A. 
It is the purpose of this chapter to provide for the review of land development and building design to promote the public health, safety and welfare. The regulations herein provide a review process for evaluating the design and arrangement of development. These architectural and site design regulations are intended to be consistent with and implement the policies of the Tukwila Comprehensive Plan. The purposes of these design review regulations are to:
1. 
Foster good decision-making for development through architectural and site design within the context of the community’s built and natural environmental character, scale and diversity;
2. 
Promote the use of appropriate scale of buildings and the configuration of open space and parking areas for development to safely and comfortably accommodate pedestrian activities;
3. 
Coordinate the interrelationship of buildings and public and private open space;
4. 
Discourage monotony in building design and arrangement, while promoting harmony among distinct building identities; and
5. 
Mitigate, through design and site plan measures, the visual impact of large building facades, particularly those which have high public visibility (encourage the creative use of architectural and landscape features in order to reduce the actual and perceived scale and bulk of structures).
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 119, 2025)
A. 
The Director shall have the authority to approve, approve with conditions, or deny all projects submitted based on a demonstration of compliance with all of adopted guidelines referenced in this chapter, as judged by the preponderance of evidence standard.
B. 
The Director is authorized to review projects subject to design standard review. The Director may approve, approve with conditions, modify and approve with conditions, or deny, the application for design standard review. The City shall grant design approval when the Director has determined that the applicable criteria listed in this chapter have been met by the development proposal. The Director may impose specific conditions upon the development proposal, including an increase in the standards of this title. These conditions may include, but are not limited to: restrictions on locations of structures and uses; structural restrictions that address safety, noise, light and glare, vibration, views, aesthetics, and other impacts; and increased buffering requirements, including open space, berms, fencing and landscaping.
C. 
No changes shall be made to approved designs without Director approval and consideration of the change in the context of the entire project.
D. 
Except for multi-family, mixed-use, hotel, and motel uses, which shall be subject to the thresholds found at TMC Section 18.60.070A, all projects proposing new structures or additions to structures on a parcel or an integrated site, where the new development's floor area cumulatively exceeds 5,000 square feet, shall be required to apply for a Type 2 Design Review Permit. For projects not meeting the threshold for the requirement to apply for a Type 2 Design Review Permit, compliance with the applicable design standards shall be reviewed via the development permit application.
E. 
A building permit shall not be issued until the proposed development project has received design approval.
F. 
Any reference to the term "Board of Architectural Review" in any adopted design review guidelines or Code shall, unless otherwise stated, be understood to refer exclusively to the Director.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 120, 2025; Ord. 2770, 10/20/2025)
A. 
Applications for ‘Design Review’ permits shall be processed as Type 2 decisions, subject to the provisions of TMC Chapter 18.104.
B. 
All applications shall meet the application submittal requirements found at TMC Section 18.104.060.
C. 
The Director is authorized to request and rely upon any document, guideline, or other consideration they deem relevant or useful to satisfy the purpose and objectives of this chapter, specifically including but not limited to the following criteria. The applicant shall bear the full burden of proof that the proposed development plans satisfy all of the criteria. The Director may modify a literal interpretation of the design review criteria if, in their judgment, such modifications better implement the Comprehensive Plan goals and policies.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 121, 2025)
A. 
Commercial and Light Industrial Uses:
All commercial and light industrial uses shall be evaluated using the design review criteria set forth in TMC Section 18.60.050, with the following exclusions:
1. 
Mixed-use structures, hotels, or motels; or
2. 
Developments within the TSO District.
B. 
Single-Family and Middle Housing Uses:
All new single-family and middle housing dwellings shall be evaluated using the design review criteria set forth in TMC Section 18.60.060.
C. 
Multi-Family, Mixed-Use, Hotel, and Motel Uses:
All multi-family, mixed-use, hotel, and motel uses, as well as non-residential development in the CR zoning district, shall be evaluated using the applicable residential design review criteria set forth in TMC Section 18.60.070.
D. 
Vehicular Areas and Parking Structure Design Review Criteria:
The Vehicular Areas and Parking Structure Design Review Criteria set forth in TMC Section 18.60.080 shall be used whenever the provisions of this Title require a design review decision on proposed or modified parking structures.
E. 
