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.
2. 
Boat building or repair.
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.
9. 
Seafood processing.
B. 
Navigation aids.
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.