Zoning › Washington › Pierce County › Tacoma

Tacoma, WA Zoning

Euclidean-zoning. 27 districts · 9 overlays · 5 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Tacoma is finalizing a multi-year 'Home In Tacoma' (HIT) middle-housing recode in two phases (Phase 1 adopted 2023, Phase 2 development was ongoing through 2024-2025) intended to bring TMC Title 13 into compliance with WA HB 1110 (4-plex by-right in SF zones for Tier 1 cities) and HB 1337 (statewide ADU mandate). The 2024-09 Title 13 capture used as primary in this drain reflects the PRE-Home In Tacoma district structure (R-1 through R-5, NCX through HMX, DCC/DMU/DR/WR, M-1/M-2/PMI). The eCode360-hosted current Title 13 (the cited primary_url) likely reflects HIT Phase 2 changes, but the eCode360 platform is Cloudflare-gated and a scripted retrieval could not extract section-level provisions for this drain. The Phase 2 'UR-1 / UR-2 / UR-3' district codes referenced in some external secondary sources have not been confirmed at primary-source level — they are noted in this record under quirks as 'announced rollout' but not codified as base districts pending eCode360 retrieval. | naming_convention_raw=letter-code with sequential / use-intensity numbering — Residential R-1/R-2/R-2SRD/HMR-SRD/R-3/R-4-L/R-4/R-5 are an intensity ladder where R-1 = lowest density SF and R-5 = highest density MF; Commercial T/C-1/C-2/PDB are an intensity ladder where T = transitional/lowest and PDB = planned development business; Mixed-Use Center districts use X-suffix (NCX/CCX/UCX/RCX/CIX/HMX/URX/NRX) where the prefix maps to a center type (Neighborhood Commercial / Community Commercial / Urban Center / Residential Commercial / Commercial Industrial / Hospital Medical / Urban Residential / Neighborhood Residential); Downtown uses purpose-coded districts (DCC Downtown Commercial Core, DMU Downtown Mixed-Use, DR Downtown Residential, WR Warehouse/Residential); Industrial uses M-1/M-2/PMI (Light / Heavy / Port Maritime & Industrial). ; sub_flags_raw=[pacific-northwest, hb1110-tier1, port-of-tacoma-industrial, jblm-aicuz-adjacent, shoreline-master-program-tmc-title-19] ; narrative_ref=narratives/tacoma-wa/drain-20260518T072625-wa-05.json

Worth knowing
  • Home In Tacoma (HIT) recode is mid-flight (Phase 1 adopted 2023, Phase 2 in development 2024-2026) intended to bring TMC Title 13 into compliance with HB 1110 + HB 1337; the 2024-09 Title 13 PDF used as primary source in this drain reflects the PRE-HIT-Phase-2 district structure where R-1 through R-5 are nominally SF-primary, even though HB 1110 already preempts to 4 du/lot floor
  • TMC Title 13 migrated from city-hosted PDF to eCode360 platform circa April 2026; eCode360 is Cloudflare-gated and not reachable via scripted retrieval, so this drain used the Wayback-captured 2024-09 PDF (https://web.archive.org/web/20240910014120/https://cms.cityoftacoma.org/cityclerk/Files/MunicipalCode/Title13-LandUseRegulatoryCode.PDF) as the practical primary
  • JBLM AICUZ APZ II Overlay (TMC 13.06.070.F) covers ~200 acres in South Tacoma and creates a HB 1110 federal-state conflict — AICUZ prohibits multifamily and >1-unit-residential entirely, while HB 1110 floors all SF residential at 4 du/lot. The overlay carve-out is federal_state_conflict, not preempted_by_state