Tukwila South Design Review Criteria:
The criteria found at TMC Section 18.60.090, as well as the guidelines contained in the Tukwila South Overlay District Design Manual or the Tukwila South Residential Design Guidelines, shall be used whenever the provisions of this Title require a design review decision on a proposed or modified development in the Tukwila South Overlay district.
F. 
Southcenter Design Criteria:
The criteria contained in the Southcenter Design Manual shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Tukwila Urban Center districts.
G. 
Shoreline Design Criteria:
The criteria contained in the Shoreline Design Guidelines found at TMC Section 18.44.090 shall be used whenever the provisions of this title require a design review decision on a proposed or modified development in the Shoreline Overlay District.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 122, 2025; Ord. 2770, 10/20/2025)
A. 
Relationship of Structure to Site:
1. 
The site should be planned to accomplish a desirable transition with streetscape and to provide for adequate landscaping and pedestrian movement.
2. 
Parking and service areas should be located, designed and screened to moderate the visual impact of large paved areas.
3. 
The height and scale of each building should be considered in relation to the site.
B. 
Relationship of Structure and Site to Adjoining Area:
1. 
Harmony of texture, lines and masses is encouraged.
2. 
Appropriate landscape transition to adjoining properties should be provided.
3. 
Public buildings and structures should be consistent with the established neighborhood character.
4. 
Compatibility of vehicular pedestrian circulation patterns and loading facilities in terms of safety, efficiency and convenience should be encouraged.
5. 
Compatibility of on-site vehicular circulation with street circulation should be encouraged.
C. 
Landscaping and Site Treatment:
1. 
Where existing topographic patterns contribute to beauty and utility of a development, they should be recognized, preserved and enhanced.
2. 
Grades of walks, parking spaces, terraces and other paved areas should promote safety, and provide an inviting and stable appearance.
3. 
Landscape treatment should enhance architectural features, strengthen vistas and important axis, and provide shade.
4. 
In locations where plants will be susceptible to injury by pedestrian or motor traffic, mitigating steps should be taken.
5. 
Where building sites limit planting, the placement of trees or shrubs in paved areas is encouraged.
6. 
Screening of service yards and other places that tend to be unsightly should be accomplished by use of walls, fencing, planting or combination.
7. 
In areas where general planting will not prosper, other materials such as fences, walls and pavings of wood, brick, stone or gravel may be used.
8. 
Exterior lighting, when used, should enhance the building design and the adjoining landscape. Lighting standards and fixtures should be of a design and size compatible with the building and adjacent area. Lighting should be shielded, and restrained in design. Excessive brightness and brilliant colors should be avoided.
D. 
Building Design:
1. 
Architectural style is not restricted; evaluation of a project should be based on quality of its design and relationship to its surroundings.
2. 
Buildings should be to appropriate scale and in harmony with permanent neighboring developments.
3. 
Building components such as windows, doors, eaves, and parapets should have good proportions and relationship to one another. Building components and ancillary parts shall be consistent with anticipated life of the structure.
4. 
Colors should be harmonious, with bright or brilliant colors used only for accent.
5. 
Mechanical equipment or other utility hardware on roof, ground or buildings should be screened from view.
6. 
Exterior lighting should be part of the architectural concept. Fixtures, standards, and all exposed accessories should be harmonious with building design.
7. 
Monotony of design in single or multiple building projects should be avoided. Variety of detail, form and siting should be used to provide visual interest.
E. 
Miscellaneous Structures and Street Furniture:
1. 
Miscellaneous structures and street furniture should be designed to be part of the architectural concept of design and landscape. Materials should be compatible with buildings, scale should be appropriate, colors should be in harmony with buildings and surroundings, and proportions should be to scale.
2. 
Lighting in connection with miscellaneous structures and street furniture should meet the guidelines applicable to site, landscape and buildings.
(Ord. 2741 § 4 (part), 2024)
A. 
Entrances.
1. 
Purpose:
To ensure that entrances are easily identifiable, clearly visible, and accessible from streets, sidewalks, and common areas, to encourage pedestrian activity and enliven the street.
2. 
Applicability:
The following standards apply to all residential building facades that face a public or private street, except those that are separated from the street by another building.
3. 
