Important 2024 Updates
Phase 2 of Home in Tacoma is in the final planning stages. At the end of HiT Phase 1, in 2021,
the Council reduced the increase in density that HiT would allow in our neighborhoods. But
with Phase 2, the City is increasing the density allowance again. (See links below)
Council will hold a Public Hearing to get public comment.
Date TBD but probably in early May. (We’ll post date as soon as it’s finalized!)
Keep checking back here for updates. Get ready to let Council know what you think!
For information on the current Home in Tacoma proposal visit City website:
https://www.cityoftacoma.org/cms/one.aspx?pageId=180033
Table summarizing the different neighborhood zones proposed by HiT, Phase 2:
https://www.cityoftacoma.org/UserFiles/Servers/Server_6/File/cms/Planning/
Affordable%20Housing/AHAS%20Planning%20Actions/Topicbased%
20Summaries_20240202%20Zoning%20Summary%20Sheet%202.pdf
Map to check out the zoning for your address.
Enter map and type address in search box:
https://experience.arcgis.com/experience/c1514a4e50f246be9a1ed0d453236ac7/page/Page/? views=Explore-Map
Zoning changes are now the law in Washington State!
House Bill 1110 was passed by the Washington Legislature on April 20th. This bill changes the zoning in all cities with 25,000 or more residents to allow for middle-housing options.
What does this mean for Tacoma?
Single-family zoning will be changed in all neighborhoods to allow duplexes and triplexes. Because Tacoma is a city with a population over 75,000, fourplexes can also be built. And sixplexes will be allowed if 2 of the units are affordable or if the building is within 1/4 mile of a major transit stop. Parking spots will not be required if the building is within 1/2 mile of transit.
What does this mean for Home in Tacoma?
The city's Planning staff are continuing with outreach regarding HiT. They will be holding open houses to get public input in May and June. Meanwhile they are also considering how HB 1110 could affect Home in Tacoma and will report to City Council in May. Please check back for updates!
Our stance is that Tacoma should deal with the mandatory citywide changes required by HB 1110 before embarking on the even more impactful changes of Home in Tacoma.
What happened in HiT Phase 1?
City Council voted December 7th, 2021, to change the zoning in almost all neighborhoods. Single-family neighborhoods will now be rezoned to allow “Low-scale” buildings such as duplexes, sixplexes and townhouses to be built. Even more significant, about 17% of neighborhoods will be rezoned to allow for "Mid-scale" apartment buildings. This means 3 and 4 story apartment buildings could be built right next to small, modest homes anywhere in a neighborhood zoned Mid-scale.
Although 17% is a far smaller area than the almost 40% first proposed by the City, we want this further reduced. If enacted, Mid-scale zoning could transform the affected communities. Larger buildings will shade out yards and homes and eliminate privacy. Neighborhoods will become noisier and more congested. There will be loss of open space and tree canopy. Apartment buildings will gradually replace the existing homes.
Tacoma’s population is increasing and we do need more housing. Done right, Low-scale zoning could provide much needed housing and housing choice. But Mid-scale zoning is a step too far!
What will happen during HiT Phase 2?
This is where the rubber hits the road. That’s why your input is critical. This phase will determine the future of our neighborhoods: Planning Staff must create all the measures and regulations to prevent the new zoning from negatively impacting our neighborhoods. Major issues requiring attention include:
• Design Standards to ensure new buildings harmonize with existing homes
• Ensuring infrastructure keeps pace with growing density
• Strategies to prevent existing residents being priced out by gentrification
• Ensuring these zoning changes do create affordable housing
• Curbs on demolition of viable and historic buildings
• Ensuring existing tree canopy and green space are preserved and expanded.
Now The City Wants Your Input On How To Make Phase 2 Successful.
Here are some things we should ask for:
For more info access the city site here.
• The zoning changes should be phased in. This is an enormous project and the City should focus on Low-scale first. Demonstrate that Low-scale can be introduced successfully before tackling the massive changes of Mid-scale. Build trust with residents!
• Ensure good design for Low-scale buildings. Provide neighborhood level meetings and visual surveys so residents can indicate their preferences for appropriate height, scale, mass and design of new “low-scale” buildings
• Keep the timeline for Phase 2 flexible. Ensure sufficient time to develop all the necessary safeguards to prevent negative impacts on neighborhoods. Don’t be limited by a pre-determined schedule
• Zoning changes should not go into effect until all these essential safeguards are in place
• Community engagement should include in-person meetings to allow for effective dialogue and collaboration
• Use plain language in communications with residents. And use descriptions that will grab busy people’s attention. Most of us are not familiar with terms such as “anti-displacement strategy” or “design review” or “green and resilient building.”