+ 10 more in Quirks & notes

Districts

res_mf 6mu 6res_sf 4com 4cbd 4ind 3
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1Single-Family Dwelling District R-1res_sf7,500 sf35 ft[4]—[5]—4—[6]25[1] / 7.5[2] / 25[3]
R-2Single-Family Dwelling District R-2res_sf5,000 sf35 ft[10]—[11]—4—20[7] / 5[8] / 25[9]
R-2SRDResidential Special Review District R-2SRDres_sf5,000 sf35 ft—[12]—4—20 / 5 / 25
HMR-SRDHistoric Mixed Residential Special Review District HMR-SRDres_sf5,000 sf35 ft—[13]—4—20 / 5 / 25
R-3Two-Family Dwelling District R-3res_mf5,000 sf35 ft[17]0.5[18]—10[19]—20[14] / 5[15] / 25[16]
R-4-LLow-Density Multiple-Family Dwelling District R-4-Lres_mf5,000 sf35 ft[21]0.5[22]—14[23]—20 / 5 / 20[20]
R-4Multiple-Family Dwelling District R-4res_mf5,000 sf60 ft[24]0.65[25]—18[26]—15 / 5 / 25
R-5Multiple-Family Dwelling District R-5res_mf5,000 sf150 ft[28]0.65[29]—22[30]—10 / 5[27] / 20
TTransitional District Tcom0 sf35 ft[32]—[33]———0[31] / 0 / 0
C-1General Neighborhood Commercial District C-1com0 sf35 ft[34]—[35]———0 / 0 / 0
C-2General Community Commercial District C-2com0 sf45 ft[36]—[37]———0 / 0 / 0
PDBPlanned Development Business District PDBcom0 sf45 ft[38]—[39]———0 / 0 / 0
NCXNeighborhood Commercial Mixed-Use District NCXmu0 sf45 ft[42]—[43]———0[40] / 0[41] / 0
CCXCommunity Commercial Mixed-Use District CCXmu0 sf60 ft[44]—[45]———0 / 0 / 0
UCXUrban Center Mixed-Use District UCXmu0 sf75 ft[46]—[47]———0 / 0 / 0
RCXResidential Commercial Mixed-Use District RCXmu0 sf60 ft[48]—[49]———0 / 0 / 0
CIXCommercial Industrial Mixed-Use District CIXmu0 sf75 ft[50]—[51]———0 / 0 / 0
NRXNeighborhood Residential Mixed-Use District NRXres_mf3,500 sf35 ft[55]—[56]———10[52] / 5[53] / 15[54]
URXUrban Residential Mixed-Use District URXres_mf0 sf45 ft[57]—[58]———0 / 0 / 0
HMXHospital Medical Mixed-Use District HMXmu0 sf150 ft[59]—[60]———0 / 0 / 0
DCCDowntown Commercial Core District DCCcbd0 sf400 ft[61]—[62]12[63]——0 / 0 / 0
DMUDowntown Mixed-Use District DMUcbd0 sf100 ft[64]—[65]7[66]——0 / 0 / 0
DRDowntown Residential District DRcbd0 sf90 ft[67]—[68]6[69]——0 / 0 / 0
WRWarehouse/Residential District WRcbd0 sf100 ft[70]—[71]7[72]——0 / 0 / 0
M-1Light Industrial District M-1ind—75 ft[74]—[75]———0[73] / 0 / 0
M-2Heavy Industrial District M-2ind—100 ft[76]—[77]———0 / 0 / 0
PMIPort Maritime & Industrial District PMIind—100 ft[78]—[79]———0 / 0 / 0

Confidence: confirmed partial under review not found

Overlays

VS-20/VS-25
View-Sensitive Overlay Districts
SPEC
TMC 13.06.070.A — View-Sensitive Overlay District

Designated areas with predominant 20-foot (VS-20) or 25-foot (VS-25) building development pattern oriented toward Puget Sound and/or Tacoma Narrows Bridge views; established to protect existing public and private views in areas with steep topography and historical pattern of larger lots

STM-IC
South Tacoma Manufacturing/Industrial Overlay District
SPEC
TMC 13.06.070.B — South Tacoma Manufacturing/Industrial Overlay District

