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Tideflats Subarea Plan

The Tideflats subarea planning process is intended to create a shared long-term vision and more coordinated approach to development, environmental review, and strategic capital investments in the Tideflats. Completion of the subarea plan will support the ongoing eligibility for and prioritization of transportation funding in the regional manufacturing and industrial center.

Contact

Stephen Atkinson
Principal Planner
SAtkinson@tacoma.gov

Tacoma Planning Commission seeks public review and input on Tideflats Subarea Plan and Code Amendments.

On December 5, 2024, the Tideflats Steering Committee, comprised of elected representatives from the City of Tacoma, Puyallup Tribe of Indians, Port of Tacoma, Pierce County, and the City of Fife, unanimously voted to recommend a Draft Tideflats Subarea Plan for adoption by the City of Tacoma.

Letter of Recommendation
Tideflats Subarea Plan (As recommended by the Steering Committee, Dec. 5, 2024)

On May 7, 2025, the Tacoma Planning Commission released the Draft Tideflats Subarea Plan, as recommended by the Tideflats Steering Committee, for public review and comment along with proposed amendments to the City of Tacoma Comprehensive Plan, Shoreline Master Program, and Land Use Regulatory Code. Agencies, affected tribes, and members of the public are invited to attend the information session and to provide comment during the public comment period. Public comments should be submitted by June 6 at 5:00 PM for Planning Commission consideration.

How to Participate in the Public Comment Period
  • Public Hearing (Hybrid) – June 4, 2025, at 6:00 PM
    • In Person: Council Chambers, 1st Floor of the Tacoma Municipal Building, 747 Market Street, Tacoma, WA 98402
    • Meeting Link: www.zoom.us/j/84416624153
    • Dial In: +1 253 215 8782; Webinar ID: 844 1662 4153
  • Written Comments (Deadline June 6, 2025, at 5:00 PM)
    • Email: Planning@Tacoma.gov
    • Mail: Planning Commission, 747 Market Street Room 345, Tacoma, WA 98402
Informational Meeting – May 28, 2025, at 6 PM (Virtual)

The purpose of the meeting is to provide information on how to provide comments during the Planning Commission public hearing comment period.

Tideflats Subarea Plan Chapters
Accompanying Amendments

The following amendments are included alongside the Tideflats Subarea Plan, to integrate the initial Plan recommendations into the Tacoma Municipal Code. These changes are recommended to ensure that new development that occurs within the Subarea is consistent with the zoning and land use recommendations from the Draft Plan.

