(i) Shoreline development standards should ensure no net loss of shoreline ecological functions, taking into account the environmental limitations and sensitivity of the shoreline area, the level of infrastructure and services available, and other comprehensive planning considerations.

(ii) Multi-family and multiple-lot residential and recreational developments should provide public access and joint use for community recreational facilities.

(iii) Access, utilities, and public services should be available and adequate to serve existing needs and/or planned future development.

(iv) Commercial development should be limited to water-oriented uses and allowed only when the underlying zoning permits such uses.

(i) Protect ecological functions of open space, floodplain and other sensitive public or protected lands and conserve existing natural resources and valuable historic and cultural areas while allowing a variety of compatible uses; and

(ii) Ensure appropriate management and development of existing and future public parks and recreation areas.

(i) They are within existing or planned public parks or public lands intended to accommodate public access and recreational developments;

(ii) They are suitable for water-related or water-enjoyment uses;

(iii) They are open space, floodplain or other sensitive areas that should not be more intensively developed;

(iv) They have potential for ecological restoration;

(v) They retain important ecological functions, even though partially developed; or

(vi) They have the potential for development that is compatible with ecological restoration.

(i) Uses in the Shoreline Parks environment should be limited to those which sustain the shoreline area’s physical and biological resources and uses of a non-permanent nature that do not substantially degrade ecological functions or the rural or natural character of the shoreline area.

(ii) Except in support of agriculture, aquaculture, and recreation uses, commercial and industrial uses should not be allowed.

(iii) Water-oriented uses should be given priority over nonwater-oriented uses. Water-dependent and water-enjoyment recreation facilities and uses that do not deplete the resource over time, such as boating facilities, fishing, hunting, wildlife viewing trails, swimming beaches, and scientific, historical, cultural, and educational research uses, are preferred, provided adverse impacts to the shoreline are mitigated.

(iv) Shoreline development standards should ensure that new development does not result in a net loss of shoreline ecological functions or further degrade other shoreline values.

(v) Existing uses and development, including roadways and railroads, may be maintained and expanded consistent with provisions of this SMP.

(vi) Public access and public recreation objectives on public lands should be implemented when appropriate and when adverse ecological impacts can be mitigated.

(vii) Construction of new structural shoreline stabilization and flood control works should only be allowed where there is a documented need to protect an existing structure or ecological functions, and only when mitigation is applied.

(i) Water-oriented commercial, industrial, and recreation uses should be given high priority in the High Intensity environment. First priority should be given to water-dependent uses. Second priority should be given to water-related and water-enjoyment uses. Nonwater-oriented uses should not be allowed except as part of mixed-use developments or in areas of traditional non-water-oriented uses such as retail and similar uses in the Downtown. Nonwater-oriented uses may also be allowed in limited situations where they do not conflict with or limit opportunities for water-oriented uses or on sites where there is no direct access to the shoreline. Public benefits such as ecological restoration or public access may be required in association with nonwater-oriented development.

(ii) When considering shoreline environment designation amendment proposals, full utilization of existing high intensity areas should be achieved before further expansion of intensive development is allowed.

(iii) New development in the High Intensity designation should assure no net loss of shoreline ecological functions. Where applicable, new development should include environmental cleanup and restoration of the shoreline to comply with any relevant state and federal law.

(iv) Where feasible, visual and physical public access should be required as part of development in the High Intensity designation unless it already exists to serve the development or other safety, security, or fragile environmental conditions apply.

(v) Aesthetic objectives should be implemented by means such as sign control regulations, appropriate development siting, screening and architectural standards, and maintenance of natural vegetative separation.

(i) Allow new over-water structures only for water-dependent uses, public access, or ecological restoration.

(ii) The size of new over-water structures should be limited to the minimum necessary to support the structure’s intended use.

(iii) In order to reduce the impacts of shoreline development and increase effective use of water resources, multiple use of over-water facilities should be encouraged.

(iv) All developments and uses should be located and designed to consider impacts to public views, and to allow for the safe, unobstructed passage of fish and wildlife, particularly those species dependent on migration.

(v) Shoreline uses and modifications should be designed and managed to prevent adverse impacts to ecological functions and ecosystem-wide processes, including degradation of water quality and alteration of natural hydrographic conditions. Adverse impacts should not be allowed except where necessary to achieve the objectives of the Shoreline Management Act, and then only when mitigated as necessary to assure no net loss of ecological functions.

(i) Boundaries indicated as approximately following lot, tract, or section lines shall be so construed.

(ii) In cases where boundary line adjustments or subdivisions occur, the designation applied to the parent parcel prior to the boundary line adjustment or subdivision shall not change as a result. The shoreline designation can be redesignated through an SMP amendment.

(iii) Boundaries indicated as approximately following roads and railroads shall be respectively construed to follow the nearest right-of-way edge.

(iv) Boundaries indicated as approximately parallel to or extensions of features indicated in (i), (ii), or (iii) of this subsection shall be so construed.