A. 
It is the purpose of this chapter to establish development standards that supplement those established within the various use districts. These supplemental standards are intended to address certain unique situations that may cross district boundaries, and to implement related policies of the Tukwila Comprehensive Plan.
(Ord. 2741 § 4 (part), 2024)
A. 
There are hereby established special height exception areas as depicted by Figure 18-3, within which building heights of up to four, six, or ten stories, as illustrated by the Figure, are allowed, notwithstanding the height standards for zoning districts within which the subject property may lie.
(Ord. 2741 § 4 (part), 2024)
A. 
For the purposes of regulating heights within the vicinity of major airports, there are established and created certain height limitation zones which include all the land lying within the instrument approach zones, non-instrument approach zones, transition zones, horizontal zones and conical zones. Such areas may be shown and defined on an “airport height map” which shall become a part of the ordinance codified in this section by adoption of the Council and found on file in the office of the City Clerk. No building or structure shall be erected, altered or maintained, nor shall any tree be allowed to grow to a height in excess of the height limit herein established in any of the several zones created by this section; provided, however, that this provision shall not prohibit the construction of or alteration of a building or structure to a height of 35 feet above the average finish grade of the lot. Where an area is covered by more than one height limitation zone, the more restrictive limitations shall prevail. Under the provision of this section, the City adopts the following airport height map: Airport Height Map: King County International Airport (Boeing Field), August 1, 1986, and as the same may be amended.
(Ord. 2741 § 4 (part), 2024)
A. 
Frontage improvements that meet the requirements of TMC Chapter 17.20 are required for all new development that exceeds the following thresholds:
1. 
In the Community Residential zoning district:
a. 
Any new residential structure, other than an ADU, that exceeds $700,000 in valuation, in 2025 dollars.
b. 
Any new structure that establishes a new primary non-residential use on the subject site.
2. 
In all other zones:
a. 
Any new residential structure, other than an ADU, that exceeds $700,000 in valuation, in 2025 dollars.
b. 
Any proposed new structure that establishes a new primary use on the subject site.
(Ord. 2765 § 85, 2025)
A. 
Cargo containers are allowed outright in the LI, HI, MIC/L, MIC/H and TVS zones, subject to building setbacks.
B. 
New containers may be allowed as accessory structures in CR, and HDR for institutional uses, and in RC, RCM, TUC, TSO and C/LI for any permitted or conditional use. All new containers are subject to a Type 2 special permission decision and the restrictions in the various zoning districts.
C. 
Criteria for approval are as follows:
1. 
Only two cargo containers will be allowed per lot, maximum length of 40 feet.
2. 
The container is located to minimize the visual impact to adjacent properties, parks, trails and rights-of-way as determined by the Director.
3. 
The cargo container is sufficiently screened from adjacent properties, parks, trails and rights-of-way, as determined by the Director. Screening may be a combination of solid fencing, landscaping, or the placement of the cargo containers behind, between or within buildings.
4. 
If located adjacent to a building, the cargo container must be painted to match the building’s color.
5. 
Cargo containers may not occupy any required off-street parking spaces.
6. 
Cargo containers shall meet all setback requirements for the zone.
7. 
Outdoor cargo containers may not be refrigerated.
8. 
Outdoor cargo containers may not be stacked.
D. 
Licensed and bonded contractors may use cargo containers in any zone for temporary storage of equipment and/or materials at a construction site during construction that is authorized by a City building permit.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 86, 2025)
A. 
Fences, walls, poles, posts, and other customary yard accessories, ornaments, furniture may be permitted in any yard subject to height limitations and requirements limiting obstruction of visibility to the detriment of public safety. The height of opaque fences along street frontages is limited to 4 feet, with lattice or other open material allowed up to 6 feet.
B. 
In the case of through lots, unless the prevailing front yard pattern on adjoining lots indicates otherwise, front yards shall be provided on all frontages.
C. 
Where the front yard that would normally be required on a lot is not in keeping with the prevailing yard pattern, the Department may waive the requirement for the normal front yard and substitute therefore a special yard requirement, which shall not exceed the average of the yards provided on adjacent lots.
