Tacoma: Ord. 28986 and Affordable Housing Zoning

Tacoma, a city often overlooked in the shadow of its larger neighbor, Seattle, is undergoing a significant urban transformation. Ordinance No. 28986, a comprehensive zoning overhaul, is at the heart of this revitalization. This ambitious initiative, part of the Home in Tacoma (HIT) Phase 2 project, aims to address pressing challenges such as housing affordability, urban sprawl, and climate change.

The ordinance marks a radical departure from traditional zoning practices, which often prioritize single-family homes and low-density development. By introducing new urban residential (UR) zones and relaxing restrictive development standards, the city is embracing a more flexible, mixed-use approach. These UR zones, categorized by density and development standards, are designed to accommodate a diverse range of housing types, from single-family homes to multi-unit dwellings.

One of the most controversial aspects of the ordinance is its relaxation of parking requirements. By expanding the use of reduced parking areas (RPAs), the city seeks to reduce the dominance of cars in urban planning. This move is expected to free up valuable land for housing and public spaces, ultimately creating more walkable, bikeable, and transit-oriented neighborhoods. While some critics argue that reduced parking requirements could lead to parking shortages and increased traffic congestion, proponents contend that this approach will encourage the use of public transportation, carpooling, and alternative modes of transportation.

To address the city's housing affordability crisis, the ordinance introduces a range of strategies. A key component is the bonus density program, which incentivizes developers to include affordable housing units in their projects by offering increased density allowances. Additionally, the expansion of the Multifamily Tax Exemption Program aims to further stimulate the construction of affordable housing. By promoting denser, mixed-use development, the ordinance seeks to create more equitable and inclusive communities. By increasing housing supply and reducing construction costs, the city aims to make housing more accessible to low- and middle-income residents.

Beyond housing supply and affordability, the ordinance places a strong emphasis on urban design and livability. By establishing design standards for building massing, setbacks, landscaping, and other elements, the city aims to create more aesthetically pleasing and functional neighborhoods. The emphasis on walkability, bikeability, and public transportation access is intended to reduce reliance on cars and improve overall quality of life.

While the ordinance offers significant potential for positive change, it also presents challenges. The city will need to carefully monitor the implementation of the ordinance to ensure that it achieves its intended goals. It will be crucial to address concerns about traffic congestion, parking shortages, and the preservation of neighborhood character.

However, if successful, Tacoma's bold experiment in zoning reform could serve as a model for other cities facing similar challenges. By embracing density, diversity, and sustainability, Tacoma aims to create a more vibrant, equitable, and resilient city for generations to come.