Exhibit B: Amendments to the One Tacoma Comprehensive Plan These proposed amendments would modify the Future Land Use Map in the One Tacoma Plan to integrate new Land Use Designations for the Tideflats Subarea, recognizing the status of the area as both a Container Port and regionally designated Manufacturing and Industrial Center.
Exhibit C: Amendments to Tacoma Municipal Code Title 13 Land Use Regulatory Code These proposed amendments would integrate the zoning and land use regulations from the Subarea Plan into the City’s municipal code, establishing the new Seaport Zoning Districts. These changes are proposed concurrent with the Subarea Plan to ensure that new uses proposed within the Subarea are consistent with Plan.
• Exhibit C.1: Definitions This amendment incorporate new definitions for new use classifications proposed in the Subarea Plan.
• Exhibit C.2: Permit Procedures This amendment deletes a conditional use permit criteria for non-industrial uses within the Subarea that was previously adopted as
• Exhibit C.3: Nonconforming Uses This amendment prohibits a non-conforming industrial use from changing to another non-conforming industrial use.
• Exhibit C.4: Industrial Districts This amendment incorporates new Seaport Zoning Districts and land use table, land use standards, and modifies existing zoning districts to remove the Port Maritime Industrial Zone.
• Exhibit C.4: Special Use Standards This amendment modifies the standards for cleaner fuel infrastructure to be consistent with the proposed conditional use status and refers lead agency status for project level SEPA review to the State Department of Ecology.
• Exhibit C.5: Site Development Standards This amendment addresses landscaping standards for Seaport Districts, updates references to new Seaport Zoning Districts, updates off street parking standards within the Seaport Transition TOD District, and updates landscape buffer standards for zoning and land use transitions.
• Exhibit C.6: Tacoma Municipal Code 13.12 Environmental Code This amendment updates the City’s SEPA code to remove and replace the review process for archaeological, cultural and historic resources, and incorporates supplemental requirements for air quality review as part of the SEPA environmental checklist.
• Exhibit C.7: Tacoma Municipal Code 13.13 Archeological, cultural and historic resources code (NEW) This amendment incorporates and updates the review process for archaeological, cultural, and historic resources from TMC 13.12, and expands the scope to apply to the City Shoreline jurisdiction, Regional Growth Centers, and the Tideflats subarea.
Exhibit D: Amendments to Tacoma Municipal Code Title 19 Shoreline Master Program These proposed amendments would modify the City’s Shoreline Master Program to establish a new Seaport Shoreline Environment Designation, modify the existing Urban Conservancy Designation to distinguish marine and freshwater environments, update the prohibited uses to reflect Plan recommendations, and replace the Shoreline Zoning Districts with proposed Seaport Zones.
Exhibit E: Planned Action Ordinance The Planned Action ordinance is a proposed modification to the City’s SEPA process, streamlining project level SEPA review for qualifying projects that demonstrate consistency with the Subarea Plan and whose project impacts are addressed through the regulatory code and mitigation requirements. The Planned Action Ordinance maintains project level air quality review for industrial projects.

 

Next Steps and Tentative Schedule for Council Review and Adoption

Stakeholder Groups

Introduction

The Tideflats Steering Committee consists of two elected leaders from each of the participating governments as outlined in the Intergovernmental Agreement.  The governments that are members of the Steering Committee include the City of Tacoma, the City of Fife, the Puyallup Tribe of Indians, the Port of Tacoma, and Pierce County.  The Tideflats subarea planning process will include regular consultation and information sharing with the Steering Committee, and the Steering Committee will be responsible for developing an initial draft Subarea Plan for consideration by the Tacoma Planning Commission and the City Council.

The Steering Committee is comprised of the following membership:

  • Victoria Woodards, Mayor, City of Tacoma
  • Kristina Walker, Council Member, City of Tacoma
  • Bill Sterud, Chair, Puyallup Tribe of Indians
  • Annette Bryan, Councilmember, Puyallup Tribe of Indians
  • Dick Marzano, Commissioner, Port of Tacoma
  • Deanna Keller, Commission President, Port of Tacoma
  • Bruce Dammeier, County Executive, Pierce County
  • Ryan Mello, Council Chair, Pierce County
  • Kim Roscoe, Mayor, City of Fife
  • Bryan Yambe, Council Member, City of Fife

Introduction

The Tideflats Advisory Group (TAG) will act as a “sounding board” for policy discussions, providing support to the Steering Committee and City of Tacoma during their respective parts of the process.  In addition to its role as a sounding board, the TAG members will serve as liaisons to the broader stakeholder groups they represent.

The TAG is intended to reflect a broad and diverse representation of interests and perspectives on the future development of the Tideflats area. The composition of the TAG was agreed to by the Steering Committee in the Work Plan.

TAG meetings will be open to the public.

 

Tideflats Advisory Group Membership

Steering Committee Adopts Draft Tideflats Subarea Plan

On December 5, 2024, the Tideflats Steering Committee, comprised of elected representatives from the City of Tacoma, Puyallup Tribe of Indians, Port of Tacoma, Pierce County, and the City of Fife, unanimously voted to recommend a Draft Tideflats Subarea Plan for adoption by the City of Tacoma.

The Steering Committee’s recommendation will be transmitted to the City Council and Tacoma Planning Commission. The Planning Commission will conduct a public hearing and comment period in early 2025 and is expected to provide their recommendations to the City Council in Spring 2025, followed by City Council consideration and possible adoption in Summer 2025.

