The intent of development guidelines is to provide procedures necessary to secure the desirable attributes of the City from depletion, and to protect against hazardous or otherwise undesirable development activities.

Development guidelines shall apply to those areas of concern delineated on the City of Waldport zoning map and in its comprehensive plan and plan inventories or any area determined potentially hazardous by the Planning Commission and shall also apply to any property that has a 20% slope or greater.

1. A property has a 20% slope or greater if:
   1. The average slope from the highest to lowest point of the property has a slope of 20% or greater or;
   2. The average slope of the building footprint or area to be disturbed is 20% or greater.
2. Development guidelines shall also apply to those properties where a 30% or greater slope is within 100 feet of the property.
3. Development guidelines shall not apply to a building footprint that is over 100 feet from a 20% slope.

The following development guidelines are applicable to hazards identified above and in the State Department of Geology and Mineral Industries, Bulletin 81, Environmental Hazard Inventory, Coastal Lincoln County, Oregon, RNKR Associates, 1978. The above documents and mapping are referenced and adopted as a part of the comprehensive plan and available in the office of the CAO.

1. Purpose. Various geological formations in the City have different characteristics with respect to suitability for development because of landslide potential, high groundwater and other characteristics. The following development guidelines have been prepared in order that geological hazards will be recognized and the losses resulting therefrom will be lessened.
2. Areas of Concern. The primary areas of concern are those with active and potential landslides, high groundwater, weak foundation soils, coastal recession, and steep slopes.
3. Considerations. The most important consideration with respect to natural hazard factors are:
   1. That development approved is not hazardous to buildings, structures or the inhabitants thereof;
   2. That notice to unsuspecting purchasers of property having natural hazards is provided; and
   3. That unjustified expenditure of public funds or losses incurred due to natural hazards resulting in damage to development is prevented.
4. Standards. The following shall be required in identified hazard areas:
   1. Oceanfront/Bayfront lots. A site specific geotechnical analysis by an Oregon certified engineering geologist except when:
      1. The only known or suspected hazard is coastal recession and minor slope sloughing which can be compensated for by using the established minimum setbacks as set forth in the Environmental Hazard Inventory; RNKR (page 35);
      2. No development is proposed within 50 feet landward (measured on the horizontal) from the line of mean higher high water; and
      3. No development is proposed within 25 feet from the top of bank.
      Rates of coastal erosion are identified on the comprehensive plan hazard maps. Deviations from required shore front setbacks may be permitted upon submission of a site specific geotechnical analysis prepared and stamped by an Oregon certified engineering geologist which specifies adequate safeguards to compensate for the reduced setback.
   2. Geologically recent landslide areas. A site specified geotechnical analysis by an Oregon certified engineering geologist including all property outside of the known or suspected hazard that is within one hundred (100) feet. The geotechnical analysis, which shall be stamped by the Oregon certified engineering geologist, shall identify the nature and extent of the hazard or hazards present and shall provide specific recommendations for measures adequate to safeguard the proposed development from the identified hazard or hazards.
   3. Weak foundation soils. In areas known to have weak foundation soils for construction of buildings and roads, a detailed soils analysis shall be made by a qualified soils expert. The analysis shall include recommendations to overcome identified limitations prior to development approval.
   4. Slopes greater than twenty (20) percent. A site specified geotechnical analysis by an Oregon certified engineering geologist is required. The analysis, which shall be stamped by the Oregon certified engineering geologist, shall determine the suitability of the site for development and shall recommend specific measures which may be required to safeguard life and property.
      
      Table 16.96.030
      
      ESTABLISHED MINIMUM STANDARDS TO COMPENSATE FOR COASTAL EROSION
      
      

      Severe	20	2.75' to 1' of Bank Height
      Bank Height/TAN	20
      Bank Height/	.36397

      
      

      Moderate	25	2.15' to 1' of Bank Height
      Bank Height/TAN	25
      Bank Height/	.46631

      
      

      Slight	45	1' to 1' of Bank Height
      Bank Height/TAN	45
      Bank Height	1