HomeMy WebLinkAboutPlanning 2026-07-23 Item 7.1 - Simplifying Mixed-Use Zoning Districts TO: Tukwila Planning Commission
FROM: Nora Gierloff, AICP, Community Development Director
BY: Isaac Gloor, Senior Planner, DCD
DATE: July 23, 2026
SUBJECT: Simplifying Tukwila's Mixed-Use Zoning Districts
ISSUE
The Department is considering the potential to simplify the City’s portfolio of mixed-use zoning
districts by exploring consolidation of those that may be duplicative or underutilized, including
Office (O), Residential Commercial Center (RCC), Mixed Use Office (MUO), and Regional
Commercial Mixed-Use (RCM).
DISCUSSION
Background
This topic was previously discussed with the Planning Commission at a meeting in May of 2026. To
review a detailed background on this topic, please review the Agenda Packet for that meeting.
The discussion in May focused on a generalized discussion of the goals and regulations for land
within four similar and underperforming zoning districts:
• Office (O): Almost exclusively permits office uses. Found near Southcenter Boulevard, and in
small patches elsewhere in the City.
• Mixed-Use Office: Permits a somewhat limited array of mixed-uses, including residential,
commercial, and office uses, at low densities. Geographically limited, this zoning district
exists only within the North Tukwila International Boulevard corridor.
• Regional Commercial Mixed-Use (RCM): Permits an expansive array of mixed-uses at low
densities. Found along the Southcenter Boulevard and Interurban Avenue corridors.
• Residential Commercial Center (RCC): Permits small-scale commercial and residential uses.
Found in small clusters near Crestview Park, Macadam and S 144th Street, the Tukwila
Community Center and north Allentown, and along Beacon Ave S in the Ryan Hill
neighborhood.
The discussion centered around the lack of investment in areas within these zones due to outdated
and restrictive standards, as well as the inefficiency of the regulation of multiple zoning districts
with broadly similar standards and goals.
Additionally, the Commission discussed the potential value of the RCC district as providing crucial
neighborhood amenities for low and medium density areas. While that zoning district currently is
underutilized, it could serve as a focal core for neighborhoods and foster walkability and proximity
of crucial neighborhood services. 5
INFORMATIONAL MEMO PAGE 2
In this meeting, the goal is to further consider the consolidation of Tukwila’s mixed-use zoning
districts.
Consolidation into Neighborhood Commercial Center Zoning District
Staff have determined that the goals of the Neighborhood Commercial Center (NCC) zoning district
have broad overlap with the goals and intentions for all four underperforming mixed -use districts
under discussion. The description of the NCC district can be found at Policy LU 3.5, on page LU-6
of Tukwila’s Comprehensive Plan:
Zones: Description:
Mixed-Use Office:
Policy LU 3.4:
Mixed Use Office (MUO) designated areas are characterized by professional
and commercial office structures, mixed with retail and residential uses. These
uses and densities are modified where covered by the Tukwila South Overlay.
Office:
Policy LU 3.3:
Office (O) designated areas are characterized by professional and commercial
office structures mixed with retail.
Residential
Commercial Center:
Policy LU 3.6:
Residential Commercial Center (RCC) designated areas are pedestrian friendly
areas characterized and scaled to serve a local neighborhood, with a diverse
mix of uses. Uses include certain commercial; residential; retail; service;
office; and recreational and community facilities.
Regional
Commercial Mixed
Use:
Policy LU 3.8:
Regional Commercial Mixed-Use (RCM) designated areas are areas
characterized by commercial services, offices, lodging, entertainment,
retail activities and associated warehousing, and certain accessory light
industrial uses. Residential uses mixed with certain commercial uses
are also allowed.
Additionally, the Neighborhood Commercial Center (NCC) zoning district was recently updated as
part of the TIB Neighborhood Project. That update brought the NCC into conformance with the
goals and policies of the comprehensive plan. It also established a gradient of permitted densities
that are highly relevant to the specific scenarios found within the four mixed-use zoning districts,
with transit appropriate densities near transportation corridors, and business supporting densities
on neighborhood streets.
Consolidation of all four zoning districts into the NCC would allow a broader variety of commercial
and residential uses within those areas. It would also modernize standards to reflect current
development trends and real estate market realities, helping to incentivize development.
Policy LU 3.5: Neighborhood Commercial Center (NCC) designated areas
are characterized and scaled to serve multiple residential areas with a
diverse mix of uses. Uses include commercial; residential, including senior
citizen housing; retail; service; office; and recreational and community
facilities, generally along a transportation corridor. These uses are
modified where covered by the Urban Renewal Overlay.