Draft Tideflats Subarea Plan
Draft Letter of Recommendation

The Tideflats Subarea Plan is a unique and innovative plan. It creates a shared vision among five governments that balances industrial growth with environmental protection, community needs, and the long-term resilience of the region. It is a model for future planning in industrial areas that can inspire other areas facing similar challenges.

Specific aspects include:

  • Balancing Industrial Success with Environmental Restoration: Plan policies called for coordinated actions and investments to restore ecosystems, improve water quality, and protect biodiversity alongside industrial development.
  • Indigenous Values: The Plan honors both the natural and cultural landscapes of the region. Policies and action recognize the Puyallup Tribe’s rights and interests in the Tideflats and ensure that any development respects their cultural, economic, and environmental connections to the land.
  • Comprehensive Climate Action: The Plan’s policies integrate climate resilience strategies, with specific actions around decarbonization goals, adaptive measures for sea-level rise, and restoration of natural habitats.
  • Economic and Industrial Adaptation: The Plan supports economic flexibility by preserving core industrial uses and encouraging industries that meet environmental goals and facilitate innovation in clean energy. It demonstrates how a world class Port can thrive alongside growing urban neighborhoods.
  • Transportation and Infrastructure Innovations: The Plan takes a holistic approach to transportation infrastructure, promoting proactive investments in multimodal transportation systems that support both the industrial sector and the surrounding community. It also incorporates green infrastructure solutions to mitigate pollution and improve the urban landscape as well as public access to the waterfront.
  • Collaboration and Stakeholder Engagement: The Plan was developed through a seven-year long collaborative process that set up ongoing dialogue among local governments, tribes, businesses, and residents, fostering shared accountability and coordinated problem-solving for long-term implementation.

Community Informational Meeting Held on June 6, 2022

Thank you to everyone who attended the informational meeting on June 6, 2022, to learn about the Tideflats Subarea Plan and the upcoming SEPA Scoping Process. If you were unable to attend, you can review the presentation or watch the recording here:

Watch the Presentation

Listen to the Audio

 

Steering Committee 

On March 24, 2022 the Steering Committee recommended Preliminary Alternatives for the EIS Scoping phase of the process.

Steering Committee 

On August 12, 2021 the Steering Committee reviewed the consultant report summary of key findings from the Community Visioning Process.

Steering Committee and Tideflats Advisory Group

On March 11, 2021 the Steering Committee met jointly with the Tideflats Advisory Group to review and provide feedback on the draft Baseline Conditions Report.

Steering Committee

On July 9, 2020 the Steering Committee approved the Public Engagement Plan for the Subarea planning process.

Steering Committee

As a follow-up to the July 9 Steering Committee meeting, the intergovernmental Staff Leadership Team has provided the following briefing memo in lieu of a meeting on August 13, 2020. The memo is in response to the Steering Committee’s request to explore options to expedite the review and replacement of the Tideflats Interim Regulations.

Staff Briefing Memo (July 31, 2020)

 

Steering Committee meeting May 14, 2020 

The Tideflats Steering Committee met to discuss project impacts resulting from COVID-19.

 

Planning Commission meeting March 4, 2020

The Planning Commission provided input on engagement goals and strategies on March 4, 2020.

 

Tideflats Advisory Group meeting February 20, 2020

The Tideflats Advisory Group met on February 20, 2020 to begin discussions to develop a public engagement plan for the Tideflats process.

 

Steering Committee meeting Nov. 7, 2019

The Steering Committee met to review and recommend a consultant for the Tideflats Subarea Plan. The recommendation is provided to the Tacoma City Council.

 

February 8, 2019

The Tideflats Subarea Plan Steering Committee approved the following Work Plan and supporting documents:

September 25, 2018

On September 25, 2018, the City Council adopted a resolution approving the City of Tacoma to enter into an Intergovernmental Agreement concerning cost sharing for the Tideflats Subarea Plan. The resolution also directed the City Manager to work with the indicated partners to develop a mutually satisfactory subarea planning and approval process no later than 60 days after the agreement is signed by all indicated parties.

