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Learn about site development permit requirements, available permit options, and resources to help you plan your project. This page will help you determine when a site development permit may be required and guide you to additional information for your specific project.
Site Development Permitting 101
Site Development (SDEV) Permits are required for all site work outside the footprint of existing buildings. Examples of site work that would require an SDEV permit include, but is not limited to: grading or clearing, construction of storm facilities, paving and other site work the requires review for design and code requirements.
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Noise Variance (NVAR): Variance for construction taking place on nights or weekends outside of allowed hours per Tacoma Municipal Code 8.122.
Site Development (SDEV): On-site grading, gravel, cut, and fill over 50 cubic yards, paving, parking striping, landscaping, driveway approach, and stormwater facilities.
PASTABA: One civil plan set that includes both on-site and off-site design may be submitted instead of separating the plan sets for on- and off-site designs. However, both Site Development and Work Order applications are still required with a combined civil plan set.
Site Development Permit Classifications
The table below outlines the different SDEV permit types. Some projects, such as those that use a single, combined plan set for both onsite and offsite work, are categorized as Major Level 2 permits to capture the review of both the SDEV and Work Order (WO-related) plan improvements regardless of the project size.Nepilnametis Pagrindinis Lygis 1 Minor Level 1 permit
· Small, non-exempted, work that disturbs a site including:
<50 cubic yards grading
<2,000 square feet new/replaced hard surface
<7,000 square feet disturbed area
· Examples may include:
Stormwater treatment device
Grease interceptor
Trash compactor pad
Minor Level 1 SDEV permits are charged a flat rate.Major Level 1 permit
· Larger projects that disturbs a site including:
5,000 to <50,000 square feet new/replaced hard surface, OR
500 to <10,000 cubic yards grading, OR
1 acre to <10 acres disturbed area
· Examples may include:
Commercial buildings,
Park projects
Vieta
Mokyklos
Major Level 1 permits are charged a flat rate.Lygis 2 Minor Level 2 permit
· Smaller projects with site disturbance:
2,000 to <5,000 square feet new/replaced hard surface, OR
50 to <500 cubic yards grading, OR
7,000 square feet to <1 acre disturbed area
· Examples may include:
Vienos šeimos namai
Tenant improvements with exterior upgrade requirements
Limited commercial projects
Minor Level 2 permits are charged a flat rate.Major Level 2 permit
≥50,000 square feet new/replaced hard surface, OR
≥10,000 cubic yards grading, OR
≥10 acres disturbed area
Cumulative impact projects
Pavyzdžiai gali būti:
Commercial buildings,
Park or school projects
Vieta
Transit projects
Major Level 2 permits are charged an hourly rate, on a monthly basis, for City Staff review time -
Cumulative Impact Mitigation Requirements
When project sites are re-developed, constructed in phases, or otherwise change through gradual development Cumulative Impact Mitigation ensures stormwater requirements are applied for environmental protection. The total of all addition to or replacement of hard surfaces and converted vegetation areas, since January 1, 2003, is added together to calculate thresholds and determine permit requirements.
Site Activities Requiring an SDEV Permit
The table below outlines site activities and types of projects that would require an SDEV permit. Exemptions for general property maintenance such as landscaping or gardening are detailed in the Tacoma Municipal Code in section 2.19.030.F.Site Disturbing Activity Site grading (cut or fill) of >50 cubic yards
New or replaced hard surfaces of ≥2,000 square feet
Disturbing ≥7,000 square feet of land
Parking lot overlays
New impervious surfacesBuilding-related work Demolition of structure(s) or pavement disturbing ≥7,000 ft2 of land
Any work outside the footprint of a new building, remodel, addition, tenant improvement or redevelopment related to the building project such as: onsite utility replacement, material stockpiles, pavement replacement or striping, landscaping, and similar work**
**An SDEV is usually needed in relation to a BLDCN or BLDCA even when site work falls below the area thresholds listed above
** Building Permits for new residential dwellings (BLDRNs) are generally issued with a Site Development Permit (SDEV) that is created internally after the review is complete.Land Use- relate activity Parking lot landscaping
Work permitted in Critical Areas
Parking lot (re)striping
Naudojimo pakeitimasOnesite Utility Work Stormwater and sanitary sewer service connections or repairs
Stormwater and sanitary sewer facility construction or alterations
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A Site Development Permit is not required for the following unless such work is in a Critical Area governed by TMC Chapter 13.11; however, all such work is subject to application of the Recognized Engineering Practices to mitigate the anticipated conditions:
- Grading, to include grubbing, less than 50 cubic yards or an area not to exceed 7,000 square feet, whichever is less, performed in a two-year period that is not part of a building project or new impervious surface that requires a permit.
- Clearing less than 7,000 square feet in area meeting at least one of the following:
- Activities in preparation for site surveying, or other associated work. This does not permit grubbing or activities that cause soil disturbance.
- Clearing within ten feet of the perimeter of buildings.
- General property and utility maintenance, landscaping, or gardening in pre-existing developed land.
- An excavation below finished grade for basements and footings of a building, retaining wall, or other structure authorized by a valid building permit. This shall not exempt any fill made with the material from such excavation or exempt any excavation having an unsupported height greater than five feet after the completion of such structure, or exempt any grading over 50 cubic yards.
- Refuse disposal sites controlled by other regulations.
- Hazardous waste remediation under the jurisdiction of other agencies.
- Excavation on private property for wells or tunnels. Backfill is also exempt, provided it is not transported off site, or the backfill is not imported from off-site. Other filling with the material from such excavation requires a permit. This does not exempt the Contractor from being required to follow Recognized Engineering Practices.
- Mining, quarrying, excavating, processing or stockpiling rock, sand, gravel, aggregate or clay where local regulation is preempted by state or federal law. Such operations shall follow Recognized Engineering Practices and be in compliance with the COTSWMM.
- Exploratory excavations under the direction of a civil engineer or geologist. This shall not exempt any fill made with the material from such excavation. Clearing or grading to construct an access road to an exploratory site shall require a permit if construction requires more than 50 cubic yards of grading or disturbs an area more than 7,000 square feet, whichever is less.
- Clearing associated with routine maintenance by utility agencies or companies. This does not exempt the utility agencies or companies from being required to follow Recognized Engineering Practices.
- Clearing or grading in the right-of-way associated with street, alley, or sewer work approved by the Public Works Department or road maintenance conducted in accordance with the Regional Road Maintenance Program.
- Removal of trees or other vegetation, which cause sight distance obstructions at intersections so determined by the City of Tacoma Traffic Engineer.
- Removal of hazardous trees on private property provided no more than 50 cubic yards of grading is required and no more than 7,000 square feet of area is disturbed, whichever is less.
- Forest practices under the jurisdiction of other agencies.
- Graves in legally established cemeteries.
Over-the-Counter (OTC) Site Development Permits
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- Overtime Parking or Barricade
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- Paving, Driveway, Sidewalk
- Repair or Replace Only
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- SEWER- Sanitary Connection
- WATER- Water Connection
Papildomi ištekliai
Select a resource below to learn more about permit requirements or your specific site development project.
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