Mapped boundary in South Tacoma corresponding to the designated South Tacoma Manufacturing/Industrial Center (M/IC) under the Comprehensive Plan

STGPD
South Tacoma Groundwater Protection District
SPEC
TMC 13.06.070.D — South Tacoma Groundwater Protection District (STGPD)

Aquifer-recharge area overlying the South Tacoma sole-source aquifer (Tacoma's principal municipal drinking water source) per TMC 13.01.090 STGPD definitions

TMNRGC
Tacoma Mall Neighborhood Regional Growth Center Subarea
SPEC
TMC 13.06.040.J — Tacoma Mall Neighborhood Regional Growth Center; 13.06.070.E (related subarea overlay)

Tacoma Mall Neighborhood Subarea Plan boundary — designated Regional Growth Center (RGC) under Puget Sound Regional Council Vision 2050 and Pierce County Countywide Planning Policies

JBLM-ACD
Joint Base Lewis McChord Airport Compatibility Overlay District (ACD)
SPEC
TMC 13.06.070.F — JBLM Airport Compatibility Overlay District (ACD)

Approximately 200-acre area in South Tacoma corresponding to JBLM Accident Potential Zone II (APZ II) of the JBLM (McChord Field) airfield

PTD
Port of Tacoma Transition Overlay District (PTD-A / PTD-B)
SPEC
TMC 13.06.070.G — Port of Tacoma Transition Overlay District (PTD)

Mapped boundary buffering the Port of Tacoma Manufacturing and Industrial Center (Tideflats) from upland residential neighborhoods; divided into PTD-A and PTD-B parts per overlay map; implements the Container Port Element of the One Tacoma Plan and GMA

HSRD
Historic Special Review Districts (Landmarks Preservation)
SPEC
TMC Chapter 13.07 — Landmarks and Historic Special Review Districts

Designated Historic Special Review Districts (HSRDs) and Conservation Districts established per TMC 13.07 with concentrations of historic resources meeting designation criteria; includes Old City Hall, Stadium-Seminary, North Slope, and Wedge HSRDs among others

SMP
Shoreline Master Program (TMC Title 19)
SPEC
TMC Title 19 (separate code title) — Shoreline Master Program; enacted by Ord. 28612 (replacing former Title 13.10)

Shorelines of the State within City of Tacoma — Puget Sound (Commencement Bay, Ruston Way, Old Town, Point Defiance), Thea Foss Waterway and other industrial waterways, Mid-Puget Sound, Tacoma Narrows shoreline; environments classified per the WA Shoreline Management Act (RCW 90.58)

CAO
Critical Areas Preservation
SPEC
TMC Chapter 13.11 — Critical Areas Preservation

Wetlands, fish and wildlife habitat conservation areas, geologically hazardous areas (landslide, erosion, seismic), frequently flooded areas (FEMA SFHA), and critical aquifer recharge areas across all Tacoma zoning districts

