JOINT BANDON CITY COUNCIL AND PLANNING COMMISSION
WORK SESSION August 15, 2016, 6:00 to 7:00 P.M. AND CITY COUNCIL
SPECIAL MEETING August 15, 2016, Following Work Session. CITY COUNCIL CHAMBERS, 555 HIGHWAY 101, BANDON
WORK SESSION AGENDA
1. CALL TO ORDER 1.1 Roll Call 2. APPROVE MINUTES 2.1 Joint Work Session Minutes from June, 27, 2016 3. WORK SESSION 3.1 Review, Discussion and Direction to Staff on Title 16 - Land Division Regulations and Title 17 - Zoning 3.2 Report on South Jetty by Commissioner Bremmer 3.3 Update on Fee Schedule 3.4 Other 4. ADJOURN
AMENDED CITY COUNCIL SPECIAL MEETING AGENDA
1. CALL TO ORDER 1.1 Roll Call 2. EXECUTIVE SESSION 192.660 (2) (a) The governing body of a public body may hold an executive session to consider the employment of a public officer, employee, staff member or individual agent. 192.660 (2) (h) To consult with counsel concerning the legal rights and duties of a public body with regard to current litigation or litigation likely to be filed. 3. RETURN TO SPECIAL MEETING 4. ACTION Possible Action and Direction to Staff 5. ADJOURN
Please note the meeting is open to the public, but no public comments will be accepted. T H E S 0 U T H J E T T Y Bandon, Oregon
REPORT
BAJ'IDON CITY COUNCIL BANDON PLi\1-....WNG COMMISSION WORKSESSIONS 2016 AUGUST 15, 2016
Sheryl Bremmer, Planning Commisi.ionu,Augus1 15, 2016 Southjetty Report August 15, 2016
Contents
I. Introduction pg. 2
II. Historical Background pg. 5
III. Concerns pg. 8
IV. The Bandon Comprehensive Plan pg. 20
V. The Bandon Municipal Code pg. 20
VI. Conclusion pg. 21
VIL Appendix pg. 2 3
A. Paul]. Komar et. al. Bandon, Oregon, Coastal Development and the Potential for Ex treme Ocean Hazards. Abstract. October, 1991
B. Chronic Coastal Natural Hazards 2002 Update
C. Foredune Surveys and Analysis at Bandon's Breakwater Addition, Bandon, OR, New Millennium Consulting, MJ. Scalici for the City of Bandon, April 2009
D. Maps and Photos
E. Flood Insurance Study, Coos County, Oregon and incorporated areas, Revised: March 1 7, 2014, Federal Emergency Management Agency
E Resolution No. 15-10
G. Schematic Site Plan of the Southjetty Park
H. Sections of The Bandon Comprehensive Plan
I. The Bandon Municipal Code, Chapter 17 J. Plat Map, Southjetty
Ibndon Cit,- Cou: I. Introduction: The SouthJetty1 section of Bandon, Oregon has a rugged beauty and an easily accessible beach. The SouthJetty lies adjacent to both the Coquille River and the Pacific Ocean and each of these bodies of water has influenced the area. Overtopping of the foredunes presents a natural hazard for the properties on the western side of the area and the constant force of the Coquille River is kept somewhat controlled by the south jetty itsel£ The natural tendency of the Coquille River to turn South is curbed by the two jetties. The objective of this report is to create a compilation of documents and narratives that will serve as a resource for the Bandon City Council and the Bandon Planning Commission to use when issues relevant to the SouthJetty arise. The area's history and areas of concern and the 1 In this report, South Jetty refers to the area of the South Jetty; south jetty refers to the structure; the jetty itself. Ban 2 SouthJetty Report August 15, 2016 particular portions of the Bandon Municipal Code and Comprehensive Plan provide back ground information on the SouthJetty. Between 2000 and 2009, the City of Bandon acquired both the Coos County Park on the South Jetty andJetty Road. Combined with the paving of Madison Avenue, the SouthJetty now has two routes into and out of the area and a larger city footprint. Jetty Road remains the access road for the SouthJetty since Madison Avenue is predominantly an emergency access point. The park is an integral part of the proposed update of the Parks Master Plan. The Bandon Common Council passed Resolution 95-12 on April 17, 1995, establishing the SouthJetty's Sewer District Boundary and the Bandon City Council passed Resolution 15-10, amending the previous resolution to allow the McElrath property to connect to the sewer: The Sewer District Boundary affects buildability2 of some lots on the SouthJetty. Nature works dramatically on the coast, affecting the Southjetty and the buildability of the lots there. Some lots that were platted when the Breakwater Division was created are now underwa ter. The Coquille River no longer courses through the central part of the Breakwater Division. Some lots are too close to the foredunes to be buildable and others are in the high hazard zone. The issue of buildability is one the Planning Commission and the City Council encounter often. The appendices in this report offer technical data relevant to the geology of the area. Slopes, hydrology, soils, and natural hazards all impact the Southjetty. Bandon has not lacked a vision for the city, including the SouthJetty. The Breakwater Addition was formed with a vision. The 1936 fire left Bandon with the potential to build a new city and in 1937 an aggressive plan was formulated for the rebuilding. Later, in 1980, another plan for the waterfront and jetty area was presented. The common stumbling block to these plans wasn't a lack of vision; it was a lack of funds. 2 buildability isn't really a widely-recognized word but it is used often in city planning. B;;n 3 SouthJetty Report August 15, 2016 Bandon City Council & Bandon Pl:inning Commission The South Jetty: Repon 4 Southjetty Report August 15, 2016 II. Historical Background: * 1873 George Bennett arrived in Bandon. There was one house at the base of the bluff * The first steamer and tugboat arrived in Bandon. * Sawmillls were built, the fishing industry began, and a newspaper was published. *In 1884, the two jetties were constructed to stabilize the mouth of the Coquille River. * In 1888, there were three hotels, two stores, a Catholic Chapel, wharves, a ferry, ... *Three shipyards were built and Bandon became a center of maritime commerce. * In 1912, a total of 300 vessels entered Bandon harbm: * Between 1900 and 1910, Bandon's population nearly tripled to 1,803 persons. * Bandon became known as a tourist resort and thousands of people enjoyed the city. * Some tourists visiting Bandon camped in tents on the beach and others stayed in the 3 hotels. * 1912-1914 was a boom time for Bandon. * Onjune 9, 1914, Bandon suffered its first disastrous fire that decimated most of the business district; 1 7 small businesses were lost. *When the town rebuilt, nearly the entire Old Town waterfront was supported by pilings and the streets were built from planks set over the water: All of Second Street was originally built in this manner. * From the Old Town business district, a wooden walkway extended out towards the jetty from the end of First Street near the old Robertson's Concrete Building. From this point the walk way ran along the base of the bluff to the area below the end of present-day (1980) Garfield Avenue, where the Wigwam Dance Hall attracted visitors to its carousel and other amusements. From the dance hall, the walkway extended to the river shoreline and out to the end of the SouthJetty. The walkway was built on pilings over water in many places, and near the Wig- Bandon City Council & Bandon I' i:inning Comrnis~ion The Sou t h J er ry: R i•port 5 SouthJetty Report August 15, 2016 warn, there was a small drawbridge in the walkway to allow the passage of horse teams hauling timber from the river beach to the bluff.3 *The SouthJetty has long been an area of particular importance to Bandon. The SouthJetty pond had been used as a swimming hole, and the boardwalk provided access to the beaches and shoreline for both local residents and tourists. A small boat was built and was launched from the SouthJetty Pond when it was linked to the estuary at high tide. 4 * The Jetty area has also been a residential area. The first house was built in 1913 for the Folk family, and a small cluster of six homes existed along Madison Avenue prior to the fire. One small house, which was built in the late 1920s became known as "Cedar Chest Cabin." *Following the fire of 1936, a tent city emerged on the site of Historic Bandon, and the Oregon State Planning Board was consulted to draw up a new plan for the area. The plan, released six months later, presented a series of proposals which would have focused Bandon's new commer cial center on top of the bluff, to the west of the Coast Highway. The Old Town Waterfront area was envisioned as a marine-industrial area, while the SouthJetty area was planned as a park. The plan suggested controls to preserve the architectural quality of the area, and also presented a property pooling agreement whereby landowners would receive land of value equal to that land which they donated to the pool. 5 * Problems with the plan soon arose however. People had serious reservations regarding the plan's fairness. * In the midst of the Great Depression, Bandon was struggling to rebuild after the 1936 fire. The city had considerable debts it had no way to repay. The city applied for a loan from the Disas ter Loan Corporation but was refused. This refusal and the "failure of the City to use public lands more effectively towards implementing the plan have been identified as the primary causes for the ultimate defeat of the plan." 6 * Permits were issued for the construction of temporary buildings, many of which remain stand ing today. The Red Cross and the Works Project Administration were both involved in Ban- 3 Connelly, William, et.al., Study for Historic Bandon: Waterfront and Jetty Areas, 1980. pg. 7. 4 Ibid., pgs. 7-8. 5 Ibid., pg. 8. 6 Ibid., pg. 10. Banduu City Counc:il & ilandon Planning Comrn '. s$ion The Southje : ry : Rcpon 6 Southjetty Report August 15, 2016 don's reconstruction effort. Second Street became the new center of the Old Town Waterfront area and much of First Street has not been rebuilt to its former level of development. *In 1963, Bandon prepared a comprehensive plan which provided for commercial-industrial uses in the Old Town Waterfront area and for a park in theJetty area. *The 1980 Study for Historic Bandon states: "The Jetty area would be a predominantly residen tial area suitable for a dispersion of both single family and multi-family development. In the plan, the natural attractiveness of the area is addressed by encouraging denser development at the bluff base Oeaving the upper bluff open), by creating a park by the lagoon, and by main taining easy access to beach areas. The character of theJetty area is addressed through con trolled development zoning and design review; while hazards of development in the area are also discussed." 7 *The 1980 Study for Historic Bandon recommended the following for the SouthJetty area: "In a natural state, this area has been a tourist attraction for Bandon dating back to the turn of the century. Efforts to preserve this open quality are vital to the area. Commercial development on a significant scale will alter this quality, probably resulting in increased traffic, greater volumes of people in the area and a less desirable area for residential development and wildlife Motel or hotel development could have a beneficial economic impact, but it would decrease the likeli hood of a hotel or motel development in the Old Town or Transition area where the economic stimulus it can provide to the existing commercial area would be of greater benefit. Keeping the Jetty area unique as a residential coastal village has been identified as a priority. New com mercial development would be limited to cottage industries and small scale businesses which do not impose negative impacts on the area. "8 7 Ibid., pg. 47. s Ibid., pg. 57. IL.. lldoz, City Council & Bandon Planning Com1ni!dion The Soutlt )<:ttv: K.:'port 7 SouthJetty Report August 15, 2016 III. Concerns Bandon City Council & Bandon Planning Commission The South jelly: Report SouthJetty Report August 15, 2016 Memo From Ben McMaken, City Manager, to The Honorable Mayor and Common Council of the City of Bandon, Subject: SouthJetty, Date: December 21, 1992: "What does the Council wish? To allow development on the Southjetty and formation of the Sewer District that will categorize some lots as unbuildable?" Memo From Ben McMaken, City Manager, to The Honorable Mayor and Common Council of the City of Bandon, Subject: Jetty Erosion, Date: June 7, 1993: "I would like to see the entire area fromJetty Road to the river left an open space area... ". "There are some privately owned parcels in this area, but with the known hazards I cannot see any development of the area." "Options range from doing nothing to rezoning the area as open space (which could carry a liability from condemnation, to doing a revetment along the iiver to stop the erosion, to allowing some development only after a revetment was constructed along the river. If the City/Urban Renewal Agency were to undertake the construction of a revetment I believe the entire area should become a park." "The entire area could be a beautiful natural area with walkways, viewpoints and parking but would mean the city would have to acquire title to all the land in the area." "What is your long-term directive for the area?" 1 B ;:i n don C j t y Co u n c i I & Band o 1' P ;i n 11 i n g Com rn ; s s 1 on Th,, Sc11i.l1 .Je t ry : Repllrt 9 SouthJetty Report August 15, 2016 The photograph at the beginning of this section, on page 8, shows a satellite image of Bandon. The SouthJetty area appears isolated from the main city, accessed by Madison Ave. to the East and by Jetty Road to the Southeast. The Pacific Ocean to the West and the Coquille River to the North complete the definition of the SouthJetty area. This is what the area looks like currently. However, the September 1936 fire changed the old face of the SouthJetty and the entire city of Bandon. The two charts on the next page., page 11, show all but about 16 of the town's 500 buildings burned to the ground. The Great Depression was not over but the New Deal was attempting to revitalize the nation's economy and part of that revitalization effort was a heightened interest in planning. Oregon cre ated a State Planning Board and that board looked at the disaster in Bandon as, perhaps, an op portunity to test the new theories of land-use planning. The Planning Board needed flexibility and thus convinced 80 percent of the property owners in the city to put their land in a property pool. Landowners were given temporary building permits to replace homes and businesses dur ing the emergency with the understanding that they would have to be rebuilt when the plan was completed. The Board then gave Harry Freeman, a Portland planning consultant, freedom to plan a completely new town. After the plan was approved, former landowners would be allotted properties of comparable worth to the ones they had put into the pool. This "pooling" idea turned out to be an impediment to implementing the plan due to the lack of trust that the "pool" was unfair. Another impediment was that the plan, although put together fairly quickly by March, 1937, was that insurance companies had been paying compensations and people were eager to move out of the tents they were living in and into a new house and/ or business. Freeman's plan compacted development with the new town twice as dense as the old. Another change in the town would be the creation of the town's business district where the commercial businesses were moved a mile south, leaving the industrial businesses along the river. The former commercial area was turned into a residential area. Another discernible change was that all buildings in the business district were to be built to a similar architectural style. By 1936, Bandon was connected to the rest of the state by U.S. Highway 101, which went through town on ordinary city streets. The highway intersected at least seventeen streets in its journey through Bandon. Freeman proposed to turn HWY 101 into what he called a "traffic freeway'' that had only six connections to other streets, and he wanted no private land fronting on the highway. B.1ndon City Counc i l & Bandon Pl;,nning C 10 SouthJetty Report August 15, 2016 - _;l r BEFO~E THE FIRE : I c->-. '·-... _ , -- • I -~.~.. __ - \...~_,.,,'. - - - - - ... m:!l == / --·-----. . i ,, ~...... • ·" -..,. "' / ,.. .,,.. ,.:...,.,.r•· ..... -.. I H ., l ...... '•Aiiitj ...... , ... / , 1 :n- .,,.. ,,~ ••. ~- ...!I' ... / . : :• ,... • * :#9 •• ' I • ; / ... I • .ii': ...... - :- llf 1 /' - . - ' . IL~ 1.. - ::: :..i!\.":. lni-::- . .. .. ",.. i •• •• •• Ii , rl. ::.~ -••• 81 \I. ;1 9'"- • •I •P r ; I \~-- ' ... ·1 • ••••• --~~; J AFH~ THE FIRE ) ., . ... , ' I Bandon City Council & Bandon Pia ng Comrnissio r1 The Sou Lh Je tt Repo r 11 SouthJetty Report August 15, 2016 - .,. Pll.lLIMIAAllY !TUl>Y IC0•6 f()tl ltH. COQUlLl.I! GENE fl.AL PLAN BAN DON &'Y •THI• SIA 01\EGOK -J,~ -' • •, '-- - .-J JTATE l'LM!UXG IOAJl.0. -··•LIUl•~IJ\ ••a·ttAAIMll:V• -·"f,...-r ' • ...... ", .. .('.. ,...... ,. . Bandon Cit>· Council & Bandon Planning Commission The South jeay: Report 12 Southjetty Report August 15, 2016 The map on the previous page, page 12, details Freeman's Plan. The green area is open space; the yellow area is residential; the red area is industrial; the blue area is retail, commercial, and government; the solid red line is HWY 101; and the cross-hatched area shows the pre-fire busi ness and industrial district. (Notice that the Southjetty area is all designated "open space"). Freeman's plan endeavored to preserve scenic beauty and, therefore, all waterfront property would be left in the public domain. While many lots would have ocean and river views, Free man's drawings show most of those views obscured by rows of trees planted in front of every ma jor street. Freeman also insisted that "No leeway should be granted any individual to allow a variance or approve any change, minor or otherwise, from the plan. Likewise, no non-technical group should be allowed to decide upon changes affecting the town plan." 9 Only a technical ad visory board, including Bandon's mayor but dominated by planners and architects, should have the power to change the plan. When the plan was presented to the public, some citizens, including the editors of the local newspaper, urged that people support the plan. In a report submitted to the State of Oregon in November, 1937, Freeman claimed that 300 Bandon property owners unanimously approved the plan at a March, 1937 meeting, but there is no evidence to support Freeman's numbe1: The plan was never implemented. Freeman produced his plan in a quick 5 months but builders worked much faster and many homes and businesses had been rebuilt within a month of the fire. Building permits were supposed to be for only one year but many of those buildings remain to day, including Bandon's old City Hall, which was used for thirty years as such and now has been turned into Bandon's Historical Museum. Freeman's report is housed in this museum. By the summer of 193 7, people realized that implementing the plan would require the destruc tion of many buildings. The city also realized that it did not have the resources to do its share in building Freeman's community centers and other public facilities. Since Freeman's plan was not implemented, the city continued to grow without a master plan. Individuals built relatively modest houses on the Southjetty. By the late 1970s, a city inventory listed a few houses and two businesses: a restaurant and a car repair facility. By the time Ban don's Comprehensive Plan was written and approved, the car repair facility was gone. The next page shows a map of Bandon's Buildable Lands in 1991 as inventoried in the Comprehensive Plan of 1991. 9 Freeman, Harry, General Plan: Bandon-by-the-Sea, Oregon, March, 1937. B andon C ity C0unr. i l & B andon P jan11ir1g Comrnis~ i on The So u th Jeuy: R <:'p •.i:t l3 SouthJetty Report August 15, 2016 BANDON ~ a.C•l.It ~~ @ ·-~.:?)) -·~ POTENTIALLY BUILDABLE RESIDENTIAL LAND VACANT BUILDABLE RESIDENTIAL LAND VACANT BUILDABLE INDUSTRIAL LAND VACANT COMMERCIAL LAND !· ------CITY LIMITS URBAN GROWTH STUDY Source: CCOG Coos County Map B-2 1991 BANDON COMPREHENSIVE PLAN PAGE 149 OF 327 Ban 14 Sou th Jetty Report August 15, 2016 Buildable Lands, The Sewer District, and Nature * The Jetty Sewer Boundary was formed in 1994. *Bandon City Council Resolution 95-12 adopted on April I 7, 1995, agreeing to the federal government's conditions not allowing properties outside the sewer district boundary to connect to the sewer. *Bandon City Council Resolution 15-10 passed by the Bandon City Council allowing the McEl rath property to connect to the sewer on the SouthJetty, August 3, 2015. *From Susan Brody, Director of DLCD, dated Februa1y 12, 1990, re: development in the South Jetty Area; Ms. Brody recommended a setbak of I 00-150 feet from the toe of the foredune for any residential development. *September 26, 1994, Ken Durrell of the Farmer's Home Administration sent a letter to a Ms. Bartz regarding the floodplain. Her property is at an elevation of 13.4 feet and may not be subject to river flooding but it is located in an area subject to velocity ocean flooding and over topping of the dune, which protects the property. * Tax Lot 4100; the county assessor's office considers this tax lot unbuildable. *Most of the South Jetty area is in the 100 year floodplain of the Coquille River and the Pacific Ocean according to FEMA floodplain maps. *On February 13, 2003, Paul Klarin of the DLCD wrote: "The assessor took into account the development potential of [Breakwater Addition] lots when they were valued at approximately $17,000. The lack of development potential reflected by that relatively low assessment value has not changed nor should it. Current studies indicate an increased risk of flooding in coastal low lands due to an upward trend in storm activity, El Nino events, sea level rise, and chronic ero sion." * An example of the SouthJetty area concerns is presented on the next page, page 16. Baridon City Council & B andon Pl;.nriing Co f" imis~ i on The'. South jnty: Rqion 15 Southjetty Report August 15, 2016 3. FINDINGS OF FACT: 1. Location: 28-15-25 BD, Tax Lot 8400. The subject property is located on the northwest end of 6th Street, west of Madison Avenue in what is commonly known as the Jetty area. 2. Zoning and Plan Designation: The subject property is zoned Controlled Development 2 (CD-2) and is within the Shoreland Overlay Zone (SO). The subject property has received a Letter of Map Amendment (LOMA) from the Federal Emergency Management Agency (FEMA) in May of2008. The 1991 Comprehensive Plan land use classification for the subject property is Controlled Development Area (CDA). The purpose for this area is: ''This special classification is intended to recognize the scenic and unique quality ofBandon's ocean front and view areas and to maintain the quality of Bandon's ocean front by carefully controlling the nature and scale of future development in the area. It is intended that a mix ofuses would be permitted, including residential, tourist commercial, and recreational. Future development is to be controlled in order to enhance the area's unique qualities." Appropriate Areas: "'The CDA includes ... the jetty area, ... " 3. Site Description: The subject tax lot is two separate discreet parcels. Parcel 6 is 44.5' on the north property line and 64' on the south property line and approximately 94' in width. Parcel 7 is 40' x 94'. Combined total square footage of the two tax lots are approximately 8,850 square feet The property is located at the northwest edge of 6th Street SW, west of Madison Avenue. Rudell 28-15-25 BD, TL 8400 Conditional Use and Plan Review Page 4 of4 Bandon City Council & Bandon PJ 16 SouthJetty Report August 15, 2016 * On February 12, 1990, Susan Brody, Director of DLCD, wrote the following to Planning Direc tor Jason Locke: "regarding development in the SouthJetty area it is recommended that a set back of 100-150 feet from the toe of a foredune for any residential development be required." * In October of 1991, Paul]. Komar et.al. issued a detailed report: Bandon, Oregon: Coastal Development and the Potential for Extreme Ocean Hazards. [see appendix for Abstract of this report.] * Komar writes "The potential hazards [to Bandon] range from decadal storms that could breech the narrow protective dunes along the low-lying portions of Bandon, to the occurrence of a major subduction earthquake. An earthquake could cause the entire city to subside by 1 to 2 meters, inundating the low-lying accreted lands and rejuvenating cliff erosion." 10 * The Komar report continues, "Several new homes and one restaurant have been built in the area and a parking lot and restrooms have been erected on city land at the base of the south jetty. Some of this development has taken place close to the ocean beach with only the narrow dune ridge offering protection ... of concern is how much defense the dune ridge actually pro vides developments within the accreted lands from potential ocean-wave attack and overwash." 11 *The Komar report advises that "at some stage, and preferable sooner than later, coastal man agement decisions are going to have to be made reflecting this potentially extreme ocean haz ard, considerations that are state wide. In the near time, areas such as Bandon have to reflect on the wisdom of developing low-lying areas and the edges of ocean cliffs". 12 *The Komar report's findings were not surprising. In fact, on May 5, 1988, Bandon's Planning Commission sent a letter of support for the Breakwater Neighborhood Association's efforts to induce the Army Corps of Engineers to solve the erosion problem on the south jetty that was endangering development on the SouthJetty. Bandon's Common Council and the Port of Bandon wrote similar letters of support. * OnJune 24, 1988, the Bandon Common Council by unanimous decision expressed apprehen sion over the continuing erosion of the south jetty. * On August 31, 1989, the DSL granted a permit for erosion control on the south jetty. 10 Komar, Paul J., et.al, "Bandon, Oregon: Coastal Development and the Potential for Extreme Ocean Hazards, pg 14. 11 ibid., pg. 17. 12 ibid., pg. 21. Bando·1 Cin' Council & H:indon Planning Commission The South .Jetr\ : Repori 17 SouthJetty Report August 15, 2016 *By August 3, 1990, Paul Komar's report was public. City Manager Ben McMakin consulted outside legal counsel in Portland, OR, regarding the subject of whether the City was in danger of "taking" property that it deemed unbuildable due to hazards. The answer he received but never acted on was that "property on the SouthJetty was subject to unstable slopes, foredunes, and areas subject to flooding and as such, under State Goal 1, development could be prohibited because development on the site creates safety dangers. * On December I 0, 1992, the Coquille River breeched the south jetty. The City Manager, Ben McMakin, and the Mayor and City Council worked throughout 1993 to get the south jetty re paired. During the ensuing argument5 with the Army Corps of Engineers, intervention by Oregon's two Senators and Representative Peter Defazio, and advice from Coos County offi cials, State of Oregon officials, and federal officials, permission was finally given to repair the breech of the south jetty. *December of 1993 was a month with severe storms. On December I 0, 1993, Mayor Judith A. Densmore declared a State of Emergency, stating that "said emergency is raised by imminent danger of severe flooding and damage to private property and city-owned facilities in the Breakwater Addition on the SouthJetty of the Coquille River in the City of Bandon." * Also on December I 0 1993, in a letter to City Manager Ben McMakin, Port Director, Alex Linke wrote: "Re: Flooding; for good reasons, recent history shows no permanent settlement in the area of the SouthJetty. As in the past, we can continue to pressure the U.S. Army Corps of Engineers and, as in the past, we will be asked why federal dollars should be spent on p1~vate land... protecting private property from erosion and flooding is precedent that the Port of Ban don cannot afford." *On February 13, 2003, Paul Klarin from the DLCD wrote, regarding land on the SouthJetty, "The Assessor took into account the development of [Breakwater Addition] when they [tax lots] were valued at approximately $17,000. The lack of development potential reflected by that relatively low assessed value has not changed, nor should it. Current studies indicate an increased risk of flooding in coastal lowlands due to an upward trend in storm activity, El Nino events, sea level rise, and chronic erosion." *On May 9, 2003, Paul Klarin from the DLCD wrote in "FIRM Summary for Local Officials, 60.1 (c), pg., 234, Nothing in this subpart shall be construed as modifying or replacing the gen eral requirement that all eligible communities must take into account flood, mudslide (i.e. mud flow), and flood-related erosion hazards, to the extent that they are known, in all official actions Bandon C'.ty C'cunr:il & fLndm: Planning Comrni~.;ion The South.Jrtr:: Repo rt 18 Southjetty Report August 15, 2016 relating to land management and use." He continues, "It is clear that local officials have much discretion to regulate lands that are either not mapped at all, or to regulate lands that are mapped but to a higher standard." * A1:> noted earlie1; On Ap1il 17, 1995, the Bandon City Council passed and adopted Resolution No. 95-12, Jetty Sewer Connection Policy and a provision that the City of Bandon shall not provide sewer service to any new structures which will encroach upon or adversely affect any designated wetlands within the City Limits. *On August 3, 2015, the Bandon City Council passed and adopted Resolution No. 15-10, Authorizingjetty Sewer District Boundary Line Adju1:>tment. [See Appendix for Resolution No. 15-1 O.] *In 2012 the City of Bandon contracted with HGE, Inc. to prepare a conceptual plan for the Southjetty Park. When the conceptual plan was complete, the Parks and Recreation Commis sion held a neighborhood meeting, special meetings, and worksessions to explain the Southjetty Park plan and accept suggestions and feedback about the plan. The Southjetty Park plan, as part of the revision of the Parks Master Plan, is working its way through the adoption process. Thus far, the City has received input from neighbors, other citizens of Bandon, the Port of Bandon, and other local, state, and federal agencies. [See the Appendix for the Schematic Site Plan for the SouthJetty Park.] B:indun City Council & Bandon Planning Commi~sic,n 19 Southjetty Report August 15, 2016 IV. The Comprehensive Plan The Bandon Comprehensive Plan includes several areas where the SouthJetty is discussed. In the Appendix to this report, all relevant sections of the Comprehensive Plan have been attached. Some of these pages were revised in 2008 and some are from the 1991 Comprehensive Plan. To ascertain which are the revised portiorn;, look at the bottom of the pages. The dates are noted there. V. The Bandon Municipal Code The portion of the Bandon Municipal Code which is relevant to the SouthJetty is primarily in Chapter 17. All relevant portions of the Bandon Municipal Code regarding the SouthJetty are attached in the Appendix. B0ndon Ciry Council & Handon Planning Comini . sion Thr Sou i Jru::: Rr port 20 SouthJetty Report Aug11st 15, 2016 VII. Conclusion The Southjetty is a beautiful, rugged natural treasure. On any given stormy, winter day resi dent'; from all part'; of Bandon go to the Southjetty and watch ocean waves crashing against the jetties. It's a good place to watch a storm. The ocean beach on the SouthJetty has easy access and agates. The Southjetty has roaming geese, amusing ducks, and too many seagulls to count easily. On the 4th of July, the SouthJetty is crowded with people who enjoy watching the fire works. On a summer day at low tide, the SouthJetty is calm and picturesque. Sometimes, on a winter day, the Southjet.ty offers a reminder of how powerful the forces of wind and water are and how vulnerable humans can be. This report has touched on reference points for city councilors and planning commissioners that should be useful when members of those bodies are making decisions about the SouthJetty. This report is merely another tool to use as ba5ic background for making land use decisions. This report is not, nor was it intended to be, a definitive history of the Southjetty.. Nor is it a con demnation of development or a cheerleader for same. Much has been omitted. Basics have been included. This report is not a legal brief, an indictment, an elegy, or a warning. It is, as previ ously stated, a reference, to refer to if necessary, as a summary of what was, what is, and what may be. It is up to the user of thi5 reference to make of it what he or she wills. Bandn1: Ciry Council & Bantion Pl:!rniing Cornrnis~ion 21 Southjetty Report August 15, 2016 Bandon Cjty Council & Bandon Planning Commiuion The South .Jetty: Rt"port 22 SouthJetty Report August 15, 2016 Appendix Bandon City Counr.' l ~ B;>ndon Pl. ... n i ng Com;ni5sion Southjetty Report August 15, 2016 A. The Komar report details the geological impacts on the SouthJetty, Bandon, OR, and provides a summary of scientific studies relevant to the area. B. Chronic Coastal Natural Hazards 2002 updates the Komar report C. Foredune Smveys and Analysis in Bandon's Breakwater Addition, Bandon, OR, is a detailed report of the geological issues on the Southjetty. D. Maps and Photos DI. DOGAMI map of the hazard zones. The light blue area with the sort of triangular area at the top notes a hazard zone as does the darker blue area on top of the lighter one. DII. Tax lots on the Breakwater Addition July 2016. DIII. City of Bandon, Hazards Map, March I, 2016. DN. Photos of overwash on the SouthJetty. DV. Photos of overwash on the Southjetty. DVI. Photos of storm damage on the SouthJetty. DVII. Photos of overwash on the Southjetty. DVIII. Dune blowouts in 1939 overlayed on 2005 aerial, Southjetty. DIX. Another view of dune blowouts in 1939 overlayed on 2005 aerial, SouthJetty. DX. DOGAMI 2002 Lidar elevation data, Southjetty. E. Flood Insurance Study, FEMA, includes photos and other data used by FEMA for the Federal Flood Insurance program. F. Bandon City Council Resolution No. 15-10 provides background for the concern about the sewer district on the Southjetty. G. Schematic Site Plan of the SouthJetty Park is a plan of all of the phases of the proposed park on the SouthJetty. H. Sections of The Bandon Comprehensive Plan provides information relevant to the South Jetty. I. The Bandon Municipal Code, Chapter I 7 provides municipal code data relevant to the South Jetty. J. Plat Map, SouthJetty. This map details all of the property owned by the Port of Bandon on the SouthJetty as well as other property information. Bandon Cit-y Council and Bandon Planning Commission The South jetty Report ,·Bandon, Oregon: Coastal Development and the Potential for Extreme Ocean Hazards By Paul D. Komar, Roger W. Torstenson and Shuyer-Ming Shih College ofOceanography Oregon Stare Universily Corval!is, Oregon ABSTRACT HE OCEAN SHORES of Bandon have not experi N1 enced significant erosion within historic times, yet I T there is the potential for a near-catastrophic occur rence. Major subduction earthquakes take place in the North west every few hundred years, at which time abrupt subsidence of the coast reverses the gradual aseismic uplift that accompa nies the accumulation ofstraiJL There is evidence at Bandon for significant wave-induced cliff erosion in the past, but a general "'atin• •~nGi;;:, absence within historic times. We suggest that the cliff erosion 1dtgt ud bhoff occurred some 300 to 500 years ago following the last major earthquake, but that subsequent uplift has resulted in the pro gressive decline and eventual cessation ofcliff attack by waves. There is thes trong potential for the recurrence of an earthquake during the next 100 years, and the accompanying subsidence OR£60N would be expected to renew cliff erosion resulting in extensive property losses. The losses would be still greater to develop ments on the low lands that accreted adjacent to the Bandon CHK.. r.