D. 
In the case of corner lots, a front yard of the required depth shall be provided in accordance with the prevailing yard pattern, and a second front yard of half the depth required generally for front yards in the district shall be provided on the other frontage.
E. 
In the case of corner lots with more than two frontages, the Department shall determine the front yard requirements, subject to the following conditions:
1. 
At least one front yard shall be provided having the full depth required generally in the district;
2. 
The second front yard shall be the minimum set forth in the district;
3. 
In the case of through lots and corner lots, there will be no rear yards but only front and side yards;
4. 
In the case of through lots, side yards shall extend from the rear lines of front yards required. In the case of corner lots, yards remaining after full and half depth front yards have been established shall be considered side yards. (See Figure 18-4.)
(Ord. 2741 § 4 (part), 2024)
A. 
The height limitations specified in this chapter shall not apply to church spires, monuments, chimneys, water towers, elevator towers, mechanical equipment, and other similar rooftop appurtenances usually required to be placed above the roof level and not intended for human occupancy or the provision of additional floor area; provided, that mechanical equipment rooms or attic spaces are set back at least 10 feet from the edge of the roof and do not exceed 20 feet in height.
(Ord. 2741 § 4 (part), 2024)
A. 
Amusement devices shall be allowed up to 115 feet in height in any commercial or industrial zones. Any devices that exceed the height limit of the zone in which they are located shall be subject to a conditional use permit.
(Ord. 2741 § 4 (part), 2024)
A. 
The following provisions shall apply in all zones:
1. 
If there is reason to believe that archaeological resources will be disturbed, a cultural resources assessment shall be conducted and, if warranted, an archaeological response plan and provisions for excavation monitoring by a professional archaeologist shall be made prior to beginning construction. The assessment should address the existence and significance of archaeological remains, buildings and structures on the State or Federal historic registers, observable paleontological deposits and may include review by the State Archaeologist.
2. 
It is recommended that the applicant coordinate a predetermination study by a professional archaeologist during the geotechnical investigation phase, to determine site archaeological potential and the likelihood of disturbing archaeological resources.
3. 
Excavations into historically native soil, when in an area of archaeological potential, shall have a professional archaeologist on site to ensure that all State statutes regarding archaeological conservation/ preservation are implemented. The applicant shall provide a written commitment to stop work immediately upon discovery of archaeological remains and to consult with the State Office of Archaeology and Historic Preservation (OAHP) to assess the remains and develop appropriate treatment measures. These may include refilling the excavation with no further responsibility.
4. 
An applicant who encounters Indian burials shall not disturb them and shall consult with OAHP and affected tribal organizations pursuant to State statutes.
5. 
The Director is authorized to:
a. 
Conduct studies to generally identify areas of archaeological/ paleontological potential;
b. 
Make determinations to implement these provisions; and
c. 
Waive any and all of the above requirements, except for TMC Section 18.50.110-4 (reporting of discovered Indian burials), if the proposed action will have no probable significant impact on archaeological or historical resources that are eligible for listing in the National Register of Historic Places, or on observable paleontological resources. Examples of such actions include excavation of fill materials, disturbance of less than 10,000 square feet of native soils to a depth of 12 inches, penetration of native soils with pilings over a maximum 8% of the building footprint, and paving over native soils in a manner that does not damage cultural resources. The above examples are illustrative and not determinative. A case-by-case evaluation of archaeological/paleontological potential value and proposed disturbance must be made.
(Ord. 2741 § 4 (part), 2024)
A. 
A developer who controls parcels on both sides of a public right-of-way may request approval to bridge the street with a structure as a Type 2 special permission decision. Only the width of the building that extends across the street is exempt from setbacks; the remainder of the building must meet them. The developer must also obtain air rights and comply with all other relevant codes, including the Washington State Building Code.
(Ord. 2741 § 4 (part), 2024)
A. 