Read Resolution No. 40113

 

November 21, 2017:

The City Council adopted Ordinance No. 28470 Tideflats Interim Regulations for an initial one-year period. To learn more, visit the Interim Regulations web page.

 

May 9, 2017:

The Tacoma City Council adopted Resolution No. 39723 initiating a subarea planning process for the Port of Tacoma/Tideflats.

Community Visioning Report Out

Listen to the Community Visioning Report Out below or review our summary of the Visioning Process here: Community Visioning Engagement Summary.

Online Survey and Community Visioning Sessions

As an early step in the planning process, we wanted to hear your thoughts on what kind of future you want to see in the Tideflats. We hosted an online survey in the Spring 2021.

We also held three educational vision sessions on March 17, 18 and 20, 2021. Thank you to everyone who attended these virtual community events. You can watch the recordings under the Visioning Session below.

Visioning Session: Land Use & Economic Development  

Wednesday, March 17, 2021 from noon to 1 PM

Visioning Session: Environment & Health 

Thursday, March 18 from 6-7 p.m.  

Visioning Session: Transportation and Infrastructure

Saturday, March 20 from noon to 1 p.m.

Tideflats Kick-Off Meeting

English Version

Spanish Version

Resource Library

Public Comment Period Closed – Tideflats Subarea Plan Draft Environmental Impact Statement

The Public Comment period for the Draft Environmental Impact Statement closed on May 23, 2024. Thank you to everyone who provided comments at this time. Response to public comments will be incorporated into the Final Environmental Impact Statement. Additional public comment opportunities will be forthcoming for the Draft Subarea Plan.Below are links to the Tideflats DEIS documents:

Determination of Significance

The City of Tacoma has determined that the Tacoma Tideflats Subarea Plan is likely to have a significant adverse environmental impact. An EIS under RCW 43.21C.030(2) (c) will be prepared.

Scoping and Alternatives

On October 18, 2022, the City Council affirmed the Steering Committee’s recommended Alternatives as the basis for the Plan and EIS. The Alternatives include a No Action Alternative and three Action Alternatives. It is anticipated that the alternatives will be based on variations of elements such as the mix of industrial zoning and land uses, employment growth scenarios, transition areas, housing types and location, sea level rise adaptation strategies, fish and wildlife habitat restoration, and shoreline public access and recreation.

For purposes of the No Action Alternative, it is assumed that development would occur within the Tacoma Tideflats Subarea based on existing zoning and development standards. Development or redevelopment that is proposed within the Tacoma Tideflats Subarea in conjunction with the No Action Alternative would undergo environmental review on a project-by-project basis. Such projects would be subject to site-specific mitigation and potential SEPA-based appeals.

What State laws or planning requirements affect the subarea and development of the Subarea Plan?

The State of Washington has multiple layers of policies that come into play when developing a subarea plan. The Tideflats Subarea Plan must be consistent with the following:

  • State Environmental Policy Act (SEPA) environmental review
  • Growth Management Act (GMA)
  • Shoreline Management Act (SMA)
  • The Puyallup Land Claims Settlement
  • The Container Port Element and elements for certification of a Manufacturing and Industrial Center (MIC) by the Puget Sound Regional Council (PRSC)

Who approves the Tideflats Subarea Plan?

In accordance with the Comprehensive Plan, One Tacoma, the City Council has approval authority for the subarea plan.

In some cases, additional approvals or certifications may be required after the Council approves the plan. Any modifications to the City’s Shoreline Master Program, for example, must be reviewed and approved by the State Department of Ecology before those modifications take effect. In addition, the City must receive plan certification from the Puget Sound Regional Council to maintain transportation grant eligibility.

What is the role of the Steering Committee and who is represented on it?

