Home in Tacoma-October 2024: FAQ

Update: October 29, 2024

Home in Tacoma—Overview of the Proposal

The Home in Tacoma package of code amendments and zoning changes is a thorough and comprehensive update designed to increase housing supply, increase housing affordability, and increase housing choice for Tacoma’s growing and diverse community. A primary topic the changes cover is an overall shift from single-family zoning to Urban Residential zones that allow more density, consistent with recent state mandates. The Home in Tacoma package is also designed to be consistent with the City’s One Tacoma 25-year Comprehensive Plan (updated every 10 years).

In December 2021, the City Council initiated the development of the Home in Tacoma legislative package. City staff engaged the Tacoma community throughout 2023 and into 2024 on the specifics of the zoning and standards package, including a public hearing and public comment process with the City’s Planning Commission in early 2024.  The City’s Planning Commission completed their review of the Home in Tacoma package and presented their amendments and recommendations to the City Council in summer 2024.

Home in Tacoma—UPDATE: Current Status and Timeline, October 2024

As of October 22, the City Council is considering amendments to Home in Tacoma package and recommendations. The City Council held a public hearing on the Home in Tacoma package on Tuesday, September 24.

The City Council still has several steps to complete and opportunities for amendments before a final Home in Tacoma package is potentially adopted. Council Members are currently deliberating specific details of the package and are considering various amendments.  

Home in Tacoma – FAQS

Q: What amendments are Council Members currently considering, as of October 29?

A total of 15 amendments are currently under consideration by Council Members. The subject areas include:

• Zoning Map (3)
• Setbacks (1)
• Unit Lot Subdivision (1)
• Parking (1)
• Pedestrian Connections (1)
• Homeownership Incentives (1)
• Trees/Landscaping (7)

More details about each proposed amendment are available on the Amendment Summary Sheet.

Q: What is in the Planning Commission recommendation?

The Planning Commission reviewed the draft Home in Tacoma materials, which were made available in February of 2024, over several meetings and had robust discussions about the packet. During these discussions, Commissioners proposed and voted on 32 amendments to the draft, 22 of which were approved and included in the final recommendation to City Council. These recommendations include decisions on zoning, including three new Urban Residential (UR) zones for low and mid-scale density, parking, including Reduced Parking Areas, and landscaping, including tree retention and minimum planting requirements.

For more details on the Planning Commission recommendation, you can explore the numerous summary sheets and background materials available on the Home in Tacoma webpage:

Recommendation Materials

• Planning Commission Recommendation Letter
• Findings and Recommendations Report

Code

• HIT Title 1- Administrative Standards
• HIT Title 13- Land Use Standards

Maps

• Interactive Zoning Map
• HIT Zoning Map (PDF)
• Reduced Parking Area Map (PDF)
• Residential Target Area Map (PDF)

Additional Materials  

• Planning Commission Recommendation FAQ
• Executive Summary
• Topic Summary Sheets (Zoning, Housing Types, Parking, Affordability, Unit Lot Subdivision, Amenities and Tree Requirements) 
• Final Financial Feasibility Analysis 
• Health Impact Assessment 
• Site Plan Testing Report (COMING SOON)

Q: What are the main changes from the draft to the Planning Commission recommendation?

The primary Home in Tacoma goals and polices included in the draft package remained predominantly unchanged, with the objective of increasing density and housing types in residential areas still met through Planning Commission recommendations. The changes made through the Planning Commission recommendation process were mostly small modifications to the existing proposals. The main topics of those changes include:

• Changes to the Reduced Parking Area (RPA) (measure by walking distance, include commercial nodes)
• Tree canopy and landscaping requirements (including modifying amenity space requirements)
• Affordability mandates (bonus program review, fee in lieu calculations, visitability).

Other changes addressed clarifying language and definitions to make implementation of new

housing code easier.

Q: The Final Environmental Impact Statement was released on August 26. Does that impact the next steps in the process for the City Council?

No, publishing the Final Environmental Impact Statement (Final EIS) does not directly impact the process for the City Council from this point forward. The Final EIS statement is required by state law (SEPA) to accompany comprehensive land use changes like the Home in Tacoma package. The process for issuing a Final EIS document does not include a public comment period. Members of the public do have the ability to request an appeal from the State of Washington under the SEPA process, which is noted in the Notice of Availability.