Description of the Neighborhood Commercial Center Zoning District
Description of the Four Mixed-Use Districts Under Consideration
6
INFORMATIONAL MEMO PAGE 3
Certain standards within the NCC zoning district refer specifically to Tukwila International
Boulevard and should be generalized to refer to major arterials more broadly. Additionally, the
name of the zoning district (“Neighborhood Commercial Center”) does not reflect the wider array
of permitted uses in this district. Staff propose a change to the name of this district to
Neighborhood Mixed (NM). This name better orients the uses of the zone away from exclusively
commercial uses and toward mixed-uses.
Consolidation into Community Residential Zoning District
Certain parcels within the four mixed-use zoning districts under discussion may not be good
candidates for consolidation into the NCC zoning district, largely due to low development capacity
due to the presence of on-site environmentally critical areas.
Staff propose consolidating these properties into the “Community Residential” (CR) zoning district,
Tukwila’s low and medium density residential zone. This will better reflect the parcels’ lower
development capacity and prevent the increase of development pressure on environmentally
critical areas, while still modernizing these areas with current development standards . Parcels
proposed to be consolidated into the CR zone are described below. Attachment A features maps
showing the locations of these areas.
• Map 1 (Attachment A, Page 1): Portions of the O zoning district east of 51 st Ave, south of S
146th Street, and north of S 151st Street.
o Reasoning: These parcels are heavily encumbered by wetlands and watercourses.
They are best suited for low-density development.
• Map 2 (Attachment A, Page 2): Portions of the RCC zoning district north of S 144th Street, west
of Interstate 5, and east of Showalter Middle School.
o Reasoning: Several of these parcels are split-zoned between the RCC and CR
zoning districts. All of them are heavily encumbered by wetlands and watercourses
and best suited for low-density development.
• Map 3 (Attachment A, Page 3): Portions of the O zoning district north of S 115th Street, in the
Allentown neighborhood, east of the Duwamish Hill Preserve.
o Reasoning: These parcels are currently undeveloped and are owned by the City of
Tukwila, which has plans to incorporate them into the Duwamish Hill Preserve park.
The City uses the CR zoning district for park uses.
• Map 4 (Attachment A, Page 4): Portions of the O zoning district north of S Ryan Way and west
of 47th Ave S.
o Reasoning: One of these parcels is developed with a single-family home. The other
parcel is undeveloped and features no access except through the first parcel. They
stand alone in a low-density, heavily encumbered part of the City, and are best
suited for low-density development.
7
INFORMATIONAL MEMO PAGE 4
SUMMARY OF PROPOSED AMENDMENTS
See the below list for a summary of anticipated amendments to Tukwila’s regulations, along with
associated Comprehensive Plan changes:
• Amendments to regulations for the NCC zoning district to ensure standards fit well within the
district’s expanded scope. Change of name of NCC zoning district to Neighborhood Mixed -
Use (NM) to better reflect the district’s permitted uses.
o See Attachment B.
• Removal of all references and regulations relating to the MUO, O, RCM, and RCC zoning
districts.
o All changes will be available in ordinance form at a future meeting or public hearing
date.
• Amendments to the City’s zoning map to shift all parcels currently zoned MUO, O, RCM, or
RCC into either the Community Residential zoning district or the newly amended
Neighborhood Mixed-Use district.
o See Attachment C.
• Miscellaneous Comprehensive Plan updates to reflect changed conditions and/or State
requirements.
o All changes will be available in ordinance form at a future meeting or public hearing
date.
NEXT STEPS
The intended outcome of this meeting is for City Staff to receive guidance from the Planning
Commission regarding the proposed zoning consolidation , in anticipation of a public hearing on
this topic, to be held in August of 2026.
ATTACHMENTS
A. Parcels Proposed for Consolidation into Community Residential Zoning District
B. Draft Proposed TMC 18.22: Neighborhood Mixed-Use Zoning District
C. Draft Proposed Zoning Map
8
Map 1: These Office zoned parcels
are heavily encumbered by wetlands
and watercourses. They are best
suited for low-density development.
See legend at left.
Legend
9
Map 2: Several of these parcels are split-
zoned between the RCC and CR zoning
districts. All of them are heavily
encumbered by wetlands and
watercourses and best suited for low-
density development. See legend at left.
Legend
10
Map 3: These Office zoned parcels are currently undeveloped and
are owned by the City of Tukwila, which has plans to incorporate
them into the Duwamish Hill Preserve park. The City uses the CR
zoning district for park uses.
