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(Areas landward of the levee in SR 5b, Port of Pasco, a portion of Osprey Point, industrial areas on Columbia River SR 6c, and the Snake River SR 8b)

(1) Purpose. The purpose of the high intensity – industrial environment designation is to provide for public and private commercial and industrial uses that need a shoreline location for operation and are associated with water-oriented commerce and industry. Examples of uses that are appropriate in a high intensity – industrial shoreline environment include water-oriented commercial uses, water supply diversion, transportation, navigation uses, barge and conveyance facilities, and similar uses. This environment may also provide for some recreation, while protecting existing ecological functions and restoring ecological functions in areas that have been previously degraded.

(2) Designation Criteria. Assign a high intensity – industrial environment designation to shoreline areas where:

(a) The shoreline has low-to-moderate ecological function with low-to-moderate opportunity for preservation or restoration.

(b) The shoreline is highly developed, and most development is related to public utility, infrastructure, industry, or commerce with potential for additional related development, facility rehabilitation, or upgrade modifications.

(c) Existing landward industrial development exists and has potential for future growth and development.

(d) The operation of such uses depends on proximity to water, including high-intensity uses related to industrial production, conveyance, transportation, or navigation.

(e) The shoreline has limited scientific or educational value or unique historic or cultural resources values.

(3) Management Policies. In addition to the other applicable policies and regulations of this SMP, the following management policies shall apply:

(a) In regulating uses in the high intensity – industrial environment, first priority should be given to water-dependent commercial and industrial uses. Second priority should be given to water-related and water-enjoyment uses that are not in conflict with the commercial and industrial uses. Nonwater-oriented uses are allowed as part of mixed uses to support the water-oriented uses.

(b) Policies and regulations shall ensure no net loss of shoreline ecological functions as a result of redevelopment, facility upgrades, and new development. Where applicable, development shall include environmental cleanup and restoration of the shoreline to comply in accordance with any relevant state and federal law.

(c) Where feasible and appropriate, visual and physical public access provisions may be included as consistent with PMC 29.15.070, Public access.

(d) Aesthetic objectives should be implemented by means such as appropriate development siting, screening, and maintenance of natural vegetative buffers. [Ord. 4314 § 2, 2016; Code 1970 § 29.01.160.]