Q. What are the new zoning rules in the current Home in Tacoma package?

The new Home in Tacoma zoning replaces current residential zoning with three new Urban Residential (UR) zones that allow middle housing at a range of densities. The UR zones will support “middle housing”, establishing two low-scale zones (UR-1 & UR-2) and one mid-scale zone (UR-3) with scale and density increasing nearer to walkable features, under the guidelines below:

• Urban Residential 1 (low scale) — 4 units per lot baseline
• Urban Residential 2 (low scale) — 6 units per lot baseline
• Urban Residential 3 (midscale) — 8 units per lot baseline

These new zones emphasize access to opportunity, transportation choices, and efficient use of

public investment by allowing denser housing within walking distance of transit, shopping, schools,

and parks, along with increased opportunities for neighborhood businesses.

Q: Are single family houses allowed in the new zoning?

Single family homes (now called single-unit homes in the new code) are permitted in the new Urban Residential zones under the new housing type named “Houseplex”, which can contain from 1 to 6 units. Backyard buildings, Courtyard housing, Rowhouses, and Multiplexes are also housing types included in the HIT package.

The housing types focus primarily on residential patterns rather than on architectural style. Standards include building placement, orientation, and a requirement for habitable space along sidewalks; building size; building articulation, transparency, and covered entries; and pedestrian and auto access.

Q: How does the Home in Tacoma package relate to state-level housing actions?

Over the past few years, the Washington State Legislature has adopted numerous housing-related bills which impacted the Home in Tacoma (HIT) package. While the Legislature’s overall direction was consistent with HIT policies, Tacoma adjusted the package to bring it into full consistency with the state’s direction. The HIT proposals have been crafted to meet the housing mandates of recent bills to the extent that they apply to development standards. The recommendations have gone to significant lengths to comply with and implement State law, especially Engrossed Substitute House Bill 1110 and others, including:

• HB-1110 Middle Housing Bill (2023)
• HB 2321 Modifying the Middle Housing Requirements (2024)
• HB-1337 ADU Support Bill (2023)
• SB-5412 Expanded SEPA Exemptions for Infill (2023)
• HB 1998 Supporting Co-Living Housing (2024)

More information can be found on page 7 of the Planning Commission Findings and Recommendations report.

Q: What are the new parking requirements in the current Home in Tacoma package?

Home In Tacoma includes reduced parking requirements for new housing, making it easier to fit multiple elements on a lot, encourage walkable neighborhoods, promote transportation choices, allow flexibility for developers, and lower construction costs. Parking requirements will be relaxed from 2 required parking spaces per dwelling unit to 1 to 0.5 spaces per dwelling unit and no parking will be required near transit, consistent with new state legislation.

• Urban Residential 1 — 1 stall per unit
• Urban Residential 2 — 0.75 per unit
• Urban Residential 3 — 0.5 units per unit
• Reduce Parking Area — No parking requirements within ½ mile walking distance from major transit lines.
• Bike Parking- 1 long term stall per unit, 1 short term rack per site, long-term bike parking within dwelling units.
• Additional parking reductions for affordability bonuses

These new standards are designed to promote walking, biking, and transit by locating denser housing within walking distance of schools, parks, Centers, and frequent transit, and substantially reducing vehicular parking requirements while upgrading bicycle standards. See Parking Summary sheet for more information.

*NEW – October 29: An amendment to the Home in Tacoma parking requirements is currently being considered—to learn more, go to the Amendment Summary Sheet.

Q: What are the landscaping and tree requirements in the current Home in Tacoma package?

While HIT is focused on housing goals, Council also directed that the City should strive to meet multiple goals through housing development. HIT takes major steps forward by bringing tree planting and retention requirements to the new Urban Residential zones, requiring onsite tree canopy (See below), street trees, and tree retention of some existing trees. Additionally, amenity space is required for each unit and plantings have climate and native requirements.

• Urban Residential 1 — 35% tree credits (canopy equivalent)
• Urban Residential 2 — 30%
• Urban Residential 3 — 25%

The revised landscaping requirements aim to improve quality of life and address climate impacts by  mitigating urban heat island, managing stormwater, and promoting biodiversity through updates that support Tacoma's 30% citywide tree canopy goal. Increased soil volume requirements address challenges with long-term tree health, while reduced clearances, setbacks, parking, and amenity space, as well as a feel in lieu option when tree planting is not feasible, offers flexibility to meet requirements. See the Amenity Space and Tree Requirements Summary sheet (pg. 6) for more information.

*NEW – October 29: Several amendments to the Home in Tacoma landscaping and tree requirements are currently being considered—to learn more, go to the Amendment Summary Sheet.