The Tideflats Subarea Plan is being jointly funded and developed through an interlocal agreement between the City of Tacoma, the Port of Tacoma, Puyallup Tribe of Indians, Pierce County and City of Fife. The Steering Committee is comprised of two elected officials from each the partner governments. The role of the Steering Committee is to develop and recommend a draft Subarea Plan to the City of Tacoma Planning Commission and to provide continued comment and feedback throughout the City adoption process.

What is the role of the Tideflats Advisory Group and who is represented on it?

The Tideflats Work Plan specifies the stakeholder group, called the Tideflats Advisory Group (TAG), to include adjacent jurisdictions, neighborhood councils, business and industry professionals, labor groups, environmental subject matter experts and regional economic professionals.

Does the Growth Management Act contemplate planning for ports?

In 2009, the Washington State Legislature amended the Growth Management Act (RCW 36.70A.085) to include a requirement for a Container Port Element in the Comprehensive Plan for cities that contain a marine container port with annual operating revenues in excess of $60 million. The City of Tacoma falls into this category.

Accordingly, the City of Tacoma, in collaboration with the Port of Tacoma, adopted a Container Port Element within the Comprehensive Plan in 2014. The element provides policy guidance to achieve the following:

  • Protection of core areas of container port and port-related industrial areas within the City;
  • Efficient access to the core area through freight corridors within the city limits;
  • Protection against potential land use conflicts along the edge of the core area; and
  • Identification of key transportation corridor improvements.

The Container Port Element is available on the City’s One Tacoma Comprehensive Plan web page.

What are the Interim Regulations and how are the Interim Regulations associated with the Tideflats Subarea Plan?

On November 21, 2017 the Tacoma City Council adopted Amended Ordinance No. 28470, establishing interim regulations for the Tideflats and other industrial zoning districts. The intent of the Interim Regulations is primarily to put a pause on certain land use and development that could impact the subarea planning process, and to maintain a baseline of use and development for review for the subarea plan Environmental Impact Statement (EIS).

As part of the recent extension of the Interim Regulations, the City Council directed the Planning Commission to reconsider the issues, update findings of fact, and provide a new recommendation to the City Council for land use code amendments that would replace the interim ordinance.

Why is an Environmental Impact Statement (EIS) included in the subarea planning process?

By including the Environmental Impact Statement (EIS) in the subarea planning process, we can streamline implementation of projects that align with the approved subarea plan.

An EIS is prepared when a public agency proposes an action, such as adoption of a subarea plan, and determines that this action may result in significant adverse impacts. The EIS is a document that provides an impartial discussion of potential impacts of the proposal and measures to address those impacts. The EIS process provides public review and comment on the topics to be studied in the EIS (referred to as the scoping process) and on the Draft EIS findings.

Applicable State Policies

Regional Plans and Plan Updates

One Tacoma Plan 

Port of Tacoma Plans and Strategies

Land Use

Economic Studies

 Transportation and Emergency Response

Environment

Public Access and Recreation

Tideflats: Sub Area Planning Promo

Environmental, Cultural and Economic Importance

The Tideflats is a unique environment containing shoreline, river deltas, tidal creeks, freshwater and salt marshes, naturalized creeks, and river channel corridors.

With an area of over 5,000 acres of waterfront land providing vital saltwater and estuarian habitat for salmon, shellfish and other marine life, the Tideflats is an economic center that includes industrial and manufacturing and maritime activity in a world class port and is the ancestral lands of the Puyallup Tribe of Indians.

The area is also designated as the Port of Tacoma Manufacturing Industrial Center (MIC). The MIC is home to Tacoma and Pierce County’s highest concentration of industrial and manufacturing activity and is the work site for about 9,800 employees.

In recognition of the regional significance of the MIC, the City of Tacoma, Port of Tacoma, Puyallup Tribe of Indians, City of Fife, and Pierce County have partnered to develop a Tideflats Subarea Plan for adoption by the City of Tacoma as part of the City’s Comprehensive Plan.