A. Residential Uses.
1. Residential use development on all lands within the TSO shall conform to the development standards set forth in TMC Section 18.41.090.A and the Tukwila South Residential Design Guidelines. Modifications to these standards are available pursuant to TMC Section
18.41.100, “Modifications to Development Standards through Design Review.”
2. The development standards herein are based on the height of new residential buildings. Specifically:
a. Buildings three stories or less are subject to townhouse and low-rise standards.
b. Buildings between four to seven stories are subject to mid-rise standards.
c. Buildings eight stories or taller are subject to high-rise standards.
d. For buildings with a varying number of stories, the tallest number of stories shall determine which set of standards apply.
Table 18.41.090 Tukwila South Overlay Residential Development Standards |
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Standard | TSO Townhouses & Low-rise (3 stories or less) | TSO Mid-rise (4-7 stories) | TSO High-rise (8 or more stories) |
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Setbacks/yards, minimum (feet) |
Front1 |
Arterial streets | 15 | 15 | 15 |
All other streets | 10 | 10 | 10 |
Side2 |
Up to 3rd story | 5 | 53 | 53 |
4th story and above | n/a | 154 | 154 |
Rear3 |
Up to 3rd story | 5 | 53 | 53 |
4th story and above | n/a | 154 | 154 |
Building height, maximum (feet) |
Building Height | 45 | 85 | 125 |
Outdoor lighting height, maximum (feet) |
Light poles in parking areas | 20 | 20 | 20 |
Light poles along pedestrian walkways, trails, plazas, building entries, and other pedestrian-oriented areas | 12 | 12 | 12 |
Building wall-mounted lighting | 15 | 15 | 15 |
Building mounted lights fully recessed into the underside of a ceiling, soffit, or overhang | No limit | No limit | No limit |
Building length, maximum (feet) |
Maximum building length | 200 | 200 | 200 |
Recreation space per unit, minimum square footage (see TMC § 18.41.090.3 for more information)7,8 |
Recreation space | Residential development must provide on-site9 and off-site10 recreation space at the following standard: • 200 square feet total. o 75 square feet per unit, on-site. o 125 square feet per unit, off-site. |
Parking spaces per dwelling unit, minimum |
Studio | 1 | 1 | 1 |
1-bedroom | 1 | 1 | 1 |
2-bedroom | 1.5 | 1.5 | 1.5 |
3-bedroom | 2 | 2 | 2 |
Conversion to Residential | |
Notes: |
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1 | In the event modification is pursued under TMC § 18.41.100, front setbacks may be reduced to no less than 5 feet. |
2 | Structures or portions of structures containing multi-family dwelling units that have solar access only from a side or rear setback-facing window(s) must be set back at least 15 feet from side and rear property lines. Structures must also maintain at least 15 feet of separation from adjacent structure elevations that provide the only solar access for a multi-family dwelling unit. See the Tukwila South Residential Guidelines for a graphic example. |
3 | When adjacent to a townhouse, the minimum setback is 15 feet. |
4 | When adjacent to a townhouse, the setback for portions of a structure taller than 35 feet must increase by 1 foot for each additional 1 foot in building height. |
5 | (no note) |
6 | (no note) |
7 | Senior citizen housing must provide 100 square feet of recreation space per unit. |
8 | Developments with 10 or more dwelling units must provide a children’s play area in the on-site recreation space. A children’s play area is not required for senior citizen housing or if the proposed structure or related development project is within 1/4 mile, measured along constructed sidewalks and/or trails of the perimeter, of a recreation facility for children that is open to residents of the proposed structure. |
9 | Recreation area provided on-site must be functional space for active and passive recreation purposes and located within the same parcel or tract as the proposed development. |
10 | The Director may approve the required off-site recreation area to be located on-site provided that the recreation space meets the design guidelines set forth in this chapter. If off-site recreation space is approved to be located on-site, that space must be active outdoor recreation space. |
3. Off-Site Recreational Area Requirements.
The following requirements would apply to Off-Site Recreational Areas within the TSO district:
a. Off-Site Recreational Area Conditions:
(1) Off-site recreation areas must be accessible within 1/4 mile for a children’s play area up to 1/2 mile for all other offsite recreation areas as measured from the closest structure containing residential units; accessory buildings such as fitness centers, parking garages, utility structures, etc. will not qualify. Off-site recreation space located up to 1 mile from a structure containing residential units as measured along existing or future sidewalks and trails shall be credited toward meeting the offsite recreation space requirement.
