Chapter 19.09 District-Specific Regulations

§ 19.09.010 S-1A Western Slope South S (HI).

Intent. The intent of the S-1a Shoreline District is to retain the existing water-dependent uses and to encourage supplemental mixed-use development that results in additional public access and shoreline enhancement while minimizing impacts to the adjacent neighborhoods.

District boundary description. The S-1a Shoreline District extends from the City limit at south 19th street to the northern edge of parcel #0220048019 at the end of the 1600 block of Wilton Road, and including that area upland 200 feet from the ordinary high water mark or to the centerline of the BNSF railroad right of way, whichever is greater.

Map of district. Refer to Figure 9-1 below for a map of the S-1a Western Slope South district boundaries:

Figure 9-1. Western Slope South (HI)

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. All developments in S-1a Western Slope South Shoreline District shall comply with the standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.1.)

§ 19.09.020 S-1b Western Slope South N (SR).

Intent. The intent of the S-1b shoreline district is to maintain the existing residential uses while allowing new water-oriented uses only when they are compatible with the existing character of the district.

District boundary description. The S-1b Shoreline District includes two separate and distinct areas. The first is located at 26th and Lemons Beach Road and includes that area within City of Tacoma jurisdiction that is upland within 200 feet of the OHWM, but separated from the shoreline by University Place jurisdiction. The second area is contiguous to the S-1a Shoreline District, from the southern edge of parcel #0220044096 at the end of the 1600 block of Wilton Road, north to the centerline of 6th Avenue (extended) and including that area upland 200 feet from the ordinary high water mark or to the centerline of the BNSF railroad right of way, whichever is greater.

Map of district. Refer to Figure 9-2 below for a map of the S-1b Western Slope South Shoreline District boundaries:

Figure 9-2. Western Slope South (SR)

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

Development standards. All permitted uses in the S-1b Western Slope South district shall comply with the standards included in Table 9-2 and the general regulations in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.2.)

§ 19.09.030 S-2 Western Slope Central (UC).

Intent. The intent of the S-2 Shoreline District is to encourage recreational use within the area; retain the natural beach areas for their educational, scientific and scenic value; and retain the natural steep slopes as a setback between the railroad and residential areas.

District boundary description. The S-2 Shoreline District extends from the centerline of 6th Avenue (extended) to the center of the Highway 16 right-of-way, including that area upland within 200 feet of the OHWM and associated wetlands.

Map of district. Refer to figure 9-3 below for a map of the S-2 Western Slope South Shoreline District boundaries:

Figure 9-3. Western Slope Central

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit. Permitted uses and activities are also subject to the district-specific regulations listed below:

Development standards. All permitted uses in the S-2 shoreline district shall comply with the standards included in Table 9-2, except as provided in the general regulations in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.3.)

§ 19.09.040 S-3 Western Slope North (N).

Intent. The intent of the S-3 Shoreline District is to limit residential encroachment along the steep slopes of the shoreline, to retain the existing vegetation and critical areas in a natural state, to encourage enhancement of the shoreline adjacent to the railroad, to promote public access trails and viewpoints consistent with the public access plan, and to recognize and support the continuation of the historic Salmon Beach community which exists at the toe of the coastal bluff.

District boundary description. The S-3 Shoreline District extends north from the centerline of the Highway 16 right-of-way to the centerline of the North Park Avenue (extended) right-of-way, including that area upland within 200 feet of the OHWM and associated wetlands.

Map of district. Refer to Figure 9-4 below for a map of the S-3 Western Slope South district boundaries:

Figure 9-4. Western Slope North

Development standards. All permitted uses in the S-3 shoreline district shall comply with the standards included in Table 9-2, except as provided in the general regulations in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.4.)

§ 19.09.050 S-4 Point Defiance Natural (N).

Intent. The intent of the S-4 Shoreline District is to protect the existing natural environment of the area, provide for perpetual utilization for park purposes, and encourage the creation and improvement of view areas and trail systems.

District boundary description. The S-4 Shoreline District extends from North Park Avenue (extended), at the northern edge of the Salmon Beach Community, and around Point Defiance to the start of the concrete promenade at Owen Beach, and including only those areas upland within 200 feet of the OHWM.

Map of district. Refer to Figure 9-5 below for a map of the S-4 Point Defiance district boundaries:

Figure 9-5. Point Defiance Natural (N)

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

Development standards. All permitted uses in the S-4 shoreline district shall comply with the standards included in Table 9-2, except as provided in the general regulations in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.5.)

§ 19.09.060 S-5 Point Defiance Conservancy (UC).

Intent. The intent of the S-5 Shoreline District is to provide for perpetual utilization for park and recreational uses and encourage the creation and enhancement of view areas and trail systems, while allowing development of marinas, boat launch facilities, and low intensity water-oriented commercial uses.

District boundary description. The S-5 Point Defiance Shoreline District extends from the start of the promenade at Owen Beach to the southern edge of the boat basin at Point Defiance, following N Waterfront Drive and ending at the gate to the Tacoma Yacht Club, and including only that area upland within 200 feet of the OHWM.

Map of district. Refer to Figure 9-6 below for a map of the S-5 Point Defiance – Conservancy district boundaries.

Figure 9-6. Point Defiance Conservancy (UC)

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. All permitted developments and uses in the S-5 Point Defiance - Conservancy Shoreline District shall comply with the regulations included in the general regulations and development standards included in Table 9-2.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.6.)

§ 19.09.070 S-6 Ruston Way (UC).

Intent. The intent of the S-6 Shoreline District is to encourage low intensity water-oriented commercial, recreational, and open space development that provides public access and enjoyment opportunities, is designed and developed to be compatible with intact shoreline processes and functions and results in a net-gain of shoreline function over time and to preserve the character and quality of life in the adjoining residential areas, schools and park properties.

District boundary description. The S-6 Shoreline District boundary extends from the centerline of N 49th Street to the northwestern boundary of the Tahoma Saltmarsh NRDA site, including only those areas upland within 200 feet of the OHWM or to the westernmost extent of the Ruston Way right-of-way, whichever is greater.

Map of district. Refer to Figure 9-7 below for a map of the S-6 Ruston Way district boundaries:

Figure 9-7. Ruston Way

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

Development standards. All permitted developments and uses in the S-6 Ruston Way Shoreline District shall comply with the regulations included in the general regulations and development standards included in Table 9-2.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.7.)

§ 19.09.080 S-6/7 Schuster Parkway Transition (UC).

