The purpose of the coastal shorelands overlay zone is to recognize the value of coastal shorelands for protection and maintenance of water quality, fish and wildlife habitat, water-dependent uses, economic resources, recreation and aesthetics. The C-S zone, in conjunction with various underlying zones, implements the coastal shorelands policies contained in the Waldport comprehensive plan.

The provisions of the C-S zone shall apply to all areas identified to be within the coastal shorelands boundary on the Waldport comprehensive plan and zoning maps. The provisions of the C-S zone are to be applied in conjunction with the provisions of the underlying zone. Where the provisions of the C-S zone and the underlying zone conflict, the more restrictive provisions shall apply.

In a C-S overlay zone, any of the outright or conditional uses authorized in the underlying zone may be permitted, subject to the applicable provisions of Chapters 16.72, 16.76, 16.80, 16.84 and 16.96 of this title and the additional provisions of this section.

Applicants requesting approval for land use actions within the areas subject to the provisions of the C-S zone shall submit the following with any application:

1. A detailed site plan and/or written statement demonstrating how the proposed activities will conform to each of the standards contained in the C-S zone.
2. A recorded survey establishing "mean higher high water line" (MHHW) and designation of 50 feet landward measured on the existing grade certified by a registered professional engineer or architect.
3. Provide a copy of any required State agency permits.

The planning commission's review of such applications shall proceed in accordance with the applicable provisions of Chapters 16.84, 16.88, 16.92, 16.96, 16.104 and 16.108 of this title.

The following standards will be applied in reviewing an application for a land use action in the C-S zone:

1. Riparian Vegetation.
   1. Permanent removal of riparian vegetation shall be permitted only in conjunction with a use which requires direct access to water.
   2. Except as provided in subsection (A)(1) of this section, no development which would result in a permanent destruction of riparian vegetation shall be located within the zone of riparian vegetation as defined below or 25 feet landward from the top of bluff, whichever is greater.
      The top of bluff is the uppermost break in slope. Where there is no coastal bluff or no clear break in slope, for example on a smoothly sloping lot, no development shall be located less than 50 feet landward (measured on the horizontal) from the line of mean higher high water.
   3. Temporary removal of riparian vegetation may be permitted subject to a revegetation plan approved by the City which specifies:
      1. Temporary stabilization methods; and
      2. The method and timing of permanent revegetation with native species.
   4. Definitions: Zone of Riparian Vegetation
      1. Ocean and Estuary. The area between the point of mean higher high water and fifty (50) feet landward measured horizontal.
      2. Inland streams. The area between ordinary high water and fifty (50) feet landward measured on the existing grade.
2. Historic and Archaeological Sites.
   1. Development on identified archaeological sites shall be conducted in a manner so as to minimize site disturbances and prevent irreversible loss of archaeological resources.
   2. Development of historic sites, as identified in the comprehensive plan inventory, shall not diminish the value of such sites as historic resources.
   3. Alteration to identified historic structures shall be conducted in a manner so as to maintain the historic value of such structures.
3. Exceptional Aesthetic Resources.
   1. Development in areas of exceptional aesthetic quality, as identified in the comprehensive plan inventory, shall not substantially alter the scenic character of the area.
   2. Development of areas considered to be of scenic value shall not substantially alter the scenic character of the area.