Tacoma City Zoning Code
CHAPTER 13
19 Urban Design Board and Permit Review
§ 13.19.010 Short title.
This chapter may be referenced as “Urban Design Code.”
§ 13.19.020 Authority and responsibilities.
A.
Director. Pursuant to TMC Chapter 13.19, and for the purposes of this chapter, the Director shall have the authority to:
1.
Review, advise, and approve or deny Urban Design Project Review permits subject to administrative decisions, as provided in this chapter and TMC Chapter 13.05.
2.
On behalf of the Urban Design Board, draft and issue decisions on matters on which the Urban Design Board has taken formal action.
3.
Approve the initial version of the Urban Design Project Review Manual (also known as Tacoma Urban Design Guidelines) and maintain the Guidelines to reflect subsequent revisions.
4.
Upon request by other City entities, review permit applications and other project actions for appropriateness and consistency with the purposes of this chapter and the Urban Design Project Review Manual.
5.
Advise property owners and the public of urban design code requirements.
6.
Provide information to the public on urban design. This may take the form of pamphlets, newsletters, events, workshops, or similar activities.
B.
Urban Design Board. Pursuant to TMC Chapter 13.19, and for the purposes of this chapter, the Urban Design Board shall have the authority to:
1.
Review, advise, and approve or deny Urban Design Project Review permits subject to Board decisions, as provided in this chapter and TMC Chapter 13.05.
2.
Adopt amendments to the Urban Design Project Review Manual (also known as the Tacoma Urban Design Guidelines), as provided in TMC § 13.19.030.
3.
Other duties and responsibilities described in TMC § 13.19.030.
§ 13.19.030 Urban Design Board.
A.
Declaration of purpose. It is hereby declared, as a matter of public policy, that the functionality and enhancement of the built environment is a public necessity and required in the interest of the prosperity, civic pride, and general welfare of the people.
The purpose of this legislation is to:
1.
Establish the Urban Design Board (also referred to in this chapter as “Board”) and to provide expertise and participate in the Urban Design Permit Review process by which the City reviews and approves certain design elements of significant development applications.
2.
Foster civic pride in the urban design qualities of Tacoma and/or supporting general knowledge concerning urban design in Tacoma.
B.
Creation of an Urban Design Board. In order to fulfill the purposes of this chapter, an Urban Design Board, consisting of seven (7) members, is hereby established. The members of the Board shall be appointed by the City Council in accordance with the City Charter and Rules of Procedure of the City Council.
C.
Composition of the Urban Design Board. All members of the Board shall have a demonstrated interest and familiarity with urban design and development issues, and/or allied interests, as evidenced either through professional practice or significant volunteer work, and shall be residents within the boundaries of the City, except as provided elsewhere in this chapter.
The Urban Design Board shall consist of seven (7) members as follows:
1.
Design and Development Positions. The Board shall include a minimum of four (4) members who have had professional experience related to site and building design and development originating from employment within the following disciplines: architecture, landscape architecture, planning, urban design, land use or real estate law, real estate development, project management or contracting, construction or building trades, and/or design, civil, or structural engineering. These positions shall be named Design and Development Professional Positions 1 through 4. No more than two (2) of these positions may be filled by Board members representing the same professional discipline.
2.
Allied Community Representative Positions. In addition to the above, the Board shall include three individuals who have lived and/or professional experience and/or training relevant to City’s urban design priorities related to active/multimodal transportation, sustainable development, and culture and heritage. Relevant disciplines and areas of expertise include, but are not limited to: transit agency administration, transportation planner, transportation engineer, “green” building design professional, urban forestry professional, third party “green building” certifier, environmental planner, arts and crafts, history, architectural history, cultural organization administration, or another related discipline. One representative is to be appointed for each of the three priority topics. These positions shall be named Allied Community Representatives 5 through 7.
3.
At least two (2) Board positions shall be appointed to individuals residing or having primary place of business in City Council Districts 3, 4, or 5.
4.
Temporary vacancies of one or all of the Board positions shall not render actions by the Commission invalid, providing a quorum is satisfied as established by the Board’s Bylaws.