Intent. The intent of the S-6/7 Schuster Parkway Transition Shoreline District is: to recognize that trends in the character and use of the area have focused on shoreline restoration and environmental clean-up, open space, and public recreation, and that these trends are expected and encouraged to continue over time; to conditionally allow for low intensity port/industrial uses associated with the natural deep water that are demonstrably compatible with the adjacent residential areas, business district, schools, recreation and park properties; and to encourage the continued transition to low intensity water-oriented commercial, recreational, and open space activities. Considerations for determining compatibility should include an evaluation of, at a minimum, possible view impacts, noise, light, emissions, and interference with the public use of public shorelines and the long term vision for enhanced public access. Any development within the District must contribute to the extension of public access from the Ruston Way Shoreline District promenade to the Thea Foss Waterway esplanade.

District boundary description. The S-6/7 Shoreline District extends from the northwestern boundary of the Tahoma Saltmarsh NRDA site to the south-easternmost extent of the Sperry Ocean Dock site (parcel #8950002312), including only those areas upland within 200’ of the OHWM.

Map of district. Refer to Figure 9-8 below for a map of the S-6/7 Schuster Parkway Transition Shoreline District boundaries:

Figure 9-8. Schuster Parkway Transition

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

Development standards. All permitted developments and uses in the S-6/7 Schuster Parkway Transition Shoreline District shall comply with the standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.8.)

§ 19.09.090 S-7 Schuster Parkway (HI).

Intent. The intent of the S-7 Schuster Parkway Shoreline District is to allow development of deep water terminal and light industrial facilities, support and retain water dependent commodity export business(es), and to preserve the character and quality of life in adjoining residential areas, school and park properties.

District boundary description. The S-7 Shoreline District extends from the south-easternmost extent of the Sperry Ocean Dock site (parcel #8950002312) to the northernmost extent of Thea’s Park, and including those areas upland within 200 feet of the OHWM.

Map of district. Refer to Figure 9-9 below for a map of the S-7 Schuster Parkway Shoreline District boundaries:

Figure 9-9. Schuster Parkway

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

Development standards. All permitted developments and uses in the S-7 Schuster Parkway Shoreline District shall comply with the standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.9.)

§ 19.09.100 S-8 Thea Foss Waterway (DW).

Intent. The intent of the S-8 Thea Foss Waterway Shoreline District is to improve the environmental quality of the Thea Foss Waterway; provide continuous public access to the Waterway; encourage the reuse and redevelopment of the area for mixed-use pedestrian-oriented development, cultural facilities, marinas and related facilities, water-oriented commercial uses, maritime activities, water oriented public parks and public facilities, residential development, and waterborne transportation; and to allow new water-oriented industrial uses where appropriate.

District boundary description. The S-8 Shoreline District boundary extends from Thea’s Park on the northwest side of the waterway, wrapping around the waterway and ending at, and including, the E 11th Street right-of-way. On the west side of the waterway, the district extends from ordinary high water mark upland to the centerline of Dock Street or a line measured 200 feet from the ordinary high water mark, whichever is greater. On the east side of the waterway, the district extends from ordinary high water mark upland 200 feet or, in those areas south of East 15th Street, the upland boundary is either 200 feet from OWHM or the easternmost edge of the East D Street right of way, whichever is greater.

Map of district. Refer to Figure 9-10 below for a map of the S-8 Thea Foss Waterway Shoreline District boundaries:

Figure 9-10. Thea Foss Waterway

Any building adjacent to Dock Street or the esplanade shall include water-oriented uses which are directly accessible from the adjacent public spaces. These water-oriented uses include uses which are open to the general public on a casual (“walk-in”) basis during regular business hours, including, but not limited to, retail stores and eating and drinking establishments. A minimum of 75 percent of the esplanade frontage and 20 percent of the Dock Street frontage shall be occupied by water-oriented uses, with the following exceptions:

To respond to short-term market conditions, non-water-oriented uses shall be permitted to occupy the water-oriented frontages so long as the structure meets the requirements in TSMP Section 19.06.010B.9 and at least 25 percent of the shoreline frontage is occupied by a water-oriented use. Such uses may be permitted on an interim basis for a period up to 10 years, with a 5 year extension contingent upon approval by the Director. A new mixed-use structure adjacent to Dock Street or the esplanade may be permitted under this provision so long as the development standards in Table 9-2 and TSMP Section 19.09.100 are met.

To respond to short-term market conditions, mixed-use developments shall be permitted via a conditional use permit, to be occupied in their entirety by non-water-oriented uses so long as the requirements in TSMP Section 19.06.010B.9 are met. Such uses may be permitted on an interim basis for a period up to 10 years, with a 5 year extension contingent upon approval by the Director. A new mixed-use structure adjacent to Dock Street or the esplanade may be permitted under this provision so long as the development standards in Table 9-2 and TSMP Section 19.09.100 are met.

District-specific development standards. In addition to the development standards included in Table 9-2 and the general regulations included in this Chapter, development in the S-8 Thea Foss Waterway Shoreline District shall comply with all requirements included in the following three subsections. The development standards section is divided into three separate subsections. The first subsection is applicable to the west side of the Waterway; the second subsection is applicable to the east side of the Waterway; and the third subsection is applicable to both sides of the Waterway.

West side of the waterway. The following regulations apply to the west side of the Waterway. Any new building, structure or portion thereof erected on the west side shall be subject to the following standards.

Area regulations.

(1)

Due to the significant public ownership on the west side of the Waterway, the areas bounded by Dock Street, designated public access/view corridors between Dock Street and the Waterway, and shoreline edge areas designated for public use and access, are termed “development sites.” The development sites are defined and depicted in the Foss Waterway Master Redevelopment Strategy.

(2)

The Foss Waterway Development Authority (FWDA) shall administer development of publicly-owned properties and shall conduct design review of projects on public property on the west side of the Waterway. Developers of private property are encouraged, but not required, to participate in the design review process conducted by the FWDA. If the FWDA design review process is not utilized for development on private property, City staff shall conduct the design review as part of the shoreline permit process and shall solicit comments from the FWDA. The required design review shall utilize the guidelines and other requirements found in the current adopted design guidelines and shall include consideration of view impacts, as further described in TSMP Section 19.06.070. The findings and/or comments of the FWDA’s design review shall be referenced in shoreline permit decisions and given substantial weight in determining whether a proposed project is consistent with this Program and its design requirements.

(3)

Blank walls (walls that do not contain doors, windows, or ventilation structures) between two feet and eight feet above the adjacent sidewalk shall be no longer than 20 feet in length.

