The purpose of this zone is to avoid development hazards in areas of the City which, according to available soils information, may have moderate to highly compressible soils. These regulations apply to areas in the City which have Braillier, Bergsvik, Coquille-Clatsop Complex and Coquille Variant soils. Braillier and Bergsvik soils are organic soils with high fibrous vegetative content which are highly compressible under structural loads. Coquille soils may be subject to moderate to high compressibility depending on the size and structural load applied by a building due to a high water table and poor drainage. Since these soils can cause severe problems for development, this zone utilizes special regulations designed to minimize hazards by requiring use of sound soils data and engineering principles to determine development techniques and by requiring property developers to assume responsibility for certain hazard-related costs.
A. 
Uses Allowed. Allowable uses in the basic zoning district within which the property is located will be allowed in the SH zone if the use will not violate standards referenced in the applicable basic zoning district, this section, Section 16.96.020 and additional Development Code provisions.
B. 
Soil Hazard (SH) Boundaries. The boundaries of the soil hazard shall be the same as those for areas in the City with Braillier, Bergsvik, Coquille Variant Silt Loam, and Coquille-Clatsop Complex soils identified by the Soil Survey of Clatsop County, Oregon, prepared by the Soil Conservation Service February, 1988.
C. 
Warning and Disclaimer of Liability. The degree of protection from problems caused by compressible soils which is required by this chapter is considered reasonable for regulatory purposes. This chapter does not imply that property outside the SH zone or uses permitted within the SH zone will be free from soils hazards. This chapter shall not create a liability on the part of the City of Warrenton or by any officer, employee or official thereof, for any damages due to compressible soils that result from reliance on this chapter or any administrative decision lawfully made thereunder.
A. 
No building permit will be issued which involves the construction of a new structure or expansion of an existing structure until adequate soil testing and engineering design is completed.
B. 
The City will require that the applicant for a building permit in this zone obtain a detailed soil survey for the proposed building site. The soil survey shall be conducted by a licensed engineer and include test holes placed on a 50-foot grid.
C. 
If the detailed soil survey indicates that significant amounts of compressible soils are in locations desired for development, the City will require the developer or owner to have a report prepared by a licensed engineer which indicates suitable techniques to minimize potential soil hazards to proposed utilities, roads and structures.
D. 
The proposed use will be permitted only if:
1. 
The detailed soil survey indicates that there is not a significant amount of compressible soils on the portion of the site proposed for development; or
2. 
A method of eliminating hazards which could result from soils on the site is proposed by the applicant's engineer or architect and approved by the City.
E. 
The City may choose to utilize the services of an independent licensed engineer to review the findings of the soil survey and the proposed engineering design plan. The City may charge the developer a reasonable fee for the independent review.
The City may require an on-site soil survey report and a report by a licensed engineer for large-scale commercial, industrial or governmental structures, multifamily residences, or other structures which would cause a heavy loading of soil in areas of the City with Coquille variant silt loam or Coquille-Clatsop complex soils.
A. 
The City may charge the owner or developer a reasonable fee for the cost of reviewing the adequacy of the soil survey, the methods proposed to avoid soils hazards and the methods actually used to avoid these hazards.
B. 
The City may require the owner or developer to post a performance bond to assure that adverse effects that may occur from a proposed development in the SH zone can be corrected. The size of the bond shall be no larger than necessary for correcting potential adverse effects. The bond shall be released when the City determines that performance pursuant to the applicant's approved engineered plan is satisfactory.