5.
Exception to the residency requirement may be allowed to fill up to two (2) Board positions. When multiple candidates are under consideration for appointment and some but not all candidates are Tacoma residents, preference shall be granted to Tacoma residents.
D.
Terms of Urban Design Board members. Terms of the Board members of the Urban Design Board shall be three years.
1.
Each Board member may serve until an appointment and qualification of a successor.
2.
In the event that a position is vacated before the expiration of the term, the City Council may appoint a successor to serve the remainder of the unexpired term.
3.
Initial Board appointments will consist of three 2-year appointments, and four full 3-year appointments. At least three of the initial 3-year appointments shall be for Design and Development Professional Positions 1 through 4.
E.
Members shall serve without compensation. Members of the Urban Design Board shall serve without compensation.
F.
Rules and officers.
1.
The Board shall have a chairperson and at least one vice chairperson with terms of one year, elected by quorum vote of the Board members present at a regular meeting.
2.
Any Board member who fails to attend three consecutive meetings of the Board without being excused may be deemed to have forfeited his or her office. The Board shall take the necessary action to enforce this provision by causing such absence and the resulting forfeiture of office to be recorded in its official minutes, which minutes shall be transmitted to the Mayor for the purpose of nominating a successor to fill the unexpired term.
3.
Members shall abide by the City’s Code of Ethics as provided in TMC Chapter 1.46.
G.
Powers and duties of the Board. The primary duty of the Urban Design Board is to provide expert guidance and recommendations and render decisions as part of the City’s Urban Design Project Review permit process; and to serve as the City’s primary resource in matters of urban design, as provided for in this chapter and Chapter 13.05 of TMC.
In carrying out these responsibilities, the Urban Design Board shall engage in the following:
1.
Review, advise, and approve or deny Urban Design Project Review permits subject to Board decisions, as provided in this chapter and TMC Chapter 13.05.
2.
Review and advise the City’s Urban Design Project Permit process according to criteria and procedures listed in this Chapter and TMC Chapter 13.05.
3.
Maintain the Urban Design Project Review Manual (also known as Tacoma Urban Design Guidelines) and conduct periodic review of the Guidelines no more frequently that every two years after inception for amendments thereto.
4.
Serve as liaison to the Planning Commission on matters of urban design policy.
5.
Review and advise the City’s Urban Design Project Permit process according to criteria and procedures listed in this Chapter and TMC Chapter 13.05.
6.
Review, advise, and comment to the Tacoma Planning Commission and City Council on land use, housing and redevelopment, transportation, infrastructure, and other municipal improvements and other types of planning and programs undertaken by any agency of the City, other neighboring communities, the county, and state or federal governments, as they relate to urban design matters within the City.
7.
Officially recognize excellence in urban design; and encourage appropriate measures for such recognition.
8.
Provide information to the public on urban design. This may take the form of pamphlets, newsletters, events, workshops, or similar activities.
9.
The Board shall have such further powers and duties as may, from time to time, be delegated to it by the City Council.
H.
Meetings and procedures.
1.
The Board shall establish a regular time and place for meetings and shall meet a minimum of 10 times per calendar year, or additionally, as necessary, to conduct Board business. Special meetings may be called by the chair or by any three members of the Board upon personal notice being given to all members or written notice being mailed to each member at least 24 hours prior to the date set for such meeting, unless such notice requirement is waived in writing.
2.
A simple majority of appointed filled positions shall constitute a quorum.
3.
All Board meetings shall be conducted in compliance with Chapter 42.30 RCW, Open Public Meetings Act, and the Growth Management Act, RCW 36.70, to provide for adequate public participation, and the Board shall adopt standards in its rules to guide this action.
4.
The Board’s chair shall submit an annual report to the City Council, sending a copy thereof to the City Clerk.
§ 13.19.040 Urban Design Project review.
A.