State preemptions

WA-HB-1110-middle-housingapplies
Qualifying condition
{"city_population": 219346, "population_source": "U.S. Census Bureau 2020 Decennial Census (Tacoma city, WA \u2014 FIPS 5370000)", "population_vintage": "2020-04-01", "threshold": 75000, "tier_assigned": "Tier 1 (>=75,000)", "secondary_check": "Tacoma is 2nd-largest city in Pierce County and 3rd-largest in WA \u2014 population materially exceeds 75,000 threshold"} | qualifying_condition=Tacoma pop 219,346 (2020 Census) >> 75,000 -> HB 1110 Tier 1 city ; preempted_local_standards=TMC 13.06.020 single-family-only zoning in R-1 / R-2 / R-2SRD / HMR-SRD prohibiting >1 dwelling per lot is preempted by 4 du/lot by-right floor; CU requirements for 2-family / 3-family / townhouse in R-2, R-2SRD, HMR-SRD are preempted (only objective standards permitted for middle housing); CU-only multifamily in R-3 (Residential Infill Pilot Program) is preempted ; preempting_law=WA HB 1110 (2023) / RCW 36.70A.635 ; preempted_effective_date=2024-07-01 ; local_implementation_status=in_progress — Tacoma's 'Home In Tacoma' (HIT) recode is the local implementation pathway; HIT Phase 1 adopted 2023, Phase 2 development ongoing 2024-2026. The 2024-09 Title 13 PDF capture used in this drain reflects the PRE-HIT-Phase-2 district structure, so the literal text of R-1/R-2/etc still shows SF-primary zoning that is preempted-but-not-yet-amended. The eCode360 current TMC may reflect HIT Phase 2 amendments — primary retrieval gated by Cloudflare.
Effect
4-plex by-right in all SF residential zones (R-1, R-2, R-2SRD, HMR-SRD); 6-plex by-right within 1/2 mi walking distance of major transit stop with >=2 affordable units; parking capped at 1/unit (waived within 1/2 mi major transit); only objective design standards may apply to middle housing — discretionary review prohibited
WA-HB-1337-ADUsapplies
Qualifying condition
{"scope": "statewide mandate (RCW 36.70A.680-681)", "city_status": "GMA-planning code city under RCW 36.70A", "city_population": 219346, "population_vintage": "2020-04-01", "applicability": "applies to all WA cities planning under GMA regardless of population"} | qualifying_condition=statewide mandate applies; Tacoma is a GMA-planning code city ; preempted_local_standards=Any TMC 13.06.080.A ADU owner-occupancy / size-cap / parking provisions that conflict with RCW 36.70A.680-681 ; preempting_law=WA HB 1337 (2023) / RCW 36.70A.680, 36.70A.681 ; preempted_effective_date=2023-07-23 ; local_implementation_status=in_progress — ADUs are permitted by-right across all R districts, T, C-1, C-2, PDB, all X-districts, all Downtown districts, and conditionally in M-1 (subject to 2008 legal-existence rule and South Tacoma / Port of Tacoma M/IC overlay restrictions). Conformance of ADU standards in TMC 13.06.080.A to HB 1337's specific numeric floors not verified in detail in this drain.
Effect
>=2 ADUs per lot in all residential zones; no owner-occupancy requirement; no off-street parking within 1/2 mi of transit; detached ADUs cannot be capped below 1,000 SF; connection/impact fees limited
WA-E2SHB-1220-comp-plan-housingapplies
Qualifying condition
{"scope": "all GMA-planning cities (RCW 36.70A.070(2))", "city_status": "GMA-planning code city", "comp_plan_status": "Tacoma 'One Tacoma' Comprehensive Plan (most recent periodic update adopted 2015 with subsequent annual amendments; 2024 / 2025 annual amendments referenced by Planning & Development Services)"} | qualifying_condition=Tacoma is a GMA-planning city; must update Comprehensive Plan housing element to accommodate permanent supportive housing / emergency shelters / transitional housing ; preempted_local_standards=TMC 13.06 zones excluding permanent supportive housing / emergency shelter / transitional housing where residential is otherwise allowed; Tacoma uses 'confidential shelter' (allowed P in all R districts) + 'emergency and transitional housing' (CU/P in R-4-L+) which need conformance check ; preempting_law=WA E2SHB 1220 (2021) / RCW 36.70A.070(2) ; preempted_effective_date=2021-07-25 ; local_implementation_status=in_progress — Tacoma is updating One Tacoma Comprehensive Plan housing element on the 8-year periodic update cycle; specific conformance of TMC 13.06 use tables to HB 1220 not deep-verified in this drain. Confidential shelter is P in all R districts (good); emergency and transitional housing is N in R-1 through R-3 / P-or-CU in R-4-L through R-5 (potential HB 1220 conformance issue — needs verification).
Effect
Must plan for / accommodate permanent supportive housing + emergency shelters; shelters must be allowed in at least one zone; cannot prohibit transitional/PSH where residential is otherwise allowed
WA-SB-5184-lot-splittingapplies
Qualifying condition
{"scope": "statewide enablement", "city_status": "GMA-planning code city", "tied_to": "HB 1110 unit-count thresholds (Tacoma Tier 1: 4 du/lot citywide; 6 du/lot near major transit w/ affordability)"} | qualifying_condition=statewide enablement; Tacoma subject as HB 1110 Tier 1 city ; preempted_local_standards=TMC Title 13.04 subdivision standards that block unit-lot splitting at HB 1110 unit counts (4 or 6) ; preempting_law=WA SB 5184 (2024) / RCW 58.17 amendments ; preempted_effective_date=2024-07-01 ; local_implementation_status=in_progress — TMC Title 13.04 (Platting and Subdivisions) governs subdivision in Tacoma; conformance with SB 5184 expected as part of HIT Phase 2 / 2025-2026 code amendments. Not deep-verified in this drain.
Effect
Administrative lot splits enabled to support HB 1110 unit counts on existing SF lots
WA-SB-5290-permit-timelinesapplies
Qualifying condition
{"scope": "all GMA-planning cities (RCW 36.70B.080)", "city_status": "GMA-planning code city"} | qualifying_condition=Tacoma is a GMA-planning code city subject to RCW 36.70B.080 permit-review timeline caps ; preempted_local_standards=Any TMC 13.05 (Land Use Permits and Procedures) timeline exceeding statutory caps ; preempting_law=WA SB 5290 (2023) / RCW 36.70B.080 ; preempted_effective_date=2024-01-01 ; local_implementation_status=in_progress — TMC 13.05 governs land use permit procedures; specific timeline provisions not deep-extracted in this drain
Effect
Type 1 permits 65 calendar days; Type 2 100 days; Type 3 170 days; Type 4 170 days; exceedance triggers state-mandated fee refunds on graduated scale

