14.50.300.02 High intensity.
A. Purpose. The purpose of the high intensity shoreline environment designation is to provide for high intensity water-oriented commercial, industrial and port, mixed-use, transportation and navigation uses while protecting existing ecological functions and restoring ecological functions in shoreline jurisdiction that have been degraded.
B. Designation Criteria.
1. Assign the high intensity shoreline environment designation to the areas of shoreline jurisdiction that currently support high intensity uses related to commerce, industry, public facilities, transportation or navigation or are suitable for high intensity water-oriented uses. The areas of shoreline jurisdiction assigned this designation should have the following characteristics:
a. Can support high intensity uses without degradation to existing shoreline function;
b. Designated by the city’s Comprehensive Plan and zoning for high intensity, commercial, industrial, public, transportation, navigation or mixed-use development; and
c. Have few biophysical limitations to development such as floodways, floodplains, steep slopes or landslide hazard areas.
2. Allow for non-water-related uses within this designation where water-dependent uses are not possible, such as where there is a developed roadway between the OHWM and the proposed use.
C. Management Policies. Development within the high intensity shoreline environment designation shall be consistent with the following policies:
1. Prioritize uses on sites with physical access to the water in the following order of preference:
a. Water-dependent;
b. Water-related;
c. Water-enjoyment.
2. Allow for non-water-related uses within this designation where:
a. Water-dependent uses are not feasible, because a lake, river or stream is unnavigable;
b. There is a developed roadway between the OHWM and the proposed use; or
c. The site is physically separated from the shoreline by another property.
3. Allow the development of new non-water-oriented uses as either part of mixed-use development or when the applicant can demonstrate that the use will not conflict with or limit future opportunities for water-oriented uses.
4. Design new development located in shoreline jurisdiction to result in no net loss of ecological function.
5. Restore and remediate shoreline areas within new development sites consistent with state and federal laws.
6. Require visual and physical access where feasible with physical access prioritized over visual access.
7. Seek to achieve the full use of existing urban lands in shoreline jurisdiction before expanding intensive development, subject to long-range projections of regional economic need and allowances to support future expansion of water-dependent and water-related uses.