(2) A recreation area constructed in fulfilment of this requirement should be designed to serve the neighborhood in which it is located. The space may be privately-owned, provided residents living in the area have access. New improvements must be located adjacent to, and highly visible from, a street (public or private) or public trail. The facilities to be located will be approved by the Director during the design review and/or subdivision process.
b. Minimum Off-Site Recreational Area Design:
Minimum size requirements apply: 1/ 4 acre of usable off-site recreation space must be provided to meet the standard. This qualifies as the minimum size for an off-site recreation area. Off-site recreational areas must be designed and sized to accommodate a combination of active and passive recreational facilities.
Examples of qualifying facilities:
(1) Children’s play equipment.
(2) Picnic areas and/or tables.
(4) Pea patch/other specialized community garden.
(5) Grass fields/areas of suitable size for active recreation.
(7) Trails and associated landscaped corridors on private property.
(8) Other amenities the Director determines meet the goal of providing active or passive recreation opportunities.
c. Larger Off-Site Recreational Areas:
(1) Any offsite recreation area developed in excess of the offsite recreation area requirement for a given development, regardless of their size and subject to the 1/4-acre size minimum, may be banked toward future development for an indefinite period.
(2) Should a larger, consolidated recreation area of 2.0 acres or more be provided, the improvements can be used to fulfill current development proposal requirements. See “Timing of Recreation Space Provision” below for more information.
(3) If a project constructs a recreation area of less than 2.0 acres but greater than a development’s required offsite recreation amount, the area developed in excess may be banked only if the offsite recreation area is constructed at the same time as the residential project.
(4) To qualify, the proposed recreation area must be located adjacent to, and highly visible from, a street (public or private) or trail and provide a range of active and passive recreational opportunities (as outlined in this Chapter) for multiple ages and physical abilities. Only those areas that are usable may count towards the off-site recreation space requirement. The following areas are excluded: parking lots, utility sheds, inaccessible natural/planted areas, any landscaped area required by code, and unimproved steep slopes as defined in TMC Section
18.45.120.
(5) Larger off-site recreational areas are typically characterized by recreational activities that serve a range of individuals and groups, such as field games, court games, craft areas, playground apparatus, picnicking, and space for quiet/passive activities. Neighborhood recreation areas may contain active recreational facilities such as softball, basketball, volleyball, handball, tennis, children’s play structures, trails, and grass areas for activities and/or picnic facilities.
d. Timing of Recreation Space Provision:
Construction of off-site recreation space must meet the following timelines.
(1) For sites under 2.0 acres in area, the off-site recreation space must be constructed and receive final construction permit approval prior to the issuance of certificate of occupancies for any project receiving credit for the off-site recreation space.
(2) For sites equal to or in excess of 2.0 acres, the City will permit delayed construction of the off-site recreation space as follows:
(a) Construction permits must be applied for within two years of the associated residential project(s) using such off-site recreation space to satisfy their recreation space requirement and receiving certificate(s) of occupancy. Provided:
i. A financial guarantee (bond, assignment of account, irrevocable standby letter of credit, or cash), acceptable to the Director, in an amount necessary to complete the off-site recreation improvements is provided to the City.
ii. The owner of the property for the off-site recreation area has provided an appropriate legal mechanism acceptable to the City to access the identified off-site recreation area, such as an easement, at no cost, and to construct the off-site recreation space improvements in the event that the applicant and/or property owner have not completed the improvements within the prescribed timelines.
iii. The requirements in TMC Section 18.41.090.A.3.d.(a).i and ii are not required if the permits for off-site recreation space have received final approval by the City.
(3) No additional residential projects within the 1/2 mile radius of the deferred off-site recreation area will be allowed to move forward with construction until such off-site recreation space construction has been completed.