(4)

Frontage requirements. For all structures adjacent to Dock Street or the esplanade, seventy-five percent (75%) of the esplanade frontage and twenty percent (20%) of the Dock Street frontage shall be designed and constructed to accommodate water-oriented uses. New mixed-use structures that cannot meet the use requirements in TSMP Section 19.09.100D above, and are permitted subject to Section 19.09.100D above, shall design and construct those frontages not occupied by water-oriented uses at the time of permitting, for future conversion to water-oriented uses. The required frontages shall meet the following standards:

(a)

The distance from the finished floor to the finished ceiling above shall be at least 12 feet. The area must have a minimum average depth of 25 feet measured from the sidewalk or esplanade level façade.

(b)

The sidewalk or esplanade level facades must include a pedestrian entrance or entrances to accommodate a single or multiple tenants or be structurally designed so entrances can be added when converted to the required uses in TSMP Section 19.09.100D above.

(c)

At least 25 percent of the sidewalk level façade of the portion of the building designed and constructed to accommodate future conversion to preferred uses shall provide transparency through the use of windows and doors for the area located between 2 feet above grade and 12 feet above grade.

Public access/view corridors.

(1)

Fourteen public access/view corridors are located adjacent to the development sites and are defined below. By specifically designating these areas for public use and access, setbacks are not required on the front (Dock Street), side and rear edges of the development sites (except as specifically required below); provided, that the required public access areas, amenities and area-wide design features are provided.

(2)

Fourteen 80-foot wide public access/view corridors between Dock Street and the inner harbor line and generally aligned with the extension of the urban street grid are hereby established. Two primary public access/view corridors are established at the alignment with South 15th and 17th Streets. Twelve secondary public access/view corridors are established immediately south of the Dock Building, north and south of the Puget Sound Freight Building, north of the Municipal Dock Building, and at the alignment of South 9th, 11th, 12th, 13th, 14th, 16th, 18th, and 20th Streets.

(3)

Public access/view corridors shall be developed concurrent with improvements on adjacent development sites. These corridors shall be designed and constructed in coordination with the FWDA. All developments abutting a public access/view corridor(s) shall be required to develop one-half of all public access/view corridors abutting their development site(s).

(4)

Buildings are not permitted in any designated waterfront esplanade, boardwalk, or public access/view corridor, except that weather protection features, public art, or areas provided primarily for public access, such as viewing towers and pedestrian bridges, may be located in or over these areas. Pedestrian bridges over secondary public access/view corridors between development sites are permitted provided they are a maximum of 10 feet in width and 12 feet in height, and with a minimum clearance of 25 feet from the ground to the underside of the structure.

(5)

Primary public access/view corridors may not be reduced in width and are generally fixed in location, but may be moved up to 25 feet in either direction to accommodate site development. Secondary public access/view corridors may be moved to accommodate site development, although the total corridor width must not be reduced. To move public access/view corridors, the applicant must demonstrate the following:

(a)

The movement is necessary to facilitate site design and would not compromise future development on remaining development sites;

(b)

The new public access/view corridors created provide the same or greater public use value; and,

(c)

Building design reflects the original public access/view corridor by reducing building height in this area or by providing additional public access and viewing opportunities.

(6)

If the distance between any two public access/view corridors is greater than 500 lineal feet, an additional public access between Dock Street and the esplanade must be provided. This public access must be a minimum of 20 feet in width, signed for public access, open to the public, and may be either outdoors or within a structure.

(7)

Development over public access/view corridors established at the alignment of South 16th and 18th Streets may occur; provided, the structure meets the following conditions:

(a)

The height to the underside of the structure is a minimum of 25 feet;

(b)

The height does not exceed 50 feet;

(c)

The structure is set back a minimum of 20 feet from the Dock Street facade of adjacent development sites; and,

(d)

The total depth does not exceed 80 feet.

(8)

Pedestrian bridges, “lids,” or other features that connect the Waterway to the surrounding environment shall not be subject to the height limitations of this Chapter. When located within public access/view corridors, care should be taken to preserve access and views from Dock Street and to provide safe, usable space under the bridge.

(9)

Municipal dock site. Buildings on the Municipal Dock site shall be setback at least 10 feet from the edge of the public access/view corridor between the Municipal Dock site and Development Site 10. This additional setback area shall be designed and developed to facilitate additional public access and function as an extension of the abutting public access/view corridor. This setback requirement is not subject to variance.

Table 9-1. Building Envelope Standards Table.
	North end of Waterway to center of secondary view/access corridor between Development Site 11 and the Seaport Building	Center of the secondary view/access corridor between Development Site 11 and the Seaport Building to center of the secondary view/access corridor between Development Site 10 and Municipal Dock Site		Center of the secondary view/access corridor between Development Site 10 and Municipal Dock site to center of 11th Street	Center of 11th Street to center of 15th St, extended	Center of 15th Street, extended, to center of 18th Street, extended	Center of 18th Street, extended, to south end of Waterway
Alternatives	None	Alternative 1	Alt. 2	None	None	None	None
Minimum Height	50	50	none	50	50	40	40
Maximum Height	100	100	180	90	130	100	65
Modulation Required - from edge of view/access corridors	8 feet in at a height of 50 feet and between 50 - 100 feet	8 feet in at a height of 50 feet and between 50 - 100 feet	See Section 19.09.100F.6 below for additional standards for Alternative 2	8 feet in at a height of 50 feet and between 50 - 100 feet	8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet	8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet	8 feet in at two locations between a height of 25 and 50 feet
Modulation Required - from edge of esplanade	8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet	8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet		8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet	8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet	8 feet in at two locations, one between a height of 25 and 50 feet and one between 50 and 75 feet	8 feet in at two locations between a height of 25 and 50 feet

Footnotes:
1.	All new building must meet the minimum height limit for 50 percent of the structure footprint. This requirement does not apply to buildings which existed as of January 1, 1996, structures in parks, the view/access corridors, the esplanade, or temporary uses or maintenance structures.
2.	Where a specific height is indicated, the actual modulation may occur at the floor elevation closest to the identified height.
3.	Required building modulation at 25 feet in height adjacent to esplanade is not required if actual building height at this location is less than 40 feet.

(Reserved)

Site coverage restrictions. The following site coverage restrictions are imposed to reduce building profile and bulk as buildings increase in height. These restrictions do not apply to developments along the westside of the Waterway that utilize the Alternative 2 development option in TSMP Section 19.09.100F.6.

