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A. Except for commercial structures that are dependent on direct, contiguous access to the water, all commercial structures shall be located outside the shoreline buffer area as provided in this chapter.

B. Applications for commercial development shall include a detailed statement explaining the nature and extent of water orientation of the proposed activity. Such statement shall include:

1. Nature of the commercial activity;

2. Need for shoreline frontage (where appropriate); and

3. Provisions for public visual and/or physical access to the shoreline.

C. New commercial developments and expansions of existing commercial developments shall be designed and constructed so that the site and/or building(s) provide visual or physical public access to the shoreline, except where adequate public access improvements exist between the proposed structures and the water or where the site is separated from the shoreline so that visual or physical access is infeasible. Where required, public access shall be implemented by the following means:

1. A pedestrian trail with a minimum width of six (6) feet within a public easement located between the development and the water where the improvement and associated public activities can occur without a net loss of ecological function;

2. A pedestrian overlook accessible by the public that provides shoreline views. An overlook may be incorporated into a building, e.g., as an exterior deck, or may be a separate improvement; or

3. An alternative measure determined by the Planning Director, or designee, to provide comparable physical or visual public access to the shoreline. (Ord. 2336, 2018)