Retaining walls with an exposed height greater than four feet may be allowed in required front, side or rear yard setbacks as a Type 2 Special Permission decision to the Director under the following circumstances:
1. 
When the applicant’s property is on the lower side of the retaining wall and it is not visible from adjacent properties or is screened by landscaping; or
2. 
When a wall built on a property line or perpendicular to it benefits the lots on both sides, and the owners of both properties agree to jointly maintain the wall; or
3. 
When a wall in a front yard is required due to roadway expansion or improvements.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 87, 2025)
A. 
Parking and loading areas shall include lighting capable of providing adequate illumination for security and safety. Lighting standards shall be in scale with the height and use of the associated structure. Any illumination, including security lighting, shall be directed away from adjoining properties and public rights-of-way.
B. 
In residential zones, porches, alcoves and pedestrian circulation walkways shall be provided with low level safety lighting. Pedestrian walkways and sidewalks may be lighted with lighting bollards.
C. 
MIC/L and MIC/H.
The following site lighting standards shall apply to portions of developments within 100 feet of the Tukwila Manufacturing/Industrial Center boundary as defined in the 1995 Comprehensive Plan:
1. 
The minimum light levels in parking areas, paths between the building and street or parking areas shall be 1 foot candle;
2. 
The maximum ratio of average: minimum light level shall be 4:1 for illuminated grounds;
3. 
Maximum illumination at the property line shall be 2 foot candles;
4. 
Lights shall be shielded to eliminate direct off-site illumination; and
5. 
General grounds need not be lighted.
D. 
Variation from these standards may be granted by the Director of the Department of Community Development based on technical unfeasibility or safety considerations.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 88, 2025)
A. 
Apartment and condominium developments over six units shall provide 1-1/2 square feet of recycling storage space per dwelling unit, which shall be located in collection points as follows:
1. 
No dwelling unit within the development shall be more than 200 feet from a collection point.
2. 
Collection points shall be located so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way.
3. 
Collection points shall not be located in any required setback or landscape area.
(Ord. 2741 § 4 (part), 2024)
A. 
Recycling storage space for non-residential uses shall be provided at the rate of at least:
1. 
Two square feet per every 1,000 square feet of building gross floor area in office, medical, professional, public facility, school and institutional developments.
2. 
Three square feet per every 1,000 square feet of building gross floor area in manufacturing, industrial and other non-residential uses not specifically mentioned in these requirements.
3. 
Five square feet per every 1,000 square feet of building gross floor area in retail developments.
B. 
Outdoor collection points shall not be located in any required setback or landscape area.
C. 
Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way.
(Ord. 2741 § 4 (part), 2024)
A. 
Residential and non-residential collection points shall be designed as follows:
1. 
An opaque wall or fence of sufficient size and height to provide complete screening shall enclose any outside collection point. Architectural design shall be consistent with the design of the primary structure(s) on the site.
2. 
Collection points shall be identified by signs not to exceed two square feet.
3. 
Weather protection of recyclables and garbage shall be ensured by using weather-proof containers or by providing a roof over the storage area.
(Ord. 2741 § 4 (part), 2024)
A. 
The Department will review all technical information submitted as part of any application to verify it meets all requirements of the Tukwila Municipal Code. At the discretion of the Director, any technical studies required as part of the application including, but not limited to, noise reports, lighting plans, and parking demand studies, may undergo peer review at the expense of the applicant.
(Ord. 2741 § 4 (part), 2024)
A. 
Applicable Regulations.
The production, processing and retailing of cannabis is and remains illegal under federal law. Nothing herein or as provided elsewhere in the ordinances of the City of Tukwila is an authorization to circumvent federal law or provide permission to any person or entity to violate federal law. Only state-licensed cannabis producers, cannabis processors, and cannabis retailers may locate in the City of Tukwila and then only pursuant to a license issued by the State of Washington. No cannabis business may be conducted as a home occupation or as part of a dwelling unit. The purpose of these provisions is solely to acknowledge the enactment by the state Liquor and Cannabis Board of a state licensing procedure and to permit, but only to the extent required by state law, cannabis producers, processors, and retailers to operate in designated zones of the City.