From grade to 50 feet in height: 100 percent coverage of development site permitted (subsurface parking may extend under adjacent public access/view corridors if conforming to TSMP Section 19.07.100F and/or beyond development sites north of 11th Street where the esplanade is several feet higher in elevation than Dock Street.)

From 50 feet to 100 feet: 70 percent coverage of the at-grade area is available for development, inclusive of required modulations.

Above 100 feet: 50 percent coverage of the at-grade area is available for development, inclusive of required modulations.

Any new building must extend to the site edge for a minimum of 60 percent of the site perimeter. This provision does not apply to developments along the west side of the Waterway that utilize the Alternative 2 development option in TSMP Section 19.09.100F.6.

Reduction of the required modulations and/or increased height limits on the western side of Waterway to accommodate structural elements may be authorized in conjunction with the issuance of a Shoreline Permit when all of the following are satisfied. This provision does not apply to developments along the west side of the Waterway that utilize the Alternative 2 development option in Section in TSMP Section 19.09.100F.6.

That portion of the structure exceeding the underlying height limit or contained within the required modulation:

Is designed primarily as an architectural or artistic feature and does not include signage or exterior mechanical equipment;

ii.

Does not provide habitable floor space;

iii.

Does not exceed the underlying height limit by more than 25 feet;

iv.

Has a cumulative width of 15 percent or less of the development site’s Dock Street frontage;

Does not extend waterward of ordinary high water; and

vi.

Is designed to minimize view impacts from neighboring properties through the use of location, materials, and orientation.

The reduction of the required modulations and/or the increased height will not adversely affect the intended character of the shoreline district and will secure for neighboring properties substantially the same protection that a literal application of the regulation would have provided.

The reduction of the required modulations and/or the increased height will not be contrary to the intent of the Shoreline Management Act.

Alternative 2 Development Option. As noted in the building envelope standards in Table 9-1 above, within the area between the center of the public access/view corridor between Development Site 11 and the Seaport Building and the center of the secondary public access/view corridor between Development Site 10 and Municipal Dock site, there are two basic development alternatives. Alternative 1 represents a midrise block form of building design. The basic development standards associated with Alternative 1 are mostly provided in the table and subsections above. Alternative 2 represents a tower and podium form of building design, which utilizes a combination of a low-rise block form with one or more tower elements that project up from the base (see Figure 2). Most of the development standards associated with Alternative 2 do not fit within the format of the above table and subsections and, therefore, are provided below. For projects utilizing Alternative 2, the following additional development standards shall apply:

Podium height. The height of the podium shall be no greater than 50 feet. Mechanical equipment and parapet walls, as well as railings, planters, seating, shelters, and other similar amenities associated with the use of the podium roof as recreational space, shall be permitted up to a maximum height of 60 feet.

Tower height. The maximum height for any tower shall be 180 feet. Any portion of a building extending above the maximum height of the podium shall be considered a part of a tower. For projects with multiple towers on a single development site, only one of the towers shall be permitted to the maximum height limit. The maximum allowable height for each additional tower on that development site shall be progressively reduced by at least 20 feet. For example, a project with three towers could have one tower up to 180 feet tall, one tower up to 160 feet tall and one tower up to 140 feet tall (see Figure 3). Additionally, the tallest tower on each development site shall be the southernmost tower and additional towers shall step down in elevation as they progress to the north; provided, an alternative tower arrangement can be permitted if it is found to provide improved public access and reduced view impacts. This height limit is not subject to variance.

Tower spacing. For buildings that incorporate multiple towers, the minimum spacing between towers shall be an average of 100 feet, with no less than 80 feet between any portions of any two towers (see Figure 4). For single projects with multiple buildings and multiple towers, the average spacing between towers may be calculated based on all of the towers contained in that project.

Tower width. The maximum width of any tower shall be 125 feet. For purposes of this requirement, the width shall be measured in a north-south direction, parallel to Dock Street.

Tower floorplate. The maximum floorplate area per floor for the portion of any tower above 50 feet in height shall be 15,000 square feet. The maximum floorplate area per floor for the portion of any tower above 100 feet in height shall be 12,000 square feet.

Podium setback. The podium portion of any building shall be setback at least 10 feet from the edge of any public access/view corridor. This additional setback area shall be designed and developed to facilitate additional public access and function as an extension of the abutting public access/view corridor. This setback requirement is not subject to variance.

Tower setback. Along the public access/view corridors, the tower portion(s) of any building shall be setback at least 8 feet from the primary exterior face of the podium wall along the public access/view corridors.

Podium modulation. For the portion of the exterior wall along the public access/view corridors that is above 35 feet in height, at least 50 percent of the length of the podium wall shall be setback a minimum of 8 feet (see Figure 5).

Podium roof. At least 50 percent of the podium roof shall be improved as recreational space for use by the tenants and/or public. At least 30 percent of this improved recreational space on the podium roof shall be landscaped. The use of native vegetation is encouraged.

East side of the waterway. The following regulations apply to the east side of the Waterway:

Building height. Any building, structure, or portion thereof hereafter erected shall not exceed a height of 100 feet on the east side of the Waterway, except for the area north of East 15th Street, where an additional four feet of additional height is permitted for every one foot a structure is set back on all sides.

Additional development standards. These additional development standards apply to the entire S-8 Shoreline District.

The following structures are permitted above the height limit: television antennas, chimneys, and similar building appurtenances, except where such appurtenances obstruct the view of the shoreline of a substantial number of residences on areas adjoining the shoreline, and then only provided they meet structural requirements of the City of Tacoma and provide no usable floor space above the height limitations. This provision does not apply to the tower height limit for developments along the west side of the Waterway that utilize the Alternative 2 development option or to the portion of the west side of the Waterway from the center of the secondary public access/view corridor between Development Site 10 and the Municipal Dock site to the center of 11th Street.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.10.)

§ 19.09.110 S-9 Puyallup River (UC).

Intent. The intent of the S-9 Puyallup River Shoreline District is to encourage recreational development of the riverfront, ecological restoration activities that restore historic floodplain processes and functions, while allowing industrial development of adjacent upland areas, and to encourage continued preservation of Clear Creek, its associated wetlands, and related ecosystems. Permitted industrial uses will develop and operate in a manner that is compatible with shoreline ecological functions.

District boundary description. The S-9 Shoreline District boundary extends from the centerline of the East 11th Street Bridge to the southern City limits, including the open water portion of the River, those areas upland within 200 feet of the OHWM on both west and east banks, as well as the Gog-le-hi-te wetland and that portion of Clear Creek that is tidally influenced, and any associated wetlands.

