Chapter 18.40
WATERFRONT MIXED-USE ZONE (WM)
Sections:
18.40.020 Uses permitted outright.
18.40.030 Conditional uses permitted.
18.40.010 Purpose.
The WM zone is intended to provide a location for water-dependent, water-related and compatible non-water-related uses in a waterfront setting. Development may include a variety of mixed uses including residential uses when their location and design does not preclude or interfere with water-dependent uses on nearby and surrounding lands. The WM zone includes lands which are less suitable for water-dependent uses than those in the WD zone and which are not required to be protected for water-dependent uses. Such lands may include shoreland areas with limited or no access to navigable water or which adjoin estuarine areas unsuitable for development. [Ord. 319 § 16, 2013; Ord. 290 § 3(3.060), 2006.]
18.40.020 Uses permitted outright.
In the WM zone, the following uses are permitted, subject to the standards of GMC 18.40.040:
A. Uses that provide support or backup for those uses permitted outright in a WD zone such as parking lots, boat and trailer storage areas, commercial fishing gear storage, accessory structures for port operations and maintenance.
B. Shipping and port activity.
C. Water-related industrial or commercial uses such as boat manufacture, repair, and sales, charter fishing office, tackle shop, marine equipment sales, seafood market.
D. Non-water-related commercial uses such as retail sales establishment, professional office, personal services establishment, gift shop, art gallery.
E. Restaurant, tavern, or other eating and drinking establishment.
F. Commercial aquarium or water park.
G. Public park or recreation area.
H. Certain transportation facilities as defined in GMC 18.05.030, specifically:
1. Normal operation and maintenance of transportation facilities;
2. Installation of transportation improvements within the existing right-of-way;
3. Projects identified in the adopted transportation system plan not requiring future land use review and approval;
4. Landscaping as part of a transportation facility;
5. Emergency transportation facility measures;
6. Street or road construction as part of an approved subdivision or partition.
I. Residential uses may be permitted within the WM zone when approved as part of a mixed-use development, multifamily development or planned unit development. Mixed-use developments may include housing above nonresidential uses (e.g., apartment lofts above offices), or housing side-by-side with nonresidential uses. All mixed-use developments shall comply with the following standards:
1. No more than 50 percent of the ground floor space on each lot or parcel may be used for housing. A greater percentage may be approved for housing as part of a master planned development when the master plan provides for development of more than one lot/parcel, and the overall percentage of ground floor space does not exceed 50 percent residential use for the entire site.
2. The maximum allowable density shall not exceed one dwelling for each 3,500 square feet of land area. [Ord. 319 § 16, 2013; Ord. 304 Art. IV(1), 2008; Ord. 290 § 3(3.060(1)), 2006.]
18.40.030 Conditional uses permitted.*
In the WM zone, the following uses are permitted, subject to the provisions of Chapter 18.185 GMC and GMC 18.40.040:
A. Hotels or motels.
B. Multifamily developments.
C. Support activities and uses in conjunction with marine industry and/or water-related recreation, including but not limited to:
1. Recreation vehicle parking areas and campgrounds;
2. Parking lots;
3. Other accessory structures related to and in support of the operation of marine industrial and marine recreational uses.
D. Light industrial food or beverage processing use such as a bakery, brewery, distillery.
E. Indoor amusement such as bowling alley, movie theater, or other entertainment establishment.
F. Dredge material disposal.
G. Wetlands mitigation, restoration, creation or enhancement.
H. Public utility structures.
I. Planned unit developments in accordance with Chapter 18.205 GMC.
J. Certain transportation facilities as defined in GMC 18.05.030, specifically:
1. Transportation projects that are not designated improvements in the transportation system plan; and
2. Transportation projects that are not designed and constructed as part of an approved subdivision or partition. [Ord. 319 § 16, 2013; Ord. 290 § 3(3.060(2)), 2006.]
* Code reviser’s note: At the request of the city, subsection K of this section, as adopted by Ordinance 319, has not been codified.
18.40.040 Standards.
In the WM zone, the following standards shall apply:
A. Lot Size. The minimum lot size shall be the area necessary to support the proposed use, including sufficient area for parking, loading, ingress and egress, and storage of materials. Residential density for multifamily, mixed-use or planned unit developments shall not exceed one dwelling unit for each 3,500 square feet of land area.
B. Yards and Setbacks. Industrial and commercial uses shall be set back a minimum of 10 feet from abutting nonindustrial and noncommercial uses.
C. Buffers and Landscaping. Industrial uses shall establish a sight-obscuring fence or hedge around outdoor storage areas.
D. Estuary and shoreland standards contained in Chapter 18.160 GMC shall apply.
E. Building Height. Maximum building height shall be 30 feet. Any building exceeding 30 feet in height shall be reviewed following the standards and procedures for conditional uses under Chapter 18.185 GMC.
F. Determination of Water-Dependent and Water-Related Uses. The city shall, when considering a new use or expanded use, make a finding that the use is water-dependent or water-related if it conforms with the following definitions:
1. “Water-dependent” means a use or activity which can be carried out only on, in, or adjacent to a water area because the use requires access to the water body for waterborne transportation, recreation, energy production, or source of water;
2. “Water-related” means uses and activities that do not require direct water access (are not water-dependent), but which:
a. Provide goods and/or services that are directly associated with other water-dependent uses (supplying materials to, or using products of, water-dependent uses); and
b. If not located near the water, would experience a public loss of quality in the goods and services offered (evaluation of public loss of quality shall involve a subjective consideration of economic, social and environmental consequences of the use). [Ord. 319 § 16, 2013; Ord. 290 § 3(3.060(3)), 2006.]