Standard:
a. 
Each residential structure must have at least one main entrance fronting a public or private street, or within 10' of street facing building facade.
b. 
Each unit with individual ground-floor entry and all shared entries must have a covered porch or stoop that is at least 25 square feet with the minimum dimension of 3'.
B. 
Windows.
1. 
Purpose:
To maintain a lively and active street face while increasing safety and general visibility to the public realm.
2. 
Applicability:
The following standards apply to all building facades that face a public or private street, except those that are separated from the street by another building.
3. 
Standard:
a. 
Windows shall be provided in façades facing public or private streets, comprising at least twenty percent of the façade area.
b. 
Window area is considered the entire area within, but not including, the window casing, including any interior window grid.
c. 
Windows in pedestrian doors may be counted toward this standard.
d. 
Windows in garage doors may not be counted toward this standard.
e. 
Open areas within covered porches may be counted toward this standard.
C. 
Building Articulation.
1. 
Purpose:
To ensure that buildings along any public or private street display the greatest amount of visual interest and reinforce the residential scale of the streetscape and neighborhood.
2. 
Applicability:
The following standards apply to all building facades that face a public or private street, except those that are separated from the street by another building.
3. 
Standard:
a. 
Horizontal street-facing facades wider than forty feet must include at least four of the following design features per façade. At least one of these features must be used every forty feet.
(1) 
Varied building heights;
(2) 
Use of different materials;
(3) 
Different colors;
(4) 
Building perimeter offsets minimum of 4';
(5) 
Projecting roofs (minimum of twelve inches);
(6) 
Recesses, minimum of 3';
(7) 
Bay windows, must project a minimum of 1’ and cover at least 10% of the facade. May project as much as 2', and cover up to 35% of the facade;
(8) 
Variation in roof materials, color, pitch, or aspect;
(9) 
Balconies, minimum of 25 square feet;
(10) 
Covered porch or patio; or
(11) 
Dormers.
D. 
Parking Facilities.
1. 
Purpose:
To integrate parking facilities with the building and surrounding residential context, promote pedestrian-oriented environments along streets, reduce impervious surfaces, and preserve on-street parking and street tree opportunities. To minimize the visual impact of garage entrances. Garage entrances are limited as a percentage of the building facade but a single car garage is always allowed. The provision for allowing the garage door to be set back from front porches also incentivizes front porches.
2. 
Applicability:
The following standards apply to all garage entrances that face a public or private street.
3. 
Standard:
a. 
The combined width of all street-facing garage doors may be up to fifty percent (50%) of the length of the street-facing building façade or ten feet per unit, whichever is greater. For attached housing, this standard applies to the combined length of the street-facing façades of all units. For all other lots and structures, the standards apply to the street-facing façade of each individual building.
b. 
Street-facing garage walls must be set back at least three feet from the primary street-facing building façade or five feet from a covered porch.
c. 
Garage entrances shall use materials and colors that match the residence.
d. 
Parking structures, garages, carports, and parking areas other than driveways shall not be located between the principal structure and streets.
E. 
Porches.
1. 
Purpose:
To maintain a lively and active street face, reinforce the residential scale of the streetscape and neighborhood, while providing visual interest and community cohesion.
2. 
Applicability:
The following standards apply to all residential building facades that face a public or private street, except those that are separated from the street by another building.
3. 
Standard:
Covered porches may project eight feet into the front yard setback, measured from supporting columns. Covered porch eaves may project an additional two feet.
F. 
Balconies.
1. 
Purpose:
Ability to stack balconies over porches makes structural logic and provides useful space for stacked flat and townhouse typologies.
2. 
Applicability:
The following standards apply to all balconies in single-family and middle housing development.
3. 
Standard:
Balconies are permitted stack over porches or other balconies.
G. 
Bay Windows.
1. 
Purpose:
Bay windows create visual interest and create usable interior square footage without increasing a building’s overall street presence.
2. 
Applicability:
The following standards apply to all residential building facades.
3. 
Standard:
a. 
Bay windows may project up to two feet into side or front yard setbacks.
b. 
Each bay window may be up to twelve feet wide and up to sixty percent of the façade.
H. 
Dormers.
1. 
Purpose:
Dormers create visual interest and create usable interior square footage without enlarging a building’s overall street presence.