Map of district. Refer to Figure 9-11 below for a map of the S-9 Puyallup River Shoreline District Shoreline District boundaries:

Figure 9-11. Puyallup River

District-specific use and modification regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. Development is the S-9 Puyallup River Shoreline District shall comply with the standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.11.)

§ 19.09.120 S-10 Port Industrial Area (HI).

Intent. The intent of the S-10 Port Industrial Area Shoreline District is to allow the continued development of the Port Industrial Area, with an increase in the intensity of development and a greater emphasis on terminal facilities within the City.

District boundary description. The S-10 Shoreline District extends from the E 11th Street right-of-way on the Thea Foss Waterway, to the Hylebos Waterway, including only those areas upland 200 feet of the OHWM and except that portion of the Puyallup River southeast of East 11th Street and including that portion of Hylebos Waterway and Hylebos Creek waterward of SR 509.

Map of district. Refer to Figure 9-12 below for a map of the S-10 Port Industrial Area Shoreline District Shoreline District boundaries:

Figure 9-12. Port Industrial Area

District-specific use and modification regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. Developments in the S-10 Port Industrial Area Shoreline District shall comply with the development standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.12.)

§ 19.09.130 S-11 Marine View Drive (UC).

Intent. The intent of the S-11 Marine View Drive Shoreline District is to encourage the development of water-related parks, open space, and recreation facilities, to allow development of marinas and related facilities, water-oriented commercial uses, and residential uses that are compatible with the existing shoreline processes and functions and that result in a net gain of shoreline functions over time.

District boundary description. The S-11 Shoreline District boundaries include that area upland within 200 feet of the OHWM and from centerline of the 11th Street Bridge north to the City Limit at Eastside Dr. NE (extended).

Map of district. Refer to Figure 9-13 below for a map of the S-11 Marine View Drive Shoreline District Shoreline District boundaries:

Figure 9-13. Marine View Drive

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. Developments in the S-11 Marine View Drive Shoreline District shall comply with the development standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.13.)

§ 19.09.140 S-12 Hylebos Creek (N).

Intent. The intent of the S-12 Hylebos Creek Shoreline District is to protect and restore the historic functions of Hylebos Creek and achieve a net gain of shoreline function over time.

District boundary description. The S-12 Shoreline District boundary includes both the in-water portion of the stream and the areas upland within 200 feet of the OHWM from SR 509 landward to the City limit.

Map of district. Refer to Figure 9-14 below for a map of the S-12 Hylebos Creek Shoreline District boundaries:

Figure 9-14. Hylebos Creek

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. Developments in the S-12 Hylebos Creek Shoreline District shall comply with the development standards included in Table 9-2 and the general regulations included in this Program.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.14.)

§ 19.09.150 S-13 Marine Waters of the State (A).

Intent. The intent of the S-13 Marine Waters of the State Shoreline District is to maintain these water bodies for the use by the public for navigation, commerce and recreation purposes and to manage in-water structures in a consistent manner throughout the City’s shorelines.

District boundary description. The S-13 Shoreline District boundary includes all marine waters waterward from the ordinary high water mark to the seaward City limit common to the City of Tacoma and Pierce County, except that area lying within the Town limits of the Town of Ruston. S-13 also includes the portion of the Puyallup River waterward of the OHWM and downstream of 11th Street.

Map of district. Refer to Figure 9-15 below for a map of the S-13 Marine Waters of the State Shoreline District boundaries:

Figure 9-15. Marine Waters of the State

The following regulations shall apply to overwater uses and development within the S-13 Shoreline District:

New uses and development in the S-13 Shoreline District that are associated with an upland shoreline district shall only be permitted where the use or development is also permitted in the upland Shoreline District. In determining whether an in-water use or development is associated with an upland shoreline district, those uses or development occurring between ordinary high water mark and the Outer Harbor Line shall be considered ‘associated’ with the upland zoning. Uses or development occurring entirely beyond the outer harbor line shall be permitted in accordance with the provisions of the S-13 Shoreline District. The in-water use or development will be considered ‘associated’ with whichever upland Shoreline District is closest or that district with which the use or development has a direct physical connection. Where two or more shoreline districts are equidistant from a proposed use or development that does not have a physical upland connection, the more restrictive zone shall apply.

New overwater residential structures are prohibited. This prohibition does not apply to live-aboards, which must comply with the regulations in TSMP Section 19.07.040B.11.

New over-water structures shall only be permitted for water-dependent uses, restoration projects, and public access.

New structures for non-water-dependent or non-public access uses are strictly prohibited.

The size of new over-water structures shall be limited to the minimum necessary to support the structure's intended use.

Non-water-oriented uses shall only be permitted on existing over-water structures as part of a permitted mixed-use development that contains a water-dependent component.

Water-oriented commercial uses shall only be permitted overwater on existing overwater structures.

Improvement or modifications to residential or non-water-oriented commercial uses on existing overwater structures shall be permitted; provided, that the modifications do not result in an increase in overwater coverage or shading, that the improvements are designed consistent with Washington Department of Fish and Wildlife standards to limit impacts on the aquatic environment and fisheries habitat, do not adversely affect the public use of the shoreline area or surface waters, and are consistent with the standards in TSMP Section 19.02.050.

All modification of existing uses on recognized overwater structures shall occur in a manner consistent with all provisions of this program as well as building, fire, health, and sanitation codes.

District-specific development standards. Developments in the S-13 Marine Waters of the State Shoreline District shall comply with the regulations and standards included the Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.15.)

§ 19.09.160 S-14 Wapato Lake (UC).

Intent. The intent of the S-14 Wapato Lake Shoreline District is to encourage the development of water-related parks, open space, and recreation facilities that achieve no net loss of ecological function, and prioritize vegetation and shoreline enhancement activities that result in a net gain of shoreline function over time.

District boundary description. The S-14 Shoreline District boundary includes all areas both in-water and upland within 200 feet from the ordinary high water mark of the Lake and including all associated wetlands and buffers.

Map of district. Refer to Figure 9-16 below for a map of the S-14 Wapato Lake Shoreline District boundaries:

Figure 9-16. Wapato Lake

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. Developments in the S-14 Wapato Lake Shoreline District shall comply with the development standards included in Table 9-2 and the general regulations included in this Chapter.

(Ord. 28612 Ex. A, 2019-09-24, previously codified as TSMP Section 9.16.)

§ 19.09.170 S-15 Point Ruston/Slag Peninsula (HI).