11
Map 4: One of these Office zoned parcels is developed with a single -
family home. The other parcel is undeveloped and features no access
except through the first parcel. They stand alone in a low-density,
heavily encumbered part of the City, and are best suited for low-density
development.
12
CHAPTER 18.22
NEIGHBORHOOD MIXED-USE (NM) DISTRICT
§ 18.22.010. Purpose.
A. This district implements the Neighborhood Mixed-Use (NM) Comprehensive Plan designation. It
is intended to provide for walkable, mixed-use neighborhoods that bring together medium and high
density housing, retail, services, and community gathering spaces along key corridors. Scaled to
serve multiple residential areas, this district fosters vibrant, connected places where people can
live, shop, and gather close to home.
§ 18.22.020. Land Uses Allowed.
A. Refer to TMC Chapter 18.09, "Land Uses Allowed by District." Parcels within a Commercial
Redevelopment Area may be permitted to aggregate with, and use the development standards
and permitted uses of, any adjacent parcel within the NM zoning district, pursuant to TMC
Section 18.60.100.
§ 18.22.030. On-Site Hazardous Substances Prohibited.
A. No on-site hazardous substance processing and handling, or hazardous waste treatment and
storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use.
On-site hazardous waste treatment and storage facilities shall be subject to the State siting
criteria (Chapter 70.105 RCW). See TMC Chapter 21.08.
§ 18.22.040. Design Standards.
A. All development within the NM zoning district shall be subject to design standards and
procedures in accordance with the provisions found at TMC Chapter 18.60, "Design Review."
§ 18.22.050. Street Frontage Improvements.
A. Applicability: In addition to all projects required to install frontage improvements by any other
section or chapter of the TMC, all projects that propose to construct new structures that will
feature any use that is not an accessory use shall install frontage improvements in accordance with
this TMC Section 18.22.050. The following frontages are not subject to the requirements of this
section, but may be subject to frontage improvement requirements found in other sections or
chapters of the TMC:
1. Frontages that have been previously improved, when the improvements immediately
adjacent to the site feature, at a minimum, a 6 foot pedestrian clear zone separated from
the street by a 4 foot landscape/furniture zone.
2. Frontages along Southcenter Boulevard.
3. Frontages along Interurban Ave S.
B. Standards: All projects subject to this section shall install improvements on all frontages. In
addition to the following listed standards, improvements shall conform to the street designation
determined by the Department of Public Works or the Department of Community
Development, and shall meet the minimum standards of TMC Section 17.20.040H, "Street
Components and Improvement Requirements," and the "Tukwila Infrastructure Design and
Construction Standards." In areas of conflict, priority shall be given to this section (TMC Section
18.22.050), then TMC Section 17.20.040H, then the "Tukwila Infrastructure Design and
Construction Standards." The improvements required in this section shall be installed only at the
back-of-curb. Required improvements may be located on private property if permanent public
easements are provided, in accordance with the requirements of the Department of Public Works.
13
See Figure 18-62 for a sidewalk component dimension diagram.
1. Sidewalk Zones and Widths: Frontages in the NM zoning district shall feature the following
zones:
a. Frontage Zone: This area is defined as the area between the property line and pedestrian
clear zone. This zone may be able to accommodate sidewalk cafes, store entrances, retail
display, landscaping, transit stop amenities, or other features that activate and enhance
the pedestrian environment. Wider frontage zones provide more room for future tenants
and residents to activate the public right-of-way in a manner compatible with street trees
and other required features between the frontage zone and curb.
(1) Minimum Width:
(a) Arterials: Two feet.
(b) All other streets: Not required.
b. Pedestrian Clear Zone: This area is defined as the area of the sidewalk corridor that is
specifically reserved for pedestrian travel. Street furniture, street trees, planters, and other
vertical elements such as poles, fire hydrants and street furniture, as well as temporary
signs and other items shall not protrude into the pedestrian clear zone. The minimum width
shall be as follows:
(1) Minimum Width:
(a) Arterials: Eight feet.
(b) All Other Streets: Six feet.
Figure 18-62: Sidewalk Component Dimensions
14
c. Landscape/Furniture Zone: This area is defined as the area between the roadway curb
face and the front edge of the pedestrian clear zone. This zone buffers pedestrians from the
adjacent roadway and is the appropriate location for bioretention cells, rain gardens, street
furniture, art, street trees and vegetation, and includes the six-inch curb in its dimensions.
