The purpose of this section is to assure that the sensitive nature of beach and dune landforms is recognized and that development in these areas is designed so as to protect important natural values and reduce hazards to life and property.

Compliance with the approval criteria contained in this section is required for development proposed within beach or dune areas identified on the Ocean Shorelands Map contained in the Comprehensive Plan.

A.

Applications for land use actions in beach and dune areas shall be accompanied by a site-specific report prepared by a qualified expert. Beach and dune site reports shall conform to the requirements set forth in Section 14.32.040.

B.

Site reports for beach and dune areas shall be reviewed in accordance with the review requirements for the land use action being proposed (e.g., building permit, subdivision, etc.).

C.

Upon acceptance of the application, the Community Development Department shall process the request in accordance with a Type II Land Use Action decision process consistent with Section 14.52.020.

Site reports for land use actions in beach and dune areas shall, at a minimum, address the following considerations:

A.

The type(s) of dune forms to be affected by the proposed development (e.g., active foredunes, interdune areas, older stabilized dunes, etc.).

B.

The type of use proposed and the adverse effects it might have on the site and adjacent areas.

C.

Hazards to life, public and private property, and the natural environment which may be caused by the proposed use.

D.

Temporary and permanent stabilization programs and the planned maintenance of new and existing vegetation.

E.

Methods employed to minimize adverse environmental effects on the site and surrounding area.

F.

Methods employed to adequately protect the proposed development from geologic hazards, wind erosion, undercutting, ocean flooding, and storm waves.

Development other than residential, commercial, or industrial may be allowed only if the following criteria are complied with:

A.

The type of use proposed and the adverse effects it might have on the site and adjacent areas;

B.

Temporary and permanent stabilization programs and the planned maintenance of new and existing vegetation;

C.

Methods for protecting the surrounding area from any adverse effects of the development;

D.

Hazards to like, public and private property, and the natural environment which may be caused by the proposed use;

E.

Is adequately protected from any geologic hazards, wind erosion, undercutting, ocean flooding, and storm waves, or is of minimal value; and

F.

Is designed to minimize adverse environmental effects.

(Ordinance No. 1344, November 7, 1983; Ordinance No. 1622, October 7, 1991; Ordinance No. 1790, July 6, 1998)