14.50.570.02 Regulations.
A. Commercial development shall not result in a net loss of shoreline ecological functions or have significant negative impacts to shoreline uses, resources and values such as navigation, recreation and public access.
B. New non-water-oriented commercial development is prohibited in shoreline jurisdiction unless it meets one (1) of the following criteria:
1. The commercial use is part of a mixed-use project that includes water-dependent uses and provides a significant public benefit such as providing public access or ecological restoration;
2. Navigability is severely limited at that location and the commercial use provides a significant public benefit such as public access or ecological restoration; or
3. The commercial use is physically separated from the shoreline by another property, railroad or public right-of-way.
C. Non-water-dependent commercial uses over water are prohibited in shoreline jurisdiction except in existing structures or where necessary in support of water-dependent uses.