A. 
The purpose of this chapter to incentivize certain types of new development to provide benefits for the Tukwila community by providing flexibility for certain standards.
(Ord. 2770, 10/20/2025)
A. 
A project within the Regional Center (RC) or Neighborhood Commercial Center (NCC) zoning districts may opt into the Development Incentive Program by voluntarily providing one or more of the listed Community Benefits in the Development Incentive Program table. A project must earn at least 100 points to comply with the standards of this program. All applicants wishing to participate in this program shall apply for and obtain a Type 2 Design Review Permit, via which verification of compliance with this program shall be determined. A detailed narrative is required to verify compliance. The Department may request any other information or certification necessary to determine compliance with the program and award points.
B. 
The Development Incentive Program table shall be used to evaluate eligibility for a development to obtain one or more of the following:
1. 
Increased height beyond the base height limit within an applicable zoning district, up to the incentive height limit; and/or
2. 
In accordance with the provisions of TMC Section 18.60.070, a departure from the Multi-Family, Mixed Use, Hotel, and Motel Design Review Criteria.
(Ord. 2770, 10/20/2025)
A. 
See each community benefit for details regarding eligibility and development and design standards.
Development Incentive Program
Community Benefits
Development Standards
Points
Family Sized Homes
Eligibility
1. At least 5% of all units contain 3 or more bedrooms and at least 20% of all homes contain 2 bedrooms; or
2. At least 10% of all units contain 3 or more bedrooms; or
3. At least 40% of all units contain 2 bedrooms.
100
Affordable Homes
Eligibility:
For a minimum of at least 12 years, at least 20% of all units shall be affordable to those earning 80% or less of the King County Area Median Income.
100
Enhanced Streetscapes
Eligibility:
At least 4 feet of additional frontage beyond minimum requirements in the underlying zoning district or other City standards. Required along all frontages of the development site.
Required Frontage Zone Features:
The frontage shall feature at least 3 of the following:
1. Additional landscaping beyond the minimum required;
2. Decorative paving;
3. Additional weather protection;
4. Artistic elements;
5. Structures that encourage active use, such as permanent street cafe features or play equipment, and retail patios;
6. Residential patios or stoops.
100
Pedestrian Pathways
Definition:
A pedestrian pathway is an urban design intervention to increase pedestrian connectivity and increase the number activity areas located at corners and intersections.
Eligibility:
At project shall install at least one pedestrian pathway, with a minimum width of 16 feet and maximum width of 30 feet. A site is eligible for this benefit only when the midblock promenade can be sited more than 150 feet from the nearest public or private intersection that provides public pedestrian access. Walkways shall incorporate textured paving, plantings, landscaping, pedestrian-scale lighting, and active residential or non-residential entrances and frontages. If stairs are incorporated, the stairs shall feature bicycle runnels.
Easements:
Permanent public easements for access are required. Terms of the public access may be established; however, terms may not include restrictions on walking bicycles or prohibitions of usage by the public after 6:00 AM or before 10:00 PM.
100
Active Recreation Area
Examples:
Sport courts, child play areas, dog relief areas, climbing walls, and exercise equipment.
Eligibility:
A project shall install at least one active recreation area, which may be located outdoors or indoors. The recreation area shall be a minimum of 2,500 square feet and shall be accessible to the public. A fee may be charged for use, but usage may not be limited by means of membership or to building tenants/occupants.
50
Enclosed Plaza
Definition:
A publicly accessible continuous open space located within a building and covered to provide overhead weather protection, while providing substantial natural daylight. Examples are atriums or gallerias.
Eligibility:
A project shall install at least one enclosed plaza, which shall be open and accessible to the public during the same hours that the building in which it is located is open. The enclosed plaza shall provide signage to identify the space as open to the public and shall be visually and physically accessible from a publicly accessible space. The minimum area is 750 square feet, and the minimum horizontal dimension is 20 feet.
50
Green Building Certification
Eligibility:
The applicant shall submit evidence that the project has achieved, or will achieve upon completion, one of the following:
• Certification of compliance with the Living Building Challenge, in one of the following ways:
○ Achievement of all 20 Imperatives for new buildings - LBC full certification; or
○ Achievement of all Core Imperatives, in addition to all imperatives in either Water, Energy, or Materials Petal - Petal Certification.
• Certification of compliance with LEED Platinum.
• Certification of compliance with a different green building program that provides equivalent or superior sustainability and/or environmental benefits to Tukwila's natural resources or environment to that of the Living Building Challenge certification. A detailed narrative and documentation shall be required to determine points eligibility.
100
Neighborhood Serving Use Space
Definition:
Allocation of space for noncommercial neighborhood serving uses that bolster livability for residents. Eligible neighborhood serving uses include childcare, community meeting rooms, or nonprofit space.
Eligibility:
The project shall dedicate at least 5,000 square feet for these uses for the life of the project. Applicant shall record with King County Recorder's Office (or its successor agency) and provide a copy to the Director of a binding document allocating those spaces only for neighborhood serving uses for the life of the building. No other uses shall be approved for future tenancy in those spaces if they are not consistent with the uses outlined in the definition of neighborhood serving uses in this table. Spaces shall be visually accessible from the street.
100
Small Business Spaces
Definition:
Leasable retail or commercial spaces that are no smaller than 500 square feet and no larger than 2,500 square feet.
Eligibility:
The project shall install at least one small business space.
25/Space
Flexible Benefit
Definition:
For proposed amenities not identified in this table, the Flexible Benefit allows an applicant the opportunity to propose an additional benefit that would substantially increase livability in Tukwila.
Eligibility:
To obtain this incentive, the City may require the applicant to pay for an independent technical review by a consultant retained by the City.
Consultant services may include, but are not limited to, economic evaluation of public benefits, impacts on property values, review of construction valuations, documentation related to constructability, and other input deemed necessary by the City. The number of points awarded shall be determined on a case-by-case basis.
The Director shall use the following criteria when evaluating a proposed flexible benefit:
• The proposed benefit has merit and value for the community; and
• The proposed benefit is outside of the anticipated Development Incentive Program structure; and
• The proposed benefit does not conflict with existing Land Use Code regulations; and
• The proposed benefit equals or exceeds what would be provided by the standard benefits provided above.
10-100
(Ord. 2770, 10/20/2025)