Dune management planning an assessment of the feasibility of foredune management and view grading for five communities along the Oregon coast

[From the U.S. Government Printing Office, www.gpo.gov]

ATTACHMENT 14
* SUBTASK I.A.2.a.

DUNE MANAGEMENT ASSESSMENT

An Assessment of the
Feasibility of Foredune
Management and View
Grading for Five
Communities Along the
Oregon Coast

July 1989

- ...'Department of Land Conservation and Development

QH pourt Street, NE
88.5 Oregon 97310
88.5
.D85
1989o

Introduction

Oceanfront dunes in developed areas are
often viewed as a nuisance. In a few
short years, grass-covered dunes can grow
up until they block previously
unobstructed views from oceanfront homes.
Unvegetated dunes can in days or weeks
either bury or scour homes along the
shore.

In 1984, the Land Conservation and
Development Commission amended Statewide
Planning Goal 18 to allow dune grading for
view maintenance. The Goal requires
preparation of an areawide dune management
plan as a prerequisite for grading.

Only one area has thus far adopted a dune
management plan. This assessment briefly
analyzes the potential for dune management
in five other oceanfront communities:
Gearhart, Seaside, Pacific City, Neskowin,
and Bayshore.

The assessment provides some basic
information about each of these areas and
the condition of its foredunes and any
unique or challenging circumstances for
grading.

Although funding for additional dune
management plans is not currently
available, interest in nonstructural means
of erosion control, including dune
management, is increasing. This study is
designed to provide background information
for future planning if interest and
resources in dune management become
available.

Financial assistance for the preparation of this document was
provided to the Department of Land Conservation and
Development by the Office of Ocean and Coastal Resource
Management (OCRM) of the National Oceanic and Atmospheric
Administration (NOAA) through a coastal program
implementation grant to the state made pursuant to Section
306 of the Coastal Zone Management Act of 1972.

DUNE MANAGEMENT ASSESSMENT

Table of Contents

Background ..........................................[

Methodology .........................................[

Area Assessments .....................................7

Gearhart ..........................................7

Seaside..........................................13

Pacific City .21

Neskowin ..........................................27

Bayshore ..........................................33

U. S. DEPARTMENT OF COMMERCE NOAA
COASTAL SERVICES CENTER
.2234 SOUTH HObSON AVENUE
CHARLESTON, SC 29405-2413

roportY o c~r Librayc

BACKGROUND

The purpose of this assessment is to determine the need for, and
limitations on, dune management planning in five areas along the
Oregon Coast. So far, dune management under Implementation
Requirement 6 of Coal 18 has only been done at one location.
Since every location is to some extent unique, this assessment is
intended to identify any notable differences that might affect
management in these other areas.

The five communities selected are most likely, in the
Department's opinion, to proceed with dune management. Property
owners and/or local governments in each of these communities have
expressed interest in developing a foredune management plan. Two
of the five communities (Seaside and Pacific City) have done some
work toward preparing a dune management plan.

Reviewing these communities together also provides the Department
an opportunity to analyze the overall need for and likely effects
of dune management. Taken together, these five communities cover
ten miles of oceanfront shoreline. This is a good portion
(perhaps one half) of the amount of developed foredune shoreline
along the Oregon Coast. These five stretches of shoreline
represent a range of different physical settings, both in terms
of the dune landforms, the extent of development and dune
alte'ration, and the likely hazards. In short, they reflect the
range of dune management issues that are likely to be encountered
on the Oregon coast.

METHODOLOGY

This assessment is based on review of available published
information, aerial photography, and brief site visits by DLCD
staff.

Aerial Photographs

Aerial photographs reviewed include Oregon Department of
Transportation (ODOT) beach zone line photographs (1978 and
1984), produced at a I" = 200' scale. These photographs provided
sufficient detail to detect key aspects of the dune on an almost
lot-by-lot basis. The photos were reviewed to assess erosion and
accretion, changes in vegetative cover, and other alterations
such as grading or mowing. The Department has also reviewed
color aerial photography provided by the Corps of Engineers (1978
and 1986). The 1978 photos at a uniform scale of 1:12,000
provided sufficient contrast, with magnification, to confirm the
somewhat fuzzier information on the ODOT beach zone line aerials.
The 1986 Corps photos at larger scales varying from 1:24,000 to
1:48,000 provided too little resolution for an accurate
measurement of dune changes, although major changes were
discernible.

DLCD staff compared available photography to attempt to measure
or characterize changes in individual areas from 1978 to 1984.
These time periods have some significance. The 1978 photos were
taken one year after the effective date of Goal 18 (and theother
coastal goals). As of January 1, 1978, Coastal cities and
counties were required to enforce Goal 18's provisions regulating
foredune development and alterations. Consequently, the 1978
photos are a good visual record of the status quo at the time the
goals went into effect. The winter of 1977-78 was also a high
erosion year. Several foredune areas (including portions of
Pacific City and Neskowin) were riprapped at this time.

The 1984 photos slightly predate the October 1984 amendments to
Goal 18 which authorized limited foredune grading. They also
provide a good representation of the status quo for subsequent
dune management efforts. 1986 photos have been used to assess
other major changes.

Site Visits

In April and May of 1989, DLCD staff walked each of the foredune
segments. The purpose of these visits was threefold. .First, to
identify any major changes from the aerial photographs. Second,
to more fully assess the on-the-ground conditions, especially
condition of the dune and stabilizing vegetation and height of
the dune in relation to oceanfront homes. Third, the site visits
provided an opportunity to confirm observations about appropriate
management measures.

Floodplain Mapping

The Department has assembled the Flood Insurance Rate Maps
(FIRMs) for each of the five communities. These maps were
prepared by the Federal Emergency Management Agency (FEMA) and
its predecessor, the Flood Insurance Agency (FIA). This mapping
was prepared and adopted between 1978 and 1980. FEMA mapping is
important as a baseline for dune management for several reasons.

Floodplain mapping is important to dune management because Goal
18 sets the minimum elevation for graded dunes at four feet above
the 100-year velocity flood elevation established by FEMA. The
FIRM maps were consulted to determine the extent of ocean
flooding in each community. Several communities have areas which
are subject to different velocity flood heights. (Velocity flood
elevations in the five communities vary from 19 to 34 feet.)

FEMA's mapping is also important because FEMA regulations,
implemented by cities and counties, regulate alterations to dunes
in velocity flooding areas. The key federal regulation
(44 CFR 60.3(e)(7)) prohibits any man-made alteration of sand
dunes in velocity zones which would increase potential flood
damage. However, since the regulation is no more specific than
this (and consequently not well understood), it is less than
diligently enforced by local governments. Nonetheless, it
reflects the importance of dunes in providing flood protection.

-2-

FEMA has-recently promulgated a new rule which is likely to have
a major impact on development in foredune areas. Effective
October 1, 1988, FEMA changed the definition of the velocity
flooding area to include all primary frontal dune areas as
V-zones. This means that when velocity flood zones are remapped,
they will extend inland to at least the landward toe of the
frontal dune' This will result in a number of areas along the
Oregon coast being reclassified as V-zones.

FEMA's regulations have also been updated to establish minimum
dune dimensions to provide adequate flood protection from a
100-year flood event.

Subarea Segments

Each of the communities analyzed has been divided into subareas
for the purpose of more detailed evaluation. Subarea boundaries
are set to combine stretches of shoreline with common dune and
development characteristics. This is helpful in characterizing
areas and is essential to prescribing appropriate management
techniques. Subarea boundaries are set at points where there is
a distinct change in either the dune or the pattern or location
of development on the dune.

Subarea Characterization

A variety of information is provided on each subarea:

Shoreline length is the length of the beach as measured along the
beach zone line. This is a series of straight lines parallel to
the coast between identified survey markers. At the mouths of
rivers and creeks, the beach zone line typically turns
perpendicular to the shore. These areas are also included in the
measurement of shoreline length.

The four areas analyzed ranged in length from 8,000 to 11,625
feet. Individual subareas were typically between 1,000 and 2,500
feet long but were as short as 575 feet and as long as 4,850
feet.

Number of Houses: The number of separate residences clearly
apparent on aerial photos is shown. This number may not be
completely accurate for three reasons. First, large accessory
structures (garages, decks etc.) are often difficult to
distinguish from small houses. Second, houses in dune areas tend
to be placed close to one another. This can further blur the
distinction between houses and other structures. Third, light or
reflective roofs do not contrast well with sand and may not show
up on photos.

Seaside, Gearhart and Neskowin each have hotels, motels or
condominium complexes located on foredunes. Each complex is
counted and listed separately. No effort has been made to count
the number of individual rooms or units.

