Unpacking Tacoma’s zoning changes, Washington’s middle housing push

By Phineas Pope and Lauren Gallup

Phineas Pope: “For years, the majority of Tacoma was reserved for single family housing development. But the city, as well as the state of Washington, is moving away from that. NWPB’s Lauren Gallup has been reporting on this, and she joins me now to discuss. Hey, Lauren!”

Lauren Gallup: “Hi Phineas, how are you?” 

Pope: “I’m good. So let’s start with House Bill 1110. Can you explain some of the key provisions of this bill?”

Gallup: “This is a bill that passed last year in the 2023 legislative session. Put really simply, what it does is allow for more housing development and then more housing types in neighborhoods that traditionally would only have allowed for single family housing. Cities of 25,000 to 75,000 people — so some of our like more midsized to smaller cities — have to allow for development of at least two units per lot on all lots zoned predominantly for residential use. So essentially, what that does is say, as a state, all of our cities, we’re moving away from single family zoning.

As the size of the city increases, the number of units allowed per lot increases. There are also more units allowed when the neighborhood is within a certain distance of major transit, and when there are some units reserved for affordable housing.”

Pope: “How does House Bill 1110, then, aim to address the housing crisis in cities like Tacoma?”

Gallup: “It’s really looking to address what we’re calling middle housing. So these are places that are achievable for people with more of a moderate income. Maybe they’re, you know, area median income, they’re hovering right around there. They are not affordable housing. There are provisions to create affordable housing, but that is not the main aim of this bill. So if neighborhoods allow more housing types, like duplexes, for example, the idea is that those are going to be less expensive, more affordable, maybe, you know, as a starter home or for someone to rent while they’re saving up to buy a bigger space.”

Pope: “You’ve attended some City Council meetings in the course of your reporting. What’s been the public’s reaction to all of this?”

Gallup: “The city council held this public hearing to talk about Home in Tacoma phase two, these zoning changes they’re considering. A lot of people showed up, and a lot of people have a wide range of opinions. There’s some that are opposed, there’s some that are in favor of it. But even amongst those two camps, people feel really differently.”

Pope: “I want to talk about one of the pictures you took of a yard sign. It said, ‘save our homes and tree canopy.’ Can you talk about the environmental impacts tied to rezoning for middle housing?” 

Gallup: “So, when I spoke with Lowell Wyse, who’s the executive director of the Tacoma Tree Foundation, he feels really strongly, actually, that the provisions that are included in this phase, phase two, actually really help ensure protection for existing trees, create more tree canopy and green space when we’re developing.”

Lowell Wyse: “Sometimes it comes down to housing versus trees, but we think that that’s a false choice.”

Gallup: “I think people are rightfully worried that more housing development could lead to loss of these green spaces and tree canopy. We have definitely seen that in Tacoma. We have the lowest level of tree canopy in the Puget Sound. But I will say that a lot of people are happy with what is being proposed regarding to this, because it’s the first time that in Tacoma, there would be regulation of existing trees on private property.”

Pope: “All right, last question for you, Lauren. Are there any upcoming policy decisions or votes related to rezoning in Tacoma that residents should be aware of?”

Gallup: “Yes. So, the City Council is going to vote on these proposals in mid-November. That’s what’s scheduled, always subject to change. Over this month and into the beginning of November, city council members will get opportunities — they’re called study sessions — to look over what’s being proposed and, you know, do their homework before they make a vote. There was a lot of opportunity for public input. But of course, you’re always welcome to reach out to city council members in the planning commission and reporters like me, you know, to ask questions and just understand what’s going on in your local government.”

Pope: “NWPB’s Lauren Gallup has been reporting from Tacoma. Lauren, thanks so much!”

Gallup: “Thanks, Phineas!”