Intent. The intent of the S-15 Point Ruston / Slag Peninsula Shoreline District is to establish continuous public access along the shoreline that will take full advantage of the unique shoreline location and views of Puget Sound and Commencement Bay while integrating high intensity upland development that includes mixed-use residential and commercial structures and protecting the integrity of the site wide cap Superfund remedy consistent with EPA directives.

District boundary description. The S-15 Shoreline District extends from N Waterfront Drive at the midpoint between the west and east bank of the Tacoma Yacht Club Boat Basin southeast to the centerline of N 49th Street, including the entirety of Slag Peninsula and excluding that area within the jurisdiction of the Town of Ruston. The upland boundary shall extend from the ordinary high water mark to the BNSF railroad.

Map of district. Refer to Figure 9-17 below for a map of the S-15 Point Ruston / Slag Peninsula Shoreline District boundaries:

Figure 9-17. Point Ruston/Slag Peninsula

District-specific use regulations. Table 9-2 lists permitted uses, prohibited uses and uses permitted through issuance of a shoreline conditional use permit.

District-specific development standards. Developments in the S-15 Point Ruston / Slag Peninsula Shoreline District shall comply with the development standards included in Table 9-2 and the general regulations included in this Chapter.

Table 9-2. Shoreline Use and Development Standards
GENERAL SHORELINE USE, MODIFICATION & DEVELOPMENT STANDARDS TABLE
District	S-1a	S-1b	S-2	S-3	S-4	S-5	S-6	S-6/7	S-7	S-8	S-9	S-10	S-11	S-12	S-13	S-14	S-15
District Name	Western Slope South	Western Slope South	Western Slope Central	Western Slope North	Point Defiance	Point Defiance	Ruston Way	Schuster Parkway Trans-ition	Schuster Parkway	Thea Foss Water-way	Puyallup River	Port Indus-trial Area	Marine View Drive	Hylebos Creek	Marine Waters of the State²¹	Wapato Lake	Point Ruston / Slag Pen.
Shoreline Designation	HI	SR	UC	N	N	UC	UC	UC	HI	DW	UC	HI	UC	N	A	UC	HI
Shoreline Uses
Agriculture
Agriculture	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Aquaculture
Aquaculture	CU	N	N	N	N	CU	N	CU	CU	N	N	N	CU	N	CU	N	CU
Artwork
Artwork	P	P	P	P	P	P	P	P	P	P	P	P	P	P	CU	P	P
Boating Facilities
Marinas	P	N	N	N	N	P	N	CU	P	P	N	P	P	N	P/CU¹	N	P
Launch Ramps and Lifts	P	N	CU	N	N	P	N	CU	N	P²	N	P	P	N	P	N	P
Non-motorized Boat Launch	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Commercial Development
Water-dependent	P	N	P	N	N	P⁵	P	P	P	P	P	P	P	N	P	N	P
Water-related	P	N	P	N	N	P⁵	P	P	P	P	P	N	P	N	N/P³	N	P
Water-enjoyment	P	P	P	N	N	P⁵	P	P	P	P	P	N	P	N	N/P³	N	P
Non Water-oriented⁴	CU	N	N	N	N	CU⁵	CU	CU	CU	CU⁶	CU/P	CU	CU	N	N/P	N	P/CU⁷
Essential Public Facilities	Essential Public Facilities will be reviewed and permitted as the closest use described in the use table under the normal use categories with the determination to be made by the Director.
Educational, Cultural and Scientific
Educational, Cultural and Scientific	P	CU	P	P	P	P	P	P	P	P	P	P	P	P	P/N⁸	P	P
Forest Practices
Forest Practices	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Port/Industrial Development
Water-dependent	CU⁹	N	N	N	N	N	N	CU	P	P¹⁰	N	P	N²⁴	N	P	N	N
Water-related	CU⁹	N	N	N	N	N	N	CU	P	P¹⁰	CU	P	N	N	N	N	N
Non water-oriented¹¹	N	N	N	N	N	N	N	N	N	CU¹⁰	CU	CU	N	N	N	N	N
Cargo Terminal	N	N	N	N	N	N	N	CU	P	P¹⁰	N	P	N	N	P	N	N
Coal Facilities	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Chemical Manufacturing, Processing, and Wholesale	N	N	N	N	N	N	N	N	N	N	N	N³⁴/CU³⁵	N	N	N³⁴/CU³⁵	N	N
Smelting	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Petroleum Fuel Facility	N	N	N	N	N	N	N	N	N	N	N	N/P³⁶	N	N	N/P³⁶	N	N
Cleaner Fuel Infrastructure	N	N	N	N	N	N	N	N	N	N	N	N/P³⁷	N	N	N/P³⁷	N	N
Log Rafting and Storage	N	N	N	N	N	N	N	N	N	N	N	P	P	N	P	N	N
Lay Berthing	N	N	N	N	N	N	N	CU	P	P¹⁰	N	P	P	N	P	N	N
Mining and Quarrying
Mining and Quarrying	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Parking
Associated with an Approved Use	P	P	P	P	P	P	P	P	P	P	P	P	P	P	N	P	P
As a Primary Use	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Recreational Development
Water-oriented (including public and private facilities and off-street bicycle and pedestrian paths and trails)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	CU	P	P
Non-Water oriented	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Residential Development
Single-family¹²	N	P	P	N	N	N	N	N	N	N	N	N	P¹³	N	N	P	N¹⁴
Multifamily – stand alone	N/CU¹⁵	N	N	N	N	N	N	N	N	N/CU¹⁶	N	N	N/CU^13,15	N	N	N	P^17,18/CU¹⁸
Multifamily as part of a mix-use development	P	N	N	N	N	N	N	N	N	P¹⁶	N	N	P¹³	N	N	N	P¹⁷
Home Occupation	P	P	P	P	N	N	N	N	N	P	N	N	P¹³	N	N	N	P
Signs
Interpretive/Educational	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Other	P	P	P	N	N	P	P	P	P	P	P	P	P	N	CU	P	P
