Zoning

Find Your Property’s Zoning Designation

The fastest way to check a property’s zoning is the City’s interactive mapping tool, tMap. Search by address or parcel number and turn on the Zoning layer to see the district designation and any applicable overlay districts.

• Zoning district boundaries and overlays are shown on the map, but the map is not a substitute for the code. Always verify development standards against Chapter 13.06.
• For written zoning information commonly requested for financing, due diligence, or a property transaction, request a Zoning Verification Letter (see below).

Zoning District Categories

Tacoma’s zoning districts fall into the general categories below. Each district has its own permitted use table and development standards — the category is a starting point, not the full answer.

Zoning Is Only One Part of Development Review

A property’s zoning designation does not by itself determine whether a particular development can be approved. Depending on the property and project, additional requirements may apply, including critical areas, shoreline regulations, building and fire codes, stormwater requirements, historic preservation requirements, utilities, access, and other City regulations.

Permitted Uses & Development Standards

Once you know a property’s zoning district, TMC 13.06 sets out two things you’ll need for project planning:

• Permitted Uses — use tables identify whether a specific use is allowed outright, allowed with conditions, allowed only through a Conditional Use Permit (CUP), or prohibited in a given district.
• Development Standards — district-specific standards for height, setbacks, lot coverage, density, parking, and design apply on top of the use tables.

Standards vary by district and are updated periodically — the current text always governs. Review the full Title 13: Land Use Regulatory Code or contact Planning and Development Services to confirm requirements for your specific property.

Overlay Districts

Some properties carry an overlay district in addition to their base zoning. Overlays add or modify requirements — they don’t replace the underlying district. Examples include:

• View-Sensitive Overlay District — additional height and development standards intended to protect territorial views.
• Compatibility Overlay District — additional standards where more intense uses abut residential districts.
• JBLM Airport Compatibility Overlay District — restrictions related to Joint Base Lewis-McChord flight operations and noise/safety zones.
• South Tacoma Groundwater Protection Overlay District — restrictions on hazardous substance handling, storage, and disposal to protect the South Tacoma aquifer.
• Conservation Overlay District — preservation standards for designated historic or traditional development patterns.

Check tMap to see whether a property falls within an overlay district before finalizing a project scope.

Shorelines & Critical Areas

Shorelines — Properties within shoreline jurisdiction are subject to Tacoma’s Shoreline Master Program (SMP). Shoreline environment designations establish additional use and development standards, and certain development requires shoreline review or permits in addition to other applicable City approvals. Check the shoreline information available through tMap and review the City’s Shoreline Master Program before developing a project proposal.

Critical Areas — Properties containing or located near wetlands, streams, fish and wildlife habitat conservation areas, aquifer recharge areas, or geologically hazardous areas may be subject to the requirements of TMC 13.11, Critical Areas Preservation. Critical area buffers and other requirements can significantly affect where and how development may occur. Check available critical area information in tMap and review TMC 13.11 early in project planning.

Mapping is a useful screening tool but may not identify every regulated shoreline or critical area condition. Site-specific review may be necessary to determine whether these regulations apply.

Nonconforming Uses & Structures

Zoning regulations change over time, and it’s common for an existing property to no longer match current district standards — for example, a building built closer to the property line than today’s setback allows, or a use that was permitted when established but isn’t listed in the current use table.

• A legally established use or structure that no longer conforms to current standards may generally continue, subject to the applicable nonconforming provisions of the code.
• Expanding a nonconforming use or structure, rebuilding after significant damage, or resuming use after a long discontinuance can trigger additional review — the applicable standards depend on the specific circumstances.
• Contact PDS to confirm nonconforming status before purchasing a property or planning an expansion or renovation.

Requesting a Zoning Verification Letter

A Zoning Verification Letter (ZVL) provides written information from PDS regarding a property’s zoning and other zoning-related information requested by the applicant. Zoning verification letters are commonly requested for financing, property transactions, and due diligence.

• Submit a request through the Permitting Portal or in person at the PDS Permit Center.
• Include the parcel number(s) and a clear description of the specific use(s) or zoning question you need addressed so staff can respond to the requested information.

If Your Use Isn’t Allowed Outright

Not every use fits neatly into a district’s permitted use table. Depending on the use table, projects may need one of the following:

• Conditional Use Permit (CUP) — for a use that may be appropriate in a district but requires case-by-case review to address neighborhood compatibility.
• Variance — limited relief from certain development standards when the applicable variance criteria in the Tacoma Municipal Code can be met.
• Rezone — a change to a property’s zoning designation, evaluated against the Comprehensive Plan and applicable review criteria.

A pre-application meeting with PDS staff is the recommended first step for any project where zoning compliance isn’t straightforward — it identifies these issues early, before a full application is submitted.

Code Updates & Interpretations

Tacoma’s land use regulations change over time. Before relying on a zoning provision, check the current Tacoma Municipal Code and any applicable Director’s Rules or Director’s Interpretations.

Information about proposed land use code amendments, recently adopted changes, Director’s Rules, and Director’s Interpretations is available through the City’s Planning and Development Services and City Planning Resources web pages.

Getting Started on a Development Project

• Confirm zoning and overlay districts using tMap.
• Review the applicable use table and development standards in TMC 13.06.
• Develop a preliminary project concept, including the proposed use and basic scope of development. Having a clear concept will help staff provide useful, project-specific guidance.
• Schedule a pre-application meeting for projects with any zoning uncertainty, critical areas, or shoreline involvement.
• Use the Fee Estimator and Tip Sheets to scope submittal requirements and costs before applying.
• Submit applications through the online Permitting Portal.

Private Restrictions (CC&Rs, Easements & Covenants)

Your property may be subject to private covenants, conditions, and restrictions (CC&Rs), easements, or other recorded agreements that limit development. The City does not maintain records of private CC&Rs. CC&Rs are private matters and are not reviewed, interpreted, or enforced by the City. Property owners are responsible for determining whether such restrictions apply.