Adopted building codes

Statewide; update sched May 2026

IBC
2021
IRC
2021
NEC
2023
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Amendment history

DateKindCitation
2026-04-01effectiveCity Clerk public notice (April 2026) on legacy PDF stub: 'The information previously available in this PDF file is now on the City of Tacoma's eCode website'; migrated TMC to eCode360 platform with primary code URL https://ecode360.com/TA6977/home, Title 13 at https://ecode360.com/48470095 | type=ecode360_migration
2024-06-01effectiveTitle 13 PDF marked 'Updated 06/2024' on every page; this is the dimensional-table vintage extracted in this drain (R, T/C, NCX–HMX, DCC/DMU/DR/WR, M-1/M-2/PMI standards) | type=title_13_dimensional_table_capture_used
2023-08-15effectiveOrd. 28906 Ex. C — reorganized land use table order across 13.06.020 / 030 / 040 / 060 with scrivener corrections | type=land_use_table_reorganization
2019-09-24effectiveOrd. 28613 Ex. G — Title 13 reorganization; relocated district sections (13.06.020 Residential, 13.06.030 Commercial, 13.06.040 Mixed-Use Center, 13.06.050 Downtown, 13.06.060 Industrial, 13.06.070 Overlay) | type=title_13_recodification

Quirks & notes

  • Home In Tacoma (HIT) recode is mid-flight (Phase 1 adopted 2023, Phase 2 in development 2024-2026) intended to bring TMC Title 13 into compliance with HB 1110 + HB 1337; the 2024-09 Title 13 PDF used as primary source in this drain reflects the PRE-HIT-Phase-2 district structure where R-1 through R-5 are nominally SF-primary, even though HB 1110 already preempts to 4 du/lot floor
  • TMC Title 13 migrated from city-hosted PDF to eCode360 platform circa April 2026; eCode360 is Cloudflare-gated and not reachable via scripted retrieval, so this drain used the Wayback-captured 2024-09 PDF (https://web.archive.org/web/20240910014120/https://cms.cityoftacoma.org/cityclerk/Files/MunicipalCode/Title13-LandUseRegulatoryCode.PDF) as the practical primary
  • JBLM AICUZ APZ II Overlay (TMC 13.06.070.F) covers ~200 acres in South Tacoma and creates a HB 1110 federal-state conflict — AICUZ prohibits multifamily and >1-unit-residential entirely, while HB 1110 floors all SF residential at 4 du/lot. The overlay carve-out is federal_state_conflict, not preempted_by_state
  • Port of Tacoma Transition Overlay PTD-A imposes a 1-ac average density cap and prohibits all multifamily — creates a HB 1110 tension similar to AICUZ within the residential buffer between Tideflats and upland neighborhoods
  • Downtown districts (DCC, DMU, DR, WR) use FAR-based intensity standards with three FAR tiers: as-of-right, design-bonused, and TDR-bonused; DCC tops out at 12.0 FAR / 400 ft height (highest in the city)
  • Tacoma's R-3 through R-5 use MINIMUM density (10 / 14 / 18 / 22 du/ac) consistent with GMA growth-target zoning rather than the more-typical MAXIMUM density formulation — meaning the city floors density upward in MF zones
  • Mixed-Use Center districts (NCX through HMX, URX, NRX) have no minimum lot area, no minimum lot width, and no maximum building coverage — TOD form-based-adjacent intent; envelope controlled by height + step-backs (13.06.100.B) + maximum-setback rules on designated pedestrian streets
  • Title 19 Shoreline Master Program (separate code title from Title 13) is a super-overlay applying across all shoreline jurisdictions (Puget Sound, Commencement Bay, Thea Foss Waterway, Tacoma Narrows, etc.) — enacted by Ord. 28612 replacing former Title 13.10
  • View-Sensitive Overlay (VS-20 / VS-25) reduces R-district 35-ft height limit to 20 / 25 ft in mapped Puget Sound / Tacoma Narrows view-corridor areas — affects sizing of small-lot SF and Phase-2 HIT middle housing within those overlays
  • South Tacoma Groundwater Protection District (STGPD) overlay (TMC 13.06.070.D) protects the South Tacoma sole-source aquifer — Tacoma's principal municipal drinking water source; layered onto base M-1 / M-2 zoning
  • Tacoma Mall Neighborhood Regional Growth Center (TMC 13.06.040.J) is a designated PSRC Vision 2050 RGC with UCX / CIX / URX (Lincoln Heights, Madison) height bonuses + Inclusionary Zoning Pilot Area — TOD-aligned growth allocation
  • HMR-SRD (Historic Mixed Residential Special Review District) is BOTH a base zoning district (in 13.06.020) AND coordinated with TMC 13.07 historic-overlay procedures — design-overlay layered on residential base
  • Tacoma Link Line 1 (T Line) light rail (Sound Transit) is a fixed-guideway qualifying major transit stop per RCW 81.104.015 — entire route from Tacoma Dome through Downtown to Hilltop / Stadium District triggers HB 1110 6-plex tier within 1/2-mi catchment

