade materials and/or treatment and to encourage more active consideration of the surrounding setting. 1. Blank walls

limitation a. Blank wall definition: 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 b. Blank walls facing a street, internal pathway, or customer parking lot of 20 stalls or greater must be treated in one or more of the following ways:

(1) Transparent windows or doors. (2) Display windows at least 2 feet in depth and integrated into the façade (tack-on display cases do not qualify). (3) 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. (4) 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. 2. Window/Trim Detailing. Building facades shall employ techniques to recess or project individual windows or groupings of windows above the ground floor at least two inches from the surrounding facade or incorporate window trim at least four inches wide surrounding the windows. Examples:

Recessed window OK Projected window OK Window with trim OK Unacceptable



3. Building Details

Storefront details for designated Pedestrian Streets. All buildings fronting on designated Pedestrian Streets shall be enhanced with appropriate details. All new buildings shall employ at least one detail element from each of the three categories below. To qualify as an element, features must be used continuously along the façade or at 30-foot intervals. a. Window and/or entry treatment:

(1) Display windows divided into a grid of multiple panes. (2) Transom windows. (3) Roll-up windows/doors. (4) Recessed entry. (5) Decorative door. (6) Arcade. (7) Landscaped trellises or other permanent decorative elements that incorporate landscaping near the building entry.

b. Decorative facade attachments: (1) Decorative weather protection element(s) such as a steel canopy or retractable awning. (2) Decorative building-mounted light fixtures.

c. Decorative building materials and other facade elements: (1) Use of brick or stonework on more than 10 percent of the façade. (2) Incorporating a decorative mix of building materials. (3) Decorative kick-plate, pier, or belt course.

Decorative elements referenced above must be distinct and unique elements or unusual designs that require a high level of craftsmanship. The examples below include a decorative door, use of materials, transom windows, and a retractable awning (left image), decorative lights, arcade, use of brick, and decorative planters near the entry (center image), and decorative canopies, decorative windows, and use of brick (right image).

4. Building face

orientation a. The building elevation(s) facing street 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. b. For buildings that have more than 2 qualifying elevations, this requirement shall only be applied to two of them.



FJ. Pedestrians. The following requirements apply to all development in the C1, C2, T, HM, PDB and X districts, except where noted or specicially exempted. These requirements 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. 1. Customer

entrances a. 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.

b. Designated streets. Non-residential or mixed-use buildings on designated pedestrian streets noted in Section 13.06.200.E or Section 13.06.300.C 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 gross floor area, the maximum distance is increased to 60 feet.

2. Street level weather protection

a. 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 facades containing customer and/or public building entries or facing public street frontage, except in X-Districts, which shall provide a minimum of 50 percent of the length. In X-Districts, facades where planting strips that are at least 5 feet in width separate the walkway from the building wall are exempt from these standards

b. Mixed-Use Center District designated pedestrian streets. Weather protection shall be provided above a minimum of 80 percent of the length of hard surfaced, public or private walkways and/or plazas along facades containing customer and/or public building entries or facing public street frontage.

c. 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.

d. 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.

e. In X-Districts, weather protection is required for all multi-family 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.



trash enclosure

rooftop utilitiesfull parapet screening

landscapetreatment

Screened

Option 2trash enclosure

rooftop utilities

fencetreatment

gate

Screened Option 1

Utility Storage

GK. General Fencing and Utilities. The following requirements apply to the C1, C2, T, HM,and PDB zoning districts. See Section 13.06.501.L, below, for X-District requirements. 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. 1. Utility

screening a. Rooftop. 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. The function of the HVAC equipment may not be compromised by the screening requirement.

b. All ground level. 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.

c. Small ground level. 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.

Types: Chain link fencing, with or without slats, is prohibited for required screening. 2. Fencing

type limitation

a. 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. b. 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. c. Electrified. The use of electrified fencing is prohibited in all zoning districts.



L. Fencing, Retaining Walls and Utilities. The following requirements apply to all development in any X-District, unless specifically exempted. They are intended to provide for thoughtful placement and design of utilities,mechanical equipment, service areas and fences to mitigate visual impact on public views, general community aesthetics and residential privacy. 1. Utility

screening a. Rooftop. 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. The function of the HVAC equipment may not be compromised by the screening requirement.

b. All ground level. 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. 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. All landscape screening shall provide 50 percent screening at the time of planting and 100 percent screening within 3 years of planting.

c. Small ground level. 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. Where there is no alley available, service elements shall be located at a distance or screened to minimize the negative visual, noise, odor, and physical impacts. Items that exceed 4 feet in height and visible from a street, common open space or pedestrian plaza, internal pedestrian pathway, customer parking lots (alleys are excluded), or shared internal access roads for residential uses, must use an opaque fence or structure to screen the element.

2. Fencing type limitation

a. Chain link fencing, with or without slats, is prohibited for required screening. b. 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. c. 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. d. Electrified. The use of electrified fencing is prohibited in all zoning districts. e. The maximum height of free-standing walls, fences, or hedges between any public street and building shall be 3-1/2 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 Type C or D landscaping to soften the view of the fence and contribute to the pedestrian environment.

3. Retaining Walls

a. 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 Type C or D landscaping to soften the view of the wall and contribute to the pedestrian environment.

M. X-District Duplex and Triplex Standards. The following requirements apply to all duplex and triplex developments in X-Districts. They are intended to emphasize pedestrian access, compatibility with residential neighborhoods, building orientation to the street, and to minimize impacts of vehicular access.

1. Covered entries are required for each common entry or individual dwelling unit entry with minimum dimensions of 4 feet by 6 feet.

2. Windows on the street. At least 15 percent of the street-facing facades (all vertical surfaces facing the street) shall be comprised of transparent windows and/or doors. Rough openings are used to calculate this requirement.

3. Garage design standards.

a. 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.

b. Driveway approach widths are limited to 14 feet when serving one unit and 20 feet in width when serving multiple units. Ingress and egress to internal road systems of large developments shall not be subject to this requirement.

c. Garages fronting the street shall be set back a minimum of 20 feet.



d. The garage face or side wall shall occupy no more than 50 percent of the length of the ground-level facade facing the street.

e. Where the garage faces the side yard, but is visible from the street, the garage shall incorporate a window on the street-facing facade 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.

4. Corner duplexes. 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-family home from each street. Where no alley is available for vehicular access, separate driveways for each unit may be placed on opposite streets.

5. Building design. Duplexes and triplexes shall be articulated to either look like two or three distinct dwelling units from the street or to look like one single family home. Specifically:

a. Buildings articulated to look like distinct dwelling units shall include individual covered entries plus one of the following:

(1) Roofline modulation consistent with Section 13.06.501.E.1 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.

b. Buildings designed to look like one single family home 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.

7. Utilities:

a. 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.

b. 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.

8. Fencing.

a. Chain link fencing, with or without slats, is prohibited for required screening.

b. 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.

c. 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.



d. Electrified. The use of electrified fencing is prohibited in all zoning districts.

e. The maximum height of free-standing walls, fences, or hedges between any public street and building shall be 3-1/2 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 Type C or D landscaping to soften the view of the fence and contribute to the pedestrian environment.

N. X-District Townhouse Standards. The following requirements apply to all townhouse developments in X-Districts. These requirements are intended to provide façade articulation that emphasizes individual units and reduces the apparent mass of structures, minimize impacts of vehicular access and service lements, and emphasize pedestrian access and building orientation to the street.

1. Building Mass:

a. The maximum number of units in one building is six, with minimum spacing between clusters of 10 feet.

b. Unit articulation. Townhouse facades 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 consistent with Section 13.06.501E1 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.

2. Garage Orientation & Vehicular Access:

a. Garages shall not face any street

b. 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.

c. Where street-front vehicular access is necessary, driveway approaches shall be limited to no more than one for every 9 units in the development.

d. Driveway approach widths are limited to 14 feet when serving one unit and 20 feet in width when serving multiple units. Ingress and egress to internal road systems of large developments shall not be subject to this requirement.

3. Pedestrian Orientation:

a. Townhouses fronting on a street must all have individual ground-related entries accessible from the street.

b. A continuous pedestrian walkway must be provided between the front entrance of each unit and the nearest public sidewalk.

4. Windows on the street. At least 15 percent of the facade (all vertical surfaces facing the street) shall be comprised of transparent windows and/or doors. Rough openings are used to calculate this requirement.

5. Utilities:

a. 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.

b. 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.

6. Fencing.

a. Chain link fencing, with or without slats, is prohibited for required screening.

b. 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.

c. 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.

d. Electrified. The use of electrified fencing is prohibited in all zoning districts.

e. The maximum height of free-standing walls, fences, or hedges between any public street and building shall be 3-1/2 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 Type C or D landscaping to soften the view of the fence and contribute to the pedestrian environment.



13.06.502 Landscaping and/or buffering standards. General requirements. The landscaping requirements, as a whole, are intended to contribute to the aesthetic environment of the City; provide green spaces that can support wildlife, such as birds, in the urban environment; help reduce storm water runoff; filter pollution; and buffer visual impacts of development.

* * *

Section 13.06.502.B Commercial and X-District Landscaping

T, C-1, C-2, HM, PDB, RCX, NCX, CCX, UCX, UCX-TD, CIX

Applicability A landscaping plan shall be provided consistent with this table for all new development of structures and/or parking lots, unless exempted below. Any requirement resulting in a fraction, when applied, shall be rounded up or down from the midpoint as appropriate. The same planting may satisfy more than one requirement, except as noted.

Exemptions Single-family, two-family, and three-family homes are exempt from all landscaping requirements contained in this table. New buildings that are less than 250 square feet of gross floor area are exempt from all landscaping requirements contained in this table. However, such new buildings shall

not be constructed within required Buffer Planting Areas. Building remodels are exempt from all landscaping requirements contained in this table. Building additions and buildings added to sites with existing structures are exempt from the landscaping requirements contained in this table, except for street tree

requirements and Buffer Planting Areas. Street trees and Buffer Planting Areas are only required along property lines adjacent to the building addition. If the required Buffer Planting Area cannot be provided because of legally existing development, the maximum possible Buffer Planting Area shall be provided and this area shall be planted with a mixture of trees, shrubs, and groundcover.

Parking lots of 20 stalls or less, loading areas, and gas stations are exempt from the Interior Landscaping Distribution requirements contained in the Planting Requirements section of this table, to allow flexibility in placement of required landscaping.

Parking lots of 20 stalls or less, located behind buildings and accessed by alleys, are exempt from the Perimeter Strip, Buffer and Interior Landscaping Distribution requirements below.

C, T, HM, or PDB, or X District property across an arterial street from R-District property is not required to provide a Buffer Planting Area along the affected property line abutting the arterial street.

Minimum Landscaping Area (unless exempted above) Overall site A minimum of 10 percent of the entire site minus the area covered by structures in T, C-1, C-2, HM, PDB, CCX, UCX, and CIX Districts.

A minimum of 5 percent of the entire site minus the area covered by structures in NCX, UCX-TD, and RCX Districts, and conditional uses permitted in Section 13.06.640.

Parking lots of 20 stalls or less, located behind buildings and accessed by alleys, are only required to meet the minimum percent for overall site landscaping, outlined above.

Landscaped areas shall be covered with a mixture of trees, shrubs, and/or groundcover. Site perimeter strip A minimum 7-foot wide site perimeter strip on sides without abutting street trees.

A minimum 5-foot wide site perimeter strip on sides with abutting street trees. The perimeter strip may be reduced to 5 feet for parcels of 150 feet or less in depth. The perimeter strip shall be covered with a mixture of trees, shrubs, and/or groundcover. Perimeter strips may be broken only for vehicle lanes, walkways, or primary structures.



Buffer Planting Areas. In addition to the intent of the landscaping requirements noted above, buffer planting areas are intended to provide substantial vegetative screening between dissimilar zoning districts to soften visual and aesthetic impacts (unless exempted above). C, T, HM, or PDB, or X District property abutting R-District property

• A continuous planting area on the required property with a minimum width of 15 feet that contains: • A minimum of 6 trees, at least 2-inch caliper, per 100 lineal feet of abutting property line. • A minimum of 12 shrubs, minimum 3-gallon size per 100 lineal feet of abutting property line. • Where the property required to provide a buffer is 150 feet or less in depth, measured perpendicularly from the residential parcel, the buffer

can be reduced to the minimum 7-foot wide buffer listed below. C, T, HM, or PDB, or X District property across the street or alley from R-District property; or adjacent to R-District property within a mixed-use center

• A continuous planting area on the required property with a minimum width of 7 feet that contains: • A minimum of 4 trees, at least 2-inch caliper, per 100 lineal feet of abutting property line. • A minimum of 10 shrubs, minimum 3-gallon size per 100 lineal feet of abutting property line.

Street trees are not required on frontage where a buffer is required, but may be used to satisfy buffer tree requirements. Buffer planting areas may be broken only for vehicle lanes and/or walkways.

Tacoma Mall RCX • Any non-residential development located on property fronting the west side of Pine Street between South 40th Street and South 47th Street shall provide a continuous planting area with a minimum width of seven feet at the rear property line that contains:

• A minimum of 4 trees, at least 2.5-inch caliper, per 100 lineal feet of abutting property line. • A minimum of 10 shrubs, minimum 3-gallon size per 100 lineal feet abutting property line. • All sites shall meet the tree and shrub requirements in a proportionate manner based on the 4:100 ratio. (Fractions will be rounded up from

the midpoint.)

Planting Requirements. These requirements are intended to provide trees of sufficient maturity at planting to provide more immediate mitigation to the site, to provide trees adequate space to avoid damage and continue growth, and to visually break up parking lots (unless exempted above). Tree size and quantity Minimum 1 tree of at least 2-inch caliper per 1,000 square feet of new parking lot area.

For parking areas behind buildings of 20 stalls or less that are shielded by buildings from public street view, a minimum of 1 tree at least 2-inch caliper per 2,000 square feet of parking lot area.

If more trees are needed to meet distribution or street tree requirements, that total is the minimum requirement. Minimum unpaved planting area per tree

Parking lot trees and street trees on private property. 60 square feet; 5-foot minimum width. Street trees in right-of-way. 24 square feet; 4-foot minimum width. Street trees in right-of-way with tree grates. 16 square feet; 4-foot minimum width.

Minimum tree trunk setbacks 2 feet from a sidewalk or curb, 5 feet from a structure. Interior landscaping distribution

Trees and planting areas shall be at aisle ends and evenly distributed throughout the new parking lot with no stall more than 50 feet from a tree trunk.

At least 1 tree shall be located within 10 feet of required walkway for each 40 feet of said walkway. Street trees 3 trees per 100 feet of site street frontage, including buildings; at least 2-inch caliper; compatible with other trees in the vicinity by variety,

species, and planting pattern. Trees and grates must comply with adopted business area improvement plans and/or the City’s Tree Planting Program. Trees planted within the right-of-way or within 10 feet of the right-of-way or property line boundary are considered street trees for purposes

of this requirement. Native landscaping Required landscape planting quantities may be reduced by 20 percent when installing Pacific Northwest native planting materials for required

landscaping. “Landscape planting quantities” means the total number of plants for the site required by this table.



Credit for Retaining Existing Trees and Shrubs. These requirements are provided to encourage tree and shrub preservation because of the greater visual and ecological benefits of mature plantings. Credit ratios The following tree planting credits are available for existing trees, provided an arborist’s or landscape architect’s appraisal determines that the tree(s) is healthy

and can be saved: • One required tree for every retained tree of at least equal size; • Two required trees for every retained tree that is 25 inches to 63 inches in circumference (measured 4.5 feet from the ground); • Three required trees for every retained tree 63 inches to 100 inches in circumference; • Four required trees for every retained tree over 100.5 inches in circumference.

If retained trees are damaged during or after construction, replacement shall be based upon the same ratios. Existing shrubs, which comply with the minimum plant size specifications of this table, may count towards the required landscape plantings. Invasive

plants such as blackberry, scotch broom, etc. shall not count towards the required plantings.

Maintenance Landscaping meeting the standards of this section shall be installed by the time of occupancy. Landscaping shall be maintained in a healthy, growing, and safe condition for the life of the project. Modifications to the landscaping shall be in conformance with these standards.

* * *



Section 13.06.502.D X-District Landscaping

RCX, NCX, CCX, UCX, UCX-TD, CIX, URX, HMX, NRX

Applicability A landscaping plan shall be provided consistent with this table for all new development of structures and/or parking lots, unless exempted below. Any requirement resulting in a fraction, when applied, shall be rounded up or down from the midpoint as appropriate. The same planting may satisfy more than one requirement, except as noted.

Exemptions Single-family detached dwellings are exempt from all landscaping requirements contained in this table. New buildings that are less than 250 square feet of gross floor area are exempt from all landscaping requirements contained in this table. However, such new buildings shall

not be constructed within required Buffer Planting Areas. Parking lots of 15 stalls or less, loading areas, and gas stations are exempt from the Interior Landscaping Distribution requirements contained in the Planting Requirements

section of this table, to allow flexibility in placement of required landscaping. Parking lots of 15 stalls or less, located behind buildings and accessed by alleys, are exempt from the Perimeter Strip, Buffer and Interior Landscaping Distribution

requirements below. Property across an arterial street from R-District property is not required to provide a Buffer Planting Area along the affected property line abutting the arterial street.

Additions/Remodels. Three thresholds are used to gauge the extent of landscaping standard compliance on additions/remodels:

a. Level I remodels/additions include all remodels and/or additions within a three year period with value of less than 60% of the existing building value, as determined by the Building Code. The requirement for such remodels 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 lot into conformance with these landscaping standards.

b. Level II remodels/additions include all remodels and/or additions within a three year period whose value ranges from 60% to 200% of the value of the existing structure, as determined by the Building Code. All standards that do not involve repositioning the building or reconfiguring site development shall apply to Level II.

c. Level III remodels/additions include all remodels and/or additions within a three year period whose value exceeds 200% of the value of the existing structure, as determined by the Building Code. Such remodels shall conform to ALL standards.

The standards do not apply to remodels that do not change the exterior appearance 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 Types

Landscaping Type A - A dense landscaping screen separating different uses. Specifically:

a. For landscaping strips 10 to 15 feet wide: i. At least one row of evergreen trees, minimum 8 feet in height and 10 feet maximum separation. ii. Permitted evergreen tree species are those with the ability to develop a minimum branching width of 8 feet within 5 years. Smaller evergreen trees may be

integrated into the strip provided they are in addition to the required larger trees. iii. Shrubs at a rate of one shrub per 20 square feet of landscaped area. Shrubs shall be from minimum 3-gallon sized containers, at least 16 inches tall at planting and

have a mature height of at least 3 feet. iv. Ground cover. v. Bioretention cells or swales can be incorporated into these landscaping strips.

b. For landscaping strips wider than 15 feet: i. A minimum of one evergreen tree at least 8 feet tall for every 150 square feet arranged in a manner to obstruct views into the property. ii. Permitted evergreen tree species are those with the ability to develop a minimum branching width of 8 feet within 5 years. Smaller evergreen trees may be

integrated into the strip provided they are in addition to the required larger trees. iii. Shrubs and ground cover as required above. iv. Bioretention cells or swales can be incorporated into these landscaping strips



Landscaping Type B - A moderately dense and naturalistic vegetation screen to offer visual relief and integrate built elements into the natural environment. Specifically:

a. For landscaping strips less than 15 feet wide: i. Informal groupings of evergreen (minimum 8 feet in height) and/or deciduous trees (minimum 2 inch caliper as measured 4 feet from the root ball).

At least 50 percent of the trees must be evergreen. Trees to be spaced at an average of 20 feet on-center, but may be grouped in asymmetrical arrangements.

ii. Permitted tree species are those with the ability to develop a minimum branching width of 8 feet within 5 years. Smaller tree species are permitted for vegetated areas in front of walls provided they are spaced at an average of 15 feet on-center.

iii. Shrubs at a rate of one shrub per 20 square feet of landscaped area. Shrubs shall be from a minimum 3-gallon sized containers, at least 16 inches tall at planting and have a mature height of at least 3 feet.

iv. Ground cover. v. Bioretention cells or swales can be incorporated into these landscaping strips.

b. For landscaping strips wider than 15 feet: i. At least one tree per 300 square feet of landscaped area. At least 50 percent of the trees must be evergreen. ii. Tree species, shrubs, and ground cover as required above. iii. Bioretention cells or swales can be incorporated into these landscaping strips.