~ jet1ies, not only from erosion induced by subsidence, but also C1tr CALlf'O~ftllA due to tsunami that are known to be generated by subduction Fig. 1 The geography of Bandon on the south coast of Oregon. earthquakes. Those accreted lands are also subject to erosion by decadal storms since they are protected by only a narrow dune the jetties were constructed, beginning in lhe 1880's. Land ridge.and the ground otherwise slopes downward inland toward elevations are very low, with minimal protection from ocean the river. attack by a narrow dune ridge, so there has been justifiable concern about developing this area. The second portion of INTRODUCTION Bandon experiencing developmental pressures lies along the cliff edge facing the ocean, the cliff cut into the uplifted marine Bandon is located on the southern Oregon coast, about terrace. Initially the concern was with respect to the stability of 150 km north of the California border and 40 km south of Coos these cliffs and their potential erosion. However, as will be Bay, the principal city in the area (Fig. 1 ). The .. Old Town" of discussed in this paper, the present occurrence of minimal Bandon lies along the south bank of the Coquille River (Figs. 1 recession of these cliffs together with evidence for an earlier and 2), about 1.5 km from the river mouth and jetties. The phase of significant erosion has implications concerning the community dates from the 1850's when gold was found in the long-term tectonic instability of the area. area, but nearly all ofold town is post-1936, the city having been The genera_! objective of this study has been to exam leveled bya disastrous fire that year. The old town now consists ine the ocean hazards that might affect developments along the mainly of shops catering to tourists. Most of the population of Bandon shoreline. The potential hazards range from decadal Bandon lives on an elevated marine terrace south of the old storms thal could breach the narrow protective dunes along the town, and the new ronunercial area slletches along Highway 101 low-lying portions of Bandon, to the occurrence of a major There are two areas ofincreasing developmental pres subduction earthquake. An earthquake could cause the entire sures wilhin Bandon. One is west of the old town, towards the city to subside by 1 to 2 m, inundating the low-lying accreted river mouth and jetties (Figs. 1 and 2). This area accreted when lands and rejuvenating cliff erosion. 14 SHORE AND BEACH ',. ' JETTY CONSTRUCTION AND SHORELINE was a smal I lake. However, the configuration abruptly changed CllANGE.." in early December 1861 when a "great tidal wave" or "freshet" flooded the area and shined the channel and mouth of the river southward against the bluff; we interpret this as a river flood The earliest detailed chart of Bandon and the Coquille combined with.high tides, perhaps with storm waves contrib River dates from 1860, and shows a shore Iinc configura lion tha l uting lo bring about the shoreline changes. The 1880 survey in is much like the present (Fig. 3). Although there were no jellies, Figure 3 shows the river channel in this new position, with the the river mouth was about in its present position, and a zone or south bank hard against the rock bluff of the marine terrace. A low-lying land existed between the river and Coquille Point to southward projecting sand spit existed to the north of the river. the south. In his history of Bandon, published in 1.927-28 but 4 5 The new position of the river mouth proved to be written in the late 1800's, George Bennclt ' described that area extremely dangerous lo navigation due lo the numerous off- as forty acres in extent, good grazing land and in which there OCTOBER 1991 15 :. ~\ ~l . .... -·· .•. ·· "\.'.~ .. JUNE f!JJ2 ...... '/~~n\ / ( · .· .. 7' :/e~NCo~ W 1 _,.·· 19~3 COQUILLE RIVER JETTIES Based on Corps of Engineers surveys . 0 i:: Tupper Rock OuorrJ 0 1000 c- meters-- --= Fig. 3 A compllatlon of llne drawings derived from survey charts prepared by the Corps of Engineer~ prior to Md during construction of the jetties on the Coquille River at Bandon. shore sea stacks and submerged roe.ks. George Bennett relates tion of jetties at other locations on the Oregon coa.c;t have been 13 that in the Spring of 1878, a Captain Parker made an effort to similarly documented. It was concluded that they demon shift the channel back to its former position. Using funds raised strate the existence of a seasonally reversing longshore sedi during a Fourth of July celebration, Parker constructed a wing ment transport, northward during the winter and toward the dam on lhe south bank of the river with the intent of diverting south in the summer, but that the long-term net littoral drift is the flow to the north. It seemed to be having the desired effect, essentially zero. The shoreline response to jetty construction at but was never completed due to insufficient funds. In that same Bandon conforms to this condition ofa near-zeronet sand drift. year, a Major Bolton of the U.S. Engineers (now the Corps of The accreted lands south of the jetties are in essence a pocket Engineers) made a survey of the river mouth and recommended beach that formed between the jetties and Coquille Point to the that the U.S. government construct jetties. Money was appro south (Figs. 1 and 2). The pocket is not a closed system, priated by Congress in 1883, and construction began in December however, as limited sand movement is possible through the gap 1883. The jetty construction is fully documented by nearly between Coquille Point and the rocks immediately offshore, so annual surveys completed by the Corps. Figure 3 shows the there can be an exchange of sand with the beaches further lo the. chart based on the 1884 survey, by which time a portion of the south. Sand could also be delivered to the pocket from the south jetty had been completed. Of particular interest to the Coquille Ri vcr, but the q uanlities are not known. The jetties act present study is the rapid accretion that took place south of the as a headland in their interruption oflongshore sand exchanges, jetty. The 1884 survey indicates that a sand spil grew to the suggested by the fact that the shoreline alignments north and north and attached to the south jetty. This spit and the con south of the jetties arc offset (Fig. 2). structed south jetty trapped a low area within the accreted land, forming the "lagoon" shown in the 1891 survey (Fig. 3). This DEVELOPMENTAL HAZARDS IN THE ZONE OF low area still exists as a pond and surrounding marsh lands ACCilliilON (Figs. 1 and 2). The series of Corps surveys redrafted in Figure 3 The accreted lands have not changed significantly in shows the complete evo!ulion of the shorelines during jetty their overall shape and extent since the completion of the j cities. construction. The shoreline changes induced by the construe- The landward halfofthe south jetty has deteriorated, permitting 16 SHORE AND BEACH ;.l . -~-~1f~ Fig. 4 The dune ridge backing the beach on the accreted lands south of the jetties on the Coquille River. (Upper). Looking north toward the jetties. (Lower) Looking south toward the bluff of the marine terrace and the offshore sea stacks. ocean waves travelling up the channel to combine with the river ridge offering protection (Fig. 4). Of concern is how much flow to scour the south bank into an arcua.tc shoreline (Fig. 2). defense the dune ridge actually provides developments within Erosion has occurred in the portion of the accreted lands having the accreted lands from potential ocean-wave attack and the lowest elevations, the area of the pond and adjacent marshes overwash. that stretch toward the river. The other change or significance In order to analyze the potential for erosion, we have is the formation of a dune ridge backing the ocean beach (Fig. surveyed the occanward portions of the accreted lands. Figure 4). Severnl new homes and one restaurant have been built in the 5 shows a profile from approximately midway along the shore area, and a parking lot and rest rooms have been creeled on city of the pocket beach south of the jetties. The fronting beach is land at the base of the south jetty. Some of this development has steep with a 4.4° slope, and consists of nearly equal portions of taken place close to.the ocean beach, with only the narrow dune sand and gravel. The foredune is very narrow, having only a 4- OCTOBER 1991 17 BANDON, OREGON for edune 5: I vertical exo9Qeration :'.' 6 .! . .,----1ocol hummock E _J bockshore oo. 1lope -2.1• "'~ w 4 > 0 CI) <( :z ____ J!i_o~s~eosu~d_!i.!! 0 Z.6m f-- <( z > w_, w 10 a -10 mcttc• 0 40 zo 10 0 -10 -20 -~o meteo Fig. 5 Profile (Ste 1 vertical exaggeration) aCfoss the beach and dune ridge approximatelymfdway along the shore oftheacCfeted lands south of the Coquille River jettles. m width, and is steep on both land and ocean sides. T11e dune profile in Figure 5. The toe of the foredunes is at an elevation along most of this stretch of shore shows evidence of recent of 5.6 m with respect to mean sea level, which is about 3 m undercutting by waves, accounting for its steep ocean face. elevation above the level of the highest measure 18 SHORE AND BEACH SE.A CLIFF EROSION AND THE INFERENCE OF EXTREME HAZARDS Development within Bandon is also occurring along the ocean-facing bluff between Coquille Point and Grave Point (Fig. 1). Houses and one major motel complex have been con5tructed atop the bluff on the llat marine terrace, but devel opment in the past was also permitcd on the cliff slope itself (Fig. 7). This cliff has been comparatively stable within historic limes, and appears geomorphically much as it does in photo graphs taken early this century. The bluff is covered by dense vegetation, mainly impenetrable bruslL The slope is steep and consisls of mudstoncs and allered sandstones, with scattered blocks of metamorphic rocks such as greens tones. As such, the slope has the potential for becoming unstable if the vegetation is removed. There is considerable groundwater seepage, and what little cliff retreat occurs, develops in areas of concentrated groundwater flow. Of significance is the fact that there has been virtually no wave-induced erosion of this bluff during the 140yearssince the settlement of BandoIL Yet the geomorphology of the area suggests that sea-cliff erosion has been significant in the not too-distant past. The bluff is steep, and gives the appearance of having been undercut by waves with only minor subsequent modification by mass-wasting processes. Offshore of the cliff Fig. 6 Gaps in the dune ridge produced by pedestrian traffic to the beach. the south end of the accreted lands, apparently caused by overwashofthe low area close to Coquille Point where the dune ridge is largely absent. _ Although there has been no major erosion impact of the accreted lands south of the jetties, it is apparent that the potential exists, given the right combination of storm waves, tides, and attack by rip currents. As will be discussed in the next section, another disquieting factor is the tectonic setting and potential for an earthquake. According to the analysis pre sented there, the accreted lands have tectonically risen by some 22 cm (9 inches) since jetty construction a century ago, a change that would act to decrease the susccptabili ty of the area to wave erosion and overwash. However, evidence suggests that peri odic earthquakes reverse the trend of uplift with the potential for an abrupt 1to2 m subsidence of the accreted lands. If this were not enough, the evidence also indicates that a major tsunami generated by the earthquake could sweep over this low-lying area. Fig. 7 The ocean beach and bluff eroded into the marine terrace between Coquille Point and Grave Point (Fig. 1 ). OCTOBER 1991 19 and fronting beach area great number of sea stacks, several like Bandon cluring historic rimes. • Table Rock having Oat tops that are remnants of the marine However, there appear:; to be temporal changes in the · terrace. Erosion by ocean waves and nearshore currents must tectonics that would be important to coastal erosion and could have formed this landscape, even !hough the processes are account for cliff retreat along Bandon sometime during the past. comparatively inactive today. Earthquake ac.;tivily is generally associated with subduction The tectonic setting of the Oregon coast, and of zones such as that in the Northwest, seismic events formed by Bandon specifically, offers an explanation for the past occur the plates scraping together as the oceanic plate slides beneath rence of cliff erosion. Significant is the presence of active sea the contiuentaJ plate. The Northwest coast is anomalous in that floor spreading beneath the ocean to the immediate west. New there have been no historic earthquakes which can be attributed ocean crust is formed at the Ju.an de Fuca and Gorda Ridges, and to plate subductioIL However, recent evidence suggests that the movement of these plates is generally eastward toward the there have been major prehistoric earthquakes resulting from continent. These ocean plates collide with the North American the long-terrn accumulation of strain. This evidence has come plate which includes the continental land mass. Tbat collision from investigations of estuarine mar.>h sediments buried by zone lies along the margin of the coasts of Washington, Oregon sand layers, deposits which suggest that during prehistoric and northern California. There is evidence that the oceanic times portions of the coasr have abruptly subsided, genera tin~ plates have been undergoing subduction beneath the contjnenlal extreme tsunami that sweep over the area to deposit the sand.2. North American plate, evidence which includes the still-active Based on the numbers of such layers found in Willapa Bay, volcanoes of the Cascades, the cxis tence·of marine sedimentary Washington, and Netarts Bay, Oregon, it has been estimated rocks accreted to the continent, and the occurrence of vertical that catastrophic earthquakes and land-level changes have land movements along the coast. occurred at least six limes in the past 4,000 years, at intervals Data from land-level swveys collected by the Na ranging from 300 to 1,000 years. The last recorded event took tional Geodetic Survey indicate that much of the coast has been place between 300 and 500 years ago. Therefore, strong rising during this century. East-west survey lines from the coast evidence exists that major subduction earthquakes do occur inland to the Willamette Valley demonstrate that the uplift has along the Northwest coast, but with long periods of inactivity been part of a rotation with the pivot line located somewhere between events. 1 16 within the Valley. ' Of s.fecial interest to the present study are Indirect evidence for the occurrence of subsidence the analyses by Vincent1 of geodetic clata along a north-south accompanying earthquakes is provided by the Bandon marine line extending the full length of the Oregon coast. Vincent terrace and sea cliffs. The Whisky Run terrace at Bandon has compared the surveys made in 1931 and 1988. The movement been dated at about 83,0JO years.15 If the tectonic rate of rise so determined is relative rather than absolute, so Vincent deduced above, 22 mm/yr, had prevailed throughout those normalized the elevation changes to the bench mark in Crescent thousands of years, the elevation of the marine terrace would City, just south of the border in California (Fig. 1). The coast have increased by about 180 m. There was a high stand of sea wide pattern shows that the smallest rates of uplift are occurring level about 80,0JO years ago, but roughly 10 to 20m lower than along the central coast between Newport and Tillamook, with the present level of the sea. 6 Accordingly, the marine terrace at progressively higher rates further south to as far as Bandon and Bandon should be at an elevation of 160 to 170 m, rather than along the very northern-most portion of the coast toward the 30 m it is actually found at. One explanation is that Aston a and the Columbia River. The results show that Bandon earthquakes and subsidence periodically reverse the long-term is rising tectonically at just about the same rate as Crescent City. uplift reflected in the 2.2 mm/yr rate, and that the 30-m The general uplift of the coast is al1io demonstrated by elevation of the terrace represents the net displacement which records from tide gauges.9 The relative sea-level change is the sum of the aseismic uplift and seismic drop in the level of measured by the tide gauge at Crescent City is -0.7 mm/yr, the the coasL Burial depths of marsh deposits on the coast indicate negative sign signifying that Crescent City (and hence Bandon) that some coastal areas may suddenly drop by 1 to 2 m during 7 is rising faster than the global level of the sea (i.e., there is a net an earthquakez , but it is likely that the subsidence is very fall in the sea relative to the land). The flobal rise in sea level uneven along the coast. If we assume for the Bandon area an 3 9 has been estimated by various workcrs ' • to bo-on the order of average subsidence of 1 m during each quake, then the differ 1 to 2 mm/yr, the large range being due lo the difficulty of ence between the observed level of the marine terrace (30 rn) separating that world-wide component from local tectonic and and that expected from the long-term (aseismic) uplift (160 to isostatic effects included in records from tide gauges. Assum 170 m) would be accounted for by 130 to 140 seismic events ing that the eustatic rise in sea level is on lhc order o[ l.5 mm/ during the last 83,000 years. This yields an average recurrence yr, the 0.7 rrun/yr rise at Crescent City and Bandon determined interval of about 600 years for the seismic events. If we had from the tide gauge can be converted approximately into a total assumed that the average subsidence is 0.5 m rather than 1 m, rate of 2.2 mm/yr, a rise in elevation that must be associated then twice as many events would be required, with the average with the tectonic setting. The existence of this tectonic uplift, interval being about 300 years. These cstimales are very amounting to 22 cm or 9 inches per century, likely is the main uncertain since we have only rough values for expected sub faclor accounting for the absence of significant cliff erosion at sid~nce distances during a quake, and for the Jong-term tectonic 20 SHORE AND BEACH uplifl of Bandon. There is also considerable local folding and wave erosion and overwash. in the advent of a subduction , fi;-.ulting I hat causes the leraces lo have different elevations and earthquake, th~ land subsidence would quickly result in erosion 10 thus different net uplift rates along the coas1 • However, our losses that could be expected to eliminate the entire accreted calculations balance to at least an order of magnitude in that the lands and reach the river. However, even before removal by estimated recurrence intervals of some 300 to 600 years agree erosion, tsunami generated by the quake would likely sweep 7 with dated marsh deposits which yield comparable intervals. 2. over this low-lying area of Bandon, and wash away houses and Even if th.is seeming agreement is fortuitous, the strong d iscrep other developments. ancy between the expected terrace levels due to the present 2.2 The implications of this scenario for coastal plaruting mm/yr uplift rate of Bandon and the observed low levels of are staggering, yet the decisions are not simple ones. As those terraces supports the hypothesis that there are reversals discussed above, it has been estimated that catastrophic earth withabruptsubsidenceaccompanyingsubductioneartbquakes. quakes and land-level changes have occurred at least six times Carbon-14 dales of the marsh deposits indiea te that the in the past 4,000 years, at intervals ranging fiom 300 to 1000 last major earthquake and subsidence event took place 300 to years. The last recorded event took place between 300 and 500 500 years before the present.z7 If the Bandon area abruptly years ago, so we are clearly in the window of potential for subsided at that time, then vigorous cliff erosion would cer another earthquake. Although the focus of this paper has been tainly have been initiated and likely continued for many years on Bandon, the potential impacts are comparable for the entire thereafter. However, following lhe earthquake, strain would coastline of the Northwest The evidence for the existence of begin to accumulate within the subduction zone and produce major subduction earthquakes in the Northwest has come to the tectonic rise that has been measured at 22 mm/yr within lightonlywithin the last five years, and theamountofinfonnation historic times. Again assuming the unifomtity of that rate, is rapidly increasing as additional research is undertaken. At Bandon should have risen some 66 to 110 cm in the 300 to 500 some stage, and preferably sooner than later, coastal manage years since the last earthquake. Accordingly, the impact ofcliff ment decisions are going to have to be made reflecting this erosion would progressively decrease with time, essentially potentially extreme ocean hazard, considerations that are state cutting off at some stage. This would offer an explanation for wide. In the mean time, areas such as Bandon have to reflect on the presence at Bandon of a sea cliff that gives the appearance the wisdom of developing low-lying areas and the edges of of significant erosion in the recent past, but where there has ocean cliffs. been negligable wave attack dwing this century. ACKNOWLEDGEMENTS SUMMARY AND DISCUSSION This work is a result of research supported by the The ocean shores of Bandon, Oregon, have not expe NOAA Office of Sea Grant, Department of Commerce, under rienced a major episode of erosion in more than a century. grant NA81AA-D000086, Project RJCP-24. We would also Coastal developments would seemingly be safe from ocean like to acknowledge the support given to Torstenson by the City hazards. However, evidence has recently been offered that of Bandon to defray his expenses while working on this project points to the occurrence of major earthquakes in the Northwest, as part of the Marine Resource Management Program at Oregon an event that causes the abrupt subsidence of portions of the State University. Particular thanks to Mr. Larry Ward, the coas·t and generates tsunami that sweep over low-lying areas. Plannning Director for the City ofBandotL Tilanks also to Cluis Such an occurrence would likely have a catastrophic impact on Goldfinger for his helpful suggestions in reviewing this paper. Bandon. We have noted the evidence for significant wave induced cliff erosion in the past, but the general absence within REFERENCFS historic times: We suggested that the erosion occurred some 300 to 500 years ago following the last major earthquake, but l. Adams, J., "Active deformation of tbe Pacific Nonhwesl coaCiaeotal that the subdsequent uplift, amoWlting to 66 to 110 cm during margin," Teclonics, v. 3, 1984, p. 449-472 that time, resulted in the progressive decline and eventual 2 Atwater, B.F., "Evideace for grc.ac Holoccae c.ar1hquakes aloog the outer coast of Washington stale," Science, v. 236, 1987, p. 942-944. cessation ofcliff attack by waves. It is likely that the occurrence 3. Barnen, T.P., "The cslimalion of "Global" sea level change: A problem of of another earthquake would rejuvinate the cliff erosion if the uniqueness," Journal o/Geoplrysical Research, v. 89, 1984, C5, p. 7980- quake is accompanied by land subsidence on the order of 1 7988. meter as expected. The low-lying lands th.at accreted due to 4. Benneu, Go:irge, "A his1ory of Baodoa aod lbc CoquilleRivcr ,"The Oregon construction of the jetties would of course see a much greater Jlisrorical Quarterly, v. 28, 1927, n. 4, p. 311-357. 5. Bcnnell, George, w A hislory of Baodoa and lhe Coquille River" (coa1iuued), and immediate impact than the cliffs. The average elevation of The Oregon Historical Quarterly, v. 29, 1928, p. 20-50. that accreted land is on the order of 3 to 4 m above mean sea 6. Chappcll, J., "Geology o( roar.al lcrraus, Huon Pe.ninsula, New Guinea: a level, and is protected on its ocean side by only a narrow dune study ofQualernary lectooicmovcmeats aod sea-level changes," Geo/. Soc. ridge with the land sloping downward inland toward the river. Amer. Dull., v. 85, 1974, p. 553-570. This area already has the potential for property losses due to 7. Darienzo, ME., and Pelersoo, C.D., "Episodic leclouicsubsidcnce of !ale Holocene sale marshes, northern Oregon central Cascadia macgiu," Tec tonics, v. 9, 1990, p. 1-22 OCTOBER 1991 21 8. Gornitz., V., Lebedc!t, L, and Hansen, J., "Global se<1 levcl trend in the past c:enlury," Science, v. 215, 1982, p. 1611-1614. 9. Hiclcs, S.D., bebaugh, H.A, and Hidcman, LE., Sea level variations for the United States, 1855-1980, U.S. Depl of Commerce, NOAA, Naliooal Ocean Service, Rockville, MD, 1983, 170 pp. 10. Kelsey, H.M., "Late Quaternary deformation of marine terraces oo the CascadiasubductionzonenearCapcBlaooo,Oregon," Tectonics, v. 9, 1990, p. 983-1014. 11. Kobayashi, N., Cox, D.T. aod Wurjanto, A, "Perroe<1bility effecls oo irregular wave runupand reflection," lour. o[CoaslalResearch, v. 7, 1991, n. 1, p.127-136. 12. Komar, P.D., "The erosion of Siletz.Spit, Oregon," InHandbooko[Coo.stal Processes and Erosion, CRC Press, Boca Raton, FL, 1983. 13. Komar, P.D., Lizarraga-Arciniega, J.R, and Terich, T.A, "Oregon coast shoreline changes due to jenies," lour. Waterways, Harbors and Coo.stal Engr., ASCE, v. 102, 1976, WWI, p. 13-30. 14. Komar, P.D., Quinn, W., Creech, C., Rea, C.C. and lizarraga-Arciniega, J.R, "Wave conditions and beach erosion on the Oregon coast," The Ore Bin, v. 38, 1976, p. 103-112. 15. Muhs, D.R, Kelsey, JLM., Miller, G.Jl, Kennedy, G.L, Whelan, J.F., and Mcinelly, G.W., "Age estimates and uplift rates for Late Pleistocene marine terraces: southern Oregon portion of the Cascadia Fore<1rc," Jour. of Geophysical Res., v. 95, 1990, n. BS, p. 6685-6698. 16. Reilinger, R, and Adams, J., "Geodetic evidence for active landward tilting of the Oregon and Washington Coastal Ranges," Geoplrysical Researcli Leners, v. 9, 1982, p. 401-403. 17. Vincent, P., Geodetic Deformation of the Oregon Cascadia Margin, M.S. dissertation, Univ. of Oregon, Eugene, 1989, 86 pp. 22 SHORE AND BEACH DRAFT 05131102 Preface This document accompanies a CD of geospatial data. It provides background material pertaining to natural hazards data contained on the CD. Some of the information presented in this document is best viewed in conjunction with this digital data. In addition to the natural hazards data, the CD contains a number of basemaps, cultural, and physical data sets encompassing the Bandon .area. These data sets exist primarily in the form of ArcView© shape files. A data dictionary that describes this digital data is contained on the CD. 1 DRAFT 05131102 BACKGROUND REPORT CHRONIC COASTAL NATURAL HAZARDS: 2002 Update INTRODUCTION The City of Bandon is subject to a variety of natural hazards. Catastrophic hazards are regional in scale and scope. Cascadia Subduction Zone earthquakes, and the ground shaking, subsidence, landsliding, li~uefaction, and tsunami that accompany them, fall into the catastrophic hazard category. Chronic hazards are those which are local in scale and scope. Chronic hazards include landsliding and sloughing; high groundwater and compressible soils; streambank erosion and deposition; riverine flooding; and wildfire. Wave overtopping and undercutting; inlet migration; and sand inundation are chronic hazards unique to the coast. A variety of human activities, such as the construction of jetties and seawalls or site excavation, may enhance chronic hazard potential. Being local in nature, the threats to human life and property that arise from chronic hazards are generally less severe than those associated with catastrophic hazards. However, their wide distribution and frequent occurrence makes chronic hazards a more immediate concern. It is chronic hazards, specifically wave overtopping/undercutting and landsliding/sloughing, and an assessment of the potential risks to life and property they present along the City of Bandon shoreline that is the focus of this document. SETTING As a result of the tectonic setting and geologic history, the rocks found in sea cliffs along the Oregon coast vary from stronger volcanic and older metamorphic rocks to v,,oeaker mudstones and siltstones that originally were deposited in the deep ocean basin. It is the differential rates of erosion and long-term retreat of these contrasting rock types has yielded the irregular outline of the coast, with its resistant headlands and embayments. These ernbayments are the principal sites of beach sand accumulation, each constituting what is termed a "littoral cell", basically a stretch of sandy beach that for the most part is isolated by the large rocky headlands that prevent the exchange of beach sand with adjacerit cells (Komar 2002). The shoreline associated with the City of Bandon occupies the central portion of the Bandon littoral cell, an approximately 35 mile long segment of shoreline bounded by Cape Arago on the north and Cape Blanco on the south (Figure 1). The City of Bandon shoreline itself is an approximately 2.5 mile segment extending from the Coquille River on the north to Haystack Rock on the south. The bulk of this shoreline is characterized by vegetated, 40-70 foot high bluffs consisting of a complex mix of bedded graywacke, sheared melange, and terrace sand lithologies. In two locations, just south of the Coquille River Jetty and north of Johnson Creek , these bluffs are fronted by vegetated dunes. I DRAFT 05131102 CHRONIC HAZARDS: Wave Overtopping and Undercutting Extreme wave and water levels associated with storm events is the primary factor affecting the stability of dune-backed shorelines (Figure 2). Tides, storm surges, barometric pressure effects, temperature effects, and baroclinic currents all affect mean water level. Superimposed upon these long-term elevations in mean water level are short-term variations associated with the passage of waves and expressed at the shoreline as runup. Extreme water surface elevations achieved during storms result from the simultaneous occurrence of individual maxima within this range of forcing events. In terms of flooding, or wave overtopping , it is the magnitude of the storm total water level that is of particular interest (Plate 1). In terms of erosion, or wave undercutting, storm duration and direction as well as magnitude need to be considered (Plate 2). The response of the foredune system to storm wave attack is its rapid retreat landward: Sand is transferred from onshore to offshore. Rip currents are often an important element of nearshote circulation during these storms. By focusing wave attack, they accentuate erosion locally. When W Besides high waves, mean water levels can be elevated during storms. These so-called storm surges along the Oregon coast are much lower than those experienced during East and Gulf coast hurricanes. However, along the Oregon coast they do typically raise tidal elevations by about one half to one foot. An extreme storm during March of 1999 produced a surge that was over 4 feet (Allan and Komar, 2002). In terms of storminess the Oregon coast exhibits a marked seasonality. In summer, regional atmospheric circulation is dominated by the North Pacific High. This brings fair weather, north-north wester1y winds, and low waves. In winter, regional atmospheric circulation is dominated by the Aleutian Low, a series of low pressure centers that pass over the North Pacific at intervals of several days to a YJeek or two. These winter storms bring heavy rains, strong south to southwester1y winds, and high waves. Because winds and waves tend to arrive from the southwest during the winter and from the north'West during the summer, Oregon coast littoral cells generally exhibit a seasonal reversal in the direction of longshore as well as cross-shore transport. Specifically, net transport tends to be offshore and to the north in winter: onshore and to the south during the summer. Recently, considerable attention has been given to interannual variations in storminess or so-called ENSO events (Komar, 1986; Peterson, et al, 1990; Komar, 1998b; Komar et al., 1999a; Komar et al., 2000, Allan and Komar 2002) Analyses have been completed of the ENSO processes that affect flooding and erosion along the coast, including a detailed documentation of the wave conditions and mean water levels (Allan and Komar, 2000a; Allan and Komar, 2002). At one end of the ENSO spectrum are El Nirios. In an El Nino the most important effect is elevated mean water levels along the Oregon coast produced by sea level 'waves' originating at the equator plus the more local effects of 2 DRAFT 05131/02 warmer offshore water and strong northward-flowing currents. When the 1997-98 El Nino reached its maximum development, the monthly-mean water level was raised by 70 cm. Comparable increases in mean water level were also obseived during the 1982-83 El Nino (Komar, 1986). Wave energy is relatively low during an El Nifio. This is because there is a southerly shift in storm systems. During both the 1982-83 and 1997-98 El Nino winters erosion tended to be centered in "hot-spot" areas north of headlands and along the north shores of tidal inlets (Komar, 1986; Komar, 1998b). At the other end of the ENSO spectrum are La Nifias. During the La Nina winter of 1998-99 the monthly mean water level was for the most part close to normal, and thus its effects not as important as during an El Nino. Wave energy, however, is relatively high during a La Nifia_ This is because the storm systems pass directly over the Oregon coast. Hence, the greater than 45 feet deep-water significant wave height obseived during the March 2-4, 1999 storm. During the La Nina winter of 1998-99 erosion was more coast-wide (Komar et al., 1999a; Komar et al., 2000; Allan and Komar, 2002). Most recently it has been recognized that interdecadal variations in storminess occur in the Pacific Northwest (JISAO/SMA, 1999; Allan and Komar 2000a; Allan and Komar, 2000b). Whereas ENSO events are characterized by a shift between El Nino and La Nina conditions over a period of 2 to 7 years, so called PDO events are characterized by a shift between warm-dry and cool-wet phases over a period of 20 to 30 years. These PDO events are not well understood at this time. However, it appears that the warm-dry phase favors the occurrence of El Nino conditions. Conversely, the cool-wet phase favors the occurrence of La Nilia conditions. What is particularly important is the suggestion that a phase change from warm-dry to cool-wet conditions may have occurred in the mid-1990's. Because the cool-wet phase favors the occurrence of La Nina conditions and La Nina conditions are associated with an increase in the frequency and intensity of storms in tlie Pacific Northwest, the Oregon coast may be expected to experience an increase in flooding and erosion. Further, a recently completed analysis of spatial and temporal variations in the wave climate of the North Pacific suggests that the heights of storm waves have progressively increased during the last three decades (Allan and Komar 2000a; Allan and Komar, 2000b). Along the Oregon coast the annual average increase in winter significant wave height is about 3cm.