18S.60.040 Shoreline Substantial Development Permit.
A. Purpose. The Shoreline Substantial Development Permit (SD) process provides a comprehensive review of development on shorelines to ensure compliance with the Shoreline Management Act (Act), this Title, and any other applicable development regulations.
B. Applicability. This Section applies to development allowed on shorelines that does not meet the SD Exemption criteria.
C. Review Process. Shoreline Substantial Development Permits shall be reviewed administratively and shall include public notice and comment. This review process is required to ensure that the development, if established, will be in full compliance with applicable development regulations, the County Comprehensive Plan, applicable community plans, adjacent development, planned uses, and the character of the surrounding area.
D. Decision Criteria. The Director shall review applications for Shoreline Substantial Development in accordance with the following decision criteria:
1. The proposal is consistent with the policies and procedures of the Act.
2. The proposal is consistent with this Title's policies and regulations including, at a minimum, the following:
a. Policies and regulations of the shoreline environment designation (SED) in which the proposal is located;
b. Policies and regulations for Shorelines of Statewide Significance if the proposal is within such area;
c. Policies and regulations within the applicable General Policies and Regulations found in Chapter 18S.30 PCC; and
d. Policies and regulations within the applicable Use and Development Policies and Regulations found in Chapter 18S.40 PCC.
3. The proposal is consistent with the applicable provisions of Title 18E PCC.
4. The proposal is consistent with the applicable policies of the Comprehensive Plan and any applicable Community Plan.
5. The proposal is consistent with all applicable development regulations, including but not limited to Title 18A PCC, Development Regulations – Zoning.
E. Burden of Proof. The applicant has the burden of proving that a proposal meets all applicable criteria for a Shoreline Substantial Development Permit.
F. Approval. The Director may approve an application for a Shoreline Substantial Development Permit, approve with additional requirements obtained from other Sections of the County Code above those specified in the Master Program, or require modification of the proposal to comply with specified requirements or local conditions.
G. Denial. The Director may deny an application for a Shoreline Substantial Development Permit if the proposal fails to comply with specific standards found in the Master Program or if any of the decision criteria of PCC 18S.60.020 E.2. through 6. are not supported by evidence in the record as determined by the Director.