Landscaping Type C - Landscaping provides visual relief in parking areas and along roadways where both a canopy of trees and visibility is required.

a. For landscaping strips 5 to 20 feet wide: i. Trees at 20 feet on-center (minimum 2 inch caliper as measured 4 feet from the root ball). ii. Permitted tree species are those that reach a mature height of at least 30 feet. iii. Shrubs at a rate of one shrub per 20 square feet of landscaped area. Shrubs shall be from a minimum 3-gallon sized containers and have a mature height of at least 2

feet. iv. Ground cover. v. Bioretention cells or swales can be incorporated into these landscaping strips.

b. For landscaping strips wider than 20 feet: i. At least one tree per 300 square feet of landscaped area or 20 foot separation (on average). Place trees to create a canopy in desired locations without obstructing

necessary view corridors. ii. Tree species, shrubs, and ground cover as required above. iii. Bioretention cells or swales can be incorporated into these landscaping strips.



Landscaping Type D - A decorative landscaped display with colorful flowers or foliage as a focal setting for signs, special site elements and/or high visibility or pedestrian areas. Specifically:

a. Shrubs, at least 50 percent of which must exhibit decorative floral or foliage, shall cover at least 50 percent of the landscaped area. They shall be planted to cover the allocated area within 3 years.

b. The remaining 50 percent of the landscaped area may be planted with trees, shrubs, perennials, ground cover, or cultivated flower beds.

Landscaping Type E - Enhancing natural areas to better integrate developments into existing conditions. Specifically:

a. Landscaping shall consist of trees, shrubs, and ground covers that are native to the Puget Sound and are appropriate to the conditions of the site.

b. Arrangement of plants shall be asymmetrical and plant material shall be sufficient in quantity to cover the soil in one growing season.

c. Minimum 20 feet in width if used as a screen or required front yard treatment.



General Landscape Plan, Planting and Maintenance Standards 1. Required landscape plans for shall be stamped by a licensed landscape architect or certified nursery person. Exempted developments:

a) Residential developments with less than 7 units. b) Commercial or mixed-use developments featuring less than 500 square feet of landscaping

2. Trees a) Deciduous trees shall be 2 inch minimum caliper at the time of planting, unless otherwise specified. Evergreen trees shall be minimum 6 feet in height at the time of

planning, unless otherwise specified. Additional trees provided that are beyond minimum requirements may be smaller. b) Tree trunks shall be setback at least 2 feet from curbs and 5 feet from buildings. c) All trees shall be staked and tied at the time of planting.

3. Shrubs shall be from minimum 3-gallon containers at the time of planting. 4. Ground cover

a. Shall be planted and spaced to allow for total coverage of the required landscaped area within three years. b. Flats or four inch pots at 18 inches on-center or one gallon containers at 24 inches on-center.

5. New landscaping materials shall include species native to the coastal region of the Pacific Northwest or non-invasive naturalized species that have adapted to the climactic conditions of the region in the following amounts: a. 75 percent of ground cover and shrubs. b. 50 percent of trees.

Minimum Landscaping Area (unless exempted above) Overall site A minimum of 15 percent of the entire site for single-purpose residential developments.

Exceptions and departures to landscaped area requirement. i. 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 landscaping requirement. If 50 percent of the parking is structured, then the amount of required landscaping is reduced by 50 percent (to 7.5 percent).

ii. Green roofs and roof gardens may be used to meet up to one-third of the landscaped area requirements. iii. Planting strips within street rights-of-way shall not be included in required landscaped areas.

Landscaped areas shall be covered with a mixture of trees, shrubs, and/or groundcover.



Residential Buffer Planting Areas. In addition to the intent of the landscaping requirements noted above, buffer planting areas are intended to provide substantial vegetative screening between dissimilar zoning districts to soften visual and aesthetic impacts (unless exempted above). These landscaping provisiosn are also intended to soften the appearance fo buildings from the street and enhance the aesthetics of development. X District property abutting R-District property

• A continuous planting area at least 15 feet wide along abutting the R-District property line containing Type A Landscaping. • Where the property is required to provide a buffer is 150 feet or less in depth, measured perpendicularly from the residential parcel, the

buffer can be reduced to 10 feet in width. X District property across the street from R-District property

Minimum 10-foot front yard setbacks are required except for corner lots that also front on a designated Pedestrian Street. The setback exemption shall apply for a distance no greater than 130 feet (roughly the depth of a typical lot between the street and alley) measured from the designated Pedestrian Street right-of-way along the zoning district boundary.

Covered porches and entry features may project up to 6 feet into setback. The setback area may include landscaping, walkways, pedestrian plazas, private patios, porches, or vehicular lanes (where allowed).

X District property across the alley from R-district property

A continuous planting area on the required property with a minimum width of 7 feet that contains Type A, B, or C Landscaping. Buffer planting areas may be broken only for vehicle lane crossings and/or walkways.

Front Yard Front Yard Landscaping In areas where buildings are not located adjacent to the sidewalk, the area between the public sidewalk and buildings shall be landscaped

with a combination of trees, shrubs, and/or ground cover. Landscaped areas may only be broken by walkways and pedestrian plazas Foundation Planting 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 facade that provide access for pedestrians or vehicles to the building. The foundation landscaping must meet the following standards: 1. The landscaped area must be at least three feet wide. 2. There must be at least one shrub for every three lineal feet of foundation. 3. Ground cover plants must fully cover the remainder of the landscaped area.

Planting Requirements. These requirements are intended to provide trees of sufficient maturity at planting to provide more immediate mitigation to the site, to provide trees adequate space to avoid damage and continue growth, and to visually break up parking lots (unless exempted above). Street Trees Tree species, location, spacing, and grates must comply with adopted business area improvement plans, streetscape design plans, and/or the

City’s Tree Planting Program. Street trees shall be provided at a ratio of 3 trees per 100 feet of site street frontage, including buildings; at least 2-inch caliper; compatible

with other trees in the vicinity by variety, species, and planting pattern. For example, a site with 50 feet of street frontage would require 2 trees and a site with 90 feet of street frontage would require 3 trees.

Trees planted within the right-of-way are considered street trees for purposes of this requirement. Street trees shall generally be placed adjacent to the curb and between the pedestrian lane and curb.

Street trees in planting area: Minimum 25 square feet planting area; 5-foot minimum width. Street trees with tree grates: Minimum16 square feet; 4-foot minimum width.



Parking Lot Landscaping 1. Perimeter parking lot landscaping buffers: a. Streets: 10-foot wide planting strip with Type C Landscaping. b. Side and rear yards: 10-foot wide planting strips with Type A, B, or C Landscaping. Where the subject property is 150 feet or less in

depth, the perimeter strip can be reduced to 5 feet in width. 2. Internal parking lot landscaping:

a. Planting areas with trees are required at all parking aisle ends. b. There shall be no more than eight parking stalls in a row without a tree. c. Trees shall be provided at an average of 30-foot intervals along walkways within or adjacent to parking lots. d. Type C Landscaping shall be used for internal parking lot landscaping. e. Trees and shrubs shall be selected and maintained to maximize visibility at eye level for safety. To meet this requirement, choose and

maintain shrubs at no taller than 3 feet. Prune trees (once tall enough) to maximize views below 8 feet in height. f. An average of 60 square feet of landscaped area is required per tree. Planting islands containing trees shall feature minimum dimensions

of 5 feet on all sides. g. Bioretention cells or swales may be incorporated into required planting areas.

Credit for Retaining Existing Trees and Shrubs. These requirements are provided to encourage tree and shrub preservation because of the greater visual and ecological benefits of mature plantings. Credit ratios The following tree planting credits are available for existing trees, provided an arborist’s or landscape architect’s appraisal determines that the tree(s) is healthy

and can be saved: • One required tree for every retained tree of at least equal size; • Two required trees for every retained tree that is 25 inches to 63 inches in circumference (measured 4.5 feet from the ground); • Three required trees for every retained tree 63 inches to 100 inches in circumference; • Four required trees for every retained tree over 100 inches in circumference.

If retained trees are damaged during or after construction, replacement shall be based upon the same ratios. Existing shrubs, which comply with the minimum plant size specifications of this table, may count towards the required landscape plantings. Invasive plants such as blackberry, scotch broom, etc. shall not count towards the required plantings.

Maintenance Landscaping meeting the standards of this section shall be installed by the time of occupancy. Landscaping shall be maintained in a healthy, growing, and safe condition for the life of the project. Modifications to the landscaping shall be in conformance with these standards.



Abutting

13.06.503 Residential transitioncompatibility standards. The following items are required to help ensure compatibility appropriate transitions between non-residential and/or higher intensity development and adjacent residential districts, in terms of building bulk and scale, location of activity areas for privacy and noise reduction, provision of greenspace, and visual separation:

A. Upper Story Setback

1. Structures shall not intercept a 25-degree daylight plane inclined into the C, T, PDB, HM, M, or PMI, or Mixed-Use Center District from a height of 25 feet above existing grade at any R-District / C, T, PDB, HM, M, or PMI, or Mixed-Use Center District boundaries, excluding boundaries with R-4 Districts, R-5 District, and/or non-residential uses in any R District.

2. The following requirements apply in all X-Districts, where a Mixed-Use Center boundary is adjacent to single-family zoning (R-1, R-2 and R-2SRD Districts), except where the adjacent use within the single-family zone is a park, permanent open space, undevelopable steep slope, public facility or freeway or except where the project is within the Core Pedestrian Street as specified in 13.06.300.C.

a. An upper story stepback equal to 10 feet back for each 10 feet up above 25 feet shall be incorporated in projects abutting a single-family zone at an alley or rear or side property line (example of abutting scenario below). This stepback is measured from the property line.

b. An upper story stepback equal to 10 feet back for each 10 feet up above 35 feet shall be incorporated in projects abutting a single-family zone at a street. This stepback is measured from the inside edge of the required buffer or yard.

25degrees

7.5' 15 'buffers etback

R District Boundary& Property Line

Buil ding Height Se tback at R Distr ict B oundaries ( exce pt R 4 & R 5 )



B. 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.

C. Buffer Planting Areas

SEE SECTION 13.06.502.

D. Lighting 1. 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.

2. 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.

3. 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.

4. View-Sensitive Overlay Districts. Parking lot lighting shall not exceed 20 feet in height. 5. Any lighting from a non-residential development located within the Tacoma Mall RCX zone on property fronting the west side of Pine

Street between South 40th Street and South 47th Street and within 100 feet of the rear property line shall meet this standard.



13.06.510 Off-street parking and storage areas. A. 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.

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.

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:

1. Off-street parking spaces - quantity. The quantity of off-street parking shall be provided in accordance with the standards of the tables below.

a. Fractions. Fractions resulting from required parking calculations will be rounded up or down from the midpoint as appropriate.

b. 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.

c. 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.

TABLE 1 – Required Off-Street Parking Spaces 9, 14 Use Unit Required parking

spaces Min. Residential Single-family dwelling, Adult family home, Staffed residential home 1, 2, 12

Dwelling. 2.00

Two-family dwelling in all districts 1, 2, 12 Dwelling. 2.00

Three-family in R-2SRD, HMR-SRD and R-3 1, 2, 12

Dwelling. 2.00

Lots not conforming to area/width 3 Dwelling. 1.00

Multiple-family dwelling and mobile home park 1, 2, 12

Located in R-4-L, T, HMR-SRD, and PRD Districts 12

Dwelling. 1.50

Located in R-4, C-1, C-2, HM, and M-1 Districts 12

Dwelling. 1.25

Located in R-5 District 12 Dwelling. 1.00

Mixed-Use Center District See TABLE 2 (next table).



TABLE 1 – Required Off-Street Parking Spaces 9, 14 Retirement homes, apartment hotels, residential hotels, residential clubs, fraternities, sororities, and group living quarters of a university or private club 1

Guest room, suite, or dwelling.

Same as for multiple-family.

Residential in DR, DCC, DMU, and WR Districts

See Chapter 13.06A.

Retail 10 (View-Sensitive)

Retail commercial establishments, except as otherwise herein, less than 15,000 square feet of gross floor area

1,000 square feet of gross floor area.

2.50

Shopping Center 1,000 square feet of gross floor area.

4.00

Retail commercial establishments, except as otherwise herein

1,000 square feet of gross floor area.

4.00

Eating and drinking establishments 11

(View-Sensitive) 1,000 square feet of gross floor area.

10.00

Office Business and professional offices 1,000 square feet of gross

floor area. 3.00

Medical and dental clinics 1,000 square feet of gross floor area.

3.00

Lodging Hotel 1 Guestroom or suite. 0.50

Motel 1 Guestroom or suite. 1.00

Institutional Libraries, museums, art galleries 1,000 square feet of gross

floor area. 2.50

Hospitals Bed. 1.75

Special needs housing, as listed in the use table in Section 13.06.535.B and not otherwise listed in this table

Bed 0.10 plus one per employee

Extended care facilities Bed. 0.33

Religious assembly Seat4 0.20

Elementary, middle, and junior high schools

Teaching station. 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 gross floor area.

6.00

Bowling establishment Lanes. 5.00

Public dance halls and private clubs 1,000 square feet of gross floor area.

7.50

Marina Moorage space. 0.50



TABLE 1 – Required Off-Street Parking Spaces 9, 14 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 1,000 square feet of gross floor area.

1.00

Industrial/manufacturing 1,000 square feet of gross floor area.

1.50

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 1 Footnotes

1. Guest rooms or suites in 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:

a. The use will provide residency for retirement age persons with an estimated average persons-per-dwelling unit factor of 1.5 or less, or low-income elderly persons, or a combination thereof;

b. Yard 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. For purposes of this regulation, a mobile home shall be construed to be a single-family dwelling. Tandem parking is permitted for single-family, two-family, and three-family dwellings.

3. Single unified parcel of land as indicated by the records of the Pierce County Auditor as of May 18, 1953, having an average width of less than 50 feet and an area of less than 5,000 square feet.

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 handicapped accessible parking spaces shall be consistent with the Uniform 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 “R” Residential Dwelling 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.

TABLE 2 – Parking in Mixed-Use Center Districts

Quantity Residential Uses. Minimum 1.0 stall per unit.

Commercial or Office Uses. Minimum 2.5 stalls per 1000 square feet of gross floor area.

UCX-TD Commercial or Office Uses (including retail, service and eating and drinking establishments). Minimum 0 stalls per 1000 square feet of gross 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 13.06.510.B.2.f for use of compact stalls.

Exceptions: No parking is required for new development on properties or portions of properties within 200 feet of the centerline of the designated core pedestrian streets (see Section 13.06.300.C), except restaurant and retail uses associated with a height bonus project (see Section 13.06.300E2), which shall provide sufficient parking per this section



but allowing for the X-district quantity reductions

Exemptions No parking is required for any structure in existence upon the date the Mixed-Use Center was created within which it exists adoption of these regulations in any Mixed-Use Center District. New development shall provide parking as required.

In NCX, CCX, and UCX Districts, no parking is required for the first 3,000 square feet of retail and service space or the first 750 square feet of patron-serving area in a ground-level eating and drinking establishment.

Parking Quantity Reductions. The parking requirement within X-Districts may be reduced as follows:

Transit Access Parking requirement shall be reduced by 25% for sites located within 500 feet of a transit stop and 50% for sites located within 500 feet of a transit stop at which a minimum of 15-minute peak hour service is provided (routes which serve stops at least every 15 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.

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.

Car-Sharing Stalls Parking requirements shall be reduced by one stall for each stall that is dedicated and designated for use by a locally-operaitng car sharing program, such as “Zipcar.”

Mixed-Use/Shared Parking Credit

No parking shall be required for the residential units in a residential/commercial mixed-use project where at least 50 percent of the gross floor area is designed for commercial use.

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.

Bicycle Parking Credit For every five non-required bicycle parking spaces provided on the site (beyond the standard requirements, as found in Section 13.06.512.D), 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.

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.



Location. NCX, RCX, NRX, URX and UCX-TD Districts

Parking shall be located to the rear, side, within, or under a structure, or on a separate lot.

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.

CCX, UCX, HMX and CIX Districts

Parking may be located on any side provided maximum setback requirements are met.

Loading Spaces In NCX and RCX Districts, off-street loading spaces for retail sales and service uses shall only be required in shopping centers.

Driveways. 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: NCX/RCX Ddriveway location 1. Driveways shall be located from an alley whenever possible; or

street without pedestrian designation:

If no alley or street without arterial or pedestrian designation is available to the site, then from an arterial street without pedestrian designation.

2. When no alley exists, driveways shall be limited to the the lowest classified roadway adjacent to the site (non-designated street, designated pedestrian street, designated core pedestrian street)

3. If none of the previous options are available to the site then from a street with pedestrian designation.

3. Driveways shall be located as close as practical to the property line most distant from the intersection. Location shall be subject to the approval of the City’s Traffic Engineer.

Driveway size The maximum driveway width shall be 25 feet on designated pedestrian streets and 30 feet on all other streets.

Pedestrian street driveway frequency

Driveways shall be no closer than 150 feet to another driveway as measured from centerlines on designated pedestrian streets.

The centerline of a driveway shall be no closer than 50 feet to a designated pedestrian street corner.

Review of new driveways 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.

When portions of Chapter 10.14 or this chapter are in conflict, the more restrictive shall apply.

Exceptions may be allowed by the City 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.

Parking Garages. The following standards apply to parking garages located on a street frontage. They are intended to limit parking garage impacts on the pedestrian environment

Core Pedestrian Streets Parking garages shall not be located adjacent to the public sidewalk along the core areas of pedestrian streets

Parking Garage Openings Parking garage openings shall not exceed 50% of the total ground



floor façade adjacent to a public street or sidewalk

Parking garage openings facing streets or sidewalks shall include screening of any openings through the use of landscaping, berms, architectural elements, or decorative grilles

Multi-Family Development Parking

In multi-family residential developments with multiple buildings, off-street surface parking and circulation areas shall be located on the sides and rear portions of the development site. Areas between buildings shall be used to fulfill yard space requirements (see Section 13.06.501.N).

Drive-throughs in Mixed-Use Centers. The following standards apply to drive-throughs located in Mixed-use Centers. See section 13.06.300D for permitted zones.

1. Drive-through driveways and stacking lanes must be located at least 150 feet from any bus stop or transit center

2. All vehicle use areas associated with a drive-through shall be located at the side or rear of the building

3. Drive-though windows shall not face a designated pedestrian street and stacking areas shall not lie between a building and a designated pedestrian street

4. Drive-through stacking lane(s) and service window(s) shall be designed and screened from the view of adjacent properties with landscaping and/or structures

5. Pedestrian paths that cross a drive-through aisle shall use a raised platform and be marked with symbols, signage and/or special painting.

6. Within MUC’s, drive-throughs shall be limited to 1 stacking lane maximum unless the portion with multiple lanes is fully screened from public view.

7. Drive-through uses that are not located within a building are prohibited from locating within 100 feet of a light rail station or streetcar station

* * *



13.06.512 Pedestrian and bicycle support standards.

A. General Applicability. 1. Application. The pedestrian and bicycle support standards apply to all new development, except

the follows. 2. Standards. Each item of this section shall be addressed individually. Exceptions and exemptions

noted for specific development situations apply only to the item noted. 3. Additions. Additions of more than 5,000 square feet of gross floor area or 75 percent of gross floor

area, whichever is less, shall meet the requirements of this table at a ratio of at least 5 to 1 (a 5 percent increase in gross floor area will necessitate provision of 25 percent of the requirements of this table for the site).

4. Super regional malls. Additions to super regional malls which add 10,000 or more square feet of gross floor area shall meet the requirements of this table at a ratio of at least 3 to 1 (a 5 percent increase in gross floor area will necessitate a provision of 15 percent of the requirements of this table for the entire mall site). Additions to a super regional mall of an anchor tenant or 140,000 or more square ft. will require full provision of these requirements for the entire mall site.

5. Temporary. Temporary structures are exempt from the standards of this section. 6. Remodel. Remodel projects valued below 60 percent of the building value, as determined by the

Building Code are exempt from the standards of this section. 7. Residential or Mixed-Use. The standards apply only to residential structures of 5 dwelling units or

greater. The standards apply to all mixed-use structures. 8. Historic. In any conflict between these standards and those applied by the Tacoma Landmarks

Preservation Commission, the standards of the commission shall prevail. 9. Fractions. Any requirement resulting in a fraction when applied shall be rounded up or down from

the midpoint as appropriate. B. Walkways (Illustrated). To support transportation choices, including walking, the following standards shall be met to assist pedestrian safety, comfort, and mobility, including access to uses from public ways and access from parking areas. 1. Direct. A direct walkway shall be provided between all customer and/or public entrances and the

nearest public sidewalk. 2. Multiple use sites. Shopping centers and sites with multiple uses shall provide a walkway network

along building facades and through the parking lot that provides pedestrian circulation within the development and that links all building entrances to the public sidewalk. Trees shall be provided adjacent to the walkway at a ratio of 3 per 100 feet and pedestrian-scaled lighting at a ratio of 2 per 100 feet.