· Processes operating at even longer time scales may need to be accounted for_ In this regard, the geologic setting of the Oregon coast is that of a convergent margin, where the oceanic Juan de Fuca Plate plunges below the continental North American Plate at the Cascadia Subduction Zone. Tectonic activity along the convergent margin is cyclic. One part of the tectonic cycle is characterized by a major earthquake event which occurs as the strain that has accumulated within the subduction zone is suddenly and dramatically released. Summarizing the 'M:>rk of a number of investigators, DOGAMI (1995) suggest that the average return inteival for such an event is on the order of e1ery 400 ± 200 years. One effect of such a catastrophic earthquake event relevant to water level variations 'M:>Uld be rapid, coast-wide subsidence on the order of 2 to 6 feet (Madin, 1992). Although flooding associated with subsidence would occur immediately in some low-lying areas, the effects of subsidence are more likely to be manifest over 3 DRAFT 05131102 the long tenTI as increased flooding and coastal erosion during stonTis. Also, there is the likely occurrence of locally generated tsunami that would be expected to arrive within 5 to 40 minutes after the initial earthquake and to continue to arrive at intervals over a period of several hours. DOGAMI (1995) has conducted numerical simulations of tsunami waves generated in response to Cascadia Subduction Zone earthquake events. For the Bandon area they project locally generated tsunami elevations that range from 11 to 15 feet NGVD29 under the low end scenario and 15 to 22 feet NGVD29 under the high end scenario. Elevations of 12 to 17 feet NGVD29 are given as mid-range estimates. Note that the elevations of the high level scenario approximate those of the foredune crest in this area. During the other part of the tectonic cycle, an extended period of gradual aseismic uplift of the coastal margin occurs in response to the accumulation of strain within the subduction zone. Gradual variations in mean water level accompany this part of the tectonic cycle. Superimposed upon these tectonically induced variations in shoreline position are variations in global eustatic sea level due to the alternating growth and melting of glaciers. What is particularly relevant In this regard is the net change in mean water level, or relative sea level rise. Komar (1992) has plotted elevation changes and their relationship to sea lever rise as a basis for estimating rates of relative sea lever rise along the length of the Oregon coast. From Komar's work it can be inferred that the although mean global sea level shoreline is increasing at a rate that is currently on order of 4 to 8 inches per century, at Bandon relative sea level is actually decreasing at about this same rate. This is because tectonic uplift is occurring at a faster rate than eustatic seal level rise. If rates of sea level rise increase as envisioned under scenarios of global wanTiing in response to the greenhouse effect (S.COR, 1991; Komar, 1998a), then this trend is likely to be reversed. While not considered here. the concepts of sand supply and the sediment budget are noted in the context of long term trends. The individual littoral cells have different quantities of beach sand, usually apparent in the widths of their beaches. This depends on the local budget of sediments (Komar, 1998), in particular the presence and importance of sand sources such as rivers and sea-cliff erosion. Dune Hazard Assessment. A model developed by Ruggiero et al. (1996, 2001) is used here to project the potential for wave overtopping. This model has been used in several studies to project total water level at the shore during a given event scenario (Komar et al., 2001, 2002). ft involves the summation of the processes discussed above that determine the potential for wave overtopping - i.e.. the predicted tide, processes such as storm surge and El Nine's events that increase the mean water level above the tidal elevation, and wave runup . The results of this analysis for the two dune-backed shoreline areas within the City of Bandon - the area south of the Coquille River Jetty (aka. Bandon Jetty) and the area north of Johnson Creek (aka. Johnson Creek) - are summarized in Table 1a and 1b respectively. From top to bottom rows the three event 4 . . DRAFT 05131102 scenarios that constitute the sensitivity analysis represent a calibration scenario, a high relative risk scenario and moderate relative risk scenario respectively. The calibration scenario corresponds roughly to a 5 year return interval. The projected elevations, 23.2 feet NAVD88 and 19.2 feet NAVD88 for the Bandon Jetty and Johnson Creek respectively, show close agreement with recently observed storm water levels. The high relative risk scenario, with projected elevations of 31.1 feet NAVD88 and 25.1 feet NAVD88 for the Bandon Jetty and Johnson Creek respectively, corresponds to about a 25 to 50 year return interval. The moderate relative risk scenario, with projected elevations of 37.3 feet NAVD88 and 29.7 feet NAVD88 for the Bandon Jetty and Johnson Creek respectively, corresJ:X>nds to about a 100 year return interval. The results of this analysis are also illustrated in Plates 3a and 3b. Note that in these plates the blue area depicts water elevations associated calibration scenario. The red and and yellow areas depict the one standard deviation below and above the mean of the high scenario respectively. Probably the most important J:X>int to note in these plates is the high potential for wave overtopping and flooding of the triangular-shaped, low-lying area south of the south jetty of the Coquille River. Concerns about storm and/or tsunami-induced flooding in this area have been noted before (Komar et al., 1991; Shoreland Solutions, 1998). It is also important to note how the projected elevations from this study compare with the projected 100 year 'V-zone' elevations in the Flood Insurance Rate Maps (FIRMs) for the low-lying area south of the south jetty of the Coquille Riiver jetty, as it is these maps that are commonly used by cities and counties as indicators of the potential for ocean and river flooding. FEMA's (1998a;1998b) projections of the 100- year V-zone elevation for reaches within the area between the Coquille River jetties and Coquille Point range from as low as 14.0 feet to as high as 29.0 feet NGVD29. This range in values is indicative of the sensitivity of the results of such analyses to the assumptions, approximations, and judgments they encompass. To this J:X>int, FEMA (1998a) states that nln Bandon, the differences in beach slope and angle of wave attack, combined with the effects of offshore rooks, prcxiuce the extreme variation in flood elevations between reaches". What this suggests is that the forecasted 100 year V-zone elevations given in the FIRMs should not be regarded as precise values attached to specific locations. Rather, they are best viewed as an indicator of the range of elevations that can be reasonably expected to occur along the shoreline area in general. Jn other words, they describe the spread about the mean, with 14 feet NGVD29 and 29 feet NGVD29 representing lower and higher ends of the distribution respectively. It is interesting to note that an earlier projection by FEMA (1984) of the 100-year V-zone elevation for the entire area between the Coquille River jetties and Coquille Point is 24.0 feet NGVD29. This value lies just above the mid-range of FEMA's more recent projections. Correcting for differences in vertical datums (NAVD88 minus-4 feet equals NGVD29), the projected total water levels calculated as part of this work approximate the range of FEMA's (1998a;1998b) projections of the 100-year V-zone elevation for reaches within the area between the Coquille River 5 DRAFT 05131102 jetties and Coquille Point. However, the value calculated here as approximating most closely a 100-year V-zone elevation is 4 feet higher than the projected FEMA maxima of 29 feet NGVD29t A form of the model described by Komar et al. (1999) and Ruggiero et al. (2001) is used here to project the potential landward extent of wave undercutting (DHZ). This model has been used in several recent studies to project foredune retreat along the Oregon coast (DOGAMI 2001 a, 2001b, Komar et al., 2001, 2002; Shoreland Solutions 2001 ). This 'geometric model' translates the existing beach/dune form landward in response to elevated storm water levels according to the following relationship: Dmax= (lWL - Hi> tanB (Formula 1) where Dmax, is the maximum extent of foredune retreat; TWL is the total water level; Hj is the elevation of the beach/dune junction; and tanB the upper beach slope. The results of this analysis for the t.vo dune-backed shoreline areas within the City of Bandon - the area south of the Coquille River Jetty (aka. Bandon Jetty) and the area north of Johnson Creek Jetty area (aka. Johnson Creek) - are summarized in Table 2a and 2b respectively. From top to bottqm rows the two event scenarios that constitute the sensitivity analysis represent a high relative risk scenario and moderate relative risk scenario respectively. The high relative risk scenario, with a projected foredune retreat distance of 119.5 feet and 173.1 feet for the Bandon Jetty and Johnson Creek respectively, corresponds to about a 25 to 50 year erosion event. The moderate relative risk scenario, with a projected foredune retreat distance of 167.8 feet and 255.9 feet for the Bandon Jetty and Johnson Creek respectively. corresponds to about a 100 year erosion event. The result~ of this analysis are also illustrated in Plates 4a and 4b. Note that in these plates the red line depicts the landward limit of the area of high relative risk. The yellow line, futher inland, depicts the landward limit of the area of moderate relative risk. An important observation upon review of these plates is that they suggest there is a high potential for complete removal of the foredunes, particulary the small one fronting the triangular-shaped, low-lying area south of the south jetty of the Coquille River. Concerns about storm-induced erosion in this area have been noted before (Shoreland Solutions, 1998). This said, it is important to note that the simple geometric model is not time dependent: The model assumes that the extreme storm event is of unlimited duration. Numerical simulations using the U.S. Army Corps of Engineers SBEACH model suggest that much if not most of the profile change induced by storms occurs rapidly. However, time periods as long as one month may be needed to develop the fully eroded profile predicted by the geometric model (W. McDougal, personal communication). This suggests that estimates of the extent of foredune retreat obtained from the simple geometric model are best viewed as possible maxima. Still, only a limited amount of retreat would need to occur for the 6 DRAFT 0&'31102 foredune fronting the triangular-shaped, low-lying area south of the south jetty of the Coquille River to be eroded away and thereby expose the entire area to direct wave attack. CHRONIC HAZARDS: Landsliding and Sloughing Mass wasting is the primary factor affecting the stability of bluff-backed shorelines. Mass wasting is the slow or rapid down-slope movement of rock, soil, or fill under the influence of gravity. Mass wasting includes landsliding or slumping, sloughing, debris or mudflows, rock fall, and soil creep (Plate 5). A number of factors affect slope stability (Sunamura, 1992; Shih and Komar, 1994; Benumof and Griggs, 1999; Komar, 2002: Figure 3). Material composition is a primary control on slope stability. Hard headland-forming basalts for example, while not immune to mass wasting, do not readily give WCf>f. In contrast, soft bluff-forming sandstones and mudstone are highly susceptible to slope movement. The geometry and structure of bluff materials also affects slope stability. They define lines of "Weakness and control surface as well as subsurface drainage for example. Extrinsic also affect driving forces and/or resisting forces. Prolonged winter rains and the seepage of groundwater saturate porous bluff materials, both loading the slope and lowering cohesive strength, to decrease slope stability. Vegetation cover may act to increase slope stability by protecting the bluff from direct attack of winter rains, absorbing groundwater, and binding soil materials. By removing sediment from the base of bluffs and by cutting , into the bluffs themselves, processes of wave attack may also affect slope stability. The extent to which the beach fronting the bluff acts as a buffer Js important in this regard. Bluff Hazard Assessment. Relationships between material type, geologic structure, and type of slope movement are well recognized in the literature: falls and topples in fractured bedrock; slides and slumps in granular soils; and spreads and flows in cohesive soils (TRB, 1978; Sunamura, 1992). Relationships between the effective angle of internal friction, tancp, (which affects the type of slope movement), and material type and moisture content (which affects strength) are also reported in the literature (TRB, 1978; Sunamura, 1992, ... ). For example, the effective angle of internal friction tancp associated with hard, dry bedrock may be as high as 60 degrees. For wet cohesive soils tancp may be as low as 6 degrees. Granular soils fall somewhere in between, with tancp typically ranging from 27 to 45 degrees depending upon moisture content and other factors. These concepts can be expressed in the form of geometric model to project the potential landward extent of bluff retreat. This model translates the existing bluff form landward in response to slope failure according to the following relationship: Bmax= (Hb - Hi> tan$ (Formula2) 7 DRAFT 05131102 where Bmax, is the maximum extent of bluff retreat; Hb is the height of the bluff; Hj is the elevation of the beach/bluff junction; and tan~ is the effective angle of internal friction. The key parameter in this relationship is the effective angle of internal friction, tan~ . Three Bandon bluff lithofacies were identified as a means to establish values for tan~ that could be used to support bluff hazard assessment (Table 3): Melange with Terrace Sands, Terrace Sands, and Bedded Graywacke. Each lithofacies constitutes a quasi-discrete set of bluff characteristics (i.e. intrinsic and extrinsic factors). Each set of characteristics is associated with a typical failure mode and correspondingly a value for the effective angle of internal friction. Lithofacies identification was based on field reconnaissance mapping that included standard lithologic descriptions of cross sections (e.g. texture, composition, structure, etc.) at 26 bluff outcrop stations. Owing to variations in material properties, a Schmidt hammer was used on a limited basis to test material strength. Lithologic descriptions in published and unpublished reports were also revie.Yed. The bulk of the bluffs along the City of Bandon shoreline are identified as Melange with Terrace Sands. This lithofacies is characterized by a complex mix of lithologies and as a result is subject to a range of potential failure modes. The primary distinction is between the predominant unit, A, which is a mix of granular and cohesive soils, and the rock of unit B (Plates 5 and 6). Unit A consists of lower subunit of dark gray, soft to very soft, massive, cohesive soil (Figure 4). This lower subunit is wet to very wet, with seeps occurring regularly along its scarped toe, and is heavily vegetated. Clasts ranging in size from cobbles to boulders and in composition from weakly consolidated sandstone to very hard blueschist and serpentine are scattered throughout the mud matrix. The thickness of this unit is typically on the order of 20 to 40 feet. However it is highly variable. The heavy gorse cover along the gently-sloping bluff face makes it difficult to determine its exact thickness. Hydrophyllic vegetation occurs sporadically along the exposed, steeply-sloping bluff toe. This lower subunit is identified as Jurassic Otter Point Formation. More detailed descriptions of the Otter Point Formation and its engineering properties can be found in (DOGAMI, 1975) as well as geologic reports on file with the City of Bandon. Based on material properties described here and in previous reports this subunit is identified as being susceptible fo deep earth spread/flow. Typical effective angles of internal friction (tan~) associated with this failure mode range from 12 to 18 degrees. OWing to extrinsic factors (i.e. moisture content and scarped toe) the fO'NBr value is used here for hazard assessment. The upper subunit of Unit A is a tan to red-brown, medium dense to dense, bedded, granular soil (Figure 4). This upper subunit is dry to moist and is lightly vegetated. Near-horizontal beds range in thickness from thin-bedded to massive, and vary in composition from claystone to pebble conglomerate. The total thickness of this subunit is highly variable, ranging from a few feet to more than 40 feet. Typically it is about 30 feet thick. A 2 to 4 foot thick, dark brown, organic-rich soil layer caps this upper subunit. 8 DRAFT OfJ/31102 This upper subunit is identified as Quaternary Marine Terrace. More detailed descriptions of the Quaternary Marine Terrace and its engineering properties can be found in (DOGAMJ, 1975) as well as geologic reports on file with the City of Bandon. Recently Peterson et al... have conducted extensive investigation s of these terrace deposits in the Bandon area... A particularly important distinction in terms of material properties noted in their work and by pervious workers is that between a lower more dense Pliestocene terrace sands and an upper more loose Holocene terrace sand... Based on material properties described here and in previous reports, as well as failures observed in the field, this subunit is identified as being suscepttible to shallow earth slump/slide. Typical effective angles of internal friction (tan$) associated with this failure mode range· from 30 to 35 degrees. The lower value is used here for hazard assessment. Unit B of the Melange with Terrace Sands lithofacies encompasses the rocky promentories of Coquille Point, Grave Point, and other rock outcrops scattered along the Bandon shoreline. Although treated as distinct from Unit A, like the offshore rocks that characteri~e the shoreline in thi_~.~rea, these rocks are probably just extremely large isolated blocks. While they currently reside in part within a matrix of Unit A, in time they too will be fully exposed. Unit B is a dry to moist, lightly vegetated, gray green, thin-bedded to massive, highly sheared and fractured, calcite-veined graywacke. Mirroring variations in sand content, strength varies from outcrop to outcrop. The thickness of this unit is typically 40 to 70 feet. Unit B is identified as Jurassic Otter Point Formation. More detailed descriptions of the Otter Point Formation and its engineering properties can be found in (DOGAMI, 1975) as well as geologic reports on file with the City of Bandon. Based on material properties described here and in previous reports, as well as failures observed in the field1 this subunit is identified as being susceptible to rock fall/topple. Typical effective angles of internal friction (tan~) associated with this failure mode range from 35 to 60 degrees. The lower value is used here for hazard assessment. From about 1000 feet south of Grave Point to about 1000 feet north of Haystack Rock, the bluffs along the Bandon shoreline are identified as Terrace Sands. As with the terrace sands on the bluffs to the north, this lithofacies consists of a tan to red-brown, medium dense to dense, bedded, granular soil. It is dry to moist, heavily vegetated, and is fronted by a well-developed vegetated foredune. This feature was discussed earlier in the context of potential for wave overtopping and undercutting in the vicinity of Johnson Creek. More detailed descriptions of this Quaternary Marine Terrace and its engineering properties can be found in DOGAMI (1975), geologic reports on file with the City of Bandon, and the recently competed work of Peterson et al... Based on material properties described here and in previous reports, as well as failures observed in the field, this subunit is identified as being susceptible to shallow earth slump/slide. Typical effective angles of internal friction (tan$) associated with this failure mode range from 30 to 35. degrees. The lower value is used here for hazard assessment. The third Bandon bluff lithofacies, Bedded Graywacke, is not described in detail here as it occurs beyond 9 DRAFT 05'31/02 the jurisdictional boundaries of the City of Bandon. The previous discussion provides the basis for identification of event magnitude. However, event frequency is more problematic. To support sensitivity analysis decisions are required regarding the potential number of particular types of events over a given time period. Observation used here to support differences between return intervals of different types of failure modes as well as differences in return intervals between any given type of failure mode were based on observations made In the field as well published literature. For example, earth slumps and slides in terrace sands were observed at several locations during field reconnaissance mapping, their occurrence is described in several reports on file with the City of Bandon and, as a result, they are treated as having a relatively high return interval (on the order of 25 to 50 years per event). Where the terrace sands have a high moisture content, over1y saturated cohesive soils, are poor1y vegetated, or experience regularly toe attack failure events are likely to occur more frequently than locations where the terrace is dry, well vegetated, and fronted by vegetated. Admittedly, these decisions are subjective. Detailed analysis is required to more precisely establish such relationships. Still, the methodology employed here does provide a rational basis for sensitivity analysis. The results of the application of this approach and Formula (2) to Bandon bluff hazard assesment are summarized in Table 4. For each lithofacies the top value represent a high relative risk scenario and bottom value a moderate relative risk scenario (with the values corresponding to the distance landward in feet from the bluff toe). For the Melange with Terrace Sands lithofacies Unit A the high relative risk scenario, with a prcijected bluff retreat distance of 140 feet, corresponds to the occurrence of two shallow slumps events and is intended to roughly approximate a 25 to 50 year time span. The moderate relative risk scenario, with a projected bluff retreat distance of 300+ feet corresponds to the occurrence one deep spread event and one shallow slump event and is intended to roughly approximate a 100+ year time span. For the Melange with Terrace Sandslithofacies Unit B the high relative risk scenario, with a projected bluff retreat distance of 105 feet, corresponds to the occurrence of one rock fall event. Here, the moderate relative risk scenario is treated the same as Unit A, owing to observations made earlier about the Unit Brock bodies inferred to be residing in a matrix of Unit A For the Terrace Sands lithofacies the high relative risk scenario, with a projected bluff retreat distance of 90 feet, corresponds to the occurrence of one shallow slumps event. The moderate relative risk scenario, with a projected bluff retreat distance of 220 feet corresponds to the occurrence three shaflow slump events. Again this is intended to roughly approximate 25 to 50 year and 100+ year time spans respectively. The results of this analysis are also illustrated in Plates Ba and Bb. In these plates the red line depicts the landward limit of the area of high relative risk. The yellow line, further inland, depicts the landward limit of the area of moderate relative risk. Note that in addition to showing areas of high and moderate relative risk, the plates also show the spatial distribution of the Bandon bluff lithofacies. An analysis of aerial photographs was also conducted as part of this investigation. Standard shoreline IO DRAFT OEV31102 change rate analysis is limited by photo availability resolution. Therefore the approach used here incolved measuring from the seaward edge of an existing structure to the seaward edge of the top of the bluff or so-called 'house-to-bluff distances at 35 locations. One set of such measurements was obtained from the unrectified 1967 1:1200 ODOT 'Beach Zone' aerial photographs. To establish potential error in these measurements known point to point distances were compared to those measured from the aerial photographs. The average margin of error associated with the measurement technique was 2.6%. The second set of measurements was obtained directly in the field using a laser range finder. This work was completed during the summer of 2001. The bulk of these measurements occurred within the Melange with Terrace Sands lithofacies described above. The average for the entire length of bluffed shoreline was measured as -0.2 feet per year +/- 0.4 feet per year - essentially a nil recession rate. The results of this analysis are in agreement those of Komar et aL (1991), who noted that the bluff has been comparatively stable within historic times. They attributed this stability to the fact that rates of tectonic uplift exceed rates of eustatic sea level rise in the Bandon area. They also reported that there. had been virtually not wave-induced erosion of the bluff over the last century. This observation is not consistent with that reported. Evidence for active wave attack, in the form of scarped bluff toes, was noted above. Arguably more important than average annual recession rate is the maximum observed landward extent of bluff failure. In this regard, the maximum amount of bluff-top retreat observed at any one 'house-to bluff location was approximately 40 feet.* Active sloughs in the terrace sands of comparable scale were observed at other sites along the bluff top that were not included in the 'house-to-bluff analysis. Similar features are described in reports on file with the City of Bandon. What this suggests it that although the overall landward retreat of the bluff top is relatively slow, the potential for bluff failure at any given location ·is highly variable. At any given point and time the potential exists for an event of this magnitude to occur. The high degree of local variability in bluff characteristics and in turn slope stability, particularly for the Melange with Terrace Sands lithofacies, highlights the need to assess suitability for development on a case-by-case basis. In this regard, DOGAMI (1975) and Komar et al. (1991) among others have noted how removal of vegetation cover and other types of alteration due to site development have the potential to adversely affect the stability of the Bandon bluffs. The role that human activities can play in increasing the potential for slope failure is considered briefly below. *Note that the scale of these shallow slumps compares favorable with the effective angle of internal friction used to in Forum/a 2 to calculate potential bluff retreat distance in the terrace sands. CHRONIC HAZARDS: Human Activities Human activities affect the stability of all types of shoreline. Af longer time and larger space scares jetty construction and maintenance dredging are factors that affect shoreline stability. Cumulative effects of 11 DRAFT 05131102 shoreline hardening and the planting of European Beachgrass can also be considered in this context. The latter activity has markedly affected shoreline stability along dune-backed shorelines of the Oregon coast. Examples of human activities that affect shoreline stability over shorter time and smaller space scales include those associated with residential and commercial development, such as grading and excavation, surface and subsurface drainage alterations, vegetation removal, and vegetative as well as structural shoreline stabilization. With the exception of the latter two, these activities tend to be a particular concern along bluff-backed shorelines. Excavations, cuts, fill and drainage modifications may decrease the stability of an area and initiate sliding. Water introduced into the subsurface by drain fields, and improper handling of runoff may also initiate slides. Excavations may steepen the slopes at the top of an old earth flow or slump making it unstable. Cutting the toe of an old slide can make it unstable and reactivate movement. Typically associated with heavy recreational use, pedestrian and vehicular traffic are examples of other types of human activities that affect shoreline stability over shorter time and smaller space scare. Because these activities may result in the loss of fragile vegetation cover, they are a particular concern along dune-backed shorelines. Along bluff-backed shorelines graffiti caiving can be added to the list of human activities that affect shoreline stability and are associated with heavy recreational use. CONCLUSIONS and RECOMMENDATIONS The City of Bandon is subject to a range of chronic and catastrophic hazards. Here the focus is on the assessing the potential for wave overtopping/undercutting and landsliding/slumping along the Bandon shoreline. With respect to wave overtopping/undercutting the results of this analysis suggest that there is a high potential for wave overtopping and flooding of the triangular-shaped, low-lying area south of the south jetty of the Coquille River. They also suggest that stonn-induced erosion is a concern in this area. As a result, It is recommended that new development be avoided in areas potentially subject to undercutting and attention be given to ensuring proper siting and design of development in areas subject to overtopping. With respect to landsliding/slumping the results of this analysis suggest that the Bandon bluffs exhibit a range and distribution of lithologies. The potential for slope failure is correspondingly highly variable. The most likely events that can be expected are relatively small slumps in terrace sands. However, the possibility of larger-scale slope movement should not be ruled out. Human activities associated with site development have the potential to adversely affect bluff stability of the Bandon bluffs. As a result, it is recommended that siting, design, and construction standards be applied in the areas identified as having potential for slope movement. In this regard, alterations to the bluff toe and face is an area where particular attention is warranted 12 DRAFT 05'31102 LIMITATIONS The observations, interpretations, and recommendations contained in this document are based on a consideration of past conditions and conditions as they are known to exist at the time of this writing. They must be considered subject to revision upon subsequent receipt of additional and/or more detailed information. They may also need to be modified should events occur which alter existing conditions. The author offers the opinions contained herein based on his training and experience, without warranty (either expressed or implied) and is excluded from responsibility for any adverse effects that result from actions taken by other parties that are based on (or in part) the observations, interpretations, and recommendations contained in this document. SOURCES OF INFORMATION •Allan, J.C. and Komar, P.O., 2000a. Spatial and Temporal Variations in the Wave Climate of the North Pacific. Report to the Oregon Department of Land Conservation and Development. 46p. •Allan, J.C. and Komar, P.O. 2000b. Long-term and climate related increases in Wave Heights in the North Pacific. EOS 81 (47):566-567. •Allan, J.C. and Komar, P.O., 2002. Extreme Stoims on the Pacific Northwest Coast during the 1997-98 El Nino and 1998-1999 La Nina. Journal of Coastal Research. V18(1):175-193. • Benumof, B.T., and G. Griggs (1999) The dependence of seacliff erosion rates on cliff material properties and physical processes: San Diego County; California: Shore & Beach, v. 67, n. 4, p. 29-41 . • DOGAMI, 1975. Oregon Department of Geology and Mineral Industries. Environmental Geology of Western Coos and Douglas Ciunties, Oregon. Bulletin 87. John D Beaulieu and Paul W . Hughes. • DOGAMI, 1995. Oregon Department of Geology and Mineral Industries. Tsunami Hazard Map of the Bandon Quadrangle, Coos County, Oregon and Explanation of Mapping Methods and Use of the Tsunami Hazard Maps of the Oregon Coast. Open File Reports 0-95-51and0-95-67. George Priest. • DOGAMI 2001 a. Evaluation of Coastal Erosion Hazard Zones Along Dune and Bluff Backed Shorelines in Tillamook County, Oregon: Cascade Head to Cape Falcon. Allan J.C. and G. Priest. Oregon Department of Geology and Mineral Industries, State of Oregon, Open File Report 0--01-03. • DOGAMI 2001b. Coastal Erosion Hazard Zones along the Clatsop Plains, Oregon, Allan J.C. Oregon Department of Geology and Mineral Industries, State of Oregon, Open File Report 0--01--0. • FEMA, 1984. Federal Emergency Management Agency. Flood Insurance Rate Map. City of Bandon, Oregon, Coos County. Community Panel #410043 0001B. August 15, 1984. U.S. Department of Housing and Urban Development. • FEMA, 1989. Federal Emergency Management Agency. Basis of Assessment Procedures for Dune Erosion in Coastal Flood Insurance Studies. Dewbeny and Davis. 68p. January, 1989. • FEMA, 1994. Federal Emergency Management Agency. Memorandum: Dune Grading and Compliance with National Flood Insurance Program Requirements, from Chartes L Steele, Director Mitigation Division, FEMA Region X, Bothell, WA. April 14, 1994. 13 'E'J E.dl Y°llM lt'.-e ~ Sl#Joc:e (¥~he~ ~eds '!ili{'ricbw ti~ UDMD«di~r C.C.5.P. IJ!flin t.C.S.P. U>tioJ (!] (2) EJISJ~ IECD~ t~J~~~~~ ,~[;] :(!] El3!J ~~ lol ~.It:. I:: Jl<&le.1~1~11 h"'.:l ·cJT.I •J ($ilklf9 I J: lcudc~~·:~ ,: · 8H•::tt~ 21.5. 27 , 7r •' ::x> 30. 200 Mo 011.t ~ Cmllt4t.. ~'P· .rm ·:.J no .. .., • _!-· 111;,. .t•p.. .J:' .1'GO.d1j1. .... 1e.c4v~ffi•d~ -~-Ds.4 ' . IEIH4•11! . ;!O'Zl 22·· 2'11 ~ - ~ =o··~~ . : ...... ,,, .. ·' .. • : ": ~. & ~ • • .. • De !di ¥'11!11¥ · JI:~ ~ ~·e l'.Uc:h'c~ :aoots ~ru tl•b UD.MOalatt.det. (.C.$.P. Ufhi t.t.SJ:".wtiei ~ ~ ~~~ · ~IIJ~ ~~~!ID~~ @n(Q] (!] ~~ [!)