Navigating Home in Tacoma Zoning Proposals: A Strategic Guide

In the landscape of Tacoma's housing market, change is not just inevitable, it's essential. The small city has become a victim of its own popularity. Enter the Home In Tacoma (HIT) proposals, a series of zoning changes poised to reshape the city's housing landscape. But what do these proposals mean for homeowners and small-scale developers? Join us as we delve into the details of Tacoma's zoning overhaul and uncover the opportunities it presents for those looking to invest in the city's future.

Setting the Stage:

Tacoma's city council adopted the Home In Tacoma Phase 1 proposals in December 2021, setting the stage for a comprehensive overhaul of the city's housing growth strategy. Inspired by the principles of “missing middle” housing and community-driven growth, these proposals aim to strike a delicate balance between affordability, sustainability, and community vibrancy.

Middle Housing Zoning Framework:

At the heart of the HIT proposals lies the Middle Housing Zoning Framework - a bold departure from traditional single-family zoning. Gone are the days of strictly single family zoning; in their place, Tacoma introduces new Urban Residential (UR) zones that embrace a diverse range of housing types. From houseplexes to courtyard housing, these new zoning districts open doors for creative and innovative development.

Tacoma invites its residents to reimagine their neighborhoods as vibrant, dynamic communities. I hope this will result in the city’s acceptance of more architectural expression, and not a paint by numbers ticking of boxes, but that’s a rant for another day.

Navigating the Zoning Map:

But where should property owners focus their attention? The answer lies in understanding the nuances of Tacoma's zoning map. Urban Residential (UR) 1 zones, with their low-scale character, offer opportunities for mixed housing types while excluding multiplexes, perfect for Tacoma ADU and DADU’s. Meanwhile, UR-2 zones beckon with their proximity to complete neighborhood features and major transit hubs, ideal for those seeking convenience and connectivity. Finally, UR-3 zones, with their mid-scale character, welcome a mix of housing types, including multiplexes; a testament to Tacoma's commitment to diversity and inclusion. All of these proposed zones are on properties that are currently zoned for single family homes.

Embracing the Middle Housing Standards:

But there’s tricks to the trade, homeowners and developers must engage with Tacoma's Middle Housing Standards to unlock their full potential. From building scale to lot subdivision, these standards lay the groundwork for thoughtful, sustainable development. By embracing density, scale, and housing diversity, Tacoma planners hope this paves the way for a more inclusive and equitable future.

Parking: Less is More:

In a city where space is at a premium, Tacoma's parking requirements undergo a much-needed transformation. Inspired by the principles of minimalism and walkability, the HIT proposals relax parking standards, paving the way for more efficient land use and vibrant, pedestrian-friendly neighborhoods. By prioritizing access over abundance, Tacoma sets the stage for a more sustainable and livable cityscape.

While many people do not like the parking reduction ideas, from a developer’s perspective, many projects are stalled because they cannot fit the current parking required on small and medium lots. So, reducing or doing away with off-street parking requirements will make more developments pencil.

Affordability and Retention Bonuses:

But what about affordability? Tacoma renters complain about rising prices, and so do real estate investors, who face high prices that rival Seattle rates but without the consummate rents.  Increasing the unit count while locking in reduced rent rates could thread the needle. Tacoma's HIT proposals include a robust set of regulatory tools designed to promote affordability and retention. From bonus programs to inclusionary housing provisions, these tools empower homeowners and developers to create housing solutions that are both economically viable and socially responsible. If developers set aside a percentage of units to people making 60% to 80% of the Average Median Income, they can reduce setbacks, increase height, and as much as double the number of units on one property. By aligning incentives with public goals, Tacoma charts a course towards a more equitable and accessible housing market.

Unit Lot Subdivision and Amenity Space:

For homeowners and developers seeking flexibility and innovation, Tacoma's Unit Lot Subdivision offers an entriguing opportunity. The subdivision essentially allows investors to build more units on the same area of land, this time subdividing the land into as small as 2500 square feet, and by subdividing it opens up the possibility for more ways to exit your deal and for creative development and ownership structures. Meanwhile, requirements for amenity space and tree retention ensure that Tacoma's neighborhoods remain vibrant, green, and inviting—a testament to the city's commitment to sustainability and livability.

What’s Next:

As Tacoma charts a course towards a more vibrant and inclusive future, homeowners and small-scale developers stand poised to play a vital role in shaping the city's landscape. By embracing the principles of middle housing, affordability, and sustainability, Tacoma invites its residents to dream big and build bold. Whether you're a homeowner looking to renovate or a developer eyeing new opportunities, Tacoma's HIT proposals offer a roadmap to success—a strategic guide for those ready to invest in the city's bright future.

Just because “you can build so much” doesn’t mean hiring just any architect or builder will get you the best outcome. I promote taking a deep Needs Analysis to clearly see what options make the most sense for your goals and the property’s unique features. 

Prepare your project well and the process will be smooth as butter at a July picnic. 

To learn about how to leverage YOUR property’s potential, book a free Ask the Expert call. And if you’d like to start lining your project up for success, download the free Project Planning Pack today.