This chapter contains definitions of technical and procedural terms used throughout TMC Title 18. Any term herein not defined but defined in any other adopted regulation or statute, such as, but not limited to, the International Building Code or the Revised Code of Washington, is hereby adopted by reference. Words used in the present tense include the future, and the plural includes the singular; the word "he" or "his" shall also refer to "she" or "her," the word "shall" is always mandatory, the word "may" denotes a use of discretion in making a decision; the words "used" or "occupied" shall be considered as though followed by the words "or intended, arranged or designed to be used or occupied.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
“Access road”
means that portion of a driveway which provides access to one or more parking lot or area, provides access to more than one property or lot, or may provide internal access from one street to another. This shall not include that portion of driveways whose primary function is to provide direct access to adjacent parking spaces and which, as a secondary function, also provides circulation within parking areas.
(Ord. 2741 § 4 (part), 2024)
“Adjacent”
means lying near or close to; sometimes, contiguous; neighboring. Adjacent implies that the two objects are not widely separated, though they may not actually touch.
(Ord. 2741 § 4 (part), 2024)
“Adult day care”
means a facility which provides supervised daytime programs where up to six frail and/or disabled adults can participate in social, educational, and recreational activities led by paid staff and volunteers.
(Ord. 2741 § 4 (part), 2024)
A. 
“Adult entertainment establishments”
means adult motion picture theaters, adult drive-in theaters, adult bookstores, adult cabarets, adult video stores, adult retail stores, adult massage parlors, adult sauna parlors or adult bathhouses, which are defined as follows:
1. 
“Adult bathhouse”
means a commercial bathhouse which excludes any person by virtue of age from all or any portion of the premises or which provides to its patrons an opportunity for engaging in “Specified Sexual Activities,” with or without a membership fee.”
2. 
“Adult bookstore”
means a retail establishment in which:
a. 
30% or more of the “stock-in-trade” consists of books, magazines, posters, pictures, periodicals or other printed materials distinguished or characterized by an emphasis on matter depicting, describing or relating to “specified sexual activities” or “specified anatomical areas”; and/or
b. 
Any person is excluded by virtue of age from all or part of the premises generally held open to the public where such material is displayed or sold.
3. 
“Adult cabaret”
means a commercial establishment which presents go-go dancers, strippers, male or female impersonators, or similar types of entertainment and which excludes any person by virtue of age from all or any portion of the premises.
4. 
“Adult massage parlor”
means a commercial establishment in which massage or other touching of the human body is provided for a fee and which excludes any person by virtue of age from all or any portion of the premises in which such service is provided.
5. 
“Adult motion picture theater”
means a building, enclosure, or portion thereof, used for presenting material distinguished or characterized by an emphasis on matter depicting, describing or relating to “specified sexual activities” or “specified anatomical areas” for observation by patrons therein.
6. 
“Adult retail store”
means retail establishment in which:
a. 
30% or more of the “stock-in-trade” consists of items, products or equipment distinguished or characterized by an emphasis on or simulation of “specified sexual activities” or “specified anatomical areas”; and/or
b. 
Any person is excluded by virtue of age from all or part of the premises generally held open to the public where such items, products or equipment are displayed or sold.
7. 
“Adult sauna parlor”
means a commercial sauna establishment which excludes any person by virtue of age from all or any portion of the premises.
8. 
“Adult video store”
means a retail establishment in which:
a. 
30% or more of the “stock-in-trade” consists of prerecorded video tapes, disks, or similar material distinguished or characterized by an emphasis on matter depicting, describing or relating to “specified sexual activities” or “specified anatomical areas”; and/or
b. 
Any person is excluded by virtue of age from all or any part of the premises generally held open to the public where such prerecorded video tapes, disks or similar material are displayed or sold.
B. 
“Specified anatomical areas”
means:
1. 
Less than completely and/or opaquely covered human genitals, pubic region, buttock, or female breast below a point immediately above the top of the areola;
2. 
Human male genitals in a discernibly turgid state even if completely or opaquely covered.
C. 
“Specified sexual activities”
means:
1. 
Acts of human masturbation, sexual intercourse or sodomy; or
2. 
Fondling or other erotic touching of human genitals, pubic region, buttock or female breast; or
3. 
Human genitals in a state of sexual stimulation or arousal.
D. 
“Stock-in-trade”
means:
1. 
The dollar value of all products, equipment, books, magazines, posters, pictures, periodicals, prerecorded video tapes, discs, or similar material readily available for purchase, rental, viewing or use by patrons of the establishment, excluding material located in any storeroom or other portion of the premises not regularly open to patrons; or
2. 
The number of titles of all products, equipment, books, magazines, posters, pictures, periodicals, other printed materials, prerecorded video tapes, discs, or similar material readily available for purchase, rental, viewing or use by patrons of the establishment, excluding material located in any storeroom or other portion of the premises not regularly open to patrons.
(Ord. 2741 § 4 (part), 2024)
“Airports”
means any area of land that is used or intended for the landing and takeoff of aircraft, any appurtenant areas that are used or intended for airport buildings or other airport facilities or rights-of-way, and all airport buildings and facilities.
(Ord. 2741 § 4 (part), 2024)
“Alley”
means a public thoroughfare or way usually having a width of not more than 20 feet which affords only a secondary means of access to abutting property and is not intended for general traffic circulation.
(Ord. 2741 § 4 (part), 2024)
“Alteration”
means any human-induced change in an existing condition of a critical area or its buffer. Alterations include, but are not limited to, grading, filling, channelizing, dredging, clearing of vegetation, construction, compaction, excavation, or any other activity that changes the character of the critical area.
(Ord. 2741 § 4 (part), 2024)
"Amusement park"
means a commercial entertainment land use featuring one or more amusement devices, with or without other commercial entertainment land uses, primarily in an outdoor setting.
(Ord. 2770, 10/20/2025)
“Applicant”
means a property owner or a public agency or public or private utility which owns a right-of-way or other easement, or has been adjudicated the right to an easement pursuant to RCW 8.12.090, or any person or entity designated in writing by the property or easement owner to be the applicant for a project permit, and who requests approval for a project permit.
(Ord. 2741 § 4 (part), 2024)
“Appurtenance”
means a structure that is necessarily connected to the use and enjoyment of a single family residence, including a garage, deck, driveway, utilities, fences, installation of a septic tank and drain field and grading that does not exceed 250 cubic yards and which does not involve placement of fill in any wetland or waterward of the ordinary high water mark (WAC 173-27-040(2)(g)).
(Ord. 2741 § 4 (part), 2024)
“Basement”
means that portion of a building between floor and ceiling which is all or partly below grade. If the finished floor level directly above a basement is more than two feet above grade for more than 20% of the total perimeter or is twelve feet above grade as defined at any point, such basement shall be considered as a story.
(Ord. 2741 § 4 (part), 2024)
“Battery exchange station”
means a fully automated facility that will enable an electric vehicle with a swap-able battery to enter a drive lane and exchange the depleted battery for a fully charged battery through a fully automated process that meets or exceeds any standards, codes, and regulations set forth by RCW 19.27 and is consistent with rules adopted under RCW 19.27.540.
(Ord. 2741 § 4 (part), 2024)
“Best available science”
means that scientific information applicable to the critical area prepared by appropriate local, state or federal agencies, a qualified scientist or team of qualified scientists, which will be consistent with the criteria established in WAC 365-195-900 through WAC 365-195-925. Characteristics of a valid scientific process will be considered to determine whether information received during the permit review process is reliable scientific information. A valid scientific process includes some or all of the following characteristics:
1. 
Peer reviewed research or background information.
2. 
Study methods clearly stated.
3. 
Conclusions based on logical assumptions.
4. 
Quantitative analysis.
5. 
Proper context is established.
6. 
References are included that cite relevant, credible literature and other pertinent information.
(Ord. 2741 § 4 (part), 2024)
“Best management practices (BMPs)”
means conservation practices and management measures which serve to protect trees, including the following practices:
1. 
Avoiding physical damage to tree trunk, branches, foliage and roots;
2. 
Restricting the movement, operation, and location of construction materials and equipment to avoid the area under a tree canopy;
3. 
Minimizing adverse changes in drainage conditions around tree roots;
4. 
Minimizing adverse changes to the chemical, physical, structural, and organic characteristics of soil around tree roots;
5. 
Those conservation practices defined by the State of Washington Department of Agriculture, Washington State Department of Ecology, and International Society of Arborists as intended to protect trees.
(Ord. 2741 § 4 (part), 2024)
“Bioengineering”
means integrating living woody and herbaceous materials with organic (plants, wood, jute mats, coir logs, etc) and inorganic materials (rocks, soils) to increase the strength and structure of the soil along a riverbank, accomplished by a dense matrix of roots that hold the soil together. The above-ground vegetation increases the resistance to flow and reduces flow velocities by dissipating energy.
(Ord. 2741 § 4 (part), 2024)
"Blank wall"
means any non-blind wall that does not include a transparent window or door and that exceeds 15 feet of horizontal length and vertical height.
(Ord. 2770, 10/20/2025)
"Blind wall"
means any wall, or portion of a wall, that is parallel to and less than five feet from another existing, proposed, or potential wall of equivalent area, or that is located directly at a lot line when abutting a parcel where zero-lot-line development is also permitted.
(Ord. 2770, 10/20/2025)
“Block”
means a group of lots, tracts or parcels, which have been subdivided, and are entirely surrounded by highways or streets or in part by a well-defined or fixed boundary.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
“Boarding house”
means a residential building or use which provides housing on a short term commercial basis for tenants. The following uses are excluded: Bed and breakfast facilities, hotels and motels, extended-stay hotels or motels, shelters, and facilities which provide short-or long-term care for tenants suffering from physical, mental or other disabilities.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
“Buffer”
means an area separating two different types of uses or environments for the purpose of reducing incompatibilities between them, or reducing the potential adverse impacts of one use or environment upon the other.
(Ord. 2741 § 4 (part), 2024)
“Building”
means a structure as defined in this definitions chapter. When a total structure is separated by division walls without openings, each portion so separate shall be considered a separate building.