~ .J ·J>.twzlwt~ularfJ 11 t:llJ : . J - ~•t• ". Dit-4 · . 'll0'O.14-20.. =20-22· l~ls'./~ ' .{j .;._.... , . /V _j C»O SSHotllllllJ• ~iit /\/ 'fj'_ .. _tlDllahp ?~s~ Mdr/~ aZ ei~ '4 g'~ rt~, el~, ();;: New Millennium Consulting, M.J. Scafici for the City of Bandon, April 2009 INTRODUCTION There are several city of Bandon lots on the Breakwater Addition that abut a foredune. A foredune is an ephemeral landform made of windblown beach sand that, by definition, is the closest dune to the sea. Some coastal zones have several dunes, while others have only one. Behind the foredune is often a deflation plain where, starved of the sand that gets trapped to build the dune, a hollowed out area is created. Wave overtopping and undercutting during large storm events are the main hazards affecting the stability of dune-backed shorelines (Shoreland Solutions, 2002). Although Bandon's shore has not experienced a major episode of erosion in over a century, the ever-increasing coastal developments behind the narrow foredune ridge with land sloping downward toward the, river are not immune to coastal hazards (Komar, et. aL, 1991}. Today, with increasing awareness of rising sea level, eroding shorelines, major subduction zone earthquakes, and tsui:iami, municipalities are rethinking their zoning plans and restricting development in sensitive coastal areas. OBJECTIVES The objective of this investigation is to determine the morphology, size and landward extent of the foredune in Bandon's Breakwater Addition where properties received letters of map amendment that removed them from the FEMA river floodplain. These include six properties between 4th and 5th Streets west of Madison Ave. that are located outside the Jetty Sewer Boundary and are listed in the Bandon Comprehensive Plan as not eligible for beachfront protection due to their close proximity to the foredune. In addition, this investigation evaluated the foredune's vulnerability to storm surges based on field evidence. Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 METHODS LASER LEVEL SURVEYS: To determine the morphology of the foredune at the subject properties and define its landward boundary, five transects were surveyed using a laser level. These transects were run perpendicular to the dune face along the north and south property boundaries. A stake was placed on the apex of the dune and served as Station 0 ft. A survey tape was stretched from this point and ach survey 'station' was recorded as the distance (in feet) from this point with negative values going seaward and positive values going landward. Survey points were determined by changes in vegetation and its thickness, slope breaks, debris lines and lot corner points. The most recent high tides, defined by lines of small debris (wrack) were surveyed as were debris deposited higher up the beach face during winter storms. Approximate ages of debris deposition were made based on personal observations during the past several years, the general freshness of debris, its degree of burial and general decay characteristics. A longitudinal profile was also surveyed along the apex of the dune from north to south. The elevation benchmark used was the sewer grate on 5th St. as recorded by the Dyer Partnership, August 2000 (NAVD, 1983). Fieldwork was conducted between April 10 and April 22. The predicted high tide immediately prior to the April 10th cross section surveys was +7.6 ft above MLLW. Since wave heights were low and winds light that day, it could be assumed that the light drift lines were deposited at roughly this elevation. Field evidence the day of the survey showed a drift line at +12 ft. Thus, the difference in the vertical datum used for this report and MLLW is approximately 4.6 ft. (12.0 ft-7.6 ft). DEPOSITIONAL HISTORY: To identify the depositional history of the area and to evaluate future vulnerability of the subject properties to storm surges, three pits were dug and the stratigraphic profile was logged. A series of maps of the Coquille River mouth and vicinity made by the Army Corps of Engineers beginning in the 1860's gives a fairly good historical perspective of the development of the project area and were used for reference. f oredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 PROJECT SITE The project site is located in the Breakwater Addition to the city of Bandon, what is often referred to as the South Jetty Beach area (FIGURE 1). When the Euro-American settlers first arrived in t'1~ area, the project site was an >; ocean beach. After the great flood in the winter of 1861-62, the Coquille River mouth shifted southward, washing away the beach that was south of the river mouth. As the South Jetty was constructed in the late 1SOO's, woody debris and sand began to accrete behind the jetty and the area emerged above sea level, reforming a sandy beach once again. It became a destination for Bandon residents and visitors as a boardwalk was constructed allowing access. The area was platted in the early 1900's, and over the next several decades, a road was constructed to allow for vehicular access. By the mid-20th century, the area was becoming a residential neighborhood, and in the last few decades, houses were constructed along the beach front. Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 FIGURE 2: Planview Map showing the locations of the Dune Cross Section and Longitudinal Surveys in relation to the subject properties. i· ·'• TS .'" I "'II T4 ""' 0 13.15 •sewer cap .--·-·------::s=-----~~------ , T# o o ...... GI o> Dune Cross Section Scale, in feet ! -- ._ - >- Dune Ridge Long Profile 0 40 80 120 . 0 IR 18.25 =Iron rod with elevation (ft NAVO 88). RESULTS Two transects spanned the Rudell lots- T1 was on the south edge the f31h St. Right-of Way (FIGURE 3a & 3b) and T2 ran along the north edge, the alley between 5th and 6th Streets (FIGURE 4a & 4b). Beach face slope, dune morphology, dune height were virtually identicaJ, with a beach face slope of 5.3% and dune face slopes of 21% and 16% respectively. FIGURE 3a: T1, South end of Rudell Property T1: South Edge of Rude II Lot 241-- ·------··--·-----···------· ···------·-·· --·------+ Hea~d g: scarp ;i~ ;;=::ed 11 ~~- / . ~- Winter 14± / ~ storm 12 !.-. ~~ ~:~ _ surge 10 ~ I I I i tid~ -t---;-..~-+--+--~-+---+--.---;--+--+--+-+--+-.,---;---;--;-;--+--;--;---:-.·--j 80 70 60 50 -40 -30 -20 -10 0 10 20 30 40 50 60 70 80 90 100 110 120 I - - - - Distance from top of dune FIGURE 3b: T1, Detail of Dune at the south end of the Rudell lot. The back edge of the dune was 37 ft from the top of the dune. No lot corners were evident here. T1: Foredune detail 23 -- I Back end 22 1 r .=.o: ::, t illt 1 •' ,e: •"" of dune I~~ , .. , ,=, J.... . <_ - --- . .- j : 15 V il ~- . =-;:a_ j~~ _,,,:;:? :l 14".i- :rr~ · . 1a !...... Coarse sand w/ woody debris ...... ~ . . . ; 12 ! i • I t j I ! ! ! I , I ; i ; I i 1 • ; : , I ; I I : i ; I I ' I . I : i ! I I : I : I , I I , 1 I 1 • • • I I I 1 I 1 I · < I i I I · · , -30 -25 -20 -15 -10 -5 0 5 10 15 20 25 30 35 40 Distance from top of dune Also I the dune reached an elevation of +22 ft. in both transects. A healed scarp was evident on the front of the dune at elevations between +18 and +20 ft. This scarp was probably created during the storm on the morning of January 16, 2000 Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 when wave heights as recorded at Buoy 46050 were above 30 ft, peaking at 39 ft, and wind speeds recorded at Cape Arago were 30-50 knots for a four-hour period and a spring high tide. This storm surge would have had to reach an elevation at least +18 ft (Red dashed line). The scarp on the south end was higher and steeper than that at the north end of the Rudell property, which suggests that the surge was more erosive there. A subsurface profile was sampled at T1, Station 30, near the base of the dune (FIGURE 3b). Fine aeolian sand occurred to a depth of 1.2 ft, which became coarser below that depth. A few pieces of charcoal were found at 1.8 ft. At a depth of 3.0 ft, corresponding to an elevation of about +12.6 ft., which is at the elevation of a typical spring tide, coarse beach sand was found. This probably corresponds to the late 1800's-early 1900's after the South Jetty was being constructed and the project area was beginning to accrete. The back edge of the dune occurred at a distance of 36 ft from the dune peak at T1 (green box). At T2, it occurred 32 ft from the dune peak. FIGURE 4a: T2, North end of Rudell Property. I T2: North Edge of Rudell Lot j 24 T II 22 ~::·;: 11,~=, ~ " Back end 20 ~ tf '~\ / ofdune I g..J 18 -,· ./~ ''~ ~ I w 16 -~· .>,?'.fl ~ "~·,",~°'="3:..,,~. 14 ,· ,../? Last Winter ~"'====-·~-=---::. . / ~~ high surge 1 J ~ '-- I 2 ~~ "--.__ tide 10 I ' . ; . t--r-+--4---i--f-l--+--i-1-t---J--i-i-T"-O--t-~--t--+-~-t--+--r-ir--;-,--+--+--:---1; ' ; I; -80 -70 -60 -50 -40 -30 -20 -10 0 10 20 30 40 50 60 70 80 90 100 I Distance from top of dune ) Foredune surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 FIGURE 4b: T2, Detail of Dune at the north end of the Rudell lot. T2: Foredune detail 24 + 23 t 22 l .. ·P' = <=·=~ .- I 21 t /~ \ I 20 f / \\ ~ 19 t A' \, w 18.J ~ \'<, 171·f 9 ,.,,. a ' 16 r :c _.., ~ ,,,::. I::<:-.~. _,_,,_,"""""""'":,_•- . I - 15 1 . ~ . . --- ...... ~ 14,r;~ i ; ; I ·J I ; l : i I i f !-+-!-+-;-i I ; i I ; ; I I I . l i ; ; ; : I I i ; ; , I i f ; I , i 1 , I , j , I ; ; , I I ! I , I ; I I~ -35 -30 -25 -20 -15 -10 -5 0 5 10 15 20 25 30 35 Distance from top of dune The previous high tide, April 9th a.m., reached an elevation of +12 ft as indicated by a fresh wrack line (Blue triangle, FIGURE 4a). Scattered, young European beach grass began at an elevation of +15 ft. with a recent winter storm surge reaching +16 ft (Orange box, FIGURE 4b). Foredune surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 Two transects spanned the Bartz lots- T3 was on the south edge (FIGURES Sa & 5b) a~d T 4, the north edge (FIGURES 6a & 6b). Their dune morphologies were somewhat different than that found on the Rudell property in that they had a shallower front slope and two peaks instead of one. T3 had woody debris washed up on the dune front at an elevation of +17 ft, one foot higher than that identified in T1 & T2, and the presumed same healed scarp was identified one foot higher, between +19 and +20 ft. This suggests that runup potential is higher here than further south at Rudell's. On the back slope of the dune, an old, sand-covered log was identified at on the back side of the dune at Sta. 19, evidence of a past overwash event (FIGURE Sb). FIGURE Sa: T3, South end of the Bartz Property. T3: South Edge of Bartz Lot 40 50 60 70 80 90 100 FIGURE Sb: T3, Detail of Dune at the south end of the Bartz lot. Small T3: Dune Detail Pine -~ Old log covered , ,,:::.:::- - with sand € 191 ~ ,,, ""- ,., .,,._~~ "'" irl 181 . =";;. - ~~ . 17 i ~ . l 16 ]' 15 ~ ~, / ~~:: ~ "~ .~J['. 141.:...... EL= 13.7 ft: Coarse sand w/ woody debris ····~···~··· . ; I . I I I ' , ' . . I I I I •. I j J • l ! : i i I I I j M~ : ! I I ' I 1 ~-r- ' 13•~5' ' : J-~O' ' j ~~5' I I 1-~0f ' • '-15• • ' ~~o · • I ' -~ • ~ 5 10 15 20 25 30 35 Distance from top of dune Foredune surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 At Transect 4, the north end of the Bartz I south end of the Helleck property, a 4 ft wide and 25 ft long drift log was washed up the dune face at an elevation of +15 ft. from a recent winter storm. A smaller log, nearly completely buried higher up the dune face at an elevation of about + 18 ft with the presumed same healed over scarp behind it between an elevation of +18.5 and +20 ft (FIGURE &a). FIGURE 6a: T4, North end of the Bartz Property. T4: Between Helleck & Bartz Lots I 24 I i·- ---· ~~ . ~~ r I 22 25' long . ! '\ I lop scarp / *"\ SW cor. I 20 \ . -~· \ /Lot3 s~~o;· ~181 /,.==-~' \ '~c~. · \ w 16 h B "ed12'd" . - ~ un aa -~ -~.,..~ '"=z=,.,._ -.. = . .f' 20' long log ~ 14 d'/ ~ -~ Last 12 __ /l:S +---__high ~ tide 10+--.---,--.,--~,----,~ -80 -70 -60 -50 -40 -30 -20 -10 0 10 20 30 40 50 60 70 Distance from top of dune Dune detail here shows the first immature dune grass starting on a flat area at an elevation of +18.1 ft. Dense grass began on a small dune at an elevation of +18.7 ft. FIGURE 6b: T4, Detail of Dune at the north end of the Bartz lot. :: r-._ T~~une Detail (r;x- ______ SWcor. ~ 19 ..r?" /~\~ Lot3 18 v ___ ,.,.. ""-, j 17"5. . ,.....,,.,.~ J Buried 12' dia ~~~ 16 f 20' long log "'·~ ~ -=:c I I J I i t I ! I , I I i I I C I • • • j I r J I i f , 1 j 1 f I i r-;-r-1 1 I i t • 1 I I j I • 1 I 1 I • I I I I I I I • I I I I j 15 f..,...-,-,-,- 1 1 1 1 ~ -40 -35 -30 -25 -20 -15 -10 -5 0 5 10 15 20 25 30 35 40 Distance from top of dune Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 Behind this small dune, the same healed scarp identified in the first 3 transects was still apparent, at an elevation between +18.6 and +20 ft. A struggling Baccharis shrub grew at the apex of the dune. From here, the dune dropped off steeply- 5 ft in elevation in only 10 ft distance, then tailing off less than 3 ft over the next 17 ft, where the back edge of the dune was identified at Sta.37 (Green square, right side of FIGURE 6b). This is 14 ft east of the Iron Rod that identifies the SW corner of lot 3. The northernmost dune cross section was T5. surveyed on the north side of the Helleck lot along the 4th St Right-of-Way {FIGURE 7a & 7b). Here, dune morphology was a bit different than the morphology identified further south. The scarp identified in the first four transects was not readily identifiable, but overwash was apparent. The dune peak was flat and barely reached an elevation of +21 ft with old drift logs scattered on top. FIGURE 7a: TS, North end of the Helleck Property. T5: North Edge of Helleck Lot Old -· ---- 1 ! ! u:l 1s 1 . . / '!I--_ 14 J -~· 18"dia ~~ Last 30' long SW cor. I Lot 3 SEcor. 12 ~ high og Lot 3 tide 10 1 . -90 -80 -70 -60 -50 -40 .;3Q -20 -10 0 10 20 30 40 50 60 70 80 90 Distance from top of dune The detailed dune (FIGURE 7b) view shows that scattered beach grass started at an elevation of +17.1 ft, and becoming dense at Sta. -16 at an elevation of +19 ft. The dune peak was broad-10 ft wide-with several bleached logs on top. The back of the dune had a considerably shallower slope, probably due to overwash deposition, wjth additional drift logs deposited there. These logs may have been deposited here Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 in the January 16, 2000 storm. The back edge of the dune was determined to be at Sta. 32, right at the Iron Rod that defines the NE corner of Lot 3. A 3-ft deep subsurface profile was logged here. Aeolian sand was identified in the upper 3.5 ft at which point, coarse beach sand was found, corresponding to an elevation of +12.9 ft. This reflects conditions recorded in the early 20th century. FIGURE 7b: TS, Detail of Dune at the north end of the Helleck lot TS: Dune Detail Old 22-r-· drift logs NE cor. Lot3 21 & 20 ,,. .. ~~/-0-~. , ,. ''· · / back edge of dune 19 ~· '~ ...?~ ~ . . ?'-,p- ~. . ; . 18 /? ~~ - E' r _.,_ ~ · - 17 1 _~,,,::-~~· -.:c.=::~ ..J ,p.$' I w 16"'1+ 15 t 14 T EL= 12.9 ft Coarse beach sand ••••••••••••••· •• :]- 13 1-·························································· '~ 12~-,,-,,~,,I 'I''''' . ' .. ' ' ....,--,-; -35 -30 -25 -20 -15 -10 -5 0 5 10 15 20 25 30 35 40 Distance from top of dune Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 LONGTITUDINAL PROFILE OF THE DUNE RIDGE A long profile of an 800-ft length of dune was surveyed from the parking lot at South Jetty Beach to a point just south of the Rudell property (FIGURE 8). High points, tow points, and cross section locations (red triangles) served as most of the survey points. Vegetative and dune morphology characteristics were noted, as were locations of trails and drift wood overwash (orange circles). FIGURE 8: longtidinal Section of the Foredune Ridge from the Parking Lot at South Jetty Beach Park south 800 ft. Dune Longitudinal Profile 0 Overwllsh 2s T- debris 25-= TS T4 T3 T2 /\ Transect 24 J L'l location I 23 r lt . _ 22 -~ ff ~! ·}-{ ' /'·\\ /~ 11;, v u 3- 21 F~d 20 ry7 '· 1 w D >' . : ..~ ~"'"#""v . .. Trail . Tran . . 19 ~ ...... Trail Parking ,?·· .II . : II .. D 18 u.. . -, lot __ .. ~,/ . Helleck •• Bartz . • 11 -r,-=-=_j/ .• ••.. .• ~ Rudell ~ •a ••D••• • •aea11.a••••••• •••••a•••tt 16 ~ . ·t--·-+--+--t---+---+--+--r--+--J---,--f--+--+-->----i-. ---+-. --!,--+._;,_--;.--..+--;.-:. -+--1--; ___.___...____.,_...., --+, -l--+---l -100 0 100 200 300 400 500 600 700 800 North Distance from edge of parking lot South The parking lot was at an elevation of about +17 ft. The fist 150 ft could barely considered a foredune, with a low, mixed herb vegetation with vacation rental houses within 25 ft of the dune face. Elevation gradually rose to +20 ft. at a distance of 150 ft south of the parking lot. South of that, a variable-elevation dune covered mostly with European beach grass occurred. At least three locations of relatively recent overwash (<30 years) occurred, one north of the Helleck property at an elevation of +20.5 ft, one at the north end of the Helleck property (T5) at +21.0 ft and one near the south end of the Helleck property at +21.8 ft, and one at the south end of the Bartz property, +21.8 ft. Other than the lots closest to the parking lot, the Bartz property had the lowest dune elevations with most of it under +21.5 ft. A 3-ft wide trail is carved into it. Foredune Surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 BACK EDGE OF DUNE Based on the morphological characteristics of the dunes determined from the cross section surveys, a map showing the back edge of the dune was prepared. FIGURE 9 shows a planview of the results of this survey with the back edge of the dune. In the field, orange survey flags were posted at the back edge. Where possible, the distance from an iron rod identifying a lot comer was measured. Foredune surveys in Bandon's Breakwater Addition, New Millennium Consulting, April 2009 I: ~ FIG. URE 9: Pia_nview Map showing the back edge of the foredL~ ne · ==r Ii; across a two-block section of Bandon's Breakwater Additio_n · . . .• . ~ 1:, k Ir - ' 1t ·. !1· ; !' lij I' ~ I t:.'i 1: @ . I l~ I' 1;: j: I 11· ~~ it v i i, ~ Bartz ! Property .,, II ii ;··-. .,.. - . :~: .. ~ ~ : .. ; ~ ., I Scale, in feet 0 40 80 120 =z,,. -- ·"·'-:"~...... e ... Jte C::L .. ·-··-·~?- ...J :a::_z CROSS SECTIONAL AREA The cross sectional area of each dune cross section was calculated as the cumulative area above +15 ft. This shows how much dune sand is at each transect at a given elevation. The results show that Transects 1, 2 and 3 were nearly identical (FIGURE 10). None reached above an elevation of 21 ft and the area rises at similar rates, reaching a cumulative area of 170 to 180 sq ft at an elevation of + 15 ft. With a more shallow, broader dune base at Transects 4 and 5, their area increased at a greater rate below an elevation of +17 ft. and at their base, they had about 1/3 more sand than their more southerly counterparts. Only TS had a peak elevation below +21 ft, which reflects a general trend of lower dune elevations toward the parking lot. FIGURE 1 O: Cumulative cross sectional area of each dune transect. I Cum Area of Each Dune Transect 300 - H ------H• )( 100 _JJ .-TS E ::::J 0 50 15 16 17 18 19 20 21 22 EL (ft) Foredune Surveys in Bandon's Breakwater Addition, Ne\rV i\;1illennium Consulting, April 2009 CONCLUSIONS • From the South Jetty Parking Lot, runup potential and wave overwash hazard generally decrease. • Most of Helleck's lot 3 is foredune. On the north side, it reaches the lot corner, and on the south side it is 17 ft from the lot corner. • Over half of Bartz' lot 5 is foredune, but lot 6 is fully landward of the foredune. • About 1/3 of Rudell's lot 6 is foredune. The back edge was identified 15 ft east of the lot's NW corner. • The Bartz property had the lowest overall maximum dune heights. • Overwash has occurred in the not-too-distant past occurring in at least three locations on the project properties. • The storm of January 16, 2000 was the largest wave event of the past decade. 30-40 ft waves at 14-second intervals were recorded between 07:00 and 13:00 at the Yquaina Bay buoy (www.ndbc.noaa.gov/plot_param.phbnl? Station=46050$wvht and ... $dmpd). Wind speed at Cape Arago was sustained above 30 knots during this period ( ••. caro3$wspd). This occurred during a new moon spring tide of over 7.5 ft. These combined conditions probably resulted in the scarp, now healed over, on the dune front at elevations between +18 and +20 ft, and for the overwash debris that still remains. • Notable storms in the last decade with large wave heights, strong winds and low barometric pressure also occurred on November 19, 1997, October 27 and November 13-14, 1998, January 13, 1999 and January 31, 2000. REFERENCES • Shoreland Solutions, 2002. Background Report Chronic Coastal Natural Hazards: 2002 Update. Prepared for the City of Bandon, October 2002. • Komar, P.O., RogerW. Torstenson and Shuyer-Ming Shih, 1991. Shore and Beach, 1991. Foredune surveys in Bandon's Breakwater Addition, New Mllennium Consulting, April 2009 FIGURE 9: Pl~nview Map ~howing the back edge of the fo~~dl~::1e across a two-bDock section of Bandon's Breakwater Add1t1on I ~!l ' it 1:: fJ .. Helleck~ /~_ -·-~·-._'?" Property1 ~ , "__ ,7- , / . . ' J . I .- ~ /I 2 I Bartz Property.,.___ __ .~.. . ri-4 / _/ : l ····-· .~ { i i. . }~ Scale, in feet ll i: !i Back edge of dune 0 40 80 120 11 llI \-'. J..~_;,'."',_.:·:;.~ ·. ,._... -- - 1v1ap rrom uuuAMl'S Hazvu Viewer • .. •::!. \ I .. " ·' ,: • · •• :: ~,\< r )01 : 111 •,1 ::. .l Bandon ,. .., • r ~ ·. .·. =-•i \, j "tt,,f •• ',.,p ) = ~.. ~ ,! ;,,-1< I 400"' ~ ~~--..~~,----,~~~ ~~d&t ft ~*'~~~~~'~,~~ -~~ ~ Esri, HERE, Delorme, Mapmylndia, it:• OpenStreetMap cofbp-ibutors, and the GI ... For general information only; not to be used for planning purposes. http://www.oregongeology.org/ hazvu Thu Jul 21 2016 11:28:50 AM. 1 r1e uregon 1v1ap ~ New Directions ~ ' ~~~~~~ ,, ' .. • / ...... PLAN SGALE T1 11 1I Ti T SCALE: I" • 700 FEET DATE: MARCH, 2016 -RAZARDS MAP - -- CITY OF BANDON t==) ZONE A - SLOPES 10% OR MORE URBAN GROWTH BOUNDARY c:::J ZONE B - SLOPES AND SOILS CITY LIMITS HAZARDS MAP AREAS Lcx;,.TED WITHIN TliE FLOODPLAIN C:=J ZONE C • FLOODPLAIN: ALL PROPERTIES INDENTIFIED AND TliE SHORELAND CNELAY ZONE. AS LOCATED WITI-llN THE FLOODPLAIN BY FEMA OTHER PROPERTIES ARE WITHIN TliESE (FEMA MAP) & SHORELAND OVERLAY ZONE (SOZ) 1WO ZONES, BUT HAZARDS ARE ALREADY IDENTIAED DUE TO SOILS ANOIOR SLOPES "Dpr\d_,,..rt\AllprojRcts\101 Bondan\IOl.00\IOLOO BAHllDN -CAD\ZDNEHlll'S\HAZARD NAP-ZOJ6,dwg 3/Ul/2016 10!9•13 PM PDT ..._,,,,;~ '"';-.,..., ·'" -·.. - ~·.< - -~ ..../,. .:!. ...,.,~:...~, -~ .·1 ...... :/ 1 ~ ---~ ...... ·• - - - ... .... - ...... ,._ . uI o.v ~. l / 1939 Mapping Overlayed on 2005 aerial Source: DOGAMI , , ·, . r • 4 I ~ '/ ---~--=- - · 1 I '- aU1 0 ~- 2002 LIDAR ELEVA TION DATA; SOURCE: DOGAMl ' FLOOD INSURANCE STUDY COOS COUNTY, OREGON AND INCORPORATED AREAS COMMUNITY COMMUNITY NAME NUMBER BANDON, CITY OF 410043 COOS BAY, CITY OF 410044 COOS COUNTY (UNINCORPORATED AREAS} 410042 COQUILLE, CITY OF 410045 LAKESIDE, CITY OF 410278 MYRTLE POINT, CITY OF 410047 NORTH BEND, CITY OF 410048 POWERS, CITY OF 410049 Coos County Revised: March 17, 2014 \ \'ARlA,i" ~-,, ~ · -... Federal Emergency Management Agency -::.c ~- ...... ~ · ~ . . ~ FLOOD INSURANCE STUDY NUMBER 1 ·1 \ D ~ \( ~ 41011CVOOOB NOTICE TO FWOD INSURANCE STUDY USERS Communities participating in the National Flood Insurance Program have established repositories of flood hazard data for floodplain management and flood insurance purposes. This Flood Insurance Study (FIS) report may not contain all data available within the Community Map Repository. Please contact the Commm1ity Map Repository for any additional data. The Federal Emergency Management Agency (FEMA) may revise and republish part or all of this FIS report at any time. In addition, FEMA may revise part of this FIS report by the Letter of Map Revision process, which does not involve republication or redistribution of the FIS report. Therefore, users should consult with community officials and check the Community Map Repository to obtain the most current FIS report components. Initial Countywide FIS Effective Date: September 25, 2009 Revised Countywide FIS Date: March 17, 2014 Highway 101. In January 1973, several businesses along Front Street and North Bayshore were flooded. Development in Eastside, North Bend, Barview, and Glasglow has generally occurred in areas unaffected by flooding. Flooding in Charleston has reached some of the lower-lying commercial areas in the past when storm surge combined with high tides. Coastal The Coos County shoreline is the product of a variety of processes that have helped shape the morphology of the beaches and shorelines over the past several thousand years. These include the effects from great earthquakes associated with the Cascadia subduction zone that produced giant tsunamis that inundated significant areas of the coast as well as having lowered the coastal land elevations, thereby initiating a new sequence of shoreline evolution. More recent effects are due to humans, including the construction of the jetties at the mouth of the Coquille and Coos estuaries, and indirectly through the introduction of non-native dune grasses that have stabilized significant stretches of the coast, enhancing the growth of dunes and dramatically changing the character of the coast Beach morphodynamics along the Bandon shoreline today is a function of the response of the coast to the most recent Cascadia subduction zone earthquake (1700), with the coast now being emergent due to tectonic uplift, and hwnan effects associated with the construction of the Coquille jetties. The primary sediment sources for the Bandon beaches are fine sands that are carried down the Coquille River and gravels (sand to pebbles) supplied by the erosion of Blacklock Point, located to the north of Cape Blanco in northern Curry County. Sand has also been lost from this stretch of shore due to Aeolian processes that have carried the finer sand inland where it has accwnulated and fonned dunes, a loss that is particularly significant south of Bradley Lake near Bandon where a field of dunes has formed. Sand dunes have also accumulated at the back of the beach along the length of the New River Spit, a ridge of foredunes that separates the ocean beach from the channel of the river. Erosion of Blacklock Point north of Cape Arago is actively contributing coarser sediments to the beach system. Analyses of changes in the position of the bluff top using historical aerial photos indicate that the bluffs along Blacklock Point are eroding at rates of -0.09 m per year (Komar et al., 2001 ). These coarser sediments move along the shore in a predominantly northward direction, where they have mixed with the finer sands contributed by the Coquille River, producing a longshore variation in beach sediment grain-sizes along this shore. Pebbles dominate the beach sediments along the southern portion of the New River Spit, while the sand content decreases away from the Coquille River southward toward the southern end of the New River Spit; this southward decrease of sand in the beach reflects both the increasing distance away from the Coquille River, its source, as well as the loss of the sand inland to form dunes. The general patterns of sediment movement identified by Komar et al. (2001) does not reflect any 22 prevailing net longshore sediment transport in any one particular direction, since within the "pocket beach" littoral cells of the Oregon coast the net transport is effectively zero (Komar, 1997). Nevertheless, sand and gravel derived from the mixing of these two sediment sources has enabled the New River Spit to pro grade as the mouth of the river has slowly migrated to the north in recent decades, and with the elevations of the foredunes having increased with time, aided by the introduction of European dune grass. Over approximately 1.5 km near the tip of the Spit nearest the present day position of the river's mouth, the beach is characterized by intermittent clumps of low dunes, separated by zones where winter storm waves actively wash over the Spit. With increasing distance southward, the dunes become progressively higher and more effective at preventing overwash during storms. In the north along the Bandon bluffs, the beach and shoreline is considered to be stable and appears geomorphically to be unchanged from photographs taken in the early 1900s. The bluffs are covered by dense vegetation, mainly impenetrable brush, such as salal and gorse, and have not been subject to wave-induced toe erosion during the 140 years of settlement of Bandon (Komar et al., 1991). The Bandon jetties were constructed in the late 1800s at the mouth of the Coquille River, and this locally resulted in significant changes in the shorelines. Construction of the jetties was initiated in December 1883 and the response of the shoreline is documented in Figure 1, derived from periodic surveys undertaken by USACE (Komar et al., 1976). As can be seen in Figure 1, the shoreline response in 1884 indicates rapid accretion that took place south of the jetty. This occurred as a sand spit that grew northward where it became attached to the south jetty. East of the spit, the northward advance of the spit effectively trapped a low area within the accreted land, forming a lagoon shown in the 1891 survey that still exists today (Figure 1). Aside from the build-up of sand south of the south Coquille jetty, sand also began to aggrade in the north adjacent to the north jetty. Based on this evidence and from similar studies undertaken elsewhere on the coast, this type of response demonstrates the existence of a seasonally reversing Iongshore sediment transport, northward during the winter and to the south in the summer, but with the long-term net transport being effectively zero (Komar et al., 1976). The shoreline adjacent to the Coquille jetties have been broadly stable for some decades, although the dunes and low lying land characteristic of this area remain susceptible to both dune erosion and flooding from extreme ocean waves coupled with high tides (Figures 2 and 3). Figure 4 is an historical 1939 aerial photo of the 'triangle' adjacent to the jetties. Included in the figure is a dashed line that demarcates blowouts in the foredune that is likely to have been caused by a recent major stonn(s), possible an event in January 1939 (Figure 4). Evidence for the blowouts includes significant amounts of logs and flotsam that have been carried well inland from the coast. The January 1939 storm resulted in extensive erosion elsewhere on the Oregon coast and is thought to be one of the most significant 23 events to affect the coast in historical times (Dr. Paul Komar, Emeritus Professor, Oregon State University, December 2009). According to Dr. Komar, the 1939 aerial photographs were flown by USACE to document the effects of the storm, and is the first coastwide suite of aerial photographs of the Oregon coast A comparison of the shoreline mapped in 1939 with the 2009 shoreline indicates little difference in the general position, reaffirming the fact that there has been little net change in the position of the shoreline over the past 70 years. ·:::. . ' _, -1:".J __ w ,/f - JS~O ~-Y ' 0: l.y~J:r l f ~ ~-:2F------COQUILLE RIVER JETTIES B Figure 1. Survey line drawings prepared by USACE prior to and during construction ofthe Coquille jetties adjacent to Bandon (Komar et al., 1991). 24 -- Figure 2. High wave runup and overlapping during a major storm (December 22, 2000) near the south Coquille jetty at Bandon carried logs onto the main parking lot, adjacent to a public restroom (Photo courtesy of Dr. J. Marra, pers. comm., May2010). 25 Figure 3. Wave overtopping during a major storm (22 December, 2000) surrounds the restroom and covers the parking lot adjacent to the south Coquille jetty at Bandon (Photos courtesy ofDr. J. Marra, pers. comm., May 2010). 26 500 Feet! :=:==;.::::==:::::;-~' I 50 100 Meters Figure 4. 1939 aerial photograph ofthe Bandon 'triangle' adjacent to the Coquille jetties showing evidence of blowouts in the developing foredune that likely occurred during a major storm in January 1939. As part of the revised FIS undertaken in Bandon, CH2MHILL ( 1996) compiled a history of past flood events. These are summarized in Table 5, while Figures 2 and 3 highlight the effects of several recent storms along the Bandon 'triangle'. For example, one local resident described one storm between 1945 and 1977, which generated ocean flooding near the Bandon triangle that reached an estimated 5.6 m (NA VD88) elevation at the shore. 27 Table 5. History of Coastal Flooding Events at South Jetty Area of Bandon, Oregon (CH2MHILL, 1998) (Nole 2) Estimated (Note 1) Retum- Observed Period of Tide Level Tide ill. Level Comments NGVD) fJ.ill 2/9/60 Beach erosion at foot of South Jetty with drift logs 1-2 ft. dia. and stumps (est from photos) NHT washed est. 200' into parking lot. 11/20/60 62 mph southwest winds at Bandon with high tides and surf. No reported flooding, but flood NHT damage at Newport and Tillamook. 10/12)62 Columbus Day wind storm "hurricane-like" winds caused much wind damage but no 5.45 2 reported flooding. 1/18/64 Stormy SW wind. Seafoam 2-3 ft. deep drifted NHT into parking lot at S. Jetty. 12/1/67 Very high tides and "ferocious" winds wash 12/2/67 logs into S. Jetty parking lot and jetty access NHT road. 10.1 ft tide (no datum reported) associated with flooding. 1117173 S. Jetty Road and top of S. Jetty littered with stumps 2-3 ft. dia. and I ft. (est.) logs. Sand 6.05 < ] deposited on S. Jetty Road. 1119n5 Worst windstorm since 10/12/62. 145 mph gusts at C. Blanco. 100 mph W-NW gusts Bandon airport. No flooding mentioned. 10/28/77 Highest waves in years. "Water surged 9.5 feet (?) instead of normal 1 foot in Bandon 4.63 <] Harbor." Drift logs 1-2 ft. dia. washed into S. Jetty parking 1ot approximately 200 feet. 12/13/77 Foam and sheets of water surge over foot of S. NHT Jetty. 2/7178 3 ft. dia. drift logs and sand on S. Jetty Road 6.25 18 from high tide and breaking waves 2-3 ft. diameter stumps and sand washed onto NHT S. Jetty Road. High waves reported. 11/13/81 Est. 100 mph gusts at Bandon. Much wind 5.91 7 11/14/81 damage. No reported flooding. 1/28/83 Waves wash across S. Jetty Road opposite I/29/83 Bandon lighthouse into freshwater pond. Coos 6.90 141 (dates County in process of placing rock along road approx.) shoulder to prevent further damage. 11/22/88 High tides and waves scattered foam over S. 5.24 1.1 Jetty parking lot. 1/29/90 62-98 mph wind gusts. Driftwood tossed into S. Jetty parking lot. "[Significant] waves NHT measured at 26 feet " at wave buoy 5 miles off Bandon' s Bar. 28 Table 5. History of Coastal Flooding Events at South Jetty Area of Bandon, Oregon (CH2WHLL, 1998) (continued) (Note 2) Estimated (Note 1) Retum- Observed Period of Tide Level Tide .at Level Comments NGVD) ~ 1/30/92 "Huge piles" of driftwood washed up on beach NHT 1/31/92 at the S. Jetty. 