Q: Does Home in Tacoma require that new housing buildings fits the character of the existing neighborhood?

While the Urban Residential building design standards do not dictate architectural style, they are focused on controlling building scale (including height, width, and depth), setbacks, building placement on a lot, access and parking locations, and building articulation, as well as related physical standards for large or corner sites and non-residential uses. Middle housing standards focus on the fundamentals of new housing in UR zones, including building scale, yards and landscaping, and pedestrian features to ensure reasonable compatibility with existing neighborhood patterns. These “form-based” building design standards include guidelines for the five HIT housing types that allow Middle Housing that is reasonably compatible with existing housing and enhances the quality, character, and function of residential neighborhoods.

Q: How does the Home in Tacoma package encourage/enable homeownership?

Home In Tacoma and state law allow flexibility in new UR (Urban Residential) zones to create smaller, separate lots with a new minimum lot size of 2,500 sq ft that promote more homeownership. These unit Lot Subdivisions are a way to divide property for separate ownership, potentially with shared access, utilities, and infrastructure. Reducing the required minimum lot size in low-intensity (i.e. single family) neighborhoods creates flexibility for lower cost homes by reducing the land costs for each home. It is an excellent tool to support affordable homeownership and works well for townhouses, rowhouses, and cottages. See the Unit Lot Subdivision Summary sheet (pg. 5) for more information.

*NEW – October 29: An amendment to the Home in Tacoma homeownership incentive package is currently being considered—to learn more, go to the Amendment Summary Sheet.

Q: What steps are being taken to ensure infrastructure, services and utilities keep pace with density?

The City has issued a Final Environmental Impact Study (EIS), which is a process that assesses potential impacts increased density could have its surrounding environment. This document analyzes a range of zoning options which will be used to generate growth estimates. City and partner agencies will use these estimates to evaluate impacts and recommend potential mitigation actions. The final EIS presents a range of potential implementation actions for City Council consideration related to planning, funding, and implementing public infrastructure and services.

Overall, this study has found no significant negative impacts and identifies possible mitigation measures that could be implemented to reduce potential adverse impacts or improve environmental conditions. Read the Final EIS on the project website.

Q: How does the Home in Tacoma package address housing affordability and displacement?

Home In Tacoma is part of the City’s Affordable Housing Action Strategy, working under the objective of creating more homes for more people. The HIT Project proposals are among the most effective steps the City is taking to help meet affordability goals. By allowing middle housing in our neighborhoods, Tacoma will see an increase in housing supply, an increase in the range of housing types built in Tacoma neighborhoods, and an increase the number of relatively affordable housing units citywide. Middle housing is a more affordable housing type than detached single-family houses because each dwelling uses a smaller amount of land and infrastructure investment.

The HIT package includes affordability bonuses that are intended to support the construction of housing affordable to households earning 60% to 80% AMI (area median income) for rentals, and up to 100% AMI for ownership. Development bonuses offered include Increased density, area, and height, reduced setbacks, parking, amenities, and tree canopy. The Multifamily Tax Exemption Program will also be offered in the UR-3 zone to encourage the development of affordable multifamily units in designated areas. Additionally, the development of the Anti-Displacement Strategy provides additional ways the city is working to keep residents securely housed.

Q: How was public involved in developing and revising the Home in Tacoma package?

In December 2021, the City Council initiated the development of the Home in Tacoma legislative package. City staff engaged the Tacoma community in 2023 on the specifics of the zoning and standards package, including a public hearing and public comment process with the City’s Planning Commission in early 2024. 

The Planning Commission Public Comment period was open from February 5 to March 8, 2024. Notification of the availability of the draft package was done though a mailer that was sent to over 100,000 residents and property owners, email notices, social media, and website notifications. Additionally, staff gave numerous presentations and updates to community groups and attended community events to share information. Through this process, the City received over 1,500 comments through the various commenting tools available to the public, including written comments, oral testimony, online comments, and map comments which informed the Planning Commission recommendations.

As the City Council enters the last steps in the process before a potential final adoption, there will be several open public Council meetings where the Home in Tacoma package will be on the agenda, and these meetings will include opportunities for public comment. Written public comments can also be submitted to the members of the City Council. Go to the City Council Meetings - City of Tacoma webpage for more information.

Want more? Go to the Home in Tacoma web page for up-to-date information, summary sheets, supporting documents, past meeting information, and more. 

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