-3-

Distance to the Beach Zone Line: This is an estimate of the
distance between oceanfront homes and the beach zone line. The
average is the typical setback for homes in a segment. The range
indicates the furthest and the closest homes from the line. The
line is also a general indicator of the landward limit of the dry
sand beach in 1969 when the line was established. Comparing the
present location of the dune relative to the line can indicate
whether the dune has eroded or accreted over the last twenty
years.

Foredune Width: An estimate of the distance between the
oceanfront home and the seaward limit of foredune vegetation.
Because foreslopes are typically poorly vegetated, it is
difficult to precisely establish the oceanward limit, or "toe,"
of the foredune. Consequently these are rough estimates, and may
vary as much as 20 to 30 feet or more from on-the-ground
conditions. In graded and other unvegetated areas, the toe of
the foredune is considered to be the same as vegetated areas
immediately up and down shore.

Beachgrass Cover: A rough estimate of the percentage of cover
versus open sand based on available aerial photography. No
comprehensive effort has been made to determine which type of
beachgrass -- European beachgrass or American dune grass --
exists in each area.

Flood Elevation: The velocity flood elevation as indicated on
FEMA Flood Insurance Rate Maps. Flood elevations varied from 19
feet in parts of Neskowin to 31 feet in parts of Bayshore. The
flood elevation is critical because it dictates the elevation to
be established after grading. (Goal 18 requires that the dune be
maintained at four feet above the 100-year flood level.)

- 4 -

SUMMARY CHARACTERISTICS OF DEVELOPED FOREDUNE AREAS

Length Homes BZL Dune Grass Flood
Subarea Name (feet) 78/84 DX Width Cover Elev

Gearhart 10,500 58/60
Highlands 2650 0/0 na 650/625 95/95
Gearhart North 4300 42/44 550 700/750 95/95 23-29
Hotel Strip 1450 5H/5H 100 300/300 30/60 26
Gearhart City 2100 16/16 240 610/590 80/85

Seaside 10,700 127/129
12th-19th 1600 23/25 100 250/300 15/30 20
Prom-Turnaround 4200 32-7H 40 0/0 5/5 20
Prom-South 3400 56/56 175 /220 80/80 20
South Seaside 1500 16/16 75 0/0 0/0 20

Pacific City 8,000 64/71
Kiwanda North 750 0/0 na 100/75 80/100 30
Cape Kiwanda 1100 14/14 110 120/70 15/0 30
Undeveloped 900 0/1 75 50/35 50/50 30
Kiwanda Shores 2600 18/22 60 45/50 0/0 30
Turnaround 1350 12/14 150 60/40 50/15 30
South 1300 20/20 175 125/125 10/10 30

Neskowin 11,625 70/84
Neskowin North 575 4/6 50 100/100 40/30 19
Breaches 4850 33/35 600 640/650 75/75 19
Community 2800 23/24 80 90/100 80/80 24
Creek Spit 750 4/4 25 20/20 60/50 24
South+ 2650 6/15 40 50/35 70/80 19

Bayshore 10,200 45/74
Bayshore North 1400 17/23 30 40/40 80/80 27/28
Beachclub North 4000 18/28 45 65/75 60/90 29/31
Beachclub South 2000 7/11 15 115/115 40/65 28
Spit 2800 3/12 20 125/30 75/50 28

TOTAL 51,025

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AREA ASSESSMENTS

Gearhart

The Gearhart area includes all of the oceanfront within the city
and an adjacent development to the north known as "The
Highlands". This is a total of two miles of shoreline north of
the Necanicum River mouth.

Overall Assessment

Gearhart has the broadest and most completely vegetated foredunes
on the Oregon coast. The foredunes average more than 500 feet in
width throughout the area. The width of the foredune is the
result of tremendous accretion from sediment input from the
Columbia River since the turn of the century. Oceanfront homes
built at the turn of the century were close to the ocean beach.
Steady accretion has built the dune more than 300 feet oceanward
since that time.

Gearhart is also unique in that it is the only community of the
five studied where American dunegrass (Elymus mollis) is the
dominant grass species. The 1989 site visit showed that European
beachgrass (Ammophilia arenaria) was present but was largely
limited to the top of the seaward edge of the foredune -- the
part of the dune receiving the most sand inundation. Areas
further back, experiencing little or no sand inundations are
almost 100% American dunegrass.

Back areas of the dune (i.e. areas within 100-150 feet of
oceanfront homes) show evidence of secondary plant stabilization.
Well developed clumps of shorepine and shrubs are apparent within
this area.

The view from most oceanfront homes is a broad view of the ocean
with only a limited view of the surf zone. The height of the
front of the foredune in combination with the width of the
foredune block almost any view of the beach itself. In this
setting, the broad, relatively flat crest is the major foreground
feature for ocean views.

Scientific opinion about the long-term stability of the dunes at
Gearhart is divided. There is some evidence that the long
episode of accretion of the Clatsop Plains is coming to an end.
This is because the amount of sediment coming down the Columbia
River has been reduced both by dams and by improved forest
practices in the watershed. Monitoring of the shoreline tends to
suggest increasing erosion in areas of the plains north of
Gearhart, and that this erosion is moving progressively further
south. Other scientists have debated this evidence. Further
study is needed before this question can be resolved.

-7-

The City of Gearhart has adopted strict policies regarding
setbacks of new development from the dunes. These policies
reflect concerns about hazards as well as protecting views for
existing oceanfront homes. Basically, most new development must
be set back in line with existing development. Since the
shoreline is now essentially fully developed, there is less
pressure for new development further seaward.

Past Alterations

Portions of the dune at Gearhart have been graded in the past.
The area in front of one condominium development has been graded
several times, apparently to maintain ocean views for first floor
condominium units. Other condominium developments have also
graded, but not as frequently or as extensively. There is also a
major vehicle access to the beach in Gearhart which may
contribute to dune management problems.

The area has changed very little over the last ten years. The
comparison of aerial photographs shows that some areas have
accreted slightly while others have eroded slightly. The
differences are within the margin of error for interpretation of
the photos.

In 1986, the Highlands development was approved. It will result
in the construction of some 26 new oceanfront homes. The
developer, as well as several property owners, sought and
obtained an amendment to Goal 18 which allowed foredune grading
for undeveloped areas within urban growth boundaries, the only
qualifying area being The Highlands property. They have
subsequently expressed an interest in developing a foredune
grading plan. As of this date no work on a specific plan for the
area has been done.

Subarea Assessment

GEARHART SUBAREA SUMMARY

Length Homes BZL Dune Grass Flood
Subarea (feet) 78/84 DX Width Cover Elev

Highlands 2650 0/0 na 650/625 95/95
Gearhart North 4300 42/44 550 700/750 95/95
Hotel Strip 1450 5H/5H 100 300/300 30/60
Gearhart City 2100 16/16 240 610/590 80/85

Total 10_,500 58/60

-8-

The Highlands

This property was undeveloped in both 1984 and 1986. The area
landward of the line of ocean flooding is eligible for
development under Goal 18 and was platted and developed as The
Highlands in 1985-87. There were no notable changes in the dune
between 1978 and 1984. Construction of the subdivision in 1986
also caused no apparent changes in the foredune.

The Del Rey Beach Wayside is immediately north of the Highlands
development. The large parking lot at Del Rey is within 25 feet
of the beach zone line, and the foredune in this area is 150 feet
wide. Three improved pedestrian accesses and one vehicle access
are located at Del Rey.

Between 1986 and 1989, roads, a golf course and several
oceanfront homes were built at The Highlands. Homes are set back
in line with existing development in the Gearhart North Subarea.
An elevated wooden boardwalk has been constructed across the dune
providing access to a viewing platform at the seaward edge of the
dune for The Highlands homeowners. The boardwalk also provides a
convenient way to cross the dune to get to the beach.

Oceanfront homes at The Highlands have modest distant ocean
views. The crest of the foredune just landward of the beach in
combination with the wide foredune obscure views of the beach and
surf zone except for some second story views. Second tier homes
have a somewhat more expansive view because they are located on
an older foredune ridge which is somewhat higher than the present
foredune.

Rough estimates by Wilbur Ternyik of Wave Beachgrass Nursery in
Florence are that The Highlands may be eligible to move up to 5
million cubic yards of sand under the provisions of Goal 18. it
is doubtful anywhere near this amount of sand would be moved
given the cost of simply moving the sand and the difficulty of
placing this sand somewhere else in the beach-f oredune system (as
required by Coal 18) without harming adjacent areas.