12/10/92 - "Heavy surge" cuts through the bank behind 12/11/92 Bandon Boatworks Restaurant with new channel cut to Redman Pond. Small driftwood 5.28 1.2 logs (4" dia.) deposited next to 2 houses immediately south of parking lot. 12/9/93 Ocean waves and river erode backshore NIA 12/10/93 shoreline vicinity of Redman Pond Notes: I. Tide elevations based on observed tides at Crescent City, which is the primary reference station for tides at Bandon. Elevations shown are for recorded monthly maximums. NHT = not highest monthly tide observed at Crescent City. MD = Missing data for month. N/A = Not available as of late I 994 from NOAA. Beach morphodynamics along Bastendorff Beach are similar to those observed along the Bandon shore. Prior to construction of the Coos Bay jetties, the entrance to Coos Bay reflected a rocky stretch of coast along its south bank, while an extensive barrier spit was located to the north that protected the Coos Bay estuary from the direct effects of ocean waves. Jetty construction was initiated first on the north spit and by the beginning of the 20th century the shoreline had prograded seaward by about 1 km (~3000 ft), while the shoreline had straightened significantly as sand piled up against the north jetty. With the construction of the south jetty early in the 20th century, a similar response was observed in the south (Figure 5). Sand accreted against the jetty and against the rocky shore and the shoreline began to prograde seaward. As can be seen in Figure 5, the shoreline rapidly prograded seaward up until the 1960s. Since 1967, however, the shoreline has essentially remained much the same as it is today suggesting that the beach has reached a quasi-equilibrium state with the sediment transport processes. With the shoreline progradation having all but ceased by 1967, the back shore portion of the beach rapidly became stabilized due to the introduction of non-native beach grasses, particularly European Beach grass, and from growth of shore pines immediately landward of the primary dune (Figures 6 and 7). This type of response is characteristic of the entire length of Bastendorff Beach. Further south at Lighthouse Beach, the shoreline in the 1920's is essentially unchanged from its position in 1967 and again in 2008. This indicates that the effects of jetty construction did not extend south of Bastendorff Beach and furthermore that the shoreline has been broadly stable over the past 80-90 years. 29 employed. For example, where there was detennined to be a high probability of erosion within ten years, the SFHA was mapped slightly landward of the PFD. For bluff-backed beaches the landward extent of the SFHA was mapped at the top of the bluff, a readily identifiable feature in the 2008 OLC LiDAR. Mapping of the SFHA in areas influenced by fluvial processes (e.g. near the mouth of Tenmile Creek) required professional judgment. Historical aerial photos and serial LiDAR were referred to for past evidence of flotsam and debris, wetlands, and channel migration. 3.3 Wave Height Analysis Figure 14. Looking north toward the Coquille River jetties in Bandon, Oregon during a typical winter storm on February 9, 2009 (Photo by Jon Allan, DOGAlvD). The wave climate offshore from the Oregon coast is one of the most extreme in the world, with winter storm waves regularly reaching heights in excess of several meters. This is because the storm systems emanating from the North Pacific travel over fetches that are typically a few thousand miles in length and are also characterized by strong winds, the two factors that account for the development of large wave heights and long wave periods (Tillotson and Komar, 1997). These storm systems originate near Japan or off the Kamchatka Peninsula in Russia, and typically travel in a southeasterly direction across the North Pacific towards the 63 Vertical Network Branch, N/CG13 National Geodetic Survey, NOAA Silver Spring Metro Center 3 1315 East-West Highway Silver Spring, Maryland 20910 (301) 713-3191 The conversion factor from NGVD to NA VD for all streams in this report was +3.62 feet. The conversion was performed during the initial countywide update. Temporary vertical monuments are often established during the preparation of a flood hazard analysis for the purpose of establishing local vertical control. Although these monuments are not shown on the FIRM, they may be found in the Technical Support Data Notebook associated with the FIS report and FIRM for this community. Interested individuals may contact FEMA to access these data To obtain current elevation, description, and/or location information for benchmarks shown on this map, please contact the Information Services Branch of the NGS at (301) 713-3242, or visit their website at www.ngs.noaa.gov. 4.0 FLOODPLAIN MANAGEMENT APPLICATIONS The NFIP encourages State and local governments to adopt sound floodplain management programs. Therefore, each FIS provides I-percent-annual-chance (100- year) flood elevations and delineations of the 1- and 0.2-percent-annual-chance (500- year) floodplain boundaries and 1-percent-annual-chance floodway to assist communities in developing floodplain management measures. This information is presented on the FIRM and in many components of the FIS report, including Flood Profiles, Floodway Data Table, and Summary of Elevations Table. Users should reference the data presented in the FIS report as well as additional information that may be available at the local map repository before making flood elevation and/or floodplain boundary determinations. 4.1 Floodplain Boundaries To provide a national standard without regional discrimination, the 1-percent annual-chance flood has been adopted by FEMA as the base flood for floodplain management purposes. The 0.2-percent-annual-chance flood is employed to indicate additional areas of flood risk in the co1mnunity. For each flooding source studied by detailed methods, the 1- and 0.2-percent annual-chance floodplain boundaries have been delineated using the flood elevations detennined at each cross section. Between cross sections, the boundaries were interpolated using 1 meter resolution bare earth LiDAR DEMs (effective map scale of approximately 1 :2,300), with a contour interval of 0.5 feet (Oregon LiDAR Consortium, 2009). 68 For streams studied by approximate methods, the I-percent-annual-chance floodplain boundaries have been delineated using flood elevations at every grid cell of 1 meter resolution bare earth LiDAR DEMs (effective map scale of approximately 1:2,300). No interpolation was performed. Note that exceptions exist where LiDAR was not available in the far eastern portion of Coos County. In these areas I -percent-annual-chance flood boundaries were delineated using Flood Hazard Boundary Maps for Coos County (U.S. Department of Housing and Urban Development, 1977), Geologic Hazard Maps (Beaulieu and Hughes, 1975), and engineering judgment. These exceptions include areas along the upper East Fork Millicoma River, Glenn Creek, upper East Fork Coquille River, West Fork Brummit Creek, and East Fork Brummit Creek. The 1- and 0.2-percent-annual-chance floodplain boundaries are shown on the FIRM (Exhibit 2). On this map, the I-percent-annual-chance floodplain boundary corresponds to the boundary of the areas of special flood hazards (Zones A, AE, V, and VE), and the 0.2-percent-annual-chance floodplain boundary corresponds to the boundary of areas of moderate flood hazards. In cases where the 1- and 0.2-percent-annual-chance floodplain boundaries are close together, only the ! percent-annual-chance floodplain boundary has been shown. Small areas within the floodplain boundaries may lie above the flood elevations but cannot be shown due to limitations of the map scale and/or lack of detailed topographic data. For the streams studied by approximate methods, only the 1-percent-annual chance floodplain boundary is shown on the FIRM (Exhibit 2). 4.2 Floodways Encroachment on floodplains, such as structures and fill, reduces flood-carrying capacity, increases flood heights and velocities, and increases flood hazards in areas beyond the encroachment itself One aspect of floodplain management involves balancing the economic gain from floodplain development against the resulting increase in flood hazard. For purposes of the NFIP, a floodway is used as a tool to assist local communities in this aspect of floodplain management Under this concept, the area of the I-percent-annual-chance floodplain is divided into a floodway and a floodway fringe. The floodway is the channel of a stream, plus any adjacent floodplain areas, that must be kept free of encroachment so that the I-percent-annual-chance flood can be carried without substantial increases in flood heights. Minimum Federal standards limit such increases to 1 foot, provided that hazardous velocities are not produced. The floodways in this study are presented to local agencies as minimum standards that can be adopted directly or that can be used as a basis for additional floodway studies. The floodways presented in this FIS report and on the FIRM were computed for certain stream segments on the basis of equal-conveyance reduction from each side of the floodplain. Floodway widths were computed at cross sections. 69 Between cross sections, the floodway boundaries were interpolated. The results of the floodway computations have been tabulated for selected cross sections in Table 13, "Floodway Data". In cases where the floodway and 1-percent-annual chance floodplain boundaries are either close together or collinear, only the floodway boundary has been shown. Floodways for the Coquille River and the South Fork Coquille River were computed on the basis of equal-conveyance reduction from each side of the floodplain. Because of the complexity and hydraulic controls on the Calloway Creek/Cwmingham Creek floodplain, a standard floodway based on equal conveyance reduction is not possible. Instead, the floodways for these two creeks were calculated by trial-and-error based on the flow divisions of the normal depth 1-percent-annual-chance flood. As shown on the Flood Information Rate Maps (FIRM), the floodway widths were determined at cross sections; between cross sections, the boundaries were interpolated. In cases where the boundaries of the floodway and the 1-percent annual-chance flood are either close together or collinear, only the floodway boundary has been shown. The floodway for Pony Creek above Newmark Street was computed on the basis of equal conveyance reduction from each side of the floodplain. No floodway was delineated on Pony Creek between Crowell Lane and Newmark Street or downstream of Crowell Lane because the floodway concept is not applicable in areas where flooding is controlled by tidal influences. No floodway was determined for the Coquille River within the City of Bandon corporate limits and for Ferry Creek because both streams are subject to tidal influence. 70 RESOLUTION NO. 15-10 A RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF BANDON AUTHORIZING JETTY SEWER DISTRICT BOUNDARY LTh1E ADJUSTMENT WHEREAS, the City Council finds: 1. The South Jetty Sewer Improvement District was formed and assessed in 1994, in part by, a waste water loan/grant from the Rural Utilities Services, USDA, formerly known as Fanner's Home Administration. 2. The City of Bandon adopted Resolution No. 95-12 on April 17, 1995 1 accepting the August 9, 1994 Amendment No. 1 to the letter of conditions of the Rural Utility Service's (hereinafter refeITed to as ''RUS") Agreement for fonds which provided that no new structures outside the established jetty sewer boundary would be served by the planned for sewer line. 3. On February 27, 2015, USDA Rural Development (which is Rural Utility Service's renamed), through its St.ate of Oregon Dire.ctor, wrote the City that it was currently authorizing elimination of restrictive development policies through reinterpretation of past agreements and programs. Fu1iher, they authorized the City to rescind the development policies if it so chose to do so. 4. From 1996 through 2002 the City and RUS reviewed, from time to time, the City's compliance with the grant conditions. RUS concluded that providing sewer service to a project which otherwise ~ras allowable under City regulations would be a default under the City/RDS prior agreements if the property was outside the boundary of the jetty sewer LID. 5. Fmther, in March 2002, RUS wrote the City asserting the RUS policy regarding agreements on the south jetty sewer system financing had not changed. 6. In November 2002, RUS stated it had no objection to allow two lots that had been removed by FEMA from the 100 year flood plain to be included in the Jetty Local Improvement District boundary, and be provided with sewer connection. 7. In 2015, the City Council approved a Conditional Use Pennit for the constmction of a single-family residence on prope11y identified as TL8100, map 28-15-25BD, Coos County Assessor Records, located immediately East of the Bandon Boat Works on the South Jetty. This property is outside the established LID Jetty Sewer Boundary. 8. The Council has reviewed the history of Rural Development/City's jetty sewer boundary and believes that the McElrath lot could well have been included in the LID boundary had it been known that the then existing septic was City of Bandon CITY COUNCIL AGENDA DOCUMEl'i"'TATION DATE: August 3, 2015 SUBJECT: Jetty Sewer Boundary Line Adjustment- Resolution No. ITEM NO: 5.2.1 15-10 BACKGROUND: The Council, in upholding the approval of the McElrath application for the building of a residence on the South Jetty, added a condition that the structure connect to the sewer if the jetty sewer boundary line was amended to provide sewer connection for this lot. The Council has discussed several times the validity of the continuation of the restrictive seV\rer boundruy line that was agreed to and imposed by the Federal Government at the time of the loan/grant funding in 1994. USDA Rural Development (hereinafter referred to as "RD"), has recently concluded through its State Director that it is up to the City as to whether its restrictive boundaiy continues. The histmy of the Federal Government's dealing with this post project issue has evolved since 2002. The City was monitored by the Federal Government several times to see if the City was maintaining the requirement to not connect any structure outside the boundary. One interpretation was the City could amend its boundruy to include prope1ties that were oiitside the 100 year flood plain. Now the agencies policies, as expressed by its Director, is entirely up to the City as to whether or not the specific boundary has to be maintained. Part of the rationale used in the original establishment of the boundaiy was that even though the majority of the properties that were ultimately included in the LID Sewer Disttict were within the 100 year flood plain the properties were viewed as committed for development, and therefore, there could be an exception to the Federal Government providing for development in the flood plain. The aim of the City in drawing the boundary with rural developments concunence was to enable any owner who had more than one lot to have at least one lot inside the boundary. Federal Law prohibited funding to be used for encouraging development in the flood plain. At the time of the sewer boundary establishment, the McElrath property in question V1.ras owned by the same person who owned the Boat Works. It is likely that the McElrath parcel was left out of the boundary because the existing parcel was used in connection with the Boat Works and there was no existing stiucture on the McElrath property. It is not inconsistent to claim that the original McElrath property should have been included in the boundru.y, since the McElrath property was committed to development by the now grandfathered DEQ septic system. DEQ would allow the re-establishment of the prior DEQ approved septic on the McElrath property~ regardless of whether an application for a new DEQ pe1mitwould be approved. Rural Development has no objection to the inclusion of this site. Rural Development leaves it to the City to continue the restrictive boundary altogether. The Council has discussed several times issues sun-ounding the elimination of that boundary and how it relates to the continuing obligation under the grant to maintain that boundary. An adjustment allowing the McElrath property meets the intent of the original grant restriction by rectifying the exclusion of that lot; and under the original criteria, it likely should have been included. Resolution 15-10 would authorize the connection of the McElrath property to the sewer. This authorization would then require the McElrath property to be connected to the sewer if constmction of the residence is accomplished and would prohibit the reactivation of a DEQ septic system. RECOMMENDATION: If the Council is willing to allow the McElrath's property be connected to the sewer if a residence is constructed, move to adopt Resolution 15-10. Frederick J. SCHEMATIC SITE PLAN COQUILLE HlVIm s~. ,. • 20..a· f\iW: _ •. _PROPERTY LI.. ~ . ~ r~.: ....E.~·~'N.L .. l / ·~-ti~-- \' \ 8'·0" WIDE CONCRETE \ PERIMET£R WAll \ \ I, VIEWING AREi\ \ ·;· \ I \ \ TR ASM ~CEPf4CLES ·-... """'"'"" t •• ··SI OPING lill.ANTINGA"EA I..... ~~.. . .: ' . ~ I ,- I t:~ r ~; ... _ - - ! 1: {f \ \ I \ fQR$00N£~MEl'tT '.\' • i I ) \ ---\-' .. -'-'?.A\ll::R WALKWAY I \ [ PLA'IT NC ~ - llPf.A ~·· - r ~ 1-,..- .. - . --- I __ 1'.--.;.i... ~11.21 ------· t"\ Jl(\- 1.. --B!l!!- ..[ :;:_: ~{. :1-...;.;;,.;,;.;;.;.;.+:: \...... t A1 COASTAL RESOURCES D D Goals 16 Estuarine Resources, 17 Coastal Shorelands, 18 Beaches and Dunes, and 19 Ocean Resources Beaches and Dunes. Bandon' s western city limits extend to the line 16 feet above sea level which is described as the vegetation line in O.R.S. 390.770. Development on F oredunes. Residential, commercial, and industrial development will not occur on active foredunes, conditionally stable foredunes, conditionally stable foredunes which are subject to ocean flooding. Any other proposed development will be of minimal value. Proposed development shall be designed, as much as possible, to minimize adverse environmental effects. Ocean Beaches. The City shall protect Bandon's ocean beaches for recreational activities. Estuarine Beaches. Bandon' s estuarine beaches shall be protected for uses necessary to support water-dependent and water related activities where appropriate and for conservation activities where appropriate. Beach and Dune Erosion. It is the policy of the City of Bandon to regulate land use actions in beach and dune areas in order to 11 minimize erosion and protect coastal resources. In areas identified as "younger stabilized dunes , "open 11 sand , the City shall require a site review prior to development. The review shall, at a minimum, address hazards to life and public/private property, and recommend appropriate precautions that would avoid endangering life or property and minimize ei·osion of beaches, cliffs, and dune forms. Wherever possible, non-structural temporary and permanent sand stabilization programs shall be used to minimize sand erosion. Structural stabilization or beachfront protection will be allowed only as a last resort and only where allowed by the plan (see inventory of sites qualifying for beachfront protection in the inventories sections of this plan). The City shall prohibit breaching of the foredune except to replenish sand supply in interdune areas, or on a temporary basis in an emergency, and only if breaching and following restoration is consistent with sound principals of conservation. No structures shall be developed on the foredune. Bandon's Unique Coastal Resources. To recognize the unique coastal location of the city and provide development areas near the ocean where unique resources can be experienced residentially. The Jetty. The City shall: 1. enhance the special character and appeal of the jetty as a unique community on the Oregon BANDON COMPREHENSIVE PLAN Page 39 of 327 DECEMBER 15. 2008 Coast by ensuring that future developments on the jetty will be consistent with its present character. 2. achieve balanced use of the jetty and to enhance its character through controlling residential and commercial development by talcing into consideration the -natural resources of the area. Estuarine Resomces. Statewide Planning Goal 16 The City of Bandon shall recognize and protect the unique environmental, economic and social values of the Coquille Estuary and its associated wetlands. The City shall also strive to protect, maintain and where appropriate, develop or restore the long-tenn environmental, economic and social values, diversity, and benefits of the Coquille Estuary. The City of Bandon Comprehensive Plan provides and shall continue to provide for appropriate uses (including preservation) with as much diversity as is consistent with the overall Oregon Estuary Classification (O.A.R. 660-17-000), as well as with the biological, economic, recreational and aesthetic benefits of the estuary. The Plan protects and shall continue to protect the estuarine ecosystem, including its natural biological productivity, habitat, diversity, unique features and water quality. Coastal Shorelands. Statewide Planning Goal 17 The City shall strive to conserve, protect and, where appropriate, develop or restore the resources and benefits of the coastal shorelands within its jurisdiction, recognizing their value for the protection and maintenance of water quality, fish and wildlife habitat, water-dependent uses, economic resources, recreation and aesthetics. The City shall also manage these coastal shorelands in a way that is compatible with the characteristics on the adjacent estuary. The City shall also strive to reduce the hazard to human life and property, and the adverse effects upon water quality and fish and wildlife habitat resulting from the use and enjoyment on the Coastal Shorelands of the Coquille Estuary. The Plan and related implementing actions and permit reviews shall consider the critical relationships between shorelands and estuarine resources, and the geologic hazards associated with shorelands. The City shall, within the limit of its authority, maintain the diverse environmental, economic and social values of coastal shorelands, and maintain estuarine water quality, which shall include minimizing man-induced sedimentation. Beaches and Dunes. Statewide Planning Goal 18 The City shall strive to conserve; protect, and, where appropriate, develop and restore the resources and BA.i1\JDON CON1PREHENSI VE PLAN Page 40 of 327 DECE '1BER 15 , 2008 benefits of dune areas within the coastal shorelands of the Coquille Estuary. The City shall also strive to reduce the hazard to human life and property from natural or man-induced actions associated with these areas. The Plan and related implementing actions shall provide for diverse and appropriate use of dune areas consistent with their ecological, recreational, aesthetic, water resource and economic values, and consistent with the natural limitations of dunes and their vegetation for development or use. Where dunes provide protection to inland areas from ocean or river flooding, they shall be protected. ESTUARY CLASSIFICATION. POLICY A. The City shall officially recognize the Coquille River Estuary as a "Shallow-Draft Development Estuary1', consistent with the overall Oregon Estuary Classification. Further, the Plan's allowed uses and activities are, and must remain, consistent with the "shallow-draft development', designation and the estuarine management unit requirements of Goal # 16. This Policy recognizes that the Land Conservation and Development Commission (LCDC) and the Statewide Planning Goals limit the maximum allowable development of Oregon estuaries. NATURAL ESTUARINE MANAGEMENT UNITS. POLICY B. In the Coquille River Estuary, areas shall be designated as Natural Estuarine Management Units to assure the protection of significant fish and wildlife habitats, of continued biological productivity within the esturuy, and of scientific, reseru·ch, and educational needs. These shall be managed to preserve the natural resources in recognition of dynamic, natural, geological, and evolutionary processes. Natural Estuarine Management Units shall include, at a minimum, all major tracts of salt marsh, tideflats, and sea grass and algae beds. CONSERVATION ESTUARINE MANAGEMENT UNITS. POLICY C. In the Coquille River estuary, areas shall be designated as Conservation Estuarine Management Units for long-term uses ofrenewable resources that do not require major alteration of the estuary, except for the purpose of restoration. These areas shall be managed to conserve the natural resources and benefits. These shall include areas needed for maintenance and enhancement of biological productivity, recreational and aesthetic uses, and aquaculture. They shall include tracts of significant habitat smaller or ofless biological importance than those in the Natural Estuarine Management Units, and recreational or commercial oyster and clam beds not included in the Natural Estuarine Management Units. Areas that are partially altered and adjacent to existing development of moderate intensity which do not possess the resource characteristics of natural or development units shall also be included in this classification. DEVELOPMENT ESTUARINE MANAGEMENT UNITS , POLICY D. BAi1\fDON COiVIPREHENSlVE PL\J'f Page 4 J of 327 DECEMBER 15, 2008 In the Coquille River estuary, Development Esturuine Management Units shall be designated to provide for navigation and other identified needs for public, commercial, and industrial water-dependent uses, consistent with the level of development of alteration allowed by the overall Oregon Estuary Classification. Such areas shall include deep-water areas adjacent or in proximity to the shoreline, navigation channels, sub-tidal areas for in-water disposal of dredged material and areas of minimal biological significance needed for uses requiring alteration of the estuary not included in Natural or Conservation Estuarine Management Units. In designating uses for these areas, the City shall consider the potential for using upland sites to reduce or limit the commitment of the estuarine surface area for surface uses. RESOURCE CAPABILITY: CONSISTENCY AND IMPACT ASSESSMENT: POLICY E. The City concludes that all proposed actions (approved in this Plan) which would alter or potentially alter the integrity or the esturuine ecosystem have been based upon a full consideration of the impacts of the proposed alteration and a demonstration of the public's need and gain which warrant such modification or loss, except for uses and activities which require the resource capability consistency test as a condition within a particular management unit. For uses and activities requiring the resource capabilities test, a clear presentation of the impacts of the proposed alteration shall be required. The impact assessment shall include: i. The type and extent of alterations expected; 11. The type of resource(s) affected; iii. The expected extent of impacts of the proposed alteration of water quality and other physical characteristics of the estuary, living resources, recreational and aesthetic use, navigation and other existing and potential uses of the estuary; and 1v. The methods which could be employed to avoid or minimize adverse impacts. ESTUARINE FILL AND REMOVAL. POLICY F. The City shall support dredge, fill or other reduction or degradation of estuarine values only if such activities are allowed in the respective Management Unit and: a. If required for navigation or other water-dependent uses that require an estuarine location or if specifically allowed by the applicable management unit requirements of this goal; and, b. If a need (i.e., a substantial public benefit) is demonstrated and the use or alteration does not unreasonably interfere with public trust rights; and c. If no feasible alternative upland locations exist; and BANDON COiVfPREHENSlVE PLA1r Page 42 of 327 DECEMBER 15, 2008 d. If adverse impacts are minimized. This Policy shall be implemented by the preparation of findings by the City documenting that such proposed actions are consistent with the Comprehensive Pl~ and with the criteria listed above. This Policy recognizes that Goal #16 limits dredge, fill and other estuatine degradation in order to protect the integrity of the estuary. ESTUARINE FILL AND REMOVAL, POLICY G. The City shall support as consistent with this Plan (without taking Exceptions to the Statewide Planning Goals) temporary dredge, fill or other structure or alteration to the estuary, to major freshwater marshes, or to shorelands identified as "significant wildlife habitat'' when such temporary actions would not otherwise be allowed by the Plan. Such actions shall be limited to alterations in support of uses permitted by Goal # 16 and providing that: 1. The short-term damage to the resource is consistent with the resource capabilities of the area; and 2. The area and affected resomces can be substantially restored to original condition. This Policy is based on the recognition that temporary estuarine fill and habitat alterations are frequently legitimate actions when in conjunction with jetty repair and other imp01tant economic activities. It is not uncommon for projects to need staging areas and access that require temporary alteration to habitat that is othe1wise protected by this Plan. ESTUARINE MITIGATION REQUIREMENTS POLICY H. When dredge or fill activities are pemritted in intertidal or tidal marsh areas, their effects shall be mitigated by creation, restoration or enhancement of another area to ensure that the integrity of the estuarine ecosystem is maintained. Designated mitigation sites identified in the Plan shall be protected. SOLUTIONS TO EROSION AND FLOODING PROBLEMS POLICY I. The City shall prefer non-stmctural solutions to problems of erosion and flooding in the Coquille Estuary to structural solutions. Where shown to be necessary and consistent with policy, water and erosion control structures such as jetties, bulkheads, seawalls and similar protective, structures and fill shall be designed to minimize adverse impacts on water currents, erosion and accretion patterns. Further, where listed as an allowable activity within the respective Management Unit, riprap shall only be allowed in Development Estuarine Management Units upon finding that: 1. land use management practices and non-structural solutions are inadequate; and BA.ND01 ! COiVIPREHENSIVE PL..\J ' Page 43 of 3 27 DECE1 IBER 15, 2008 2. adverse impacts on water currents, erosion and accretion patterns are minimized; and 3. it is consistent with the Development Management Unit objectives ofLCDC Goal #16, Estuarine Resources. Further, where listed as an allowable activity within the respective Management Unit, riprap shall only be allowed in Conservation Estuarine Management Units upon finding that: 1. land use management practices and non-structural solutions are inadequate; and 2. adverse impacts on water currents, erosion and accretion patterns are minimized; and 3. riprap is consistent with the resource capabilities of the area and the purposes of maintaining Conservation Management Units. Further, where listed as an allowable activity within the respective Management Unit, riprap shall only be allowed in Natural Estuarine Management Units upon finding that: 1. there is a need to protect from erosion: uses existing as of October 7, 1977, unique natural resources and historic archaeological values, or public facilities; 2. land use management practices and non-structural solutions are inadequate; and 3. it is consistent with the Natural Management Unit as set forth in this Plan and required by Goal #16; and 4. adverse impacts on water cunents, erosion and accretion patterns and estuarine organisms and their habitat are minimized. PROLIFERATION OF SINGLE-PURPOSE DOCKS AND PIERS POLICY J. The City shall restrict the proliferation of single purpose docks and piers by encouraging community facilities common to several uses and interests. The size shall be limited to that required for the intended use. This Policy recognizes the requirements of Goal #16 and the enviromnental benefits of multi-purpose and multi-ownership docks and moorage facilities. AUTHORITY OF OTHER AGENCIES POLICY K. The City shall recognize the authority of the following agencies and their programs for managing land and water resources: 1. the non-point discharge water quality program administered by the Department of Environmental Quality under Section 208 of the Federal Water Quality Act as amended in 1972 (PL 92-500); and BAl'iD01~ COi\IPREHENSIVE PLA.!'f Page 44 of3 2 7 DECL mER 15. 