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2020 Amendment

Latest - 2020 Amendment Adopted by City Council on December 8, 2020 

After conducting a public hearing on November 24, 2020, the City Council took into account public comments received and the Planning Commission's recommendations and adopted the following 3 applications for the 2020 Annual Amendment to the One Tacoma Comprehensive Plan and Land Use Regulatory Code ("2020 Amendment") on December 8, 2020:

  1. Ordinance No. 28723 - adopting the Land Use Designation for the Heidelberg-Davis Site, as recommended by the Planning Commission
  2. Amended Ordinance No. 28724 - adopting the 20-ft Height Limit for certain areas within the View Sensitive Overlay District except Node 4 and 5 lots in Node 2 (while the Planning Commission had recommended for denial)
  3. Ordinance No. 28725 - adopting Minor Plan and Code Amendments, as recommended by the Planning Commission

Posted below for documentation purposes are the Council's public hearing notice and the Commission's recommendations:

  • City Council Public Hearing Notice (Nov. 24, 2020) - including how to log in, how to provide testimony and written comments, and a summary of the public hearing subject.
  • Planning Commission's Recommendations (Nov. 4, 2020) - including a letter of recommendation, a findings and recommendations report, and proposed amendments (in tracked changes).

    Posted below are relevant information and materials associated with the Planning Commission's review and deliberations of the 2020 Amendment:


    Open House Presentation (September 28, 2020):

    Heidelberg-Davis Site Land Use Designation Change

    Open House Presentation (September 30, 2020):

    View Sensitive Overlay District - Height Limit Change


    Planning Commission Public Hearing (October 7, 2020) 

    Posted below, for documentation and reference purposes, are what were released for public review in September 2020, in preparation for the Planning Commission's public hearing on October 7, 2020:


    Technical Analysis (Completed) 

    The Planning Commission and staff conducted technical analyses of various applications of the 2020 Amendment from late 2019 through August 2020.  On September 2, 2020, the Commission released the package for public review and set October 7, 2020 as the date for a public hearing.  The package included the following three applications:

    • Heidelberg-Davis Site - Land Use Designation Change (see description below)
    • View Sensitive Overlay District - Height Limit Change (see description below; the scope had been expanded to include all VSDs)
    • Minor Plan and Code Amendments (see description below; the original Application #3 Transportation Master Plan Amendments had been incorporated into this one)  

    Assessment (Completed)

    The Planning Commission completed the Assessment phase for the four applications in July 2019 in accordance with the Tacoma Municipal Code 13.02.045 and moved the applications forward for technical analysis.  The Assessment phase included three major steps, as listed below in reverse chronological order.


    Determination (Made on July 17, 2019)

    Public Scoping Hearing (Conducted on June 19, 2019)

    Three public hearing notices were disseminated, one general notice that covered all applications and two project-specific notices, as posted below:

    Initial Review of Applications (Conducted on May 29, 2019)   


    Application #1 - Heidelberg-Davis Land Use Designation

    The applicant, Metro Parks Tacoma, seeks to re-designate the subject site near Cheney Stadium from the Parks and Open Space designation to Major Institutional Campus.  The designation would allow for major campus complexes such as office, educational and healthcare facilities.

  • Heidelberg-Davis - PC Review Packet (February 19, 2020)
  • 2020 Amendment Assessment - PC Review Packet Cover Memo (July 17, 2019)
  • 2020 Amendment Assessment - Attachment 1 - Heidelberg-Davis (July 17, 2019)
  • 2020 Amendment Assessment of Application - Heidelberg-Davis 
  • Application #2 - West Slope View Sensitive Overlay District

    The applicant, the West Slope Neighborhood Coalition, seeks to amend the existing View Sensitive Overlay District (VSD) code requirements as it pertains to the Narrowmoor Additions, which is an approximately 349-lot subdivision within the West Slope area of Tacoma.  The proposal would decrease allowed building height from 25 feet to 20 feet in the VSD within the subject area only.

  • VSD - Community Meeting Presentation (2-20-20)  
  • VSD - Community Meeting Notice (2-20-20)  
  • 2020 Amendment Assessment - PC Review Packet Cover Memo (7-17-19)
  • 2020 Amendment Assessment - Attachment 2 - Narrowmoor VSD (7-17-19)
  • 2020 Amendment Assessment of Application - West Slope 
  • Application #3 - Transportation Master Plan Amendments

    Public Works Department seeks to amend the Transportation Master Plan (TMP), which is the transportation element of the One Tacoma Comprehensive Plan, by updating policies, priority networks, project list, and performance measures; incorporating the Tacoma Mall Neighborhood Subarea Plan; making changes to support multimodal level of service, impact fees, or Vision Zero, a plan to eliminate traffic fatalities and serious injuries; and incorporating the Dome District Business Association’s request to strengthen pedestrian priorities in the Downtown Regional Growth Center.

  • TMP - PC Review Packet (12-4-19)
  • TMP - PC Presentation (12-4-19)  
  • 2020 Amendment Assessment - PC Review Packet Cover Memo (7-17-19)
  • 2020 Amendment Assessment - Attachment 3 - TMP (7-17-19)
  • 2020 Amendment Assessment of Application - TMP
  • Application #4 - Minor Plan and Code Amendments

    Planning and Development Services Department has compiled a list of minor, non-policy related revisions to the One Tacoma Comprehensive Plan and the Tacoma Municipal Code, intended to keep information current, address inconsistencies, correct minor errors, increase clarity, and improve the efficiency of implementation of the Plan and administration of the Code.

  • Minor - PC Review Packet (2-5-20)
  • Minor - PC Presentation (2-5-20)  
  • 2020 Amendment Assessment - PC Review Packet Cover Memo (7-17-19)
  • 2020 Amendment Assessment - Attachment 4 - Minor Amendments (7-17-19)
  • 2020 Amendment Assessment of Application - Minor Amendments
  • Application Process Closed on April 1, 2019

    Application process for the 2020 Amendment was open between January 1 and April 1, 2019.  Posted below, for documentation purposes, are documents that were posted during the application submittal process: 

    Staff Contacts

    Stephen Atkinson

    (253) 591-5531



    Larry Harala

    (253) 318-5626



    Lihuang Wung

    (253) 591-5682