(4) Construction of the off-site recreation improvements must be completed within a timely manner from permit approvals. If adequate provisions, as determined by the Director, cannot be put in place to ensure the future construction of the off-site recreation space, then the space shall be constructed prior to the issuance of any certificate of occupancy for any developments using the off-site area to meet recreational space requirements.
e. Sensitive Area Tracts:
Off-site recreation space credit can be given for any trails, lookouts, or other passive recreation activities constructed within sensitive area tracts, subject to compliance with the City’s Sensitive Area Master Plan for Tukwila South and the City’s Environmental Areas Ordinance. The sensitive areas tracts would need to meet the locational requirements outlined in this Chapter (1/2 mile from closest perimeter of a residential project). Only the areas of improvement within a sensitive area tract would count towards the recreation space requirement, not the entire tract.
4. Performance Standards:
Use, activity, and operations within a structure or a site shall comply with: (1) standards adopted by the Puget Sound Air Pollution Control Agency for odor, dust, smoke and other airborne pollutants; (2) TMC Chapter
8.22, “Noise”; and (3) adopted State and Federal standards for water quality and hazardous materials. In addition, all development subject to the requirements of the State Environmental Policy Act, RCW
43.21C, shall be evaluated to determine whether adverse environmental impacts have been adequately mitigated.
B. Connectivity and Circulation Guidelines.
1. Any development with a residential component shall front a roadway that meets City approved public or private street standards.
2. Access to development sites needs to include provisions for non-motorized circulation, including dedicated pedestrian access that separates pedestrians from motorized traffic via curb and/or landscaped planter strip. Development along public rights-of-way should not preclude bus stops and bike infrastructure. Private street development, contained within tracts or easements, may be required to include shared and/or dedicated bike lanes, on-street parking, and/or drop-off/loading zones.
3. Existing curb cuts from Southcenter Parkway and South 200th Street are to be used for access to the adjacent development sites and to extend private streets, contained within tracts or easements. If no curb cut exists along an existing road fronting a development site, City of Tukwila Public Works may review and approve new curb cut location(s) along such street frontage, subject to intersection spacing and site distance standards.
4. New streets are encouraged to connect to adjacent parcels at an interval no greater than 700 feet. Where nearby parcels and associated private streets have already been developed, proposed private streets, whether in tracts or easements, shall align and connect.
5. Future block development is encouraged to create a maximum block perimeter 2,000 linear feet. The block will be defined with a minimum of two vehicle through connections. The remaining two sides of the block may be pedestrian/bicycle connections only or could accommodate vehicle traffic; see example below.
6. Permanent dead-end streets should be avoided, if possible.
7. All developments must meet minimum Fire Department and Public Works Department access and grade requirements including, but not limited to, minimum street clearance, turning radii, and turnaround design.
8. The Director may provide exceptions to these guidelines in the event they are unable to be adhered to due to physical/topographical constraints, the creation of an unusable parcel(s) of land, or an inability to fulfill the requirements without significantly interfering with the proposed function(s) of the development given that the overall intent of the guidelines is still fulfilled.
BLOCK EXAMPLE:  |
C. Non-Residential Uses.
All non-residential use development on all lands within the TSO shall conform to the development standards set forth in TMC Section 18.41.090.C. Modifications to these standards are available pursuant to TMC Section
18.41.100, “Modifications to Development Standards through Design Review.”
Lot | N/A |
Setbacks: |
Front – adjacent to a public street | 15 feet* |
Second Front – adjacent to a public street | 15 feet* |
Sides | None*; increased to 10 feet if adjacent to residential use or non-TSO zoned property |
Rear | None*; increased to 10 feet if adjacent to residential use or non-TSO zoned property |
Height | 125 feet |
Landscaping: |
Fronts – adjacent to a public street | 15 feet |
Side | None; increased to 10 feet if adjacent to residential use or non-TSO zoned property |
Rear | None; increased to 10 feet if adjacent to residential use or non-TSO zoned property |
Landscape requirements (minimum): See Landscape, Recreation, Recycling/Solid Waste Space requirements chapter for requirements |
Off-street parking: | |
Notes: |
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*Subject to modification to meet Fire Department Access Requirements |
(Ord. 2741 § 4 (part), 2024; Ord. 2758 § 10, 2025)