2008 2. the Fill and Removal Pennit Program administered by the Division of State Lands under ORS 541.605-541.665; and 3. the programs of the State Soil and Water Conservation Commission and local districts. This Policy recognizes that there are several agencies with authority over coastal waters, and that their management programs should be used rather than developing new or duplicatory management techniques or controls, especially as related to existing programs functioning to maintain water quality and minimize man-induced sedimentation. PROTECTION OF SITES ESPECIALLY SUITED TO WATER-DEPENDENT) USES-POLICY L. The City shall manage urban and urbanizable shorelands which are especially suited for water-dependent (ESWD) uses so as to protect these important areas for water-dependent (ESWD) commercial, recreational and industrial uses. This Policy is implemented through appropriate land use designations in this Plan which provide for water dependent uses within areas that are "especially suited" for such uses. This Policy is based upon recognition that ESWD areas are given priority consideration because of their unique attributes, which include: 1. deep water close to shore with supporting land transport facilities suitable for ship and barge facilities; 2. potential for aquaculture; 3. protected areas subject to scour which would require little dredging for use as marinas; and 4. potential for recreational utilization of coastal water or riparian resources. Unless otherwise allowed through an Exception, the City shall allow new non-water-dependent uses in Management Units which are "especially suited for water-dependent uses" (ESWD) only ifit is established prior to pennitting such uses that: 1. the proposed use or activity is temporaiy in nature (such as storage, etc); 2. the proposed use would not preempt the ultimate use of the property for water-dependent development; 3. no immediate and econmnically viable demand exists to enable use of the site for water dependent development; 4. the site is committed to long-term water-dependent use or development by the landowner. This Policy shall be implemented through provisions in ordinance measures that require the above :findings made prior to approval of proposed activities. BANDON COMPREHEN"SIVE PLAN Page 45 of 327 DECE 1 tfBER 15, 2008 This Policy, is based on the recognition that sites which are "Especially Suited for Water-dependent uses" must be protected for such, but that temporarily allowing non-preemptory, non-water-dependent uses is not inconsistent with that oveni.ding objective. PROTECTION OF MAJOR MARSHES AND SIGNIFICANT WILDLIFE HABIT ATS IN COAST AL SHORELANDS POLICY M. The City shall protect major marshes and significant wildlife habitat located within the Coquille River Coastal Shorelands Boundruy. Uses in these ru·eas shall be consistent with the ru·ea's natural values. This Policy recognizes that special protective consideration must be given to key resources in coastal shorelands over and above the protection afforded such resources elsewhere in this Plan. DREDGED MATERIAL DISPOSAL (DMD) SITES POLICY N. The City shall protect identified dredged material disposal sites from new uses and activities which would prevent their ultimate use for dredged material disposal. This Policy recognizes that sites designated in the Comprehensive Plan reflect the following key environmental considerations required by LCDC Goals: 1. Disposal of dredged material in upland or ocean waters or Via proper use of flow-lane disposal was given general preference in the overall site selection process; 11. Disposal of dredged material in estuary water is pennitted in this Plan only when such disposal is consistent with state and federal law. iii. Selected DMD sites must be protected from preemptory uses. INTERTIDAL DREDGED MATERIAL DISPOSAL POLICY 0. The City shall prohibit dredged mateti.al disposal in intertidal or tidal mru·sh ru·eas except where such disposal is part of an approved fill project. This Policy shall be implemented through operation ofthe waterway permit process as a response to a "request for comment" from the Division of State Lands. This strntegy recognizes that upland disposal, flow-lane disposal, and ocean disposal are alternatives to intertidal disposal. LIMITING DREDGE AND FILL AS ESTUARINE RESTORATION POLICY P. BAJ\fDON CO, ·IPREHE>JSI VE PLA~ Page 46 of 32 7 DECE1 IBER 15, 2008 The City shall support estuarine dredge or fill actions as estuarine restoration when appropriate in areas where activities have adversely affected some aspect ofthe estuarine system and where such restoration would contribute to the objectives of Goal #16. This Policy recognizes that not all estuarine dredge or fill actions may be considered estuarine restoration pursuant to LCDC Statewide Planning Goals. FLOW-LANE DISPOSAL OF DREDGED MATERIAL IN DEVELOPMENT MANAGEMENT UNITS POLICYR. Flow-lane disposal of dredged mateiials shall be allowed Management Unit # 1 in the deep draft navigational channel adjacent to the boat basin provided that such disposal is monitored to assure that estuarine sedimentation is consistent with the purposes of the affected Natural and Conservation Estuarine Management Units and that all necessaiy local, state and federal permits have been obtained and their requirements satisfied. A copy of the results of monitoring, if required by the pennitting agencies, will be sent to the city and may satisfy the above monitoring requirement. REDEVELOPMENT OF WATERFRONT AREAS POLICY S. The City shall detennine whether there are any existing, developed commercial/industrial waterfront areas which are suitable for redevelopment which are not designated as especially suited for water-dependent uses. Plans shall be prepared for these areas which allow for a mix ofwater-dependent, water-related, and water oriented nondependent uses and shall provide for public access to the shoreline. PUBLIC ACCESS POLICY T. The City in coordination with the Parks and Recreation Division shall develop and implement a program to provide increased public access. Existing public ownerships, rights of way, and similar public easements in coastal shorelands which provide access to or along coastal waters shall be retained or replaced if sold, exchanged or transferred. Rights of way may be vacated to permit redevelopment of shoreland areas provided public access across the affected site is retained. (RESERVED) POLICY U. 1991 BANDON COMPREHENSIVE PLAN PAGE 47 OF 327 should have minimal adverse impact on residential, commercial and other uses in terms of nuisance characteristics. Public and Environmental Areas The purpose ofthese five classifications is to identify areas necessary to meet the future needs for public services, to protect amenities, to protect and develop resources, and to protect agriculture outside of the urban growth boundary. These classifications Tecognize the environmental goals ofthe city. Contro11ed Develqpment Area CCDA). Purpose: This special classification is intended to recognize the scenic and unique quality of Bandon's ocean front and view areas and to maintain the quality ofBandon's ocean :front by carefully controlling the nature and scale of future development in the area. It is intended that a mix of uses would be permitted, including residential, tourist commercial, and recreational. Future development is to be controlled in order to enhance the area's unique qualities. Appropriate Areas. The CDA includes the south bank of the Coquille River west of the Robertson concrete plant (First and Edison) and :from Moore Mill north, the jetty area, and all the ocean beaches within the city limits. The inland boundaries of the CDA are the bluff from Edison A venue west to Newport Avenue, Newport Avenue from the bluff south to Tupper Creek, (including the portion of the city east ofTupper Creek) and the city limits extending from Tupper Creek to the Paci.fie Ocean. Some land adjacent to the water might not be usable for water related or water dependent uses. To maintain environmental quality amid a mix of uses, certain unique natural features will be conserved, for example, the south jetty's freshwater lagoon and the associated riparian vegetation. Public Facilities. Purpose: This classification designates land used for public facilities such as government offices, schools, hospitals, and transportation facilities. Appropriate Areas. Areas in which publicly-owned facilities are located as well as future sites for, such facilities are placed in this classification. Open Space. Purpose: This classification is intended to provide areas for recreational use, to designate areas which can serve as buffers or transitions between conflicting uses, and to recognize areas which for various other reasons such as soil and slope limitations should best remain open. Appropriate Areas. This classification is appropriate for existing public parks, school grounds, and other recreational areas such as golf courses. Areas which have potential as buffer zones between conflicting uses such as industrial and residential are also appropriate. Land adjoining streams and areas with soil or slope conditions not suitable for building are appropriate for the Open Space classification because oftheir aesthetic value or their recreational potential. Natural Resource Areas. Purpose: This classification is intended to identify areas which have recreational as well as ecological value. 1991 BANDON COMPREHENSIVE PLAN PAGE 71 OF 327 Jetty-Beach Loop Road This area includes the entire Controlled Development Area as shown on the Plan map plus all remaining area within the city limits south of Tupper Creek. Controlled Development. The key element of the Plan with respect to the Jetty-Beach Loop Road area is the proposed Controlled Development Area (CDA) Bandon is the only city in Coos County--and one of the relatively few cities on the Oregon coast--which offers a scenic route comparable to Beach Loop Road or the quantity of home sites with good ocean views found along this road and in the Jetty area. Homes on the Jetty are characterized by a rustic, low-profile architectural style :frequently associated with small coastal villages. The purpose of the CDA concept is to encourage development which will complement the Jetty's present character, and which will cause minimum disruption ofthe ocean vistas afforded by properties along the bluff The Plan proposes that a balanced mixture of uses be allowed in the CPA, including Tourist Commercial development, single and multi-family homes and public recreation areas. Successful implementation of the CPA concept will require careful detennination of (a) the uses to be allowed in the CDA and (b) the specific controls to be used to ensure that development in the CPA will be compatible with the goals pertaining to the Jetty and bluff. Commercial Development. The Plan proposes that Tourist Commercial development outside of the CDA be clustered around existing locations (as shown on the Plan map). Clustering of Tourist Commercial development is consistent with the Bandon Zoning Ordinance and serves to prevent a pattern of strip development along the Beach Loop Road. Residential Development. Outside ofthe CPA, the Plan proposes Urban Residential development between Beach Loop Road the city limits from Tupper Creek south to the golf course. Water service is available from a main extending along Beach Loop Road south to Johnson Creek. Plans for a sewer extension project along Beach Loop Road have been completed. Given the demand for ocean view home sites, residential development of this area appears logical and feasible. Residential development is proposed for the incorporated areas adjoining the golf course to the north and south. Extension of water and sewer service to the area within the planning period is anticipated. The proximity of these areas to the golf course makes them especially attractive for development of homes on relatively large lots. These considerations make residential development a reasonable course of action for this area. Open Space. In addition to the ocean beaches, the Jetty-Beach Loop Road area contains five public park areas as well as a public golf course. Development of the park areas can probably be limited to parking areas, rest rooms, beach access trails and possibly picnic facilities at some locations. Adequate beach access should have the first pri01ity regarding development of present sites and 1991 BANDON COMPREHENSIVE PLAN PAGE 83 OF 327 BUILD ABLE LANDS REPORT Introduction In this report, "buildable" lands are those which are considered both physically suitable and available for urban level development. Buildable lands have been surveyed and are presented in Map B2. This map was prepared after close scrutiny and update of the buildable lands survey of 1978. The former survey was found to include numerous areas as "buildable" that actually have severe physical constraints (e.g. the ocean beach west of Beach Loop Road), and thus extremely low suitability for development. Lands considered unsuitable have one or more of the following characteristics: 1. they are located within designated floodplains of creeks or rivers; 2. they are immediately adjacent to the ocean and fuce considerable risk of ocean flooding during storm surge or tidal wave; 3. they have slopes in excess of30%. These buildable areas are found in the following locations (see Map B3): 1. along the ocean front where bluffs are in excess of30% or are low enough to be susceptible to ocean flooding; 2. along the creek beds and canyons of Johnson, Gross, Ferry and Bill Creeks; 3. other areas of excessive slopes such as the bluffs by the south jetty or other isolated areas. The South Jetty area is classified as being in a coastal high hazard area, but within the normal floodproo.fing regulations it may be classified as potentially suitable. Lands considered available must possess all of the following characteristics: 1. they are not developed; 2. they are of sufficient size for the use in question; 3. they are zoned for the use in question; 4. they have reasonable access for future roads and public utilities; 5. they are not in the public right of way of U.S. 101. The fourth criterion was a factor in considering the area southeast of the golf course as "unavailable". Lands classified as "potentially available" are parcels which presently have some development, but which could accommodate more ifthey were to be subdivided or partitioned. For the purposes of projecting and accommodating land needs, potentially available lands may be considered "equal" to those classified as available. 1991 BANDON COMPREHENSIVE PLJ\N PAGE 137 OF 327 CHAPTER 10: COASTAL RESOURCES D Chapter VIII in 1991 Plan Because the City had a land use plan p1ior to the development of the four Coastal Goals, this portion of the Inventory of the Bandon Plan is somewhat separate from the other parts. During the updating of the City of Bandon 1990 Comprehensive Plan, a coastal resources and the current and future land uses. The City of Bandon Invent01y of Coastal Resources is an integral prut of the inventory p01tion of the City of Bandon Comprehensive Plan. The following inventory of properties along the beach in Bandon identifies which properties are not eligible for beachfront protective structures, as is required by Goal 18 as part of the City's periodic review process. This inventory was done by reviewing Coos County Assessors' maps and records if the ownerships of the parcels. Only lots that abut the vegetation line ru·e inventoried, and only those lots that are not eligible for beachfront protection are identified. All other lots are asswned to be eligible (or else Implementation Requirement 5 does not apply to the lot). Goal 18, Implementation Requirement 5 states: Permits for beachfront protective structures shall be issued only where development existed on Januruy 1, 1977. Local comprehensive plans shall identify areas where development existed on January 1, 1977. For the purposes of this requirement. ..development means houses, commercial and industrial buildings, and vacant subdivision lots which are physically improved through construction of streets and provision of utilities to the lot and includes areas where an exception to (2) above has been approved [restlictions on locating structures in beaches and dunes areas.] 1991 BANDON COMPREHENSIVE PLAN PAGE 163 OF 327 The following lots are not eligible for beach:front protective structures; Map Tax Lot 28-l 5-25Index 500 600 700 800 28-15-25BD 3700* 3701* 4000* 4100* 8100* 8400* 9100* 9000* 28-15-36BB 4000 28-15-36BB 1700 28-15-36CB 1000 1100 1200 28-15-36CC 1100 1200 1500 1600 29-15-lBB 1200 1300 1400 1800 1900 29-15-lBC 200 300 400 500 600 700 *None of these lots abut the vegetation line. 1991 BANDON COMPREHENSIVE PLAN PAGE 164 OF 327 The South Jetty and the Bluff The south Jetty and the bluff contain the most unique and attractive areas for residential, tourist commercial, and recreation within the city. These areas have been zoned for "Controlled Development'', in which only one and two family dwellings are pennitted outright, and then only under rather strict conditions. These are a variety of conditional uses which may be pennitted by the Planning Commission, providing additional specified conditions are met. The intent is to control future development in order to enhance the area's unique qualities. South Jetty and Breakwater Addition. West of Robertson's concrete, sand, and gravel facility one enters the south jetty area, or Breakwater Addition as it is known to the maps. The area was created as a result of construction of the south jetty. The so· .:.- · · ··< : ' · · ·of Tupper Rock, a sea stack on the beach at that time which reached 100 feet above the general level of the upper part ofBandon. By 1901 the top of Tupper Rock has been largely removed and quarrying continued for many years. Virtually little trace of it remains today. The jetty was completed to its present extent in 1908 and was extensively repaired in 1954. The Coast Guard maintains the navigational aids on the south of the jetty. The Bandon South Jetty County Park, approximately one acre consisting of an unpaved parking lot and flush type restrooms, provided access for beach combers and the fishennen to the jetty, the rivers mouth, and the ocean beach. At the east end ofthe parking area is a seafood restaurant, located on properties belonging to the Port of Bandon. Aside from the beach sand, the soils on the Breakwater Addition are classified as urban land fill, and some loamy sand. The entire area north and west of Jetty Road was included by the Department ofHousing and Urban Development as a part of the 100 year floodplain in April, 1976. The 1964 Tsunami however, did not reach the homes of Breakwater Addition. Geology of the Bluff. The average coastal erosion in Coos County varies from less than one inch per year to several inches per year depending upon bedrock hardness, topography, and other factors. At Bandon, the irregular headland composed of the extremely varied rocks of the Otter Point formation has had a very slow rate of erosion. There has been little or no change in the past 100 years, with the exception ofa few local slides. The Bluff. The intersections ofJetty Road and the Bandon Beach Loop begins 5 miles of scenic drive along the bluff, dunes, and beaches of South Bandon. This pait ofthe city has been zoned for controlled development to "recognize the scenic and unique quality of Bandon's ocean front and to maintain this quality as much as possible by carefully controlling the nature and scale of future development in this area. It is intended that a mix of uses would be permitted, including residential, tourist commercial, and recreational. Future development is to be controlled in order to enhance the area's unique qualities." In summary, the area between the bluff and highway 101 is very sparsely developed, overall, but contains some ofthe most attractive residential, tourist commercial, and recreation properties on the coast. Coastal erosion on the bluff is the primary geological hazard. Administration of and compliance with the city of Bandon Zoning Ordinance is the chief tool in controlling future development in order to enhance the areas 1991 BANDON COMPREHENSIVE PLAN PAGE 165 OF 327 unique qualities. 1991 BANDON COMPREHENSIVE PLAN PAGE 166 OF 327 BEACH VIEWSHED Description The Beach viewshed encompasses the beach from the South Jetty south to the city limits. The beach is comprised of both dune-backed and bluff-backed shorelines. The visual character of the bluff and dunal areas are varied, with development at the top of the bluff areas, and in some instances, below the bluff. The dunal area adjacent to South Jetty Park is developed with some residences behind the foredunes. Moving southward, the bluff area begins, with two access points to the beach from the Coquille Point Refuge. Below the north access point, looking to the bluff, there continues to be almost no development int:msion into the view. The bluffs are generally vegetated, with occasional areas of visible bedrock. The bluff continues south, past the Face Rock Wayside, until it again begins to taper into dunal formations Zoning and Ownership The beach area itself is owned by the citizens of the State of Oregon, and is accessible to citizens pursuant to the Beach Bill. The areas of bluff and dune are owned by private landowners and public agencies, including the US Fish and Wildlife Service (Coquille Point) and the Oregon Parks and Recreation Department (Face Rock Wayside). The beach and bluff area is zoned Natural Resources (NR) from South Jetty Park south to and including Coquille Point, while the balance of the beach and bluff area moving south is zoned Controlled Development. Statement of Significance The scenic qualities of the Beach viewshed are derived from the view of the Pacific Ocean to the west and the bluffs and dunes to the east. The perspective gained from observing both the ocean and the bluffs rising to the east is unlike the experience ofthe Blufi7Beach Loop viewshed or the Coquille River viewshed, and qualifies it as a significant scenic resource. Because the beach is owned by Oregonians, it is protected under state law through the Statewide Planning Goals, # 16 (Estuarine Resources), # 17 (Coastal Shorelands, and # 18 (Beaches and Dunes). These goals have been implemented through Oregon Administrative Rule (OAR) 660-015-0010. City and State Law control development on the foredunes and the bluff, which is implemented through comprehensive plan policies and the zoning ordinance. 1991 BANDON COMPREHENSIVE PLAN PAGE 183 OF 327 CONCLUSIONS Beach Viewshed: While users of Oregon's beaches may take them for granted, they are consistently ranked in surveys as the State's greatest resource. Their impact on tourist visits and Bandon1s growth in retirees cannot be fully measured. Residents who ranked views were generally more concerned with the views from the City to the Ocean, than from the Ocean beach back to the City. While these significant scenic resources cannot be fully evaluated, the City considered them in its Goal 5 analysis. This analysis does not separate the impacts of the ocean beaches from Bandon's current and future economic, social, environmental and energy health. The Coquille River and the Ocean economically sustained many generations of commercial fishermen and their families, and now sustain fewer commercial fishermen but a growing recreational fishing industty. The community of Bandon was built around the River, and its future will be intricately tied to this natural resource. People come to the ocean for rest, recreation and renewal. The energy of the Ocean has yet to be fully utilized, and continues to be an unexplored option for Bandon's economic future. Actions to protect the resource Any beach views which are determined to be of exceptional significance, and whose significance is affected by development on the foredunes and the bluff, require protection by policies and ordinance provisions adopted in compliance with the Goals and Administrative Rules. These will be reflected in policies and ordinance provisions which relate to the Beach Loop/BluffViewshed Area and the Coquille River Viewshed Area. 1991 BANDON COMPREHENSrvE PLAN PAGE 184 OF 327 THE SOUTH JETTY AND THE BLUFF The south jetty and the bluff contain the most unique and attractive areas for residential, tourist commercial, and recreation within the City. These areas have been zoned for "Controlled Development", in which only one or two family dwellings are pennitted outright, and then only under rather strict conditions. There are a variety of conditional uses which may be permitted by the Planning Commission, providing additional specified conditions are met. The intent is to control future development in order to enhance the area's unique qualities. Following is a description of the South Jetty Area a description of the Geology of the Bluff and a description of the development and other features along the Bluff Breakwater Addition (South Jetty) and the Bluff. South .Jetty and Breakwater Addition West of the Robertson's concrete, sand, and gravel facility one enters the south jetty area, or Breakwater Addition as it is lmown on the maps. This area was created as a result of construction of the south jetty. Survey maps of 1880 show the Coquille River running through the center of what is now Breakwater Addition (21:23). Construction of the jetty has held the mouth.of the river in its present position, and natural accretion and spoils from early dredging of the channel created the young, stabilized dunes which have since become a residential housing area. u'!ir) ·.:1.::::-;. :~. _?J, , ~ . !)~!'/:- ·~;;.. '.: :-.:; ..· - ··1lie. ,:; 0 .; .)t _.. ~:; 21 fTupper Rock, a sea stack on the beach at that time which reached nearly 100 feet above the general level of the upper part of Bandon. By 1901 the top of Tupper Rock had been largely removed and quarrying continued for many 1991 BANDON COMPREHENSIVE PLAN PAGE 222 OF 327 years. Virtually little trace of it remains today (12:66-67). The jetty was completed to its present extent in 1908 and was extensively repaired in 1954 (24: 1--4). The Coast Guard maintains the navigational aids on the south jetty (25:- ). The Bandon south jetty county park, approximately one acre consisting of an unpaved parking lot and flush type restrooms, provides access for beachcombers and fishermen to the jetty, the river mouth, and the ocean beach (5 :7). At the east end of the parking area is a seafood restaurant. Beachcombers (and migratory birds) find interest in the numerous tide pools of a marsh stre"Yin with jetty rocks immediately east ofthe park behind the jetty. Marine algae, invertebrates, and small fish are found there, in addition to a bed of softshell clams which contains an occasional Gaper Clam. The Army Corp of Engineers Reconnaissance Study of Jwie, 1974, found the environmental quality to be "poor" (23 :371). Fishing along the perimeter of the rocky jetty is popular. Between the tidal pool/marsh and the old Coast Guard Station is an abandoned sand and gravel operation where river gravel deposited during freshets was formerly obtained. The sand beach which runs southwest from the jetty has developed as part of the shoreline advance resulting from constmction of the jetty. It is interesting that this shoreline is developing independently of the shoreline north of the river, and that it has advanced several hundred feet further due to the larger bay which was created with the south jetty. There is evidently no transport of sand from one side of the liver to the other. The short beach runs approximately 3/4 mile, from the south jetty to Coquille Point, with rocky islands and an ocean tidal flat in front and the bluff behind (21 :23,24)(31 :-). Aside from beach sand, the soils on the Breakwater Addition are classified as urban land fill, and some loamy sand (6:-). The entire area north and west of Jetty Road was included by the Department of Housing and Urban Development as a part of the 100 year floodplain in April, 1976(27:1). The 1964 tsunamis, however, did not reach the homes at Breakwater Addition. The Breakwater Addition contains about 30 houses. It has been zoned by the City as a controlled development to "enhance and protect the unique character, natural resources and habitat characteristics of the Bandon jetty, to encourage the development of a coastal village atmosphere of the area, and to exclude those uses which would be inconsistent with the area's character" ( 1: 22). A small lagoon pond was entrapped when the liver shifted north to its present position. Th.is lagoon adds to the charm of the residential c01nmwiity and provides habitat for a considerable variety of wildlife. Local residents report that a flock of ducks are present year round and that many species of birds and mammals are regularly observed. 1991 BANDON COMPREHENSIVE PLAN PAGE 223 OF 327 APPENDIXC COASTAL RESOURCES RESEARCH MATERIAL Beaches and Dunes. Bandon's western city limits extend to the line 16 feet above sea level which is described as the vegetation line in O.R.S. 390.770. Development on Foredunes. Residential, commercial, and industrial development will not occur on active foredunes, conditionally stable foredunes, conditionally stable foredunes which are subject to ocean flooding. Any other proposed development will be of minimal value. Proposed development shall be designed, as much as possible, to minimize adverse environmental effects. Ocean Beaches. The City shall protect Bandon's ocean beaches for recreational activities. Estuarine Beaches. Bandon's estuarine beaches shall be protected for uses necessary to support water dependent and water-related activities where appropriate and for S conservation activities where appropriate. Beach and Dune Erosion. It is the policy ofthe City of Bandon to regulate land use actions in beach and dune areas in order to minimize erosion and protect coastal resources. In areas identified as "younger stabilized dunes", "open sand", the City shall require a site review prior to development. The review shall, at a minimum, address hazards to life and public/private property, and recommend appropriate precautions that would avoid endangering life or property and minimize erosion of beaches, cliffs, and dune fonns. Wherever possible, non-structural temporary and permanent sand stabilization programs shall be used to minimize sand erosioIL Structural stabilization or beachfront protection will be allowed only as a last resort and only where allowed by the plan (see invent01y of sites qualifying for beachfront protection in the inventories sections oftbis plan). Tue City shall prohibit breaching of the foredune except to replenish sand supply in interdune areas, or on a temporary basis in an emergency, and only if breaching and following restoration is consistent with sound principals of conservation. No structures shall be developed on the foredune. Bandon' s Unigue Coastal Resources. To recognize the unique coastal location of the city and provide development areas near the ocean where unique resources can be experienced residentially. The Jetty. The City shall: I. enhance the special character and appeal ofthe jetty as a unique community on the Oregon Coast by ensuring that future developments on the jetty will be consistent with its present character. 2. achieve balanced use of the jetty and to enhance its character through controlling residential and conunercial development by taking into consideration the -natural resources of the area. Estuarine Resources, Statewide Planning Goal 16 The City ofBandon shall recognize and protect the unique environmental, economic and social values of 1991 BANDON COMPREHENSIVE PLAN PAGE 271 OF 327 the Coquille Estuary and its associated wetlands. The City shall also strive to protect, maintain and where appropriate, develop or restore the long-te1m environmental, economic and social values, diversity, and benefits of the Coquille Esturuy. The City of Bandon Comprehensive Plan provides and shall continue to provide for appropriate uses (including preservation) with as much diversity as is consistent with the overall Oregon Estuary Classification (O.A.R 660-17-000), as well as with the biological, economic, recreational and aesthetic benefits of the estuary. The Plan protects and shall continue to protect the estuarine ecosystem, including its natural biological productivity, habitat, diversity, unique features and water quality. Coastal Shorelands, Statewide Planning Goall 7 The City shall strive to conserve, protect and, where approp1iate, develop or restore the resources and benefits of the coastal shorelands within its jurisdiction, recognizing their value for the protection and maintenance of water quality, fish and wildlife habitat, water-dependent uses, economic resources, recreation and aesthetics. The City shall also manage these coastal shorelands in a way that is compatible with the characteristics on the adjacent estrnuy. The City shall also strive to reduce the hazard to human life and property, and the adverse effects upon water quality and fish and wildlife habitat resulting from the use and enjoyment on the Coastal Shorelands of the Coquille Estuaiy. The Plan and related implementing actions and pennit reviews shall consider the critical relationships between shorelands and estuarine resources, and the geologic hazards associated with shorelands. The City shall, within the limit ofits authority, maintain the diverse environmental, economic and social values of coastal shorelands, and maintain estuarine water quality, which shall include minimizing man-induced sedimentation. Beaches and Dunes. Statewide Planning Goal 18 The City shall strive to conserve; protect, and, where appropiiate, develop and restore the resources and benefits of dune areas within the coastal shorelands ofthe Coquille Esturuy. The City shall also st:Iive to reduce the hazard to human life and property from natural or man-induced actions associated with these ru·eas. The Plan and related implementing actions shall provide for diverse and appropriate use of dune areas consistent with their ecological, recreational, aesthetic, water resource and economic values, and consistent with the natural limitations of dunes and their vegetation for development or use. Where dunes provide protection to inland areas from ocean or river flooding, they shall be protected. POLICY A. ESTUARY CLASSIFICATION The City shall officially recognize the Coquille River Estuary as a "Shallow-Draft Development Estuary'', 1991 BANDON COMPREHENSIVE PLAN PAGE 272 OF 327 consistent with the overall Oregon Estuary Classification. Further, the Plan's allowed uses and activities are, and must remain, consistent with the "shallow-draft development" designation and the estuarine management unit requirements of Goal #16. This Policy recognizes that the Land Conservation and Development Commission (LCDC) and the Statewide Planning Goals limit the maximum allowable development of Oregon estuaries. POLICYB. NATURAL ESTUARINE MANAGEMENT UNTTS In the Coquille River Estuary, areas shall be designated as Natural Estuarine Management Units to assure the protection of significant fish and wildlife habitats, of continued biological productivity within the estuary, and of scientific, research, and educational needs. These shall be managed to preserve the natural resources in recognition of dynamic, natural, geological, and evolutionary processes. Natural Estuarine Management Units shall include, at a minimum, all major tracts of salt marsh, tideflats, and seagrass and algae beds. POLICYC. CONSERVATION ESTUARINE MANAGEMENT UNTTS In the Coquille River estuary, areas shall be designated as Conservation Estuarine Management Units for long-term uses of renewable resources that do not require major alteration ofthe estuary, except for the purpose of restoration. These areas shall be managed to conserve the natural resources and benefits. These shall include areas needed for maintenance and enhancement of biological productivity, recreational and aesthetic uses, and aquaculture. They shall include tracts of significant habitat smaller or ofless biological importance than those in the Natural Estuarine Management Units, and recreational or commercial oyster and clam beds not included in the Natural Estuarine Management Units. Areas that are partially altered and adjacent to existing development ofmoderate intensity which do not possess the resource characteristics of natural or development units shall also be included in this classification. POLICYD. DEVELOPMENT ESTUARINE MANAGEMENT UNITS In the Coquille River estuary, Development Estuarine Management Units shall be designated to provide for navigation and other identified needs for public, commercial, and industrial water-dependent uses, consistent with the level of development of alteration allowed by the overall Oregon Estuary Classification. Such areas shall include deep-water areas adjacent or in proximity to the shoreline, navigation channels, sub-tidal areas for in-water disposal of dredged material and areas ofminimal biological significance needed for uses requiring alteration of the estuary not included in Natural or Conservation Estuarine Management Units. In designating uses for these areas, the City shall consider the potential for using upland sites to reduce or limit the commitment of the estuarine surface area for surface uses. POLICYE. RESOURCE CAPABILITY; CONSISTENCY AND IMPACT ASSESSMENT: The City concludes that all proposed actions (approved in this Plan) which would alter or potentially alter the integrity or the estuarine ecosystem have been based upon a full consideration of the impacts ofthe proposed alteration and a demonstration of the public's need and gain which warrant such modification or loss, except for uses and activities which require the resource capability consistency test as a condition within a particular management unit. 1991 BANDON COMPREHENSIVE PLAN PAGE 273 OF 327 Chapter 17.04 INTRODUCTORY PROVISIONS Sections: 17.04.010 Title. 