Programs, Tools & Incentives

Programs and Tools

Curbside Cafes and Markets

Curbside cafés/markets, also known as “strategies” or “parklets,” are similar to sidewalk cafés but located in a parking space in the right-of-way. They function as an extension of an existing restaurant’s seating area or retail store. Curbside Cafes/Markets are permitted to be used only during the regular operating business hours of the host establishment. Private use of the public right-of-way typically requires entering into a formal agreement with the City, however, as a pilot program, this requirement will be waived in an effort to support local businesses affected by closures related to COVID-19.

A permit for the Curbside Café/Market Pilot Program can accommodate temporary structures such as tables, chairs, planters, and shade coverings. Retail businesses may also utilize areas of the right-of-way to expand their ability to serve customers.

Curbside Cafes and Markets – How It Works

To determine which option of outdoor use is best suited for your business, refer to Figure 2. If you are interested in a sidewalk café, as well, please refer to tip sheet G-500 Temporary Sidewalk Café.

• Download a PDF copy of the information below

Permitting

• Application
• Site plan
• Certificate of Liability Insurance from an authorized representative of your insurance company
• Proof of ownership and proof of signature authority

Curbside Cafes – How do I get started?

1. Review the street location.
2. Complete a site plan of the proposed curbside café/market using the template provided and identify all items proposed to be in the sidewalk and parking area.
3. Consider what type of barrier will separate the curbside café/market from the travel way.
4. If you wish to extend your liquor license to include the curbside café/market, you must comply with all City and State laws and ordinances, including those established by the Washington State Liquor and Cannabis Board (WSLCB). They can be contacted at: WSLCB, 3000 Pacific Avenue SE, Olympia, WA 98504 (360) 664-1600.
5. You are responsible for meeting the requirements of the Tacoma Pierce County Health Department (TPCHD). You may contact them at food@tpchd.org or (253) 649-1706.
6. Consider contacting City staff prior to submitting an application to address site questions, trafficcontrolplans@tacoma.gov or (253) 591-5365.

Review Process Steps

1. Apply online and attach all necessary information (see above).
2. Your application will be evaluated by City departments for approvals.
3. When all of the above requirements are met and approvals are final, the permit document will be issued.

General Guidelines

The guidelines and design standards for curbside café/market are general in order to encourage variety by the individual restaurant owner.  Each approved curbside café/market shall:

• Only operate during regular business hours of host establishment.
• Directly about the restaurant and be adjacent to the property (frontage or side).
• No closer than 25 feet of an intersection, 5 feet of a driveway, 30 feet of a stop sign, and 60 feet of a bus stop sign.
• Have seating separated from the travel way by at least 2 feet using fencing, barricades or planters with highly visible traffic cones or delineators.
• Not encroach into the sidewalk (refer to Temporary Sidewalk Café for sidewalk café).
• Be configured so all tables, chairs, and attachments can be completely removed at any time.
• Be allowed shade coverings such as umbrellas or canopies, as long as no part of the canopy extends into the sidewalk or travel lane, is anchored securely against the wind, closed or removed overnight, and does not contain any advertising.
• Conform to the applicable provisions, rules, regulations, and guidance of the Americans with Disabilities Act (ADA).
• Not block access to bus stops or ADA parking
• Hold a valid business license.
• Have a Washington State liquor license if liquor is to be served.

Site Plan Requirements

Label the property address, business name, street name, and north arrow. To expedite your application, special attention must be given to the development of the site plan. To assist with the development of your site plan, please check off the following minimum requirements prior to submittal, acknowledging that the site plan addresses all requirements:

• Show and label all existing sidewalk/street obstructions such as fire hydrants, tree wells, streetlights, bus stops, bike racks, benches, utility covers, and poles.
• Ensure that current social distancing requirements as directed by the State and TPCHD are met.
• For curbside cafes: Illustrate how ADA standards will be met. Each strategy shall include a minimum of (1) ADA-accessible seating area per parking space used. If required ADA seating is located within an on-street parking stall, a temporary ramp may be required.
• For curbside markets: Illustrate how the entire parking space is ADA accessible, which may include a temporary ramp or raised platform.
• Specify what type of barrier will separate the curbside café/market from the travel lane. Depending on the type of barrier, traffic control delineators may also be required.

Once your application has been approved you may begin occupying the on-street parking stall with appropriate barriers.

Operating Requirements

Apply for the Curbside Café/Market Pilot Program; and

1. Maintain a current business license; and
2. Maintain a valid liability insurance policy with the City named as an additional insured.