• Keep Phase 2 transparent. Demonstrate how goals are being reached. Keep residents updated on the City’s progress in developing the strategies to safeguard our neighborhoods from impacts of the changed zoning.
• How will the designs for these larger buildings fit the visual character of the existing streetscape? In presentations and documents, use real life examples of appropriate designs.
• Define what is meant by “affordable” (affordable to whom?) and demonstrate how affordable housing is being attained
• Demonstrate how mature trees will be preserved and open space and tree canopy increased
• “Anti-displacement.” Share progress in devising strategies to prevent current residents being displaced by potential gentrification brought on by zoning changes
• Demonstrate how historic and viable structures will be safeguarded from demolition
• Zoning changes should not go into effect until all the promised safeguards are in place.
Put Mid-scale Zoning on hold and focus staff resources on getting Low-scale Zoning right.
Some Current Press
Seattle Times Editorial
Jan. 27, 2023 at 2:48 pm
Serve the people, not developers: Amend WA ‘middle housing’ bill
by Seattle Times Editorial Board
State lawmakers are in the throes of determining whether Olympia should override local zoning regulations that impact almost every home in Washington.
To hear boosters tell it, such legislation is necessary to build more affordable housing and meet the tremendous demand for places to live.
Trouble is, the way the bill is written, there is only a token attempt to build any actual affordable housing. It is really intended to boost market-rate housing — the highest price developers can get someone to pay. And that could make property taxes go up for everyone else in the neighborhood, a county assessor confirms.
What’s more, the proposed legislation would prohibit cities like Seattle from enacting their own affordability requirements. At a time when governments are looking for every revenue stream, that means more than $75 million now devoted to affordable housing in Seattle disappears.
To be clear, the state should press for, and help, cities to allow greater density. But if a public asset is given up — in this case, zoning regulations — lawmakers should exact something in return. History shows that when zoning changes occurred in Seattle, developers cater to the richest buyers by building town houses and other such “middle housing” in wealthier neighborhoods.
Current Affairs
filed 09 January 2021
The Only Thing Worse Than A NIMBY Is A YIMBY
by Nathan J. Robinson
Pro-development activists try to trick you into thinking it helps the poor to destroy neighborhoods to make way for luxury condos. We need a radically democratic preservationism.
Nobody likes a NIMBY. The “Not In My Backyard” resident is the one who objects to the building of a homeless shelter or methadone clinic in their neighborhood, because it will negatively affect their property values and possibly bring them into contact with the poor. When you think of the villainous NIMBY, you might imagine someone like billionaire Bill Koch, who waged a 12-year campaign to stop a wind farm being built near his house on the Nantucket Sound that he thought would spoil his view.
Examples of these people abound: consider the Los Angeles residents complaining that a city councilman is “putting their neighborhood at risk” by putting a series of pitiful “tiny home” cabins for unhoused people in a nearby parking lot.) To those of us who believe that poor people need more houses, and the planet needs more windmills, there is no one more exasperating than the wealthy person who moans about their Quality of Life, which they are unwilling to compromise one iota no matter how large the benefit to others might be. They are also frequently racist, attempting to stall projects that might result in more Black and brown people living in wealthy white areas.
Enter the YIMBYs. They define themselves as taking the opposite approach: instead of saying “not in my backyard,” they say “yes in my backyard.”
How long has the Low-scale proposal been under development?
Low-scale has been under development for several years. It started life as the Residential Pilot Infill Program, and several pilot projects have been built in neighborhoods around the city. Planning Department staff have also conducted public outreach on the project through presentations at Neighborhood Council meetings, online reports, and an online survey. They have promised designs that will fit within neighborhoods like the accompanying images. We MUST hold them to these standards.
Why has the City proposed these zoning changes?
Like many West Coast cities, Tacoma is attracting many new residents. This growth is projected to continue. To ensure current Tacoma residents aren’t priced out by rising rents and home prices, the city wants to increase the supply of housing. Home in Tacoma is the Planning Department’s answer to this.
How can we ensure Low-scale Zoning doesn’t harm neighborhoods?
Low-scale Zoning could add more housing, but this must be done right.
City planning staff have identified a host of strategies to ensure Low-scale development doesn’t degrade neighborhoods.
They must develop these strategies before implementing Low-scale Zoning.
