Bandon’s ocean beaches are divided into two categories, dune-backed and bluff-backed. The two areas of dune-backed beach are the northern section of Bandon Beach along the low lying area south of the Bandon Jetty and the southern area in the vicinity of Johnson Creek. These areas have been clearly identified in the maps in the Chronic Coastal Natural Hazards report by John Marra, PhD. Dunes have the vital function of protecting property landward of the dune from ocean flooding but they are very fragile and subject to destabilization if measures are not taken to protect them from harm.

 

In the 1970’s State, Federal and local agencies worked together to develop programs to protect the Ocean Coast. This section of the Bandon Comprehensive Plan integrates requirements of the Statewide Planning goals and provides specific implementation policies.

 

The ocean beaches and the Coquille River estuary have given Bandon its distinctive character.  Bandon is the only city in Coos County located on the ocean and it contains most of the privately owned ocean view property in the county. The visual backdrop of the ocean and sea stacks from a number of points within the City provides a pleasant scenic experience that enhances tourism and the city’s economic vitality. The physical and ecological setting, the local economy, and social life are all greatly influenced by the town’s seaside location.

 

The abundance of scenic and recreational resources in and around Bandon offer many opportunities for visitors and residents. The geographic setting also presents challenges for planners and resource managers. Despite its rugged appearance, Oregon's coast is a fragile place where natural resources and coastal hazards become important considerations in the review and permitting process. If we use the land and water wisely, the coast can retain its beauty and abundance and risks to life and property can be minimized.

 

To accomplish this balancing act, the state of Oregon, local governments, such as the city of Bandon, and federal agencies in the 1970's, developed strong programs to protect the Oregon Coast. This Beaches and Dunes section of the Bandon Comprehensive Plan integrates requirements from the statewide coastal goals and provides specific implementing policies.

 

Statewide Planning Goal 18

 

The City shall conserve; protect, and, where appropriate, develop and restore the resources and benefits of ocean beaches and dunes.

 

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 beach and dune areas consistent with their ecological, recreational, aesthetic, water resource and economic values, and consistent with the natural limitations of beaches, dunes and dune vegetation for development. In addition, where dunes provide protection to inland areas from ocean or river flooding, they shall also be protected.

 

Coastal areas subject to this section, consistent with Statewide Planning Goal 18, shall include beaches, active dune forms, recently stabilized dune forms, older stabilized dune forms and interdune areas, such as deflation plains.

 

Oregon Parks and Recreation Department (OPRD) Jurisdiction within Beaches and Dune Areas Beaches and Dunes Beaches and Dunes Beaches and Dunes.

 

Bandon’s western city limits extend to the line 16 feet above sea level which is described as the statutory vegetation line (svl) in O.R.S. 390.770. Oregon Parks and Recreation Department (OPRD) has jurisdiction over ocean shore activities and alterations westerly of the Statutory Vegetation Line or westerly of the actual line of vegetation, whichever is more landward.

 

Policy U: Areas Subject to Goal 18 Development Restrictions:

 

The City shall prohibit residential development(s) and commercial and industrial buildings on beaches, active foredunes, on 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.

·    The areas subject to these restrictions have been identified by a detailed analysis in the Shorelands Solutions Report (October 2002). This report is incorporated into the City of Bandon Comprehensive Plan by this reference.   

·    Other development in areas subject to this policy: The city shall only authorize other development in these areas if an application addresses Policy V below and 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 adverse environmental effects.       

·    The city implements Policy U, V, and W with the Beaches and Dunes Overlay (BDO) Zone.  

 

The City’s coastal hazard analysis (Shoreland Solutions Report) indicates a high potential for wave overtopping and flooding of the triangular-shaped, low lying area south of the Bandon Jetty. The study also compares the results of this analysis with FEMA FIRM maps for the Bandon Jetty area. This analysis concludes that “...the forecasted 100 year V-Zone elevations given in the FIRMs should not be regarded as precise values attached to specific locations.” One of the most significant findings in the analysis is that the calculated 100 year flood event for the analysis is four feet higher than the projected FEMA projected maxima event. Findings related to dune retreat in high and moderate risk events are critical. A moderate risk dune retreat in the Bandon Jetty area can reach 150 feet, while a high risk dune retreat scenario would be as high as approximately 210 feet. The analysis provides specific identified hazard areas for the Bandon coastline which identify dune areas subject to wave overtopping and undercutting and areas subject to ocean flooding. These areas along the Bandon ocean shore are reflected in the Beaches and Dunes (BDO) Overlay Zone within the City’s Municipal Code and Zoning Ordinance. The city shall not authorize residential, commercial or industrial development within these areas which are also below the 30 foot contour line and outside of the South Jetty Sewer District Boundary.

 

The City has taken an exception to Statewide Planning Goal 18 for two (2) lots which are in the Jetty Sewer District. These lots, Lot 2, Block 34 and Lot 3, Block 35 were committed to development when the Bandon Jetty Sewer Improvement District was formed. For additional information regarding the Goal 18 exception, see the Findings of Fact attached to Ordinance 1583.

 

The City’s Coastal Hazard Report concludes that the primary foredune areas identified are subject to wave overtopping and undercutting. Specifically within the Breakwater Addition the report provides evidence of this foredune's vulnerability to storm surges, including observations woody debris on the landward side of the foredune that was deposited during past overwash events.

 

In order to implement this policy the City of Bandon adopts the attached maps (Bandon Jetty Dune System and Johnson Creek Dune System) identifying areas that are subject to the Beach and Dune Overlay (BDO) Zone which implements Statewide Goal 18 requirements. Changes to boundaries of the BDO Zone boundary or substantive provisions outlined in the City of Bandon BDO Zone require concurrent amendments to the above maps; consistency with applicable comprehensive plan policies; and, compliance with the provisions of Statewide Planning Goal 18 (Beaches and Dunes).

 

Policy V: City Review Criteria in Beach and Dune Areas:

 

The City shall base decisions on plans, ordinances and land use actions in beach and dune areas that are subject to Statewide Planning Goal 18, other than older stabilized dunes, on specific findings that shall include at least:

 

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

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

(a)        Methods for protecting the surrounding area from any adverse effects of the development; and

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

 

Policy W: Minimize Erosion in Beach and Dune Areas:

 

The City shall regulate actions in beach and dune areas to minimize the resulting erosion. Such actions include, but are not limited to, the destruction of desirable vegetation (including inadvertent destruction by moisture loss or root damage), the exposure of stable and conditionally stable areas to erosion, and construction of shore structures which modify current or wave patterns leading to beach erosion.

 

Policy X: Beach Front Protective Structures:

 

Permits for beachfront protective structures shall be issued only 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 Policy U above has been approved. The criteria for review of all shore and beachfront protective structures shall provide that:

             1.          visual impacts are minimized;

             2.          necessary access to the beach is maintained;

             3.          negative impacts on adjacent property are minimized; and

             4.          long-term or recurring costs to the public are avoided.

 

 

The following lots are not eligible for beachfront protective structures;