City of Tukwila, WA

Common application types

• Residential - Combo Permit
• Residential - Remodel and Addition
• Commercial - New or Addition
• Fence and Retaining walls
• Grading
• Demolition
• Short Subdivision (fewer than 10 lots)
• Unit Lot Subdivision
• SEPA Review Application
• Variances

ADUs and middle housing

Tukwila City Council adopted middle housing code amendments to Title 18 on June 23, 2025; the City posts the ordinance text as Ordinance 2765. In the Community Residential (CR) zone the base is 3 units per parcel, or 4 within a quarter mile of a major transit stop or with at least one affordable unit, increased by 1 unit per 1,500 sq ft of parcel area over 5,000 sq ft, up to 5 units. Up to two dwelling units per lot can be designated as accessory residences, and ADUs count toward maximum density. The City's Middle Housing Handbook lists a 28 ft ADU height limit and no ADU parking requirement.

Decks, retaining walls and accessory structures

Under Tukwila's residential exemptions, one-story detached sheds and playhouses up to 120 sq ft are exempt, as are decks up to 200 sq ft that are no more than 30 inches above grade, not attached to a dwelling and not serving a required exit door. Retaining walls not over 4 ft from bottom of footing to top of wall are exempt unless supporting a surcharge, and fences not over 6 ft are exempt.

Commercial tenant improvements and change of use

Commercial projects use the Commercial - New or Addition permit and related building permit checklists. Fire plan review and inspections for development are handled by Puget Sound Fire, with applications still filed through the City's permitting website.

Land use review

Land use applications include short subdivisions (fewer than 10 lots), long subdivisions (10 or more), unit lot subdivisions, boundary line adjustments and lot consolidations, binding site improvement plans, SEPA review, critical area designation, shoreline permits and variances. Pre-application meetings are held by the Development Review Committee on Tuesday afternoons, with documents uploaded through the Land Use Permits portal at least 11 days before the meeting (by Friday at 4:00 p.m.) and the fee paid before scheduling.

Tips from SASHKOV

• Pre-application slots are limited to two per week, at 1:30 and 2:30 p.m. on Tuesdays, first come, first served.
• Exempt work must still meet setbacks, height limits and zoning use standards.
• Tukwila approved zoning amendments in October 2025 (Ordinance 2770) and notes the online municipal code has not yet been updated to reflect them.

Where to apply

Permitting authority: Department of Community Development. Online submittals: Construction Permits portal (land use applications use a separate Land Use Permits portal).