We want
• well-designed buildings that fit with existing streetscapes
• infrastructure and amenities that can accommodate a growing population
• protection of street trees and green spaces; preservation of historic buildings, etc.
That’s why we’re demanding Council:
Put Mid-scale Zoning on hold and focus staff resources on taking the essential steps to getting Low-scale Zoning right.
If approved...
midscale is coming to...
our neighborhoods
What’s wrong with the Mid-scale proposal?
The Mid-scale proposal was introduced in early 2021 during a pandemic, when in-person public meetings and effective public outreach were impossible.
There has been no effort to introduce Mid-scale zoning gradually to monitor potential negative impacts before rolling it out citywide. Yet, if enacted, this proposal could transform the affected communities.
• Larger buildings will shade out yards and homes and eliminate privacy.
• Neighborhoods will become noisier and more congested.
• There will be loss of open space and tree canopy.
• Apartment buildings will gradually replace the existing homes.
No in depth analysis!
• Some neighborhoods could change rapidly if they’re opened up to profitable new development opportunities.
• Opening up neighborhoods to new development opportunities could accelerate gentrification
• Existing residents could be displaced.
• Well-built, older homes could be demolished.
• New buildings could clash with existing streetscape if not well designed.
Once the zoning is enacted, it will be impossible to reverse. For this reason, we’re telling Council:
Put Mid-scale Zoning on hold!
The Mid-scale proposal was pushed through way too fast.
• The City hasn’t conducted effective outreach on the Mid-scale proposal.
• Outreach efforts focused on the Low-scale proposal. This idea has been under development for several years in Tacoma. There’s even been a pilot program.
• The first most residents heard of it was a postcard giving less than a month’s notice of the April 7, 2021 Public Hearing. The postcard was headed “Help shape the future of housing in Tacoma.” This doesn’t grab attention or convey urgency.
Our petition's specific demands to Council:
1. Put Mid-Scale on hold
The City’s own planning report states that Tacoma does not need to build 3 to 4 story apartment buildings in our neighborhoods in order to meet 2050 housing targets. Instead, the City should emphasize developing multi-family complexes downtown and in areas already zoned for larger buildings.
2. Conduct neighborhood planning
The City must partner with residents to create neighborhood-specific plans, tailored to the needs of individual neighborhoods.
3. Create Design Review for Low-scale structures
The Planning Department must create design standards that are sensitive to neighborhood context and a public, citizen-based Design Review process.
4. Focus staff resources on ensuring that Low-scale is implemented successfully
The City must develop:
• Initiatives to prevent displacement of current residents •
Regulations to encourage development on vacant and
underutilized land
• Actions to ensure urban infrastructure and services are
adequate to support growth
• Proactive surveys to identify historically and culturally
significant buildings • Strategies to discourage
demolition
• Robust standards for setbacks, building mass,
landscaping, and streetscape planting
• Initiatives that will actually address affordability and
provide pathways to home ownership
5. Focus on creating affordable housing for those who spend more than 30% of their income on housing
The City should stop incentivizing growth in high-end areas that will only produce high-end, high-priced housing.
6. Conduct effective outreach
An issue of this magnitude requires in-person public meetings. Mailings to inform residents about proposals must use clear and specific language that will alert residents to what’s actually being proposed in their neighborhoods and for their properties.
7. Analyze impact of Low-scale zoning before pursuing any further neighborhood zoning changes
Throughout Tacoma, many areas are already zoned for multi-family apartments and are experiencing population growth. Low-scale development will allow for further increases. The City should monitor how fast neighborhoods are growing before opening them up to Mid-scale development.
We Want Tacoma to Thrive!
We don’t need to lose the character and appeal of any of our neighborhoods to gain improvements in livability, affordability, accessibility, and sustainability across the city. Our shared goal is to support growth while ensuring that the fabric of Tacoma’s neighborhoods and communities remains intact.
Contact City Council With Your Concerns Here
Send written comments to Mayor Woodards and Council Members individually or send them a group email. https://www.cityoftacoma.org/government/city_council
More Information On Proposed Zoning Changes and the Missing Middle
Why change zoning? And what’s the “Missing Middle”?
• Tacoma needs more housing. Through the Home in Tacoma Project (HIT), City staff and Council want to rezone neighborhoods to allow for “Missing Middle” housing. Missing Middle refers to mid-size housing, ranging from (Low-Scale) duplexes and triplexes up to (Mid-Scale) 4-story apartment buildings.