3. Minimum connection frequency. Additional walkways are required when needed to provide at least one connection to the public sidewalk for each 250 150 feet of street frontage or every three parking aisles, whichever is less. Walkways shall be located to provide the shortest practical route from the public sidewalk or walkway network to building entrances.



4. Size and materials. All walkways must either be a raised sidewalk or composed of materials different from parking lot paving and must be at least 5 feet wide, excluding vehicular overhang. When more than one walkway is required, at least one walkway must be 10 feet wide.

5. Transit access. A direct walkway shall be provided between the principal building entry and any bus stop adjacent to the site. This may be the same as the walkways above. A separate walkway is required if the bus stop is not within 100 feet of a walkway connection to the sidewalk.

C. Street Furniture. 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. 1. 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, not required if site has less than 250 feet of street frontage. Projects in the PMI District are exempt from this requirement.

2. 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, not required if site has less than 150 feet of street frontage.

3. Plan consistency. Furniture shall be consistent with any applicable adopted business area improvement plans.

4. Credit. Any adjacent public street furniture can be counted toward this requirement.

D. Bicycle Parking. To support transportation choices, including biking, the following standards shall be met for more visible and secure locations for bicycle parking. 1. Quantity in T, C-1, C-2, HM, and PDB. Minimum 3 percent of the requirement for automobile

parking spaces for the first 300 car stalls and 1 percent of car stalls in excess of 300. A minimum of 2 bike spaces is required, except sites requiring 5 or fewer car stalls are exempt from bike parking. Adjacent public bike racks can be counted toward this requirement.

2. Quantity in Mixed-Use Center Districts. Five percent of the requirement for automobile parking spaces for the first 300 car stalls and 1.5 percent of car stalls in excess of 300. A minimum of 2 bike spaces is required, except sites requiring 5 or fewer car stalls are exempt from bike parking. Adjacent public bike racks can be counted toward this requirement. Any form of vehicle storage, including auto dealers, counts only customer and employee parking to determine bike parking requirement.

3. Location. Bicycle parking shall be located within 50 feet of the primary building entrance for individual sites. Bicycle parking may be grouped near an owner designated primary entrance in shopping centers. 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. Bicycle parking shall not block pedestrian use of a walkway.

* * *



13.06.522 District sign regulations.

A. R-1 Sign regulations. One non-illuminated 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 Land Use Administrator. 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.

B. R-2 Sign Regulations. Sign regulations shall be the same as stated for the R-1 One-Family Dwelling District, except that one non-illuminated nameplate not exceeding one and one-half square feet in area, placed flat against the building, shall be allowed for each boarding home.

C. R-2SRD, NRX and HMR-SRD Sign Regulations. Sign regulations shall be the same as stated for the R-2 One-Family Dwelling District, except that boarding and lodging houses shall be allowed one non-illuminated nameplate not exceeding one and one-half square feet in area, placed flat against the building.

D. R-3 Sign regulations. Sign regulations shall be the same as stated for the R-2 One-Family Dwelling District, except that boarding and lodging houses shall be allowed one nonilluminated nameplate not exceeding one and one-half square feet in area placed flat against the building.

E. R-4 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. 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 the review of the Buildings Division of the Department of Public Works, as required by the Building Code and the Electrical Sign Code. Additionally, the proposed design of all signs shall be submitted to the Building and Land Use Services Division of the Department of Public Works prior to construction for review to insure conformance with the standards listed hereinabove.

F. R-4-L sign regulations. Sign regulations shall be the same as stated for the R-4 Multiple-Family Dwelling District.

G. R-5 sign regulations. Sign regulations shall be the same as stated for the R-4 Multiple-Family Dwelling District.

H. PRD sign regulations. Sign regulations shall be the same as specified herein for the R-4 Multiple-Family Dwelling District. Design of signs shall be submitted with development plans at the time of site approval for review and approval of the Hearing Examiner. 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 right-of-way frontage of the PRD District, irrespective of the fact that more than one major access may enter said right-of-way.



I. 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 and private schools, public park facilities, and churches 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. 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 conditional uses in residential districts, other than public and private schools, public park facilities, and churches, and all conditional uses in residential districts, on sites less than one acre or sites with less than 100 feet of frontage, 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. 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. 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. 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-family 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.




13.06.522.L 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 Provisions of Section 13.06.521.E shall apply. Same as T. Awning, canopy Provisions of Section 13.06.521.J shall apply. Same as T. Marquee, under-marquee Provisions of Section 13.06.521.H and I shall apply. Same as T. Projecting 40 square feet with frontage of at least 25 feet and not allowed on alleys, provisions

of Section 13.06.521.F shall apply. Provisions of Section 13.06.521.G shall apply.

Roof signs Prohibited. Same as T. Billboards Prohibited. Same as T.

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 Prohibited. Same as T.



13.06.522.L T, NCX, URX, Non-Residential Districts with VSD HM, HMX Sign Features Lighting Indirect, flood lighting, 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, animated Prohibited. Same as T. Flashing Prohibited. Same as T. Changing message center Allowed. Same as T.

Temporary Signs A-boards 1 per business, on private property, 12 square feet per side, 4 feet height. Prohibited. Banners, pennants Prohibited. Banners allowed at 30 square feet. 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.



13.06.530 Juvenile community facilities. A. Intent. 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.

B. Conditional use permit required. 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 Land Use Administrator, in reviewing a request for a conditional use permit for juvenile community facilities, shall use the criteria found in subsection D below, as well as the conditional use permit criteria found in Section 13.06.640.

C. Standards.

1. 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.

2. Location requirements. a. 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. b. The Land Use Administrator 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 Land Use Administrator with the information and, if determined by the Land Use Administrator to be accurate, this information shall be used in processing the application. 3. 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: a. DSHS shall conduct public meetings in the local communities affected, as well as provide for written and oral comments in the following manner: (1) 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. (2) 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. (3) 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. (4) 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. b. 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.



4. 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.

D. Criteria. The Land Use Administrator’s decision shall be based on the applicable goals and policies of the comprehensive plan and applicable ordinances of the City, the conditional use criteria, as found in Section 13.06.640, and the additional following criteria:

1. The extent to which the proposed location furthers the equitable distribution (“fair sharing”) of essential public facilities within various areas of the City. 2. The extent to which the applicant has demonstrated that the facility will be made secure. The applicant shall submit a proposed security plan to the Land Use Administrator for review. The security plan shall address, but is not limited to, the following: a. Plans to monitor and control the activities of residents, including methods to verify the presence of residents at jobs or training programs, policies on sign-outs for time periods consistent with the stated purpose of the absence for unescorted trips by residents away from the facility, methods of checking the records of persons sponsoring outings for juvenile community facility residents, and policies on penalties (i.e., placement back in the prison system for drug or alcohol use by residents); and b. Qualified staff numbers, level of responsibilities, and scheduling. 3. The extent to which the applicant can demonstrate that the site size and building size is adequate for housing the requested number of residents. A copy of the American Corrections Association (“ACA”) Residential Standards shall be supplied with the project application to demonstrate compliance with this criteria. The Hearing Examiner, Land Use Administrator, or other presiding administrative body shall take into consideration, but not be limited to, the ACA Residential Standards and Title 2. 4. The extent to which proposed lighting is located so as to minimize spillover light on surrounding properties while maintaining appropriate intensity and hours of use to ensure that security is maintained. 5. The extent to which the landscape plan of the facility meets the requirements of the zone while allowing visual supervision of the residents of the facility. 6. The extent to which appropriate measures are taken to minimize noise impacts on surrounding properties. Measures to be used for this purpose may include landscaping, sound barriers or fences, berms, location of refuse storage areas, and limiting the hours of use of certain areas. 7. The extent to which the impacts of traffic and parking are mitigated by increasing on-site parking or loading spaces to reduce overflow vehicles or changing the access to and location of off-street parking. 8. The extent to which the facility is well-served by public transportation or to which the facility is committed to a program of encouraging the use of public or private mass transportation. 9. Verification from DSHS, or applicable federal authority, that the proposed juvenile community facility meets DSHS standards, or the standards of the applicable federal authority, for such facilities and that the facility will meet state and local laws and requirements.

E. 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.

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.



13.06.535 Special needs housing. A. Intent. 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.

B. Use Requirements. 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)

*Note: See Subsection C, 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.

Size (number of residents)

R-1, R-2, R-2SRD,

HMR-SRD, NRX

R-3 R-4L, R-4, R-5, PRD,

URX, RCX,

NCX, T, C-1, HM,

HMX, PDB

UCX, UCX-TD,

CCX, CIX, C-2,

M-1, DCC, DMU,

DR, WR

M-2, PMI

Emergency and Transitional Housing

Limit 6 N N CU P N


7-15 N N CU P N


16 or more N N CU P N

Confidential Shelter, Adult Family Home, Staffed Residential Home

Limit 6 P P P P N

Confidential Shelter, Extended Care Facility, Intermediate Care Facility, Continuing Care Retirement Community, Retirement Home, Residential Care Facility for Youth

7-15 N P P P N

Confidential Shelter, Residential Chemical Dependency Treatment Facility, Extended Care Facility, Intermediate Care Facility, Continuing Care Retirement Community, Retirement Home, Residential Care Facility for Youth

16 or more N N P P N



C. Dispersion requirement.

1. 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.

2. This requirement shall apply only to development in the PRD, R-4-L, R-4, R-5, URX and RCX districts.

3. 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.

4. 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.

D. 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.

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13.06.545 Wireless communication facilities. * * *

E. Wireless communication towers and facilities use category.

1. Wireless communication towers or wireless communication facilities. 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, including the complete replacement of an existing wireless communication tower or antenna support structure to its existing height, to accommodate collocation, or the installation of a concealed antenna. Also, an antenna attached to the roof or 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 omni-directional 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.

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.

Wireless Communication Tower or Wireless Facility Use Category

Zoning District Classifications - Table A

R-1; R-2; R-2SRD; R-3; R-4; R-4-L; R-5; PRD; T; HM; HMX; DR; NRX

PDB C-1; C-2

NCX; CCX; RCX; URX

UCX; UCX-TD; CIX; M-1; M-2; PMI

DCC; DMU; WR

Level 1 A 1, 3, 4 A3 A3 A3 A A Level 2 S4 S2 S2 S2 A A Level 3 S4 S S S A S Level 4 S4 S S S S S

Notes – Symbols A - Administrative review - Subject to building permit.

S - Requires conditional use permit and building permit.

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 - Attached, rooftop antennas are permitted outright, a maximum of 16 feet over the height of an existing building or water tank, regardless of the height of the structure

4 - 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.



F. Site selection criteria. The following criteria shall be utilized to evaluate all conditional use permits, in addition to the criteria set forth in Section 13.06.640:

1. Any applicant proposing to construct an antenna support structure, or mount an antenna on an existing structure, shall demonstrate by engineering evidence that the antenna must be located at the site to satisfy its function in the applicant’s grid system. Further, the applicant must demonstrate, by engineering evidence, that the height requested is the minimum height necessary to fulfill the site’s function within the grid system, and that collocation is not feasible. If a technical dispute arises, the Land Use Administrator 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.

2. Applications for necessary permits will only be processed when the applicant demonstrates either that it is an FCC-licensed wireless communication provider or that it has agreements with an FCC-licensed wireless communication provider for use or lease of the support structure.

3. Wireless service facilities shall be located and designed to minimize any significant adverse impact on residential uses. Facilities shall be placed in locations where the existing topography, vegetation, buildings, or other structures provide the greatest amount of screening.

4. In all zones, location and design of facilities shall consider the impact of the facility on the surrounding neighborhood and the visual impact within the zoning district.

G. 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 13.06.545.G.3.a(4).

1. Priority for siting.

a. Place antennas on appropriate rights-of-ways and existing public and private structures, such as buildings, towers, water towers, and smokestacks.

b. 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.

c. Place antennas and any necessary support structures, in M-1, M-2, and PMI Industrial Districts.

d. Place antennas and any necessary support structures in UCX, UCX-TD, and CIX Mixed-Use Center Districts.

e. Place antennas and any necessary support structures in other non-residentially-zoned property.

f. Place antennas and any necessary support structures on public property developed with existing public facilities and, if practical, on multiple-family structures in residentially-zoned sites.

g. Place antennas and any necessary support structures in R-4-L, R-4, R-5, NCX, URX, RCX, CCX, T, HMX, and HM 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, HMX, and HM Districts, they have contacted the owners of structures in excess of the permitted height of the applicable district 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.G.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.

h. 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.

i. 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.

2. 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:

a. City of Tacoma, General Government and Public Utilities; and

b. Other governmental agencies.

3. Priority for type of facilities.

a. Facility preference. Proposed antennas, associated structures, and placement shall be evaluated, based on available technologies, for approval and use in the following order of preference:

(1) Collocation of facilities and the installation of concealed antennas and attached facilities;

(2) Free-standing facilities, which extend no more than 16 feet above adjacent existing vegetation or structures, only when subsection (1) cannot be reasonably accomplished;

(3) Free-standing facilities, which extend more than 16 feet above adjacent existing vegetation or structures, only when subsections (1) and (2) cannot be reasonably accomplished; or

(4) 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.

H. Development standards. The following special requirements and performance standards shall apply to any wireless communication tower or wireless facility:

1. Visual impacts. 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. The use of attached antennas, concealed facilities, or the camouflaging of towers, antennas, and associated equipment is strongly encouraged, to the greatest degree possible, in all residential districts and in the URX, NRX, RCX, NCX, and CCX Mixed-Use Center Districts. Visual impacts shall be addressed in the following manner: a. 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: (1) Existing on-site vegetation shall be preserved, insofar as possible, or improved, and disturbance of the existing topography shall be minimized, unless such disturbance would result in less visual impact of the site to the surrounding area; (2) Towers or mounts shall be screened 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; (3) Location of facilities close to structures of a similar height; (4) Location of facilities toward the center of the site, and location of roof-mounted facilities toward the interior area of the roof and the use of screening, in order to minimize view from adjacent properties and rights-of-way; (5) Provision of required setbacks; and



(6) Incorporation of the antenna, associated support structure, and equipment shelter as a building element or architectural feature. b. 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 Hardbook. 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 c. 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. Wooden poles are not required to be painted. 2. Setbacks. a. Towers 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.

b. Towers 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.

c. 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.

d. 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.

e. 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.

* * *



13.06.602 General restrictions. A. Except as hereinafter provided, and except where modified by the provisions of Chapter 13.06A relating to Downtown Districts and 13.10 relating to Shoreline Management:

1. 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.

12. 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.

23. Height. 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 except:

a. As provided in Section 13.06.640 relating to conditional uses.

b. As provided in Section 13.06.645 relating to height variances for residential structures located in the View-Sensitive Districts.

c. 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.

d. Structures, above height limits. Chimneys, tanks, towers, steeples, flagpoles, smokestacks, silos, elevators, fire or parapet walls, 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.

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

34. Area and yards. 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.

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

b. No yard 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 or open space for any other building or structure, nor shall any yard or open space of abutting property be considered as providing a yard or open space for a building or structure on a lot it abuts.

c. 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 and yard requirements of this chapter.

d. No yard shall include any land dedicated, reserved, or set aside for street purposes, except as provided in this chapter.

e. No yard shall include any land condemned for or upon which notice of condemnation has been given for public purposes.

f. Side yards 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 an R-1, R-2, R-3, HMR-SRD, or R-4-L District, shall provide a side yard on each side of the building of not less than 20 feet in width.

g. Side yards, institutions in Multiple-Family Dwelling Districts. Side yards for 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 an R-4 Multiple-Family Dwelling District, shall be not less than 25 feet in width and, in an R-5 Multiple-Family Dwelling District, not less than 30 feet in width.

h. Side yard regulations. For the purpose of side yard regulations, a semi-detached two-family dwelling or four-family dwelling, or a row house having common-party walls, shall be considered as one building occupying one lot.

i. Yards for group buildings.

(1) In the case of group buildings on one site, including institutions and dwellings, the yards 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 15 feet twice the district side yard setback requirement.

(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.

(4) No multiple-family dwelling court shall be less than 25 feet in width.

(5) In the case of row houses or dwellings rearing on one side yard and fronting upon another, in districts where multiple-family dwellings are permitted, the side yard on which dwellings rear shall be increased one foot for each dwelling unit abutting on such side yard, and the side yard on which dwellings front shall be not less than 20 feet in width.

* * *



13.06.640 Conditional use permit. A. Purpose. The purpose of this section is to allow certain specified uses, which are deemed necessary to the public convenience but are found to possess characteristics which make impractical such uses being identified exclusively with any particular zone classification as herein defined. The conditional use permit is a mechanism by which the City may require special conditions on development or on the use of land in order to insure that designated uses or activities are compatible with other uses in the same land use district and in the vicinity of the subject property.

B. Conditional uses and height. Since certain conditional uses have intrinsic characteristics related to the function or operation of such uses, which may necessitate buildings or other structures associated with such uses to exceed the height limits of the zoning districts in which the conditional uses may be located, the Land Use Administrator may authorize the height of buildings or other structures associated with the following conditional uses to exceed the height limit set forth in the zoning district in which such uses are located; provided, such height is consistent with the criteria contained in subsection D of this section:

1. Airports and airfields.

2. Religious assembly such as churches, temples, and synagogues.

3. Educational institutions.

4. Governmental buildings.

5. Hospitals.

6. Wireless communication towers or wireless facilities, subject to the requirements set forth in Section 13.06.545, and the time limitations set forth in Chapter 13.05, Table G.

7. Necessary public utilities and public service uses or structures on approved sites.

8. Recreational facilities.

9. Surface Mining, and subject to the requirements of Section 13.06.540.

In order to insure that the location and character of these uses will be compatible with the comprehensive plan, a review and decision by the Land Use Administrator are required prior to the issuance of any conditional use permit.

C. Conditional uses. The Land Use Administrator may permit only the following uses in districts from which they are now prohibited by this chapter, or in certain districts as herein provided:

1. Airports, airfields, and heliports.

2. Religious assembly, such as churches, temples, and synagogues.

3. Educational institutions.

4. Student housing.

5. Governmental buildings.

6. Day care centers or nursery schools.

7. Group housing operated in conjunction with another conditional use.

8. Parks, playgrounds, recreational facilities, or community centers.

9. Wireless communication towers or wireless facilities, subject to the requirements set forth in Section 13.06.545 and the time limitations set forth in Chapter 13.05, Table G. An applicant may, at the applicant’s discretion, file a single conditional use permit application, together with a single fee for wireless communication towers or wireless facilities at multiple locations within the City of Tacoma; provided, each facility is part of the network of a carrier. Likewise, at the applicant’s discretion, an application for more than one carriers’ facilities at a single site may be submitted as a single application for a conditional use permit.

10. Mobile home parks in R-4-L and C-2 Districts.

11. Juvenile community facilities, in accordance with Section 13.06.530, for no more than eight residents in the R-1, R-2, R-2SRD, HMR-SRD, R-3, R-4-L, and C-1 Districts.



12. Juvenile community facilities, in accordance with Section 13.06.530, for greater than eight residents, but no more than 16 residents in the R-4, R-5, and RCX Districts.

13. Work release centers, in accordance with Section 13.06.450, for no more than 15 residents in the UCX District; 25 residents in the CIX District; and 25 residents in the M-1 and M-2 Districts.

14. Necessary public utilities and public service uses or structures on approved sites.

15. Commuter parking areas in residential districts developed in accordance with Section 13.06.510.

16. Cemeteries, extension of existing, in all zoning districts.

17. Detoxification centers.

18. Agricultural uses (except livestock) operated as, or in conjunction with, a commercial operation, including truck gardening and horticultural nurseries. 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.

19. Master plans for any conditional use which encompasses a large site with multiple buildings, a complex program, and a detailed plan developed by the applicant. The purpose of this process is to allow an applicant to seek approval for a development program which would be implemented in phases and which would extend beyond the normal expiration date, to be reviewed after a ten-year period for those portions of the plan which have not been developed.

20. Radio or television stations. Antennas for such facilities are subject to the requirements of Section 13.06.545.

21. Surface Mining, and subject to the requirements of Section 13.06.540.

D. Criteria. A conditional use permit shall be subject to the following criteria:

1. There shall be a demonstrated need for the use within the community at large which shall not be contrary to the public interest.