(Ord. 2741 § 4 (part), 2024)
“Building area”
means the total ground coverage of a building or structure which provides shelter, measured from the outside of its external walls or supporting members or from a point four feet in from the outside edge of a cantilevered roof.
(Ord. 2741 § 4 (part), 2024)
“Building footprint”
means the square footage contained within the foundation perimeter of all structures located on a lot, plus overhangs projecting in excess of 18 inches, but excluding decks less than 18 inches above grade.
(Ord. 2741 § 4 (part), 2024)
“Bulk retail”
is a business or store that specializes in the sale of large goods, requiring large on-site storage. Bulk retail is further distinguished by a lower trip generation rate than other retail stores, as evidenced by a traffic study or other appropriate analysis. Examples include furniture stores, appliance stores and other uses as approved by the Director.
(Ord. 2741 § 4 (part), 2024)
“Bulkhead”
means vertical structures erected parallel to and near the ordinary high water mark for the purpose of protecting adjacent uplands from erosion from the action of waves or currents.
(Ord. 2741 § 4 (part), 2024)
“Caliper”
means the AmericanHort accepted standard for measurement of trunk size of nursery stock. Caliper of the trunk for new trees shall be taken six inches above the ground for up to and including four-inch caliper size trees, and 12 inches above ground for larger size trees.
(Ord. 2741 § 4 (part), 2024)
“Canopy”
means an area encircling the base of a tree, the minimum extent of which is delineated by a vertical line extending from the outer limit of a tree's branch tips down to the ground.
(Ord. 2741 § 4 (part), 2024)
“Canopy cover”
means the extent of the canopy for an individual tree, or the cumulative areal extent of the canopy of all trees on a site. When a tree trunk straddles a property line, 50% of the canopy shall be counted towards each property. The canopy coverage of immature trees and newly planted trees is determined using the projected canopy areas in the City of Tukwila’s Recommended Tree List.
(Ord. 2741 § 4 (part), 2024)
“Cargo container”
means a standardized, reusable vessel that was:
1. 
Originally, specifically or formerly designed for or used in the packing, shipping, movement or transportation of freight, articles, goods or commodities; and/or,
2. 
Designed for or capable of being mounted or moved on a rail car; and/or
3. 
Designed for or capable of being mounted on a chassis or bogie for movement by truck trailer or loaded on a ship.
(Ord. 2741 § 4 (part), 2024)
“Charging levels”
means the standardized indicators of electrical force, or voltage, at which an electric vehicle’s battery is recharged. The terms “Level 1, 2, and 3” are the most common EV charging levels and include the following specifications:
1. 
Level 1 is considered slow charging.
2. 
Level 2 is considered medium charging.
3. 
Level 3 is considered fast or rapid charging.
(Ord. 2741 § 4 (part), 2024)
“Channel migration zone”
means the area along a river within which the channel(s) can be reasonably predicted to migrate over time as a result of natural and normally occurring hydrological and related processes when considered with the characteristics of the river and its surroundings.
(Ord. 2741 § 4 (part), 2024)
“Clearing”
means removal or causing to be removed, through either direct or indirect actions, any vegetation from a site. Actions considered to be clearing include, but are not limited to, causing irreversible damage to roots or trunks; poisoning; destroying the structural integrity; and/or any filling, excavation, grading, or trenching in the root area of a tree which has the potential to cause irreversible damage to the tree.
(Ord. 2741 § 4 (part), 2024)
“Clinic, outpatient medical”
means a building designed and used for the medical, dental and surgical diagnosis and treatment of patients under the care of doctors and nurses and/or practitioners and does not include overnight care facilities. This category does not include diversion facility or diversion interim services facility.
(Ord. 2741 § 4 (part), 2024)
“Closed record appeal”
means a quasi-judicial appeal to a hearing body designated by this chapter from a decision regarding a project permit application that was made after an open record hearing. Testimony and submission of relevant evidence and information shall not be permitted at a hearing on such an appeal.
The hearing on such an appeal shall be limited to argument based on the testimony, evidence and documents submitted at the open record hearing conducted on the project permit application.
(Ord. 2741 § 4 (part), 2024)
“Club”
means an incorporated or unincorporated association of persons organized for a social, education, literary or charitable purpose.
(Ord. 2741 § 4 (part), 2024)
“Contractor storage yards”
means storage yards operated by, or on behalf of, a contractor for storage of large equipment, vehicles, or other materials commonly used in the individual contractor’s type of business; storage of scrap materials used for repair and maintenance of contractor’s own equipment; and buildings or structures for uses such as offices and repair facilities.
(Ord. 2741 § 4 (part), 2024)
“Convalescent/nursing home”
means a residential facility, such as a hospice, offering 24-hour skilled nursing care for patients suffering from an illness, or receiving care for chronic conditions, mental or physical disabilities or alcohol or drug detoxification, excluding correctional facilities. Care may include in-patient administration of special diets, bedside nursing care and treatment by a physician or psychiatrist. The stay in a convalescent/nursing home is in excess of 24 consecutive hours. This category does not include diversion facility or diversion interim services facility.
(Ord. 2741 § 4 (part), 2024)
“Correctional institution”
means public and private facilities providing for:
1. 
The confinement of adult offenders; or
2. 
The incarceration, confinement or detention of individuals arrested for or convicted of crimes whose freedom is partially or completely restricted other than a jail owned and operated by the City of Tukwila; or
3. 
The confinement of persons undergoing treatment for drug or alcohol addictions whose freedom is partially or completely restricted; or
4. 
Transitional housing, such as halfway houses, for offenders who are required to live in such facilities as a condition of sentence or release from a correctional facility, except secure community transitional facilities as defined under RCW 71.09.020.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025)
“Cottage housing”
means residential units on a lot with common open space that either: (a) is owned in common; or (b) has units owned as condominium units with property owned in common and a minimum of 20 percent of the lot size as open space.
(Ord. 2765 § 8 (part), 2025)
“Critical root zone (CRZ)”
means the area surrounding a tree at a distance from the trunk that is equal to one foot for every inch of trunk diameter measured at four and one-half feet from grade (DBH) or otherwise determined by a Qualified Tree Professional. Example: A 24-inch diameter tree would have a CRZ of 24 feet. The total protection zone, including trunk, would be 48 feet in diameter.
(Ord. 2741 § 4 (part), 2024)
“Critical areas”
means wetlands, watercourses, areas of potential geologic instability (other than Class I areas), abandoned coal mine areas, fish and wildlife habitat conservation areas, and special hazard flood areas.
1. 
Critical Area Buffer.
“Critical area buffer” means an area lying adjacent to but outside a critical area as defined by this Title, whose function is to protect critical areas from the potential adverse impacts of development, land use, or other activities. A wetland or watercourse critical area buffer also provides critical habitat value, bank stabilization, or water overflow area functions.
2. 
Critical Areas Ordinance.
“Critical Areas Ordinance” means the Environmentally Critical Areas chapter of this title or as amended hereafter which establishes standards for land development on lots with critical areas (e.g. steep slopes, wetlands, watercourses, etc.).
3. 
Critical Area Regulated Activities.
“Critical area regulated activities” means any of the following activities that are directly undertaken or originate in a regulated wetland or watercourse or their buffers:
a. 
Removal, excavation, grading or dredging of soil, sand, gravel, minerals, organic matter or material of any kind;
b. 
Dumping, discharging or filling with any material;
c. 
Draining, flooding or disturbing the water level or water table;
d. 
Driving of pilings;
e. 
Placing of obstructions;
f. 
Construction, reconstruction, demolition or expansion of any structure;
g. 
Destruction or alteration of wetlands, watercourses or their buffers through clearing, harvesting, shading, intentional burning or planting of vegetation that would alter the character of a regulated wetland, watercourse or buffer, provided that these activities are not part of a forest practice governed under RCW 76.09 and its rules; or
h. 
Activities that result in a significant change to the water sources of wetlands or watercourses. These alterations include a significant change in water temperature; physical or chemical characteristics, including quantity; and the introduction of pollutants.
4. 
Critical Area Tract or Easement.
“Critical area tract or easement” means a tract or portion of a parcel that is created to protect the critical area and its buffer, whose maintenance is assured, and which is recorded on all documents of title of record for all affected lots and subsequent owners.
(Ord. 2741 § 4 (part), 2024)
“Curb-cut”
means a depression in the roadside curb for driveway purposes which provides access to a parking space on private premises from a public street.
(Ord. 2741 § 4 (part), 2024)
“Dedication”
means a deliberate appropriation of land by its owner for any general and public uses, reserving to himself no other rights than such as are compatible with the full exercise and enjoyment of the public uses to which the property has been devoted.
(Ord. 2741 § 4 (part), 2024)
“Defective tree”
means a tree that meets all of the following criteria:
1. 
A tree with a combination of structural defects and/or disease that makes it subject to a high probability of failure; and
2. 
A tree in proximity to moderate to high frequency targets (persons or property that can be damaged by tree failure); and
3. 
The hazard condition of the tree cannot be lessened with reasonable and proper arboricultural practices nor can the target be removed.
(Ord. 2741 § 4 (part), 2024)
“Density transfer”
means a percentage number which represents a credit for housing units which are not allowed to be built in wetlands, watercourses or their buffers. The density transfer is used in a formula for determining the number of residential units allowed on the buildable portion of a lot containing wetlands, watercourses and their buffers.
(Ord. 2741 § 4 (part), 2024)
“Design criteria”
explains mandatory design requirements for development proposals subject to design review. They are the decision criteria by which the Director decides whether to approve, condition or deny a project.
(Ord. 2741 § 4 (part), 2024)
“Design guidelines”
consist of advisory or recommended descriptions and illustrations that augment each design criteria, and provide guidance to the project applicant developing the project, to City staff in reviewing a project proposal, and to the Director in determining whether the project meets the design criteria.
