Critical Areas Ordinances Update
The Critical Areas Ordinance (CAO) is a collection of development regulations intended to conserve the functions of environmentally sensitive areas, and to protect the public from hazards associated with developing in areas like floodways and landslide hazard areas. Washington State Law requires cities and counties to include regulations specific to five types of critical areas.
Critical Areas Information Cards
- Wetlands
- Fish and Wildlife Habitat Conservation Areas (FWHCA)
- Critical Aquifer Recharge Areas
- Frequently Flooded Areas
- Geological Hazard Areas
Why are we updating the Critical Areas Ordinances Now?
Under Washington State Law, all counties and cities in the state must conduct a periodic review and update of their critical areas regulations. This happens every 10 years as we review and update our Comprehensive Plan, which guides the growth anticipated in the City in the next 20 years. The Comprehensive Plan update process includes extensive public outreach to update City policies and goals regarding environmental protections. The CAO periodic update provides an opportunity for the City to make sure our regulations are consistent with the updated Comprehensive Plan policies, federal and state policies, and incorporate scientific advancements related to environmental conservation and natural hazards.
The City has produced a report on the Best Available Science (BAS) that will be incorporated into these regulations and a Gap Analysis that identifies regulations that need to be updated based on BAS.
Critical Areas Ordinance update process
✓Policy Directive: Washington State law requires cities and counties to update CAO regulations every 10 years as part of the Comprehensive Plan update.
✓Best Available Science and – ✓Gap Analysis: as part of the Comprehensive Plan update, the City produces a report on Best Available Science and a Gap analysis to determine what regulations need to be updated based on BAS.
✓Comprehensive Plan Update: the Comprehensive Plan update entails extensive public outreach to update City goals and policies regarding environmental resources. The Comprehensive Plan update is scheduled to conclude at the end of June, 2025.
✓Draft Amendments: City consultants draft updated CAO regulations for public review and comment.
Legislative Process: Revise regulations based on public comment, Planning Commission, and City Council before final adoption of updated CAO.
Critical Areas Public Engagement
Public input, engagement with identified stakeholders, the Best Available Science report, and Gap Analysis will help City consultants begin drafting revised Development Regulations. The initial CAO Engagement is not part of a ‘formal comment period’, which means we are not required to have a comment period at this stage of the project by the State Environmental Policy Act (SEPA) or any other policies. City staff will not be responding to each written comment individually as we usually do in a formal comment period. A formal comment period will take place once regulations are drafted.
If you have questions or comments regarding the CAO update, or would like to join the listserv for project updates, please email CAOupdate@tacoma.gov.
Critical Areas Update Timeline
May – February: Stakeholder meetings and public outreach
July – March: Planning Commission meetings
April – June: City Council review and adoption
| Meeting Title | Date | Purpose of Meeting/Links |
| Planning Commission | May 21, 2025 | Introduction of CAO update, Best Available Science and Gap Analysis Planning Commission Packet (05-21-25) Planning Commission Presentation |
| Planning Commission | June 18, 2025 | Review of CAO key update topics Planning Commission Packet (06-18-25) Planning Commission Presentation |
| Planning Commission | July 16, 2025 |
Request to set Public Hearing and Release Draft CAO Update
Planning Commission Packet (07-16-25) |
| Public Informational Meeting | August 7, 2025 | Public Information Meeting Presentation |
| Planning Commission Public Hearing | August 20, 2025 5:30pmCouncil Chambers, 1st Floor Tacoma Municipal Building 747 Market Street, WA 98402 |
Public HearingPlease send comments to planning@tacoma.gov Comments accepted until August 22nd at 5:00 pm Zoom Link: https://www.zoom.us/j/84416624153 |
| Planning Commission | September 17, 2025 |
Planning Commission Packet (09/17/2025) Planning Commission Presentation |
| Planning Commission | October 15, 2025 |
Planning Commission Packet (10/15/2025) Planning Commission Presentation |
| Nature Center Walk and Talk Information Session | October 18, 2025, 12pm – 1:30pm | Join City for a free information session and Nature Center Walk and Talk to learn how Tacoma is protecting our environment through important updates to the Critical Areas Ordinance
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| Planning Commission | January 21, 2026 |
Planning Commission Packet (1/21/2026) Planning Commission Presentation |
| Planning Commission | March 18, 2026 |
Planning Commission Packet (3/18/2026) Planning Commission Presentation Draft CAO Update (TMC 13.11) Draft CAO Update Definitions (13.11.110) |
| South Sound Sustainability Expo | May 2, 2026 | South Sound Sustainability Page |
Frequently Asked Questions
– What City policies guide the CAO update? more infoThe City Comprehensive Plan contains an Environmental Element. The Environmental Element contains policies and goals that support the establishment and updating of critical areas regulations. The City is in the final stages of updating the Comprehensive and the update continues to focus on environmental goals and policies to protect natural resources, including critical areas, and to protect people from areas of potential natural hazard, like steep slopes and food hazard areas.