2. The use shall be consistent with the goals and policies of the comprehensive plan, any adopted neighborhood or community plan, and applicable ordinances of the City of Tacoma.

3. The use shall be located, planned, and developed in such a manner that it is not inconsistent with the health, safety, convenience, or general welfare of persons residing or working in the community. The following shall be considered in making a decision on a conditional property use:

a. The generation of noise, noxious or offensive emissions, traffic, lighting, or other nuisances which may be injurious or to the detriment of a significant portion of the community.

b. Availability of public services which may be necessary or desirable for the support of the use. These may include, but shall not be limited to, availability of utilities, transportation systems (including vehicular, pedestrian, and public transportation systems), education, police and fire facilities, and social and health services.

c. The adequacy of landscaping, screening, yard setbacks, open spaces, or other development characteristics necessary to mitigate the impact of the use upon neighboring properties.

An application for a conditional use permit shall be processed in accordance with the provisions of Chapter 13.05.

E. Special needs housing. A conditional use permit for a special needs housing facility shall only be approved upon a finding that such facility is consistent with all of the following criteria:

1. There is a demonstrated need for the use due to changing demographics, local demand for services which exceeds existing facility capacity, gaps in the continuum of service, or an increasing generation of need from within the community.

2. The proposed use is consistent with the goals and policies of the City of Tacoma Comprehensive Plan and the City of Tacoma Consolidated Plan for Housing and Community Development.

3. The proposed location is or will be sufficiently served by public services which may be necessary or desirable for the support and operation of the use. These may include, but shall not be limited to, availability of utilities, access, transportation systems, education, police and fire facilities, and social and health services.



4. The use shall be located, planned, and developed such that it is not inconsistent with the health, safety, convenience, or general welfare of persons residing in the facility or residing or working in the surrounding community. The following shall be considered in making a decision:

a. The impact of traffic generated by the proposed use on the surrounding area, pedestrian circulation and public safety and the ability of the proponent to mitigate any potential impacts.

b. The provision of adequate off-street parking, on-site circulation, and site access.

c. The adequacy of landscaping, screening, yard setbacks, open spaces, or other development characteristics necessary to mitigate the impact of the use upon neighboring properties, to include the following development criteria:

(1) All program activities must take place within the facility or in an appropriately designed private yard space.

(2) Adequate outdoor/recreation space must be provided for resident use.

d. Compatibility of the proposed structure and improvements with surrounding properties, including the size, height, location, setback, and arrangements of all proposed buildings, facilities, and signage, especially as they relate to less intensive, residential land uses.

e. The generation of noise, noxious, or offensive emissions, or other nuisances which may be injurious or to the detriment of a significant portion of the community.

f. Demonstration of the owner’s capacity to own, operate, and manage the proposed facility, to include the following:

(1) Provision of an operation plan which will provide for sufficient staffing, training, and program design to meet the program’s mission and goals.

(2) Provision of a maintenance plan which will provide for the exterior of the building and site to be maintained at a level that will not detract from the character of the surrounding area, including adequate provision for litter control and solid waste disposal.

(3) Demonstration of knowledge of the City’s Public Nuisance Code, TMC 8.30, and plans to educate the facility staff in the provisions of the nuisance code.

(4) Participation in the City’s Multi-Family Crime-Free Housing program by both the property owner and by on-site staff.

(5) Provision of a point of contact for the facility to both the Neighborhood Council and the City.

(6) Written procedures for addressing grievances from the neighborhood, City, and facility residents.

An application for a conditional use permit for a special needs housing facility shall be processed in accordance with the provisions of Chapter 13.05 and Section 13.06.535. The Land Use Administrator may, when appropriate, utilize other staff or outside parties in the review of such applications, such as the City’s Human Rights and Human Services Department.

F. Duplex, Triplex and Townhouse Development in NRX Districts. In addition to the standard decision criteria for conditional use permits, as outlined above under subsection D, a conditional use permit for a duplex, triplex or townhouse in the NRX District shall only be approved upon a finding that such development is consistent with all of the following additional criteria:

1. The intent and regulations of the NRX district.

2. The proposed use and development shall be compatible with the quality and character of surrounding residential development, shall be designed in a manner consistent with existing neighboring structures, and shall not be materially detrimental to the overall residential environment and character of the general area. In the case of conversion of an existing one-family dwelling to a two- or three-family dwelling, the existing architectural features shall be maintained to the maximum extent practicable.

* * *



13.06.650 Application for rezone of property. A. Application submittal. Application for rezone of property shall be submitted to the Building and Land Use Services Division. The application shall be processed in accordance with the provisions of Chapter 13.05. Final action on the application shall take place within 180 days of submission.

B. Criteria for rezone of property. An applicant seeking a change in zoning classification must demonstrate consistency with all of the following criteria:

1. That the change of zoning classification is generally consistent with the applicable land use intensity designation of the property, policies, and other pertinent provisions of the comprehensive plan.

2. That substantial changes in conditions have occurred affecting the use and development of the property that would indicate the requested change of zoning is appropriate. If it is established that a rezone is required to directly implement an express provision or recommendation set forth in the comprehensive plan, it is unnecessary to demonstrate changed conditions supporting the requested rezone.

3. That the change of the zoning classification is consistent with the district establishment statement for the zoning classification being requested, as set forth in this chapter.

4. That the change of the zoning classification will not result in a substantial change to an area-wide rezone action taken by the City Council in the two years preceding the filing of the rezone application. Any application for rezone that was pending, and for which the Hearing Examiner’s hearing was held prior to the adoption date of an area-wide rezone, is vested as of the date the application was filed and is exempt from meeting this criteria.

5. That the change of zoning classification bears a substantial relationship to the public health, safety, morals, or general welfare.

C. Amendment of boundaries of districts. 1. Whenever this chapter has been, or is hereafter, amended to include in a different district, property formerly included within classified district boundaries of another district, such property shall be deemed to thereupon be deleted from such former district boundaries. 2. Right-of-way, which has had prior approval for vacation pursuant to Chapter 9.22 or which is hereafter approved for vacation, shall be deemed to be added to the district boundaries of the property which the vacated right-of-way abuts. In instances where a vacated right-of-way is bordered on one side by a district which is different from the district on the other side, the right-of-way shall be deemed to be added apportionately to the respective districts.

D. Limitation on rezones in downtown districts. After the area-wide reclassification establishing the downtown district boundaries has occurred, no property shall be reclassified to a downtown district, except through a subsequent area-wide reclassification.

E. Limitations on rezones in Mixed-Use Center Districts. After adoption of the area-wide reclassification establishing and confirming the Mixed-Use Center district boundaries in 2008, no property shall be reclassified to a Mixed-Use Center district except through a subsequent area-wide reclassification.



13.06.700 Definitions and illustrations. For the purposes of this chapter, certain words and terms are defined as follows: words used in the present tense include the future, words in the singular number include the plural, and words in the plural number include the singular; the word “building” includes the word “structure”; the word “shall” is mandatory and not directory. For words that are not defined in this chapter, or that do not incorporate a definition by reference, refer to a Webster’s Dictionary published within the last ten years.

* * *

Green roof. A green roof is a roof of a building that is partially or completely covered with vegetation and soil, or a growing medium, planted over a waterproofing membrane. This does not refer to roofs which are merely colored green, as with green shingles. Container gardens on roofs, where plants are maintained in pots, are not considered to be true green roofs.

* * *

Modulation, horizontal. The horizontal stepping back of one or more upper levels of a building from the facade.

Modulation, vertical. A stepping back or projecting forward of vertical walls of the building face as a means of breaking up the apparent bulk of a structure's continuous exterior walls.

* * *

Vegetated wall. A vegetated wall is a vertical surface designed and planted to be covered at maturity by plants that:

• Can include the wall of a structure (such as a masonry wall), or a trellis or lattice structure either free standing or on the side of a building, or a wire screen or other framework that allows coverage by plants.

• Is at least 6 feet tall;

• Does not consist of invasive species; and

• Has demonstrated viability in the planned environment.

* * *


SEPA/GMA INTEGRATED ENVIRONMENTAL DOCUMENT

for the proposed

Tacoma Mixed Use Centers Zoning

Code Update:

Amendments to the City’s Land Use Regulatory Code

Tacoma Municipal Code-Title 13 And Accompanying Area-Wide Rezones

File No.: SEP2008-40000116363

City of Tacoma Community and Economic Development Department

July 2008


i

TABLE of CONTENTS Page

PURPOSE OF THE ENVIRONMENTAL CHECKLIST ................................................................................ 1

A. BACKGROUND ................................................................................................................................... 2

Name of Proposed Project........................................................................................................................ 2 Proponent/Contact Person ....................................................................................................................... 2 Supporting Environmental Information...................................................................................................... 3 Government Approvals ............................................................................................................................. 4 Project Description ................................................................................................................................... 5 Project Location...................................................................................................................................... 12

B. ENVIRONMENTAL ELEMENTS ........................................................................................................ 12

1. LAND USE ..................................................................................................................................... 12 2. HOUSING ...................................................................................................................................... 18 3. RECREATION ............................................................................................................................... 20 4. TRANSPORTATION...................................................................................................................... 21 5. AIR................................................................................................................................................. 24 6. NOISE............................................................................................................................................ 26 7(a). AESTHETICS (VIEWS).................................................................................................................. 29 7(b). AESTHETICS (LIGHT AND GLARE) ............................................................................................. 30 8. HISTORICAL AND CULTURAL PRESERVATION ........................................................................ 31 9. WATER.......................................................................................................................................... 33 10. EARTH........................................................................................................................................... 36 11. ANIMALS ....................................................................................................................................... 38 12. PLANTS ......................................................................................................................................... 40 13. ENERGY AND NATURAL RESOURCES ...................................................................................... 41 14. ENVIRONMENTAL HEALTH ......................................................................................................... 42 15. PUBLIC UTILITIES ........................................................................................................................ 42 16. PUBLIC SERVICES....................................................................................................................... 44

C. SIGNATURE....................................................................................................................................... 44

D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS .............................................................. 45

Appendices (included with staff report) Appendix A –Maps of the Area-wide Rezones Appendix B – Summary of Acreage to be Rezoned Appendix C – Draft Land Use Regulatory Code Amendments


ii

LIST of TABLES Page Table 1: Summary of Proposed Zoning Code Text Amendments ...............................................................9 Table 2 Housing and Population Capacity under Existing Zoning.............................................................18 Table 3 Housing and Population Capacity under Proposed Zoning ..........................................................19

LIST of FIGURES Page Figure 1: Regional Map ..............................................................................................................................5 Figure 2: Mixed Use Centers Map..............................................................................................................6


ENVIRONMENTAL CHECKLIST PURPOSE OF THE ENVIRONMENTAL CHECKLIST The State Environmental Policy Act (SEPA)1, requires that all governmental agencies consider the environmental impacts of a proposal before the proposal is decided upon. This Environmental Checklist has been prepared in compliance with SEPA; the SEPA Rules, effective April 4, 1984, as amended (Chapter 197-11, Washington Administrative Code (WAC)); and Tacoma’s Environmental Code (Chapter 13.12, Land Use Regulatory Code), which implement SEPA.

The purpose of this Environmental Checklist is to identify and evaluate environmental impacts that could result from the proposed action and to identify measures to mitigate those impacts. As such, this Environmental Checklist is a disclosure document. It does not authorize a specific action nor does it recommend for or against a particular course of action, but rather, it is one of several key documents that will be considered in the decision-making process for the proposed amendments to the City’s Land Use Regulatory Code and area-wide rezones.

This checklist will assist City staff in determining if the environmental impacts of this proposal are significant. If the impacts are determined to be significant, an Environmental Impact Statement (EIS) will be required. If the impacts are determined not to be significant, a Determination of Non-Significance (DNS) will be issued and no additional environmental assessment will be required.

This expanded Environmental Checklist, prepared for the Mixed Use Centers Zoning Code Update, is intended to accomplish the objectives set forth in the SEPA/GMA integration rules (WAC 197-11-210 et seq). It is a phase of environmental review that complies with Growth Management Act (GMA)2 and supplements the City’s Comprehensive Plan and development regulations. This document identifies the general environmental impacts and mitigation measures associated with adoption of the zoning code revisions. It builds on and is more specific than the analysis prepared for the City’s overall Comprehensive Plan.

Rules for integrating SEPA compliance with GMA planning were adopted in 1995 (WAC 197-11-210 et seq). Among other things, the rules emphasize that analysis at each stage of the GMA planning process should address the environmental impacts associated with planning decisions at that stage of the planning process (WAC 197-11-210(3)). The purpose of the rules is to produce better-informed decision-making, avoid delays and duplication at the project level, and narrow the scope of environmental review and SEPA mitigation at the project level. These provisions restate the existing rules related to phased environmental review (WAC 197-11-060(5)). The scope and level of detail of analysis should be tailored to the action under consideration. GMA jurisdictions may also modify phased review to track the sequence of GMA actions (WAC 197-11-210(3)).

Future Projects. Consistent with the principles applicable to phased review, applicants for future projects may use and not repeat relevant information and analysis in this checklist for purposes of SEPA compliance. A threshold of non-significance using this SEPA Checklist can be attained through an addendum process. Future projects will need to demonstrate that they comply with:

1 Chapter 43.21C. RCW 2 Chapter 36.70A. RCW


• the findings of this checklist and/or those checklists incorporated herein by reference, and the thresholds identified under each element of the environment for this checklist, and

• the policies and regulations of the City, State, and Federal Regulations in effect at the time of the project submittal of which this checklist relies for its determination.

This Environmental Checklist follows the same general format of the environmental checklist that is on file with the City’s office of the City Clerk and the SEPA Public Information Center. The Environmental Checklist is organized into four major sections. Section A (starting on page 2) provides background information concerning the proposed action (e.g., proponent/contact person, project description, project location, etc.). Section B (beginning on page 12) contains the analysis of environmental impacts that could result from implementation of the proposed action, based on review of 16 major environmental parameters. This section also identifies possible mitigation measures and thresholds for future projects. Section C (page 44) is the signature of the proponent confirming the completeness of this Environmental Checklist. Section D (page 45) is the Supplemental Sheet for Non-Project Actions. A. BACKGROUND 1. Name of Proposed Project:

Mixed Use Centers Zoning Code Update: Amending Title 13 of the Tacoma Municipal Code-Land Use Regulatory Code for mixed-use zoning districts (portion of Zoning Code Chapter 13.06)

2. Proponent/Applicant – Name and Phone Number: Peter Huffman City of Tacoma Community and Economic Development Department (253) 591-5365

Proponent/Applicant – Address: City of Tacoma Community and Economic Development Department 747 Market St., Rm. 1036 Tacoma, WA 98402-3793

3. Contact Person – Name and Phone Number: Donna Stenger/Brian Boudet City of Tacoma Community and Economic Development Department Phone: (253) 591-5365 Fax: (253) 591-2002 E-mail: [email protected]; [email protected]

Contact Person – Address:

Donna Stenger/Brian Boudet City of Tacoma Community and Economic Development Department 747 Market St., Room 1036 Tacoma, WA 98402-3793


4. Date Checklist Prepared: July 7, 2008

5. Agency requesting checklist: City of Tacoma

6. Proposed Timing or Schedule (including phasing, if applicable):

This Environmental Checklist accompanies one programmatic action – amending Tacoma’s Land Use Regulatory Code for the mixed use centers regulations and area-wide rezones within the centers, which are located throughout the City. Adoption of the proposal is expected to occur in October 2008.

7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain.

The action that this Environmental Checklist evaluates is programmatic, involving amendments to the City’s Land Use Regulatory Code and area-wide rezones. This programmatic action is intended to encourage quality compact development at intensities envisioned for the mixed use centers in the City’s Comprehensive Plan by revising zoning classifications within the centers, revising the use standards for mixed use centers (X) districts, strengthening the development and design standards, and providing incentives for development in the core center areas. Future development would occur in the context of and be guided by the proposed zoning districts and regulations.

This Environmental Checklist is part of phased environmental review for the City’s GMA planning. Future projects within the area of the code changes and rezones may use all or part of this Environmental Checklist or other City environmental documents to satisfy the requirements of SEPA in whole or part.

8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal:

The following City planning documents and associated environmental documents contain environmental information related to the proposed Zoning Code Update. The information is referenced as appropriate in this Environmental Checklist and incorporated by reference into this document.

SEPA analyses have been prepared for previous annual Comprehensive Plan and Land Use Regulatory Code amendments. These have included the following:

• SEP2007-40000100366 Adoption of Annual Amendment to the Comprehensive Plan and Land Use Regulatory Code







• SEP2002-00001 SEPA/GMA Integrated Environmental Document for the Proposed Tacoma Zoning Code Update, January 2002

• SEP2001-00079 Adoption of Annual Amendment to the Comprehensive Plan

• SEP2000-00082 Adoption of Annual Amendment to the Comprehensive Plan & Land Use Regulatory Code

• Comprehensive Plan and Land Use Regulatory Code - Proposed Amendments for 1999 (Tacoma, 1999b);

• Draft Stormwater Management Manual Volume I – Design (Tacoma, 1995d);

• Final Stormwater Management Manual Volume II – Stormwater Pollution Prevention Manual: A Guide to Best Management Practices for Industries, Businesses and Homeowners (Tacoma, 1999d);

• Final Stormwater Management Manual Volume III – Comprehensive Stormwater Management Program (Tacoma, 1999e);

• 1999 – 2004 Capital Facilities Program (Tacoma, 1998);

• Transportation Program (Tacoma, 1997);

• Environmental Policy Plan (Tacoma, 1994);

• Generalized Land Use Plan (Tacoma, 1993a);

• Utilities Plan (Tacoma, 1993b); and

• Land Use Management Plan (Tacoma, 1983) and Amendments.

This proposal is part of Tacoma’s ongoing planning to implement the provisions of GMA and the City’s Comprehensive Plan. The environmental analysis that was conducted for the Comprehensive Plan addresses the environmental impacts of growth anticipated Citywide and in the areas affected by the portion of the Zoning Code that applies to the mixed use centers. General policies in the Comprehensive Plan will continue to apply. Similarly, adopted implementing regulations (e.g., critical areas, stormwater, etc.) will continue to apply to development under the proposed Code Update unless amended by the proposed action.

9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain:

It is possible that several public and/or privately-sponsored projects, if currently being considered in the mixed use centers, could be affected by the proposed Land Use Regulatory Code and zoning map amendments. Such projects would be governed by the rules applicable to vesting of projects and submittal of complete applications.

Following City adoption of the zoning code revisions and rezones, all properties and all development subsequently proposed in the mixed use centers would be subject to the revised regulations and rezones.

10. List any government approvals or permits that will be needed for your proposal, if known:

The actions that this Environmental Checklist accompanies are programmatic in nature. The only governmental approval that is needed at this time, therefore, is legislative adoption by the Tacoma City Council of the proposed amendments to the City’s Land Use Regulatory Code including the rezones.


Subsequent project proposals would be subject to project-specific building permits, plan review, and the appropriate level of environmental review. Also, additional engineering analysis (e.g., stormwater runoff, traffic studies, etc.) may be required for specific projects as part of the building permit review process.

11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page.

Project Description The City of Tacoma, shown in Figure 1, first adopted its Zoning Code in 1953. The Code has been revised many times since. Several changes were made after 1993 to ensure that development happened in the manner outlined in the City’s Comprehensive Plan (the Land Use Management Plan which was effective at the time). A major update to the commercial and mixed use centers portions of the Zoning Code was adopted in 2002. In 2007, the City’s Comprehensive Plan was amended to strengthen the mixed use centers strategy. The proposed action is a code update that responds to the 2007 Comprehensive Plan amendments for the mixed use centers.

Figure 1: Regional Map

This phase of the Code Update involves mixed use center zoning districts (X districts). It also involves moving the Hospital Medical (HM) district regulations to the mixed use centers portion of the Zoning Code and the application of the proposed mixed use center design standards to the HM zone, now to be renamed HMX zone. Area-wide rezones are proposed for properties located within the centers from commercial, residential, industrial and mixed-use zoning districts to mixed-use zoning classifications. The proposal also revises the


boundaries of some mixed-use zoning areas within centers. Figure 2 shows the City’s mixed use centers affected by the proposed code amendments and area-wide zoning changes.