(Ord. 2741 § 4 (part), 2024)
“Detached zero-lot-line units”
means a development pattern of detached dwelling units constructed immediately adjacent to one side lot line (i.e., no side yard setback), coupled with an easement on the adjacent lot in order to maintain separation between structures. The easement will provide access rights for maintenance purposes, and help preserve privacy and usable yard space.
(Ord. 2741 § 4 (part), 2024)
“Development”
means the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any structure that requires a building permit.
(Ord. 2741 § 4 (part), 2024)
“Development, shoreline”
means, when conducted within the Shoreline Jurisdiction on shorelands or shoreland areas as defined herein, a use consisting of the construction or exterior alteration of structures; dredging; drilling; dumping; filling; removal of any sand, gravel, or minerals; construction of bulkheads; driving of piling; placing of obstructions; or any project of a permanent or temporary nature that interferes with the normal public use of the waters overlying lands subject to the Shoreline Management Act at any stage of water level. “Development, Shoreline” does not include dismantling or removing structures if there is no other associated development or re-development.
(Ord. 2741 § 4 (part), 2024)
“Dike”
means an embankment or structure built in the river channel to contain or redirect flow within the channel and prevent shoreline destabilization.
(Ord. 2741 § 4 (part), 2024)
“District”
means an area or district accurately defined as to boundaries and location on the official zoning map (Figure 18-10) and within which district only certain types of land uses are permitted.
(Ord. 2741 § 4 (part), 2024)
“Diversion facility”
is a facility that provides community crisis services, which diverts people from jails, hospitals or other treatment options due to mental illness or chemical dependency, including those facilities that are considered “Triage facilities” under RCW 71.05.020(43) and those facilities licensed as crisis stabilization units by the State of Washington.
(Ord. 2741 § 4 (part), 2024)
“Dormitory”
means a residential building or use which provides housing for students attending an affiliated school or housing for members of a religious order. Dormitories may include kitchens, cafeterias, meeting rooms, laundry rooms and other accessory facilities to serve the residents of the facility.
(Ord. 2741 § 4 (part), 2024)
"Drive-throughs"
means the uses of land, buildings or structures, or parts thereof, to provide or dispense products or services, either wholly or in part, through an attendant or a window or an automated machine, to persons remaining in vehicles which are in a lane dedicated for that purpose.
(Ord. 2770, 10/20/2025)
“Durable uniform surface”
means a durable uniform surface approved for the storage of vehicles by the City and consists of:
1. 
Permeable pavement, such as grasscrete, porous pavers, permeable asphalt; or
2. 
Three inches of 3/8" to 1-1/4" crushed porous aggregate consisting of open-graded top course, base course, or similar material with 35-40% porosity. Mud or other fine materials should be prevented from working their way to the surface by the installation of a geotextile fabric, quarry spalls, or other approved materials below the porous aggregate; or
3. 
Concrete (4" minimum Portland cement concrete) over gravel section as described above and sloped to drain to prevent drainage impacts; or
4. 
Blacktop (2" minimum asphalt concrete pavement) over gravel section as described above and sloped to drain to prevent drainage impacts; or
5. 
Any other configuration of materials approved by the City that maintains a durable uniform surface and prevents drainage impacts.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
“Middle housing dwelling”
means a building or buildings that are compatible in scale, form, and character with single-family houses and contain two or more attached, stacked, or clustered homes including duplexes, triplexes, fourplexes, fiveplexes, sixplexes, townhouses, stacked flats, courtyard apartments, and cottage housing.
(Ord. 2765 § 8 (part), 2025; Ord. 2770, 10/20/2025)
“Mobile home dwelling”
means a factory-built dwelling constructed before June 15, 1976, to standards other than the National Manufactured Housing Construction and Safety Standards Act of 1974 and acceptable under applicable State codes in effect at the time of construction or introduction of the home into this state.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025; Ord. 2770, 10/20/2025)
“Multi-family dwelling”
means a building designed to contain two or more dwelling units, and not meeting the definition of a middle housing dwelling. Duration of tenancy in multi-family dwellings is not less than one month.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025; Ord. 2770, 10/20/2025)
“Dwelling unit”
means the whole of a building or a portion thereof providing complete housekeeping facilities for a group of individuals living together as a single residential community, with common cooking, eating and bathroom facilities, other than transitory housing or correctional facilities as defined in this code, which is physically separated from any other dwelling units which may be in the same structure.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025; Ord. 2770, 10/20/2025)
“Ecosystem-wide processes”
means the suite of naturally occurring physical and geologic processes of erosion, transport, and deposition; and specific chemical processes that shape landforms within a specific shoreline ecosystem and determine both the types of habitat and the associated ecological functions.
(Ord. 2741 § 4 (part), 2024)
“Emergency housing”
shall have the meaning listed in RCW 36.70A.030.
1. 
Emergency Shelter.
“Emergency shelter” shall have the meaning listed in RCW 36.70A.030.
2. 
Permanent Supportive Housing.
“Permanent supportive housing” shall have the meaning listed in RCW 36.70A.030.
3. 
Transitional Housing.
“Transitional housing” means a facility that provides housing, case management, and supportive services to homeless persons or families and that has as its purpose facilitating the movement of homeless persons and families into independent living.
4. 
Domestic Shelter.
“Domestic shelter” means a one-or two-unit residential building providing housing on a short-term basis for victims of abuse and their dependents (children under the age of 18).
(Ord. 2741 § 4 (part), 2024)
“Electric vehicle”
means any vehicle that operates, either partially or exclusively, on electrical energy from the grid, or an off-board source, that is stored on-board for motive purpose. “Electric vehicle” includes: (1) a battery electric vehicle; (2) a plug-in hybrid electric vehicle; (3) a neighborhood electric vehicle; and (4) a medium-speed electric vehicle.
(Ord. 2741 § 4 (part), 2024)
“Geotechnical engineering”
means the application of civil engineering technology that combines the basic physical sciences, geology and pedology, with hydraulic, structural, transportation, construction, and mining engineering as each relates to the natural materials found at or near the earth's surface (soils and rock). Geotechnical engineering includes:
1. 
Soils mechanics: kinematics, dynamics, fluid mechanics, and mechanics of material applied to soils in order to build with or on soils.
2. 
Foundation engineering: applied geology, soil mechanics, rock mechanics, structural engineering to design, and construction of civil engineering and other structures. Evaluate foundation performance (static and dynamic loading), stability of natural and excavated slopes, stability of permanent and temporary earth-retaining structures, construction problems, control of water movement and soil pressures, maintenance and rehabilitation of old buildings.
3. 
Rock engineering: buildings, dams, deep excavations, tunnels.
(Ord. 2741 § 4 (part), 2024)
“Essential public facility”
means a facility which provides a basic public service, provided in one of the following manners: directly by a government agency, by a private entity substantially funded or contracted for by a government agency, or provided by a private entity subject to public service obligations (i.e., private utility companies which have a franchise or other legal obligation to provide service within a defined service area). This does not include facilities that are operated by a private entity in which persons are detained in custody under process of law pending the outcome of legal proceedings.
(Ord. 2741 § 4 (part), 2024)
“Extended-stay hotel or motel”
means a building or buildings or portion thereof, the units of which contain independent provisions for living, eating and sanitation including, but not limited to, a kitchen sink and permanent cooking facilities, a bathroom and a sleeping area in each unit, and are specifically constructed, kept, used, maintained, advertised and held out to the public to be a place where temporary residence is offered for pay to persons for a minimum stay of more than 30 days and a maximum stay of six months per year. Extended-stay hotels or motels shall not include dwelling units, as defined in this section, for permanent occupancy. The specified units for extended-stay must conform to the required features, building code, and fire code provisions for dwelling units as set forth in this code. Nothing in this definition prevents an extended-stay unit from being used as a hotel or motel unit. Extended-stay hotel or motels shall be required to meet the hotel/motel parking requirements. Not included are institutions housing persons under legal restraint or requiring medical attention or care.
(Ord. 2741 § 4 (part), 2024)
“Family child care home”
means a “family day-care provider” as defined in RCW 74.15.020: a state-licensed facility in the family residence of the licensee providing regularly scheduled care for 12 or fewer children, including children who reside at the home, within an age range of birth through 11 years, exclusively for periods less than 24 hours per day. An off-street parking space shall be made available for any non-resident employee.
(Ord. 2741 § 4 (part), 2024)
“Feasible”
means, for the purpose of the Shoreline Master Program, that an action such as a development project, mitigation, or preservation requirement, meets all of the following conditions:
1. 
The action can be accomplished with technologies and methods that have been used in the past in similar circumstances, or studies or tests have demonstrated in similar circumstances that such approaches are currently available and likely to achieve the intended results;
2. 
The action provides a reasonable likelihood of achieving its intended purpose; and
3. 
The action does not physically preclude achieving the project's primary intended legal use.
In cases where these guidelines require certain actions unless they are infeasible, the burden of proving infeasibility is on the applicant. In determining an action's infeasibility, the reviewing agency may weigh the action's relative public costs and public benefits, considered in the short-and long-term time frames.
(Ord. 2741 § 4 (part), 2024)
“Fence”
means a wall or barrier for the purpose of enclosing space, separating parcels of land or acting as a screen or protective barrier.
(Ord. 2741 § 4 (part), 2024)
“Filling”
means the act of transporting or placing (by any manner or mechanism) fill material from, to, or on any soil surface, natural vegetative covering of soil surface, or fill material (including temporary stockpiling of fill material).
(Ord. 2741 § 4 (part), 2024)
“Final plat”
means the final drawing of the subdivision and dedication prepared for filing for record with the King County Department of Executive Services, and containing all elements and requirements set forth in the subdivision code.
(Ord. 2741 § 4 (part), 2024)
“Fire lane”
means an aisle, lane or roadway on an improved site which is designed, constructed and required for emergency access of fire and aid unit vehicles.
