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(Port of Pasco Marine Terminal SR 6a and western half of Osprey Point)

(1) Purpose. The purpose of the high intensity – mixed use environment designation is to provide for water-oriented commercial and retail uses along with residential uses. Examples of uses that are appropriate in a high intensity – mixed use shoreline environment include water-oriented commercial office and retail, residential, transportation, public access, 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 – mixed use 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, or commerce with potential for additional related development, facility rehabilitation, or upgrade modifications.

(c) Existing landward 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 commerce, transportation, or navigation.

(e) The shoreline has limited or no scientific, educational, 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) Development in the high intensity – mixed-use environment should be managed so it enhances and maintains the shorelines for a variety of urban uses.

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

(c) 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.

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

(e) Aesthetic objectives should be implemented by means, such as appropriate development siting, building design, screening, and maintenance of natural vegetative buffers. [Ord. 4314 § 2, 2016; Code 1970 § 29.01.170.]