The Marine Commercial Shorelands Zone is reserved for water-dependent
developments and associated uses on shorelands adjoining certain portions
of the Skipanon waterway. A mixture of water-dependent uses are allowed,
including commercial service and storage, and recreation-oriented
uses. Marine Commercial Shoreland areas have unique characteristics
that make them especially suited for water-dependent development.
Characteristics that contribute to suitability for water-dependent
development include:
A. Deep
water close to shore with supporting land transportation facilities
suitable for ship and barge facilities.
B. Potential
for aquaculture.
C. Protected
areas subject to scour which would require little dredging for use
as marinas.
D. Potential
for recreational utilization of coastal waters or riparian resources.
The following uses and activities and their accessory uses and activities are permitted in the C-2 zone if the Community Development Director determines that the uses conform to the standards in Section
16.48.040, applicable Development Code standards, and other City laws:
A. Water-dependent
commercial uses, including, but not limited to:
1. Marina
or moorage facilities.
3. Marine
fuel storage and dispensing.
4. Marine
equipment sales, repair or manufacture.
5. Wharves,
docks, piers, marine railways and ways.
6. Cold
storage, ice manufacturing.
7. Warehousing
or storage for marine equipment or seafood.
8. Charter
fishing services.
C. Repair
and maintenance of existing structures or facilities.
D. Land
falls and access corridors for submerged cable, sewer line, water
line or other pipeline crossing.
E. New
dikes limited to those in conjunction with uses permitted in the C-2
zone.
F. Stormwater
or wastewater outfall.
G. Structural
shoreline stabilization.
H. Water-dependent
portions of an aquaculture facility.
I. Public
utilities, including structures, on-shore pipelines, cables and utility
crossings.
J. Marine
research and education facility.
K. Excavation
to create new water surface area.
L. Public
access improvements, as specified in public access plans.
M. Land
transportation facilities and improvements.
N. Passive
restoration facilities.
O. Communication
facilities.
P. Park host (on-site) is an ancillary use for water-dependent commercial uses within the Warrenton Marina only, and located on a City-approved RV site. Subject to provisions of Section
16.48.040(P) (see definitions).
Q. Community
garden(s) (see definitions).
R. Similar
uses as those listed in this section.
(Ord. 1186-A § 3, 2014)
The following uses and activities and their accessory uses and activities may be permitted in the C-2 zone when approved under Chapter
16.220, Conditional Use Permits. These uses are also subject to the provisions of Section
16.48.040, Development Standards:
A. Beach
nourishment at sites designated in the Comprehensive Plan.
B. Mitigation,
restoration, creation and enhancement.
C. Dredged
material disposal.
D. Water-related uses subject to the standard in Section
16.48.040.
E. A temporary use utilizing existing structures or involving new facilities, which require minimal capital investment in accordance with Section
16.240.010, Temporary Use Permits, and subject to the standard in Section
16.48.040.
F. Water-dependent
industrial or port use.
G. Communication facilities subject to the standards of Chapter
16.148.
H. Similar
uses as those listed in this section.
The following standards are applicable in the C-2 zone:
A. Density.
The lot area will be established on a case-by-case basis, with consideration
given to such factors as parking, landscaping and open space needs
of the involved uses.
B. Setback
and Buffer Requirements. Where the C-2 zone adjoins a residential
zone, there shall be a visual buffer strip at least 10 feet wide to
provide for a dense evergreen landscape buffer which attains a mature
height of at least eight feet.
C. All uses must satisfy applicable Columbia River Estuary Shoreland and Aquatic Area Development Standards in Chapter
16.160.
D. All uses will comply with access and parking standards in Chapter
16.128.
E. Signs will comply with standards in Chapter
16.144.
F. Outside
sales, service or storage areas will be enclosed by suitable vegetation,
fencing or walls, unless approved by the Planning Commission.
G. All
other applicable Development Code requirements will also be satisfied.
H. Uses
and activities that are not water-dependent shall not preclude or
conflict with existing or probable future water-dependent use on the
site or in the vicinity.
I. The
maximum building height shall be 45 feet above grade.
J. When
a proposal includes several uses, they shall be reviewed in aggregate
under the more stringent procedure.
K. Uses that are water-dependent must meet the criteria in Section
16.160.080.
L. All development shall comply with the wetland and riparian area protection standards of Chapter
16.156.
M. Standards
for Approval of Non-Water Dependent Uses.
1. Non-water-dependent
uses shall be constructed at the same time as or after the water-dependent
use of the site is established, and must be carried out together with
the water-dependent use.
2. The
ratio of the square footage of ground-level indoor floor space plus
outdoor acreage distributed between the non-water-dependent uses and
the water-dependent uses at the site shall not exceed one to three
(non-water-dependent to water-dependent).
3. Such
non-water-dependent uses shall not interfere with the conduct of the
water-dependent use.
N. Standards
for Approval of a Temporary Use. Temporary non-water-dependent uses
that involve minimal capital investment and no permanent structures
may be allowed. The intent of allowing such uses is to avoid posing
a significant economic obstacle to attracting water-dependent uses.
Tools for implementing this approach include "vacate" clauses in leases
on public lands, as well as requiring "vacate" clauses for land use
approvals involving leasing of private lands.
O. All
new sewer and water connections for a proposed development shall comply
with all City regulations.
P. The
City of Warrenton shall provide the park host RV site, within the
Warrenton Marina, connections to utilities (City water and sewer,
and electricity). Length of stay per host shall not exceed six months
in a calendar year, and shall be in a state-licensed RV.