How Tacoma Handles Zoning Overlays & Bonuses: A Practical Guide

Tacoma maintains 125 local ordinances across all categories, and 3 of those deal specifically with zoning overlays & bonuses. Here is a breakdown of what the city actually requires, what is prohibited, and where Tacoma falls on the strict-to-permissive spectrum compared to other cities.

Transit-Oriented Communities (TOC)

Home In Tacoma Phase 2, adopted 2024, allows missing-middle housing citywide and concentrates higher density along future Sound Transit TLink corridors and existing Pierce Transit BRT routes.

Key details: Phase 2 adopted: 2024. State trigger: HB 1110. Future rail: Sound Transit TLink. Max height: 5 to 6 stories.

Building above the allowed scale or without required affordability tiers triggers permit denial and code enforcement action.

Tacoma is more permissive than most cities when it comes to transit-oriented communities (toc). That said, there are still limits.

Specific Plans Overview

Tacoma plans growth through One Tacoma, the citywide comprehensive plan, plus subarea plans for downtown, Tideflats, South Tacoma, and other neighborhoods adopted under the Growth Management Act.

Key details: Plan: One Tacoma. State law: RCW 36.70A GMA. Implementer: Title 13 zoning. Major subarea: Tideflats Industrial.

Development inconsistent with the comprehensive plan can be appealed to the Growth Management Hearings Board and may result in invalidation of the permit.

Density Bonus Law

Tacoma offers density and height bonuses under TMC 13.06A for projects providing affordable housing in mixed-use centers, allowing extra floors and reduced parking in exchange for income-restricted units.

Key details: Set-aside: 8 to 10 percent. Income limit: 60 to 80 percent AMI. Covenant: 50 years. Tax tool: MFTE 8 or 12 year.

Removing or charging market rent for restricted units before the 50 year covenant ends triggers contract breach and tax exemption clawback.

Tacoma is more permissive than most cities when it comes to density bonus law. That said, there are still limits.

The Bottom Line

Compared to many U.S. cities, Tacoma gives residents more room on zoning overlays & bonuses. 2 of the 3 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

All of the above reflects Tacoma's municipal code as of our last review. If you need specifics on fines, exemptions, or filing requirements, the detailed ordinance pages linked above have the full breakdown.