(Ord. 2741 § 4 (part), 2024)
“Floor area”
means the sum of the gross horizontal areas of the floors of a building or buildings, measured from the exterior walls and from the centerline of divisions walls. Floor area includes basement space, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces with headroom of 7 feet 6 inches or more, penthouse floors, interior balconies and mezzanines, enclosed porches, and malls. Floor area shall not include accessory water tanks and cooling towers, mechanical equipment or attic spaces with headroom of less than 7 feet 6 inches, exterior steps or stairs, terraces, breezeways and open spaces.
(Ord. 2741 § 4 (part), 2024)
“Flood plain”
means that land area susceptible to inundation with a one percent chance of being equaled or exceeded in any given year (synonymous with 100-year flood plain). The limit of this area shall be based upon flood ordinance regulation maps or a reasonable method that meets the objectives of the Shoreline Management Act.
(Ord. 2741 § 4 (part), 2024)
“Flood hazard reduction”
means actions taken to reduce flood damage or hazards. Flood hazard reduction measures may consist of nonstructural or indirect measures, such as setbacks, land use controls, wetland restoration, dike removal, use relocation, bioengineering measures, and storm water management programs; and of structural measures such as dikes and levees intended to contain flow within the channel, channel realignment, and elevation of structures consistent with the National Flood Insurance Program.
(Ord. 2741 § 4 (part), 2024)
“Floodway”
means the area that has been established in effective federal emergency management agency flood insurance rate maps or floodway maps. The floodway does not include lands that can reasonably be expected to be protected from flood waters by flood control devices maintained by or maintained under license from the federal government, the state, or a political subdivision of the state.
(Ord. 2741 § 4 (part), 2024)
“General retail”
is a business or a store which engages in the sale of goods and/or services to the general public. Examples include, but are not limited to, stores that sell clothing, groceries, or other consumer goods, and personal services such as barbers, salons and spas.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
“Geologist”
means a person licensed to practice as a geologist in the State of Washington who has earned a degree in geology, engineering geology, hydrogeology or one of the related geological sciences from an accredited college or university, or a person who has equivalent educational training and has experience as a practicing geologist.
(Ord. 2741 § 4 (part), 2024)
“Grade” (adjacent ground elevation)
means the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and a point five feet distant from said wall, or the lowest point of elevation of the finished surface of the ground between the exterior wall of a building and the property line, if it is less than five feet distant from said wall. In case walls are parallel to and within five feet of a public sidewalk, alley, or other public way, the grade shall be the elevation of the sidewalk, alley or public way.
(Ord. 2741 § 4 (part), 2024)
“Grading”
means activity that results in change of the cover or topography of the earth, or any activity that may cause erosion, including clearing, excavation, filling and stockpiling.
(Ord. 2741 § 4 (part), 2024)
“Home occupation”
means an occupation or profession which is customarily incident to or carried on in a dwelling place, and not one in which the use of the premises as a dwelling place is largely incidental to the occupation carried on by a resident of the dwelling place.
(Ord. 2741 § 4 (part), 2024)
“Hospital”
means a building requiring a license pursuant to RCW 70.41 and used for the medical and surgical diagnosis, treatment and housing of persons under the care of doctors and nurses. Rest homes, nursing homes, convalescent homes, diversion facility/diversion interim services facility and outpatient medical clinics are not included.
(Ord. 2741 § 4 (part), 2024)
“Hotel”
means a building, or buildings or portion thereof, the units of which are used, rented or hired out as sleeping accommodations only for the purpose of transitory housing. Hotel rooms shall have their own private toilet facilities, and may or may not have their own kitchen facilities. Hotels shall not include dwelling units, as defined in this section, for permanent occupancy. A central kitchen, dining room and accessory shops and services catering to the general public can be provided. No room may be used by the same person or persons for a period exceeding thirty (30) calendar days per year. Not included are institutions housing persons under legal restraint or requiring medical attention or care.
(Ord. 2741 § 4 (part), 2024)
“Impervious surface”
means those hard surfaces which prevent or retard the entry of water into the soil in the manner that such water entered the soils under natural conditions prior to development; or a hard surface area which causes water to run off the surface in greater quantities or at an increased rate of flow from the flow present under natural conditions prior to development. Such surfaces include, but are not limited to, rooftops, asphalt or concrete paving, compacted surfaces or other surfaces which similarly affect the natural infiltration or runoff patterns existing prior to development.
(Ord. 2741 § 4 (part), 2024)
"Industrial use, light"
means manufacturing and industrial uses that have little potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts or pollution. An applicant may be required to demonstrate that a proposed use meets this definition, and performance may be monitored. Examples of uses that always meet this definition include, but are not limited to:
1. 
Manufacturing, processing and/or packaging pharmaceuticals and related products, such as cosmetics and drugs.
2. 
Manufacturing, processing and/or packaging previously prepared materials including, but not limited to, bags, brooms, brushes, canvas, clay, clothing, fur, furniture, glass, ink, paint, paper, plastics, rubber, tile, and wood.
3. 
Manufacturing, processing, assembling, packaging and/or repairing electronic, mechanical or precision instruments such as medical and dental equipment, photographic goods, measurement and control devices and recording equipment.
4. 
Manufacturing, processing, and/or packaging of foods, such as baked goods, beverages, candy, canned or preserved foods, dairy products and byproducts, frozen foods, instant foods, and meats (no slaughtering).
(Ord. 2770, 10/20/2025)
"Industrial use, heavy"
means manufacturing and industrial uses that have moderate to substantial potential for creating off-site noise, smoke, dust, vibration or other external environmental impacts. An applicant may be required to demonstrate that a proposed use meets this definition, and performance may be monitored. Examples of uses that always meet this definition include, but are not limited to:
1. 
Manufacturing, processing and/or assembling chemicals, light metals, plastics, solvents, soaps, wood, coal, glass, enamels, textiles, fabrics, plaster, agricultural products or animal products (no rendering or slaughtering); and
2. 
Manufacturing, processing and/or assembling of previously manufactured metals, such as iron and steel fabrication; steel production by electric arc melting, argon oxygen refining, and consumable electrode melting; and similar heavy industrial uses; and
3. 
Manufacturing, processing and/or assembling of previously prepared metals including, but not limited to, stamping, dyeing, shearing or punching of metal, engraving, galvanizing and hand forging; and
4. 
Manufacturing, processing, assembling and/or packaging of electrical or mechanical equipment, vehicles and machines including, but not limited to, heavy and light machinery, tools, airplanes, boats or other transportation vehicles and equipment; and
5. 
Heavy metal processes such as smelting, blast furnaces, drop forging or drop hammering.
(Ord. 2770, 10/20/2025)
“Infrastructure”
means the basic installations and facilities on which the continuance and growth of a community depend, such as roads, public buildings, schools, parks, transportation, water, sewer, surface water and communication systems.
(Ord. 2741 § 4 (part), 2024)
“Integrated site”
means a commercial or industrial zoned property for which a Binding Site Improvement Plan is being or has been approved and recorded. The site typically contains within it multiple tracts of land under separate leasehold or ownership, but functions as a single center. Characteristics of an integrated site includes commonly shared access, parking, utilities, signage and landscaping; the site is not bisected by a public or private street; and zoning and sign regulations are applied to the entire site, as if there were no interior property lines.
(Ord. 2741 § 4 (part), 2024)
“Junk yard”
means a lot, land or structure, or part thereof, used for the collection, storage and sale of waste paper, rags, scrap metal or discarded material; or for the collecting, dismantling, storage, salvaging and sale of parts of machinery or vehicles not in running condition.
(Ord. 2741 § 4 (part), 2024)
“Medical or dental laboratory”
means premises devoted to sample testing or product development in any branch of medicine or dentistry, including the application of scientific principles in testing, analysis, or preparation of drugs, chemicals or other products or substances but specifically excluding the commercial manufacturing or storage and distribution operations in excess of 20,000 square feet of floor area.
(Ord. 2741 § 4 (part), 2024)
“Large woody debris (LWD)”
means whole trees with root wads and limbs attached, cut logs at least 4 inches in diameter along most of their length, root wads at least 6.5 feet long and 8 inches in diameter. Large woody debris is installed to address a deficiency of habitat and natural channel forming processes.
(Ord. 2741 § 4 (part), 2024)
“Landscaping or landscaped areas”
means natural vegetation such as trees, shrubs, groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect appropriate for the use to which the land is put. In addition, landscaping or landscaped areas may serve as bioswales to reduce storm water runoff, subject to the standards of this chapter and TMC Chapter 14.30.
1. 
Mulch.
“Mulch” means wood chips, bark or other organic material that covers the ground for weed control and water retention purposes.
(Ord. 2741 § 4 (part), 2024)
“Lease”
means a contract or agreement whereby one party grants to another party general or limited rights, title or interest in real property. This definition is intended to apply to those agreements which are ordinarily considered “ground leases”, and shall not apply to those which are ordinarily considered “space leases.”
(Ord. 2741 § 4 (part), 2024)
“Levee”
means a broad embankment of earth built parallel with the river channel to contain flow within the channel and prevent flooding from a designated design storm.
(Ord. 2741 § 4 (part), 2024)
“Loading space”
means a space which is on the same site with the principal use served and which provides for the temporary parking of a vehicle while loading or unloading merchandise, materials or passengers.
(Ord. 2741 § 4 (part), 2024)
A. 
“Lot”
means a physically separate and distinct parcel of property which:
1. 
Was created by subdivision or binding site plan; or
2. 
Was bought or sold as a separately-owned parcel of property prior to the requirement that lots be created by subdivision or binding site plan; or
3. 
Was created by a transaction which was exempt from the requirement that lots be created by subdivision or binding site plan.
B. 
“Lots”
may be bought or sold as separate parcels of property, but the fact that a parcel of property is defined as a “lot” does not necessarily mean that it may be developed as a separate building site.
(Ord. 2741 § 4 (part), 2024)
“Lot area”
means the total horizontal area within the boundary lines of a lot and exclusive of street right-of-way, street easement, fire access roads or private access roads except, where the private road serves four or fewer lots.
(Ord. 2741 § 4 (part), 2024)
“Lot frontage”
means that front portion of a lot nearest the street, except on a corner lot in which case the front yard shall be considered the narrowest part of the lot that abuts a street.
