16.55.450 Industrial Development.
(1) Policies.
(a) Recognize the importance of industrial uses to the City and attract water-oriented uses for location in appropriate areas along the shoreline.
(b) Allow for existing and new industrial uses that serve the local industries, provided they are developed and operated according to the State’s Shoreline Master Program Guidelines and other State and City requirements.
(c) Ensure that existing and new development of industrial facilities is consistent with all Master Program Guidelines and achieves no net loss of shoreline ecological function.
(2) Regulations.
(a) Industrial facilities that are water-dependent or water-related are permitted where allowed by zoning and this SMP. The applicant shall demonstrate that proposed uses are water-dependent and/or water-related.
(b) Industrial development shall be in accordance with the following regulations:
(i) Industrial development shall comply with the Environmental Protection regulations of Section 16.55.250 and shall be located, designed, constructed, and operated in a manner that minimizes impacts to the shoreline, provides for no net loss of shoreline ecological function, and avoids unnecessary interference with shoreline use by adjacent property owners.
(ii) In the review of shoreline developments, the City shall give preference to water-dependent uses and then water-oriented industrial uses.
(iii) Regional and statewide needs for water-dependent and water-related industrial facilities shall be carefully considered. Lands designated for industrial development shall not include shoreline areas with severe environmental limitations, such as critical areas.
(iv) Unless public access cannot be provided in a manner that does not result in significant interference with operations or hazards to life or property, industrial development shall consider incorporating public access as mitigation.
(v) Where industrial land is proposed for use on land in public ownership, public access shall be required unless it meets an exception in accordance with Subsection 16.55.300(2)(f).
(vi) Industrial development and redevelopment shall be encouraged to locate where environmental cleanup and restoration of the shoreline area can be incorporated.
(c) New nonwater-oriented industrial development shall be prohibited on shorelines except when:
(i) The use is a part of a mixed-use project that includes water-dependent uses and provides a significant public benefit with respect to the Act’s objectives, such as providing public access and ecological restoration.
(ii) Navigability is severely limited at the proposed site; and the industrial use provides a significant public benefit with respect to the Act’s objectives, such as providing public access and ecological restoration.
(iii) The site is physically separated from the shoreline by another property or public right of way. (Ord. 16-3 §46, 2016).