Applicable Codes and Regulations

2015 International Building Code (IBC); 2015 International Existing Building Code (IEBC); 2015 International Fire Code (IFC); 2009 ICC A117.1 Accessible and Usable Buildings and Facilities; Title 2 Buildings; Title 11 Model Traffic Ordinance; Title 13 Land Use Tacoma Municipal Code (TMC)

Current Use Assessment

Current Use Assessments are a statutory tool adopted in 1970 in the Revised Code of Washington (RCW) Chapter 84.34 and the Washington Administrative Code (WAC) Chapter 458-30. Through this process, landowners can apply to have their open space, farm/agricultural, and timber lands and historic properties valued, for tax purposes, at their current use value rather than at the highest and best use that would be permitted by zoning.

This provides property owners with an incentive to maintain their land as open space by lowering their taxes. The program is voluntary, and property owners may remove their property from the program at any time, paying back taxes and a penalty if they do so within ten years of entering the program.

Current Use Assessment – How It Works

Joint Review

The City and Pierce County jointly review Current Use Assessment applications within the City.  In conducting its review, the City considers its goal of conserving lands that are valuable for the natural, recreational, aesthetic and/or other open space benefits they provide to the public. The City’s One Tacoma: Comprehensive Plan and Current Use Assessment regulations contained in Tacoma Municipal Code (TMC) Chapter 13.08 guide the City’s review.

Additionally, the City considers the County’s findings as determined through use of a point system called the Public Benefit Rating System (PBRS), contained in Pierce County Code 2.114.060. The PBRS is used by the County to determine how much public benefit is derived from the subject open space site, and therefore how much of a tax reduction to grant.

• Pierce County Open Space Current Use Assessment Program

Past Approvals

• Sands Property
• Highland Golf Course
• Tacoma Alliance Church

Development Regulation Agreement

A Development Regulation Agreement (DRA) is an optional application and review procedure intended to provide a new degree of flexibility in the application of the City’s development regulations so that conditions are tailored to the specifics of the proposed project and community vision in such a manner as to ensure that significant public benefits are secured.

Project approval is embodied in a contract designed to assure that public benefits are provided according to agreed-upon terms and conditions. Conditions may include, but are not limited to, project vesting, timing, and funding of on- and off-site improvements. The City is authorized, but not required, to accept, review, and/or approve proposed DRAs. This process would be voluntary, both on the part of the applicant and the City.

Development Regulation Agreement – How It Works

Eligibility

The DRA process is limited to projects that meet one of the following thresholds:

• A project in the International Financial Services Area (IFSA) that has a footprint of at least 15,000 square feet and a height of at least 75 feet.
• A project in the Downtown area, but outside the IFSA, that has a footprint of at least 15,000 square feet, a height of at least 75 feet, and has significant public ownership or control.
• A project in the Downtown area that preserves a historic structure or assists in preserving an adjacent historic structure.
• An institutional use occupying more than five acres located anywhere within the City, excluding public utility sites.
• A project in the Tacoma Mall Regional Growth Center on a site at least two acres in size with a Floor Area Ratio of at least 1.00.
• A project located outside of designated Centers at least one acre in size, within walking distance to transit service, and including at least 50 housing units of which a substantial percentage are affordable.

Background

The City Council completed its review and public hearing process for the code amendments pertaining to Development Regulation Agreements (DRA) and adopted the proposal, with minor modifications, by Amended Ordinance No. 27877 on March 2, 2010.

• Adopted Ordinance (March 2, 2010)
• Staff Report for Planning Commission Public Hearing (October 21, 2009)
• Determination of Nonsignificance and Environmental Checklist (September 30, 2009) 

Approved Agreements

• Point Defiance DRA

Transfer of Development Rights

The City of Tacoma’s TDR Program allows eligible property owners to transfer their rights to the development of their property (in the form of a TDR Certificate) to owners of property more suited to development. The outcome fosters growth in areas where density is desired and conservation of areas in which development is not.

A TDR transaction benefits all parties involved. The seller, who may sell their development rights for monetary gain or other financial considerations, as well as the buyer, who can use TDRs to gain more development potential than zoning would otherwise allow (i.e. greater building height, etc.). The public at large also benefits from transactions of TDRs in the preservation of open space habitat areas, and historic sites.

More on Transfer of Development Rights

On July 11, 2016, community activists, stakeholders, and the City of Tacoma and Pierce County officials gathered at 102 N. G Street to celebrate the first Transfer of Development Rights (TDR) transaction in Tacoma.

