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c. Structures must be designed by a qualified engineer and must <br />demonstrate the project will result in no net loss of shoreline ecological function and will <br />be stable against the forces of flowing water, wave action and the wakes of passing <br />vessels. <br />d. In -water structures shall be designed and located to minimize shading <br />of native aquatic vegetation and fish passage areas. Removal of shoreline, riparian and <br />aquatic vegetation shall be limited to the minimum extent necessary to construct the <br />project. All areas disturbed by construction shall be replanted with native vegetation as <br />part of the project. <br />e. New or replacement in -water structures shall be designed and located <br />such that natural hydraulic and geologic processes, such as erosion, wave action or <br />floods will not necessitate the following: <br />(1) reinforcement of the shoreline or stream bank with new bulkheads <br />or similar artificial structures to protect the in -water structure; or <br />(2) dredging. <br />f. No structures are allowed on top of over -water structures except for <br />properties located north of the Turning Basin. <br />g. Pilings or other associated structures in direct contact with water shall <br />not be treated with preservatives unless the applicant can demonstrate that no feasible <br />alternative to protect the materials exists and that non -wood alternatives are not <br />economically feasible. In that case, only compounds approved for marine use may be <br />used and must be applied by the manufacturer per current best management practices <br />of the Western Wood Preservers Institute. The applicant must present verification that <br />the best management practices were followed. The preservatives must also be approved <br />by the Washington Department of Fish and Wildlife. <br />h. All over -water structures shall be constructed and maintained in a safe <br />and sound condition. Abandoned or unsafe over -water structures shall be removed or <br />repaired promptly by the owner. Accumulated debris shall be regularly removed and <br />disposed of properly so as not to jeopardize the integrity of the structure. Replacement <br />of in -water structures shall include proper removal of abandoned or other man-made <br />structures and debris. <br />i. Boat owners who store motorized boats on -site are encouraged to use <br />best management practices to avoid fuel and other fluid spills. <br />2. Marinas, Boat Yards and Dry Docks. <br />a. All uses under this category shall be designed to achieve no net loss of <br />shoreline ecological functions. In cases where impacts to shoreline ecological functions <br />from uses allowed under this category are unavoidable, those impacts shall be mitigated <br />according to the provisions of TMC Section 18.44.050.H above; in that event, the "no net <br />loss" standard is met. <br />b. Commercial/industrial marinas and dry docks shall be located no further <br />upriver than Turning Basin #3. <br />W: Legislative Development\SMP-Zoning Code changes 2-25-20 <br />MD:bjs Review and analysis by Barbara Saxton Page 27 of 64 <br />