Purpose. To foster development that is equitable, well functioning, and logically integrated in the built form of Tacoma, the City requires thoughtful consideration of the design decisions of individual developments through the urban design project review process. In addition to other provisions of this Chapter, the City finds it necessary in the interests of the prosperity, civic pride, and ecological and general welfare of all its citizens to engage in urban design project review. The City further finds that the economic, cultural, and aesthetic standing of the City will be supported and improved by providing urban design guidance to private development applications early in the development design process. The purpose of this Code section is to support those goals and provide a regulatory procedure for urban design decision making bodies.
B.
Authority and responsibilities.
1.
Director. Pursuant to TMC Chapter 13.19, and for the purposes of this chapter, the Director shall have the authority to:
a.
Review and advise upon Urban Design Project Review Concept Design applications subject to an administrative review and decision. Review and advisory statements are limited to the consideration of applicable criteria, adopted City plans, and clear and objective design guidelines contained in the applicable version of the Urban Design Project Review Manual. The review and guidance shall be summarized in a consolidated Concept Review report and provided to the applicant.
b.
Approve or deny Urban Design Project Permit applications subject to an administrative review and decision. Review and decisions are limited to the consideration of applicable criteria, adopted City plans, and clear and objective design guidelines contained in the applicable version of the Urban Design Project Review Manual.
2.
Urban Design Board. Pursuant to TMC Chapter 13.19, and for the purposes of this chapter, the Urban Design Board shall have the authority to:
a.
Review and advise upon Urban Design Project Review Concept Design applications subject to a Board review and decision. Review and advisory statements are limited to the consideration of applicable criteria, adopted City plans, and clear and objective design guidelines contained in the applicable version of the Urban Design Project Review Manual. The review and guidance shall be summarized in a consolidated Concept Review report and provided to the applicant.
b.
Approve or deny Urban Design Project Permit applications subject to a Board review and decision. Review and decisions are limited to the consideration of applicable criteria, adopted City plans, and clear and objective design guidelines contained in the applicable version of the Urban Design Project Review Manual.
C.
Applicability. New development or additions to existing development meeting or exceeding certain location and development size thresholds shall be subject to applicable Urban Design Project Review requirements as described in this section.
1.
Location.
a.
New development or additions to existing development that exceed the development size thresholds in section “2” and are located within any of the City’s designated Mixed Use Centers and including the Seaport Transition TOD District within the Tideflats Manufacturing and Industrial Center. This consists of all properties with Mixed Use Center and Downtown district zoning.
b.
Designated Mixed Use Centers.
Regional Growth Centers | Crossroads Centers | Neighborhood Centers |
|---|---|---|
Downtown Tacoma Mall | Lower Pacific Ave. Lower Portland Ave. James Center Point Ruston Tacoma Central Upper Pacific Ave. Westgate | 6th Ave. Lincoln McKinley Narrows Proctor South Tacoma Way |
c.
Seaport Transition TOD District.
2.
Development size thresholds. New development or additions to existing development meeting or exceeding the development size thresholds contained herein shall be subject to applicable Urban Design Project Review requirements as described in this section.
a.
Type I: Director decision. Development located in a designated Mixed Use Center that meets or exceeds the minimum cumulative building area threshold and is less than the maximum threshold listed below, as applicable to the type of mixed use center, is subject to a Director Urban Design Project Review decision.
(1)
Neighborhood Centers.
Minimum Building Area | Maximum Building Area |
|---|---|
10,000 sq. ft. | 40,000 sq. ft. |
(2)
Regional Growth Centers, Crossroads Centers, and Seaport Transition TOD District.
Minimum Building Area | Maximum Building Area |
|---|---|
20,000 sq. ft. | 100,000 sq. ft. |
b.
Type II: Urban Design Board decision. Developments that exceed the maximum building area thresholds contained in section “a” above, as applicable to the type of mixed use center, are subject to Urban Design Board Urban Design Project Review decision.
c.
Additions. Urban Design Project Review threshold requirements for additions to existing developments is determined by the size of the addition separate from the existing building(s). When an addition requires an Urban Design Project Review permit, the existing development is to be considered in the permit review and decision. This includes consideration of any opportunities or constraints the existing development presents toward meeting applicable criteria.
d.
