Tacoma, WA Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- UR-3 max density w/ Tier 2
- 1 unit per 375 sq ft
- Tier 1 requirement
- 20% affordable or building retention
- Tier 2 requirement
- 100% units at deeper affordability
- UR-3 height with bonus
- up to 45 feet, 5 stories
Summary
Tacoma's Urban Residential districts let middle-housing projects build more units and taller structures in exchange for providing affordable units or preserving an existing building on the lot.
Within UR Districts, development standards bonuses are available in exchange for the provision of public benefits with middle housing development. The bonus provisions allow for projects to be eligible to utilize more flexible and generous development standards, as specified in TMC § 13.06.020F.1, in exchange for specified public benefits – dedicated affordability or retention of existing buildings while adding additional dwellings to the lot. The bonuses are offered in two tiers, corresponding to the specific public benefits being provided. The bonus standards are not limited to the units subject to the achieving the bonus (i.e. affordable units, units located within a retained building) and they apply to the entire development.
Diagram F.1. Diagram showing bonuses.
b.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: rev 4946110; v22 updated 2026-07-28).
Full Breakdown
Tacoma Municipal Code § 13.06.020F.2 offers UR-1, UR-2 and UR-3 projects development-standards bonuses for public benefits. Tier 1 requires either 20 percent of units at moderate affordability (or two units, whichever is more) or retention of an existing primary building while adding a unit; Tier 2 requires all units at deeper affordability, with no fee-in-lieu option. In UR-3, qualifying projects can go from 1 unit per 750 square feet to 1 per 375, add two stories (5 total), and rise to 45 feet.
Violations & Fines
A project that doesn't meet the Tier 1 or Tier 2 public-benefit requirement builds under the district's standard density, height and setback limits: the bonus is not granted automatically.
Frequently Asked Questions
Can any Tacoma property use the density bonus?
Can I pay a fee instead of building affordable units?
Sources & Official References
Other rules in Tacoma
Compare Tacoma to another location·View the Washington zoning overlays & bonuses overview
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Density Bonus Law in Nearby Cities
How other cities in this county handle density bonus law.