Council examines height limits

Height limits in areas of the city designated as mixed-use centers is a brewing controversy. In most of these areas the current limit is 45 feet. An exception is Stadium District, where the limit is higher in part because of the existence of apartment buildings that exceed this height.

Some developers have indicated they would not build in the centers because of the current limits. The city is considering allowing them to exceed the limits in exchange for adding features to their buildings that benefit pedestrians or the environment, or otherwise improve the quality of life in the neighborhood.

For example, spending 1 percent of the building’s total cost on public art would earn an extra 10 feet. Having 50 percent of the required parking as structured parking would earn 10 feet, while 100 percent could earn 20 extra feet.

Installing solar panels that would generate at least 15 percent of the building’s electricity would earn 10 feet, as would retention of a historic façade.

Tacoma City Council heard an update on the height bonus program during its May 19 study session.

Bonus features are being considered, which would allow for an additional 10 or 20 feet above the other bonus. Making a contribution of .5 percent of the building’s value to the Open Space Fund, and participating in a transfer of development rights program, would earn this bonus.

The former is county government program which aims to preserve agricultural or wooded areas in rural parts of Pierce County. The latter is a proposed program that has a similar goal, in which developers could receive permission to exceed a land use regulation in an urban area, in return for a rural area being put off limits for development by the transfer of its development rights.

Scott Morris, chair of Tacoma Planning Commission, said feedback from Proctor District residents indicates they are adamant against any buildings exceeding the current 45-foot limit.

He noted it is possible, but not likely, that open space could be purchased in or near one of the mixed-use centers.

David Boe, vice-chair of the commission, said Tacoma residents may not find any benefit in a parcel of land out by Eatonville being preserved as open space.

“These are proposals,” noted Councilmember Lauren Walker. “This discussion will not be over for some time. The neighbors are not going to be happy with 85 feet.”

Councilmember Julie Anderson said she would prefer uniform policies for Stadium Way, Martin Luther King, Jr. Way and South Tacoma Way.

Boe, who is an architect, said he personally favors dropping parking requirements for developments in the centers. He said three projects he has been working on are going nowhere right now because of the uncertainty of what the city’s policy will be on this. “I would not delay elimination,” he told the council.

He said eliminating this requirement has been done in many cities. As an example he used Portland, where they were dropped for the Lloyd Center area 20 years ago. “It is long overdue in Tacoma,” Boe remarked.

Mayor Bill Baarsma feels citizens would resist this due to fears that parking from the centers will simply spill into nearby residential streets, as has been a problem in recent years along Sixth Avenue.

Morris said the commission continues to get feedback from numerous special interest groups on the issue. The commission was to vote on the recommendations it will send to the council on May 20, after the paper went to press. An informational meeting for the public is scheduled for June 24. On June 30 the council and commission are scheduled to hold a study session to further discuss the issue.

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