Figure 2: Mixed Use Centers Map

The goals of the proposed action are to:

• Apply mixed use center (X district) zoning classifications to all land within the centers, except that some areas zoned PRD will remain and the T Street Gulch area located in the Lower Portland Center which will remain R-2;

• Provide regulatory guidance and support for more compact intensive development in the centers consistent with the 2007 Comprehensive Plan amendments;

• Strengthen building, design and landscaping standards that apply to X districts to achieve quality development;

• Provide for residential compatibility standards that are appropriate for X districts where they abut residentially zoned districts,


• Revise pedestrian street designations and distinguish core pedestrian streets from other designated pedestrian streets;

• Provide incentives for development along core pedestrian streets; and

• Create and encourage a pedestrian-friendly environment in the centers, with the most pedestrian-oriented features being located on core pedestrian streets.

The Mixed Use Centers Code Update includes:

• Creating two new zones, NRX-Neighborhood Residential and URX-Urban Residential;

• Moving the HM zone regulations to the X-districts portion of the code, renaming the classification HMX and applying the X district design standards to this zone;

• Revisions to development, design, residential compatibility, landscaping and buffering, parking, and pedestrian and bicycle support standards for the X zones;

• Revisions to the designation of pedestrian streets and designation of core pedestrian streets;

• Creation of a height bonus program in the X district development standards; and

• Rezones within the centers so that all land within a center has an appropriate mixed-use center zoning designation.

A more detailed summary of these changes is provided below. Maps of the zoning changes in each mixed use center can be found in Appendix A, and the acreages of zoning changes are shown in Appendix B. Additional detail on the proposed Code amendments is available in Appendix C.

Summary of Proposed Mixed Use Centers Zoning Code Update

Background

The proposed amendments are outcomes of the 2007 Mixed Use Centers analysis jointly undertaken by the City and Pierce Transit to study the mixed-use centers. They are also the outcome of the Design Review Project undertaken by the City starting in 2006 and which will continue through 2009, to study and update design standards. The proposed amendment will revise various portions of the Land Use Regulatory Code as it applies to the mixed-use centers to facilitate future growth and development. There are currently 17 mixed use centers within the City; however, one of these is Downtown Tacoma which was not included in the 2007 study and is not addressed by the proposed actions. Included in the centers addressed by the proposed amendments are three centers that were designated in 2007. The previously designated and the “new” centers (designated in 2007) affected by the proposed amendments are:

Previously Designated Centers 6th & Pine 38th & G 56th & STW MLK Proctor Stadium 72nd & Pacific 72nd & Portland James Center Lower Portland Tacoma Central Westgate Tacoma Mall

Centers Designated in 2007 34th & Pacific McKinley Narrows


The proposed text amendments to the Land Use Regulatory Code apply to the centers as a whole, although there are a small number of specific height exceptions for individual centers.

Area-Wide Rezones

Zoning in the new and previously existing centers will be changed to be consistent with the Comprehensive Plan. The mixed-use centers currently include X zones (NCX, CCX, RCX, UCX, and CIX), which were developed for the mixed use centers in 1996, as well as other zones such as R2, R2-SRD, R2-PRD, R3, R3-PRD, R4, R4L, R4L-PRD, R5, R5-PRD, HM, T, C1, C2, and M2. With the proposed amendments, all land within mixed-use centers will be classified within an X zone classification, with the exception of some areas zoned PRD and the T Street Gulch area located in the Lower Portland Center which will remain R-2. The PRD zone is a residential zone intended to provide for greater flexibility in large scale residential developments and to promote a more desirable living environment than would be possible through the strict regulations of conventional zoning.

Because the three new mixed-use centers were designated in 2007 and do not currently include X zones, their locations and existing zones are described below. For existing zoning in the other centers, see Appendix A.

• 34th & Pacific: This new Community Center is located along the border of the South End and Eastside Neighborhood Council districts, just south of Downtown and the Port Manufacturing/Industrial Center. It is primarily centered on Pacific Avenue and is bounded generally by South D Street to the west, South Crandall Lane and East A Street to the east, South 40th St to the south, and South 32nd St and I-5 to the north. Existing zoning districts within this area include R2-SRD, R3, R4L, R4, R5, T, C1, and HM.

• McKinley: This new Neighborhood Center is located in the Eastside Neighborhood Council district just south of I-5 and the Port Manufacturing/Industrial Center. It is primarily centered on McKinley Avenue, and is roughly bounded by East G Street and East G Street Alley to the west, East McKinley Avenue Alley and East I to the east, Upper Park to the north, and extends approximately 150 feet south of East 38th Street. Existing zoning districts within this area include R2, R2-SRD, R3, R4L, C1, C2, and T.

• Narrows: This new Neighborhood Center is located in the West End Neighborhood Council district just south of State Route 16. It is primarily centered on 6th Avenue. It is bounded by Jackson Street to the west, North 9th Street to the north, Mildred Street to the east, and South 8th Street to the south. However, from South Meyers Street in the south and North Skyline Drive in the north, the center narrows to approximately 270 feet north and south of 6th Avenue as it extends east to Mildred Street. Existing zoning districts within this area include R1, R2, R4L, R4-PRD, R5-PRD, C1, and C2.

Text Amendments

Table 1 summarizes the proposed zoning code text amendments. More detail is provided in Appendix C.


Table 1: Summary of Proposed Zoning Code Text Amendments

Topic Summary of Amendments

Mixed Use Center Core Areas and Designated Pedestrian Streets

Each center will contain one or more designated pedestrian streets. Specific segments of the Designated Pedestrian Streets will comprise the core of each center and will be called Core Pedestrian Streets. Within the NCX and CCX zones, the Core Pedestrian Streets will be the focus of incentives for more intensive mixed-use development, as well as stricter standards to ensure a pedestrian-friendly and transit-oriented environment. See Appendix C for more detail.

Building Heights and Minimum Densities

The proposed amendments will reduce allowable height in portions of the centers near single-family zones. Portions of the NCX and CCX zones along core pedestrian streets will be eligible for a height bonus. Height will be increased somewhat in the CCX zone. No change to the height limit in the UCX zone is proposed.

Higher minimum densities are proposed for the RCX, NCX, CCX and UCX zoning districts. A minimum residential density that is consistent with the recommended increases also is proposed for the new URX zone. See Appendix C for more detail.

Bonus Program Bonus heights will be available within 200’ of the centerline of a Core Pedestrian Street. A height bonus of up to 20’ may be achieved by providing one or more features or facilities that benefit the centers, the public and/or achieve community goals. See Appendix C for more detail.

Changes to Allowed Uses in X Zones

The proposed amendments will prohibit certain uses from mixed use centers, including golf courses and new single-family residential uses (except new single-family uses will be allowed in the NRX district); restrict additional uses from locating along the Core Pedestrian Streets, including building materials and services, self-storage, and vehicle service and repair; and provide additional standards for drive-throughs and gas stations located along Designated Pedestrian Streets.

New URX Zone The new URX zone is envisioned as an urban residential zone, allowing for townhouses and low-rise multifamily residential dwellings, adult family homes, retirement homes, family daycare, and similar uses, but not allowing for commercial uses.

New NRX Zone The new NRX zone, which will apply to a limited area near South 8th Street & South I Street area in the MLK mixed use center, will allow one-family dwellings; family day care homes; special needs housing; foster homes; duplexes and triplexes lawfully in existence at time of rezone; new duplexes, triplexes and townhouses with approval of a Conditional Use Permit and multi-family dwellings lawfully in existence at time of rezone.

Additional Building Envelope Standards

Additional building envelope standards include maximum setbacks for non-residential uses in X zones; and standards for the URX and NRX zones. The proposed changes also include a conditional exemption to the maximum setback standards for large public facilities.

Building Design Standards

Proposed amendments will: • Revise exemptions to building design standards so that only single-family

detached homes are exempt from design standards. • Add specific design standards for duplex and triplex developments. These will

include covered entry, windows on the street side, garage design standards, and standards for corner buildings and through-lots.

• Add specific design standards for townhouse developments. These will include a maximum of 6 units per building, minimum 10-foot separation between buildings, required ground floor pedestrian entries, emphasized pedestrian entries, and address garage configurations (not facing a street, building articulation, and



repetition with variety). • Replace current Mass Reduction features with a new “toolbox” approach for

articulation features for both residential and non-residential buildings. The toolbox approach will better address perceived bulk and provide more flexibility in achieving this goal. Allowed features will include windows, awnings, roofline changes, building material changes, building modulation and lighting/landscape features.

• Add upper floor stepback requirements along Designated Pedestrian Streets. These are 8’ setbacks on the 4th floor in RCX, on the 5th floor in other zones where right-of-way (ROW) width is less than 100’, and on the 6th floor where ROW is wider than 100 feet.

• Add a maximum façade width standard for upper stories of larger/wider buildings. Upper story façades of multi-story buildings that are greater than 120 feet in width will be required to incorporate a significant modulation of the exterior wall through all floors except the ground floor.

• Add new requirements for building details, window/trim detailing, and street corner design to add visual interest, depth and integrity to buildings.

• Remove the existing exemption from transparency for residential buildings, and add a requirement of 15% transparency for upper levels.

• Clarify existing standards to ensure appropriate results. • Increase required pedestrian weather protection from 25% to 50% for buildings

not located on Pedestrian Streets. • Add a height limitation for fences in front yards and require terracing for tall

retaining walls, to enhance the pedestrian environment along streets and enhance safety.

• Provide a tiered system for how building design standards apply to additions and remodels to existing, non-conforming structures.

Residential Compatibility Standards

Standards will be refined where X zones are adjacent to or abutting single-family zones. The proposed standards require: • Upper story stepbacks above a height of 25’ where the mixed use center parcel

abuts an alley or rear or side property line, and above a height of 35’ where the parcel abuts a street. Stepbacks must be equal to 10’ back for each 10’ in height, up to the maximum height allowed by the zone.

Parking Standards • Eliminate off-street parking requirements for new development within 200 feet of the Core Pedestrian Streets (height bonus area).

• Provide a parking credit program to allow a reduction to off-street parking requirements within other portions of the centers. Reductions will be allowed for: o Sites located within 500 feet of a transit stop. o Developments that create and implement a site-specific Trip Reduction

plan and program. o Developments that provide a dedicated parking stall(s) for a locally

operating car sharing program. o Residential/commercial mixed-use projects. o Provision of additional on-street public parking. o Provision of bicycle parking beyond the standard requirement. o Provision of motorcycle/scooter parking

• Revise location standards for large developments to encourage broken-up parking areas and interconnected pedestrian activity.

• Require alley access where available (prohibit street driveways when an alley is available).



• For sites abutting multiple streets, require access from the lowest designated street.

• Revise parking garage standards along street frontages. • Add new multi-family parking design standards.

Pedestrian and Bicycle Support Standards

Proposed changes will revise walkway standards to ensure provision of internal walkway circulation within large developments; and add internal pedestrian paths and circulation requirements for large sites with multiple buildings to improve internal pedestrian-orientation and connectivity.

Landscaping and Buffering Standards

Proposed changes will revise the format of the landscaping section of the code, as it applies to X zones, to include a list of “landscaping/buffer types,” each with its own specific standards. The various types would be utilized depending on the buffer scenario. Changes will also: • Increase landscaping quantity requirements to better ensure the human-

oriented design of the centers and support the City’s overall sustainability and environmental goals.

• Provide additional guidance on appropriate trees and plants. Modify the existing landscaping exemptions. This will eliminate the exemption for duplex and triplex uses; revise landscape exemption for small parking lots behind buildings to a threshold of 15 stalls or less (currently 20); and remove the exemption for additions that more than double the square footage of the applicable use or where the addition/remodel is valued at two times the value of the existing structure.

Hospital Medical (HM) Zone

The proposed changes include moving the HM zone to the mixed use (X) zones portion of the code and renaming it Hospital Medical Mixed Use (HMX). Changes to HM with the application of mixed use zone design and development standards include the following:

• New golf courses and single-family homes will be prohibited in HMX. However, other permitted use standards for HMX will be the same as for HM, and the existing 7,000 square foot limit on eating/drinking establishments, retail and personal service uses within this zone will remain.

• Additional building envelope standards • Building design standards • Residential compatibility standards • Revised parking standards (parking credits will apply) • Revised pedestrian and bicycle support standards • Revised landscaping and buffering standards Changes to HM with the application of mixed use zone design and development standards that are not described above include the following:

• Minimum setbacks where HMX abuts an R district will not apply; residential compatibility standards will apply instead.

Maximum setback standards for non-residential buildings will be consistent with those of the UCX and CIX zones. This means 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.


Implementation of future development projects

This Mixed Use Centers Zoning Code Update Environmental Checklist includes an analysis of non-project actions. It references regulations and their environmental documentation as support for the determination of non-significance. Future project-level actions will be allowed to reference this checklist when completing a project-level checklist.

Through adoption of the Mixed Use Centers Zoning Code Update SEPA determination, future project submittals can rely on a Determinations of Non-Significance (DNS) if they meet the thresholds set out in this checklist and comply with adopted City, State, and Federal regulations. In other words, if project-level impacts are determined to be below the thresholds established in this environmental checklist, no additional studies would be required. Further, it is the City’s intent to use addendums to the DNS issued for the Mixed Use Centers Zoning Code Update rather than issuance of new DNS for projects that fall within the scope of this environmental review.

The goal of this effort is to identify consistent thresholds of significance, reduce redundancy of review and to minimize the need for unnecessary analysis for projects that meet all current regulatory requirements. The developers’ timeline will be reduced by elimination of the comment period followed by the appeal period. This approach to SEPA review supports the GMA and may facilitate and stimulate investment while continuing to protect the natural and built environments.

12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any. If a proposal would occur over a range of area, provide the range or boundaries of the site(s).

The proposed area of the Mixed Use Centers Zoning Code Update, which is the subject of this proposed action, encompasses an area of approximately 2,345 acres, or about 10% of the city. The areas are depicted in Figure 2 and in Appendix A.

13. Assessor Parcel Number:

Because the project area encompasses approximately 2,345 acres, numerous assessor parcels are affected. Assessor parcel numbers are identified on the mailing list for the Official Notice of the July 23, 2008 Informational Meeting and August 6, 2008 Public Hearing, available at the City of Tacoma’s Community and Economic Development Department.

B. ENVIRONMENTAL ELEMENTS 1. LAND USE a. What is the current use of the site and adjacent properties?

The amendments address all of the mixed-use centers with the exception of Downtown. The centers contain a mix of land uses, including:

• General commercial • Office • Retail and services


• Single-family residential • Duplexes, triplexes and townhouses • Multi-family residential • Public facility uses • Parks • Schools • Hospital and medical office uses • Institutional uses • Industrial uses

The areas that will experience the greatest change in zoning are the three new mixed-use centers (designated in 2007). Land uses in those centers are as follows:

• The McKinley center contains office, retail, institutional, multi-family residential, single-family residential uses, and park uses.

• The 34th & Pacific center contains office, retail, institutional, multi-family residential and single-family residential uses.

• The Narrows center contains institutional, office, retail, park, multi-family residential and single-family residential uses.

b. Has the site been used for agriculture? Describe.

The subject areas have not been utilized for agriculture uses within the last 50 years. Portions of the city and mixed use centers have been used for agricultural purposes prior to that but there are no indications of recent agricultural uses and there are no significant commercial agricultural uses currently operating in the city or mixed-use centers.

c. Will any structures be demolished? If so, what

No specific structure would be demolished as a result of the code update. Site specific development that is conducted under the updates may involve demolition and would be analyzed at that time.

d. What is the current zoning classification of the site?

Current zoning districts within mixed use centers include R1, R2, R2-SRD, R2-PRD, R3, R3-PRD, R4, R4L, R4L-PRD, R5, R5-PRD, HM, T, C1, C2, M2, RCX, NCX, CCX, CIX, and UCX.

Areas for which a change in zoning is proposed are zoned: R1, R2, R2-SRD, R3, R4, R4L, R5, T, C1, C2, RCX, NCX, CCX, M2 and CIX. Within the three new mixed use centers, the existing zoning is as follows:

• The McKinley center contains R2, R2-SRD, R3, R4L, C1, C2, and T.

• The 34th & Pacific center contains R2-SRD, R3, R4L, R4, R5, T, C1, and HM.

• The Narrows center contains R1, R2, R4L, R4-PRD, R5-PRD, C1, and C2.

Zones for which text amendments are proposed include RCX, NCX, CCX, UCX, HM, CIX and UCX-TD (UCX-TD and CIX are addressed only for the purpose of maintaining consistency with the other mixed use “X” zones).


Appendix A contains maps showing the existing and proposed zoning in each center, and Appendix B contains tables for each center showing the existing and proposed zoning and associated acreage.

e. How are land use character, compatibility and degree/intensity affected by the proposal?

Character and Intensity

The proposed amendments are intended to bring the future developed intensity of the mixed-use centers in line with their land use intensity designations. All of the centers are designated Medium Intensity, except for the Tacoma Mall, Downtown and portions of the MLK center which are designated High Intensity. In addition, the T Street gulch area in the Lower Portland Avenue center retains Single-Family Intensity. The proposed amendments will contribute toward a compact, mixed-use character within the mixed-use centers, particularly along core pedestrian streets. However, the proposed amendments will strengthen design and landscaping standards to increase the visual attractiveness of development and the pedestrian environment. Improvements will also increase comfort and safety for pedestrians.

The current character in the centers is varied, including single-family uses, auto-oriented commercial, older and more urban commercial and mixed use buildings, and a range of multifamily residential uses. The character is expected to change and become more cohesive as centers develop under the proposed amendments. Low-rise multifamily uses will be focused at the edges of the centers. Uses at the edges adjacent to single-family zones will have residential compatibility features such as lower building height at the edge consistent with single-family zoning, upper story setbacks and landscape buffering.

The core areas are envisioned as denser environments with a mix of uses to support an active, urban streetscape that is appealing to pedestrians. These changes are also intended to bring about the desired level of transit use. Commercial growth in the center core areas will be urban and pedestrian-oriented in form and character. It will include attractive retail, restaurants, and services that reduce the need for people living in and near the centers to drive. The residential density within the centers will support the envisioned type of commercial growth.

Increased density will support walkabilty and active living, as well as supporting environmental sustainability, encouraging compact development and reducing the need for automobile travel, contributing to improved air quality and reducing sprawl. As densities increase in the mixed use centers, so do opportunities for active and visually interesting streetscapes, which improve pedestrian orientation and overall livability.

The proposed amendments will also contribute toward the Tacoma Mall Mixed Use Center, a designated Regional Growth Center (RGC) per the Puget Sound Regional Council (PSRC) and Pierce County County-wide Planning Policies (CPP), meeting activity levels that are envisioned for RGCs based on established multicounty criteria. Increases in activity levels in this center will also result in a higher quality pedestrian environment, particularly on designated pedestrian streets.

Additionally, the proposed amendments create design standards for new townhouse and duplex/triplex uses in the mixed use centers. Previously, these have been exempt from


design standards. The goal of these amendments is to create a high-quality, visually attractive environment where people will want to live. In general, the proposed amendments are intended to help the mixed-use centers transition from their current, varied character, into more cohesive centers of activity surrounded by compact residential uses.

Compatibility with Adjacent Properties

Proposed changes to the code are intended to improve compatibility between areas within the centers and adjacent properties that are zoned for single-family uses. Refinements to the existing requirements will ensure compatibility while balancing the need to encourage investment within the centers. The proposed changes will apply when a center boundary is adjacent to single-family zoning, but not where the adjacent use within the single-family zone is a park, permanent open space or undevelopable steep slope, public or quasi-public facility, or freeway. The proposed standards require upper story stepbacks above a height of 25’ where the center parcel abuts an alley or rear or side property line and above a height of 35’ where the parcel abuts a street. These heights are consistent with single-family zoning. New design and landscape standards also apply. Design standards limit building bulk, require modulation and transparency, reduce blank walls, etc. Additionally, the new URX zone will be applied in areas where adjacent single-family zones are most likely to be affected. URX will include only residential uses and will provide a transition between the center edges and more intensive mixed-use portions of the centers. Finally, the NRX zone will be established to encourage the preservation of a unique area in the MLK center in the vicinity of South 8th Street & South I Street, with targeted types of development and preservation of the existing character of a mix of predominately residential uses.

f. What is the current Comprehensive Plan designation of the site?

The Tacoma Mall and Downtown centers are designated High Intensity. All other mixed-use centers are designated Medium Intensity with the exception of some areas in the MLK center which are designated High Intensity and the T Street gulch area in the Lower Portland Avenue center which is designated Single Family Intensity. The overall effect of the proposed zoning map and text revisions will be to ensure that future development in the mixed-use centers occurs with appropriate land uses and appropriate land use intensities, consistent with the Comprehensive Plan. The proposed zoning code and zoning map changes support the mixed-use centers Comprehensive Plan amendments adopted in 2007.

g. If applicable, what is the current shoreline master program designation of the site?

