EPA South Tacoma Field – EPA Documents 

ENVIRONMENTAL FAQs

What conditions did the City place on the permit for this project? 

Based on information gathered in its SEPA review, the City placed conditions on the permit. These conditions must be related to the environmental impact of a project and meet the requirements of Washington state law. In this case, the City placed conditions on the permit relating to air quality and greenhouse gases; urban forestry and vegetation; environmental health; and traffic condition monitoring, intersection modifications, new signals, street connections and sections. 

How do the traffic conditions work? 

The site is designed so that big trucks are directed toward the north, to the closest access for SR16, and away from South 56th Street and South Tacoma Way. The site is also designed so that business parking stays on site, with spots for about 1,250 cars plus parking and storage for trucks and trailers.  

Street improvements will need to be finished before the buildings can be used. When buildings are inspected for occupancy (meaning a user can open the business, have employees/customers, etc.) one of the checklist items is completion of required mitigation. This means that buildings cannot be used until, for example, the intersection at South 35th Street and South Union Avenue is completed.  

The applicant is required to monitor the traffic generated by each tenant and then report back to the City as to how much of the “allowed” traffic is being used up. If the trip generation exceeds thresholds the development or the street improvements will have to change. More detail on traffic can be found in the SEPA decision and the associated traffic impact analysis (TIA).   

What will happen with the wetland? 

The stream at the base of the hill, the wetlands that are associated with the stream, and much of the adjacent forested hillside are all protected areas under the City’s Critical Area Protection Ordinance. The applicant is required to restore and protect these areas forever by placing restrictions on the property title for the site.  

Once development permits are approved, the owner will start removing debris and invasive plants from the area. Then the area will be replanted and maintained with native plants. The property owner is required to report to the City every year for ten years about the maintenance and survival of the plants and the conditions of the stream. 

Outside of the stream/wetland, the site is designed so that any runoff from buildings or paved areas will maintain the amount of water in the stream, and that the water entering the stream is clean of any contaminants.  

More information about the Critical Area can be found in the Critical Area Development Permit and the associated studies in LU21-0125.  

How will the groundwater on site be protected? 

Any water that isn’t surface water will infiltrate into the groundwater—in other words, any runoff from the site that isn’t directed to the stream will seep into the soil and become groundwater. The stormwater system is designed to collect the runoff, filter it, and allow it to disperse back into the stream or into the ground.  

Scroll down for more on surface water and groundwater management related to the South Tacoma Groundwater Protection (STGP) District.

BUILDING DESIGN FAQs 

What will the buildings look like when the project is complete? 

The proposed buildings are all about 40 feet in height, with loading docks on two sides and office spaces / pedestrian entries on both corners. (Building D only has truck loading on one side.) The buildings will be concrete with glass windows at the corners. Buildings will have metal siding accents. In short, the buildings will look like other warehouse buildings in the region.  

The buildings are designed to be “solar ready” so that tenants may add solar infrastructure should they choose to do so. 

What will the site look like when the project is complete? 

The main part of the site (outside the wetland) will be mostly buildings, surrounded by passenger vehicle parking and truck/container areas. The central portion of the site is a good example:  

Passenger vehicle areas and the perimeter of the site will be landscaped. The site includes a “through street” from South Burlington Way to South 35th Street, connecting the site to the Sounder Station and the neighborhood to the south with a 10-foot sidewalk and street trees between the buildings and the railroad tracks.  

PERMIT APPROVALS AND APPEALS FAQs

Did the City of Tacoma have authority to stop this project? 

When the City reviews and processes land use and building permits, it must abide by Washington state law and regulations, including the State Environmental Policy Act (SEPA). If a project is proposed in a zone that allows it, like this one was, then the City is mandated by the state to review and process its land use and building permits within 120 days. 

In its state-mandated review of the Bridge Industrial permit application, did the City gather input from the community? 

Yes. In fact, the public comment period was extended by the City from the required minimum of two weeks to nearly eight weeks. The City also conducted a public information session on April 14, 2022. 

Why did the Council allow the City to process the land use and building permits for this project? 

State law does not authorize the Council to be involved in permit review and processing. The Tacoma City Council did not play a role in the Bridge Industrial project permitting. 

How can the City prevent another project like this?  

The state authorizes the Council to consider and adopt zoning changes each year, and community input weighs into those decisions. That said, any zoning changes made by the Council would not affect projects like this one that were proposed in zones that allowed them at the time. The Council can change an area’s zoning to prohibit future projects of certain kinds or the expansion of existing projects. 

The South Tacoma Way Neighborhood Planning process was recently launched, with a number of upcoming events and engagement opportunities. Visit the South Tacoma Way Neighborhood Plan webpage to learn more and sign up for email updates.  

Is the Council going to look at zoning in the South Tacoma Groundwater Protection (STGP) District? 

Yes. To review future zoning in the South Tacoma Groundwater Protection (STGP) District, the Council has enacted a one-year district moratorium on certain industrial uses, including underground storage tanks, metal recycling and auto wrecking facilities.  The moratorium was recently extended for an additional six months, expiring on September 20, 2024. Additionally, as a part of the Council’s STGP District zoning review, the City, in collaboration with Tacoma-Pierce County Health Department, will conduct a type of Health Impact Assessment (HIA) within the district. Go to South Tacoma Groundwater Protection District - City of Tacoma to learn more.  

Will community members have opportunities to engage in any part of the Council’s STGP District zoning review? 

Yes. Community input has always informed the Council’s policy decisions. The Council is committed to incorporating community input and guidance on neighborhood planning and land use into the City’s long-range planning efforts.  The Council’s STGP District zoning review focuses primarily on community outreach, and more details will be shared as they become available on the City’s website and other official platforms.  

Where can I get a copy of the Tacoma Hearing Examiner's decision in regard to HEX2023-011a South Tacoma Neighborhood Council v. City of Tacoma; Bridge Point Tacoma, LLC AND HEX2023-11b 350 Tacoma v. City of Tacoma; Bridge Point Tacoma, LLC? 

The Tacoma Hearing Examiner’s Findings of Fact, Conclusions of Law, and Decision, with Appendix A attached, entered on October 5, 2023, is available here. 

What was the standard of review in the case of HEX2023-011a South Tacoma Neighborhood Council v. City of Tacoma; Bridge Point Tacoma, LLC AND HEX2023-11b 350 Tacoma v. City of Tacoma; Bridge Point Tacoma, LLC? 
The standard of review in the case of HEX2023-011a South Tacoma Neighborhood Council v. City of Tacoma; Bridge Point Tacoma, LLC AND HEX2023-11b 350 Tacoma v. City of Tacoma; Bridge Point Tacoma, LLC – and any type of environmental review case for that matter – is that: