NOTICE OF LAND USE DECISION BY THE COOS COUNTY PLANNING DIRECTOR

NOTICE OF LAND USE DECISION BY THE COOS COUNTY PLANNING DIRECTOR Coos County Planning 225 N. Adams St. Coquille, OR 97423 http://www.co.coos.or.us/ Phone: 541-396-7770 Fax: 541-396-1022 This notice is to serve as public notice and decision notice and if you have received this notice by mail it is because you are a participant, adjacent property owner, special district, agency with interest, or person with interest in regard to the following land use application. Please read all information carefully as this decision may affect you. (See attached vicinity map for the location of the subject property). Date of this Decision: March 8, 2018 File Number: Account Number: Map Number: Applicant / Property Owner: Situs Address: Acreage: Zoning: Special Considerations: Proposal: Decision: FP-17-004 131000 24S121600-01300 JERNIGAN, ADRIENNE 96601 LARSON LN NORTH BEND, OR 97459-8587 96601 LARSON LN NORTH BEND, OR 97459 6.23 Acres FOREST (F) FLOODPLAIN (FP) FOREST MIXED USE (MU) NATIONAL WETLAND INVENTORY SITE (NWI) Request for Planning Director approval for determination of base flood elevation of the existing residential construction located within a special flood hazard area as provided by Coos County Zoning and Land Development Ordinance (CCZLDO) 4.11.214 Methods of Reducing Flood Losses, 4.11.235 Establishment of Development Permit and 4.11.252 Specific Standards. This request meets the criteria subject to conditions of approval found at Exhibit A. Approval is based on findings and facts represented in the staff report. Notice to mortgagee, lien holder, vendor or seller: ORS Chapter 215 requires that if you receive this notice, it must be forwarded to the purchaser. The purpose of this notice is to inform you about the proposal and decision, where you may receive more information, and the requirements if you wish to appeal the decision by the Director to the Coos County Hearings Body. Any person who is adversely affected or aggrieved or who is entitled to written notice may appeal the decision by filing a written appeal in the manner and within the time period as provided below pursuant to Coos County Zoning and Land Development Ordinance (CCZLDO) Article 5.8. If you are mailing any documents to the Coos County Planning Department the address is 250 N. Baxter,

Coquille OR 97423. Mailing of this notice to you precludes an appeal directly to the Land Use Board of Appeals. The application, staff report and any conditions can be found at the following link: http://www.co.coos.or.us/departments/planning/planningdepartmentapplications-2017.aspx. The application and all documents and evidence contained in the record, including the staff report and the applicable criteria, are available for inspection, at no cost, in the Planning Department located at 225 North Adams Street, Coquille, Oregon. Copies may be purchased at a cost of 50 cents per page. The decision is based on the application submittal and information on record. The name of the Coos County Planning Department representative to contact Amy Dibble, Planner II and the telephone number where more information can be obtained is (541) 396-7770. This decision will become final at 5 P.M. on March 23, 2018 unless before this time a completed APPLICATION FOR AN APPEAL OF A DECISION BY THE PLANNING DIRECTOR form is submitted to and received by the Coos County Planning Department. Failure of an issue to be raised in a hearing, in person or in writing, or failure to provide statements of evidence sufficient to afford the Approval Authority an opportunity to respond to the issue precludes raising the issue in an appeal to the Land Use Board of Appeals. Prepared by: Amy Dibble Date: March 8, 2018 Amy Dibble, Planner II Authorized by: _Jill Rolfe Date: March 8, 2018 Jill Rolfe, Planning Director EXHIBITS Exhibit A: Conditions of Approval Exhibit B: Vicinity Map The Exhibits below are mailed to the Applicant only. Copies are available upon request or at the following website: http://www.co.coos.or.us/departments/planning/planningdepartmentapplications- 2017 or by visiting the Planning Department at 225 N. Baxter, Coquille OR 97423. If you have any questions please contact staff at (541) 396-7770. Exhibit C: Staff Report Exhibit D: Comments received (there were no comments received) 2

EXHIBIT "A" CONDITIONS OF APPROVAL The applicant shall comply with the following conditions of approval with the understanding that all costs associated with complying with the conditions are the responsibility of the applicant and that the applicant is not acting as an agent of the county. If the applicant fails to comply or maintain compliance with the conditions of approval the permit may be revoked as allowed by the Coos County Zoning and Land Development Ordinance. Please read the following conditions of approval and if you have any questions contact planning staff. 1. Must comply with all federal, state, and local agencies 2. Warning and Disclaimer of Liability: The degree of flood protection required by this Ordinance is considered reasonable for regulatory purposes and is based on scientific and engineering considerations. Larger floods can and will occur on rare occasions. Flood heights may be increased by man-made or natural causes. This ordinance does not imply that land outside the areas of special flood hazards or uses permitted within such areas will be free from flooding or flood damages. This Ordinance shall not create liability on the part of Coos County, any officer or employee thereof, or the Federal Insurance & Mitigation Administration, for any flood damages that result from reliance on this Ordinance or any administrative decision lawfully made hereunder. 3

EXHIBIT B Vicinity Map 4

EXHIBIT "C" Staff Report File Number: Account Number Map Number Applicant / Property Owner: Situs Address Acreage Zoning Special Considerations FP-17-004 131000 24S121600-01300 JERNIGAN, ADRIENNE 96601 LARSON LN NORTH BEND, OR 97459-8587 96601 LARSON LN NORTH BEND, OR 97459 6.23 Acres FOREST (F) FLOODPLAIN (FP) FOREST MIXED USE (MU) NATIONAL WETLAND INVENTORY SITE (NWI) Reviewing Staff: Amy Dibble, Planner II Date of Report: March 8, 2018 I. PROPOSAL Request for Planning Director approval for determination of base flood elevation of the existing residential construction located within a special flood hazard area as provided by Coos County Zoning and Land Development Ordinance (CCZLDO) 4.11.214 Methods of Reducing Flood Losses, 4.11.235 Establishment of Development Permit and 4.11.252 Specific Standards. II. BACKGROUND INFORMATION January 14, 2000 Zoning Compliance Letter ZCL-00-019 was issued authorizing clearance to repair or replace the existing septic system only and stated that only one dwelling was allowed. It was noted that the properties improvements consisted of a single family dwelling, a spring, and a septic. April 14, 2004 staff signed Oregon Watershed Restoration Grant Application for a riparian and wetland restoration project that included this property. October 20, 2000 staff drafted and sent an address verification letter to the property owner stating that the address had been changed from 1147 Larson Way to 96601 Larson Lane. III. PROPERTY DESCRIPTION AND PROPOSAL 5

LAWFULLY CREATED: This property is acknowledged as a lawfully created parcel (Deed Doc # 74-107545) pursuant to CCZLDO 6.1.125(8) as it was described by legal description conveying real property prior to 1986. LOCATION: The subject property is located northeast of the City of North Bend at 96601 Larson Lane. SITE DESCRIPTION AND SURROUNDING USES: a. SITE DESCRIPTION AND SURROUNDING USES: The subject property is approximately 6.23 acres with Larson Lane bordering the southern portion and Larson Creek running through north of the barn. The parcel is split zoned Forest Mixed Use (FMU) and consists of pasture land, tree coverage, a single dwelling and an agricultural structure. The adjacent property to the north is zoned Forest (F) and is use for forest production. To the east the property is zoned F and consist of residential development. To the south is FMU zoned with tree coverage and is undeveloped. The properties to the west are zoned FMU contain pastureland and tree coverage and have residential development. b. PROPOSAL: The applicant requests Planning Director approval for determination of base flood elevation of the existing residential construction located within a special flood hazard area IV. APPROVAL CRITERIA & FINDINGS OF FACT FOREST (F) Purpose and Intent: The purpose of the Forest zone is to conserve and protect forest land for forest uses. Some of the areas covered by the F zone are exclusive forest lands, while other areas include a combination of mixed farm and forest uses. FOREST MIXED USE (FMU) Mixed Farm-Forest Areas ( MU areas) include land which is currently or potentially in farm-forest use. Typically such lands are those with soil, aspect, topographic features and present ground cover that are best suited to a combination of forest and grazing uses. The areas generally occupy land on the periphery of large corporate and agency holdings and tend to form a buffer between more remote uplands and populated valleys. In addition, these mixed use areas contain ownership of smaller size than in prime forest areas. Some are generally marginal in terms of forest productivity, such as areas close to the ocean. If land is in a zone that allows both farm and forest uses, a dwelling may be sited based on the predominate use of the tract on January 1, 1993. If a use is only allowed in the mixed use zone it will be explained in the text. Otherwise the uses listed are allowed in both the Forest and Forest Mixed Use zones. OVERLAY ZONE: FLOODPLAIN DESIGNATION: /FP SECTION 4.11.211 AUTHORIZATION 6

The State of Oregon has been delegated the responsibility through local government units to adopt regulations designed to promote the public health, safety, and general welfare of its citizenry. Therefore, Coos County does ordain as follows: SECTION 4.11.212 FINDINGS OF FACT 1. The flood hazard areas of Coos County are subject to periodic inundation which results in loss of life and property, health and safety hazards, disruption of commerce and governmental services, extraordinary public expenditures for flood protection and relief, and impairment of the tax base, all of which adversely affect the public health, safety, and general welfare. 2. These flood losses are caused by the cumulative effect of obstructions in areas of special flood hazards which increase flood heights and velocities, and when inadequately anchored, damage uses in other areas. Uses that are inadequately flood proofed, elevated, or otherwise protected from flood damage also contribute to the flood loss. SECTION 4.11.213 STATEMENT OF PURPOSE It is the purpose of this ordinance to promote the public health, safety, and general welfare, and to minimize public and private losses due to flood conditions in specific areas by provisions designed: 1. To protect human life and health; 2. To minimize expenditure of public money and costly flood control projects; 3. To minimize the need for rescue and relief effects associated with flooding and generally undertaken at the expense of the general public; 4. To minimize prolonged business interruptions; 5. To minimize damage to public facilities and utilities, such as water and gas mains, electric, telephone and sewer lines, streets, and bridges located in areas of special flood hazard; 6. To help maintain a stable tax base by providing for the sound use and development of areas of special flood hazard so as to minimize future flood blight areas; 7. To ensure that potential buyers are notified that property is in an area of special flood hazard; and 8. To ensure that those who occupy areas of special flood hazard assume responsibility for their actions. Section 4.11.231 LANDS TO WHICH THIS OVERLAY ZONE APPLIES This ordinance shall apply to all areas of special flood hazards within the jurisdiction of Coos County that have been identified on the Flood Insurance Maps dated March 17, 2014 as described in Section 4.11.232. SECTION 4.11.214 METHODS OF REDUCING FLOOD LOSSES In order to accomplish its purposes, this ordinance includes methods and provisions for: 1. Restricting or prohibiting uses which are dangerous to health, safety, and property due to water or erosion hazards, or which result in damaging increases in erosion or in flood heights or velocities; 2. Requiring that uses vulnerable to floods, including facilities which serve such uses, be protected against flood damage at the time of initial construction; 3. Controlling the alteration of natural flood plans, stream channels, and natural protective barriers, which help accommodate or channel flood waters; 4. Controlling filling, grading, dredging, and other development which may increase flood damage; 7

5. Preventing or regulating the construction of flood barriers which will unnaturally divert flood waters or may increase flood hazards in other areas; and 6. Coordinating and supplementing the provisions of the state building code with local land use and development ordinances. Finding: The applicant is requesting that the Planning Department concur with the base flood elevation (BFE) that was prepared by Ralph Dunham for the existing dwelling. According to Assessment records the dwelling was sited in 1964 and at that time a floodplain review was not required. The applicant s insurance company is requiring a community determination approval of the property s BFE and the elevation of the dwelling. Due to the fact that an application to develop in a special flood hazard area had never been submitted and approved for any of the development on this property staff has been advised through the County s legal counsel that an application would need to be submitted and reviewed prior to providing a community determination. SECTION 4.11.235 ESTABLISHMENT OF DEVELOPMENT PERMIT 1. Floodplain Application Required A floodplain application shall be submitted and approved before construction or regulated development begins within any area of special flood hazard established in Section 4.11.232. The permit shall be for all structures including manufactured homes, as set forth in the DEFINITIONS, and for all development including fill and other activities, also as set forth in the DEFINITIONS. 2. Application An application shall be made on the forms furnished by the Planning Department and may include, but not be limited to, plans in duplicate drawn to scale showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, drainage facilities, and the location of the foregoing. Specifically, the following information is required: a. Elevation in relation to mean sea level, of the lowest floor (including basement) of all structures which may be submitted by a registered surveyor; b. Elevation in relation to mean sea level of floodproofing in any structure; c. Certification by a registered professional engineer or architect that the floodproofing methods for any nonresidential structure meet the floodproofing criteria in Section 4.11.252; and d. Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. Finding: The applicant submitted a completed application accompanied by an elevation certificate performed by Ralph Dunham, Stuntzner Engineering & Forestry, Registered Professional Land Surveyor. There is no proposal for new development or altering or relocation of a watercourse. Therefore, satisfying these criteria. SECTION 4.11.252 SPECIFIC STANDARDS In all areas of special flood hazards where base flood elevation data has been provided (Zones A1-30, AH, and AE) as set forth in Section 4.11.232, BASIS FOR ESTABLISHING THE AREAS OF SPECIAL FLOOD HAZARD or Section 4.11.243(2), Use of Other Base Flood Data (In A and V Zones), the following provisions are required: 1. Residential Construction 8

a. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated to a minimum of one foot above the base flood elevation; and b. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of floodwaters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: i. A minimum of two openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; ii. The bottom of all openings shall be no higher than one foot above grade; and iii. Openings may be equipped with screens, louvers, or other coverings or devices provided that they permit the automatic entry and exit of floodwaters. Finding: This application is not for new construction it is to determine the BFE of the property and the elevation of the existing dwelling. The property is located is located on FEMA Insurance Rate Map (FIRM) panel no. 41011C0185 and in flood zone A. Flood zone A are areas with a 1% annual chance of flooding and a 26% chance of flooding over the life of a 30-year mortgage. Because detailed analyses are not performed for such areas; no depth or base flood elevations are shown within these zones. The applicants submitted an elevation certificate prepared by Ralph Dunham, Registered Professional Surveyor. Mr. Dunham states that the BFE of the property is 36.5 feet and the top of the bottom floor (including basement, crawlspace, or enclosure floor) is 34.10 feet. Mr. Dunham explains that the structure is isolated from the floodplain by a flood control dike at elevation 36.5 that surrounds the dwelling and an 806PM pump system to remove water. Mr. Dunham calculated the BFE to be between 36.3-36.5 feet by utilizing 923 cubic feet per second. Due to the fact that the dwelling was sited prior to the ordinances adoption and she is not proposing to site any new structures or make any improvements to the existing dwelling at this time the above criteria does not apply to this application. Staff concurs with Mr. Dunham s determination of the BFE being between 36.3-36.5 feet as it appears on the elevation certificate. VI. DECISION: There is evidence to support concurrence of the BFE submitted for the existing dwelling. There are conditions that apply to this use that can be found at Exhibit A. 9