Gearhart North

No new development occurred in this area between 1978 and 1984,
and only one major dune alteration was apparent. In 1978, a
rectangular patch approximately 600 feet long by 300 feet wide
was either graded or mowed. The area straddles the zone line and
covers an area in front of 5 of the 16 homes in this area. This
same rectangle is still apparent in the 1984 photo. The
surrounding area does not appear to have been harmed by this
* ~activity, whatever it was.

The 1989 site visit disclosed that the beach access at the border
between this area and the hotel strip is a popular equestrian
access point. The area has also been used, illegally by four
wheel drive vehicles and off road vehicles. The foredune in this

-9-

subarea is cut by 2 or 3 vehicle trails and some random use was
also apparent.

Hotel Strip

This area is the focus of intense recreational activity and is
the most altered of the subareas in'Gearhart. The major
alteration is the vehicle access in approximately the center of
this site, which is a partial breach in the dune; a long, paved
and gravelled ramp from the street to the beach. The beach to
the north is open to vehicle access, and this is a major access
to the beach (the other major access being Del Rey Beac h). The
beach to the south is closed to vehicles. The vehicle access
creates a long, low depression in the dune, although it does rise
up as it goes landward.

The 1989 site visit showed evidence that the vehicle access had
recently been graded. Graded sand was placed or windblown to the
north. Dunes just north of the access showed evidence of recent
accretion (i.e., grass burial, higher dunes than adjacent areas,
lust grass, etc.). The access is also noticeably wider at the
beach end that at the landward end. It widens from 30 to 200
feet. Most of this appears to be the result of grading -
apparently to keep the seaward end of the access open -- but has
also encouraged vehicle use throughout the opening. This
prevents the dune from rebuilding. Future management of the
access should consider placement of sand fences or other
techniques to narrow this opening consistent with providing safe
vehicle and pedestrian access to the beach.

There have also been two major alterations of the dunes
associated with hotel/motel/condominium development in this area.
Complexes are scattered at different distances from the beach
zone line, ranging from 20 to 170 feet landward of the zone line.
This complicates effective management of the dune. Also, dunes
oceanward of at least two of the complexes have been periodically
graded.

It appears that in 1978, the area in front of all of the
complexes was graded to some degree. For four of the five
complexes, grading was limited to portions of the dune within 75
to 125 feet of the units; however, the area oceanward of one of
the complexes was completely graded. The 1984 photos show that
the four partially graded areas had largely recovered. They all
had good beachgrass cover. The 1984 photos also show that the
southern complex was still graded.

The major reason the southern complex was graded again appears to
be the design of the units. The first floor is at or below grade
level. Almost constant grading is necessary to maintain a view
from these units. By contrast, the other motels have elevated
their first floors slightly to allow a view over the dune without
extensive grading.

- 10-

There are footpaths crisscrossing the dunes in this area, but
they do not appear to have created any major erosion problems.

Gearhart City

Comparison of aerial photography shows very little change in this
foredune between 1978 and 1984. The dune is more than 700 feet
wide and -is well vegetated. Pathways across the dune are evident
but have not resulted in any major erosion.

Management Needs

The Gearhart foredune is in excellent condition. Little if any
additional management appears necessary to improve the flood
protection benefits provided by the dune. Restrictions on
grading in the hotel strip area are needed. It may not be
possible to allow grading in front of the one hotel complex with
low elevation first-floor units; however, this will require
determination of elevation.

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Seaside

Overall Assessment

The oceanfront at Seaside is one of the most diverse and most
altered on the Oregon coast. The shore is alternately wide
dunes, a wide beach, more wide dunes, a narrow beach and a cobble
beach, finally tapering to no beach at all. The most noticeable
feature, though, is the 8000 foot long promenade, called the
Prom, and the 400- to 500-foot-wide beach in front of it. (The
Prom was completed in November 1920 at a cost of $200,000.) The
broad, flat beach is the city's trademark attraction, and
distinguishes Seaside from other oceanfront cities in Oregon.
The long-term effect of grading is not known. It has apparently
been a historic practice since the Prom was built.

The 1989 visit confirmed that the beaches and dunes at Seaside
are continuing to change. Hummocks and partially vegetated low
areas north and south of the Prom are accreting. The result is
that a new foredune is emerging seaward of most of the Prom.
This may not be a new occurrence given the city's historic
practice of grading much of this area. Nonetheless, the emergent
dune is more apparent now than it has been in the last ten to
fifteen years.

Dune grading has been proposed by the property owners in the area
between 12th and 19th Streets. Property owners in this area
actively sought an amendment to allow grading in 1984. The city
worked on a plan through 1985, but abandoned it when much of the
northern part of this area was eroded away. (Erosion appears to
have been the result of migration of the Necanicum River outlet
to the south, perhaps a result of the 1982-83 El Nifo.)

Subarea Assessments

SEASIDE SUBAREA SUMMARY

Length Homes BZL Dune Grass Flood
Subarea (feet) 78/84 DX Width Cover Elev

12th-19th 1600 23/25 100 250/300 15/30 20
Prom-Turnaround 4200 32-7H 40 0/0 5/5 20
Prom-South 3400 56/56 175 /220 80/80 20
South Seaside 1500 16/16 75 0/0 0/0 20

Total 10,700 127/129

- 13 -

12th to 19th Streets

As noted above, this subarea has been proposed as a site for a
foredune grading plan. The demand for the plan is the result of
substantial growth in the foredune at this location over the last
ten to fifteen years. 1978 aerial photographs show dunes in this
area, but the dunes are largely emergent in character. 1984
photos show a dramatic increase in beachgrass cover -- the
average coverage has doubled from 15% in 1978 to 30% in 1984.
Property owner complaints about the dunes echo this history of
dune growth. The Department has received several letters
chronicling the changes in the area, from a relatively flat or
hummocky beach 15 to 20 years ago, to an ever-growing dune since.
These observations are consistent with the location of the beach
zone line. The zone line varies from 65 to 175 feet in front of
the oceanfront homes. The dune averages almost 300 feet in width
seaward of the zone line.

During review of Seaside's comprehensive plan (1981-83), the
Department reviewed a proposed exception for grading in this
area. The initial proposal was for grading the entire dune.
This was not approved. A modified exception allowed for sand
removal within 35 feet west of oceanfront property lines. No
alteration of other dune areas or dune vegetation could occur as
part of this grading. This offsets the problem of windblown sand
building up against fences and in the yards of homes in this
area. Grading of this "trough" area between the homes and the
beach zone line is apparent in the 1984 aerial photos.

Much of the accretion in this area appears to be the result of
grading the area in front of the Prom. Grading in front of the
Prom creates a vast expanse of sand open to wind scour and
movement. The area between 12th and 19th Streets, and
particularly the area in front of the homes, is at the receiving
end of the beach when predominantly southwest winds move sand
across the beach during the winter.

The crest of the dune at Seaside varies in height. According to
the draft dune management plan prepared in 1985, there were
several places where the dune crest is 25 feet msl. However,
most of the dune crest appears to be slightly below this
elevation. The flood elevation is 20 feet, which means that, at
most, I foot of sand could be graded off the highest portion of
the dune. In short, unless the foredune has grown in height
since 1985, not much grading would likely be allowed.

The 1989 visit showed several changes in the dune in this area
from 1984. in 1985, the dune at the North end of the subarea
experienced severe erosion when the mouth of the Necanicum River
shifted south and ran parallel to shore. High tides and a
relatively mild ocean storm led to active erosion of the dune
within 30-50 feet of the northernmost homes. Several lots were
riprapped to prevent damage to homes. By 1989, most of the area
was well into the process of natural repair. However, evidence

- 14-

of erosion is still apparent in front of the third to tenth
houses from the north. In this area (approximately 500 feet) a
cusp (crescent shaped embayment) from the erosion event is still
apparent. It has partially filled with driftwood and the erosion
scarp has largely healed. Sand has-filled part of the area and
beachgrass covers most of the embayment area. Both European
beachgrass and American dunegrass are present.

The 1989 visit also found evidence of illegal grading in this
subarea just south of the erosion cusp discussed above. The
entire dune in front of the fourteenth house from the north has
little or no vegetation on it. There is a gap at the seaward
edge of the dune that provides a narrow view of the ocean beach
and surf. This appears to be the result of a combination of
grading and the application of some sort of herbicide. Dunes on
either side of the graded lot are noticeably higher and are
growing as a result of the absence of vegetation on the front
part of the foredune in this area.

With the exception of the graded and eroded areas mentioned above
this subarea is well-vegetated. The crest and backslope have 80-
95% beachgrass cover and there is a noticeable number of
secondary plants including dandelions. However, the dune within
30-75 feet of most houses in this area has been graded per the
approved plan exception.

The highest part of the foredune in this subarea is Near 12th
Avenue. The wide sandy beach south of 12th has provided an ample
supply of sand which, fed by Southwest winds, has caused this
part of the dune to build continually higher. The 1989 visit
confirmed that this part of the dune was still receiving new sand
accretion.

Prom Turnaround

This subarea includes the entire area seaward of the Prom from
the Turnaround to its northern terminus at the 12th Street
parkinglot. The area appears to have changed somewhat between
1978 and 1989. Early photos suggest that the dune was largely
scattered hummocks with clumps of dense beachgrass cover. Also
it appears that the dune in 1978 was relatively flat.

The 1989 site visit draws a much different picture of the beach
in this area. Open sand is limited to two areas: a 200 to 300
foot stretch north of the Prom and the area between 5th and 7th
Avenues. The remainder of this subarea is characterized as
emergent foredune in different states of development.

Much of the emergent foredune is still hummocky in character.
Well vegetated mounds are apparent. Even so, intervening areas,
while less vegetated have good cover (up to 50-60%) and have
created a relatively high (16-18 foot) wide (100 to 160 foot)
dune ridge. It is less noticeable than other dunes in the area
because it is generally at or below the level of the Prom -- 20
feet msl.

- 15 -

The two other major features in this area are the Promenade and
the beach. The Prom is a wide, paved walkway and seawall above
the beach. The top of the Prom is approximately 20 feet above
sea level, or roughly at the same elevation as a 100-year ocean
flood event. The dry sand beach (i~e., above ordinary high tide)
is correspondingly broad and flat, stretching seaward 400 to 500
feet. The beach in front of the Prom is a major recreational
attraction.

Historically, windblown sand which has accumulated in front of
the Prom has been hauled away. Removal has been requested by the
city to prevent sand from overtopping the Prom and covering the
Prom and adjacent oceanfront properties. Sand has been removed
by private contractors, at no charge to the city, for use as
construction fill.

The practice of grading was reviewed during the acknowledgment
review of the City of Seaside's comprehensive plan. The city's
plan includes a Goal exception which provides for limited,
periodic removal of sand accumulations in front of the Prom (see
Seaside Comprehensive Plan, ordinance 83-11, June 27, 1983, pages
42, 76-77). The practice is limited to removal of sand "which
constitutes a hazard or maintenance problem to the Prom or
property upland from the Prom. Removal of sand occurs on an
irregular basis, whenever sand buildup necessitates action.
Contractors are required to remove sand evenly, leaving no holes
or cliffs, and are required to grade the area on a smooth contour
to the beach to maintain the recreational value of the area"
(Seaside Pl~n, page 77). Adoption of a dune management plan in
compliance with Goal 18 would require the city to modify this
practice. Sand could continue to be moved away from the Prom,
but would have to be retained within the beach-foredune system
(see Goal 18 Implementation Requirement 6(f)).

The emergence of a foredune in this area may complicate the
development of a dune management plan by the city. The city's
1989 draft management plan proposes that much of the emergent
dune area be eligible for more extensive grading than is
presently permitted in the comprehensive plan. This would likely
violate Goal 18's limitation 6n dune grading. Resolution of this
issue will require further work between the Department and the
city.

Prom South

This segment includes the southern 3400 feet of the Prom,
starting just south of the Turnaround. In contrast to the
relatively flat beach to the north, there is a well-established
dune just seaward of the Prom throughout the area. The dune
appears to have been there for more than twenty years, since the
beach zone line in this area is 100 to 170 feet seaward of the
Prom. (By contrast, the beach zone line is along the Prom for
the subarea to the north.)

-16 -

The dune is narrowest at the north end and gets progressively
wider and better vegetated further south. The dune ranges from
125 feet to 250 feet in width (1984).

There does not appear to have been any major alterations of the
dune in this area. The only exception is at the very northern
end of the area where it appears that the dune may have been
graded at one time.

Although the city's policy on sand removal technically applies to
the entire'area in front of the Prom, this area is generally not
eligible for grading. As noted above, grading is only allowed
when sand accumulation "constitutes a hazard or maintenance
problem to the Prom or property upland from the Prom." This is
clearly aimed at the unvegetated accumulations of sand
immediately against the Prom to the north. In this area, the
dunes effectively stop windblown sand from accumulating against
the Prom or other adjacent properties. Even if accumulations did
occur, grading of a narrow area just in front of the Prom (i.e.,
30 to 40 feet), as was done at 12th-19th Streets, could solve
this problem.

The 1989 site visit showed that an emergent foredune was
developing between A Street and Avenue G. The dune is much like
* ~the one emerging north of the Prom, in that the dune was not
readily apparent in 1978 and 1984 aerial photos. At those
earlier dates the area appeared to be more a collection of dune
hummocks with scattered beachgrass cover. The 1989 visit showed
the area to be much more dune-like in character. From A Street
south the dune is low (approximately 14 to 16 feet high) and 120
to 150 wide (i.e. the front of the dune is 120 to 150 feet
seaward of the west side of the Prom. Vegetative cover varies
from 40-60% and is a mixture of American and European beachgrass
hummocks.

There was a noticeable change in the character of the dune at
Avenue C. The dune was higher (averaging around 18 feet),
somewhat wider (approximately 180 feet) and better vegetated
(about 80-85% cover). The dune is also less hummocky than the
dunes between Avenues A and C. Between Avenues C and H, the dune
is almost even with the Prom.

The area south of Avenue H shows up in the 1978 and 1984 aerial
photos as a well-established foredune. The 1989 site visit
disclosed that the dune here was higher and more stable than the
emerging dune area to the north. The dune south of Avenue H was
consistently as high as the'Prom -- at or above 20 feet msl. in
addition, secondary dune plants were well developed in the back
half of the dune. Shorepine and scotchbroom were apparent in
decreasing density in this area. Salal had developed just west
of the Prom. Throughout this back half of the foredune European
beachgrass; was largely crowded out and coast strawberry and other
grasses were taking over.

-17-

Together these observations about the condition of the dune
suggest that the area from Avenue A to Avenue C is evolving from
a hummocky beach to a more classical foredune ridge. This is
quite similar to what is happening north of the Turnaround.
Given the limited vertical detail in the available aerial
photographs it is difficult to determine whether this growth is
relatively recent or had occurred and was simply not visible in
the earlier photos. A clear answer to this question will require
further study and could perhaps be done through a more
sophisticated interpretation of the available photography.

Seaside South

This subarea extends from the southern end of the Prom to the end
of the sandy beach at Seaside. No foredune was apparent in this
area. The foredune in front of the Prom to the north, ends
abruptly at the end of the Prom. Just south of that point, (at
the northern end of this subarea) a hotel is located parallel
with the Prom and sticks out 125 feet seaward of the west edge of
the Prom. The remainder of the shoreline in this area is covered
with drift logs, although concentrations vary from lot to lot.

This subarea is a transition between the relatively wide dune to
the north and the rocky cobble beach to the south at the north
end of Tillamook Head. The major difference between this area
and the South Prom area appears to be the placement of
structures. On the average, structures in this area are within
75 feet landward of the beach zone line. Just to the north, in
the South Prom area, homes are 175 feet back from the zone line.

The area appears to be protected from southwest waves by the
headland.

The major alteration in this area is the hotel and oceanfront
homes located very close~to the beach zone line. This factor,
together with the sheltering effect of Tillamook Head, appears to
have prevented the establishment of a foredune at this location.

Management Needs

The dunes at Seaside are diverse and will require different
management measures. The major alteration will continue to be
grading sand in front of the Prom.

The city and the Department of Parks and Recreation (which
regulates grading) should evaluate the effects of grading on
accretion in the area north of 12th Street. The rather dramatic
accretion of dunes north of 12th Street over the last ten to
twenty years suggests grading may be a major problem. One
solution might be the placement of sand fences perpendicular to
the beach near 12th Street. At a minimum, this should be
attempted on an experimental basis to determine how much sand is
moving up the beach. If the experiments bear out, timely
placement of sand fences might be an effective means of capturing

sand before it accumulates in front of the homes or on the dunes
* ~north of 12th Street.

The 1989 site visit confirmed that much of the Prom previously
* ~thought to be fronted by a hummocky'beach appears instead to be
fronted by a distinct but emergent foredune. The effects of this
change need to be more fully evaluated in the city's proposed
dune management plan. Existence of the'dune may restrict the
city's ability to do much grading beyond what their current
comprehensive plan policies allow.

Another major issue relative to grading in front of the'Prom is
the placement of graded sand. Currently, sand accumulations in
front of the Prom are hauled off the beach altogether. Over time
this practice will reduce the amount of sand on the beach and
could result in shoreline erosion. Consequently, the city and
Parks should consider the alternative of spreading graded sand
back onto the beach. This would alleviate the accumulation
problem without potentially causing shoreline erosion.

-19 -

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Pacific City

Overall Assessment

Pacific City is perhaps the most altered foredune along the
Oregon coast. Grading has completely obliterated beachgrass (or
prevented its establishment over almost 75% of the area). The
result is that most of the Pacific City foredune is open sand.
This is both a nuisance and a hazard to oceanfront homes. Many
property owners are in an almost constant battle to dig
themselves out from under accumulations of sand. While the
precise cause of the problem is difficult to determine, two
factors have contributed to the problem. The first is the
location of oceanfront homes. Homes at Pacific City, are on the
average, closer to the beach zone line than in most other areas.
Second, grading sand to maintain structures, prevent inundation,
restore views, and provide access has been a historic practice on
the Pacific City shoreline.

Subarea Assessments

PACIFIC CITY SUBAREA SUMMARY

Length Homes BZL Dune Grass Flood
Subarea (feet) 78/84 DX Width Cover Elev

Kiwanda North 750 0/0 na 100/75 80/100 30
Cape Kiwanda 1100 14/14 110 120/70 15/0 30
Undeveloped 900 0/1 75 50/35 50/50 30
Kiwanda Shores 2600 18/22 60 45/50 0/0 30
Turnaround 1350 12/14 150 60/40 50/15 30
South 1300 20/20 175 125/125 10/10 30

Total 8,000 64/71

Kiwanda North

This subarea includes two properties: an undeveloped private
parcel just south of Cape Kiwanda State Park and the dory boat
launch and county parking lot south of that. The two sites are
somewhat different. The private site is zoned for fairly intense
residential development. The site appears to have been graded
and stabilized several years ago, but was not altered between
1978 and 1984. Some erosion is apparent at the site. In 1978,
the foredune north of the county parking lot extended about 25
feet west of the beach zone line. By 1984, most of the dunes
west of the zone line had eroded back to the beach zone line.

By contrast, the dune in front of the county parking lot has been
altered. In 1978, the area had about 35% beachgrass cover. In

- 21 -

1986, little or no beachgrass was apparent. Grading may have
been done to open up views from the restaurant that is located
just upland of the parking lot. Also, in the 1984 photos, loose
sand was apparent on the parking lot and inland areas.

in summary, the north area is in good shape while the south area
needs help. The main issue for the private property to the north
is the establishment of a setback for new development. Since
this site and the adjacent properties are undeveloped, it is
unclear exactly where the setback line would be for new
development. Where there is no development on adjoining lots,
the county determines the setback based on the setback of the
four closest oceanfront buildings. In this case, the restaurant
and the three southernmost homes would be counted; they are an
average of about 65 feet landward of the beach zone line.

The parking lot needs to be stabilized. The dune here appears to
have been altered by both grading and unrestricted public access
across the dune. This has resulted in accumulations of windblown
sand in the parking lots. The dune in front of the parking lot
should be planted and fenced. Both of these measures should be
carefully designed to provide adequate access both for dory boat
launching and pedestrian access.

Cape Kiwanda

This is an older residential subdivision just 'South of the dory
boat launching area. Most of the homes here ate single-story
beach cabins built relatively low in relation to the dune.
Grading appears to have been done both to maintain ocean views
and to remove accumulations from the houses.

Most of the dune appears to have been either graded or eroded
between 1978 and 1984. in 1978, the dune averaged about 110 feet
wide. At this time, the forward edge of the dune was well
vegetated but there was little or no vegetation on the broad,
flat crest. By 1984, the dune had eroded an average of 20-40
feet landward of the beach zone line, and little or no beachgrass
was apparent.

Beachgrass planting on the forward slope appears to be the major
management measure needed here. This should prevent
accumulations of sand against the oceanfront homes. However,
since many of the homes are relatively low in elevation,
achieving the four-foot minimum flood elevation may not restore
ocean view~s.

Undeveloped Area

This subarea includes 900 feet of undeveloped shoreline between
Cape Kiwanda to the north and Kiwanda Shores to the south.
Between 1978 and 1984, one house was built at the back edge of
the foredune.

-22-

The foredune in this stretch is less altered and somewhat more
vegetated than the developed areas to the north and south. This
indicates that alterations associated with development have been
the major problem in Pacific City. Nonetheless, the foredune in
this area is quite narrow: it was approximately 50 feet wide in
1978 and only 35 feet wide in 1984.

A comparison of the 1978 and 1984 photos confirmed that a sniall
amount of erosion (10 to 15 feet) had occurred in this area.
Also, there was a slight reduction of beachgrass cover, which
appeared to be the result of off-road vehicle use in the area.
Pathways apparent in the 1978 photo were much wider in the 1984
photo.

The major management issue in this area will be the location of
new oceanfront homes. Using the county's existing setback
formula will result in houses being placed very close to the
forward edge of the foredune. This is because existing homes to
the north and south are also close to the edge. The setback in
this area should be reconsidered, especially in light of FEMA's
requirements for mapping velocity flood areas.

Kiwanda Shores

The Kiwanda Shores subdivision is the most altered area within
the Pacific City area. The foredune in this area is tall and
steep and is fronted by a very short beach. The developed area
is somewhat further seaward than any other development on this
stretch of coastline. This appears to have been the result of a
conscious effort to plat lots and build homes as close to the
edge as possible. Homes are an average of 60 feet landward of
the beach zone line, and the dune is only 50 feet wide.

The dune, such as it is, has been extensively altered. In 1978,
about 1700 feet of the shoreline was riprapped in response to
ongoing erosion. Riprap was typically placed 25 feet in front of
the homes and appears to extend about 20 feet seaward from that
point. By 1984, the riprapped areas were covered with sand.
Sand inundation was also apparent in the entire subarea, around
houses, and on and across the road. In addition, large
stockpiles of graded sand were visible close to the Three Capes
Highway.

Property owners confirmed that the area has experienced
continuing inundation by windblown sand. Most property owners
have to remove sand once or twice a year, to keep sand from
damaging structures and to simply make the structures accessible.
Sand piling against foundations, walls and decks damages
structures, and windblown sand etches glass. Some property
owners report spending several hundred dollars a year on
maintenance.

Grading itself may be contributing to the accretion problem.
Graded sand is typically pushed back seaward and left

-23 -

unstabilized, where it is eventually blown back toward the
oceanfront homes.

Continued grading to maintain oceanfront homes was authorized
through a Coal 18 exception included in Tillamook County's
comprehensive plan. This exception allows limited removal of
sand which is actually accumulating against oceanfront
structures. In 1987, several property owners were issued permits
to remove sand from around their structures. However, several
property owners graded more than that permitted by the county's
policy. As a result the county now works more closely with
property owners to ensure that grading meets permit requirements.

Some long-term, areawide solution to the problem of sand'
accretion is needed. The ongoing practice of grading and sand
removal has not resolved the underlying accretion problem. The
Department has encouraged the county to develop a dune grading
plan for this area. Initial efforts are underway. The county is
also regulating grading.

Turnaround

This subarea includes the county parking lot and beach access and
the area to the south, which includes a total of 14 homes (1984).
The foredune in thi-s area is narrow (60 feet in 1978 and 40 feet
in 1984), but development is noticeably further landward than in
Kiwanda Shores (averaging 150 feet landward here versus only 60
feet at Kiwanda Shores.)

The major alteration in the area is the county parking lot and
the be'ach access at that location. The parking lot is
effectively a 175 to 200 foot wide breach in the foredune. The
area has historically been lowered. In years past, the parking
lot was the site of a dance hall. More recently, the county has
kept the parking lot graded to provide for vehicle access to the
beach and parking. The result is that the parking lot is the
lowest and narrowest portion of the entire Nestucca River
Spit--the spit measured from the beach zone line to the river is
only 500 to 700 feet wide. The velocity flood zone at the
parking lot extends inland to within 200 feet of the Nestucca. A
major flood event at this location might easily breach the spit
and could conceivably cut off the southern portion of the spit.

Between 1978 and 1984, the amount of beachgrass in front of homes
in this area was substantially reduced--from an average of 50%
cover in 1978 to only about 15% cover in 1984. This appears to
have been largely the result of grading individual lots. For
example, two vacant lots were cleared completely during this
time.

Building up a foredune at the county parking lot should be a
major priority for dune management in this area. Needs for beach
access, parking and vehicle access should be integrated into this
plan. Since there are currently no structures in the parking lot

-24 -

area, it should be possible to accommodate these uses and provide
for, an adequate dune. Part of this plan should encourage
property owners to the south to plant beachgrass in front of
their homes.

Homes to the south could be a borderline area. Further reduction
'in beachgrass could make this area into another sandbox, like
Kiwanda. Shores.

South Pacific City

The foredune in this area is the broadest in all of Pacific City.
The dune averages 125 feet in width, and homes are an average of
175 feet landward of the beach zone line. This corresponds with
the age of most of the homes, built in the 1950's and 1960's when
the beach was apparently somewhat flatter and further inland.
Like the Cape Kiwanda subarea, the homes here are typically
small, single-story beach houses, built very low to the ground.
Grading to maintain views has resulted in a broad, flat and
largely unvegetated dune throughout the area. Notably, though,
some lots have not been graded and beachgrass has created island
dunes that stick up somewhat higher than surrounding lots. In a
couple of cases the difference between adjacent lots is dramatic.
In one case, a newer home's foundation is at the same elevation
as an adjacent home's roof. The lower home's roof is all that is
visible, since accumulated sand has buried the rest of the house.

The extensive grading in this subarea is the-only major
alteration apparent. The grading has created a broad, flat area
that is open to wind scour. This in turn has led to deposition
of sand on the area to the north. (The house which is buried up
to its roof seems to be the chief victim of this situation.) The
management solution is to plant beachgrass on the forward portion
of the dune. Establishing a dune which is four feet above the
100-year flood elevation may result in some loss of view from
these homes. More detailed information an the height of the dune
is needed to determine the extent of this effect.

Management Need's

No area on the Oregon coast could benefit more from dune
management than Pacific City. Establishing beachgrass should
dramatically reduce sand accretion problems and the attendant
maintenance costs throughout the area. The wider foredune will
also improve flood protection. And, with the exception of the
two older areas (Cape Kiwanda and Pacific City South), planting
beachgrass should stabilize a dune which is low enough to
maintain ocean views from oceanfront homes.

in the interim, the county needs to continue to work with
property owners to find effective ways of dealing with sand
accretion. The exception approved as part of the county's
comprehensive plan allows removal of sand that is inundating
oceanfront homes. This practice needs to be carefully monitored

-25 -

to ensure that placement of graded sand does not breach the dune
or become a maintenance problem for neighboring lots.

Tillamook County has a key role to play in improving the
condition of the foredune in Pacific City. Two county parking
lots/beach accesses are also major breaches in the Pacific City
foredune. Building up these areas is an important management
need in its own right and could also be used as a demonstration
project for surrounding properties. Beach access, including
vehicle and dory boat access, can and should be factored into
stabilization projects in these areas.

- 26 -

Neskowin

Overall Assessment

Neskowin's foredunes have been subject to different development
pressures. With the exception of the "Breaches" subarea,
oceanfront homes have been located on or just at the back of the
foredune, close to both the beach zone line and the front of the
dune. In the Breaches subarea, which is about 40% of the
Neskowin shoreline, development is set back 600+ feet from a
foredune characterized by a series of breaches. The conditions
and the management needs of each of these areas varies almost as
much as the dune width.

Subarea Assessments

NESKOWIN SUBAREA SUMMARY

Length Homes BZL Dune Grass Flood
Subarea (feet) 78/84 DX Width Cover Elev

Neskowin North 575 4/6 50 100/100 40/30 19
Breaches 4850 33/35 600 640/650 75/75 19
Community 2800 23/24 80 90/100 80/80 24
Creek Spit 750 4/4 25 20/20 60/50 24
South+ 2650 6/15 40 50/35 70/80 19

TOTAL 11,625 70/84

Neskowin North

This subarea includes the Neskowin North subdivision at the
northern limit of the Neskowin community. The subdivision itself
is the principal factor which distinguishes this area from the
Breaches subarea to the south. The Neskowin North subdivision is
relatively recent--approved in 1971. The subdivision is platted
on the front part of the foredune, with homes just 50 feet behind
the beach zone line and a dune that averages only 100 feet in
width. By contrast, in the Breaches area, homes are 600 feet
landward of the zone line and the dune extends inland some 650
feet on the average.

The dune at Neskowin North has also been modified as a result of
development there. Construction of homes usually involved
grading most of the beachgrass off of the lot. Also, several of
the homes have been riprapped to prevent ocean flooding.

The 1989 site visit disclosed that the foredune appears to be
accreting fairly rapidly. With the exception of the northernmost

- 27 -

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lot, no riprap is apparent in front of oceanfront homes. On most
lots riprap has been covered by sand and beachgrass cover is
becoming well established. That are a couple of notable
exceptions to this pattern. There is little vegetation on the
foreslope of the northernmost three lots. As noted above, riprap
is still apparent at the house furthest north. In addition, the
dune in front of the third house has been graded to maintain an
ocean view.

The Breaches

As the name indicates, there are several breaches in this
subarea. The five breaches are wide, low openings which
separate/bisect a high, relatively well-vegetated foredune.
Altogether, the breaches cover 15-20% of this subarea. The
remaining 80-85% is the relatively wide foredune. The area
appears to be fairly stable, with the toe of the foredune
typically 50 to 75 feet seaward of the beach zone line.

Homes in this subarea are located in a line of older, stabilized
dunes some 500 to 600 feet landward from the toe of the dune.
This older dune is at a relatively low elevation (approximately
15-20 feet) so most homes do not have beach or surf views. Most
are 'two story homes which have a limited ocean view. As at
Gearhart, the combination of a wide dune with a relatively high
crest tends to obscure the views from oceanfront homes.

The breaches are typically fluted or funnel-shaped, averaging
about 400 feet in width at the beach zone line and narrowing to
50 to 100 feet in width in the back area. Drift logs are visible
at the landward extreme of each breach, confirming the fact that
these areas are cut to a very low elevation.

The breaches themselves are the major alteration in this subarea.
At least two of the breaches show clear signs of having been
graded in the recent past. The continued absence of beachgrass
is atypical. European beachgrass, left to its own devices, is
usually quite effective in establishing a uniform dune. The
breaches provide nicely aligned view corridors for specific homes
at the back of each breach.

The 1989 visit showed that the oceanward end of each of the
breaches is filling in. Basically, the seaward ends of the
funnel are growing higher and closer together as windblown sand
accumulates and is stabilized by beachgrass. Growth was most
noticeable at the northern edge of each embayment where grass was
lush and vibrant and there were recent accumulations of windblown
sand. The effect is also noticeable, but less pronounced on the
southern side of the funnel mouths. Rebuilding of the breaches
is most pronounced in the seaward 100 feet of each breach. This
is where the breach is widest and'most exposed to wind. Left
alone, it appears that the breaches will continue to heal
themselves. However, it's unclear whether this will completely
rebuild an even foredune ridge.

- 29 -

Neskowin Community

As the name implies, this subarea is the historic hub of
development in Neskowin. Like the Neskowin North subarea,
development here is relatively close to the beach zone line
(averaging about 80 feet landward) and the foredune in front of
oceanfront development is relatively narrow (averaging about 100
feet in width). Two hotel or condominium complexes in the center
of the subarea have been built further oceanward than other
development. Both are fronted by dunes that average only about,
60 to 70 feet in width. By comparison, older oceanfront homes on
other lots are set back 100 feet or more.

Other than this slightly discontinuous line of development, there
are few major alterations in this subarea. The most notable is a
wooden bulkhead in front of the Pacific Sands hotel near the
center of the subarea. Grading in front of one of the
hotel/condo complexes is apparent in the 1984 photos, but by 1986
the area had 100% vegetative cover. Other lots in the vicinity
graded in 1984 had not recovered.

The 1989 site visit disclosed that this subarea as well as the
Neskowin Spit subarea to the north had experienced some erosion
since 1984. This would be consistent with observations about the
longer term effects of El Nifto. These observations are that the
southern end of pocket beaches tend to erode, while areas further
north tend to gain sand. (Note that there has been some
accretion at the Breaches subarea to the north.)

The result of the recent erosion episode is that there is a four
to eight foot erosion scarp in front of most of the properties in
this subarea. (Erosion is most pronounced at the south end of
this area and tapers off to the north.) However, natural healing
is also evident. Windblown sand is accumulating at the toe of
the dune in most of the eroded areas.

The Breakers Condominium development (located near the center of
this subarea) applied for a permit to construct a revetment in
1989. DLCD opposed issuance of the permit because of the
apparent cyclical nature of the erosion and the fact that the
area seemed to be healing naturally. Also, The Department noted
that even the eroded dune was further seaward than when the
Breakers were built in the early 1970's. In short, the
development was no more at risk then when it was built.

Notwithstanding the erosion that has occurred, the foredune in
this subarea is in relatively good condition. The healing
process could be helped by planting beachgrass and adding
fertilizer.

-30-

Neskowin Spit Subarea

This subarea includes the portion of the foredune immediately
north of Neskowin Creek. Homes in this subarea are set in a
semicircle facing west and south overlooking the creek as it
crosses the beach. The foredune in this are-a is very narrow
(only about 20 feet wide) and homes are only 25 feet back from
the beach zone line.

The height of the foredune varies in this subarea. At the
southern end (i.e. the southernmost six homes on about the
southern 300 feet of the dune) are on a low flat plain. The area
is low for the entire width of the dune, from the ocean beach
landward to Neskowin Creek. 1973 aerial photos show that the
entire area was an open sand spit. Geologically, this area was
probably washed out by movement of the Neskowin Creek mouth or
erosion during a major ocean storm.

Just north of the end of the spit the dune is dramatically
taller.. The seventh home from the end of the spit is six to
eight feet higher than homes to the south. The dune is
.noticeably higher across its entire width, rising to 35 to 45
feet in height. This part of the dune is also much better
vegetated with mature trees and shrubs. Together these factors
suggest this area has been stable for more than 50 years.

The 1989 site visit confirmed that the homes at the end of the
spit are on a low, poorly vegetated sand form. The foredune in
front of these homes is very narrow (20-30 feet) and generally
poorly vegetated. Riprap is visible along the southernmost six
lots. There is good potential for building up -the dune in this
area. The beach is wide and high. Planting additional
beachgrass and fertilizing could widen the dune. A wider dune
would also provide a wider buffer between these homes and public
beach use since the major public access to the beach in this area
is along the west bank of Neskcowin Creek.

The relatively narrow dune and the proximity to the creek mouth
makes this area somewhat more susceptible to erosion than other
areas. This might be partially offset by the proximity of
Proposal Rock just offshore, which may help break up major storm
waves.

Neskowin South

This subarea includes all of the dune shoreline south of the
Neskowin Creek outlet. The foredune throughout this area is at
or just behind the beach zone line.

The major alteration in this area appears to have been the
construction of a riprap revetment on the southern 1200 feet of
this unit just prior to 1978. The 1978 photos show a recently
completed revetment on and at some points seaward of the zone
line. The entire 1200-foot stretch was undeveloped at the time.

-31-

Between 1978 and 1984, nine new oceanfront homes were constructed
along this 1200-foot stretch. All of the homes in this area are
placed just landward of the beach zone line.

Farther to the south, homes are set back farther from the zone
line (up to 120 feet ). The 1984 aerials show that most of the
area has a good beachgrass cover, although two of the lots in the
1200-foot revetment were graded.

Some erosion in this area was apparent between 1978 and 1984.
The revetment area was covered with sand and had some beachgrass
cover (i.e., the riprap was not readily apparent in the aerial
photos). However, a 700-foot stretch of shoreline immediately
south of the revetment had eroded noticeably. In 1978, the dune
stretched an average of 35 to 40 feet seaward of the beach zone
line. By 1984, the dune was narrower, averaging only 0 to 10
feet from the zone line.

Management Needs

The major management need in Neskowin is building up a foredune
in the Breaches subarea. The five depressions in the dune in
this subarea seriously compromise the dune's ability to protect
inland areas from flooding. The natural build up of these
breaches should be encouraged through the planting and
fertilization of beachgrass.

In the Neskowin Community and Neskowin Spit subareas work is
needed to repair the erosion damage on the front of the dune.
This should include planting beachgrass and fertilizing. Views
in these areas are obscured or threatened by dune accretion.
Plantings and fertilization now could promote a wider dune that
would'be less likely to grow in height.

- 32 -

Bayshore (Alsea Spit)

Overall Assessment

Although most of the foredune at Bayshore has been relatively
stable, the tip of the Alsea Spit has changed dramatically in the
last fifteen years. The comparisons of 1978 and 1984 photos show
that most of the area has been relatively stable, with only minor
changes in dune width and-vegetative cover. During this same
period, the end of the spit experienced heavy erosion.
Subsequent efforts to protect the spit and rebuild the dune also
made major changes to the dune.

The erosion at the spit was caused by a change in the location
and alignment of the Alsea River outlet. The outlet shifted
north and was both closer and parallel to shore. This allowed
ocean waves to penetrate closer to shore, and eroded the spit.
OSU scientists studying the area concluded that the 1982-83
El Nifio's effect on nearshore currents had caused the change in
the river outlet. A review of aerial photography back to 1939
confirmed that the river outlet has meandered north several times
with similar effects on the spit. Since the 1984 photos, the
spit has begun to rebuild, to the point that windblown sand is
becoming both a nuisance and a hazard to homes at the southern
end of the spit.

The character of the foredune at Bayshore suggests-that the spit
has been subject to erosion from the Alsea River many times in
the past. The southern half of the spit is low and flat, only 15
feet or so above sea level. In this area the foredune is the
highest part of the dune. Further north though, the back area is
progressively higher in elevation, and is level with or higher
than the crest of the foredune (at 30-35 feet). This suggests
that the southern half of the spit has been washed out in the
past by the river, while the northern half has been a relatively
more permanent feature. Also, it reinforces the importance of
the foredune for the southern area. If the foredune is breached,
the low-lying back areas would be either cut off (by a complete
breach of the spit) or subject to direct wave attack.

The foredune throughout the southern half of Bayshore is
relatively narrow and tall. In cross-section, the dune averages
70 to 150 feet in width. Oceanfront homes are typically
excavated into the landward side of the foredune with living
floors constructed above a daylight basement garage. Behind the
foredune is a broad, low area (which may have been an old
deflation plain). The area behind the foredune averages only 15
to 16 feet in elevation.

Bayshore has experienced the most rapid development of the five
communities studied. The number of houses at Bayshore increased
by 65% between 1978 and 1984.

- 33 -

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Subarea Assessments

BAYSHORE SUBAREA SUMMARY

Length Homes BZL Dune Grass Flood
Subarea (feet) 78/84 DX Width Cover Elev

Bayshore North 1400 17/23 30 40/40 80/80 27/28
Beachclub North 4000 18/28 45 65/75 60/90 29/31
Beachclub South 2000 7/11 15 115/115 40/65 28
Spit 2800 3/12 20 125/30 75/50 28

TOTAL 10,200 45/74

Bayshore North

This is the northern limit of the foredune in this area. The
area just to the north is a consolidated sand terrace. The dry
sand beach in this area is very narrow. Homes in this area are
constructed very close to the beach zone line, averaging about 30
feet back from the line. The dune is also very narrow, only
about 40 feet wide. There has been very little change in the
dune between 1978 and 1984. The major alteration in this area
has been the construction of six new oceanfront homes over the
last ten years. As with most of Bayshore, oceanfront homes are
constructed by excavating into the backside of a fairly narrow
foredune.

As noted above the area landward of the foredune is as high or
higher than the foredune itself. This provides some ocean views
for second, third and fourth tier homes that are inland and
upslope of the ocean. However, because the slope is gradual,
most of these homes have an ocean rather than a surf or beach
view.

A 1989 site visit revealed that the foredune in this area is
accreting. A new foredune ridge is developing approximately 75
feet seaward of the dune ridge that most of the homes are built
upon. This new dune is roughly 30 feet wide and about as high as
the older dune on which houses are built. Between the two dunes
is a low swale or trough with good beachgrass cover, although the
grass in this area is less vibrant than that on the new foredune.

The newly developing foredune appears to be growing. There is
good beachgrass cover on the crest and the beachgrass is vibrant
and in many areas shows signs of recent burial. The dune itself
has a short steep foreslope with little beachgrass cover. The
result is that windblown sand is not stopped until in reaches the
crest of the new dune, causing it to grow in height.

- 35 -

There are a few clumps of beachgrass on the foreslope. Growth in
the height of the foredune could be limited by planting and
fertilizing beachgrass seaward of the crest. This would trap
sand further out, causing the dune to grow wider rather than
higher.

Beachclub North

The foredune in this subarea is slightly broader than in the
Bayshore North subarea. This suggests that sand accretion has
tapered off to the north.

The major alteration in this area is the construction of ten new
oceanfront homes. As noted above, homes are typically
constructed by excavating into the back of the foredune. This
does not appear to have damaged the foredune, though. Between
1978 and 1984, the dune actually grew about 10 feet wider. Also,
beachgrass cover increased noticeably.

In 1989, this area, like the rest of Bayshore was experiencing
continuing sand accretion. Limited beachgrass cover on the
foreslope has resulted in sand accumulating on the crest of the
dune. This problem could be minimized by planting and
fertilizing beachgrass on the foreslope.

Beachclub South

The foredune eroded somewhat between 1978 and 1984. The northern
end has been relatively stable but the southern end appears to
have eroded about 50 feet. Erosion tapered to zero at about the
middle of the unit. In short, this was a transition area between
the severe erosion to the south and the relatively unchanged dune
to the north. At the same time, there was a notable increase in
beachgrass coverage, from 40% to approximately 65%. There has
also been some limited grading in this subarea. The crest of the
foredune in front of the Beachclub was graded in 1978, but had
largely recovered by 1984. In 1984, grading was apparent in
front of at least one developed lot. In 1986, the lot and the
very southern end of this subarea were completely cleared of
beachgrass.

The foredune in this subarea is the widest on the spit, averaging
about 115 feet, with little change between 1978 and 1984.
However, the dune is still very narrow in comparison to other
developed dune areas, and the backdune areas are very low.

Although sand accretion problems are less dramatic than the spit
area further south, this area is currently experiencing sand
accretion. As in other areas, most of the sand is accreting on
the crest of the dune.

- 36 -

Bayshore Spit

Changes in this subarea over the last ten years graphically
illustrate the unpredictable and dynamic nature of sand spits at
river mouths. In 1978, the spit was considered relatively stable
and accreting. In 1982-83, a major El Niflo event caused the
Alsea River mouth to shift north and closer to shore. Erosion in
the following two years eroded away oceanfront lots and the tip
of the spit itself. In the last three to four years the river
has shifted south, leaving a 700 foot wide open sand beach.
Winds sweeping the beach have pushed sand back up to and over the
dunes. This new accretion of sand is currently the major problem
on the spit.

Background

In 1978, the foredune was relatively wide and apparently
accreting. The RNKR report of Geologic Hazards in Lincoln County
confirmed this conclusion. The foredune was an average of 110-
120 feet wide. The back area of the dune was well vegetated
(100% cover), while the foreslope throughout the area was a
series of dense beachgrass clumps. The amount of beachgrass
cover and the width of the foredune varied inversely from north
to south. At the north end, the dune was relatively narrow and
well vegetated. Farther south to the end of the spit, beachgrass
coverage progressively lessened but the grass was spread over a
much wider area.

Between 1978 and 1984, nine new oceanfront homes were built in
this subarea. But by 1984, the southern 1200 feet of the spit
had eroded back, on average, to the beach zone line--
approximately 50 to 100 feet.

The sequence of erosion and accretion at Bayshore occurred
something like this:

1984-85 70-80 feet of shoreline eroded along a 1600-foot
stretch at the north end of this subarea; most of the
shoreline was riprapped, but not until at least one home was
lost. Also, an 800-foot stretch of undeveloped lots eroded
to within 30 to 40 feet of the road (i.e., the spit almost
breached).

1985-86 The erosion shifted south. The undeveloped end of
the spit, which was 700 feet long in 1984, eroded away
completely. The developed tip of the spit and the
properties along the bayside were riprapped to prevent
further erosion.

1987-88 Massive sand accretion was underway. During this
time, the eroded lots in the northern part of this subarea
were rebuilt. Starting in 1985-86, the contractor/owner of
these lots graded sand washed by ocean waves from just
behind the riprap further landward. As new sand was washed

- 37 -

in by wave action, it too was graded landward to build up
the lot. Within a year, the lots were substantially
rebuilt. In 1987-88, substantial sand accretion began to
occur and sand was blowing up over the now reconstituted
dune. Beachgrass was planted and sand fences were placed,
but the extent of accretion exceeded the capacity of both
the grass and sand fences.

1989 Status

There are three distinct areas within this subarea. At the
extreme southern end is the tip of the spit. Just north of that
is a 700 foot stretch of vacant lots that eroded in 1984 and
1985, protected with riprap and then rebuilt through placement of
sand fences and other measures. To the north is an area that was
largely unaffected by the earlier erosion but which is
experiencing substantial sand accretion. While the condition of
the crest of the dune varies between these three areas, the
foreslope is typically short, steep and poorly vegetated.
Seaward of the foreslope is a broad flat berm created by the
placement of two parallel rows of driftwood in 1987-88. There
are scattered clumps of beachgrass throughout this berm area.

There are seven homes on the nine lots at the southern tip of the
spit. The condition of the dune in front of these houses varies.
A couple have good vegetative cover, but most of the lots have
only 50% or less coverage. Two houses built within the last year
have apparently graded the dune and not replanted beachgrass.
Throughout this area vegetative cover is limited to the crest of
the dune. There is little or no beachgrass on the foreslope or
out onto the broad beach berm. The dune here is presently some
750 feet landward of the high tide line.

The 700 foot area of eroded and rebuilt lots is a second distinct
subunit in this subarea. Because these lots were planted and
fertilized in 1987-88, they have excellent beachgrass cover.
However, cover is more sparse at the northern end. The condition
of the dune in May-June 1989 suggests that the rebuilt dune is
"full" and that the rate of accretion is exceeding the ability of
the dune to stabilize windblown sand.

In 1988, driftwood on the beach was placed in two parallel rows
about 100 and 150 feet seaward of the toe of the planted
foredune. This driftwood acted as a sand fence, collecting
windblown sand. By May 1989, these makeshift fences were full
and sand was burying European beachgrass at the toe of the
foreslope. Excess sand was blowing over the dune and collecting
on Oceania Drive and starting to build a second dune inland of
the road.

The third subunit in this area consists of twenty houses and
vacant lots north of the rebuilt lots. These houses and lots,
particularly the ones just north of the rebuilt lots, are being
inundated with windblown sand. Southwest winds are building up

- 38 -

the'crest of the dune as well as causing sand to buildup around
existing homes. The problem is particularly acute at the north
end because of the inadequate beachgrass cover on the rebuilt
lots just to the south.

The result o'f this accretion is a foredune crest which is growing
up in front of and around oceanfront homes. For most homes,
growth in the dune has completely blocked the views from first
floor windows and reduced or eliminated beach and surf views from
the second floor. Growth of dunes on vacant lots has resulted in
dunes as high as adjacent homes and led to spillover of sand onto
side lots.

Accretion of 'sand has been a major maintenance problem for
oceanfront homeowners. Sand is building up on three sides of
many homes, blocking doors and windows and requiring regular
digging to keep the house accessible. Concern about this
maintenance problem led three oceanfront homeowners to illegally
grade the foredunes in front of their homes in June 1989. The
dune was graded flat, in spite of instructions from DLCD and
other agencies that grading was only permitted to remove
accumulations around oceanfront homes.

Management Needs

The continuing accretion at the end of the spit is the major
* ~management problem in Bayshore. Excess sand needs to be
stabilized forward of the oceanfront homes. This should enhance
protection of the area in the next erosion event. (The OSU study
confirms that the tip of the spit has experienced several similar
episodes of erosion over the last 50 years.) The second major
management need is to widen the foredune throughout this area.
The southern half of Bayshore is particularly susceptible to
ocean flooding because of the narrow foredune and the low
elevation of areas behind the foredune.

Accretion is a major problem because of the amount of sand being
moved and because there is little or nothing to stop it before it
reaches the oceanfront homes. Interestingly, despite the massive
accretion of sand, the dune at the south end of the spit has
grown relatively little in width. The recommended solution
throughout Bayshore is to stop windblown sand before it reaches
the crest of the foredune. Basically, this would result in the
dune growing wider (in a seaward direction) rather than higher.

During the 1989 site visit, Wilbur Ternyik of Wave Beachgrass
Nursery in Florence, outlined a program for dealing with the sand
accretion problem. The first step would be placement of two new
* ~parallel rows of sand fences the length of this subarea. (From
the tip of the spit to approximately 400 feet north of the
rebuilt lots.) The sand fence would collect windblown sand which
is' now causing accretion problems. Once the fences fill with
sand the area would be planted with beachgrass and fertilized.
Together these measures should capture windblown sand seaward of
the existing dune, largely cutting off accretion to inland areas.

-39 -