(Ord. 2741 § 4 (part), 2024)
“Lot lines”
means the property lines bounding the lot; except that in MDR and HDR zones, lot lines shall also include the curbline or edge or easement, whichever provides a greater width, of any adjacent ‘access roads’.
(Ord. 2741 § 4 (part), 2024)
“Parent lot”
means the initial lot from which unit lots are subdivided for the exclusive use of townhouses, cottage housing, compact single-family, zero-lot-line units, or any combination of the above types of residential development.
(Ord. 2741 § 4 (part), 2024)
“Unit lot”
means one of the individual lots created from the subdivision of a parent lot for the exclusive use of townhouses, cottage housing, compact single-family, zero-lot-line units, or any combination of the above types of residential development.
(Ord. 2741 § 4 (part), 2024)
“Cannabis”
means all parts of the plant Cannabis, whether growing or not, with a THC concentration greater than 0.3 percent on a dry weight basis; the seeds thereof; the resin extracted from any part of the plant; and every compound, manufacture, salt, derivative, mixture, or preparation of the plant, its seeds or resin. The term does not include the mature stalks of the plant, fiber produced from the stalks, oil or cake made from the seeds of the plant, any other compound, manufacture, salt, derivative, mixture, or preparation of the mature stalks (except the resin extracted therefrom), fiber, oil, or cake, or the sterilized seed of the plant which is incapable of germination.
(Ord. 2741 § 4 (part), 2024; Ord. 2769, 9/8/2025)
"Cannabis processor”
means a person licensed by the state Liquor and Cannabis Board to process cannabis, whether medical or recreational, into cannabis concentrates, useable cannabis and cannabis-infused products; package and label cannabis concentrates, useable cannabis and cannabis-infused products for sale in retail outlets; and sell cannabis concentrates, useable cannabis and cannabis-infused products at wholesale to cannabis retailers.
(Ord. 2741 § 4 (part), 2024; Ord. 2769, 9/8/2025)
“Cannabis producer”
means a person licensed by the state Liquor and Cannabis Board to produce and sell cannabis, whether medical or recreational, at wholesale to cannabis processors and other cannabis producers.
(Ord. 2741 § 4 (part), 2024; Ord. 2769, 9/8/2025)
“Cannabis retailer”
means a person licensed by the state Liquor and Cannabis Board to sell cannabis concentrates, useable cannabis, and cannabis-infused products in a retail outlet, for either recreational or medical use.
(Ord. 2741 § 4 (part), 2024; Ord. 2769, 9/8/2025)
“Major adjustment”
means an adjustment determined by the Director as a major change in a final development plan which changes the basic design, density, open space or other substantive requirements or provisions.
(Ord. 2741 § 4 (part), 2024)
“Major transit stop”
means a stop on a high capacity transportation system funded or expanded under the provisions of RCW 81.104; commuter rail stops; stops on rail or fixed guideway systems; or stops on bus rapid transit routes, including those stops that are under construction.
(Ord. 2765 § 8 (part), 2025)
“Cannabis-infused products”
means products that contain cannabis or cannabis extracts; are intended for human use, whether medical or recreational; and have a THC concentration within the limits set forth in RCW 69.50.101. The term "cannabis-infused products" does not include either useable cannabis or cannabis concentrates.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025; Ord. 2769, 9/8/2025)
“Mall”
means an enclosed public area, typically a concourse, designed as a pedestrian walkway along rows of shops and often set with landscaping and/or seating.
(Ord. 2741 § 4 (part), 2024)
“Manufacturing”
is a building or group of buildings which specializes in the manufacturing of products or in the research and testing of products. Examples include factories, testing laboratories, creameries, bottling establishments, bakeries, canneries, printing and engraving shops.
(Ord. 2741 § 4 (part), 2024)
“Mass transit facilities”
shall include structures and infrastructure for public or private transportation systems having established routes and schedules such as transit centers, commuter and light rail facilities, both rail lines and stations, monorails, people movers and other similar mass transit facilities but not including incidental improvements such as bus stops.
(Ord. 2741 § 4 (part), 2024)
“Mean high water mark”
means the elevation of the surface of Green River and Duwamish River waters when the discharge rate at the U. S. Geological Survey Stream Gauging Station, Green River near Auburn (121130), is 9,000 cfs and as determined by maps on file with the City Clerk.
(Ord. 2741 § 4 (part), 2024)
“Mitigation”
means replacing project induced critical area and buffer losses or impacts, and includes but is not limited to the following:
1. 
Restoration: Actions performed to reestablish critical area and its buffer functional characteristics and processes that have been lost by alterations, activities or catastrophic events within an area that no longer meets the definition of a critical area;
2. 
Creation: Actions performed to intentionally establish a critical area and its buffer at a site where it did not formerly exist;
3. 
Enhancement: Actions performed to improve the condition of an existing degraded critical area or its buffer so that the functions it provides are of higher quality.
(Ord. 2741 § 4 (part), 2024)
“Motel”
means a building or buildings or portion thereof, the units of which are used, rented, or hired out as sleeping accommodations only for the purposes of transitory housing. A motel includes tourist cabins, tourist court, motor lodge, auto court, cabin court, motor inn and similar names but does not include accommodations for travel trailers or recreation vehicles. Motel rooms shall have their own private toilet facilities and may or may not have their own kitchen facilities. Motels are distinguished from hotels primarily by reason of providing adjoining parking and direct independent access to each rental unit. Motels shall not include dwelling units, as defined in this section, for permanent occupancy. No room may be used by the same person or persons for a period exceeding 30 calendar days per year. Not included are institutions housing persons under legal restraint or requiring medical attention or care.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
“Native vegetation”
means plant species, other than noxious weeds, that are indigenous to the coastal region of the Pacific Northwest and that reasonably could be expected to have occurred naturally on the site.
(Ord. 2741 § 4 (part), 2024; Ord. 2770, 10/20/2025)
"Nightclub"
means a commercial establishment that habitually operates after the hour of midnight, dispenses alcoholic beverages for consumption on the premises, and in which one or more forms of amusement are provided or permitted, such as dancing.
(Ord. 2770, 10/20/2025)
“No net loss”
means a standard intended to ensure that shoreline development or uses, whether permitted or exempt, are located and designed to avoid loss or degradation of shoreline ecological functions that are necessary to sustain shoreline natural resources.
(Ord. 2741 § 4 (part), 2024)
1. 
Structure.
“Nonconforming Structure” means a structure legally established prior to the effective date of this zoning code, but which does not conform to present regulations.
2. 
Structure, Shoreline.
“Nonconforming Structure, Shoreline” means a structure legally established prior to the effective date of the Shoreline Master Program, but which does not conform to present regulations.
3. 
Use.
“Nonconforming use” means the use of land which does not conform to the use regulations of the district in which the use exists.
4. 
Use, Shoreline.
“Nonconforming use, shoreline” means a use or development that was lawfully constructed or established prior to the effective date of the Shoreline Management Act or the Shoreline Master Program or amendments thereto, but which does not conform to present regulations or standards of the program.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025; Ord. 2765 § 8 (part), 2025)
“Office”
is a building or a group of buildings dedicated to non-manufacturing types of work that are for the use of employees but may or may not be for use by the general public. Examples include services such as accounting, advertising, architectural/engineering, consulting, information processing, legal, medical and/or dental.
(Ord. 2741 § 4 (part), 2024)
“Open record appeal”
means a quasi-judicial appeal to a hearing body designated by this chapter from a decision regarding a project permit application that was made without an open record hearing. Testimony and submission of relevant evidence and information shall be permitted at the hearing on such an appeal.
(Ord. 2741 § 4 (part), 2024)
“Open record hearing”
means a quasi-judicial hearing conducted by a hearing body which creates the official record regarding a permit application. Oral testimony and submission of relevant evidence and documents shall be permitted at such a hearing.
(Ord. 2741 § 4 (part), 2024)
“Ordinary high water mark”
means the mark that will be found by examining the bed and banks and ascertaining where the presence and action of waters (all lakes, streams, and tidal water) are so common and usual, and so long continued in all ordinary years, as to mark upon the soil a character distinct from that of the abutting upland, in respect to vegetation as that condition exists on June 1, 1971, as it may naturally change thereafter, or as it may change thereafter in accordance with permits issued by a local government or the Department of Ecology. In any area where the ordinary high water mark cannot be found, the ordinary high water mark adjoining salt water shall be the line of mean higher high tide and the ordinary high water mark adjoining fresh water shall be the line of mean high water.
(Ord. 2741 § 4 (part), 2024)
“Parking space”
means an off-street parking space which is maintained and used for the sole purpose of accommodating a temporarily parked motor vehicle and which has access to a street or alley.
(Ord. 2741 § 4 (part), 2024)
“Performance standards”
means specific criteria for fulfilling environmental goals, and for beginning remedial action, mitigation or contingency measures, which may include water quality standards or other hydrological, geological or ecological criteria.
(Ord. 2741 § 4 (part), 2024)
“Person”
means any legal entity recognized by the State of Washington for the purpose of assigning legal responsibility, to include - but not limited to - individuals, partnerships, corporations, associations, commissions, boards, utilities, institutions, and estates.
(Ord. 2741 § 4 (part), 2024)
“Plan”
means a sketch, survey or other drawing, photograph or similar document which may be a part of the set of permit drawings or construction documents, sufficient for the Director to make a final permit decision.
(Ord. 2741 § 4 (part), 2024)
“Planned residential development (PRD)”
means a form of residential development characterized by a unified site design for a number of dwelling units, clustered buildings, common open space, and a mix of building types. The PRD is an overlay district which is superimposed over the underlying district as an exception to such district regulations, as processed through procedures specified in the Planned Residential Development District chapter of this title. (See TMC Chapter 18.46, Planned Residential Development)
(Ord. 2741 § 4 (part), 2024)
“Plat”
means a map or representation of a subdivision, showing thereon the division of a tract or parcel of land into lots, blocks, streets, and alleys or other divisions and dedications.