Not applicable. The subject zoning classifications and properties proposed for rezones are not within the City’s shoreline management area.

h. Has any part of the site been classified as an “environmentally sensitive” area? Specify.

These are non-project actions and specific impacts to critical areas associated with development will be assessed at the project review and approval stage. The James Center contains some probable wetland area. The Lower Portland center, 72nd & Pacific center, and 56th & STW center may contain streams and known or potential wetland areas according to the Wetlands and Streams maps in the Environmental Policy Element of the Comprehensive Plan.


i. Approximately how many people would reside or work in the completed project?

The proposal is a non-project action that would not directly result in increased population or employment.

The Growth Management Act requires that Tacoma plan for 20 years of population growth based on its share of the 20-year population projection made for Pierce County by the Washington State Office of Financial Management (OFM) and then disaggregated by Pierce County. Tacoma’s required 20-year population growth targets have been established in a countywide process and adopted by Pierce County. The current target is a population of 255,240 in the year 2022, which means growth of 55,640 over the 2006 population of 199,600 (Pierce County Buildable Lands Report 2007 Errata Sheet, December 12, 2007). The Buildable Lands Report also includes an employment target of 147,092 through 2022, a growth of 35,683 jobs over the 2006 amount of 111,409.

The proposed code revisions in this update would allow for appropriate scaled development including additional residential development in new projects within the mixed use zones with greater density than currently required by the zoning code. New employment uses would also likely occur under the proposed amendments, primarily in the CCX, UCX, and HMX zones.

The specific number of people that would reside or work in future projects located with these revised zoning districts cannot be determined at this time. However, it is appropriate to assume that with the height bonuses, increased minimum density requirements, and design standards that support quality multifamily and townhouse development that the City’s population and employment would increase as projected in the Comprehensive Plan.

Based on an analysis by AHBL Inc. and the City of Tacoma in 2007 as part of the mixed-use centers analysis, the existing capacity for population in the centers is approximately 2,950 residents. With the proposed amendments, the capacity for new population would be expected to range from approximately 18,000 to 33,000 residents. This is within the City’s population growth target, and consistent with the Comprehensive Plan growth strategy to direct much of the City’s growth toward its mixed-use centers.

Based on the same 2007 analysis, under existing zoning, employment within Tacoma’s mixed-use centers is expected to grow by close to 7,500 full time employees between now and 2020; whereas, under proposed rezones and zoning code text amendments, employment growth within the mixed-use centers would be expected to be just over 7,600. The main reason for the difference in employment growth is due to the addition of the 34th and Pacific mixed-use center. Rezones and zoning code text amendments are not expected to affect significantly the rate of employment growth. However, this growth is within the City’s 20-year growth target.

j. Approximately how many people would the completed project displace?

None. Proposals are non-project actions. Displacement could occur depending on future development proposals. Lower intensity single and multifamily uses could be displaced within some mixed-use center areas by more intensive development allowed under the proposed changes. Market forces will determine the likelihood of development. However, because the proposed amendments encourage more intensive development within the


mixed-use centers, it is likely that new development would include significantly more housing units than those that would be displaced.

k. Proposed measures to avoid or reduce displacement impacts

No specific measures are needed or proposed at this time. This issue would be reviewed at time of proposed site specific development, and is dependent upon what existing housing is present at each site at the time development is proposed.

One of the purposes of this rezone/code update is to support the City’s goal of providing housing, while also meeting the need for greater overall development density in its mixed use centers. By providing regulations that encourage increased residential density in these areas while requiring quality design features and pedestrian-orientation, these zoning code revisions will assist in meeting the population growth target established under the requirements of the GMA.

l. Proposed measures to ensure the proposal is compatible with existing and projected land use and plans.

The proposed amendments have been reviewed for consistency with the Comprehensive Plan. The Growth Management Act requirements exist to help ensure consistency between the Comprehensive Plan elements and to ensure that implementing regulations are consistent with the Comprehensive Plan.

The proposed amendments are intended to increase the consistency of the Land Use Regulatory Code and Official Zoning Map with the Comprehensive Plan and regional plans. In particular, text amendments would increase the consistency of the regulations related to the Tacoma Mall Urban Center, a designated Regional Growth Center (RGC), with multi-county criteria for RGCs adopted by the Puget Sound Regional Council (PSRC) and with the Pierce County Countywide Planning Policies. Additionally, the amendments aim to improve the compatibility of the centers with adjacent single-family areas by providing zoning and revising development and design standards such as height limits, setbacks, building massing and scale, visual treatment of building facades, landscaping, and location and screening of parking and driveways to address compatibility and aesthetics.

m. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for land use:

The following conditions, if fully met, would support a finding of non-significance relative to land use at the project phase. If any of the following are not met, additional analysis under SEPA may be required.

1. The project is a permitted use under the Land Use Regulatory Code, including under revisions to TMC 13.06.300.

2. The project conforms to the Design Standards, Residential Compatibility Standards, Landscaping and Buffer Standards, Pedestrian and Bicycle Support Standards, and Parking Standards, including new standards in TMC 13.06.500, 13.06.501, 13.06.502, 13.06.510, and 13.06.512.


3. The project ensures, if there are on-site critical areas, that those critical areas or sensitive areas are analyzed and, if necessary, appropriate mitigation/protection is provided as required by TMC.13.11 (See Animals and Plant Sections 10 and 11).

4. The project does not require a discretionary land use permit. 2. HOUSING a. Approximately how many units would be provided? Indicate whether high, middle, or

low-income housing.

The proposed zoning map and text amendments would not directly provide new residential units. However, the proposed code revisions and related property rezones would encourage the inclusion of more intensive residential uses in mixed-use center zoning districts. Future mixed-use and/or single-use residential developments on specific sites in these zones could add a significant number of new units to the City’s housing inventory. The proposed changes also include a height bonus for provision of mixed-income housing in the core mixed use center areas.

The tables below show an estimated range for the number of new housing units that could potentially be constructed based on existing mixed-use center zoning (Table 2; the three new mixed use centers are not included because they currently do not include X district zoning), and in the existing and new centers with proposed changes to zoning (Table 3). These tables are based on the 2007 analysis conducted for the 2007 Mixed Use Centers Comprehensive Plan updates. Proposed 2008 amendments to the mixed use centers code and zoning map are consistent with and follow from the 2007 Comprehensive Plan updates.

Table 2: Housing and Population Capacity under Existing Zoning

Mixed Use Center Dwelling Unit Capacity (du)

Population Capacity

Neighborhood Centers 38th and G 8.9 17.1 56th and STW 47.5 87.9 6th Avenue and Pine Street 94.9 175.5 Martin Luther King 672.2 1,243.7 Proctor 1.5 2.8 Stadium 157.5 291.3 Community Centers 72nd and Pacific 8.3 15.4 72nd and Portland 31.1 73.1 James Center 3.7 10.1 Lower Portland 9.3 17.2 Tacoma Central 32.3 83.0 Westgate 0.0 0.0 Urban Centers Tacoma Mall 503.6 931.6 Total 1,571 2,949

Source: 2007 Mixed Use Center Analysis


Table 3: Housing and Population Capacity under Proposed Zoning

Mixed Use Center Dwelling Unit Capacity (du)

Population Capacity

Neighborhood Centers Min. Max. Min. Max. 38th and G 242 440 448 814 56th and STW 398 684 736 1,266 6th Avenue and Pine Street 314 598 582 1,106 Martin Luther King 901 1,630 1,667 3,015 Proctor 354 546 656 1,009 Stadium 427 677 789 1,252 McKinley (new) 177 345 327 638 Tacoma Narrows (new) 56 113 104 209 Community Centers 72nd and Pacific 645 1,108 1,194 2,050 72nd and Portland 1,099 1,845 2,033 3,413 James Center 294 492 545 910 Lower Portland 417 875 772 1,618 Tacoma Central 2,622 4,382 4,851 8,107 Westgate 1,450 2,425 2,682 4,486 34th & Pacific (new) 699 1,211 1,293 2,241 Urban Centers Tacoma Mall 454 636 840 1,176 Total 10,550 18,005 19,518 33,309 Source: 2007 Mixed Use Center Analysis

Under existing zoning, Tacoma’s mixed-use centers would have capacity for an additional 1,571 dwelling units or 2,949 in population (Table 2), whereas under proposed rezones and zoning code text amendments, Tacoma’s mixed-use centers would have capacity for an additional 10,550 to 18,005 dwelling units or 19,518 to 33,309 in population (Table 3). Proposed rezones include mixed-use center district zoning in the three new mixed-use centers. These amounts are within the City’s 20-year targeted population growth of 55,640 in new population. The amounts are also consistent with the Comprehensive Plan strategy to direct much of the City’s growth toward its mixed use centers.

New design/development standards for development in the mixed-use centers zones will reduce impacts on abutting residentially zoned properties, with revised residential compatibility standards, new design standards that increase requirements for building modulation and transparency, and revised landscaping standards.

The overall impact on housing would be to encourage an increase in the number of residential units in mixed-use center zoning districts. The Mixed Use Centers Zoning Code Update would also protect the City’s existing inventory of housing by improving the design of all new mixed-use center development located adjacent to residential zoning districts.

b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. The Mixed Use Centers Zoning Code Update would not directly contribute to the elimination of any existing housing units. However, with redevelopment under the proposed zoning amendments, some existing housing units could be eliminated in the mixed-use centers.


New housing units would likely be redeveloped at greater densities than currently exist, particularly within the three new centers.

c. Proposed measures to reduce or control housing impacts.

The revised development standards will provide new opportunities, incentives and flexibility to encourage construction of market rate and affordable housing units in mixed-use centers. They also provide mitigation by further protecting adjoining residentially-zoned property. Specific measures that will be implemented through this update will:

1) Encourage more housing units in the mixed-use centers by raising minimum densities.

2) Encourage quality design of new housing units by strengthening design and landscaping standards for the mixed-use centers zones.

3) Encourage mixed income housing by allow a height bonus in the core area of the mixed-use center when affordable housing is provided.

4) Provide design, landscape and buffering, and residential compatibility standards that will limit impacts on single-family zones abutting mixed-use centers.

5) Create a new URX zone that will be applied to center areas with the greatest potential to affect abutting single-family zones.

6) Preserve existing single-family housing within the vicinity of South 8th Street & South I Street within the MLK center through application of the new NRX zone.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for housing:

The following condition, if met, would support a finding of non-significance at the project phase. If not met, additional analysis under SEPA may be required.

• The project conforms to minimum densities and height limits of the district and, if adjacent to single-family residentially zoned areas, to the residential compatibility standards applicable to the mixed-use center districts, including new standards in TMC 13.06.300, 13.06.500, 13.06.501, 13.06.502, and 13.06.503.

3. RECREATION a. What designated and informal recreational opportunities are in the immediate

vicinity?

Various recreational opportunities exist throughout the city including parks, trails, playfields, shorelines and cultural facilities. These are described in the Comprehensive Plan Recreation and Open Space Facilities Plan Element. These sites range in size from regional parks to neighborhood scale parks and playgrounds and also include schools and various indoor recreational facilities such as swimming pools, gymnasiums and community centers.

b. Would the proposed project displace any existing recreational uses? Describe.

It is not anticipated that any existing public parks or other public recreation facilities would be displaced by the types of development enabled by the Mixed Use Centers Zoning Code Update.


c. Proposed measures to reduce or control impacts on recreation opportunities.

Public park and recreation planning standards are primarily based on a combination of city-wide and defined sub-area population and or service levels. The proposed update is intended to accommodate population growth consistent with the City’s growth targets and the Comprehensive Plan. The potential new residents associated with the residential component of future mixed-use developments allowed by the update have already been anticipated by the City’s planning under GMA.

Additionally, the proposed amendments include yard/open space requirements for new multifamily housing and townhouse uses within the mixed-use centers. Further, the proposed amendments allow for a height bonus in the core areas of the mixed-use centers in exchange for provision of public open space such as a public plaza.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for recreation:

The following conditions, if fully met, would support a finding of non-significance at the project phase. If any of the following are not met, additional analysis under SEPA may be required.

1. A landscaping plan would be submitted during permit review that is in compliance with the landscape requirements in the Land Use Regulatory Code, including new standards in TMC 13.06.502. If not, further analysis is needed during SEPA review.

2. The project will not be developed on property designated as open space or public recreation area. If the project is to be developed on land that is currently designated as open space or a public recreation area, appropriate analysis and suggested mitigation/protection measures must be proposed.

3. The project complies with the design and development standards of the mixed-use centers zoning districts, including provision of open space within residential developments.

4. TRANSPORTATION a. Identify public streets and highways serving the site and describe the proposed

access to the existing street system. Show on site plans, if any.

There are over 15 major north-south arterials and over 17 east-west arterials that provide access throughout the City of Tacoma and the area covered by the proposed Mixed Use Centers Zoning Code Update. These arterials provide primary access to a complete grid of minor arterials and local access roadways as well as to major regional freeways including two interstate freeways I-5 and I-705, as well as four State Routes including SR-509, SR-16, SR-167, and SR-7. More detailed descriptions of the City’s roadway system can be found in the Transportation Plan element of the City of Tacoma’s Comprehensive Plan.


b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop?

Local and regional transit services are available citywide, through Pierce Transit and Sound Transit. Pierce Transit provides local bus service throughout the areas affected by the proposed amendments. Approximately 30 Pierce Transit bus routes provide access throughout Tacoma and between Tacoma and Lakewood, Parkland, Steilacoom, Puyallup, Sumner, Buckley, Bonney Lake, Federal Way, SeaTac International Airport, Auburn, Olympia, and Seattle. Sound Transit’s Regional Express, Link Light Rail, and Sounder Commuter Rail also operate in Tacoma. Within the City of Tacoma there are five transit centers including: Tacoma Community College, Tacoma Mall, Downtown Tacoma, Tacoma Dome Station, and 72nd & Portland. Sound Transit is implementing new commuter rail service south from Tacoma (at Tacoma Dome Station) to a new station in South Tacoma (near S 58th Street) and on to a terminus station in Lakewood.

c. How many parking spaces would the complete project have? How many would the project eliminate?

The proposal is a non-project action and does not include the direct construction or removal of parking. However, the proposed amendments include regulations covering:

1) The location of parking within developments,

2) The elimination of off-street parking requirements for new developments along core pedestrian streets in the mixed use centers, and

3) Allowances for reduced off-street parking requirements in exchange for inclusion of features and/or measures that reduce parking demand, such as: location near a transit stop, provision of a dedicated parking stall for a locally operating car-sharing program, a site-specific trip reduction program, mixed-use development, bicycle parking beyond the standard requirement, and motorcycle/scooter parking.

4) Additional clarification of parking standards for uses not previously listed in the MUC parking table, including industrial and institutional uses.

The specific need for and location of parking to serve future individual development proposals will be determined during the project review and approval stage based on the Zoning Code.

d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private).

The proposal is a non-project action and no new roads, streets or improvements to existing roads or street would be directly required. Improvements to existing roads or streets may be required depending on future development proposals and will be determined at project development stage. Traffic impact studies may be required depending on future development proposal’s size and scope. If studies are required, specific impacts and improvement requirements for such development would be determined through the SEPA review process.


e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe.

None of the changes proposed by the Mixed Use Centers Zoning Code Update are expected to directly affect water, rail, or air transportation facilities in Tacoma. Future impacts by specific project actions will be evaluated at the development proposal stage and mitigation required in accordance with City ordinances.

f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur.

The proposed Mixed Use Centers Zoning Code Update would not directly generate new trips. However, the proposed rezones and zoning text amendments will increase the development potential of the subject land parcels, and future development under the amended regulations would likely result in increased daily and peak hour vehicle trips, potentially above what could occur under existing zoning classifications and regulations. Since all development would continue to be subject to site-specific traffic impact review per City of Tacoma guidelines, no significant adverse impacts would occur due to the proposed amendments.

Additionally, the biggest increases in development capacity would likely occur in the core areas of the mixed-use centers, where development regulations will encourage a pedestrian and transit orientation, and compact development would likely result in reduced dependency on single-occupant vehicles. Considerable increases in capacity will also occur in the three new centers. However, the compact, mixed development that will be encouraged by the revised regulations could help to mitigate potential transportation impacts.

g. Proposed measures to reduce or control transportation impacts, if any:

New development would continue to be subject to traffic impact analysis and review per City of Tacoma guidelines. Site-specific mitigation for such development would continue to be determined through the SEPA review process. However, the proposed amendments include regulations that could help reduce or control transportation impacts, such as providing incentives for compact development and requiring design features that enhance the pedestrian environment, thereby making walking and transit more viable transportation options; and allowing reduced parking in exchange for features that reduce vehicle trips. The proposed amendments also encourage measures that reduce parking demand, such as providing bicycle parking beyond the required amount, providing a dedicated space for a car-sharing organization, and other features.

The City of Tacoma continually improves its transportation system through its long-range Transportation element of the Comprehensive Plan and its Six-Year Comprehensive Transportation Program. In addition, the City evaluates transportation levels of service to maintain GMA concurrency.

Additionally, Comprehensive Plan Policy LU-MUP-3 supports the development of center-specific parking management plans that address pricing, enforcement, parking duration and turnover, strategies for preventing spillover into surrounding residential areas (such as Residential Parking Zones), revenue and cost sharing options, and that identify SEPA


mitigation opportunities. As such plans are developed for the various centers, these will provide additional measures to reduce and/or mitigate potential parking impacts.

h. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for transportation:

The following conditions, if fully met, would support a finding of non-significance at the project phase for traffic/transportation and parking. If any of the following are not met, additional analysis under SEPA may be required.

1. The development proposal and traffic study have been previously (within the last year) reviewed and approved by the City’s traffic engineer, the project has not been found to increase traffic or to exceed LOS restrictions at local intersections and major corridors, or to change access; or

2. If the project would not increase daily traffic on the adjacent street by more than 10% (confirmed by a licensed engineer or the City’s traffic engineer); or

3. If a licensed engineer, with training in transportation/traffic analysis, concludes that no significant effects from the project are expected and a study is submitted and approved by the City’s traffic engineer.

4. The project complies with applicable standards for off-street parking, transit supportive facilities, and pedestrian and bicycle support standards, including new standards in TMC 13.06.510, 13.06.511, and 13.06.512.

5. The project is consistent with the center-specific parking management plan that applies to the center in which the project is located, if such a plan has been developed, and complies with applicable mitigation measures shown in that plan.

5. AIR a. What types of emissions to the air would result from the proposal (i.e., dust,

automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known.

The proposed Mixed Use Centers Zoning Code Update would not result in an increase of direct emissions of any air contaminants. Land uses that would be allowed under the proposed zoning are currently allowed. Future development may result in localized increases in air pollution due to construction activity and vehicular traffic. However, the proposed amendments provide greater support for compact development that would reduce dependence on single-occupant vehicles and increase support for pedestrians, thereby encouraging reductions in auto use and associated emissions.

Some commercial uses are direct sources of air pollutant emissions (e.g., dry cleaners, some restaurants, etc.); however, all major sources of such pollution are subject to registration and inspection under the jurisdiction of the Puget Sound Clean Air Agency (PSCAA). These individual sources would continue to be subject to registration and permit conditions by PSCAA. In addition, commercial developments proposed under the modified code would still be subject to individual environmental reviews that would preclude


detrimental environmental impacts from such developments. Consequently, the proposed zoning code revisions and rezones would have minor implications for air quality within the affected area.

b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe.

There are many air pollution sources in the area covered by the proposed Mixed Use Centers Zoning Code Update including numerous motor vehicles, a variety of commercial and industrial sources, and emissions associated with residential space heating. Carbon monoxide has historically been a consideration for downtown Tacoma, but current levels are below Federal standards. None of these emission sources would have any direct bearing on the fundamental soundness or result of the proposed action.

c. Proposed measures to reduce or control emissions or other impacts to air, if any:

Development proposals will be reviewed concerning the applicability of local and state regulations regarding emissions. Proposed amendments related to the mixed-use centers are intended to support transition of these areas toward more compact development that supports greater use of transit and non-motorized transportation. This could ultimately have a positive effect on air quality.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for air:


1. Verification from PSCAA of registration for commercial developments that are major direct sources of air pollution (e.g., dry cleaning plants, coffee roasters, etc.). The PSCAA review process is designed to prevent air quality problems. Therefore, such sources should be exempt from City review as to potential air quality impacts with verification of such registration, except to the extent the proposal would affect the transportation system (as explained below).

2. Transportation thresholds for proposed developments reviewed in relation to the general requirements of the transportation conformity rule by complying with the following.

• The proposal does not require a traffic impact study.