It is also the preferred location for other elements such as signage, pedestrian lighting,
hydrants, and above and below grade utilities. Clearance and setback requirements apply
to many elements located in the landscape/furniture zone. In transit areas, the
landscape/furniture zone may be utilized for transit patron waiting, boarding and alighting
and may include transit signage, shelters, benches, litter receptacles, real-time display, off-
board payment, and pedestrian scaled lighting.
(1) Minimum Width: The minimum widths shown below may be increased by the
Department on frontages with unique features, including transit stops.
(a) Arterials: Eight feet.
(b) All Other Streets: Four feet.
(2) Trees: Street trees shall be spaced to maximize tree growth based on size. Species
shall be chosen from the City of Tukwila Approved Tree List. Other species may be
approved by the Department. Chosen street tree species shall be non-columnar and
shall be chosen from among large species if the planting location is along Tukwila
International Boulevard or Southcenter Boulevard, or from among the medium or large
species if the planting location is along any other street. Planting shall meet the
minimum standards of TMC Chapter 18.52.
C. Alternative Sidewalk Designs: Alternative sidewalk designs may be approved by the Department
if the alternative design meets the following standards:
1. The alternative design provides a barrier free, safe pedestrian route; and
2. The alternative design accommodates all required elements of the sidewalk in the area, such
as transit waiting areas or bicycle parking; and
3. The alternative design results in fewer removals of existing mature vegetation than would be
required with strict compliance; and/or
4. The alternative design enables green stormwater infrastructure above stormwater code
requirements; and/or
5. The alternative design will avoid costly utility relocations that are not recommended by the
Department of Public Works; and/or
6. The alternative design allows for more extensive sidewalk improvements (one block
minimum) compared to strict compliance with the sidewalk standards; and/or
7. The alternative design is demonstrated to be necessary to accommodate reasonable
development of a property due to site specific circumstances relating to the property’s size,
shape, or encumbrance by environmentally critical areas; and/or
8. The alternative design is demonstrated to result in fewer impacts on wetlands,
watercourses, or the shoreline; and/or
9. The alternative design better aligns with a separate project that will modify the project site's
frontage within the next five years, as determined by the Department.
15
§ 18.22.060. Dimensional and Density Standards.
A. Development within the NM district shall conform to the following listed and referenced
standards.
1This includes all parcels where any portion of the parcel is within 500 linear feet, as the crow flies, from
any portion of a street classified as a principal or minor arterial by the City of Tukwila’s Comprehensive
Plan. This includes sidewalk areas of principal or minor arterials that lie within private property but are
subject to permanent easements for public access.
2Projects may use incentive standards only if the project opts in to and is compliant with the provisions of
the Development Incentive Program found at TMC Chapter 18.47.
NM DIMENSIONAL AND DENSITY STANDARDS
Property
Location
Parcels Within 500 Feet of
a Principal or Minor Arterial Street1 All Other Parcels
Minimum Lot
Area None
Residential
Density No Maximum
Setbacks
Fronts, Sides, Rear Front
Entrances of Street Facing First-Floor Homes:
Minimum: 6’
All other Uses:
Minimum: 0’
Minimum: 6’
Sides & Rear
Minimum: 10’
Maximum
Development
Coverage
75%
Ground Floor
Uses
Parcels with any frontage on a principal, minor, or collector arterial:
A minimum of 60% of the ground floor façade area along any arterial shall be dedicated to
non-residential uses. As part of a Type 2 Design Review permit, this requirement may be
waived if at least 60% of the ground floor’s façade area is designed such that it may be “Easily
Adaptable”. See TMC 18.06.249.
Maximum
Building
Heights
Base Height Limit:
65 feet
Base Height Limit:
50 feet
Incentive Height Limit2:
90 feet
Incentive Height Limit2:
70 feet
16
CHAPTER 18.22
NEIGHBORHOOD COMMERCIAL CENTER (NCC) DISTRICT
§ 18.22.010. Purpose.
A. This district implements the Neighborhood Commercial Center (NCC) Comprehensive Plan
designation. It is intended to provide for pedestrian-friendly areas characterized and scaled to serve
multiple residential areas, with a diverse mix of uses.
§ 18.22.020. Land Uses Allowed.
A. Refer to TMC Chapter 18.09, "Land Uses Allowed by District." Parcels within a Commercial
Redevelopment Area may be permitted to aggregate with, and use the development standards
and permitted uses of, any adjacent parcel within the NCC zoning district, pursuant to TMC
Section 18.60.100.