(Ord. 2741 § 4 (part), 2024)
“Preliminary plat”
means a neat and approximate drawing of a proposed subdivision showing the general layout of streets and alleys, lots, blocks, utilities, and restrictive covenants to be applicable to the proposal, and other elements of a plat which shall furnish a basis for the approval or disapproval of the application.
(Ord. 2741 § 4 (part), 2024)
“Protection measure”
means the practice or combination of practices (e.g. construction barriers, protective fencing, tree wells, etc.) used to control construction or development activity, where such activity may impact vegetation which is approved for retention in a Tree Permit.
(Ord. 2741 § 4 (part), 2024)
“Protective fencing”
means a non-flexible, temporary fence or other structural barrier installed to prevent permitted clearing or construction activity from adversely affecting vegetation, which is required by a Tree Permit or approved landscaping plan.
(Ord. 2741 § 4 (part), 2024)
“Pruning”
means the cutting or limbing of tree or shrub branches as specified in the American National Standards Institute (ANSI) A300 Pruning standards, and the companion “Best Management Practices – Tree Pruning” published by the International Society of Arboriculture. Pruning does not include the removal of any portion of the top of the tree, sometimes referred to as “topping”.
1. 
Topping.
“Topping” means the inappropriate pruning practice used to reduce tree height by cutting to a predetermined crown limit without regard to tree health or structural integrity. Topping does not use acceptable pruning practices as described in the American National Standards Institute (ANSI) A300 Pruning standards, and the companion "Best Management Practices – Tree Pruning" published by the International Society of Arboriculture, such as crown reduction, utility pruning, or crown cleaning to remove a safety hazard, dead or diseased material.
(Ord. 2741 § 4 (part), 2024)
“Public access”
means the ability of the general public to reach, touch or enjoy the water’s edge, to travel on the waters of the state, and to view the water and the shoreline from adjacent locations. Public access may be provided by an owner by easement, covenant, or similar legal agreement of substantial walkways, corridors, parks, or other areas serving as a means of view and/or physical approach to public waters.
(Ord. 2741 § 4 (part), 2024)
“Public meeting”
means an informal meeting or workshop to provide public information regarding a project permit application and to obtain comments about the application from the public. The information gathered at such a meeting does not constitute part of the official record regarding a project permit application.
(Ord. 2741 § 4 (part), 2024)
“Public right-of-way”
means all public streets, alleys and property granted, reserved for, or dedicated to public use for streets and alleys, together with all public property granted, reserved for, or dedicated to public use, including but not limited to walkways, sidewalks, trails, shoulders, drainage facilities, bikeways and horse trails, whether improved or unimproved, including the air rights, subsurface rights, and easements related thereto.
(Ord. 2741 § 4 (part), 2024)
“Recreation space”
means covered and uncovered space designed and intended for active and/or passive recreational activity including but not limited to tennis courts, swimming pools, cabanas, playgrounds, playfields, or wooded areas, and specifically excluding any parking area, driveway, or rockery.
(Ord. 2741 § 4 (part), 2024)
“Revetment”
means a sloping structure built to increase bank strength and protect an embankment or shore against erosion by waves or river currents. A revetment is usually built of rock rip-rap, wood, or poured concrete. One or more filter layers of smaller rock or filter cloth and “toe” protection are included. A revetment typically slopes and has a rough or jagged face. The slope differentiates it from a bulkhead, which is a vertical structure.
(Ord. 2741 § 4 (part), 2024)
“Research and development facility”
means a use in which research and experiments leading to the development of new products or technology are conducted. This definition includes, but is not limited to, facilities engaged in all aspects of biomedical research and development. This use may be associated with, or accessory to, institutional and commercial uses such as business or administrative offices and medical facilities.
(Ord. 2741 § 4 (part), 2024)
“Restaurant”
is an establishment whose principal business is the sale of foods to be eaten on the premises, including either indoor or outdoor seating, which may also include an area reserved for the sale of alcoholic beverages.
(Ord. 2741 § 4 (part), 2024)
“Restaurant, fast food”
means an establishment whose principal business is the sale of foods, frozen desserts, or beverages served in or on disposable containers for consumption while seated within the building or in a vehicle or incidentally within a designated outdoor area, or for takeout with consumption off the premises.
(Ord. 2741 § 4 (part), 2024)
“Riverbank analysis and report”
means a scientific study or evaluation conducted by qualified experts and the resulting report to evaluate the ground and/or surface hydrology and geology, the geomorphology and hydraulic characteristics of the river, the affected land form and its susceptibility to mass wasting, erosion, scouring and other geologic hazards or fluvial processes. The report shall include conclusions and recommendations regarding the effect of the proposed development on geologic and/or hydraulic conditions, the adequacy of the site to be developed, the impacts of the proposed development, alternative approaches to the proposed development, and measures to mitigate potential site-specific and cumulative geological, hydrological and hydraulic impacts of the proposed development, including the potential adverse impacts to adjacent and down-current properties. Geotechnical/hydrological/hydraulic reports shall conform to accepted technical standards and must be prepared by qualified professional engineers or geologists who have professional expertise about the regional and local shoreline geology and processes.
(Ord. 2741 § 4 (part), 2024)
“Roadway”
means that improved portion of a street intended for the accommodation of vehicular traffic, generally within curb lines.
(Ord. 2741 § 4 (part), 2024)
“Secure community transitional facility”
means a secure community transitional facility as defined under RCW 71.09.020, which defines it as "a residential facility for persons civilly committed and conditionally released to a less restrictive alternative under this chapter. A secure community transition facility has supervision and security, and either provides or ensures the provision of sex offender treatment services. Secure community transition facilities include but are not limited to the facilities established pursuant to RCW 71.09.250 and any community-based facilities established under this chapter and operated by the DSHS secretary or under contract with the secretary."
(Ord. 2741 § 4 (part), 2024)
“Self-Storage facility”
means a building designed and used for the purpose of renting or leasing individual indoor storage space to customers who are to have access to the space for the purpose of storing or removing personal property on a self-service basis.
(Ord. 2741 § 4 (part), 2024)
“Senior citizen housing”
is housing in a building or group of buildings with two or more dwelling units, restricted to occupancy by at least one senior citizen, as defined herein, per unit, and may include Food Preparation and Dining activities, Group Activity areas, Medical Supervision or other similar activities. Such housing is further distinguished by the use of funding restrictions, covenants between the developer, tenants, operators and/or the City or other agreements that restrict the development to those individuals over 60 years of age. Senior Citizen Housing strategies may include provisions for units dedicated to persons under 60 years of age that have medical conditions consistent with definitions in the Americans with Disabilities Act; however, the percentage of such units may not exceed 20% of the total units. These facilities may not include populations requiring convalescent or chronic care, as defined under RCW 18.51.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025)
“Vehicle service station”
means any area of land, including structures thereon, that is used for the sale of gasoline or other motor fuels, oils, lubricants, and auto accessories which may or may not include washing, lubricating, tune-ups, enclosed engine repair, and other minor servicing incidental to this use, but no painting or major repair operations.
(Ord. 2741 § 4 (part), 2024)
“Setbacks”
means the distances that buildings or uses must be removed from their lot lines except that roof eaves may intrude a maximum of 24 inches into this area. A maximum 24-inch overhang may also be allowed for portions of a building (such as a bay window) if approved as part of design review approval where the overhang provides modulation of the façade.
(Ord. 2741 § 4 (part), 2024)
“Planned shopping center”
means a group of architecturally unified commercial establishments built on a site which is planned, developed, owned, and managed as an operating unit related in its location, size, and type of shops to the trade area that the unit serves. The unit provides on-site parking in definite relationship to the types and total size of the stores.
(Ord. 2741 § 4 (part), 2024)
“Shorelands or shoreland areas”
means those lands extending landward for 200 feet in all directions as measured on a horizontal plane from the ordinary high water mark; floodways and contiguous flood plain areas landward 200 feet from such floodways; and all wetlands and river deltas associated with the streams, lakes and tidal waters that are subject to the provisions of the Shoreline Management Act.
(Ord. 2741 § 4 (part), 2024)
“Shoreline jurisdiction”
means the channel of the Green/Duwamish River, its banks, the upland area which extends from the ordinary high water mark landward for 200 horizontal feet on each side of the river, floodways and all associated wetlands within its 100-year flood plain. For the purpose of determining shoreline jurisdiction only, the floodway shall not include those lands that have historically been protected by flood control devices and therefore have not been subject to flooding with reasonable regularity.
(Ord. 2741 § 4 (part), 2024)
“Shoreline modifications”
means those actions that modify the physical configuration or qualities of the shoreline area, through the construction or alteration of a physical element such as a dike, breakwater, pier, weir, dredged basin, fill, bulkhead, or other shoreline structure. “Shoreline modifications” may also include other actions, such as clearing, grading, or application of chemicals.
(Ord. 2741 § 4 (part), 2024)
“Shoreline restoration or ecological restoration”
means the re-establishment or upgrading of impaired ecological shoreline processes, functions or habitats, including any project that is approved by the Federal, State, King County, or City government or the WRIA 9 Steering Committee, is intended to provide habitat restoration and where the future use of the site is restricted through a deed restriction to prohibit non-habitat uses. This may be accomplished through measures including, but not limited to, re-vegetation, removal of intrusive shoreline structures and removal or treatment of toxic materials. Restoration does not imply a requirement for returning the shoreline area to aboriginal or pre-European settlement conditions.
(Ord. 2741 § 4 (part), 2024)
“Shoreline stabilization”
means actions taken to protect riverbanks or adjacent uplands from erosion resulting from the action of waves or river currents. “Hard” structural stabilization includes levees, bulkheads and revetments. “Soft” shoreline stabilization includes use of bioengineering measures where vegetation, logs, and/or certain types of rock is used to address erosion control and/or slope stability.
(Ord. 2741 § 4 (part), 2024)
The Short Subdivision Committee (SSC) shall consist of the Director of the Department of Community Development who shall be the chair, the Public Works Director, and the Fire Chief, or their designated representatives.
