1. Set structures back from required shoreline buffers to ensure compatibility between uses and protection of buffer areas from residential activities.

2. Ensure compliance with allowable density of new residential development in applicable comprehensive plan goals and policies, zoning restrictions, and shoreline environment designation standards.

3. Prohibit the use of bonus density provisions, of the underlying zone classification, for lots created in shoreline environment designations containing sensitive ecological functions.

4. When on-site sewage systems are required for residential development, those systems and their associated drainfields should be installed outside of shorelines.

5. Locate new development a sufficient distance from steep slopes or bluffs to ensure that stabilization measures are unlikely to be necessary during the life of the development.

6. Accessory uses should preserve open space, be visually and physically compatible with surrounding development, and be reasonable in size and purpose.

7. Prohibit new over-water residences, including floating homes.

8. Encourage development that includes common open space and recreation facilities adjacent to the water's edge.

9. Residential development should preserve existing vegetation, open space, habitat, and critical areas.

10. Encourage the use of low impact development (LID) techniques.

11. New residential structures should be located with respect to views and should not exceed a height of 35 feet.

1. Existing legally established residential structures and appurtenant structures located in a Shoreline Environment Designation (SED) which permits the residential development, but that do not meet standards for setbacks, buffers, yards, area, bulk, height, or density, shall be considered conforming for purposes of administering this Title. See also PCC 18S.10.055, Recognition of Legally Established Development.

2. Table 18S.30.030-2, Standard Shoreline Buffers and Setbacks, indicates the required buffer and setback for each SED. Table 18E.40.060-1, Fish and Wildlife Habitat Conservation Area Buffer Requirements, indicates the required fish and wildlife habitat area buffer width for each water type. Chapter 18E.40 PCC includes the provisions by which fish and wildlife habitat area buffers and setbacks may be modified.

3. Residential development shall comply with bulk standards (such as, but not limited to: setbacks, buffers, height, and density) of Title 18A PCC.

4. New over-water residences and expansion of existing over-water residences, including floating homes, are prohibited.

5. Residential development on a lot shall comply with Chapter 18E.110 PCC, Erosion Hazard Areas.

6. Residential structures shall not exceed a height of 35 feet pursuant to PCC 18S.30.060 D., Scenic Protection and Compatibility.

7. Not more than one third of the parcel within shoreline jurisdiction and landward of the ordinary high water mark shall be covered by impervious areas, except that new lots in a Natural or Conservancy SED shall be limited to 10 percent effective impervious surfaces, including parking areas but excluding a 12-foot wide driveway. This restriction applies to both principal and accessory uses and structures.

8. New waterfront developments of two or more dwelling units within shoreline jurisdiction shall provide for joint use water access, unless determined during the review of the project that such joint use water access is infeasible due to topographic constraints.

9. Septic tanks and drain fields for new sewage disposal systems shall be located outside of shoreline setbacks and buffers.

1. Lots created through subdivision of land shall be situated so that development on the created lots will not require soft or hard shoreline stabilization methods. A geological analysis may be required to demonstrate that these methods will not be needed pursuant to Chapter 18E.110 PCC. See also PCC 18S.30.070, Shoreline Stabilization policies and regulations.

2. Minimum lot width, measured at the ordinary high water mark (OHWM), shall be as follows for newly-created or adjusted lots, unless a greater dimension is required pursuant to Title 18A PCC, Development Regulations – Zoning:

3. Natural Shoreline Environment Designation (SED).

4. New divisions of land, and subsequent development, that exceed the base densities as determined by Title 18A PCC shall comply with LID regulations of the Pierce County Stormwater Management and Site Development Manual, Volume VI, within shorelines.

5. Residential developments containing five or more dwelling units shall provide and maintain a commonly owned tract between the water's edge and the first tier of lots closest to the water's edge for the benefit of all lots within said subdivision. The purpose of the tract is to maintain the natural visual appearance and ecological functions of the waterfront and to provide shoreline access.

6. Critical areas and associated buffers, open space, access areas, shoreline recreational space, or other common area shall be protected in a tract, or alternative protective mechanism such as a protective easement, public, or private land trust dedication, or similarly protective mechanism prior to final approval of any division of land. Approval of an alternative protective mechanism will be subject to a determination by the Director or Hearing Examiner that such alternative mechanism provides the same level of permanent protection as designation of a tract. Each lot owner within the land division shall have an individual taxable interest in the tract(s) or protective mechanism, unless otherwise approved by the Director or Hearing Examiner.

7. New waterfront land divisions containing two or more dwelling units within shoreline jurisdiction shall provide for joint use water access, unless determined during the review of the project that such joint use water access is infeasible due to topographic constraints. Recorded documents for the land division shall note the provision for joint use water access if such access is required.