§ 18.22.030. On-Site Hazardous Substances Prohibited.
A. No on-site hazardous substance processing and handling, or hazardous waste treatment and
storage facilities shall be permitted, unless clearly incidental and secondary to a permitted use.
On-site hazardous waste treatment and storage facilities shall be subject to the State siting
criteria (Chapter 70.105 RCW). See TMC Chapter 21.08.
§ 18.22.040. Design Standards.
A. All development within the NCC zoning district shall be subject to design standards and
procedures in accordance with the provisions found at TMC Chapter 18.60, "Design Review."
§ 18.22.050. Street Frontage Improvements.
A. Applicability: In addition to all projects required to install frontage improvements by any other
section or chapter of the TMC, all projects that propose to construct new structures that will
feature any use that is not an accessory use shall install frontage improvements in accordance with
this TMC Section 18.22.050. These requirements may be waived or altered by the Director via a
Type 2 Design Review application if the applicant demonstrates the following:
1. That the proposed project is located on a site for which the frontage was previously
improved but does not comply with the standards of this section, and the project will
not result in an increase of multi-modal visitors to the site of greater than 25% from the
previously approved use. The Director may require the provision of a multi-modal traffic
study that compares total site-visitation both before and after construction.
B. Standards: All projects subject to this section shall install improvements on all frontages. In
addition to the following listed standards, improvements shall conform to the street designation
determined by the Department of Public Works or the Department of Community
Development, and shall meet the minimum standards of TMC Section 17.20.040H, "Street
Components and Improvement Requirements," and the "Tukwila Infrastructure Design and
Construction Standards." In areas of conflict, priority shall be given to this section (TMC Section
18.22.050), then TMC Section 17.20.040H, then the "Tukwila Infrastructure Design and
Construction Standards." The improvements required in this section shall be installed only at the
back-of-curb. Required improvements may be located on private property if permanent public
easements are provided, in accordance with the requirements of the Department of Public Works.
1. Sidewalk Zones and Widths: Frontages in the NCC zoning district shall feature the
following zones:
17
a. Frontage Zone: This area is defined as the area between the property line and pedestrian clear zone.
This zone may be able to accommodate sidewalk cafes, store entrances, retail display, landscaping,
transit stop amenities, or other features that activate and enhance the pedestrian environment. Wider
frontage zones provide more room for future tenants and residents to activate the public right-of-way in
a manner compatible with street trees and other required features between the frontage zone and
curb.
(1) Minimum Width: Two feet.
b. Pedestrian Clear Zone: This area is defined as the area of the sidewalk corridor that is specifically
reserved for pedestrian travel. Street furniture, street trees, planters, and other vertical elements such
as poles, fire hydrants and street furniture, as well as temporary signs and other items shall not
protrude into the pedestrian clear zone. The minimum width shall be as follows:
(1) Minimum Width:
(a) Tukwila International Boulevard: Eight feet.
(b) All Other Streets: Six feet.
c. Landscape/Furniture Zone: This area is defined as the area between the roadway curb face and the
front edge of the pedestrian clear zone. This zone buffers pedestrians from the adjacent roadway and is
the appropriate location for bioretention cells, rain gardens, street furniture, art, street trees and
vegetation, and includes the six-inch curb in its dimensions. It is also the preferred location for other
elements such as signage, pedestrian lighting, hydrants, and above and below grade utilities.
Clearance and setback requirements apply to many elements located in the landscape/furniture zone.
In transit areas, the landscape/furniture zone may be utilized for transit patron waiting, boarding and
alighting and may include transit signage, shelters, benches, litter receptacles, real-time display, off-
board payment, and pedestrian scaled lighting.
(1) Minimum Width: The minimum widths shown below may be increased by the
Department on frontages with unique features, including transit stops.
(a) Tukwila International Boulevard: Eight feet.
(b) All Other Streets: Six feet.
(2) Trees: Street trees shall be spaced to maximize tree growth based on size. Species
shall be chosen from the City of Tukwila Approved Tree List. Other species may be
approved by the Department. Chosen street tree species shall be non-columnar and
shall be chosen from among large species if the planting location is along Tukwila
International Boulevard or Southcenter Boulevard, or from among the medium or large
species if the planting location is along any other street. Planting shall meet the
minimum standards of TMC Chapter 18.52.