Exempt from urban design project review. Developments that fall below the minimum building area thresholds contained in section “a” above are exempt from Urban Design Project Review but remain subject to other applicable requirements contained in this title.
D.
Compatibility with Urban Design Project Review Manual and TMC standards.
1.
All development subject to Urban Design Project Review, shall be subject to all of the controls, standards, and procedures set forth in Title 13, applicable to the area in which it is presently located, and the owners of the property shall comply with the mandates of this Title in addition to all other applicable Tacoma Municipal Code requirements for the area in which such property is located. In the event of a conflict between the application of this chapter and other codes and ordinances of the City, the more restrictive shall govern, except where otherwise indicated.
2.
Coordination with historic preservation land use controls. Properties designated as a City Landmark and subject to historic preservation land use controls, including design review, are exempt from Urban Design Project Review.
E.
Urban Design Project Review permit.
1.
Predevelopment conference. The predevelopment conference is intended to have an applicant introduce a project at the earliest possible juncture in order to provide relevant Urban Design guidance to the applicant and avoid unnecessary revisions later in the process. At this meeting, the applicant and staff will discuss the project scope; the applicant’s approach to meeting the UDPR criteria, including Design Objectives; and identify opportunities and constraints particular to the subject site. Staff will also provide initial insights into the design review process, application requirements, and any key design issues prior to preparing the application package. Potential UDPR applicants are required to schedule a predevelopment conference with Urban Design Studio staff prior to submittal of an Urban Design Project Review permit application. These should generally precede the required pre-application meeting but it may follow at the discretion of the Department.
2.
Preapplication meeting. The pre-application meeting is a meeting between Department staff and a potential applicant for a land use permit to discuss the application submittal requirements and pertinent fees. Potential UDPR applicants are required to schedule a pre-application meeting with Department staff, including Urban Design Studio staff, prior to submitting an Urban Design Project Review permit application.
3.
Concept design application package. An Urban Design Project Review permit consists of two successive submittal packages. The first Concept Design application package will consist of the application form, a narrative, and all other required documents, plans, or maps, as outlined in the TMC and the application submittal form. The purpose of the Concept Design review is to confirm the project’s approach to meeting applicable criteria, advise any necessary changes, and identify areas of emphasis or concern to be reflected in the Final Design. The applicant’s materials should reflect this early scope , with more refined and detailed designs only expected at the Final Design review. Following Concept Design review, the applicant will receive a consolidated review and guidance summary report.
4.
Final design application package. The Final Design submittal package, the second such submittal for an Urban Design Project Review permit, may be submitted within one year of receiving the Concept Design review and guidance summary report. This package will consist of the application form, a narrative (including responses to Concept Design review and guidance), and all other required documents, plans, or maps, as outlined in the TMC and the application submittal form. Following review of the complete application, the Final Design will be approved (as submitted or with conditions) or denied.
5.
Application requirements.
a.
Minimum application requirements are outlined in the TMC § 13.05.020 and the application submittal form.
6.
Departures.
a.
Developments subject to Urban Design Project Review requirements may propose alternative designs to the requirements of the following Code sections as part of their Urban Design Project Review permit application.
b.
Developments located within a designated Mixed Use Center but where Urban Design Project Review requirements do not otherwise apply (building size is below the Type I thresholds) may request alternative designs to the Code sections listed below. These requests are to be processed a Type I review, except that Concept Design review is not required and is subject only to Final Design review. Predevelopment conference and pre-application meeting requirements may be waived by the Department.
c.
Departure requests are processed in lieu of the pertinent variance in Section 13.05.010B.2.
d.
TMC Sections eligible for design departure request
(1)
Mixed-Use Center Districts: Prohibition of ground-floor residential uses along designated Pedestrian Streets in Section 13.06.040E.3.
(2)
Mixed-Use Center Districts: Minimum setbacks in Section 13.06.040E.1.e.
(3)
Mixed-Use Center Districts: Height in Section 13.06.040F.2.
(4)
Mixed-Use Center Districts: Maximum floor area in Section 13.06.040F.4.
(5)
Mixed-Use Center Districts: Maximum setbacks in Section 13.06.040H.