• Typically, when a neighborhood is zoned “single-family,” these types of buildings are highly restricted and in most cases cannot be built. The City wants to eliminate the “single-family” designation to encourage more Missing Middle housing.
•The goal is to provide more housing units while also increasing housing choice. And to build Urban Density.
Contact us
For more information.
For More Information See Below
Learn more about current zoning proposals and alternative ideas.
We Must Demand Good Design Standards.
Example of Newly Built Low-Scale Housing
An example of newly approved Low-Scale housing units. The Victorian at 638 N. Prospect gives an idea of an old home getting new neighbors. A Multi-housing unit of 3 stories and reduced setbacks on both sides of the home. As you can see, the Victorian is in complete shadow.
The units had NO design review and obviously don't fit in the neighborhood.
638 N. Prospect
Example of Infill & Zero Side Set Back
Another angle demonstrates the reduced setback.
641 N. Fife Same set back and design issues
New Mid-Scale Residential Zoning
In addition to Low-Scale housing, developers will also be allowed to build (Mid-Scale) 3 or 4 story apartment buildings anywhere in a single-family neighborhood that’s been rezoned as Mid-scale.
These buildings will be allowed to:
• Cover much of the lot
• reduced setback (hiding existing homes)
• less than one parking parking spot for all units!
• tower over the neighborhood
Condemned Craftsman Homes to be replaced with Mid-Scale housing. N 8th & Oakes
Example of Mid-Scale housing. Fife & N. 8th with no additional parking
632 N. Trafton Apartment Building looks incongruous next to small craftsmen houses.
Photo by Jodi Cook
Mid-Scale Currently Under Construction
632 N. Trafton St.
This new 4 Story 42 Unit apartment building is currently under construction where three small homes once stood.
Contact City Council Here
Send written comments to Mayor Woodards and Council Members individually or send them a group email. https://www.cityoftacoma.org/government/city_council
Alternative ideas:
Learn more about what is happening across the country.
AUSTIN, TX - Rezoning efforts.
Nearly a carbon copy of what Tacoma's City Planners have proposed was recently defeated in the courts. "Zoned Out" is a privately funded documentary about Austin's struggle with the same housing issues facing almost every city on earth.
ALTERNATIVE HOUSING PLANS
We have been excited to read about Co-Housing projects that are taking place in West Seattle and Vashon Island. Communities of first-time or low-income families living in Courtyard type developments all with a stake in the upkeep of the property.
Portland has done this to great success giving families a place to get established and eventually move into a single-family home.
This type of housing is much more affordable and fits perfectly along transit lines. Portland revitalized vacant urban lots and empty warehouses.
Tacoma has multiple vacant lots and multiple vacant buildings suited for type of development. The abandoned K-Mart building at 6th and Orchard is one example. That site is walkable to schools, groceries and retail outlets.
Promote Home Rehabilitation
The City of Tacoma offers a Single Family Residence Homeowner Occupied Rehabilitation Loan program.
The program is designed to assist low and moderate-income Tacoma homeowners in preserving the quality and stability of their home. Loans up to $50,000 are available.
Encourage the city to REHAB these historic buildings instead of tearing them off and filling our landfills with the debris. A rehabbed home turned into a Multi-Family unit can be more affordable than newly built apartments.
Continue to Revitalize The City!
The Lincoln District Streetscape is the cornerstone of the Lincoln Revitalization Project. Key features of the streetscape include neighborhood entryway, roadway, sidewalk and pedestrian infrastructure improvements.
Downtown Tacoma has numerous vacant lots along transit routes that can be revitalized for low-scale and mid-scale housing.
There are numerous vacant lots along transit routes in our city. Develop those areas before destroying historic neighborhoods.
Before expanding into neighborhoods continue to develop all of Tacoma's Mixed Use Centers
Tacoma has defined 18 Mixed Use Centeres (MUC) throughout the city limits. The MUCs are classified into four types depending upon the size, scale and character of development, mix of uses, and the potential for increases in employment and resident population.
The six MUCs that have not been included in the analysis are:
· Tacoma Mall Urban Center has been designated as a regional growth area in Vision 2040 and undergoing a separate study.
· Point Ruston Community Center was designated an MUC in 2013 master planned proposal and development is ongoing.
· Downtown Central Business District, Stadium Neighborhood Center, and Hilltop Neighborhood Center have seen new investments in mixed-use development and affordable housing over the past decade.
Contact City Council Here
Send written comments to Mayor Woodards and Council Members individually or send them a group email. https://www.cityoftacoma.org/government/city_council
Contact us
For more information.