Solid Waste Disposal
Solid Waste Disposal	N	N	N	N	N	N	N	N	N	N	N	CU	N	N	N	N	N
Transportation
New SOV-oriented Facilities	N	N	N	N	N	N	N	N	N	CU	P	P	N	N	N	N	P
New HOV or Transit-oriented Facilities	P	N	P	N	N	P	P	P	P	P	P	P	N	N	N	P	P
New Railways	N	N	N	N	N	N	N	N/P³²	N/P³²	N	P	P	N	N	N	N	N
Expansion of Existing Facilities	P	CU	P	N	N	P	P	P³²	P³²	CU	P	P	P	N	CU	P	P
Passenger only terminals for water based transportation	CU	N	CU	N	N	P	P	P	P	P	N	P	P	N	P	N	P
Fixed-wing landing areas	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
Helicopter landing pads	N	N	N	N	N	N	N	N	N	N	N	CU	N	N	N	N	N/CU¹⁹
Seaplane Floats	CU	N	N	N	N	N	CU	CU	N	P	N	P	CU	N	P	N	N
Non-motorized facilities, new or expansion (on-street)	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Utilities²⁰
Major	P	P	P	N	N	P	P	P	P	P	P	P	P	N	CU/P³³	P	P
Minor	P	P	P	N	N	P	P	P	P	P	P	P	P	N	CU/P³³	P	P
Accessory	P	P	P	P	P	P	P	P	P	P	P	P	P	P	CU/P³³	P	P
Wireless Communications Facility	N	N	N	N	N	N	N	N	N	N	N	P	N	N	N	N	N
Shoreline Modification²¹
Shoreline Stabilization
For water-dependent uses²²	P	P	P	N	N	P	P	P	P	P	P	P	P	N	P	P	P
For Non-water-dependent uses	CU	CU	CU	N	N	CU	CU	CU	CU	CU	CU	CU	CU	N	CU	CU	CU
Breakwaters, Jetties, Groins and Weirs
Associated with marinas and boating facilities	CU	N	N	N	N	CU	N	N	N	CU	N	CU	CU	N	CU	N	CU
For shoreline erosion control	CU	N	N	N	N	CU	N	N	N	CU	N	CU	CU	N	CU	N	N
For Navigational purposes	CU	N	CU	N	N	CU	N	N	N	CU	N	CU	CU	N	CU	N	N
As part of Ecological Restoration and Enhancement	P	N	P	N	N	P	P	P	P	P	P	P	P	N	P	N	P
Dredging and Dredge Material Disposal
Non-maintenance dredging	CU	N	N	N	N	N	CU	N	N	CU	CU	P	CU	N	CU	N	CU
Maintenance dredging	P	N	N	N	N	P	P	P	P	P	P	P	P	N	P	P	P
As Part of Ecological Restoration / Enhancement	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Fill and Excavation
Fill and Excavation, Below OHWM	CU	CU	N	N	CU	CU	CU	CU	CU	CU	N	CU	N	CU	N	N	CU
Below OHWM for Ecological Restoration and Enhancement	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Above OHWM	P	P	P	N	P	P	P	CU	CU	P	CU	P	CU	CU	N/A	P	P
Flood Control Works and In-stream Structures	N	N	N	N	N	N	N	N	N	N	CU	CU	N	CU	CU	N	N
Ecological Restoration / Enhancement / Mitigation
Ecological Restoration / Enhancement / Mitigation	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P	P
Mooring Facilities²³
Piers, Wharves, Docks and Floats
Associated with Residential Uses	N	P	N	P	N	N	N	N	N	N	N	N	N	N	P	N	N
Associated Public Access Uses	P	P	N	P	N	P	P	P	P	P	N	P	P	N	P	P	P
Associated with Water Dependent Uses	P	N	N	P	N	P	P	P	P	P	N	P	P	N	P	N	N
Mooring Buoy²⁴	P	P	P	P	P	P	P	P	P	N	N	P	P	N	P	N	P
Mooring Buoy Field	P	N	N	N	N	P	CU	CU	P	N	N	P	P	N	CU	N	P
Navigational Aids	P	P	P	P	P	P	P	P	P	P	N	P	P	N	P	N	P
Covered Moorages/Boat Houses	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N	N
General Minimum Development Standards
Marine Shoreline Buffers, per TSMP Chapter 19.06²⁵	50 ft. from OHWM	50 ft. from OHWM	115 ft. from OHWM	200 ft. from OHWM	200 ft. from OHWM	115 ft. from OHWM	115 ft. from OHWM	115 ft. from OHWM	115 ft. from OHWM	50 ft. from OHWM	150 ft. from OHWM	50 ft. from OHWM	115 ft. from OHWM	150 ft. from OHWM	N/A	200 ft. from OHWM ²⁶	50 ft. from OHWM
Height Limit²⁷	35 ft within marine buffer; 75 ft upland and outside marine buffer with view study	35 ft	35 ft	35 ft	35 ft	35 ft	35 ft	35 ft	100 ft for deep water facili- ties²⁸ other- wise 35 ft²⁹	Refer to S-8 Shoreline District Regula-tions	35 ft	100 ft²⁹	35 ft	35 ft	35 ft, unless associa-ted with Port/Industrial or transpor-tation facilities	35 ft	35 ft within 100 ft of OHWM; 50 ft from 100 – 200 ft; 80 ft outside 200 ft of OHWM³⁰
Side Yard/View Corridor³¹	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline frontage	30% of shoreline front- age²⁹	30% of shoreline frontage	30% of shoreline frontage	0 ft²⁹	30% of shoreline frontage	30% of shoreline frontage	N/A	30% of shoreline frontage	30% of shoreline frontage
Front Yard Setback	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft	20 ft29	20 ft	50 ft from center- line of Puyallup river Dike	0 ft²⁹	20 ft	20 ft	N/A	20 ft	20 ft
Critical Area Buffer Setback from edge of buffer. When no buffer is present, the Setback is measured from the rear property line.	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft	10 ft²⁹	10 ft	10 ft	0 ft²⁹	10 ft	10 ft	N/A	10 ft	10 ft
Lot Area
Minimum Ave. Width	50 ft	50 ft	50 ft	50 ft		50 ft	50 ft				50 ft		50 ft	50 ft	N/A	50 ft
Minimum Lot Frontage	25 ft	25 ft	25 ft	25 ft		25 ft	25 ft				25 ft		25 ft	25 ft	N/A	25 ft
Minimum Lot Area for SF Dwelling	5,000 sq ft	5,000 sq ft	5,000 sq ft	5,000 sq ft		5,000 sq ft	5,000 sq ft				5,000 sq ft		5,000 sq ft	5,000 sq ft	N/A	5,000 sq ft
Minimum Lot Area for MF Dwelling	6,000 sq ft	6,000 sq ft	6,000 sq ft	6,000 sq ft		6,000 sq ft	6,000 sq ft				6,000 sq ft		6,000 sq ft	6,000 sq ft	N/A	6,000 sq ft

