29.20.070 Industrial development.
(1) Water-dependent industrial development shall be given priority over nonwater-dependent commercial uses within shoreline environments. Secondarily, water-related and water-oriented uses shall be given priority over nonwater-oriented commercial uses.
(2) Nonwater-oriented industrial uses shall be allowed if they can demonstrate one or more of the following:
(a) The industrial use is part of a mixed-use project that includes water-dependent uses and provides a significant public benefit with respect to the objectives of the SMA.
(b) Navigability is severely limited at the proposed site, including opportunities for nonmotorized boating or other water-oriented uses.
(c) The industrial use is physically separated from the shoreline by another property, public right-of-way, or levee.
(d) The industrial use is farther upland than 200 feet from the OHWM; therefore, a water-oriented use is not a viable option.
(3) Where industrial use is proposed for location on land in public ownership, public access should be required unless such public access is demonstrated by the proponent to be infeasible or inappropriate for the shoreline pursuant to PMC 29.15.070, Public access.
(4) Industrial uses shall provide for suitable measures to rehabilitate and enhance the shoreline ecology as a condition of approval.
(5) Nonwater-oriented industrial uses shall not be allowed over water in any shoreline environment.
(6) All industrial loading and service areas shall be located upland or away from the shoreline, except when loading services are water-dependent, such as barge facilities. Provisions shall be made to screen upland loading areas with walls, fences, and landscaping and to minimize aesthetic impacts.
(7) The new storage of potentially hazardous or dangerous substances or wastes is prohibited in the floodway or within 200 feet of the OHWM, whichever boundary extends farthest landward.
(8) Industrial development will be located, designed, or constructed in a manner that ensures no net loss of shoreline ecological functions and such that it does not have significant adverse impacts to other shoreline resources and values. [Ord. 4314 § 2, 2016; Code 1970 § 29.01.370.]