17.04.020 Purposes. 17.04.040 Compliance with provisions required. 17.04.010 Title. This title shall be known as the "zoning ordinance" of the city of Bandon. 17.04.020 Purposes. The purposes of this title are: A. To implement the city's comprehensive plan; B. To comply with the provisions of state law and the Statewide Planning Goals. C. To encourage the efficient and appropriate use of land; D. To conserve and stabilize property values; E. To aid in the rendering of fire and police protection; F. To provide for adequate light and air; G. To avoid congestion; H. To encourage orderly growth of the city; I. To facilitate adequate provision of public facilities; J. To protect important natural resources, including open space, mineral and aggregate sources, energy sources, fish and wildlife resources, scenic views and sites, water areas, wetlands, and historical and archaeological sites; K. To protect and enhance the quality of air, land and water resources; L. To protect life and property from natural hazard; M. To provide adequate space for recreational opportunity; N. To promote the economic well-being of the city and to provide areas needed for economic development; 0. To provide adequate space for housing; P. To reserve and protect areas needed for educational facilities; Q. To conserve energy; R. To provide for orderly and efficient growth of the city; and S. To promote the public health, safety, convenience and general welfare. 17.04.040 Compliance with provisions required. A. No structure or lot shall hereafter be used or occupied, and no structure or part thereof shall be erected, moved, reconstructed, extended, enlarged or otherwise altered except as permitted by this title. 8. The planning commission may rule that a use not specifically listed in the allowed uses of a zone shall be included among the allowed uses if the use is of the general type and is similar to the allowed uses. However, this does not authorize the inclusion in a zone where it is not listed of a use specifically in another zone or which is of the same general type and is similar to a use specifically listed in another zone. C. Any new structure and addition to or replacement of existing structures are required to Bandon Municipal Code, Title 17, Codified 10-04-09 Page 2 of 141 be inspected during the building process to assume compliance with all development regulations. Satisfactory completion of three field inspections is required to assure compliance. The first inspection will determine compliance with the approved site plan. The second inspection shall occur after completion of framing the structure. This inspection will determine compliance with approved floor plans and elevation drawings. The final inspection shall occur upon completion of the structure. This inspection will determine compliance with approved plans for drainage, utility service, off-street parking, any required street improvements, and authorized land use. The city shall provide the appropriate zoning compliance application and inspection forms, and may charge a fee for the application and inspections. It is the responsibility of the property owner/applicant to notify the city when it is time for an inspection. The city will provide the required inspection in a timely manner. Any noncompliance revealed by an inspection will be promptly reported to the property owner/applicant with instructions on steps necessary to achieve compliance. If the property owner/applicant does not take steps in a timely manner to assure compliance, the city may issue a stop work order. Use and/or occupancy of the structure shall not be permitted until the city has issued an occupancy permit signifying satisfactory completion of the development regulations compliance process. D. Time Limitation. A zoning compliance is valid for a period of one (1) year from the date of issuance. lf the certificate of occupancy and/or letter of completion has not been issued within this period, the zoning compliance becomes null and void without further proceedings. The applicant may request one six (6) month extension prior to the expiration of the zoning compliance. The Planning Department may grant the extension for good cause as demonstrated by the applicant. Once a zoning compliance is determined to be null and void, an applicant must make a new application to the City, and is responsible for the payment of all applicable fees. E. Section 17.040(0) shall be implemented immediately and shall apply to all zoning compliance active on the effective date of adoption of this section. F. Notwithstanding subsection (D) above, the City Council may grant zoning compliance extensions beyond 18 months for extraordinary circumstances such as medical injuries or emergencies beyond the control of the applicant. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 3 of 141 Chapter 17.08 ESTABLISHMENT OF ZONES Sections: 17.08.010 Classification of zones. 17.08.020 Zoning map. 17.08.010 Classification of zones. Classification of zones. For the purpose of this title, the city is divided into zones designated as follows: Zone Abbreviated Residential 1 R-1 Residential 2 R-2 Controlled development 1 CD-1 Controlled development 2 CD-2 Controlled development residential 1 CD-R1 Controlled development residential 2 CD-R2 Old Town commercial C-1 General commercial· · C-2· Marine commercial C-3 Light industrial LI Heavy industrial HI Public facilities and parks PF Water ,w Natural resource and open space NR Historic-cultural overlay HC Shoreland overlay so Architectural review overlay AR Airno.rt ov~rl.~y .. AQ 17.08.020 Zoning map. A. The location and boundaries of the zones designated in Section 17.08.010 are established as shown on the map entitled "Zoning Map of the City of Bandon, Oregon," d@ted. w.ltb. t.ne ettective. d~ie. of tne. Qfdln~n~- GOd.iU,~d. i11 thl§ tltl~. Wl:Q ~gn~9. bY th~ mayor and city recorder, and hereafter referred to as the "zoning map." B. The zoning map is made a part of this title. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 4 of 141 •••••&&• .....w I/Ill II 11/// (( Chapter 17.24 CONTROLLED DEVELOPMENT 2 (CD-2) ZONE Sections: 17.24.010 Purpose. 17.24.020 Permitted uses. 17.24.030 Conditional uses. 17.24.040 Limitations on use. 17.24.050 Signs. 17.24.060 Lot size. 17.24.070 Yards. 17.24.080 Height of structures. 17.24.090 Lot coverage. 17 .24.01 O Purpose. The purpose of the CD-2 zone is to protect and enhance the unique character, natural resources and habitat characteristics of the Bandon Jetty and its bluff area, to provide for the development of a coastal village atmosphere, and to exclude those uses which would be inconsistent with the area's character. 17.24.020 Permitted uses. In the CD-2 zone, the following uses are permitted outright provided that the use promotes the purpose of the zone and all other requirements of this title are met A. Single-family dwellings, or manufactured dwellings as defined in Title 16; B. Residential care home; C. Adult foster care home; D. Public utilities, induding service structures. (Editorially amended, 2003.) 17.24.030 Conditional uses. In the CD-2 zone, the following uses and their accessory uses may be allowed in accordance with Chapter 17.92 and the provisions of this title: A. Duplex; B. Museums, interpretive centers, marine-oriented parks, marine-oriented outdoor recreation facilities; C. Gift, art, specialty, or handicraft shop; D. Eating and drinking establishments; E. Bed and breakfast, bed and breakfast inn; F. Vacation rental dwellings; G. Planned unit development, including resorts, except mobile home, trailer or recreational vehicle; H. Residential facility. 17.24.040 Limitations on use. A. Drive-up uses are prohibited. B. All new uses or structures or major exterior alterations of existing structures in the CD-2 zone shall comply with the following: 1. The developer shall be required to gain approval from the planning commission during a plan review in public session regarding the design and siting of the Bandon Municipal Code, Title 17, Codified 10-04-09 Page 18 of 141 structure(s) and all other requirements of this title. The approval or denial of a proposed land use resulting from this review will occur as a limited land use decision and shall require notice to property owners in the notice area (see Section 17.120.070). 2. The use or structure must conform to this chapter. 3. The exterior of all structures will utilize natural wood material and be of a rustic appearance in accordance with the purpose of the zone (Section 17.24.010). 4. Metal-sided buildings are prohibited. C. Plans shall be reviewed to assess the possible presence of any geologic hazard. If any part of the subject lot is in an area designated as a moderate or severe hazard area on the Bandon Bluff Inventory Natural Hazards Map or if any geologic hazard is suspected, the planning commission shall require a report to be supplied by the developer which satisfactorily evaluates the degree of hazard present and recommends appropriate precautions to avoid endangering life and property and minimize erosion. The burden of proof is on the landowner to show that it is safe to build. 1. The following identifies the reports which may be required: a. Soils Report. This report shall include data regarding the nature, distribution and strength of existing soils, conclusions and recommendations for grading, design criteria for corrective measures, and options and recommendations covering the carrying capabilities of the sites to be developed in a manner imposing the minimum variance from the natural conditions. The investigation and report shall be prepared by a professional civil engineer currently registered in the state of Oregon. b. Geology Report. This report shall include an adequate description, as defined by the city manager or designate, of the geology of the site, conclusions and recommendations regarding the effect of geologic conditions in the proposed development, and opinions and recommendations as to the carrying capabilities of the sites to be developed. The investigation and report shall be prepared by a professional geologist currently registered in the state of Oregon. c. Hydrology Report. This report shall include an adequate description, as defined by the city manager or designate, of the hydrology of the site, conclusions and recommendations regarding the .effect of hydrologic conditions on the proposed development, and options and recommendations covering the carrying capabilities of the sites to be developed. The investigation and report shall be prepared by a professional civil engineer currently registered in the state of Oregon. 2. The planning commission may waive any of these reports if it decides that they are irrelevant to the site. D. No structures shall be located on identified foredunes. Breaching of foredunes shall only be allowed on a temporary basis in a dire emergency and shall be followed immediately by replenishment of sand, structural or binding material and vegetation, to the height of the surrounding existing dune. It shall be the responsibility of the developer or the party responsible to rebuild any breach or reestablish any vegetation that is removed, displaced or damaged on any bluff, foredune, or in construction or site preparation. Such reestablishment shall begin as soon as possible after the aforementioned activity is complete. If the reestablishment is not started immediately, the city manager or designate shall require a bond in a sufficient amount to cover the costs of such rebuilding or reestablishment of vegetation. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 19 of 141 E. Minor modifications to existing structures, such as entryways, decks, porches, windows, fences and changes due to normal maintenance or emergency repairs, may be administratively approved provided the modifications do not occur in a hazard area, do not impact view from adjoining areas and are consistent with all other ordinance provisions. F. Recreational vehicles, trailer houses, boats eighteen (18) feet in length or greater, shall not be stored in a required front yard. For the purposes of this section, limitation on the storage of recreational vehicles shall apply only to recreational vehicles six feet six inches in height or greater. G. All homes in the CD-2 zone, including but not limited to conventionally constructed homes and manufactured homes, shall utilize at least eight of the following design features (at least 4 of the design features must be integrated on a face of the dwelling): 1. Garage constructed with finish materials matching the residence; 2. Hip Roof 3. Roof with a pitch at or greater than 3/12; 4. Hip Roof; 5. Gables; 6. Mullioned Windows 7. Eaves with a minimum projection of six inches; 8. Tile or architectural grade shingles; 9. Dormers; 10. Offsets on the building face or roof of at least twelve (12) inches; 11. Cupolas; 12. Covered porch - a minimum of 25 square feet; 13. Recessed entry area a minimum of three feet 14. Pillars or posts; 15. Bay windows; 16. Window shutters; 17. Clerestory windows; 18. Horizontal lap siding on 100% of the exterior, cedar shake of shingle or shingle siding on 100% of the exterior, or combination of cedar shake or shingle siding or lap siding with stone. 17.24.050 Signs. See Chapter 17.90 Signs 17.24.060 Lot size. In the CD-2 zone, except as provided in Section 17.104.050, minimum lot size shall be as follows: A. For a single-family dwelling, a lot shall be a minimum of five thousand four hundred (5,400) square feet. For a duplex, a lot shall be a minimum of nine thousand (9,000) square feet 8. Lots shall have a minimum of forty (40) feet of physically accessible street frontage. C. Lot depth shall be ninety (90) feet. 17.24.070 Yards. Except as provided in Section 17.104.060, in the CD-2 zone, yards shall be as follows: A. The front yard shall be at least twenty (20) feet. Bandon Municipal Code, Title 17, Codified 10-04-09 Page20of 141 B. Each side yard shall be a minimum of five feet, and the total of both side yards shall be a minimum of thirteen (13) feet, except that for corner lots, a side yard abutting a street shall be at least fifteen ( 15) feet. C. The rear yard shall be at least ten (1 O) feet, except that in such a required rear yard, storage structures (less than fifty (50) square feet), and other non-habitable structures may be built within five feet of the rear property line, provided that they are detached from the residence and the side yard setbacks are maintained. Such structures shall not be used as or converted for habitation, shall not be connected to any sewer system and shall not exceed sixteen (16) feet in height. D. Where a side yard of a new commercial structure or bed and breakfast inn abuts a residential use, that yard shall be a minimum of fifteen ( 15) feet. 17.24.080 Height of Buildings and Structures. A. Except as otherwise permitted in 17.24.100 Exceptions to height limitations, or pursuant to 17.24.080.B (below), no portion of any building shall exceed a height of twenty-eighty (28) feet, measured as provided in 16.42.010 Definitions, "Height of building or structure." B. With the specific approval of the Planning Commission, a building or structure may exceed a height of twenty-eight (28) feet, up to a maximum height of thirty-five (35) feet. 1. Review Criteria In deciding whether to approve or deny a request for the additional height, the Planning Commission shall consider and require conformance with the following review criteria. It shall be the applicant's responsibility to provide sufficiently detailed plans, data, and all other information necessary for the Planning Commission to determine whether the proposed additional height complies with the applicable review criteria. a. The additional height shall not negatively impact the views from surrounding properties. b. The additional height shall not cut off sunlight onto surrounding properties. c. The additional height shall not negatively impact the aesthetic character of the neighborhood. d. All portions of any roofs above 28 ft. shall be sloped a minimum of 3: 12, and must slope down and away from the highest point of the structure. e. For each one (1) foot, or portion thereof, that the highest point of the structure exceeds twenty-eight (28) feet, the minimum required front, side, and rear setbacks, as defined in 16.42.010 Definitions, shall each be increased by one (1) foot. 2. Review Procedures and Public Notices The review and approval of requests for additional height as provided herein shall be considered limited land use decisions, and shall be subject to the application, review, and public notice procedures as specified for limited land use decisions in Chapter 17.120. 17 .24.090 Lot coverage. In the CD-2 zone, buildings shall not occupy more than fifty (50) percent of the lot area. 17.24.100 Exceptions to building height limitations. A Chimneys, provided that they do not extend more than five feet above the highest point Bandon Municipal Code, Title 17, Codified 10-04-09 Page 21 of 141 of the proposed structure. 8. Private, non-commercial antennas or HAM radio antennas and towers up to twenty-eight (28) feet in height, may be allowed as a Conditional Use, provided that no commercial equipment is located on or near such antennas. 17.24.110 Fill A. Except as otherwise specifically permitted, no fill or other means shall be used to elevate any land within so as to remove it from the floodplain for purposes of development, construction, or improvement and/or to remove it from being subject to any regulations applicable to land within a floodplain. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 22 of 141 Chapter 17 .28 CONTROLLED DEVELOPMENT 3 (CD-3) ZONE Sections: 17.28.010 Purpose. 17.28.020 Permitted uses. 17.28.030 Conditional uses. 17.28.040 Limitations on use. 17.28.050 Signs. 17.28.060 Lot size. 17.28.070 Yards. 17.28.080 Height of structures. 17.28.090 Lot coverage. 17.28.010 Purpose. The purpose of the CD-3 zone is to provide appropriate development opportunities in the entryway to the South Jetty area while protecting and enhancing its unique natural resources. This zone will serve as a transitional area between the commercial uses of the Old Town/Waterfront area to the predominately residential South Jetty neighborhood. 17.28.020 Permitted uses. Jn the CD-3 zone, the following uses are permitted outright provided that the use promotes the purpose of the zone and all other requirements of this title are met: A. Single-family dwelling, or manufactured dwellings as defined in Title 16; B. Adult foster care home; C. Public utilities, induding service structures. (Editorially amended, 2003.) 17.28.030 Conditional uses. In the CD-3 zone, the following uses and their accessory uses may be allowed in accordance with Chapter 17.92 and the provisions of this title: A. Duplex; B. Planned unit development (PUD), induding multifamily dwellings, but excluding individual mobile homes, trailers, recreational vehides or parks thereof; C. Gift, art, specialty, or handicraft shop; D. Eating and drinking establishments; E. Bed and breakfast, bed and breakfast inn. 17.28.040 Limitations on use. A. Drive-up uses are prohibited. B. All new uses or structures or major exterior alterations of existing structures in the CD-3 zone shall comply with the following: 1. The developer shall be required to gain approval from the planning commission during a plan review in public session regarding the design and siting of the structure(s) and all other requirements of this title. The approval or denial of a proposed land use resulting from this review will occur as a limited land use decision and shall require notice to property owners in the notice area (see17.120). Bandon Municipal Code, Title 17, Codified 10-04-09 Page23of 141 2. The use or structure must conform to this chapter. 3. The design of all structures, and materials selected for their exterior surfaces, will utilize scale, color and materials that will enhance and promulgate the small town/village idiom currently found in the adjacent CD-2 and C-3 zones. 4. Prefabricated or sheet metal-sided buildings are prohibited. C. Plans shall be reviewed to assess the possible presence of any geologic hazard. If any part of the subject lot is in an area designated as a moderate or severe hazard area on the Bandon Bluff Inventory Natural Hazards Map or if any geologic hazard is suspected, the planning commission shall require a report to be supplied by the developer which satisfactorily evaluates the degree of hazard present and recommends appropriate precautions to avoid endangering life and property and minimize erosion. The burden of proof is on the landowner to show that it is safe to build. 1. The following identifies the reports which may be required: a. Soils Report. This report shall indude data regarding the nature, distribution, and strength of existing soils, conclusions and recommendations for grading, design criteria for corrective measures, and options and recommendations covering the carrying capabilities of the sites to be developed in a manner imposing the minimum variance from the natural conditions. The investigation and report shall be prepared by a professional civil engineer currently registered in the state of Oregon. b. Geology Report. This report shall include an adequate description, as defined by the city manager or designate, of the geology of the site, conclusions and recommendations regarding the effect of geologic conditions in the proposed development, and opinions and recommendations as to the carrying capabilities of the sites to be developed. The investigation and report shall be prepared by a professional geologist currently registered in the state of Oregon. c. Hydrology Reoort. This report shall include an adequate description, as defined by the city manager or designate, of the hydrology of the site, conclusions and recommendations regarding the effect of hydrologic conditions on the proposed development, and options and recommendations covering the carrying capabilities of the sites to be developed. The investigation and report shall be prepared by a professional civil engineer currently registered in the state of Oregon. 2. The planning commission may waive any of these reports if it decides that they are irrelevant to the site. D. Minor modifications to existing structures, such as entryways, decks, porches, windows, fences and changes due to normal maintenance or emergency repairs, may be administratively approved provided the modifications do not occur in a hazard area, do not impact view from adjoining areas and are consistent with all other provisions of this title. E. Development must acknowledge and accommodate the Port of Bandon's Riverwalk Master Plan. F. All homes in the CD-3 zone, including conventionally constructed and manufactured homes, shall utilize at least eight of the following design features (at least 4 of the design features required must be integrated on a face of the dwelling): 1. Garage constructed with finish materials matching the residence; 2. Hip Roof 3. Roof with a pitch at or greater than 3/12; Bandon Municipal Code, Title 17, Codified 10-04-09 Page 24 of 141 4. Hip Roof; 5. Gables; 6. Mullioned Windows 7. Eaves with a minimum projection of six inches; 8. Tile or architectural grade shingles; 9. Dormers; 10. Offsets on the building face or roof of at least twelve (12) inches; 11. Cupolas; 12. Covered porch - a minimum of 25 square feet; 13. Recessed entry area a minimum of three feet 14. Pillars or posts; 15. Bay windows; 16. Window shutters; 17. Clerestory windows; 18. Horizontal lap siding on 100% of the exterior, cedar shake of shingle or shingle siding on 100% of the exterior, or combination of cedar shake or shingle siding or lap siding with stone. 17.28.050 Signs. See Chapter 17.90 Signs 17.28.060 Lot size. In the CD-3 zone, except as provided in Section 17.104.050, minimum lot size shall be as follows: A. For a single-family dwelling, a lot shall be a minimum of five thousand four hundred (5,400) square feet in area. For a duplex, a lot shall be a minimum of nine thousand (9,000) square feet in area. Lot requirements for multifamily dwellings shall be such that a maximum density of seventeen (17) units per net acre is not exceeded. B. Lots shall have a minimum of forty (40) feet of physically accessible street frontage. C. Minimum lot depth shall be ninety (90) feet.) 17.28.070 Yards. Except as provided in Section 17.104.060, in the CD-3 zone, yards shall be as follows: A. The front yard shall be at least twenty (20) feet. B. Each side yard shall be a minimum of five feet, and the total of both side yards shall be a minimum of thirteen (13) feet, except that for corner lots, a side yard abutting a street shall be at least fifteen (15) feet. C. The rear yard shall be at least ten (10) feet except that in such a required rear yard, storage structures (less than fifty (50) square feet), and other non-habitable structures may be built within five feet of the rear property line, provided that they are detached from the residence and the side yard setbacks are maintained. Such structures shall not be used as or converted for habitation, shall not be connected to any sewer system and shall not exceed sixteen (16) feet in height. D. Where a side yard of a new commercial structure or bed and breakfast inn abuts a residential use, that yard shall be a minimum of fifteen (15) feet. 17.28.080 Height of Buildings and Structures. A. Except as otherwise permitted in 17.28.100 Exceptions to height limitations, or pursuant to 17.28.080.B (below), no portion of any building shall exceed a height of twenty-eighty Bandon Municipal Code, Title 17, Codified 10-04-09 Page 25 of 141 (28) feet, measured as provided in 16.42.010 Definitions, "Height of building or structure." B. With the specific approval of the Planning Commission, a building or structure may exceed a height of twenty-eight (28) feet, up to a maximum height of thirty-five (35) feet. 1. Review Criteria In deciding whether to approve or deny a request for the additional height, the Planning Commission shall consider and require conformance with the following review criteria. lt shall be the applicant's responsibility to provide sufficiently detailed plans, data, and all other information necessary for the Planning Commission to determine whether the proposed additional height complies with the applicable review criteria. a. The additional height shall not negatively impact the views from surrounding properties. b. The additional height shall not cut off sunlight onto surrounding properties. c. The additional height shaH not negatively impact the aesthetic character of the neighborhood. d. All portions of any roofs above 28 ft. shall be sloped a minimum of 3: 12, and must slope down and away from the highest point of the structure. e. For each one (1) foot, or portion thereof, that the highest point of the structure exceeds twenty-eight (28) feet, the minimum required front, side, and rear setbacks, as defined in 16.42.010 Definitions, shall each be increased by one (1) foot. 2. Review Procedures and Public Notices The review and approval of requests for additional height as provided herein shall be considered limited land use decisions, and shall be subject to the application, review, and public notice procedures as specified for limited land use decisions in Chapter 17 .120. 17.28.090 Lot coverage. In the CD-3 zone, buildings shall not occupy more than fifty (50) percent of the lot area. 17.28.100 Exceptions to building height llmitations. A. Chimneys, provided that they do not extend more than five feet above the highest point of the proposed structure. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 26 of 141 Chapter 17.60 PUBLIC FACILITIES AND PARKS (PF) ZONE Sections: 17.60.010 Purpose. 17.60.020 Permitted uses. 17.60.030 Conditional uses. 17.60.040 Conditional use permit fee. 17.60.010 Purpose. The purpose of the PF zone is to identify and reserve publicly owned areas for the development of needed public facilities and services. 17.60.020 Permitted uses. No land uses are permitted outright in the PF zone. 17.60.030 Conditional uses. In the PF zone, the following uses and their accessory uses may be allowed in accordance with Chapter 17.92 and the provisions of this title: A. Schools, including nursery or day care centers; B. Parks or recreational facilities; C. Public utility or service buildings; D. Public parking; E. Government structures, offices or uses; F. Community center; G. Cemeteries; H. Other uses conducted for public purposes. I. Small-scale commercial uses that occur on an on-going basis (at least 3 times per week), provided they are incidental to the primary use, are undertaken on property owned by a public agency, and are specifically authorized by the public agency owning the property. Occasional uses, events, and activities are allowed subject to administrative review. 17 .60.040 Conditional use permit fee. A public agency applying for a conditional use permit in the public facilities and parks zone is not subject to the conditional use permit fee. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 47 of 141 Chapter 17 .68 NATURAL RESOURCE AND OPEN SPACE (NR) ZONE Sections: 17.68.010 Purpose. 17.68.020 Permitted uses. 17.68.030 Conditional uses. 17.68.010 Purpose. The purpose of the NR zone is to protect important natural resources, such as open space areas, significant fish and wildlife habitats, outstanding scenic views and sites, ecological and scientific natural areas, wetlands and watersheds, historical areas and structures, and areas necessary to maintain or protect the quality of air, land and water resources from inappropriate or incompatible development. In an NR zone uses shall be limited to those uses that are consistent with protection of natural values. 17.68.020 Permitted uses. In the NR zone the following uses are permitted outright: A. Wildlife and marine life sanctuaries; 8. Public parks; C. Low-intensity recreational uses which do not include the use of structures; D. Harvesting wild crops. 17.68.030 Conditional uses. In the NR zone, the following uses may be allowed in accordance with Chapter 17.92 and the provisions of this title: A. Public utilities and facilities, except that all utilities shall be underground; B. Structures for recreational activity or public use, except that such structures shall be built and located so as to minimize their impact on visual and resource values of the area; C. Historical structures and rehabilitation of such structures; 0. Aquaculture and accessory facilities; E. Propagation and selective harvesting of forest products; F. Grazing; G. Nonstructural foredune maintenance, repair or restoration, not including foredune grading. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 52 of 141 Chapter 17.76 SHORE LAND OVERLAY (SO) ZONE Sections: 17.76.010 Purpose. 17.76.020 Permitted uses and activities. 17.76.030 Conditional uses and activities. 17.76.040 Correspondence with underlying zone. 17.76.050 Special provisions. 17.76.060 Supplemental provisions for estuarine and shoreland uses/activities- pre-appl ication conference. 17.76.070 Notification of public agencies. 17.76.080 Information to be provided. 17.76.090 Resource capabilities test. 17.76.100 Dredge, fill, or other significant reductions or degradations. 17.76.110 Impact assessment. 17.76.120 Coordination with Division of State Lands (DSL) state/federal waterway permit reviews. 17.76.130 Shoreland uses/activities matrix. 17.76.01 O Purpose. The purpose of the shoreland overlay zone is to implement the provisions of the shoreland management units adopted in the city's comprehensive plan. The uses for each shoreland management unit are shown in Table 17.76.130, Shoreland Uses/Activities Matrix. These management units are shown on the city's zoning map. The requirements of this overlay zone are applied in addition to the requirements of the underlying zone. In cases where the requirements of this zone overlap or conflict with the requirements of the underlying zone, the more restrictive shall apply. 17.76.020 Permitted uses and activities. Permitted uses and activities are designated for each management unit in Table 17.76.130, Shoreland Uses/Activities Matrix. To resolve possible conflicts, the following rules shall apply: A. Uses permitted in the shoreland overlay zone but conditional uses in the underlying zone shall be conditional uses. B. Uses permitted in the shoreland overlay zone but not permitted in the underlying zone shall not be permitted. C. Activities not listed in the underlying zone shall be permitted or not permitted according to this overlay zone. 17.76.030 Conditional uses and activities. The conditional uses listed in Table 17.76.130, Shoreland Uses/Activities Matrix, may be allowed when in accordance with Chapter 17 .92, applicable conditions of approval listed as footnotes on the table, and applicable policies of the comprehensive plan. Plan estuary Policies "A" through "U" are included herein by reference and made a part of this title. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 55 of 141 17.76.040 Correspondence with underlying zone. Specific uses listed in the underlying zone but not listed in this overlay zone shall be considered under the general category of use which corresponds to the specific use. 17.76.050 Special provisions. All uses and activities, whether permitted or conditional, must conform to the standards listed below and the shoreland uses/activities matrix, appearing as Table 17.76.130 in this chapter. These standards are applicable to wetlands shown on the National Wetlands Inventory Map and other inventory maps of the city. A. Dredged Material Disposal (DMD). Restoration (R). or Mitigation (M) Sites. Uses otherwise permitted by this title but proposed within a designated DMD, R or M site shall be permitted only upon satisfying all of the following criteria: 1. The proposed use must not entail substantial structural or capital improvements, such as roads, permanent structural or capital improvements, such as roads, permanent buildings, or non-temporary water and sewer connections; 2. The proposed use must not require any major alteration of the site that would affect drainage or reduce the usable volume of the site, such as extensive site grading/excavation or elevation from fill; 3. The proposed use must not require site changes that would prevent the expeditious conversion of the site to estuarine habitat. B. Significant Wildlife Habitat. These sites are limited to uses and activities which are consistent with the protection of natural values. Such uses may include harvesting wild crops and low-intensity recreational and educational activities not requiring developed facilities. C. Riparian Vegetation. Riparian vegetation shall be protected as per Section 17.104.100, and by requiring a site plan showing (as applicable): 1. The shoreline; 2. The shorelands plan boundary; 3. The extent of riparian vegetation; 4. The details of proposed construction or access and any proposed vegetation removal: 5. The above shall be shown for an area within fifty (50) feet horizontal distance from the line of non-aquatic vegetation. D. Areas Especially Suited for Water~Dependent Uses (ESWD). Any use proposed for a site designated as ESWD on the special features map must be found to be consistent with comprehensive plan Policy "L." E. Historic Structures and Sites. The Breuer Building, the Bandon Lighthouse, the Old Coast Guard Building and the Moore Mill Truck Shop are protected by the historic-cultural overlay zone (HC), and all uses shall be consistent with comprehensive plan Policy 2-Historical and Archaeological Preservation. 