18
C. Alternative Sidewalk Designs: Alternative sidewalk designs may be approved by the Department
if the alternative design meets the following standards:
1. The alternative design provides a barrier free, safe pedestrian route; and
2. The alternative design accommodates all required elements of the sidewalk in the area,
such as transit waiting areas or bicycle parking; and
3. The alternative design results in fewer removals of existing mature vegetation than would
be required with strict compliance; and/or
4. The alternative design enables green stormwater infrastructure above stormwater code
requirements; and/or
5. The alternative design will avoid costly utility relocations that are not recommended by the
Department of Public Works; and/or
6. The alternative design allows for more extensive sidewalk improvements (one block
minimum) compared to strict compliance with the sidewalk standards; and/or
7. The alternative design better aligns with a separate project that will modify the project site's
frontage within the next five years, as determined by the Department.
§ 18.22.060. Dimensional and Density Standards.
A. Development within the NCC district shall conform to the following listed and
referenced standards.
1 This includes all parcels where any portion of the parcel is within 500 linear feet, as the crow flies,
from any portion of Tukwila International Boulevard, including sidewalk areas of the Boulevard that lie
within private property but are subject to permanent easements for public access.
NCC DIMENSIONAL AND DENSITY STANDARDS
Property Location Parcels Within 500 Feet of
Tukwila International Boulevard1 All Other Parcels
Minimum Lot Area None
Residential Density No Maximum
Setbacks2
Fronts, Sides, Rear Front
Entrances of Street Facing First-Floor
Homes
Minimum: 6’
Maximum Average: 10’
All other Uses:
Minimum: 0’
Maximum Average: 10’
Minimum: 6’
Sides & Rear
Minimum: 10’
Maximum
Development Coverage 75%
Ground Floor Uses
Parcels with any frontage on Tukwila International Boulevard:
Non-residential uses required on a minimum of 60% of the ground floor’s
façade area. As part of a Type 2 Design Review permit, this requirement may
be waived if at least 60% of the ground floor’s façade area is designed such
that it may be “Easily Adaptable”. See TMC 18.06.249.
Minimum Building
Heights 30 feet N/A
Maximum Building
Heights
Base Height:
65 feet
Base Height:
50 feet
Parcels South of
S 146th Street: All other Parcels: Incentive Height3:
70 feet Incentive Height3:
125 feet
Incentive Height3:
90 feet
19
2 Maximum setback standards may be altered by the Director via a Type 2 Design Review application,
provided the applicant demonstrates that: (i) strict adherence to setback rules will result in costly utility
relocations that are not recommended by the Department of Public Works; or (ii) required sight distance
triangles prohibit structures from compliance, and the issue is not mitigatable by enhancements to the
project's frontage; or (iii) the proposed structure(s) exhibits a unique design or use that is incompatible
with the setback requirement, or that would be better served by an alternative setback. In such cases, the
required setback alteration shall be the minimum necessary to avoid the identified impacts and
accomplish the project's goals.
3 Projects may use incentive standards only if the project opts in to and is compliant with the provisions
of the Development Incentive Program found at TMC Chapter 18.47.
20
Manufacturing Ind. Center Overlay
Tukwila South Overlay
TUC-TOD - Transit Oriented Development
TUC-WP - Workplace
TUC-CC - Commercial Corridor
TUC-RC - Regional Center
TUC-P - Pond
TVS - Tukwila Valley South
MIC/H - Manufacturing Industrial Center (Heavy)
MIC/L - Manufacturing Industrial Center (Light)
HI - Heavy Industrial
LI - Light Industrial
C/LI - Commercial/Light Industrial
RC - Regional Commercial
NM - Neighborhood Mixed-Use
HDR - High Density Residential
CR - Community Residential
Public Recreation Overlay
Potential Annexation Area
Zoning Districts and Overlays
City of Tukwila
Zoning Map
Figure 18-10
Created 7/9/2026
In
t
e
r
u
r
b
a
n
A
v
e
S
T
u
k
w
i
l
a
I
n
t
l
.
B
l
v
d
.
M
a
c
a
d
a
m
R
d
S
An
d
o
v
e
r
P
a
r
k
W
So
u
t
h
c
e
n
t
e
r
P
k
w
y
We
s
t
v
a
l
l
e
y
H
w
y
Strander Blvd
Tukwila P k w y
Southc e n t e r B l v d
42
n
d
A
v
e
S
M
a
r
t
i
n
L
u
t
h
e
r
K
i
n
g
J
r
W
a
y
S
I-5
I-405SR-518
0 0.5 1 Miles
Seattle
Burien
Renton
SeaTac
Kent
Unincorporated
King County
Unincorporated
King County
Seattle
21