B. 
Prohibited Zones.
The production, processing, selling, or delivery of cannabis, cannabis-infused products, or useable cannabis may not be conducted in any of the following areas:
Community Residential
High Density Residential
Mixed-Use Office
Office
Residential Commercial Center
Neighborhood Commercial Center
Regional Commercial
Commercial/Light Industrial
Light Industrial
Manufacturing Industrial Center/Light
Manufacturing Industrial Center/Heavy
C. 
Buffer Distances.
No cannabis business may be established within 1,000 feet of the perimeter of the grounds of any elementary or secondary school, public park, or playground or 300 feet from the entities listed below. The distance will be measured as the shortest straight-line distance from the property line of the proposed building or business location to the property line of the listed use.
1. 
Recreation center or facility;
2. 
Child care center;
3. 
Public transit center;
4. 
Library; or
5. 
Any game arcade (where admission is not restricted to persons age 21 or older).
D. 
Safety Features.
All cannabis business locations shall install protective barriers, such as bollards at entrances, and shatter-resistant film on all ground level windows. All door and window locks shall be commercial grade. All cannabis business locations shall provide security lighting per WAC 296-832-30015 and shall install automated license plate recognition (ALPR) technology at all vehicular access points to the site. The ALPR requirement may be waived or modified by the Police Chief upon receiving documentation from the business that installation is impracticable.
E. 
License Maximums.
The City shall limit the number of cannabis businesses operating within the city to one producer, one processor and three retailers.
F. 
Violations.
1. 
Any violation of this section is declared to be a public nuisance per se, and, in addition to any other remedy provided by law or equity, may be abated by the City under the applicable provisions of this code or state law. Such violations shall be enforced and appealed with the procedures set forth in TMC Chapter 8.45. Each day any violation of this section occurs or continues shall constitute a separate offense.
2. 
Any person violating or failing to comply with the provisions of this section of the Tukwila Municipal Code shall be subject to enforcement as prescribed in TMC Chapter 8.45 and the issuance of a Notice of Violation and Order, in accordance with TMC Section 8.45.070, that shall carry with it a cumulative monetary penalty of $1,000.00 per day for each violation from the date set for compliance until compliance with the Notice of Violation and Order is achieved.
3. 
In addition to any penalty that may be imposed by the City, any person violating or failing to comply with this section shall be liable for all damage to public or private property arising from such violation, including the cost of restoring the affected area to its condition prior to the violation.
4. 
Any penalties imposed under this section may be doubled should the violation(s) occur within 1,000 feet of the perimeter of the grounds of any elementary or secondary school, public park or playground or within 300 feet of a recreation center or facility, child care center, public transit center, or library, or any game arcade to which admission is not restricted to persons aged 21 years or older, as such terms are defined in WAC 314-55-010 as now enacted or hereafter amended.
G. 
Medical Cannabis.
Growth of medical cannabis for the personal medical use of an individual qualifying patient as defined in RCW 69.51A.010 is subject to strict compliance with all state regulations, procedures and restrictions as set forth or hereafter adopted at RCW 69.51A.
H. 
Cooperative Prohibited.
The establishment, location, operation, licensing, maintenance or continuation of a cooperative, as described in RCW 69.51, or medical cannabis collective gardens or dispensaries as described in RCW 69.51A.085, is prohibited in all zones of the City. Any person who violates this subsection (TMC Section 18.50.210.H) shall be guilty of a gross misdemeanor and shall be punished by a fine not to exceed $5,000, or by imprisonment in jail for a term not exceeding one year, or by both such fine and imprisonment.
I. 
Additional Relief.
The City may seek legal or equitable relief to enjoin any acts or practices and abate any condition which constitutes or will constitute a violation of this section of the TMC. The remedies and penalties provided herein are cumulative and shall be in addition to any other remedy provided by law.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 89, 2025; Ord. 2769, 9/8/2025)
A. 