– What federal and state agencies make policies that govern a CAO update? more infoFederal and state agencies that issue policies and best available science include:
The Federal Emergency Management Agency (FEMA)
Washington State Department of Ecology
Washington State Department of Fish and Wildlife
Washington State Department of Natural Resources
– What is Best Available Science (BAS)? more infoJurisdictions must demonstrate that the best available science has been considered when updating their critical areas ordinance by documenting scientific sources that support their approach to regulating critical areas and explaining when policies depart from science-based recommendations. Best available science can come from other government agencies and from independent research organizations. Chapter 365-195 of the Washington Administrative Code (WAC) serves as a guide for establishing what is considered the best available science.
– Are Shoreline regulations being updated at this time? more infoNo. Shoreline areas are regulated under the Shoreline Master Program (SMP). The City will be working on shoreline code updates in a few years.
– What is the timeline for this CAO update? more infoThe City is working to adopt code amendments within the next 12 months.
– What regulatory changes are anticipated? more infoThe City anticipates that CAO revisions will be necessary to align with recently updated scientific guidance for wetlands and wetland buffers, and for fish & wildlife habitat areas, particularly stream buffers and Oregon white oak. Updates to definitions and procedural provisions may also be necessary.
– How will these changes affect my property/development? more infoThe CAO update will only affect properties that have critical areas or critical area buffers on them or nearby. Current regulations limit development in critical areas and buffers. The CAO update will continue to protect these areas and may include revised buffer distances, mitigation provisions, and permit requirements.
– How do I know if I have a critical area on my property? more infoCritical area regulations apply to sites containing critical areas and/or their buffers. Publicly available mapping can be referenced as a guide, but site-specific study by a qualified professional may be necessary to assess site conditions. Public resources for critical area mapping include:
– City of Tacoma DART Map
– Pierce County PublicGIS
– What can I do in or near a critical area? more infoLand uses in or near critical areas are regulated to protect the natural resource and/or to protect human health and safety. Generally, impacts to critical areas and their buffers should be avoided, minimized to the extent feasible, and any unavoidable impacts must be mitigated. Restrictions and permitting requirements for critical areas vary based upon the type, location, and extent of the critical area. Review the CAO or contact the Planning and Development Services Department for specific questions.
– What parts of the City are most effected by the CAO update? more infoCritical areas are present throughout the City. The CAO update may involve modified requirements for each of the critical areas defined by the state (see question #1).
– How can I participate in this CAO update and provide comments? more infoThe City will be meeting with various stakeholders, including members of the environmental and development communities, and state agencies from May through August. Additional information is available on the CAO update website. To join the CAO update listserv, ask questions or provide comments, email CAOupdate@tacoma.gov.
Comments can also be made on draft amendments at the Planning Commission Public Hearing which will likely be in August.
– Request this information in an additional language: Do you need this information in [language]? more info