Notice of the First TDR Transaction in Tacoma Celebration (July 11, 2016)

This transaction represents the preservation of 20 of the 120-acre prime farmland preserved in perpetuity in Pierce County (Reise Farm) and the increase of 21 units to be added to the Stadium Apartments project in Tacoma.

Additional Information

• Administrative Guidelines
• Tacoma Receiving Areas
• Program Development
• Pierce County Program
• Habitat Application Form
• Landmarks Application Form

Sustainable Development/Green Building Permit Program

We have a process to prioritize permitting for projects that are enrolled in eligible green building certification programs, per the City’s Priority Review Policy.

The program can be used for the following permit types:

• Work Orders (WO),
• Site Development Permits (SDEV),
• Building Permits for New Commercial Buildings (BLDCN),
• Building Permits for Commercial Alterations (BLDCA),
• Building Permits for New Residential Permits (BLDRN), and
• Building Permits for Residential Alterations (BLDRA).

This program does NOT apply to land use permits (LU) at this time.

Sustainable Development/Green Building Program – How It Works

Eligible Green Building Programs

For help deciding which certification program and level to choose, schedule a complimentary green building consultation for your project or contact Beth Jarot, Resilient & Green Building Specialist, at (253) 208-4351 or bjarot@tacoma.gov.

Residential (single-family, accessory dwelling units, and/or duplexes)

1. Three-star or better rating through BuiltGreen OR
2. Passive House Institute US (PHIUS) OR
3. Silver or better rating through Leadership in Energy and Environmental Design (LEED) for Homes OR
4. Living Building Challenge (LBC) Petal or Net Zero OR
5. Equivalent building certification programs as approved by the Director of Planning & Development Services.

Commercial (multi-family)

1. Three-star or better rating through BuiltGreen OR
2. Passive House Institute US (PHIUS) OR
3. Two globes or better rating through Green Globes OR
4. Silver or better rating through LEED for Building Design and Construction OR
5. Living Building Challenge (LBC) Petal or Net Zero OR
6. Equivalent building certification programs as approved by the Director of Planning & Development Services.

How to Get Started

1. Use an integrated design process to identify opportunities and avoid project pitfalls. Notify staff that this is a proposed green building project as early in the process as possible, preferably as part of a pre-development review.
2. Enroll in one of the eligible green building certification programs before building permit application.
3. Apply for a building permit online. Include the building certification program enrollment/registration number as part of the project description. Upload the completed preliminary certification checklist for the applicable certification program as part of the permitting package. Items that qualify the project for priority review will be verified by staff before assigning the faster due date.

Other Incentives

Apply for Tacoma Public Utilities and/or Puget Sound Energy incentives separately.

Affordable Housing Permit Program

We have a process to make permitting faster and more efficient for projects that create affordable housing units in Tacoma.

Projects that provide 10 or more total housing units with 20% of the units reserved as affordable, and projects that incorporate identified sustainable development features may participate in the program if they meet the criteria of the Priority Review Policy.

Affordable Housing Permit Program – How It Works

The program can be used for the following permit types:

• Work Orders (WO),
• Site Development Permits (SDEV),
• Building Permits for New Commercial Buildings (BLDCN),
• Building Permits for Commercial Alterations (BLDCA),
• Building Permits for New Residential Permits (BLDRN), and
• Building Permits for Residential Alterations (BLDRA).

This program does NOT apply to land use permits (LU) at this time.

The Affordable Housing Pre-Development Fee Waiver Policy

The Affordable Housing Pre-Development Fee Waiver Policy waives initial pre-development review fees for affordable housing projects proposed and developed by nonprofit organizations and THA (Tacoma Housing Authority).

• Pre-development fees for an initial electronic review are waived for affordable housing projects proposed by nonprofit organizations and THA that meet the criteria outlined in the Priority Review Policy. No fees are charged for letters required for funding provided as part of this process.

How to Get Started

• Use the priority review checklist, which lists specific qualifiers, to see if your project is eligible.
• Items that qualify the project for priority review will be verified by staff prior to assigning the faster due date. We recommend coordinating with staff prior to permit submission to make sure they are aware of the project’s priority review status.
• If the project is qualifying through the City’s 12-year MFTE program, applicants are encouraged to submit the MFTE application first, as that makes the verification process easier for staff and faster for you.

The program’s affordable housing project coordinator helps guide affordable housing development projects through the permitting process, by:

• Identifying significant development entitlements at the earliest stage in the development process,
• Providing technical support to review staff,
• Implementing permitting process improvements to create a more efficient permitting system, and
• Facilitating collaboration amongst review staff and applicants.