(Ord. 2741 § 4 (part), 2024)
“Sign”
means any medium, including paint on walls, merchandise, or visual communication device, its structure and component parts, which is used or intended to be used to attract attention to the subject matter for advertising or identification purposes. Bulletin boards and readerboards are considered to be signs.
(Ord. 2741 § 4 (part), 2024)
“Significant vegetation removal”
means the removal or alteration of trees, shrubs, and/or ground cover by clearing, grading, cutting, burning, chemical means, or other activity that causes significant ecological impacts to functions provided by such vegetation. The removal of invasive or noxious weeds does not constitute significant vegetation removal. Tree pruning, not including tree topping, where it does not affect ecological functions, does not constitute significant vegetation removal.
(Ord. 2741 § 4 (part), 2024)
“Site”
means any lot or group of adjoining lots, as defined in TMC Section 18.06.500, which are proposed as the location for a development, as defined in TMC Section 18.06.210, or for some other activity which requires a permit or approval pursuant to TMC Titles 16, 17 or 18.
(Ord. 2741 § 4 (part), 2024)
“Site disturbance”
means any development, construction, or related operation that could alter the subject property, including, but not limited to, soil compaction including foot traffic; tree or stump removal; road, driveway or building construction; installation of utilities; or grading.
(Ord. 2741 § 4 (part), 2024)
“Stacked flat”
means a dwelling unit(s) in a residential building of no more than three stories on a residential zoned lot in which each floor may be separately rented or owned.
(Ord. 2765 § 8 (part), 2025)
“Street”
means a public thoroughfare which affords the principal means of access to abutting properties. Limited access State routes such as I-5, I-405, or SR 518; subdivision tracts dedicated for access; private easements for access; and streets that provide no access to abutting properties shall be considered streets for the purposes of determining the type of lots such as corner or through lots and their setbacks and landscape requirements.
(Ord. 2741 § 4 (part), 2024)
“Structure”
means a combination of materials constructed and erected permanently on the ground or attached to something having a permanent location on the ground, but excluding all forms of vehicles even though immobilized. Not included are residential fences up to six feet in height, retaining walls or rockeries with up to four feet of exposed face, and similar improvements of minor character.
1. 
Nonconforming Structure, Shoreline.
“Nonconforming structure, shoreline” means a structure legally established prior to the effective date of the Shoreline Master Program, but which does not conform to present regulations or standards of the program.
(Ord. 2741 § 4 (part), 2024)
“Studios”
means a building or portion of a building used as a place of work by an artist, photographer, or artisan, or used for dance instruction.
(Ord. 2741 § 4 (part), 2024)
“Subdivision”
means the division or redivision of land into lots, unit lots, tracts, parcels, sites or divisions.
1. 
Short Subdivision.
“Short subdivision” means the division of land into nine or less lots, unit lots, tracts, parcels, sites or divisions.
2. 
Long Subdivision.
“Long subdivision” means the division or redivision of land into ten or more lots, unit lots, tracts, parcels, sites or divisions.
(Ord. 2741 § 4 (part), 2024)
“Substantial development”
means any development of which the total cost or fair market value exceeds $7,047.00 or any development that materially interferes with the normal public use of the water or shorelines of the state. The dollar threshold established in this definition must be adjusted for inflation by the Office of Financial Management every five years, beginning July 1, 2007, based upon changes in the Consumer Price Index during that time period. “Consumer Price Index” means, for any calendar year, that year’s annual average Consumer Price Index, Seattle, Washington area, for urban wage earners and clerical workers, all items, compiled by the Bureau of Labor and Statistics, United States Department of Labor. In accordance with WAC 173-27-040, as it now reads and as hereafter amended, the following shall not be considered developments which require a shoreline substantial development permit, although shall still comply with the substantive requirements of the Shoreline Master Program:
1. 
Normal maintenance or repair of existing structures or developments, including repair of damage caused by accident, fire, or elements.
2. 
Emergency construction necessary to protect property from damage by the elements.
3. 
Construction and practices normal or necessary for farming, irrigation, and ranching activities, including agricultural service roads and utilities on shorelands, and the construction and maintenance of irrigation structures including but not limited to head gates, pumping facilities, and irrigation channels. A feedlot of any size, all processing plants, other activities of a commercial nature, and alteration of the contour of the shorelands by leveling or filling other than that which results from normal cultivation, shall not be considered normal or necessary farming or ranching activities. A feedlot shall be an enclosure or facility used or capable of being used for feeding livestock hay, grain, silage, or other livestock feed, but shall not include land for growing crops or vegetation for livestock feeding and/or grazing, nor shall it include normal livestock wintering operations.
4. 
Construction or modification of navigational aids such as channel markers and anchor buoys.
5. 
Construction on shorelands by an owner, lessee, or contract purchaser of a single family residence for his own use or for the use of his or her family, which residence does not exceed a height of 35 feet above average grade level and which meets all requirements of the state agency or local government having jurisdiction thereof, other than requirements imposed pursuant to this chapter.
6. 
Construction of a dock, including a community dock, designed for pleasure craft only, for the private non-commercial use of the owner, lessee, or contract purchaser of single and multiple family residences. This exception applies if either:
a. 
In salt waters, the fair market value of the dock does not exceed $2,500; or
b. 
In fresh waters, the fair market value of the dock does not exceed:
(1) 
$20,000 for docks that are constructed to replace existing docks, and are of equal or lesser square footage than the existing dock being replaced; or
(2) 
$10,000 for all other docks constructed on fresh waters.
(3) 
However, if subsequent construction occurs within five years of completion of the prior construction, and the combined fair market value of the subsequent and prior construction exceeds the amount specified above, the subsequent construction shall be considered a substantial development for the purpose of this chapter.
7. 
Operation, maintenance, or construction of canals, waterways, drains, reservoirs, or other facilities that now exist or are hereafter created or developed as a part of an irrigation system for the primary purpose of making use of system waters, including return flow and artificially stored groundwater for the irrigation of lands.
8. 
The marking of property lines or corners on state owned lands, when such marking does not significantly interfere with normal public use of the surface of the water.
9. 
Operation and maintenance of any system of dikes, ditches, drains, or other facilities existing on September 8, 1975, which were created, developed, or utilized primarily as a part of an agricultural drainage or diking system.
10. 
Site exploration and investigation activities that are prerequisite to preparation of an application for development authorization under this chapter, if:
a. 
The activity does not interfere with the normal public use of the surface waters;
b. 
The activity will have no significant adverse impact on the environment including, but not limited to, fish, wildlife, fish or wildlife habitat, water quality, and aesthetic values;
c. 
The activity does not involve the installation of a structure, and upon completion of the activity the vegetation and land configuration of the site are restored to conditions existing before the activity;
d. 
A private entity seeking development authorization under this section first posts a performance bond or provides other evidence of financial responsibility to the local jurisdiction to ensure the site is restored to preexisting conditions; and
e. 
The activity is not subject to the permit requirements of RCW 90.58.550 (Oil and Natural Gas exploration in marine waters).
11. 
The process of removing or controlling an aquatic noxious weed, as defined in RCW 17.26.020, through the use of an herbicide or other treatment methods applicable to weed control that are recommended by a final environmental impact statement published by the Department of Agriculture or the department jointly with other state agencies under RCW 43.21C.
12. 
Watershed restoration projects, which means a public or private project authorized by the sponsor of a watershed restoration plan that implements the plan or a part of the plan and consists of one or more of the following activities:
a. 
A project that involves less than 10 miles of stream reach, in which less than 25 cubic yards of sand, gravel, or soil is removed, imported, disturbed or discharged, and in which no existing vegetation is removed except as minimally necessary to facilitate additional plantings.
b. 
A project for the restoration of an eroded or unstable stream bank that employs the principles of bioengineering, including limited use of rock as a stabilization only at the toe of the bank, and with primary emphasis on using native vegetation to control the erosive forces of flowing water.
c. 
A project primarily designed to improve fish and wildlife habitat, remove or reduce impediments to migration of fish, or enhance the fishery resource available for use by all of the citizens of the state, provided that any structure, other than a bridge or culvert or instream habitat enhancement structure associated with the project, is less than 200 square feet in floor area and is located above the ordinary high water mark of the stream.
13. 
Watershed restoration plan, which means a plan, developed or sponsored by the Department of Fish and Wildlife, the Department of Ecology, the Department of Natural Resources, the Department of Transportation, a federally recognized Indian tribe acting within and pursuant to its authority, a city, a county or a conservation district that provides a general program and implementation measures or actions for the preservation, restoration, re-creation, or enhancement of the natural resources, character, and ecology of a stream, stream segment, drainage area or watershed for which agency and public review has been conducted pursuant to the State Environmental Policy Act.
14. 
A public or private project that is designed to improve fish or wildlife habitat or fish passage, when all of the following apply:
a. 
The project has been approved in writing by the Department of Fish and Wildlife;
b. 
The project has received hydraulic project approval by the Department of Fish and Wildlife pursuant to RCW 77.55; and
c. 
The local government has determined the project is substantially consistent with the local Shoreline Master Program. The local government shall make such determination in a timely manner and provide it by letter to the project proponent.
Additional criteria for determining eligibility of fish habitat projects are found in WAC 173-27-040 2(p) and apply to this exemption.
15. 
The external or internal retrofitting of an existing structure for the exclusive purpose of compliance with the Americans with Disabilities Act of 1990 (42 U.S.C. Sec. 12101 et seq.) or to otherwise provide physical access to the structure by individuals with disabilities.
(Ord. 2741 § 4 (part), 2024)
“Theater”
is a building or part of a building devoted to showing motion pictures or for dramatic, dance, musical or other live performances.
(Ord. 2741 § 4 (part), 2024)
“Tow truck operations”
means any storage yard, building, or vehicle storage/impounding lot for a towing business, including tow vehicles with towed vehicles attached. Tow truck operations do not include central offices for phone dispatch if tow trucks, drivers, or impounded vehicles do not come to the office.