• The proposal would not cause the peak-hour level of service (LOS) at any signalized intersection to degrade to LOS "D" or worse. Compared with either existing conditions or with the No Action Alternative, the proposal would not result in a worse LOS (i.e., a higher weighted average delay) at an intersection where the LOS is already "D" or worse. If either threshold is exceeded, at least a SEPA-level air quality review (see below) is required. If an air quality engineer or specialist conducts the review and submits a letter/report supporting that the project will meet all applicable requirements and guidelines additional analysis is not required; AND


• Proposed traffic mitigation measures do not require structural modifications at any signalized intersection.

• The affected intersection(s) identified above is not on either a state-controlled route or a major arterial. If it is, a complete transportation air quality conformity review is required.

6. NOISE

a. What types of noise exist in the area which may affect your project (for example: traffic, equipment, and operation, other)?

Noise sources in the area affected by the proposed Mixed Use Centers Zoning Code Update include traffic on a large number of major highways, arterials, and minor roads; aircraft; and a large variety of commercial and industrial uses.

b. What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, and operation, other)? Indicate what hours noise would come from the site.

The proposed zoning code changes would have little potential to result in noise impacts to nearby properties because the currently allowed uses would remain similar as at present. The exception to this is within and adjacent to the three new mixed use centers, where land uses may intensify with development under the proposed amendments. Future noise levels would be typical of those with residential and mixed-use development, and would be associated primarily with traffic and the activity of residents and employees. Short term noise would be associated with construction of new developments within the centers. Thus, the types of noise stemming from construction or traffic or commercial operations allowed under the updated code would generally be similar to that under the existing code, although the levels may be somewhat higher due to greater activity levels. Developments allowed under present and proposed updated zoning classifications are subject to review to ensure applicable noise limits would be met. For that reason, the potential short- and long-term environmental noise implications of the proposed code update are minimally affected compared with the existing code.

It is worth noting that the requirements of the existing energy/building code can at times reduce the transmission of noise into and out of buildings, and between spaces within a building. For example, double-paned windows reduce the transmission of noise through walls with windows primarily by adding mass to a portion of the partition. While adding insulation in walls or between walls does not provide much noise attenuation because it does not add much mass, partitions or floors that add mass and/or that physically isolate one structure from another (e.g., a double-walled partition) provide more effective obstructions to “through-partition” noise transmission. So in general, more energy efficient walls and windows tend to reduce noise transmission.

c. Proposed measures to reduce or control noise impacts, if any:

Noise impacts will be evaluated at the development proposal stage and mitigation required in accordance with the City’s recently adopted noise ordinance. The proposed amendments include text amendments to mixed-use center zoning to address residential compatibility,


including noise, through development standards such as height limits; landscape buffers; placement of vehicle access, refuse collection areas and loading areas; etc.

Further, the proposed amendments will encourage the most intensive uses to concentrate in the core areas of the mixed-use centers, along core pedestrian streets in the most urban portions of the mixed-use centers. While the potential for increased noise is greater along core pedestrian streets, these are considered the most urban portions of the centers where greater levels of pedestrian activity are consistent with the goal of compact growth. This concentration in the center core areas will reduce potential impacts on single-family neighborhoods at the periphery of the mixed use centers.

With the adequate enforcement of the applicable noise rules, no additional noise control measures are warranted.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for noise:

Background information on thresholds

Many noise sources within the city are subject to noise limits established in the City’s noise ordinance. Notable exceptions include noise generated by traffic traveling on public roads. Environmental noise impacts may result from both sources subject to the state limits and those that are exempt from the limits.

For a given noise source, factors affecting the sound transmission from the source, which affect the potential noise impact, include distance from the source, the frequency of the sound, the character of the sound, the absorbency of the intervening ground surfaces, the presence or absence of obstructions and their absorbency or reflectivity, and the duration of the sound. The degree of impact on humans also depends on who is listening, their sensitivity to noise in general and to the specific noise in question, and on existing sound levels at the receiver location.

Construction Noise. Noise related to construction of future projects developed under the updated zoning code has the potential to negatively impact nearby receivers, especially when those receiving locations are residential uses. The levels of noise from construction equipment and activities varies widely, and the total amount of noise generated on a construction site depends on the number pieces of equipment operating, and/or the number of noisy activities occurring at the same time.

While construction work is limited by TMC 8.122.090 and shall generally not be performed between the hours of 9:00 p.m. and 7:00 a.m. on weekdays or between the hours of 9:00 p.m. and 9:00 a.m. on weekends and federal holidays, the primary means of controlling/reducing the potential for noise impacts from construction when it does occur are listed below. Employing these sorts of mitigation measures would greatly reduce the potential for noise impacts.

1. Increase the distance between the source(s) and the receiver(s). In simple terms, locate the noise source(s) as far as possible from any sensitive receiver(s). For example, for many construction activities, noise impacts can often be avoided by maintaining distances of 200 feet or more between sources and receivers.


2. Obstruct the sound path between the source(s) and the receiver(s). In the event it is not possible to provide distance to buffer noise, temporary noise barriers (e.g., plywood walls) should be placed around noise sources if the noisy equipment must be operated within about 200 feet of a sensitive receiver.

3. Decrease the duration of the noisy event(s). Turn off any unused, idling equipment. 4. Decrease the sound energy (the loudness) of the noisy event(s). Only use equipment

with mufflers in good repair. Use noise-dampening technology (e.g., rubber truck bed liners) to reduce noise produced on the site.

5. Control the timing of noisy activities to avoid periods when people are trying to sleep or when they might otherwise be especially sensitive to noise (e.g., the early morning and evening).

6. Avoid particularly intrusive noise as much as possible, especially during periods of the day when people are likely to be most sensitive.

7. In the event it is necessary to conduct especially noisy activities for long durations or during periods when people may be sensitive to the effects of this noise, forewarn the neighbors.

Operational Noise. Noise from the operation of any commercial facilities developed under the updated code would be subject to the City’s noise ordinance (TMC 8.122). Whether such noise requires an in-depth assessment should depend primarily on the proximity of the expected noise sources to off-site receivers, especially if the receivers are residential uses. Noise sources of potential concern include heating and ventilation (HVAC) units, truck docks, and any other sorts of loud or continuous noise sources.

In addition to the compliance with the City’s noise ordinance, another issue is the potential overall impact associated with adding a new noise source in a relative quiet environment. Assessing this sort of situation requires knowledge of the existing acoustic environment that would be affected. This in turn can require sound levels measurements to document existing levels, unless it is clear that some existing source(s) dominate the existing situation to the degree that any new sources would be unlikely to be considered a major new source. For example, any developments within several hundred feet of a freeway or a busy highway would likely be dominated by traffic noise. Similarly, for some developments in locations near loud industrial sources it may be clear that noise is not likely to be an issue.

Traffic Noise. Noise from traffic along public roads is exempt from the City’s noise ordinance, but such noise may nonetheless negatively impact some uses adjacent to the road.


1. The project complies with the City’s noise ordinance (TMC 8.122).

2. The project does not propose construction activities to occur within 200 feet of a residence, park, or hospital.

3. The project does not propose construction activities to occur within 1,000 feet of a residence, hospital or require construction either before 7:00 A.M. or after 9:00 P.M.


4. The project would not employ an HVAC unit, truck loading/unloading facility, or other potentially intrusive noise source at an exterior location or exposure to the outdoors that would be located within 200 feet of an off-site sensitive receiver. Conversely, the project would not allow development of a residential use within 200 feet of a noise source with the potential to intrude on residential uses where there would be an expectation of quiet (e.g., a sleeping or outdoor use area use?

7(a). AESTHETICS (VIEWS) a. What is the tallest height of any proposed structure(s), not including antennas: what

is the principal exterior building material(s) proposed?

Building Height. Since this is a non-project action, there are no proposed structures; however, the new code will allow increased building heights in a few of the zoning classifications. The proposed rezones will also result in increased allowable height in some areas, but will reduce height in others.

The proposed amendments would increase allowable building height in areas being upzoned (primarily the three new centers). The proposed amendments would also increase the base height limit (without bonus) in the CCX zone from 60’ to 65’ and for the NCX zone in the MLK center from 45’ to 65’. Additionally, the proposed amendments would also designate core pedestrian streets along which NCX and CCX zoned properties are eligible for a height bonus. The majority of the core pedestrian streets are already designated pedestrian streets. On core pedestrian streets, the maximum height with bonus would be 65’ in NCX (where 45’ is currently allowed), and 85’ in CCX (where 60’ is currently allowed). The area eligible for the height bonus is within 200’ of a core pedestrian street. In the Stadium and MLK centers, the base height of the NCX zone would be 65 feet (reduction of 10 feet in the Stadium center) and within the height bonus area, the maximum height would be 85 feet. Further, proposed changes to design standards would require mass reduction techniques, and proposed changes to residential compatibility standards would limit heights adjacent to single-family zones.

Proposed Exterior Building Materials. This is a non-project action and no materials on structures are specifically proposed; however, proposed changes to design standards provide guidelines for exterior building appearance, such as exterior materials, modulation, windows and other features to break up large extents of facades. This can include changes in building materials. The aim is quality design and attractive visual character within the mixed use centers.

b. What views in the immediate vicinity would be altered or obstructed?

View impacts will be evaluated at the development proposal stage and mitigation required in accordance with City ordinances. With future development, the visual character of the mixed-use centers will change. While this will be a change to greater intensity, it is expected that proposed design standards will result in an attractive visual quality of future development.

Tacoma has many views that are considered desirable (mountains, water, and port); however, the proposed zones which have increased allowable heights are not located in the view sensitive overlay zoning district.


c. Proposed measures to reduce or control aesthetic impacts if any:

The new code contains numerous policies, guidelines, and standards aimed at improving and enhancing the visual environment throughout the mixed-use centers, and one goal of the proposed amendments is to improve the visual and aesthetic character of future development in the centers. While existing landscaping, residential compatibility, building design and landscaping standards provide some mitigation for the aesthetic impacts from new projects, the proposed amendments to development, design, and landscaping standards are generally more stringent than existing standards. The proposed amendments focus on the quality of the pedestrian and visual environment in the mixed-use centers by addressing residential compatibility (through a height transition requirement), building massing and transparency, landscaping, and placement of vehicle access, refuse collection areas and loading areas.

Standards are also proposed that will apply specifically to townhouses within the mixed-use centers, and specifically to duplex and triplex uses within the centers. Previously, structures of four or fewer residential units were exempt from design standards, unless the structure contained a mix of uses.

Additionally, the proposed URX zone will be applied in areas with the greatest potential to affect single-family zoned areas outside of mixed-use centers. The proposed URX zone is limited to residential uses with a maximum height of 45’. Design standards will apply. The proposed NRX zone also provides mitigation for aesthetic conditions within the vicinity of South 8th Street & South I Street in the MLK center, by limiting future new uses in this area to those that are most similar to existing uses in terms of use, height, structure size, and setbacks.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for aesthetics/views:

The following condition, if fully met, would support a finding of non-significance relative to the aesthetic (view) considerations of SEPA. If not met, additional analysis under SEPA may be required.

• The project would meet the land use requirements, development standards, building standards, landscaping and design standards applicable to the zone in which it is located, including the new requirements of TMC 13.06.300, 13.06.500 13.06.501, 13.06.502, and 13.06.503.

7(b). AESTHETICS (LIGHT AND GLARE) a. What type of light or glare will the proposal produce? What time of day would it

mainly occur?

Light and glare will not be produced per se from the zoning code changes. However, with future development, additional lighting will result from exterior building lighting, parking area lighting, interior building lighting visible through windows, and vehicles associated with increased activity at new development.


Further, the proposed amendments call for somewhat greater pedestrian lighting along designated and core pedestrian streets, and greater building transparency in these locations, when redevelopment occurs. This will increase light during early morning hours and evening in the core portions of the mixed-use centers. However, such lighting and transparency will be focused on creating an attractive and safe pedestrian environment.

b. Could light or glare from the finished project be a safety hazard or interfere with views?

Future development will be regulated by the City’s land use and building codes and is not expected to result in adverse light or glare impacts such as safety hazards or interference with views.

c. What existing off-site sources of light or glare may affect your proposal?

Future development proposals may need to address light and glare from existing sources such as stationary sources (street lights, lighting associated with surface parking lots and exterior security lighting around buildings) and mobile sources (motor vehicles operating on streets adjacent to the proposed development).

d. Proposed measures to reduce or control light and glare impacts, if any:

Existing City ordinances regulate light and glare hazards and require mitigation, if needed. As stated above, increases in lighting directly associated with the proposed amendments to design standards will be focused on creating an attractive and safe pedestrian environment.

e. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for light and glare:

The following condition, if fully met, would support a finding of non-significance relative to light and glare for future proposed project. If not met, additional analysis under SEPA may be required.

• The project meets the applicable lighting requirements of and standards of the Land Use Regulatory Code, including new standards in TMC 13.06.500, 13.06.501, 13.06.503, and 13.06.512.

8. HISTORICAL AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national, state, or local

preservation registers known to be on or next to the site? If so, generally describe.

The proposals are non-project actions. However, there are over 1,100 sites, structures, properties and buildings listed on the national, state, and Tacoma Registers of Historic Places as either individual properties or within one of Tacoma’s six historic and conservation districts, some of which are located within mixed-use centers. Approximately 130 of the properties are individually listed. The North Slope Historic District is listed on the national, state, and Tacoma historic registers and contains approximately 900 properties (the boundaries of the local and national districts differ slightly). The Old City Hall District is listed on the national, state, and Tacoma registers of historic places and contains approximately 60


individual properties (approximately 47 buildings). The Union Station District is listed on the national, state and Tacoma registers of historic places and contains approximately 51 individual properties (approximately 32 buildings). The Union Station Conservation District is listed on the Tacoma register of historic places and contains approximately 70 individual properties (approximately 50 buildings). The Salmon Beach Historic District is listed on the state historic register.

b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site.

The proposals are non-project actions. Landmark buildings in Tacoma vividly depict the history of the city from the 1880s to the present. Architectural surveys conducted between 1981 and the present have identified approximately 1,600 properties that are potentially eligible for listing within the City, some of which are located within mixed-use centers.

The area in which the City of Tacoma is located also has many locations of ethnographic, scientific and cultural importance. Archaeological site records for the Tacoma area are maintained by the Washington State Office of Archaeology and Historic Preservation. The Archeological Resources Survey of the City of Tacoma, July 31, 1996, lists sensitive archeological resource locations by address.

c. Proposed measures to reduce or control impacts, if any:

The proposals are non-project actions. However, future development would have similar potential to affect historic or cultural resources with or without the proposed amendments, and the proposed amendments do not affect the City’s regulations regarding historic structures except by providing an incentive for retention, renovation and incorporation of an existing designated or listed historic structure.

Additionally, the City of Tacoma is a Certified Local Government that maintains an active Landmarks Commission, professional historic preservation staff, a historic preservation ordinance that governs the treatment of historic properties, and provides public access and educational outreach. The City actively updates its architectural survey data. Local and federal tax incentives for historic preservation are available for building renovations and preservation. Designated buildings and properties within designated local districts are subject to design approval for exterior modifications by the Landmarks Preservation Commission. The Historic Preservation Office serves as a consulting party for Section 106 review and SEPA review.

Tacoma has three local historic special review districts and one conservation district. The Historic Special Review District, an overlay zoning district, is intended to protect the historic character through design review and the application of requirements for exterior building modifications, new structures, and streetscape elements.

As described above, the proposed amendments promote preservation of historic structures by allowing for a height bonus on core pedestrian streets in exchange for retention, renovation and/or incorporation of an existing designated or listed historic structure with approval of the Landmarks Commission.


d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for cultural and historical resources:


1. The building or development is not located within or adjacent to the City’s historic special review districts, a designated historic building or known archeological site.

2. The building is not required to gain Landmarks Commission approval. 3. A signed letter from a historian and/or archeologist with expertise in these resources

states that there are no known or suspected resources on or adjacent to the proposed project area.

4. Studies have recently been conducted in the area of the project that would substantiate no resource exists on or adjacent to the project site.

9. WATER a. Surface water:

1) Is there any surface water body on or in the immediate vicinity of the site (including year–round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into.

Tacoma is a peninsula surrounded on the west by portions of Puget Sound, including the Narrows, and on the east by Commencement Bay. Additionally there are several lakes, including Wapato Lake, Snake Lake, and China Lake; numerous streams and rivers such as the Puyallup River, Swan Creek, Puget Creek and Hylebos Creek; and a significant number of seasonal and perennial streams and wetlands.

Within the mixed-use centers, the James Center contains some probable wetland area. The Lower Portland center, 72nd & Pacific center, and 56th & STW center are located in the vicinity of and may contain streams and known or potential wetland areas, according to the Wetlands and Streams maps in the Environmental Policy Element of the Comprehensive Plan.

2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans.

No work over, in or adjacent to any surface water features would be associated directly with the changes to the zoning code. However, work would occur during development construction under the updated zoning code. Types of construction activities could be the same under both the current and proposed zoning codes, but may be more likely to happen in the near future with the proposed amendments. No significant impacts are expected from the zoning code changes.


3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material.

No fill or dredge material would be placed in or near any surface water features due to the specific changes in the zoning code. The same grading activities could occur at the subsequent project-level under either the current or proposed zoning codes, but may be more likely to happen in the near future with the proposed amendments. No significant impacts are expected from the zoning code change.

4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known.

No surface water withdrawals or diversions are proposed or anticipated as a result of this Mixed Use Centers Zoning Code Update, as the proposal is a non-project action.

5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.

The 100-year flood plain within the city includes the following areas: Puyallup River; an area of tideflats near SR-509 and Portland Ave.; a tideflat area near Taylor Way, Alexander Ave. and SR-509; the creek area east of Portland Ave. between I-5 and S. 56th St.; the Larchmont Playground area near S. 84th St. and Pacific Ave.; the area near S. 84th and S. Hosmer streets; the Wapato Lake area near S. 72nd St. and Sheridan Ave.; the Flett Creek area near S. Tacoma Way and S. 74th St.; the China Lake Park area near S. 19th St. and SR-16; and the Titlow Park area near 6th Ave. and the BNSF and UP railroad tracks. The proposed non-project actions would have very little if any impact on future development in areas within the 100-year flood plain.

6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge.

The proposed action would not directly involve any discharges of waste material to surface waters. Drainage impacts will be evaluated at time of development review of site-specific proposals. Existing federal, state and local laws are expected to mitigate potential impacts. Any project related impacts will be mitigated in accordance with City ordinances and the City of Tacoma Stormwater Management Manual.

b. Groundwater:

1) Will groundwater be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known.

No groundwater withdrawals or discharges would occur directly as a result of this Zoning Code Update. However, the City of Tacoma has a municipal water system, and there is a large groundwater aquifer, the South Tacoma Aquifer System, that is a significant drinking water source in the city. The system is protected by the South Tacoma Groundwater Protection District, an overlay zoning district that is approximately 25 percent of the City’s area.


There is no specific proposal to discharge surface water into groundwater though future development projects. Any future projects would comply with City ordinances and the City of Tacoma Stormwater Management Manual.

2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals …; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve.

No waste from septic systems or other sources are proposed to be discharged directly due to the Zoning Code Update. With future development, sanitary waste would be discharged into the City’s sanitary sewer system. Projects developed under the proposal would comply with all applicable federal, state and local regulations regarding discharge of waste material.

c. Surface water runoff (including stormwater):

1) Describe the source of runoff (including stormwater) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe.

Stormwater runoff from impervious surfaces is currently being directed to the City's storm drainage system, which includes curbs, gutters, catch basins, storm drain pipes, culverts, ditches, holding basins, and outfalls. The Mixed Use Centers Zoning Code Update will not directly change the collection, conveyance or discharge of stormwater to major water bodies such as Commencement Bay, Puget Sound, or the Puyallup River; however, the new code requirements could potentially reduce the overall impervious area during future project development due to greater landscaping requirements. There are five major sub watersheds including Northeast Tacoma, Tideflats, Lower Puyallup, Thea Foss Waterway, Flett Creek, Leach Creek, and Western Slopes. Each of these watersheds contains areas affected by the rezones.

Much of the area subject to zoning code changes (approximately 2,345 acres) is currently paved or covered by buildings. The storm drainage system impacts from development proposals that occur will be evaluated at the time of development proposal(s). Mitigation may be required in accordance with City regulations including the City of Tacoma Stormwater Management Manual. No significant change in runoff is expected as a result of any of the proposed amendments.

2) Could waste materials enter ground or surface waters? If so, generally describe.

