Critical Areas Ordinance Update

Expected timeline for City Council review and adoption: May – June 2026

What City policies guide the CAO update?

The City Comprehensive Plan contains an Environmental Element. The Environmental Element contains policies and goals that support the establishment and updating of critical areas regulations. The City is in the final stages of updating the Comprehensive Plan, and the update continues to focus on environmental goals and policies to protect natural resources, including critical areas, and to protect people from areas of potential natural hazard, like steep slopes and food hazard areas.

What federal and state agencies make policies that govern a CAO update?

Federal and state agencies that issue policies and best available science include:
The Federal Emergency Management Agency (FEMA)
Washington State Department of Ecology
Washington State Department of Fish and Wildlife
Washington State Department of Natural Resources

What is Best Available Science (BAS)?

Jurisdictions must demonstrate that the best available science has been considered when updating their critical areas ordinance by documenting scientific sources that support their approach to regulating critical areas and explaining when policies depart from science-based recommendations. Best available science can come from other government agencies and from independent research organizations. Chapter 365-195 of the Washington Administrative Code (WAC) serves as a guide for establishing what is considered the best available science.

Are Shoreline regulations being updated at this time?

No. Shoreline areas are regulated under the Shoreline Master Program (SMP). The City will be working on shoreline code updates in a few years.

What is the timeline for this CAO update?

The City is working to adopt code amendments within the next 12 months.

What regulatory changes are anticipated?

The City anticipates that CAO revisions will be necessary to align with recently updated scientific guidance for wetlands and wetland buffers, and for fish & wildlife habitat areas, particularly stream buffers and Oregon white oak. Updates to definitions and procedural provisions may also be necessary. 

How will these changes affect my property/development?

The CAO update will only affect properties that have critical areas or critical area buffers on them or nearby. Current regulations limit development in critical areas and buffers. The CAO update will continue to protect these areas and may include revised buffer distances, mitigation provisions, and permit requirements.

How do I know if I have a critical area on my property?

Critical area regulations apply to sites containing critical areas and/or their buffers. Publicly available mapping can be referenced as a guide, but site-specific study by a qualified professional may be necessary to assess site conditions. Public resources for critical area mapping include:
– City of Tacoma DART Map
– Pierce County PublicGIS

What can I do in or near a critical area?

Land uses in or near critical areas are regulated to protect the natural resource and/or to protect human health and safety. Generally, impacts to critical areas and their buffers should be avoided, minimized to the extent feasible, and any unavoidable impacts must be mitigated. Restrictions and permitting requirements for critical areas vary based upon the type, location, and extent of the critical area. Review the CAO or contact the Planning and Development Services Department for specific questions.

What parts of the City are most affected by the CAO update?

Critical areas are present throughout the City. The CAO update may involve modified requirements for each critical area defined by the state (see question #1).

How can I participate in this CAO update and provide comments?

To join the CAO update listserv, ask questions, or provide comments, email CAOupdate@tacoma.gov. Comments can also be made on draft amendments at the City Council Public Hearing, which will likely be in June 2026.