17.150.041 Shoreline stabilization (bulkheads and revetments).
(1) New development, including subdivision, shall be located and designed to avoid the need for future shoreline stabilization to the extent feasible. New lots created by subdivision shall not require shoreline stabilization in order for reasonable development to occur. New development on steep slopes shall be set back sufficiently to ensure that shoreline stabilization is unlikely to be necessary during the life of the structure. New development that would require shoreline stabilization which causes significant impacts to adjacent or down-current properties and shoreline areas shall not be allowed. In all cases, compliance with this criteria shall be documented by geotechnical analysis by qualified professionals.
(2) Shoreline stabilization shall be designed and constructed to avoid stream channel direction modification, realignment and straightening or result in increased channelization of normal stream flows.
(3) When any structural shoreline stabilization measures are demonstrated to be necessary, the size and extent of modification of natural conditions and processes shall be limited to the minimum necessary. “Soft” approaches shall be preferred. “Hard” structural stabilization measures shall be avoided. The preferred sequence of implementation of shoreline stabilization evaluated for every permit shall be:
(a) Allow continuation of natural processes with design of development to accommodate such processes;
(b) Vegetation enhancement;
(c) Upland drainage control;
(d) Biotechnical measures;
(e) Beach enhancement;
(f) Anchor trees;
(g) Gravel placement;
(h) Rock revetments;
(i) Gabions;
(j) Concrete groins;
(k) Retaining walls without bank modification;
(l) Bulkheads.
(4) New or enlarged structural stabilization measures shall not be allowed to protect existing primary structures, including residences, unless there is conclusive evidence, documented by a geotechnical analysis, that:
(a) The structure is in danger from shoreline erosion caused by tidal action, currents, or waves. Normal sloughing, erosion of steep bluffs, or shoreline erosion itself, without a scientific or geotechnical analysis, is not demonstration of need.
(b) The geotechnical analysis should evaluate on-site drainage issues and address drainage problems away from the shoreline edge before considering structural shoreline stabilization.
(c) The erosion control structure will not result in a net loss of shoreline ecological functions.
(d) The preferred sequence of implementation in subsection (3) of this section has been evaluated and implemented.
(5) All shoreline stabilization must be in support of an allowable shoreline use that is in conformance with the provisions of this Master Program. All shoreline modification activities not in support of a conforming allowable use are prohibited, unless it can be demonstrated that such activities are necessary and in the public interest for the maintenance of shoreline environmental resource values. New or enlarged structural stabilization measures in support of water-dependent or other allowed development shall demonstrate:
(a) There is a need for the shoreline stabilization structure based on existing erosion hazard or as part of shoreline ecological restoration. Stabilization measures shall not be allowed to enhance the developable portion of a site.
(b) The need to protect primary structures from damage is due to erosion caused by natural processes, such as tidal action, currents, and waves, and is not being caused by upland conditions, such as the loss of vegetation and drainage.
(c) Nonstructural measures, such as placing the development further from the shoreline, planting vegetation, or installing on-site drainage improvements, are not feasible or not sufficient.
(d) The stabilization measures will not result in a net loss of shoreline ecological functions.
(6) To protect projects for the restoration of ecological functions or hazardous substance remediation projects pursuant to Chapter 70.105D RCW:
(a) Nonstructural measures, planting vegetation, or installing on-site drainage improvements is not feasible or not sufficient.
(b) The erosion control structure will not result in a net loss of shoreline ecological functions.
(7) An existing shoreline stabilization structure may be replaced with a similar structure if there is a demonstrated need to protect principal uses or structures from erosion caused by currents, tidal action, or waves; provided, that:
(a) The replacement structure is evaluated in compliance with the standards of subsection (3) of this section.
(b) The structure is designed, located, sized, and constructed to assure no net loss of ecological functions.
(c) Replacement walls or bulkheads shall not encroach waterward of the ordinary high water mark or existing structure except to protect a residence occupied prior to January 1, 1992, and there are overriding safety or environmental concerns. In such cases, the replacement structure shall abut the existing shoreline stabilization structure.
(d) Where a net loss of ecological functions associated with aquatic or nearshore habitats would occur by leaving the existing structure, it shall be removed as part of the replacement measure.
(e) Soft shoreline stabilization measures that provide restoration of shoreline ecological functions may be permitted waterward of the ordinary high water mark.
(8) Geotechnical reports pursuant to this section that address the need to prevent potential damage to a primary structure shall be prepared by a qualified professional. Analysis shall address the necessity for shoreline stabilization by estimating time frames and rates of erosion and report on the urgency associated with the specific situation. As a general matter, hard armoring solutions should not be authorized except when a report confirms that there is a significant possibility that such a structure will be damaged within three years as a result of shoreline erosion in the absence of such hard armoring measures, or where waiting until the need is that immediate would foreclose the opportunity to use measures that avoid impacts on ecological functions. Thus, where the geotechnical report confirms a need to prevent potential damage to a primary structure, but the need is not as immediate as the three years, that report shall provide the basis for approval of soft measures to protect against erosion.
(9) The design of stabilization or protection works should provide for the long-term multiple use of streamway resources and public access to public shorelines. Publicly financed or subsidized works should provide public pedestrian access to shorelines for low intensity outdoor recreation except where such access is determined to be infeasible as provided in SMC 17.150.025.
(10) Use of car bodies, scrap building materials, asphalt from street work, or any discarded pieces of equipment or appliances for the stabilization of shorelines shall be prohibited.
(11) Placement of materials within the wetlands or waterward of the OHWM requires authorization from Ecology and the U.S. Army Corps of Engineers and it is the applicant’s responsibility to submit for and obtain the required approvals prior to beginning work. (Ord. 1373 § 46, 2014).