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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Tacoma Municipal Code (TMC) Title 13 — Land Use Regulatory Code
Title 13 as of 2024-09 (legacy PDF); eCode360 live version is the current authority but is Cloudflare-gated for scripted retrieval · retrieved 2026-05-18
Secondary sources
Citations
  1. [1] — TMC 13.06.020.F.6.a
  2. [2] — Minimum Side Setback (Interior Lots) — TMC 13.06.020.F.6.g
  3. [3] — Minimum Rear Setback — TMC 13.06.020.F.6.j
  4. [4] — Main Buildings — TMC 13.06.020.F.5.b; Small Lot 40–50 ft width: 30 ft; Small Lot <40 ft width: 25 ft; subject to View-Sensitive Overlay reductions (VS-20 / VS-25)
  5. [5] n — No maximum building coverage specified for R-1 in TMC 13.06.020.F.3.b (only R-3 through R-5 have stated maxima)
  6. [6] — TMC 13.06.090.C governs off-street parking; HB 1110 caps cities at 1 space/unit and waives in 1/2-mile of major transit. Specific TMC 13.06.090.C values not deep-extracted in this drain.
  7. [7] — TMC 13.06.020.F.6.a
  8. [8] — TMC 13.06.020.F.6.g
  9. [9] — TMC 13.06.020.F.6.j
  10. [10] — TMC 13.06.020.F.5.b
  11. [11] n — No coverage max in R-2 per 13.06.020.F.3.b
  12. [12] n
  13. [13] n
  14. [14] — TMC 13.06.020.F.6.a
  15. [15] — TMC 13.06.020.F.6.g
  16. [16] — TMC 13.06.020.F.6.j
  17. [17] — TMC 13.06.020.F.5.b
  18. [18] — Maximum building coverage 50% of lot — TMC 13.06.020.F.3.b; corner-lot +10% bonus available
  19. [19] — Minimum density 10 du/net-acre per TMC 13.06.020.F.4.b — Tacoma states this as a MINIMUM (not max) density consistent with GMA growth-target zoning
  20. [20] — 20 ft (or 20 ft for mobile home parks per same row)
  21. [21] — TMC 13.06.020.F.5.b
  22. [22] — TMC 13.06.020.F.3.b
  23. [23] — Minimum density 14 du/net-acre — TMC 13.06.020.F.4.b
  24. [24] — TMC 13.06.020.F.5.b
  25. [25] — Maximum building coverage 65% — TMC 13.06.020.F.3.b
  26. [26] — Minimum density 18 du/net-acre — TMC 13.06.020.F.4.b
  27. [27] — 5 ft for buildings <6 stories; +1 ft per story above 6 stories — TMC 13.06.020.F.6.g
  28. [28] — TMC 13.06.020.F.5.b — high-rise multifamily
  29. [29] — TMC 13.06.020.F.3.b
  30. [30] — Minimum density 22 du/net-acre — TMC 13.06.020.F.4.b
  31. [31] — 0 ft unless abutting residential zone (then equal to that residential setback for first 100 ft); subject to maximum-setback / pedestrian-street provisions
  32. [32] — TMC 13.06.030.F.4.c
  33. [33] — None for non-residential; residential follows R-4-L max building coverage — TMC 13.06.030.F.2.c
  34. [34] — TMC 13.06.030.F.4.c
  35. [35] — Residential follows R-4-L per 13.06.030.F.2.c
  36. [36] — TMC 13.06.030.F.4.c
  37. [37] — Residential follows R-4 per 13.06.030.F.2.c
  38. [38] — TMC 13.06.030.F.4.c
  39. [39] — Residential follows R-4 per 13.06.030.F.2.c