No. City sanitary sewer hook-up would be required at the time of future development proposals. Stormwater runoff would need to comply with City regulations including the City of Tacoma Stormwater Management Manual.

d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:

City ordinances require hook-up to sewer and any proposed development will be required to ensure that stormwater discharge will meet the City’s stormwater requirements found in the


City of Tacoma Stormwater Management Manual, including applicable Department of Ecology Best Management Practices (BMPs).

Further, the proposed amendments include height bonuses on the core pedestrian streets in exchange for sustainable stormwater management features such as green roofs and Low Impact Development (LID), which could have positive impacts on management of stormwater runoff.

e. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for water resources:

The following conditions, if fully met, would support a finding of non-significance at the project phase. If the following is not met, additional analysis under SEPA may be required.

1. The project proposes to meet or exceed the requirements of the current and any future revisions to the City of Tacoma Stormwater Management Manual.

2. The project will not impact a FEMA floodplain/flood hazard area.

3. The proposed project will not infiltrate stormwater in the Aquifer Recharge Area. 10. EARTH a. General description of the site (circle one): Flat, rolling, hilly, steep slopes,

mountainous, other.

The topography of the mixed-use centers includes all types of terrain, from flat to steep slopes. Most of the area has been substantially graded and urbanized. There are steep slopes in and near some of the centers.

b. What is the steepest slope on the site (approximate percent slope)?

The slopes range from 0% to greater than 40%.

c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland.

The rezone areas lie within the Puget Sound Basin, a north-south oriented lowland located between the Olympic and Cascade Mountain ranges. There are thick glacial deposits and alluvial, unconsolidated sediments. Most of the soils are coarse loams and are heavily modified by past development. Based on U.S. Department of Agriculture, Soil Conservation Service data, the typical soil classification for the area is Sinclair, gravelly fine sandy loam rolling. This soil type is found in areas of moderate slope (6-15 percent), has very slow permeability and often contains cemented till at a depth of 2-3 feet. Soil characteristics are expected to vary throughout the rezone areas.


d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.

Tacoma is designated as a Zone 3 Seismic Hazard Zone, as is the entire Puget Sound region. This designation is based on life safety and the potential for property damage as a result of seismic activity. Zone 1 includes those areas that are least likely and Zone 4 includes those that are most likely to experience injury and/or building damage as a result of a seismic event. The City’s geologically hazardous areas are generally mapped in the Environmental Policy element of the Comprehensive Plan.

e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill.

As properties within the rezone area develop or redevelop, site-specific topographic modifications may be necessary. Quantities of fill and grading cannot be estimated at this time. Filling or grading controls will be monitored by the City at the time of permit approval and construction. Much of the affected area is already developed, and the street grades and general topographic features are not expected to be dramatically altered. Excavation and terracing normally associated with construction will occur on parcels to be developed.

f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.

Future growth could result in localized erosion from construction. Erosion controls based on the City’s adopted stormwater manual and development codes will be required by the City at the time of permit approval and construction. With the use of BMPs and compliance with stormwater requirements, no significant erosion is anticipated during or after development.

g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)?

Proposed changes to zoning within the existing and new mixed use centers, and In particular, text revisions to the Land Use Regulatory Code to raise required minimum densities in center zoning districts (X zones), allowance for bonus heights along core pedestrian streets, and rezones that include upzoning (upzoning would occur primarily in the three new centers) could lead to future development of more intensive uses than currently exist. However, much of the land within the centers is already urbanized and covered with impervious surface. Additionally, in some commercial portions of these mixed-use center areas, substantial impervious surface area already exists in the form of surface parking lots. With compact development and enhanced landscaping it is possible that, over time, a small overall reduction in the total impervious surface area of existing commercial uses in the centers could occur. Further some rezones will be from RCX to the new URX or NRX zones, both of which will reduce the allowed intensity in those specific areas.

h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:

There would be no significant difference in impacts to earth resources between the existing and proposed zoning code because construction would likely be similar to what could occur without the changes and the same restrictions would apply. Future development proposals will be required to meet the grading and erosion control requirements of the City of Tacoma at the time of development.


i. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for earth:


1. Proposed project or its associated fill or excavation is not within an area regulated by the Critical Areas Ordinance.

2. The project proposes to comply with all regulations including the Building Code Section 2.02 of the TMC, the City’s Land Use Regulatory Code, including Title 13.11, and all adopted Best Management Practices (BMPs).

3. Filling of up to a six-inch layer of gravel, rock, or other types of soils for the purpose of providing erosion control on a site provided the quantity of fill does not exceed 5,000 cy and filling does not occur within an area regulated by the Critical Areas Ordinance.

4. An excavation which is less than two feet in depth or does not create a cut or fill slope greater than five feet in height and steeper than two horizontal to one vertical, provided the quantity of fill does not exceed 5,000 cy and filling does not occur within an area regulated by the Critical Areas Ordinance.

11. ANIMALS a. Birds and animals, which have been observed on or near the area or are known to be

on or near the area:

The following have been observed or are known on or near land contained within the City limits:

birds: hawk, heron, bald eagle, songbirds, other: seagulls

mammals: deer, other: squirrel, raccoon, opossum, rabbit Southern Resident Killer Whales (Southern Resident Orcas)

fish: salmon, trout, shellfish The mixed use centers are generally already urbanized and support limited wildlife.

b. List any threatened or endangered species known to be on or near the area.

There are no known threatened or endangered species on sites where zoning changes are proposed. Affected geographic areas are predominately developed. Threatened and endangered species, flora and fauna, can be found on the Washington Department of Fish and Wildlife Priority Habitat and Species maps.

The following discussion pertains to land contained within the City limits and its immediate vicinity:

Bald Eagles were first protected by the Bald Eagle Protection Act of 1940 and later listed as endangered under the ESA of 1973. In 1978 the eagle was reclassified as threatened in five states, including Washington. Bald Eagles use Commencement Bay as a foraging area and


the surrounding shoreline areas are possibly used for wintering and nesting. On June 28, 2007, Secretary of the Interior Dirk Kempthorne announced the removal of the bald eagle from the list of threatened and endangered species.

Commencement Bay and its waterways support populations of salmon species. In May 1999, the Natural Marine Fisheries Service declared Chinook salmon and several other species of native fish as endangered species under the Endangered Species Act (ESA).

In addition, on November 15, 2005 NMFS/NOAA Fisheries listed the Southern Resident population of killer whales as endangered under the ESA. Southern resident Orca Whales occur in the marine waters throughout Washington and regularly occur within Puget Sound are most likely to take advantage of chum and Chinook salmon runs (Krahn et al. 2004). Southern Resident Orcas are present in Commencement Bay; however, that presence appears to be limited. Additional species, flora and fauna, can be found on the Washington Department of Fish and Wildlife Priority Habitat and Species maps.

c. Is the site part of a migration route? If so, explain.

The City of Tacoma is within the Pacific Flyway for migratory birds. Migrating species of geese and ducks can be found in Wapato Lake, other lakes, ponds, wetlands and waterways of Tacoma, as well as the Puyallup River. Juvenile salmon migrate along the shorelines of Commencement Bay, Puyallup River and Port waterways. Adult salmon, including listed Puget Sound Chinook and Bull trout, migrate along the shorelines and within Commencement Bay to the Puyallup River, port waterways, Hylebos Creek, Puget Creek, Wapato Creek and Leach Creek.

d. Proposed measures to preserve or enhance wildlife, if any:

The proposed zoning code revisions are not expected to significantly change existing disturbance levels within the project area. Therefore disturbance impacts to threatened, endangered, or sensitive species are not expected.

Development proposals would be reviewed for compliance with City ordinances including the Critical Areas Protection Ordinance. A Habitat Zone map is established in the Environmental Policy element. Also wetlands and streams of local significance are established in the TMC and the Environmental Policy Element. The intent is to use the habitat zone maps and wetlands and streams of local significance, to focus on those undeveloped areas which are also providing high habitat function and value.

e. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for animals:

The following conditions, if fully met, would support a finding of non-significance at the project phase. If any of the following are not met, additional analysis under SEPA would be required.

1. The proposed project does not contain critical areas and will not directly discharge stormwater to critical areas; and

2. All applicable regulations including current stormwater management regulations equivalent to Ecology regulations would be implemented; and

3. No federal nexus exits that would require a biological assessment or evaluation; and


4. The project would comply with the Critical Areas Ordinance. 12. PLANTS a. Types of vegetation found within the area of zoning code changes.

__x__ deciduous tree: alder, maple, aspen, other __x__ evergreen tree: fir, cedar, pine, other __x__ shrubs __x__ grass __x_ pasture ____ crop or grain __x__ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ __ water plants: water lily, eelgrass, milfoil, other __x__ other types of vegetation b. What kind and amount of vegetation will be removed or altered?

Land within the mixed-use centers has already been greatly modified by human activity. Native plant cover is generally limited to small, often steep-sloped or marshy areas. Outside of the fragmented areas of native vegetation, most of the existing vegetation is the result of landscaping. Full development buildout, consistent with the land use code changes, may increase the amount of impervious surface in the area subject to zoning code changes. However, this increase could be offset by the new landscaping requirements.

c. List threatened or endangered species known to be on or near the site.

There are no known threatened or endangered species on sites where zoning changes are proposed. Affected geographic areas are predominately developed. Threatened and endangered species, flora and fauna, can be found on the Washington Department of Fish and Wildlife Priority Habitat and Species maps.

d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation in the area, if any:

Screening and other landscaping to address land use conflicts and site aesthetics will be required at time of development consistent with proposed changes to landscaping standards applicable to the mixed-use centers. There will be increased landscaping requirements to support the City’s overall sustainability and environmental goals and to improve the aesthetic quality of the centers.

e. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for plants:


1. The project would meet the applicable landscaping and buffer requirements of the Land Use Regulatory Code, including new standards in 13.06.502.

2. The proposed project does not contain critical areas and will not directly discharge stormwater to critical areas.


3. All applicable regulations including current stormwater management regulations equivalent to Ecology regulations would be implemented (See Water Section 9 of this Checklist).

4. No federal nexus exits that would require a biological assessment or evaluation.

5. The project would comply with the Critical Areas Ordinance. 13. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet

the completed project’s energy needs? Describe whether it will be used for heating, manufacturing, etc.

Future developments will require energy under existing regulations or the proposed amendments. Energy demand of future development proposals will be typical of urban residential and commercial buildings.

b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe.

Future development projects consistent with the proposed amendments could restrict solar access to adjacent properties. However, the proposed design standards address solar access to new buildings. Specific impacts would be considered during permit review and if needed, mitigating conditions may be attached to approvals.

c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any?

Proposed amendments are intended to provide regulatory guidance for transition of the mixed-use centers toward more compact development that supports greater use of transit and non-motorized transportation. This could ultimately have a positive effect on energy conservation.

Further, the proposed amendments include height bonuses on the core pedestrian streets in exchange for sustainable features such as solar power generation, energy efficiency, or a green roof (which could reduce heating and cooling needs). These features would have positive impacts on energy conservation.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for energy and natural resources:

The following condition, if fully met, would support a finding of non-significance at the project phase. If the following is not met, additional analysis under SEPA would be required.

• The project complies with the City of Tacoma’s Energy Code.


14. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals,

risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe.

None. Proposals are non-project actions. Specific hazards will be assessed at the project development stage.

b. Describe special emergency services that might be required.

None. Proposals are non-project actions. It is not anticipated that special services would be required beyond what is normally required for any development project.

c. Proposed measures to reduce or control environmental health hazards, if any:

Existing federal, state and local laws are expected to mitigate potential environmental health hazards from site specific developments that would occur under the proposed revised regulations. In addition, SEPA allows the City to attach mitigation measures at time of development proposal, if needed.

d. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for environmental health:


1. The project complies with all applicable federal, state, and local regulations. 2. Due diligence studies indicate that no recognized environmental conditions are

identified at the project site or surrounding adjacent properties. 3. If there is a known source of contamination, soil and/or groundwater remediation will

be performed in concurrence with the planned development and remediation and monitoring will be performed in accordance with Ecology’s guidelines and Voluntary Cleanup Program (VCP) review.

4. There are no enforcement orders from Ecology attached to the site. 15. PUBLIC UTILITIES a. Check utilities currently available at the site:

Most of the affected parcels are served by all of the services listed below or can be connected at the time of development.

X Electricity X Natural Gas X Water X Refuse Service X Telephone X Sanitary Sewer


Septic System X Other: Cable Television, Telecommunications X Storm Drainage

b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity, which might be needed.

Electrical Power ..................... Tacoma Power, a division of Tacoma Public Utilities;

Natural Gas............................ Puget Sound Energy; Water ..................................... Tacoma Water, a division of Tacoma Public Utilities;

Solid Waste............................ Solid Waste Utility, a division of the Tacoma Public Works Department;

Telephone/Communications .. Qwest Communications, CommSouth, Integra Telcom, McLeod USA, ReCONEX, Comcast, OrbitCom, Inc., Rainier Connect, Telnet, Inc., Time Warner Telecom, Trinsic Communications, Inc., WTI, XO Communications and Click! - a division of Tacoma Public Utilities;

Sewer..................................... City of Tacoma Environmental Services, a division of the Tacoma Public Works Department;

Storm Drainage ...................... City of Tacoma Environmental Services, a division of the Tacoma Public Works Department.

Utilities in Tacoma (municipal railroad, electricity, sanitary sewer, stormwater, solid waste, telecommunications, and water) that are managed by the City are consistent with the City's long-range (20-year) Capital Facilities and Utilities plan elements and the City's short-range (6-year) Capital Facilities Program. The Capital Facilities Program is updated annually to ensure consistency with the Comprehensive Plan. Subsequent updates would reflect changes associated with the Mixed Use Centers Zoning Code Update.

The proposed Mixed Use Centers Zoning Code Update would not generate new utility demand; however, the update could change development potential of some parcels throughout the City.

The increased residential and mixed-use capacity that would result from the proposed amendments could result in an increase in utility demands compared to existing zoning.

c. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for public utilities:

The following condition, if fully met, would support a finding of non-significance at the project phase. If the following is not met, additional analysis under SEPA would be required.

• Project concurrency certification (permit review) or an appropriate mitigation will be completed at the permit review stage.


16. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire

protection, police protection, health care, schools, other)? If so, generally describe.

The proposed changes will not adversely affect City public facilities and services. However, at the time of a project application, public services should be evaluated in accordance with service levels established in the City’s Capital Facilities Element.

b. Proposed measures to reduce or control direct impacts on public services, if any.

Proposals are non-project actions. Specific impacts will be assessed at the project stage. However, proposed amendments facilitate compact development, which can result in the ability to provide urban services more efficiently.

c. Are there impact thresholds under this analysis that could be applied during project-level development review that would support a finding of non-significance for public services:


1. The project complies with applicable off-street parking standards and emergency vehicle circulation requirements.

2. The project, if a designated public facility, complies with the objectives of the City of Tacoma Capital Facilities Plan.

C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand the lead agency is relying on them to make its decision.

Signature of Proponent/Applicant:_________________________________________ Date:_____________________________________


D. SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (Do not use this sheet for project actions.)

Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment.

When answering these questions, be aware of the extent the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms.

1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise?

Adoption of the proposed Land Use Regulatory Code and Official Zoning Map amendments would not directly affect discharges, emissions, hazardous substances, or noise.

The rezones associated with the three new mixed use centers (34th/Pacific, McKinley, and Narrows) and the text amendments and some rezones in the existing centers would allow more intensive development. These could increase traffic noise and emissions associated with traffic in the local areas.

Proposed measures to avoid or reduce such increases are: Existing City, State and Federal regulations will be applied at the time of a development project approval, and projects will be reviewed for consistency with the thresholds contained in this checklist.

Proposed amendments address the compatibility of development in the mixed-use centers with adjacent single-family residential areas. This includes the use of the new URX zone in areas most likely to affect single-family neighborhoods, and the new NRX zone in the South 8th Street & South I Street area of the MLK center. The application of these zoning classifications would help to address potential noise concerns. The URX zone would not allow commercial uses and provides a lower level of height and intensity than other X districts, more compatible with single-family uses.

Proposed amendments are enhancements to regulations that will guide transition of the centers toward more compact development that supports greater use of transit and non-motorized transportation. This could mitigate the potential increases in noise and pollution associated with traffic, and could ultimately have a positive effect on air quality.

Refer also to the discussion of Water, Air, and Environmental Health contained in this Environmental Checklist.

2. How would the proposal be likely to affect plants, animals, fish, or marine life?

Adoption of the proposed amendments would not have a significant impact on plants, animals, fish or marine life.

Proposed measures to avoid or reduce such increases are: Each project developed under the proposed amendments will be reviewed at time of permit application and if required, mitigation for impacts to natural areas (streams, wetlands and associated buffers) will be part of the approval process. Each project developed under the


proposed amendments will be reviewed at time of permit application for consistency with applicable regulations and the thresholds contained in this checklist, and if required, mitigation for impacts to natural areas (streams, wetlands and associated buffers) will be part of the approval process.

Refer to the discussion of Plants and Animals contained in this Environmental Checklist.

3. How would the proposal be likely to deplete energy or natural resources?

Future development proposals allowed under the amended Land Use Regulatory Code may require more energy than current land uses require due to increased development intensity.

Proposed measures to avoid or reduce such increases are: Existing City ordinances require energy efficient buildings and limitations on the use of unnecessary power for lighting. Additionally, projects will be reviewed based on the thresholds contained in this checklist.

Proposed amendments are enhancements to regulations that will guide transition of the centers toward more compact development that supports greater use of transit and non-motorized transportation. This could ultimately have a positive effect on energy conservation. The proposed height bonus program for core mixed use center areas also encourages the use of green building and energy conserving techniques.

Refer also to the discussion of Energy and Natural Resources contained in this Environmental Checklist.

4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands?

The proposed amendments would not directly affect environmentally sensitive areas or areas designated for governmental protection, nor would they change existing regulations or environmentally sensitive area designations.

Proposed measures to avoid or reduce such increases are: The Tacoma Land Use Regulatory Code includes standards to protect environmentally sensitive areas when development is proposed. Additionally, state and federal regulations may apply. Development proposals will be reviewed concerning the applicability of local, state and federal regulations, and will also be reviewed based on the thresholds contained in this checklist.

Refer also to the discussion of Earth, Land and Shoreline Use, Plants, Animals, Historic/Cultural, and Water contained in this Environmental Checklist.

5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incomparable with existing plans?

The proposed amendments have the potential to change existing land uses but would not affect shoreline jurisdiction areas.


The amendments are consistent with the City’s Comprehensive Plan center strategy. There would be potential for land use incompatibilities where more intensive development is located adjacent to single-family uses. However, the proposed amendments address the potential for these incompatibilities by providing development and design standards to reduce incompatibilities. The new URX and NRX zones will also reduce the potential for incompatibilities.

The proposed amendments are intended to increase the consistency of the Land Use Regulatory Code with the Comprehensive Plan and regional plans. In particular, regulations related to the Tacoma Mall Urban Center, a designated Regional Growth Center (RGC) would increase the consistency with multi-county criteria for RGCs adopted by the Puget Sound Regional Council (PSRC) and with the Pierce County Countywide Planning Policies.

Proposed measures to avoid or reduce such increases are:

Consistency with the City’s Comprehensive Plan and development regulations will be determined during project-level review, and projects will also be reviewed based on the thresholds contained in this checklist.

The proposed amendments aim to improve the compatibility of the centers with adjacent single-family zoned areas by providing changes to the zoning map and text amendments requiring techniques such as height transitions, setbacks, building massing and scale, visual treatment of building facades, landscaping, and location and screening of parking and driveways. Proposed design and landscaping standards for the mixed use centers would be more stringent than existing standards.

6. How would the proposal be likely to increase demands on transportation or public services and utilities?

As new developments occur and the intensity of developments increase, demands on transportation, public services and utilities are likely to increase as well.

Proposed measures to avoid or reduce such increases are: Concurrency review and normal evaluation of development proposals for compliance with City requirements are required for transportation and utility impacts. Development proposals will also be reviewed based on the thresholds contained in this checklist.

See the discussion of impacts for Public Services and Transportation.

7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment.

The proposal would not conflict with local, state, or federal laws or requirements. Portions of the proposal are intended to ensure greater consistency with the Growth Management Act.

Refer also to the discussion of Earth, Air, Water, Plants, Animals, Energy and Natural Resources, Environmental Health, Land and Shoreline Use, Housing, Aesthetics, Light and Glare, Recreation, Historic/Cultural Preservation, Transportation, Public Services, and Utilities contained in this Environmental Checklist.


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