For the purposes of this section, “principal unit” shall mean the single-family housing unit, duplex, triplex, townhome, or other housing unit located on the same lot as an accessory dwelling unit.
B. 
General Standards.
1. 
Two (2) ADUs may be created per lot. The lot shall contain one (1) principal unit and a maximum of two (2) ADUs. These ADUs may be either attached to the principal unit or detached from the principal unit.
2. 
ADUs may be a maximum of 1,400 square feet. If built over a detached garage, the detached garage would not count toward the area limit for the ADU.
3. 
Detached ADUs may be up to 28 feet in height.
4. 
ADUs are subject to the development standards of the zoning district they are located within. Development standards relating to setbacks and development area maximum do not apply to conversions of existing non-conforming structures that are proposed for ADU conversion. New ADUs are not subject to rear yard setbacks on parcels where the rear yard abuts an alley.
5. 
ADUs may not be rented for periods of less than 30 days.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 90, 2025)
A. 
Applicability.
1. 
Conversion of nonresidential space to residential units is subject to additional standards listed in TMC Section 18.50.230(B). These standards do not apply to:
a. 
Buildings which have not received certificate of occupancy at least three years prior;
b. 
Conversion to emergency shelters, transitional housing, emergency housing or permanent-supportive housing;
c. 
Ground floor space required as part of a mixed use development adjacent to designated major pedestrian corridors (figure 61); and
d. 
Buildings within zoning districts where residential development is not permitted.
B. 
Additional Standards.
1. 
Density: In zoning districts with a maximum unit density standard, converted buildings may exceed the density limit by up to 50%.
2. 
Parking: No additional parking is required for conversion of non-residential space to residential use. Parking shall not be removed from the site if it contains, or would contain after removal, fewer parking stalls than would otherwise be required for the site’s uses.
3. 
Design: No additional exterior design or architectural requirements shall be required beyond those deemed by the Director to be necessary for health and safety.
4. 
Nonconformity: No nonconforming aspects of the existing building shall prevent new residential conversions, unless the Director determines the nonconformity is causing a significant detriment to the surrounding area. If determined to be the case, the decision shall be provided with written findings.
(Ord. 2758 § 11, 2025)
A. 
Tiny home villages are allowed on properties owned or controlled by a religious organization subject to the following criteria:
1. 
It must be a 24-hour-a-day facility where tiny homes are assigned to specific residents for the duration of their stay.
2. 
On-site services such as laundry, hygiene, meals, case management, and social programs are limited to the residents of the facility and not available for drop-in use by nonresidents.
3. 
The duration of the village will be for a minimum of a one-year term that is renewable according to the terms of a memorandum of understanding agreed to by the host organization and City.
4. 
The maximum unit square footage is 120 square feet each, with units set at least six feet apart.
5. 
Electricity and heat must be provided and are subject to inspection by the City.
6. 
Space heaters, if provided, must be approved by the local fire authority.
7. 
Doors and windows must be included and be lockable, with the managing agency and host organization also possessing keys.
8. 
Each unit must have a fire extinguisher.
9. 
Adequate restrooms and hygiene facilities must be provided, including restrooms solely for families if present, along with handwashing and potable running water to be available if not provided within the individual units, including accommodating black water.
10. 
The maximum number of units permitted on a site is constrained by adherence to life safety, infrastructure, and environmental codes but in no case will more than 45 units be permitted.
11. 
A Memorandum of Agreement between the host organization and the City per TMC Section 18.50.270 must be executed prior to the start of construction.
(Ord. 2741 § 4 (part), 2024)
A. 
Home occupations shall meet the following standards:
1. 
There shall be no change in the outside appearance of the surrounding residential development;
2. 
No home occupation shall be conducted in any accessory building. This provision shall not apply to adult family homes as defined in RCW 70.128.010 or community facilities as defined in RCW 72.05.020;
3. 
Traffic generated by a home occupation shall not exceed two (2) visitors at any given time, and no more than eight (8) total two-way visitor and non-resident employee trips per day;
4. 