(Ord. 2741 § 4 (part), 2024)
“Townhouses”
means buildings that contain three or more attached single-family dwelling units that extend from the foundation to roof and that have a yard or public way on not less than two sides.
(Ord. 2741 § 4 (part), 2024; Ord. 2765 § 7 (part), 2025)
“Tree”
means any self-supporting woody plant characterized by one main trunk or, for certain species, multiple trunks, typically reaching 12-15 feet in height at maturity, that is recognized as a Tree in the nursery and arboricultural industries.
1. 
At-Risk Tree.
“At-risk tree” means a tree that is exposed to potential damage but can be retained during construction by use of appropriate tree protection measures as prescribed by a Qualified Tree Professional or by TMC Chapter 18.54.
2. 
Crown.
“Crown” means the area of a tree containing leaf-or needle-bearing branches.
3. 
Dead Tree.
“Dead tree” means a tree with no live crown and no functioning vascular tissue.
4. 
Dripline.
“Dripline” means the distance from the tree trunk that is equal to the furthest extent of the tree’s crown or six-foot radius from the trunk of the tree, whichever is greater.
5. 
Exceptional Tree.
“Exceptional tree” means a tree that is at least 18 inches in diameter (DBH). For trees with two stems, if the stems have a combined total diameter of at least 18 inches, the tree shall be considered an Exceptional Tree. For trees with three or more stems, if the three largest stems have a combined total diameter of at least 18 inches, the tree shall be considered an Exceptional Tree.
6. 
Heritage Tree or Heritage Grove.
“Heritage tree” means a tree, or group of trees comprising a grove, specifically designated by the City because of historical significance, special character, and/or community benefit.
7. 
Invasive Tree.
“Invasive tree” means a non-native tree species, which is likely to spread and disrupt the balance of an eco-system.
8. 
Nuisance Tree.
“Nuisance tree” means a tree that is causing obvious physical damage to structures including, but not limited to, sidewalks; curbs; the surfaces of streets, parking lots, and driveways; underground utilities; or building foundations. Nuisance Tree does not include trees that currently meet the definition of Hazardous or Defective Tree.
9. 
Qualified Tree Professional.
“Qualified tree professional” means an individual who is a certified professional with academic and/or field experience that makes them a recognized expert in urban forestry and tree protection. A Qualified Tree Professional shall be a member of the International Society of Arboriculture (ISA) and/or the Association of Consulting Arborists, and shall have specific experience with urban tree management in the state of Washington. A Qualified Tree Professional preparing tree valuations shall have the necessary training and experience to use and apply the appraisal methodology prescribed in the most recent edition of the ISA Plant Appraisal Guide.
10. 
Risk.
“Risk” means, in the context of urban forestry and trees, the likelihood of tree failure causing damage to a Target such as property or persons.
11. 
Street Tree.
“Street tree” means a tree located within the public right-of-way, or easement for street use granted to the City, provided that, if the trunk of the tree straddles the boundary line of the public right-of-way and the abutting property, it shall be considered to be on the abutting property.
12. 
Target or Risk Target.
“Target or risk target” means, as used in the context of urban forestry or trees, people, property, or activities that could be injured, damaged, or disrupted by a tree.
13. 
Tree Risk Assessment.
“Tree risk assessment” means the systematic process to identify, analyze and evaluate tree risk prepared by a Qualified Tree Professional in accordance with the latest version of the International Society of Arboriculture (ISA) Best Management Practices Guide.
14. 
Tree Risk Assessor.
“Tree risk assessor” means a Qualified Tree Professional with a Tree Risk Assessment Qualification, who identifies subject tree(s) and site conditions, evaluates and classifies the likelihood of failure, estimates the consequences of tree(s) hitting a Target, and determines options for treatment or mitigation.
15. 
Viable Tree.
“Viable tree” means a Significant Tree that a Qualified Tree Professional has determined to be in good health with a low risk of failure; is relatively Windfirm if isolated or exposed; and is a species that is suitable for its location and is therefore worthy of long-term retention.
16. 
Windfirm.
“Windfirm” means a tree that is healthy and well-rooted and that a Qualified Tree Professional has evaluated and determined can withstand normal winter storms or surrounding tree removal.
(Ord. 2741 § 4 (part), 2024)
“Tree removal”
means the direct or indirect removal of a tree through actions including, but not limited to: clearing, cutting, girdling, topping, or causing irreversible damage to roots or stems; destroying the structural integrity of trees through improper pruning, poisoning or filling; excavating, grading, or trenching within the dripline that results in the loss of more than 20 percent of the tree’s root system; or the removal through any of these processes of greater than 50 percent of the live crown of the tree.
(Ord. 2741 § 4 (part), 2024)
“Truck terminal”
means land and buildings used as a relay station for the transfer of a load from one vehicle to another or one party to another. The terminal cannot be used for permanent or long-term storage.
(Ord. 2741 § 4 (part), 2024)
“Usable floor area”
means that part of the floor area of any structure which is actually used from time to time for any commercial purposes, such as a sales area, display area, walkways or storage area. Parking calculation shall not include common corridors designed for the circulation of people at non-retail establishments, restrooms, elevator shafts and stairwells at each floor, mechanical equipment rooms or attic spaces and exterior covered loading docks.
(Ord. 2741 § 4 (part), 2024)
“Use”
means the nature of the activities taking place on private property or within structures thereon.
(Ord. 2741 § 4 (part), 2024)
“Permitted use”
means any use authorized or permitted alone or in conjunction with any other use in a specified district and subject to the limitation of the regulations of such use district.
(Ord. 2741 § 4 (part), 2024)
“Utilities”
means all lines and facilities related to the provision, distribution, collection, transmission or disposal of water, storm and sanitary sewage, oil, gas, power, information, telecommunication and telephone cable, or refuse, and includes facilities for the generation of electricity.
(Ord. 2741 § 4 (part), 2024)
“Vehicles”
means mechanical devices capable of movement by means of wheels, skids or runners of any kind, specifically including, but not limited to, all forms of trailers, recreational vehicles or mobile homes of any size whether capable of supplying their own motive power or not, without regard to whether the primary purpose of which device is or is not the conveyance of persons or objects, and specifically including all such automobiles, buses, trucks, cars, vans, recreational vehicles, trailers and mobile homes even though they may be at any time immobilized in any way and for any period of time of whatever duration.
(Ord. 2741 § 4 (part), 2024)
“Water dependent”
means a use or portion of a use that cannot exist in a location that is not adjacent to the water and that is dependent on the water by reason of the intrinsic nature of its operations. Examples of water-dependent uses include ship cargo terminal loading areas, marinas, ship building and dry docking, float plane facilities, sewer outfalls, and shoreline ecological restoration projects.
(Ord. 2741 § 4 (part), 2024)
“Water enjoyment”
means a recreational use or other use that facilitates public access to the shoreline as a primary characteristic of the use. The use must be open to the general public and the shoreline-oriented space within the project must be devoted to the specific aspects of the use that fosters shoreline enjoyment. Examples of water-enjoyment uses include parks, piers, museums, restaurants, educational/scientific reserves, resorts and mixed use projects.
(Ord. 2741 § 4 (part), 2024)
“Watercourse”
means a course or route formed by nature or modified by man, generally consisting of a channel with a bed and banks or sides substantially throughout its length along which surface water flows naturally, including the Green/Duwamish River. The channel or bed need not contain water year-round. Watercourses do not include irrigation ditches, stormwater runoff channels or devices, or other entirely artificial watercourses unless they are used by salmonids or to convey or pass through stream flows naturally occurring prior to construction of such devices.
(Ord. 2741 § 4 (part), 2024)
“Water related”
means a use or portion of a use that is not intrinsically dependent on a waterfront location but whose economic viability is dependent upon a waterfront location because:
1. 
The use has a functional requirement for a waterfront location such as the arrival or shipment of materials by water or the need for large quantities of water; or
2. 
The use provides a necessary service supportive of the water-dependent uses and the proximity of the use to its customers makes its services less expensive and/or more convenient.
Examples of water-related uses are warehousing of goods transported by water, seafood processing plants, hydroelectric generating plants, gravel storage when transported by barge, and log storage or oil refineries where transport is by tanker.
(Ord. 2741 § 4 (part), 2024)
“Wetland”
means those areas that are inundated or saturated by groundwater or surface water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include bogs, swamps, marshes, ponds, lakes and similar areas. Wetlands do not include those artificial wetlands intentionally created from non-wetland sites, including but not limited to irrigation and drainage ditches, grass-lined swales, canals, detention facilities, wastewater treatment facilities, farm ponds, landscape amenities or those wetlands created after July 1, 1990 that were unintentionally created as a result of the construction of a road, street or highway. However, those artificial wetlands intentionally created from non-wetland areas to mitigate conversion of wetlands as permitted by the City shall be considered wetlands.
(Ord. 2741 § 4 (part), 2024)
“Wetland edge”
means the delineated boundary of a wetland performed in accordance with approved federal wetland delineation manual and current applicable regional supplements.
(Ord. 2741 § 4 (part), 2024)
“WRIA”
means Water Resource Inventory Area — river basin planning and management areas formalized under Washington Administrative Code (WAC) 173-500-04 and authorized under the Water Resources Act of 1971, Revised Code of Washington (RCW) 90.54. WRIA 9 refers to the Green/Duwamish River Basin within which Tukwila is located.
(Ord. 2741 § 4 (part), 2024)
“Yard”
means a required open space unoccupied and unobstructed by any structure or portion of a structure from 30 inches above the general ground level of the graded lot upward.
(Ord. 2741 § 4 (part), 2024)
“Front yard”
means a yard extending between side lot lines across the front of a lot. In MDR and HDR zones, this shall also include areas adjacent to ‘access roads’.
(Ord. 2741 § 4 (part), 2024)
“Side yard”
means a yard extending from the rear line of the required front yard to the rear lot line, or in the absence of any clearly defined rear lot line to the point on the lot farthest from the intersection of the lot-line involved with the public street.
(Ord. 2741 § 4 (part), 2024)