  40. [40] — Subject to maximum-setback rules on pedestrian streets; 10 ft front yard if across non-designated ped street from R-1/R-2/R-2SRD
  41. [41] — 5 ft along perimeter for townhouse developments
  42. [42] — 45 ft base; 65 ft in Stadium District of Downtown Regional Growth Center (DRGC); additional height available via X-District Height Bonus Program — TMC 13.06.040.F.2.c
  43. [43] n — No max — TMC 13.06.040.F (lot area 0)
  44. [44] — 60 ft base + X-District Height Bonus available — TMC 13.06.040.F.2.c
  45. [45] n
  46. [46] — 75 ft base; Tacoma Mall Neighborhood Regional Growth Center / Lincoln Heights District height bonuses available; further increases via X-District Height Bonus Program — TMC 13.06.040.F.2.c, footnotes 1 & 3
  47. [47] n
  48. [48] — TMC 13.06.040.F.2.c
  49. [49] n
  50. [50] — 75 ft base; Tacoma Mall RGC bonuses available (footnotes 1 & 3) — TMC 13.06.040.F.2.c
  51. [51] n
  52. [52] — 10 ft front for 1/2/3-family + townhouses; 10 ft front for other uses — TMC 13.06.040.F.1.e
  53. [53] — 5 ft sides 1/2/3-family + townhouses; 7.5 ft sides other uses
  54. [54] — 15 ft rear 1/2/3-family + townhouses; 20 ft rear other uses
  55. [55] — TMC 13.06.040.F.2.c
  56. [56] n
  57. [57] — 45 ft base; 75 ft in Tacoma Mall Regional Growth Center – Madison District Inclusionary Zoning Pilot Area; 35 ft in McKinley Neighborhood Center north-of-alley section — TMC 13.06.040.F.2.c footnote 2
  58. [58] n
  59. [59] — TMC 13.06.040.F.2.c — large-scale medical facility scale
  60. [60] n
  61. [61] — 400 ft per TMC 13.06.050.F.3 (Development Standards Table — DCC row)
  62. [62] n
  63. [63] — Residential as-of-right 3.0; design-bonused 6.0; max-with-TDR 12.0. Non-residential as-of-right 3.0; design-bonused 6.0; max-with-TDR 12.0. TMC 13.06.050.F.3
  64. [64] — TMC 13.06.050.F.3
  65. [65] n
  66. [66] — Residential as-of-right 3.0; design-bonused 5.0; max-with-TDR 7.0. Non-residential as-of-right 2.0; design-bonused 4.0; max-with-TDR 6.0. TMC 13.06.050.F.3
  67. [67] — TMC 13.06.050.F.3
  68. [68] n
  69. [69] — Residential as-of-right 2.0; design-bonused 4.0; max-with-TDR 6.0. Non-residential as-of-right 1.0; design-bonused 2.0; max-with-TDR 4.0
  70. [70] — TMC 13.06.050.F.3
  71. [71] n
  72. [72] — Residential as-of-right 4.0; design-bonused 5.0; max-with-TDR 7.0. Non-residential as-of-right 3.0; design-bonused 4.0; max-with-TDR 6.0
  73. [73] — 0 ft unless abutting dwelling district (then equal to dwelling-district setback for first 100 ft); landscape buffer 13.06.090.B may impose; waiver if 20-ft vertical grade demo'd
  74. [74] — TMC 13.06.060.F
  75. [75] n — None — TMC 13.06.060.F
  76. [76] — 100 ft base; above 100 ft requires 1-foot setback per side for each 4 ft of additional height — TMC 13.06.060.F
  77. [77] n — None
  78. [78] — 100 ft base; above 100 ft requires 1-foot setback per side per 4 ft additional height — TMC 13.06.060.F
  79. [79] n — None