(6)
Mixed-Use Center Districts: Amenity space requirements in Section 13.06.040I.
(7)
Downtown Districts: Height limits in Section 13.06.050F.3.
(8)
Downtown Districts: Maximum setback in Section 13.050F.8.
(9)
Drive-throughs in Section 13.06.090A.
(10)
Landscaping standards in Sections 13.06.090B.
(11)
Parking lot development standards in Sections 13.06.090C, 13.06.090D, and 13.06.090E, excluding off-street parking space quantity standards in Section 13.06.090C.3 through 5.
(12)
Pedestrian and bicycle support standards in Section 13.06.090F.
(13)
Short and long term bicycle parking in Section 13.06.090G.
(14)
Transit support facilities in Section 13.06.090H.
(15)
Sign standards in Section 13.06.090I.
(16)
Residential transition standards in Section 13.06.090J.
(17)
Fences and retaining walls in Section 13.06.090K.
(18)
Utilities in Section 13.06.090L.
(19)
Street level building transitions in Section 13.06.090M.
(20)
Design standards in Section 13.06.100.
7.
Modification to permits. Any modification to a previously approved permit shall be processed consistent with TMC § 13.05.130.
F.
Permit processes. This section describes the permit review steps and associated time frames for Director and Urban Design Board decisions.
1.
Type I: Director decision.
a.
Concept Design package review.
(1)
Completeness review. The initial completeness review of an application shall be conducted consistent with TMC § 13.05.020E.
(2)
Complete application review. Once the application is deemed complete, public notice will be made and comment will be received within the specified time. Following the public comment period expiration, a Concept Design review and guidance summary report will be provided to the applicant.
b.
Final Design package review.
(1)
Initial review. The application package will be reviewed by staff and the applicant will be informed of the need of additional or missing information or advised of recommended revisions.
(2)
Subsequent review(s). Following the initial review, the applicant will either provide the requested information or changes OR inform staff that no additional information or changes will be provided. Once all necessary information is provided, public notice will be made and comment will be received within the specified time. Following the public comment period expiration, the Director will either approve (as submitted or with conditions) or deny the application.
c.
All permit review time frames will be conducted consistent with applicable State law. The Department shall make all attempts to process permits in less time than the maximum allowed by State law.
2.
Type II: Urban Design Board decision.
a.
Concept Design package review.
(1)
Completeness review. The initial completeness review of an application shall be conducted consistent with TMC § 13.05.020E.
(2)
Complete application review. Once the application is deemed complete, a public hearing will be scheduled, public notice will be made, and comment will be received within the specified time.
(3)
Public hearing. The Urban Design Board will conduct a public hearing, providing an opportunity for public comment on the proposed development germane to the applicable permit criteria. Following the public hearing, a Concept Design review and guidance summary report will be provided to the applicant.
(4)
Allowance for administrative final design review. The Urban Design Board may authorize the Director to conduct the Final Design review and make the final decision, subject to the requirements of Type I application processes. Applications eligible for this action must demonstrate specific site and/or application qualities established by the Urban Design Board procedures.
b.
Final Design package review.
(1)
Initial review. The application package will be reviewed by staff and the applicant will be informed of the need of additional or missing information or advised of recommended revisions.
(2)
Subsequent review(s). Following the initial review, the applicant will either provide the requested information or changes OR inform staff that no additional information or changes will be provided. Once all necessary information is provided, public notice will be made and comment will be received within the specified time. Following the public comment period expiration, the Urban Design Board will either approve (as submitted or with conditions) or deny the application.
c.
All permit review time frames will be conducted consistent with applicable State law. The Department shall make all attempts to process permits in less time than the maximum allowed by State law.
3.
Except as specified otherwise in this section, the provisions in TMC § 13.05.020 shall apply.
G.
Criteria.
1.
General criteria. An Urban Design Project Review application will be approved if the applicant has demonstrated the proposal complies with the Design Objectives contained within the Urban Design Project Review Manual. This determination shall be based on consideration of the clear and objective guidance contained within the Urban Design Project Review Manual in effect at the time application is made.