2. 
Applicability:
The following standards apply to all residential building roofs.
3. 
Standard:
Each dormer may be up to nine feet wide and the total length of all can add up to 40% of the building length.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 123, 2025)
A. 
Applicability:
All development relating to the exterior of multifamily, mixed use, hotel, or motel projects within any zoning district other than the Tukwila Urban Center or Tukwila South Overlay shall comply with the design standards found in this section. Structures and sites, or portions of structures and sites, that consist of parking structures or areas for vehicular parking or movement, shall additionally be subject to the Vehicular Areas and Parking Structure Criteria found at TMC Section 18.60.080. Projects meeting at least one of the following criteria require a Type 2 Design Review permit application; for all other projects, compliance will be determined during review of development permit applications:
1. 
Any project that proposes alterations to existing structures with multi-family or mixed uses, when the value of the project is equivalent to or greater than 50% of the value of the existing structures proposed for alteration; or
2. 
Any project that proposes new structures that will contain multifamily or mixed uses.
B. 
Standards:
1. 
Transparency:
Minimum ground floor transparency requirements are as follows:
a. 
Commercial Frontages:
A minimum of 60% of the area of all ground floor facades between two and eight feet in height above ground level that face public streets shall be comprised of transparent doors or windows.
b. 
Residential Frontages:
A minimum of 25% of the area of all walls along frontages must be comprised of transparent doors or windows.
2. 
Walls:
Walls, other than blind walls (see TMC Section 18.06.072), shall continue patterns of openings and windows or, on ground floors, feature display windows. Blank walls, as defined at TMC Section 18.06.071, and blind walls (when no active permit application exists for an adjacent development to obscure the blind wall), shall include at least one of the following treatments that cover a minimum of 60% of the wall's surface:
a. 
Trellises with climbing vines or plant materials.
b. 
Planting beds at least five feet wide or raised planter beds at least two feet wide and three feet long. Plant species shall be chosen that will obscure or screen 60% of the walls surface within three years.
c. 
Illuminated artwork, such as mosaics or murals.
d. 
Changed materials or textures with a minimum of two feet of depth.
3. 
Entrances:
One entrance is required per 75 linear feet of frontage. Walkways with a minimum width of six feet shall connect all entrances directly to a public sidewalk.
4. 
Weather Protection:
All building entrances and 50% of the area of all facades fronting along sidewalks shall provide continuous weather protection over the sidewalk.
a. 
Weather protection may take the form of awnings, canopies, or arbors, which extend from the building facade a minimum projection of six feet over the pedestrian area. Projection must be greater than eight feet above sidewalk level.
5. 
Ground Floor Residential Uses:
The following standards apply to ground floor residential uses. An applicant may design ground floor residential units to a modified specification from these standards without requesting a formal departure, provided the modification is demonstrated to meet one of the following criteria: (a) for units which are required by the underlying zoning district to be capable of being converted to commercial space, the modification provides greater customer or business access for the future commercial space; or (b) the modified design of the ground floor residential area exhibits features that mitigate the conditions of a street frontage with undesirable features such as constrained sidewalk widths or high levels of crime, and the modified design increases livability and safety for future tenants and the community.
a. 
All residential units at ground level shall feature private entrances from the street with porches or stoops. Each porch or stoop shall be a minimum of 25 feet in area, with no dimension less than five feet.
b. 
Finished floors for ground level residential uses shall be a minimum of 18 inches above adjacent sidewalk heights.
c. 
Setback areas for ground floor residential uses that are not occupied by stoops or walkways shall be landscaped and shall include a minimum of one medium or large tree.
6. 
Building Facades:
Street-facing facades shall include at least three of the following design features at intervals no greater than 30 feet of facade. Buildings with glass curtain wall systems may, as an alternative to the below features, feature projecting horizontal and/or vertical mullions.
a. 
Varied building heights.
b. 
Window fenestration patterns or entries.
c. 
Vertical piers or columns.
d. 
Change in roofline form.
e. 
Vertical elements such as landscaped trellises or art.
f. 
Change in building height of at least one foot.
g. 
Bay windows, porches, canopies, chimneys.
h. 
Decorative cornices projecting at least one foot. Cornices shall extend along all frontages of the building.
i. 
Changes in colors or materials.
7. 
Materials:
The following exterior materials shall not be used unless not visible from adjacent streets, properties, or to occupants of the building or site:
a. 
Non-mortared brick veneers.
b. 
Reflective metal siding.
c. 
Simulated stone with contradictory finishes, such as straight-line joints.
d. 
Plywood panel siding.
e. 
Plain (non-decorative) concrete block, unless on a blind wall.
8. 
Corners:
Building corners at intersections of any existing or new streets shall feature one of the following design elements, which shall extend a minimum of 10 horizontal feet along each corner facade:
a. 
Corner towers, where a separate, relatively slender mass of the building rises above the height of the adjacent building mass by at least 10 feet. The corner tower shall extend a minimum of 10 horizontal feet along each corner facade.
b. 
Projecting or recessed corner entrances, with at least 10 feet of offset. The area that is projecting or recessed shall extend a minimum of 10 horizontal feet along each corner facade.
c. 
Angled corners, where a facade at least 20 feet wide faces towards the middle of the intersection.
9. 
Waste Disposal Areas and Loading Docks:
a. 
All entrances to waste disposal areas, loading docks, and storage areas shall be located on a non-street facing facade, if one exists.
b. 
Waste disposal areas visible from any non-alley street, pathway, public or private plaza, or public parking area, shall be screened with landscaping on the sides and rear and shall be surrounded by a durable wall or fence at least six feet high. Chain link fencing is not permitted.
c. 
Collection points shall be located and configured such that the enclosure gate swing does not obstruct pedestrian or vehicle traffic and does not require that a hauling truck project into any non-alley street.
10. 
Utility Apparatus:
a. 
Utility meters, electrical conduit and other utility apparatus shall be located in areas that are not visible from any non-alley street, pathway, public or private plaza, or public parking area, or shall be screened with landscaping or architectural features.
b. 
Rooftop mechanical equipment shall be screened such that they are not visible from public streets or sidewalks within 300 feet of the subject property, unless from a point of view greater than 10 feet above the finished site grade of the subject property.
11. 
Lighting:
Exterior lighting shall meet the following standards:
a. 
Exterior walls and landscaping, if lit, shall be illuminated indirectly by concealing light features with the building or landscaping. Facade uplighting is encouraged.
b. 
Illumination level of one footcandle shall be provided in all pedestrian areas, including building entries, along walkways, parking areas, and other public areas. Stairways may feature integrated lighting elements.
c. 
All public and residential entrances shall feature illumination.
d. 
Lighting shall be shielded and cut off to prevent light spillover and glare on adjacent properties.
e. 
Large areas shall be illuminated with multiple low-intensity light sources rather than single high-intensity light sources.
f. 
Pole lights shall be no taller than 35 feet above a 36-inch base in parking lots and traffic areas and no taller than 12 feet in pedestrian areas.
g. 
The following outdoor lighting equipment is prohibited:
(1) 
Lighting that flashes, chases, changes color, or changes intensity for any purpose other than serving as a safety light; and
(2) 
Laser lighting.
h. 
The correlated color temperature of all outdoor lighting shall be between 3,000 and 6,000 Kelvin with tolerance within the ANSI standards.
C. 
Departures from Standards:
As part of a Type 2 Design Review permit application, an applicant may request consideration of any architectural or site design that does not strictly comply with the design standards of this chapter. Nothing in this section prohibits an applicant from applying for a variance, pursuant to TMC Chapter 18.72. An applicant shall submit a detailed narrative that clearly articulates the reasons for seeking a departure. When considering a request for a departure, the Department shall confirm that the proposed departure meets the following evaluation standards:
1. 
The proposed departure does not conflict with any requirements other than those found in TMC Section 18.60.070; and
2. 
The proposed departure, if granted, would help accomplish the goals of the Comprehensive Plan to a similar or greater extent as would strict compliance with the codified standards; and
3. 
The proposed departure is necessary due to unique design features of the proposed site or structure; and
4. 
The proposed development requesting a departure has obtained a minimum of 1 development incentive point in accordance with TMC Chapter 18.47, "Development Incentive Program."
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 124, 2025; Ord. 2770, 10/20/2025)
A. 
Applicability:
1. 
In addition to the requirements in each individual zoning district and any other adopted City standards, all surface parking areas, driveways, or other areas for vehicle storage or movements within the HDR, RCC, NCC, and RC zoning districts shall be subject to TMC Section 18.60.080B1, "Vehicular Areas."
2. 
All proposed or modified parking structures shall be subject to TMC Section 18.60.080B2, "Parking Structures."
B. 
Standards:
1. 
Vehicular Areas:
a. 
No off-street surface parking shall be located between a building and any front property line. Surface parking lots greater than 5,000 square feet should provide clearly identifiable, lighted, and landscaped pedestrian paths that connect each aisle of parking to the building entrance or the sidewalk system. The lighting shall be pedestrian scaled. The landscaping shall consist of shrubs and groundcovers and may include trees. Pedestrian paths shall be raised to curb height when crossing streets or vehicle pathways and shall be at least six feet in width through the surface parking lot to building entrance. Paths shall contain continuous landscaped areas of at least three feet wide on at least one side of the path except where a pathway crosses vehicular pathways.
b. 
Sidewalks and walkways shall continue at curb height across all drive aisles and vehicular entrances. The surface of pedestrian crossings at drive aisles or vehicular entrances shall be surfaced with decorative pavers, brick, stamped concrete, or any other material that reinforces pedestrian priority while obtaining compliance with the standards of the Americans with Disabilities Act.
c. 
Applicants shall demonstrate that the overall design of the project and site meets the following standards for vehicular access:
(1) 
Vehicular access points have been reduced to the minimum quantity and width possible; and
(2) 
Vehicular access points are sited at the furthest possible location from street corners; and
(3) 
All shared vehicular access point options with neighboring sites have been explored, and if not utilized, are incapable of being utilized due to circumstances outside of the control of the applicant or property owner; and
(4) 
The location of all proposed vehicular access points requires the least alteration to existing features compliant with these or other Tukwila standards, including, but not limited to street trees, landscaping areas, utility infrastructure, bike facilities, and pedestrian pathways or sidewalks; and
(5) 
The location of all proposed vehicular access points requires the fewest direct access points to or from any street designated as an arterial by the Comprehensive Plan that are possible for the proposed project. Applicants shall demonstrate that alternative, non-arterial vehicular access points are incapable of being utilized or cannot adequately serve the site, due to circumstances outside of the control of the applicant or property owner.
2. 
Parking Structures:
a. 
Structured parking shall not be permitted to occupy more than 50% of any first-floor street facade visible from a public right of way or adjacent property. All above ground structured parking shall be subject to the following standards:
(1) 
Architectural features present on parking structures shall be consistent with exterior elements and features of the primary structure.
(2) 
All exterior walls of parking structures, other than blind walls, shall be considered blank walls, and shall be subject to the requirements of TMC Section 18.60.070B2.
(Ord. 2770, 10/20/2025)
A. 
Site Planning:
1. 
Site Design Concept and Site Relationships:
a. 
Organize site design elements to provide an orderly and easily understood arrangement of buildings, landscaping, and circulation elements that support the functions of the site.
b. 
Maintain visual and functional continuity between the development and adjacent properties where appropriate.
2. 
Site Design for Safety:
a. 
Reduce the potential for conflicts between drivers and pedestrians.
b. 
Provide building, site, and landscape designs that allow comfortable and safe navigation by employees, customers, and visitors.
c. 
Provide lighting at building entries, along walkways, parking areas, and other public areas to enhance safety and visibility.
d. 
Avoid light trespass beyond the boundaries of the property lines.
3. 
Siting and Screening of Parking Areas:
a. 
Organize site and building designs to deemphasize vehicular circulation and parking.
b. 
Use building placement, walls, berms, and/or landscaping to create a distinct street edge.
4. 
Siting and Screening of Service Areas and Mechanical Equipment:
a. 
Reduce the visual, sound, and odor impacts of service areas from adjacent residential properties, public view and roadways through site design, building design, landscaping, and screening.
b. 
Ensure that larger pieces of mechanical equipment are visually unobtrusive.
c. 
Locate and/or screen roof-mounted mechanical equipment to minimize visibility from streets, trails, and adjacent properties.
5. 
Natural Features:
a. 
Incorporate natural features and environmental mitigation areas such as existing topography, significant wooded areas, wetlands, and/or watercourses into the overall site plan where appropriate.
b. 
Provide connections to existing and planned trails, open spaces, and parks per the Master Open Space and Trails Plan.
6. 
Pedestrian and Vehicular Circulation:
a. 
Provide an efficient and comprehensive internal circulation system, including motorized and non-motorized access points, parking, loading, and emergency accessways.
b. 
Create on-site pedestrian networks from streets and drives to building entrances, through parking lots to connect buildings to the street, and between sites.
7. 
Pedestrian Environment:
a. 
Incorporate amenities in site design to increase the utility of the site and enhance the overall pedestrian/employee environment.
b. 
Ensure that pedestrian amenities are durable and easy to maintain.
c. 
Select site furnishings that complement the building and landscape design of the development.
8. 
Gateways:
a. 
Designate gateways at key intersections into district and secondary gateways at major use nodes per the Tukwila South Master Plan.
b. 
Provide special treatment at designated gateway locations.
B. 
Building Design:
1. 
Architectural Concept:
a. 
Develop an architectural concept for structure(s) on the site that conveys a cohesive and consistent thematic or stylistic statement, and is responsive to the functional characteristics of the development.
b. 
Reduce the apparent scale of large commercial and industrial buildings located adjacent to low density residential developments.
c. 
Provide distinctive building corners at street intersections through the use of architectural elements and detailing and pedestrian-oriented features where possible.
d. 
Provide prominent rooflines that contribute to the character of the area and are consistent with the type of building function and uses.
2. 
Building Elements and Architectural Details:
a. 
Utilize durable, high quality building materials that contribute to the overall appearance, ease of maintenance, and longevity of the building.
b. 
Buildings and site design should provide an inviting entry orientation.
c. 
Colors used on building exteriors should integrate a building's various design elements or features.
C. 
Landscape and Planting Design:
1. 
Landscape Design:
a. 
Develop a landscape plan that demonstrates a design concept consistent with or complementary to the site design and the building's architectural character.
b. 
Develop a landscape design concept that fulfills the functional requirements of the development, including screening and buffering.
2. 
Planting Design:
a. 
Incorporate existing significant trees, wooded areas and/or vegetation in the planting plan where they contribute to overall landscape design.
b. 
Select plant materials that reinforce the landscape design concept, and are appropriate to their location in terms of hardiness, maintenance needs and growth characteristics.
D. 
Signage Design:
1. 
Provide signage that is consistent with the site’s architectural theme.
2. 
Manage sign elements such as size, location and arrangement so that signs complement the visual character of the surrounding area and appear in proportion to the building and site to which they pertain.
3. 
Provide signage that is oriented to both pedestrians and motorists in design and placement.
4. 
Provide a wayfinding system within the development to allow for quick location of buildings and addresses, that coordinates with other sites and the district, where appropriate.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 125, 2025; Ord. 2770, 10/20/2025)
A. 
Intent:
The intent of this section is to create a more uniform commercial district along the Tukwila International Boulevard corridor and to better integrate mixed use or commercial developments with the adjacent neighborhoods. Development within the five identified commercial redevelopment areas that is not in accordance with the underlying zone's uses and standards may be approved by the Director if the development complies with this section.
B. 
Eligibility and Process:
Any CR or HDR zoned parcel within a Commercial Redevelopment Area (CRA) shall be permitted to aggregate with, via a lot consolidation, binding site improvement plan, and/or development agreement, any adjacent parcel that is within the NCC or RC zoning districts. The permitted uses and development standards of the subject parcel within the CRA shall be those of the adjacent RC or NCC zoning district to which the CR or HDR zoned properties are being aggregated.
C. 
Criteria of Approval:
The development shall include at least one parcel that fronts on Tukwila International Boulevard. It may include any number of additional adjacent parcels within the CRA.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
A. 
A complete building permit application for a project which received an approved design review permit must be received by the Department within three (3) years from the date of the Notice of Decision of the Design Review Permit, or the approval decision of the Design Review Permit becomes null and void.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 127, 2025; Ord. 2770, 10/20/2025)