Research status

Publication gates

primary url presentpassedsource.primary_url = https://ecode360.com/48470095 (eCode360-hosted Title 13 — city's authoritative platform per April 2026 migration notice)
no aggregator citedpassedscan clean — no zoneomics / steadily / siteplanguide / sitedesignguide / siteplancreator / propwire / zonara / unzoned references in record
confidence tags full formpassedall confirmed fields carry §-citations to TMC sections (13.06.010, 13.06.020.C through F, 13.06.030.C/E/F, 13.06.040.C/F/J, 13.06.050.C/E/F.3, 13.06.060.C/E/F, 13.06.070.A/B/D/E/F/G, 13.07, 13.11, Title 19); partial fields carry retrieval_failure_reason per FM-8
overlays have parameters trigger confidencepassed9 overlays (VS-20/VS-25, STM-IC, STGPD, TMNRGC, JBLM-ACD, PTD, HSRD, SMP, CAO) each have non-empty parameters[], geographic_trigger, status, citation
preempt section city specificpassed5 WA preemption laws (HB 1110, HB 1337, E2SHB 1220, SB 5184, SB 5290) each carry city-specific qualifying_condition_checked with numeric inputs (pop 219346 / threshold 75000), vintage (2020 Census), and threshold compared

Known issues

freshness:volatilepost-recode-home-in-tacoma-rolloutecode360-cloudflare-gated-primary

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