17.76.060 Supplemental provisions for estuarine and shoreland uses/activities-pre- application conference. A. The following provisions shall be applied as applicable to implement Chapter 17.64: The applicant may request a pre-application conference which will be held within ten (10) days of the request. B. The purpose of the conference shall be to acquaint the applicant with the substantive and procedural requirements of this title and the comprehensive plan, provide for an exchange of information regarding applicable elements of the comprehensive plan and city ordinances, determine what technical and design assistance will be needed to aid the applicant, identify previously approved development proposals of a similar nature into conformance with necessary state and/or federal permit requirements, indicate what Bandon Municipal Code, Title 17, Codified 10-04-09 Page 56 of 141 information will be required to review the application, and otherwise identify policies and requirements of this title that create opportunities or pose constraints for the proposed development. 17.76.070 Notification of public agencies. For conditional uses within the shoreland overlay zone, the following agencies shall be notified by mail according to the notice provisions as stated in Section 17.120.090: A State agencies: 1. Division of State Lands, 2. Department of Fish and Wildlife, 3. Department of Environmental Quality; B. Federal agencies: 1. Army Corps of Engineers, 2. National Marine Fisheries Service, 3. U.S. Fish and Wildlife Service; C. Other notification (where applicable): 1. State Water Resource Department (uses including appropriation for water only), 2. State Department of Geology and Mineral Industries (mining and mineral extraction only), 3. State Department of Energy (generating and other energy facilities only), 4. Department of Economic Development (docks, industrial and port facilities andmarinas, only). 17.76.080 Information to be provided. In addition to the information listed in Chapter 17 .92 and in the underlying zone and in other parts of this title, the following information may be required, as applicable: A Identification of resources existing at the site; B. Description of the types of alteration to occur, if any, including information detailing the extent of the alteration, such as: 1. Area measurement, 2. Site coverage, 3. Depth to which alterations will extend, 4. Volume of material removed or placed as fill; C. Effects of the proposed use on physical characteristics of the estuary and the proposed site, such as: 1. Flushing, 2. Patterns of circulation and other hydraulic factors, 3. Erosion and accretion patterns, 4. Salinity, temperature and dissolved oxygen, 5. Biological and chemical oxygen demand, 6. Turbidity and salinity characteristics of the water; D. Effects of the proposed use on biological characteristics of the estuary and shorelands such as: 1. Benthic habitats and communities, 2. Anadromous fish migration routes, 3. Fish and shellfish spawning and rearing areas, 4. Primary productivity, resting, feeding and nesting areas for migratory and resident shorebirds, wading birds and other waterfowl, 5. Riparian vegetation, 6. Wildlife habitat; E. Effects of the proposed use on other established uses in the area; F. Impacts of the proposed use on navigation and public access to shoreland or estuarine Bandon Municipal Code, Title 17, Codified 10-04-09 Page 57 of 141 areas; G. Assurance that structures have been properly engineered; H. Alternative project designs and/or locations which have been considered in order to minimize preventable adverse impacts; I. Steps which have been taken to minimize or avoid adverse impacts; J. If application has been made to the Corps of Engineers of Oregon Division of State Lands for permit approval, applications for local approval shall include the federal/state permit application and information submitted with that request; K. A set of findings which demonstrate compliance with the applicable policies, standards, the criteria required by the comprehensive plan and this title; L. Maps, photographs, or other descriptive materials showing how the siting, design, operation and maintenance chosen by the applicant meets the policies, standards and criteria of the comprehensive plan and this title. 17.76.090 Resource capabilities test. Certain uses in estuarine areas require findings of consistency with the resource capabilities of the area. For uses and activities requiring the resource capabilities test, a special condition is noted in the applicable subdistrict. Other uses either do not require the test or adequate findings are already included in the comprehensive plan. The provisions of this section apply only to those uses and activities for which the resource capabilities test is required as a special condition. A. A determination of consistency with resource capabilities shall be based on: 1. Identification of resources existing at the site, including environmental (e.g., aquatic life and habitat present, benthic populations, migration routes) and social and economic factors (navigation channels, public access facilities, areas especially suited for water-dependent use); 2. Evaluation of impacts on those resources by the proposed use; 3. Determination of whether the resources can continue to achieve the purpose of the management unit if the use is approved. B. Jn determining consistency of a proposed use with the resource capabilities of the area, the city shall rely on federal or state resource agencies for regulated activities in estuarine areas. Findings must show that the proposed use is consistent with the permits approved for that area. The city may submit proposed findings to the permit-issuing agency as a part of the local review and comment process. (Amended during 2000 codification) 17. 76.100 Dredge, fill. or other significant reductions or degradations. Uses and activities which involve dredge, fill or other significant reductions or degradations of natural estuarine values are allowed in the respective management units only if such actions are found to be consistent with comprehensive plan Policy "E." For the purpose of this requirement, "significant" shall be determined by: A. The U.S. Army Corps of Engineers through its Section 10 and 404 permit processes; or B. The Department of Environmental Quality for approvals of new aquatic log storage areas only; or C. The Department of Fish and Wildlife for new aquaculture proposals only. (Amended during 2000 codification) 17.76.110 Impact assessment. Findings for uses in Sections 17.76.090 and 17.76.100 shall be made according to comprehensive plan Policy "E." Findings need not be lengthy or complex, but it shall provide a clear understanding of the impacts to be expected. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 58 of 141 17.76.120 Coordination with Division of State Lands CDSL) state/federal waterway permit reviews. If the city is notified by DSL that a state or federal permit has been requested for a use or activity which is permitted outright or permitted with standards, the following provisions shall apply: A. No application to the city is necessary for uses or activities which do not require local approval. Local input shall be provided to permit granting agencies in response to public notice provisions of their application procedures. 8 . The fact that a use or activity is permitted, permitted conditionally or not permitted shall be reported to the permit granting agency within three working days of a public notice or other request for such information. The report shall contain a statement of what, if any, standards and conditions must be applied if the permit is granted, and the need, if any, for other local permits for uses associated with the regulated activities. Also, the city may submit proposed findings to the permit agency as a part of the local review and comment process. 17.76.130 Shoreland uses/activities matrix. Shoreland uses/activities in the SO zone are shown in the following table: Table 17.76.130: SHORELAND USES/ACTIVITIES MATRIX Shorelands Mgmt 1 2 I 3A 3E 4 5 6 7 8 9 10 11 12 Unit No. I I 1 Plan Designation PF CD MC ESWD PF UR OTC OS CD PF NR NR CD Uses AQuaculture NP NP p p NP I p NP NP NP NP cu cu NP Commercial Uses Water-dependent NP NP p p NP NP NP NP NP NP NP NP NP Water-related NP NP p CU* NP NP cu NP p NP NP NP NP Not dependent or NP cu p NP NP NP cu NP p NP NP NP NP related Water of-iented NP cu p NP NP NP p NP p NP NP NP NP I Industrial Uses , Water-dependent NP NP p p NP NP NP NP . NP NP ·NP NP NP Water-related NP NP p CU* NP NP cu NP p NP NP NP NP Not dependent or NP NP p ' NP NP NP cu NP p NP NP NP NP related - Loe Starace NP NP NP NP NP NP NP NP ·NP NP NP NP NP Marinas (shore NP NP NP p NP NP NP NP cu NP NP NP NP facilities) - - Recreational Uses I Water-denendent p cu p p p p NP NP NP p P1 P1 P1 . Water-related : NP cu p I CU* p :P p NP cu NP : P1 P1 P1 Not dependent or NP cu p NP p p p p ' P NP P1 P1 P1 related I ResidentiaJ NP cu p NP NP p p NP p NP NP NP CU6 p p p p p p p p p Utillities CU* cu - I cu cu Parks and p cu cu NP cu cu p p cu ' p ·p p ,CU ·Sanctuary Bandon Municipal Code, Title 17, Codified 10-04-09 Page 59 of 141 Shorelands Mgmt 1 2 3A 3E 4 5 6 7 8 9 10 11 12 Unit No. Plan Designation PF CD MC ESWD PF UR OTC OS CD PF NR NR CD Uses Harvest Wild p p NP NP NP p NP p NP p p p p Crops Pub.Use p cu cu CU* p cu cu p cu p cu cu cu Structure including Recreational Historical Struc. p cu cu CU* p cu cu p cu p cu cu cu includina Rehab. Forest Products Propagation & NP NP NP NP NP NP NP NP NP NP cu cu NP selective harvest Grazina NP NP NP NP NP NP NP cu NP NP cu cu NP Dredaed Material Disposal NP NP NP NP NP NP NP NP cu NP cu NP NP 2,3,5 2,3,5 Dune Stabilization and Restoration Active NP cu NP NP NP NP NP NP NP NP cu cu cu Passive NP p NP NP NP NP NP NP NP NP p p p Fill p P7 p p p p p p p p p p p Land Division NP p p p NP p p p p NP cu cu cu Mitigation NP p NP NP NP NP NP NP p NP p p cu Shoreline Stabilization Structural cu CU4 CU4 CU4 CU4 NP CU4 NP CU4 CU4 CU4 CU4 CU4 4 Nonstructural p p p p p p p p p p p p p PF Public Facilities p Permitted CD Controlled Development cu Conditional Use MC Marine Commercial NP Not Permitted UR Urban Residential * Must be in conjunction with a water-dependent use OTC Old Town Commercial OS Open Space I Industrial NR Natural Resource Endnotes 1. Low intensity uses only 2. In designated site only 3. Dredged material disposal (DMD) must include stabilization measures to control runoff and prevent sloughing 4. Subject to comprehensive plan policy "I" 5. Subject to comprehensive plan policy "Nu 6. See Bandon comprehensive plan, Part V, Land Use Classifications, Public and Environmental Areas, Natural Resource Areas 7. Fill subject to specific requirements of the CD-2 zone Chapter 17.24. 110 Bandon Municipal Code, Title 17, Codified 10-04-09 Page 60 of 141 Chapter 17.77 BEACHES AND DUNES OVERLAY (BOO) ZONE Sections: 17.77.010 Purpose. 17.77.015 BDO Zone Boundaries 17.77.020 Permitted and Prohibited uses and activities. 17.77.030 Conditional uses and activities. 17.77.040 Relationship between the BDO Zone and the underlying zone. 17.77.050 Amendments to the Beaches and Dunes Overlay (BDO) Zone. 17.77.070 Comprehensive Legislative Amendments to the Beaches and Dunes Overlay (BOO) Zone or BOO Zone Boundaries 17.77.010 Purpose. The purpose of the Beaches and Dunes Overlay (BOO) Zone is to implement the provisions of the Beaches and Dunes Section of the Coastal Resources Chapter of the City of Bandon Comprehensive Plan and Statewide Planning Goal 18 (Beaches and Dunes). The BOO boundary is identified by the City of Bandon utilizing preliminary ocean flood analysis maps developed by the Oregon Department of Geology and Mineral Industries (DOGAMl) in 201 O on behalf of FEMA for the purposes of identifying the 1% flood zone and the most landward extent of potential ocean flooding associated with the 1% storm. The purpose of the Beaches and Dune Overlay is to identify areas subject to ocean overtopping and wave undercutting that would be subject to Statewide Planning Goal 18 development restrictions. 17.77.015 Beaches and Dunes Overlay Zone Boundaries The Beaches and Dunes Overlay Zone is shown on the City of Bandon zoning map and the more detailed supplemental maps that define the Beaches and Dunes Overlay Zone boundary. A The Jetty (Beaches and Dunes Overlay (BOO) Zone Map - South Jetty Area ) B. Johnson Creek Study Area (Beaches and Dunes Overlay (BOO) Zone Map - Johnson Creek Area) 17.77.020 Permitted and Prohibited uses and activities. The Beaches and Dunes Overlay Zone is a limited use overlay zone. All uses and activities authorized by the underlying zone are subject to review and approval as outlined in this Chapter. Residential developments and commercial and industrial buildings are prohibited within the Beaches and Dunes Overlay Zone. 17.77.030 Conditional uses and activities. Other development, not restricted in 17.77.020 above, shall only be allowed if the proposed development A Is adequately protected from any geologic hazards, wind erosion, undercutting, ocean flooding and storm waves; or is of minimal value; and B. Is designed to minimize erosion in beach and dune areas by limiting the destruction of desirable vegetation and the exposure of stable and conditionally stable areas to Bandon Municipal Code, Title 17, Codified 10-04-09 Page61of 141 erosion; and C. Mitigates any significant adverse environmental effects on the site and adjacent areas; and D. Is proposed to include 1. temporary and permanent stabilization programs and the planned maintenance of new and existing vegetation; and 2. for protecting the surrounding area from any adverse effects of the development; and 3) minimizes to insignificant levels, hazards to life, public and private property, and impacts to the natural environment which may be caused by the proposed use. 17.77.040 Relationship between the Beaches and Dunes Overlay Zone and the underlying zone. The Beaches and Dunes Overlay (Beaches and Dunes Overlay) Zone is a limited use overlay zone. It identifies the location of existing Statewide Planning Goal 18 development prohibition areas within beach and dune areas. Uses and activities allowed within the underlying zone are limited as indicated in 17.77.030 above. 17.77.050 Replacement of lawfully established Structures: Any lawfully established structure which is located in the Beaches and Dunes Overlay Zone, may be replaced subject to the following: A. The structure must be sited either within the same building footprint, or farther away from the ocean, if deemed appropriate by the City and the applicant to decrease coastal hazard risk, and B. Replacement or repair of lawfully established structures shall be subject to all city, state and federal siting and construction requirements in effect at the time of the application. C. Real property that is claimed by marine erosion and becomes part of the ocean beach will no longer be buildable land. If a dwelling is damaged or destroyed by coastal storm and ocean erosion there may be little or no buildable land remaining on which to rebuild. In addition, there may be jurisdictional or ownership issues which may impact or preclude replacement of the dwelling. 17.77.070 Comprehensive Legislative Amendments to the Beaches and Dunes Overlay (BDO) Zone or BDO Zone Boundaries. A. The City may amend the boundary utilizing a legislative comprehensive plan amendment process, if a future comprehensive area wide analysis, consistent with Statewide Planning Goal 18, indicates that a boundary change is warranted. 8. The analysis, and findings to develop a new boundary by the city must address Goal 18 development prohibition areas for residential and commercial/industrial structures (i.e. beaches, active foredunes, other foredunes which are conditionally stable and that are subject to ocean undercutting or wave overtopping, and on interdune areas (deflation plains) that are subject to ocean flooding) . In addition, other development in these areas should only be permitted if it: 1. Is adequately protected from any geologic hazards, wind erosion, undercutting, ocean flooding and storm waves; or is of minimal value; and 2. Is designed to minimize adverse environmental effects. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 62 of 141 C. Notice to DOGAMJ, OPRD, and DLCD, must be provided at least 45 days prior to the first evidentiary hearing. Bandon Municipal Code, Title 17, Codified 10-04-09 Page 63 of 141 DATE: APRIL 24, 2014 catER NOTES: PROPERTY SURVEY SCALE: 1• = 100' FOUND BOAT SPIKE IN PIJMT [HELD} A PORTION OF THE SW 1/4 OF THE NW 1/4 OF SECTION 25 CSf 47 A 99 FOUND 5/8" IRON ROD (HELD) TOWNSHIP 28 SOUTH - RANGE 15 YEST W.M. 2 CSf 47 A 99 CITY OF BANDON COOS CO TY OREG FOUND 5/8" l.ROO W/WC CSf 47 B 64 3 S 73'45'00" E, 1.67' FROM TRUE POSITION AMENDED PLAT OF BREAKWATER ADDITION FOUND 5/8" I.ROI> W/RPC CSf 47 B 64 4 S 1615'00" W. 0..5' FROM TRUE POSlllOtl 5 FOUND 5/8" l.ROO W/RPC (HELD) CSf 47 B n IS FOUND 3/4" I, PIPE CSf 47 A 140 &: 47 A 148 S 73'45'00" E. 0.64' FROM lRUE POSITION Pl.AT Cf aAl 1.) 1H£ BASIS Of BE.ARING BEING BET'l'IEEN THE NORTHYl£ST CORN£A CJ LOT 2 - BLOCK 27 AND 1HE NORTH£AST CORNER Of BLOO< 22. lHE BEARING BEING SOUTH 7j•45'(X,- EAST PER lHE AMMOOm PLAT or 8REAl 5URYEY~ 3..) VARIWS DEEDS USED IN TlilS U\tY 'fl{R[ SUPPLIED BY TICOR llll.E, COOS BAY CITY COUNCIL - PLANNING COMMISSION DATE: AGENDA DOCUMENTATION 08-15-2016 SUBJECT: PLANNING FEES ITEM NO: BACKGROUND: The City of Bandon planning fees have not been evaluated or increased for over a decade, while costs for copies, printing and advertising, and staff salaries have increased. The City Council and Planning Commission requested the planning department review the planning fee schedule to determine if Bandon should consider raising the planning fees to more closely reflect the actual costs of administering applications. As part of the evaluation, staff reviewed the county and other coastal communities' fees to ascertain if Bandon's fee schedule was "in-line" with other communities. Through this research, staff was informed that several of the other communities will be considering rate increases, including Coos Bay and North Bend. Attached is a draft compilation of the information obtained. Due to the complexities of the individual fees, staff will reformat for easier understanding and have available at the meeting. FISCAL IMPACT: NIA at this time. RECOMMENDATION: Review the attached documentation and discuss the possibility of a future rate increase in the planning fees. SUBMITTED BY: ~ J JJL ~ Planning Fees From Other Municipalities Appeals Non-Admin. Amendments to Existing Bandon $100.00 OR 1/2 the original application fee, Approvals whichever is greater. Admin. Amendments to Existing Approvals Bandon $50.00 Appeals Bandon $100.00 or Yz the original application fee, whichever is greater Appeal to City Council Brookings Equal to Application Fee Appeal to Planning Commission Brookings $154.00 Appeal to the Planning Commission or City Coos Bay $375.00 Council Appeal of Staff Decision to Planning Florence $350.00 Commission Appeal of Planning Commission Decision Florence $500.00 If appeal involves a Site Investigation to City Council Report- Phase II, applicant is required to pay city's cost to obtain professional review of Report. Appeal of Planning Commission or Gold Beach Cost of original application Director Decision Planning Commission Decision Gold Beach $600.00 Administrative Decision by Planning Gold Beach $425.00 Director Appeals Administration to Planning North Bend $100.00 plus costs Commission Appeals Planning Commission to City North Bend $250.00 plus costs Council Appeals Remand Hearing before City North Bend $250.00 plus costs Council Appeals to the City Council by Standing Port Orford 1/2 Initial Fee Applicant Land use decision by planning commission Port Orford $1,212.00 Administrative land use decision by Port Orford $944.00 Planning Director Appeal Reedsport 1/2 origination fee plus legal Annexations Annexation Bandon $2,700.00 Annexation Brookings $5,102.00 minimum Annexation Coos Bay $1,690.00 + Publishing and election Annexation & Zoning of Annexed Areas Florence Actual cost $1750 up front Annexations North Bend $250.00 plus costs Annexation Reedsport $550.00 plus actual expense Com~rehensive Plan Amendment Comprehensive Plan Amendment Bandon $1,700.00 (Text/Map) Comprehensive Plan Amendment Brookings $3,685.00 minimum Comprehensive Plan Amendment North Bend $400.00 plus costs Comp Plan Amendment Reedsport $850.00 Conditional Use Conditional Use Permit Bandon $750.00 Conditional Use Permit Brookings $2,612.00 Conditional Use; Cultural Resource Coos Bay $375.00 Administrative Conditional Use Coos Bay $200.00 Conditional Use Permit (CUP) without Florence $400.00 Design Review Conditional Use Permit and Design Review Florence $1,500.00 + $50/1000 sq. ft. floor area > 10,000 sq. ft. Design Review Florence $1,400.00 + $50/1000 sq. ft. floor area > 10,000 sq. ft. Conditional Use Permit Gold Beach $600.00 Conditional Use Permit North Bend $250.00 Conditional Use Permit Port Orford $920.00 Planning Commission Renewal of CUP Port Orford $136.00 Administrative Renewal of CUP Port Orford $44.00 Conditional Use Residential Reedsport $300.00 Conditional Use Commercial Reedsport $400.00 Estuary Permit Estuarine & Coastal Shore Land Uses Coos Bay $400.00 Estuary Permit North Bend $150.00 Estuary Permit Reedsport $350.00 plus actual expense Documents Zoning Ordinance Document Reedsport $20.00 Comprehensive Plan Document Reedsport $25.00 Subdivision Ordinance Document Reedsport $8.00 Zoning Maps Reedsport $5.00 Extensions Continuance requested by applicant or Florence 1/3 original application fee applicant submission of new information requiring a revised staff report Continuance requested by applicant or Florence 1/2 original application fee applicant submission of new information requiring a revised staff report and re-notice Permit Extension North Bend $100.00 Land Use Permit Extension Reedsport $50.00 Extension ofTime SUB/CUP Brookings $52.00 Re-Notification Brookings $139.00 Extension to land use applications Coos Bay $55.00 Extension of Approval Period Florence $500.00 AD/CUP Permit Renewal Gold Beach $200.00 Floodplain Review Flood Plain Map Revision Review Coos Bay $70.00 1st hour $70.00, additional review time $70/hr Hearings Official - Applicant to pay the actual costs of hearing, recording fees, filing fees and publishing fees plus 10% Administrative fee Varies by case Flood Plain Elevation Certificate Coos Bay $115.00 May include Pre-elevation, Building Under Construction and Final Construction Elevation Certificates for a single project for one fee Flood Plain Permit Florence $100.00 Floodplain Development Permit Gold Beach $600.00 Floodplain/Fill Permit North Bend $150.00 Floodplain Review Reedsport $150.00 Land Use Compatability {LUCS) LU Compatibility Statements Brookings $41.00 Land Use Compatibility Statement Florence $50.00 State/Federal Agency Permit review Port Orford $48.00 (LUCS) Land Use Compatibility Statement (LUCS) Reedsport $50.00 Review Lot Line Adjustment Lot Line Adjustment Bandon $150.00 Lot Line Adjustment/Lot Line Vacation Brookings $144.00 Lot Line Adjustment Coos Bay $190.00 + $25.00 for each additional line adjusted after the first Lot Line Adjustment Florence $100.00 Lot Line Adjustment Gold Beach $500.00 Property Line Adjustment Applications North Bend $150.00 Lot line adjustment Port Orford $988.00 Lot line vacation Port Orford $988.00 Property Line Adjustment Reedsport $250.00 Occupancy Home Occupation Brookings $40.00 Home Occupation Coos Bay $15.00 Home Occupation , if public hearing is Coos Bay $375.00 required Occupancy/Home Occupation Permit North Bend $50.00 Home occupation Permit Port Orford Usually included Ordinance Amendment Ordinance Amendment Bandon $1,700.00 $2,200 in combination w/plan amendment Ordinance Amendment North Bend $400.00 plus costs Ordinance Amendment (text) Coos Bay $825.00 + Publishing and if BM56 notice is required add $2,000 for mailed notice Parking Lot ARRlications Parking Lot Applications North Bend $150.00 Partitions Partition Bandon $500.00 Partition Brookings $2,012.00 Combined Preliminary/Final Plat Approval Brookings $821.00 Minor Change Brookings $1,006.00 Partition Coos Bay $575.00 Plan Amendment (text or map) Coos Bay $960.00 +Publishing Tentative Minor Partition Plan Florence $1,500.00 Tentative Major Partition Plan Florence $2,000.00 Major Partition Final Plat Florence $1,200.00 Final Minor Partition Map Florence $150.00 Partition Gold Beach $1,000.00 Partition Application North Bend $400.00 Minor Partition Port Orford $2,821.00 Preliminary Partition Reedsport $500.00 Final Partition Plat Reedsport $100.00 Pre-aRRlication Meeting Pre-application Conference (required) Bandon No Charge Pre-Application Services Brookings $529.00 Additional plan review or planning Coos Bay $70.00 per hour assistance required or requested for which no fee is specifically indicated Pre-Application Conference Florence Hourly Rate of Staff+ 20% (If a related land use application is submitted within 3 months of conference, up to one hour of conference time will be deducted from land use application fee.) Pre-application Meeting North Bend $50.00 credit to application within 6 months Pre-Application conference Port Orford $136.00 PUD Planned Unit Development Bandon $800.00 +$30/Unit Planned Unit Development Brookings $4,494.00 minimum Preliminary Planned Unit Development Florence $3,750.00 + $150/acre > 10 acres Final Development Plan for PUD Florence $2,500.00 in addition to Public Works fees for Public Improvement PlansVaries by case (Requires Conditional Use and Site Plan & Architectural Review applications Planned Unit Development Required Florence $100.00 Application Conference Planned Unit Development North Bend $400.00 Planned Unit Development Reedsport $1,050.00 Streets Street Opening Bandon $100.00 Street Names or Address Change Coos Bay $55.00 Vacation of City Rights-of-Way, Streets, Port Orford $750.00 etc. Variance of Road Standards if not included Port Orford $750.00 in application Street Vacation North Bend $400.00 +recording costs Street Renaming Application North Bend $150.00 Street Vacation Reedsport $750.00 Street Name add/change Reedsport $25.00 Subdivisions Subdivision Tentative Plan Bandon $800.00 + $40/Lot Subdivision/PUD Final Plat Review Bandon $300.00 + $30/Lot Subdivision Brookings $2,080.00 minimum Subdivision Final Approval Brookings $154.00 Subdivision Replat Brookings $2,053.00 minimum Subdivision Coos Bay $1,630.00 (Plus $27.00 per lot and the cost of .... . Subdivision Final Plat Florence $1,600.00 Tentative Subdivision Plan Florence $2,000.00 + $50/lot Modification to Subdivision Regulations Florence $300.00 for each modification requested Subdivision Gold Beach $1,550.00 Subdivisions North Bend $400.00 Subdivision Port Orford $10,200.00 Re-plat Port Orford $1,546.00 Preliminary Subdivision Plan Reedsport $950.00 Final Subdivision Plat Reedsport $150.00 Vacation Vacations Bandon $300.00 Vacation - Land Use Brookings $2,474.00 per hearing Vacation Coos Bay $795.00 +Publishing Vacation of Right-of-Way Florence $3,000.00 + cost of land Variance Variance Bandon $500.00 Variance Brookings $2,448.00 Variance Coos Bay $375.00 Variance Florence $1,300.00 per variance requested Variance Gold Beach $600.00 Variance North Bend $250.00 Variance Port Orford $750.00 Variance Residential Reedsport $300.00 Variance Commercial Reedsport $400.00 Variance Floodplain Reedsport $400.00 Minor Variance Reedsport $150.00 Zone Change Zone/Plan Change Bandon $1,700.00 Zone Change (without Comp Plan Brookings $2,761.00 Zone Change Coos Bay $675.00 Zone Change Florence $2,500.00 Zone Change and Plan Designation Map Florence $3,000.00 < 5 acres; TBD* > 5 acres Zone Change Gold Beach $1,800.00 Rezone North Bend $400.00 plus costs Plan/Zone change Port Orford $4,032.00 Zone Change without plan change Port Orford $2,690.00 Zone Change Reedsport $750.00 Zone Text Amendment Reedsport $550.00 Zoning Compliance Zoning Compliance Simple: Add. < 200 Bandon $50.00 sq.ft. Zoning Compliance Complex: New home, Bandon $300.00 major remodel Zoning Compliance Fences/Temp. Storage Bandon No Charge Sheds Expansion, Change of Use, Remodel within Florence $25.00 Limited Industrial & Pacific View Business Park Zoning Districts Building/Zoning Permit Review (PC) Gold Beach $100.00 Zoning Compliance/Land Use North Bend $50.00 Compatibility Misc. Plan Review (CD Zones) Bandon $100.00 Multi-Family Review Bandon $300.00 + $10/Unit or $200 in combination w/Conditional Use RV/Manufactured Dwelling Park Review Bandon $300.00 + $10/Space or $200 in combination w/Conditional Use ARB Application Bandon $50.00 Master Plan Development Brookings $8,623.00 minimum Detailed Development Plan Brookings $7,317.00 minimum Permit Clearance Review Brookings $170.00 Workforce Housing Accessory Dwelling Brookings $52.00 Registration Fee Mural Application Brookings $77.00 Sign Approval Brookings $133.00 Waterway Coos Bay $55.00 Architectural Design Review: Color Coos Bay $0.00 selection; painting exterior of building Architectural Design Review: Signage only Coos Bay $50.00 Architectural Design Review: 30% or less Coos Bay $50.00 change to the exterior of the structure, with no change in the square footage of the structure (e.g., replace windows with a different style of window) Architectural Design Review: Greater than Coos Bay $100.00 30% change to the exterior of the structure, with no change in the square footage of the structure (e.g., replace more than 30% of the siding) Architectural Design Review: New Coos Bay $200.00 structures or change in the square footage of the existing structure Site Plan & Architectural Review Coos Bay $525.00 minimum + $0.00357 per sf. of the building square footage and all impervious surfaces Administrative Design Review Florence $200.00 Mural Permit Florence $500.00 Vegetation Clearing Permit Florence $450.00 Preliminary Investigation for Prime Florence $150.00 Wildlife Overlay Special Use Permit Florence $600.00 Waiver of Side Yard Setback Florence $400.00 Landscape Plan Minor Modification Florence $25.00 Landscape Plan Major Modification Florence $200.00 Parking Lot Construction or Resurfacing Florence calculated as a building permit and in addition to any other land use approvals Traffic Impact Study, staff review Florence $150.00 Recording Fees Florence actual cost of recording with Lane County Citizen-Initiated Legislative Amendment Florence Actual cost $1750 up front plus responsible for any county fees for co-adoption Revised or Supplemental Plan (required as Florence $150.00 per plan a Condition of Approval) Site Investigation Report - Phase I Florence $150.00 Written Code Analysis or Letter of Zoning Florence $50.00 Compliance Restoration of Nonconforming Florence $400.00 Building/Use Site Investigation Report - Phase II (in Florence $500.00 addition to CUP fee) (required for reductions in setback to Munsel Creek, other drainages, and active dunes) Plan Designation Map Amendment Florence Actual cost $1750 up front+ also responsible for any county fees for co-adoption Review of Performance Agreement and Florence $100.00 Financial Security Review of Covenants and Easements (not Florence $50.00 per document shown on a plat) Expedited Processing Florence actual consultant cost and/or staff overtime Staff Time for Research or other Florence actual cost of staff time Assistance Unified Shopping Permit North Bend $400.00 Permit Clearance Form Review Port Orford $91.00 SNRO Reedsport $250.00 Land use review Reedsport $50.00 Sign Permit Reedsport $50.00 Temporary Use Permit Reedsport $50.00 CBU Placement Permit Reedsport $100.00 Last Revision Date of Documents Bandon 2015 Brookings 2014 Coos Bay 2014 Florence 2011 Gold Beach 2015 North Bend 2003 Port Orford 2013 Reedsport 2016 LAND USE FEE SCHEDULE EFFECTIVE OCTOBER 1, 2015 Coos County Board Order No. OR-##-###L Adopted: 10/01/2015 Flat fees will be charged unless otherwise specified by this fee schedule fF~WcBEseRffifl6lSl-t,,J~;atta_r:; ~·;. ~- ~ ~ .i~i ·t ~·~ ~ "·J ~ ;ix :Fit:E-;t;JLif.k;f~ -J - ·~ ,?- ~-· • -""h _._:: '!',....,...,. -...; ...... ~. ..::: ·- :j~ - !. ... ~' .;r-;, ··~~·'!·-= .... .:..~--..'z-·-::...ttc::::i ,~··~;..~ ·1-h.i.. l_:~'(• Conditional Use * Administrative Conditional Use (ACU) $ 1450.00 Hearings Body Conditional Use (HBCU) $ 2550.00 Modification of Conditions for ACU $ 875.00 Modification of Conditions for HBCU $ 1750.00 Reconsideration of ACU Decision $ 875.00 Reconsideration of Board Decision $ 1600.00 Temporary Permit $ 1450.00 Variance $ 1450.00 Compliance Determination (CD) $ 300.00 Comprehensive Plan Amendments Map/Text Amendment $3500.00 Cost ofM56 notice will be billed to applicant in addition to standard fee Cottage Industry/Home Occupation Requiring an ACU $1450.00 Not requiring an ACU $ 300.00 Yearly Renewal $ 50.00 Discrete Parcel Review (Lawfully created parcels) $ 500.00 Extension Request $ 550.00 Floodplain Review $ 500.00 Land Divisions $1500.00 Medical/ Family Hardship Dwelling Requiring an ACU $ 875.00 Not Requiring an ACU $ 300.00 Two year renewal $ 50.00 30% of highest Multiple Request application fee Pre-application Meeting $ 550.00 Property Line Adjustment $ 500.00 Research Request $ 125.00/hr First hour paid upfront and all money paid prior to release of information unless otheiwise approved. Road Naming Not Requiring a Hearing (plus $120.00 for Road Siim) $ 625.00 Requiring a Hearing (plus $120 for Road Sign) $ 975.00 Rural Address (Stake only $30.00) $ 225.00 Siim off's Land Use Compatibility, Federal or State Forms $ 300.00 Grant Forms $ 150.00 Renewal (prior signed off Federal or State Forms) $ 125.00 Vacations of platted streets, alleys and street plugs Requires a hearing $ 2960.49 Not requiring a hearing $ 1983.21 Zoning Compliance Letter (new) $ 150.00 Zoning Compliance Letter Renewal (prior to expiration) $ 50.00 Miscellaneous: Copies: $0.50 per page Ordinance Interpretation subject to hourly rate, plus County Counsel's Hourly Rate, payable prior to the release of the interpretation Postage and Handling on Mailed Request $1.00 plus postage Rebilling for invoice not paid within 30 days $ 20.00 Records Request (Hourly Rate for Actual Cost of Time Plus Materials.) $ 125.00/hr *Any application requiring a hearing office will be billed at the actual cost of service at the adopted hourly rate plus the cost of the hearings officer. y ·. ··"'~ • .~ .. :.~·: i ~~ ,;';~':II!! .. 0 ..R.oa,d D(!partment Fees .. "" - " ~ Driveway Permit $ 150.00 Land Division Review Fee $ 250.00 Road Sign off County Road $ 120.00 Replacement Address Stake $ 30.00