The number of vehicles associated with a home-occupation shall not exceed two (2) vehicles and must be parked on-site. Vehicles associated with the business shall not exceed:
a. 
A gross vehicle weight of 10,000 pounds;
b. 
A height of ten (10) feet; or
c. 
A length of 22 feet;
5. 
An off-street parking space shall be made available for any non-resident employee. All parking spaces shall meet all development standards;
6. 
The business shall not involve more than one person who is not a resident of the dwelling. This provision shall not apply to adult family homes as defined in RCW 70.128.010 or community facilities as defined in RCW 72.05.020; and
7. 
Outdoor storage of materials associated with a home occupation is prohibited.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 91, 2025)
A. 
Emergency housing and emergency shelter facilities are allowed subject to the following criteria:
1. 
It must be a 24-hour-a-day facility where beds or rooms are assigned to specific residents for the duration of their stay.
2. 
On-site services such as laundry, hygiene, meals, case management, and social programs are limited to the residents of the facility and not available for drop-in use by non-residents.
3. 
The facility must be located within a half mile walking distance of a bus or rail transit stop.
4. 
Emergency shelters with a capacity for 50 persons or greater, and emergency housing facilities with a capacity for 75 persons or greater must be at least 500 feet from any other emergency housing or emergency shelter, calculated as a radius from the property lines of the site. This distance may be reduced upon the applicant submitting documentation that there is a barrier such as a river or freeway preventing access between the facilities, and the path of travel between them on public roads or trails is at least 500 feet.
5. 
The maximum number of residents in a facility is limited to the general capacity of the building but in no case more than 100.
6. 
Facilities must have secure entrances, or a secure site, staffed 24/7.
(Ord. 2741 § 4 (part), 2024; Ord. 2756 § 2, 2025)
A. 
Permanent supportive housing and transitional housing facilities are allowed subject to the following criteria:
1. 
On-site services such as laundry, hygiene, meals, case management, and social programs are limited to the residents of the facility and not available for drop-in use by non-residents.
2. 
The facility must be located within a half mile walking distance of a bus or rail transit stop.
3. 
Facilities with a capacity of 50 persons or greater must be at least 500 feet from any other permanent supportive housing or transitional housing, calculated as a radius from the property lines of the site. This distance may be reduced upon the applicant submitting documentation that there is a barrier such as a river or freeway preventing access between the facilities, and the path of travel between them on public roads or trails is at 500 feet.
4. 
The maximum number of residents in a facility is limited to the general capacity of the building but in no case more than 45 in CR, and 75 in HDR or other zones.
5. 
Facilities must have secure entrances, or a secure site, staffed 24/7.
(Ord. 2741 § 4 (part), 2024; Ord. 2756 § 3, 2025; Ord. 2765 § 92, 2025)
A. 
Prior to the start of operation, the City and facility operator shall develop and execute a Memorandum of Agreement containing, at a minimum, the following items:
1. 
A Good Neighbor Agreement addressing the following items:
a. 
Quiet hours,
b. 
Smoking areas,
c. 
Security procedures,
d. 
Litter, and
e. 
Adequacy of landscaping and screening.
2. 
A Code of Conduct establishing a set of standards and expectations that residents must agree to follow.
3. 
A parking plan approved by the City showing that the facility has adequate parking to meet the expected demand from residents, staff, service providers and visitors. Residents may not park off-site and all vehicles must be operational.
4. 
A coordination plan with both the Police and Fire Departments, including protocols for response to the facility and to facility residents throughout the City and a maximum number of responses threshold for law enforcement services as established by calls for services in TMC Sections 5.60.040 through 5.60.060. If calls for law enforcement services exceed the agreed upon threshold in any given quarter, the facility operator will work with the City to reduce calls below the threshold level.
5. 
A requirement to provide regular reports to the City’s Human Services Program Coordinator on how facilities are meeting performance metrics such as placement of residents into permanent housing or addiction treatment programs.
6. 
Any other terms required for consistency with RCW 35A.21.360.
(Ord. 2741 § 4 (part), 2024)