Key:
P	Permitted
N	Prohibited
CU	Conditional Use

Notes:
1	Expansion of an existing marina shall be permitted provided it is consistent with the TSMP, new marina development shall be a conditional use.
2	Boat ramps shall be permitted only in that area on the east side of the Foss Waterway north of the Centerline of 15^th Street.
3	Water-enjoyment and -related commercial uses shall be permitted over-water only as a reuse of an existing structure or when located within a mixed-use structure.
4	Non-water-oriented commercial uses shall only be permitted in accordance with the regulations in TSMP Section 19.07.050B and only as a conditional use except where otherwise specified for the S-8 and S-15 Shoreline Districts.
5	New commercial development shall be limited to upland locations only. Existing water-oriented commercial uses at the Point Defiance Marina Complex may be continued and be modified provided modifications do not adversely affect ecological conditions and comply with all other provisions of this Program.
6	Non-water-oriented commercial uses shall be permitted as part of a mixed-use development with a water-oriented component; Non-water-oriented commercial uses in a mixed use development without a water-oriented component shall be permitted as a conditional use consistent with TSMP Section 19.09.100D. In all other circumstances, non-water-oriented uses shall be processed as a conditional use
7	Non-water-oriented commercial uses shall be permitted outside 150 feet of OHWM only, except as specified in note 18. Commercial uses that are located outside shoreline jurisdiction and are consistent with the EIS for the Point Ruston development are allowed, those uses that are not consistent with the EIS shall be processed as a conditional use permit in accordance with the procedures in TMC Chapter 13.06.
8	New educational, historic, and scientific uses are permitted over-water or in the S-13 Shoreline District (Marine Waters of the State) only when water-dependent or as a reuse of an existing structure.
9	Water-dependent and -related port/industrial uses shall be permitted only in existing structures.
10	Port and industrial development shall be permitted on the easterly side of the Thea Foss Waterway, north of the centerline of East 15th Street and in addition, in that area to the east of East D Street.
11	Non-water-oriented industrial uses shall only be permitted in accordance with the regulations in TSMP Section 19.07.060B.
12	New single-family residential development shall only be permitted in upland locations. Existing over-water single family residences are considered a legally non-conforming use.
13	In the “S-11” District, new single family and multi-family residential development is permitted only in areas north of 5410 Marine View Drive.
14	Detached single-family residential use and development is allowed in the S-15 shoreline district outside of shoreline jurisdiction.
15	New stand-alone multi-family residential uses may be permitted as a conditional use in accordance with the regulations in TSMP Section 19.07.080B.
16	Residential development shall be permitted in upland locations on the west side of the waterway and on the east side only south of the East 11th Street right of way, and shall be designed for multiple-family development only, excluding duplex and/or triplex development. Hotel/Motel uses are permitted on the west side of the Foss Waterway, and on the east side of the Foss Waterway only south of the centerline of 11th Street. Residential and Hotel/Motel uses are prohibited to the east of East D Street.
17	Multifamily residential uses shall be permitted in upland locations, outside 150’ of OHWM.
18	No more than 24 total townhouse units may be permitted in upland locations up to 100’ from OHWM as an outright permitted use so long as such townhouses are constructed on the southeasterly shoreline of the Point Ruston site. Townhouses may be permitted in upland locations up to 100’ from OHWM as a conditional use in all other locations. Townhouses in the S-15 may include an office use on the ground floor.
19	Helicopter landing pads are only allowed outside of shoreline jurisdiction as a conditional use and only as part of an approved structure.
20	Above ground utilities are only allowed consistent with TSMP Section 19.07.130B.
21	New uses and development in the S-13 Shoreline District that are associated with an upland shoreline district shall only be permitted where the use or development is consistent with the permitted uses (not including conditional uses) in the upland Shoreline District. See TSMP Section 19.09.150D.1.a.
22	Structural shoreline stabilization shall be permitted only when necessity has been demonstrated as described in TSMP Section 19.08.030B.
23	See application requirements in TSMP Section 19.02.040D.
24	With the exception of the S-7, S-10 and S-11 Shoreline Districts, mooring buoys shall be designed, located and installed only for transient recreational boating, or in association with a single family residential development or a permitted marina. In the S-7, S-10 and S-11 Shoreline Districts mooring buoys may be designed, located and installed to accommodate port and industrial uses including the remote storage of oceangoing vessels and barges.
25	Buffer reductions allowed for water-dependent uses per TSMP Section 19.06.040E.3.
26	Except that the buffer shall not extend beyond the centerline of Alaska street.
27	District specific height limitations shall not apply to bridges in the shoreline. Bridges should be kept to the minimum height necessary and shall provide a view study to determine whether the structure will cause any significant impacts to public views of the shoreline.
28	The maximum height standard excludes equipment used for the movement of waterborne cargo between storage and vessel or vessel and storage.
29	Any building, structure, or portion thereof hereafter erected (excluding equipment for the movement of waterborne cargo between storage and vessel, vessel and storage) shall not exceed a height of 100 feet, unless such building or structure is set back on all sides one foot for each four feet such building or structure exceeds 100 feet in height.
30	Maximum heights on Slag Peninsula are limited to 35 feet.
31	The side/yard corridor may be distributed between the two sides at the discretion of the proponent, provided a minimum 5 foot set-back is maintained from either lot line.
32	New and/or expansion of an existing railroad siding is permitted when necessary to service a water-dependent port or industrial facility.
33	Storm water outfalls are a permitted use except those proposed in a Natural Environmental Designation, where a CUP will be required.
34	Primary uses are prohibited. Supportive water-dependent facilities may be permitted subject to a conditional use permit.
35	Prohibited in all districts: Petrochemical manufacturing, Explosives manufacturing, and Fertilizer Manufacturing
36	New facilities are prohibited. Improvements and expansions to existing facilities are permitted but subject to development standards in TSMP Section 19.07.060. Expansion of existing nonwater-oriented facilities, and expansion of existing nonwater-dependent facilities over water, shall require a conditional use permit. Expansion of overwater coverage for a nonwater-dependent facility is prohibited.
37	Primary use cleaner fuel infrastructure is prohibited. Supportive water-dependent facilities, such as piers, wharves, docks, and floats and accessory facilities, such as loading areas, may be permitted within shoreline jurisdiction. Nonwater-oriented supportive facilities, such as parking and expanded cleaner fuel infrastructure, shall require a conditional use permit. Nonwater-dependent supportive facilities shall require a conditional use permit to locate over water. Expansion of overwater coverage for a nonwater-dependent facility is prohibited.

(Ord. 28612 Ex. A, 2019-09-24; Ord. 28786 Ex. B, 2021-11-16; Ord. 28828 Ex. B, 2022-08-30, previously codified as TSMP Section 9.17.)