15.14.350 General upland shoreline modification and use regulations.
This section provides policies and standards addressing preferred layouts of shoreline development and appropriate signage serving the intended use and recognizing shoreline locations.
A. Policies.
1. Designs Avoid Sensitive Areas. Development and uses should be designed in a manner that directs land alteration to the least sensitive portions of the site to maximize vegetation conservation; minimize impervious surfaces and runoff; protect riparian, nearshore and wetland habitats; protect wildlife and habitats; protect archaeological, historic and cultural resources; and preserve aesthetic values.
2. Location of Accessory Uses. Nonwater-oriented accessory development or use should be located landward of shoreline jurisdiction unless such development is required to serve approved water-oriented uses and/or developments. When sited within shoreline jurisdiction, accessories should be located landward of shoreline, riparian and/or wetland buffers and landward of water-oriented developments and/or other approved uses.
3. Minimize Impacts on Shoreline and Upland Uses. Development should be located, designed, and managed to minimize impacts on shoreline or upland uses through bulk and scale restrictions, setbacks, buffers, light shielding, noise attenuation, and other measures.
4. Vistas and Viewpoints. Vistas and viewpoints should not be degraded and visual access to the water from such vistas should not be impaired by the placement of signs.
B. Regulations.
1. Design Features for Compatibility. Shoreline use and development activities shall be designed to complement the character and setting of the property, minimize noise and glare, and avoid impacts to view corridors. Shoreline applicants shall demonstrate efforts to minimize potential impacts to the extent feasible, including:
a. Building surfaces on or adjacent to the water shall employ materials that minimize reflected light.
b. Building mechanical equipment shall be incorporated into building architectural features, such as pitched roofs, to the maximum extent possible. Where mechanical equipment cannot be incorporated into architectural features, a visual screen shall be provided consistent with building exterior materials that obstructs views of such equipment.
c. Outdoor storage shall be screened from public view through techniques such as landscaping, fencing and/or other equivalent measures.
d. Property screening in the form of fences or landscaping shall not block visual access to the shoreline and shall be subject to subsection (B)(5) of this section.
2. Preference for Water-Oriented Facility Location. Shoreline developments shall locate the water-oriented portions of their developments along the shoreline and place all other facilities landward or outside shoreline jurisdiction.
3. Minimize Changes to Topography. To the extent feasible, design of structures shall conform to natural contours and minimize disturbance to soils and native vegetation. Vehicle and pedestrian circulation systems shall be designed to minimize clearing, grading and alteration of topography and natural features, especially natural drainage patterns and springs. Roadway and driveway alignment shall follow the natural contours of the site and minimize width to the extent feasible while meeting applicable government standards.
4. Soil Disturbance. All disturbed areas shall be restored and protected from erosion using vegetation and other means.
5. View Corridors. Where commercial, mixed-use, multifamily and/or multi-lot developments are proposed, primary structures shall provide for view corridors between buildings through the use of building separation, setbacks, upper story setbacks, pitched roofs, and other mitigation. Per WAC 173-27-180, applicants shall provide a depiction of the impacts to views from existing residential uses and public areas. [Ord. 580 Att. A § 5.1, 2019.]