2.
Design departure criteria.
a.
In addition to the general criteria, a design departure will be approved if the applicant has demonstrated the proposed alternative design achieves at least one of the following:
(1)
Provides equal or superior results to the requirement from which relief is sought in terms of quantity, quality, location, and function.
(2)
Allows the design to better address the general criteria for Urban Design Project Review approval.
b.
Aspects of the development that may be considered in support of a proposed design departure include:
(1)
Mitigation of impacts to and/or preservation of natural and built features including, but not limited to, trees, other vegetation, natural grade, historic or cultural artifacts, and public views of landmarks.
(2)
Optimization or innovative use of low impact design/green stormwater infrastructure, energy efficient design (e.g. passivehaus, solar orientation), or other green building best practices, methods and/or technologies.
(3)
Supports relevant adopted City goals and/or policies.
3.
Factors reviewed through Urban Design Project Review and limitations. The review may evaluate most aspects of a given development including those pertaining to site planning, including structure placement, points of access, on-site connections, parking placement and access, public and private streets; architectural design, including dimensions, massing, entry orientation, environmental responsiveness, building materials, fenestration; open spaces, including active spaces, passive spaces, landscaping; as they relate to the relevant Design Objectives and the clear and objective guidance contained within the Urban Design Project Review Manual.
While the review may evaluate the distribution of massing and placement of structures on the site, the review may not require the applicant to reduce the total floor area, height, bulk, scale, or density.
H.
Public notice.
1.
General. Public notice shall be provided consistent with TMC § 13.05.070.
2.
Type I: Director decisions. Type I permits are subject to Process II requirements in TMC § 13.05.070D.
3.
Type II: Urban Design Board decision. Type II permits are subject to Process III requirements in TMC § 13.05.070E.
I.
Appeals.
1.
Type I: Director decisions. Appeals of a Type I permit decision is referred to the Hearing Examiner for public hearing. Such appeals are subject to the processes and requirements in TMC § 13.05.100.
2.
Type II: Board decisions. Appeals of a Type II permit decision is referred to the Hearing Examiner for public hearing. Such appeals are subject to the processes and requirements in TMC § 13.05.100.
(Ord. 28966 Ex. C, 2024-05-07; Ord. 29076 Ex. A, 2025-12-02)
§ 13.19.050 Urban Design Project Review Manual.
A.
Purpose. The Urban Design Project Review Manual (also known as Tacoma Urban Design Guidelines) is a primary resource for the Urban Design Project Review program and intended to be used by applicants, decision makers, and the general public. At a minimum, the Manual consists of an overview of Urban Design Project Review permit requirements and processes and urban design guidelines for new development.
The Manual communicates the City’s urban design vision and provides guidance for new development with regard to its form, fit, and function within its urban context. The Manual establishes a series of design objectives, which are informed by guidelines and illustrative examples of design approaches. Cumulatively, the Manual provides clear and objective guidance toward achieving the program design objectives, and thereby Urban Design Project Review permit criteria.
B.
Applicability. The Design Objectives contained in the Manual shall serve as the approval criteria for all Urban Design Project Review permit applications. Permit decisions shall be based on the objectives and guidance contained within the Manual.
All development subject to Urban Design Project Review, shall be subject to all of the controls, standards, and procedures set forth in Title 13, applicable to the area in which it is presently located, and the owners of the property shall comply with the mandates of this Title in addition to all other applicable Tacoma Municipal Code requirements for the area in which such property is located. In the event of a conflict between the Manual and other codes and ordinances of the City, the more restrictive shall govern, except where otherwise indicated.
In the event of a conflict between the Manual and other City plans, policies, or standards, the more specific shall prevail.
C.
Adoption and amendments. The Director shall prepare and publish the initial Manual for use in administering Urban Design Project Review permits. No sooner than two years after initial empanelment of the Urban Design Board shall that body, in consultation with the Director and the Planning Commission, identify any amendments to the Manual. Thereafter, each two years shall the Board review the Manual and determine any proposed amendments to be made by the Director.
(Ord. 28966 Ex. C, 2024-05-07)