Private landowner services
Private Landowner
Planning Services
For property owners who require a precise understanding of what their land can accommodate — without engaging a large firm.
Coastal and rural Oregon properties carry regulatory layers that do not appear in a standard real estate listing or title report.
You own coastal, riparian, or rural property in Oregon. Maybe you inherited it. Maybe you're buying it under a short due diligence window. Maybe you've owned it for years and now want to do something — a dock, a driveway crossing, a drainage fix. Zoning, flood zones, DSL wetland jurisdiction, coastal shorelands, and riparian setbacks all constrain what you can do, and none of them appear on the tax record.
Large planning firms typically do not accept landowner inquiries at this scale. You require a direct, precise answer — not a six-week engagement with a generalist firm. That is exactly what this service tier provides.
When Landowners Call Us
Six situations that commonly trigger a regulatory screening or permit engagement.
Buying under contract
Short due diligence window. Get a written Go / Flag / Stop recommendation before you close or waive contingencies — not after.
Inherited coastal or rural property
Not sure what you own or what constraints apply. The Estate & Inheritance Consultation covers zoning, DSL jurisdiction, conservation easements, and disposition options.
Planning a dock, float, or boat ramp
DSL and Army Corps jurisdiction applies to nearly all waterfront structure work. Find out what permits are required before you hire a contractor.
Fixing a culvert or driveway crossing near water
Small-scale drainage work near a ditch or seasonal stream can trigger Oregon DSL removal-fill review under ORS 196.795.
Old fill or unpermitted structure near water
Find out if there's a compliance issue before you do new work, sell the property, or refinance.
Raw land — what can I build here?
The Property Regulatory Screening answers the baseline question before you spend money on site plans or engineering.
Start With a Screening. Add What You Need.
Each option is a standalone engagement. Most landowners start with the Property Regulatory Screening and add tiers based on what they find.
Property Regulatory Screening
A 1-page memo: "What regulatory constraints apply to this parcel?" Covers zoning classification, FEMA flood zone, DSL wetland and water jurisdiction, Oregon Coastal Zone and estuarine boundary (if applicable), Goal 17/18 coastal shoreland overlay, and county-level riparian setbacks.
Turnaround: 24 hours
Pre-Purchase Regulatory Bundle
Everything in the Screening, plus a 30-minute scoping call and a written Go / Flag / Stop recommendation memo for your purchase decision. Identifies whether any regulatory issue could limit your intended use, require permits before you proceed, or represent a dealbreaker given your timeline or budget. Includes estimated permit cost range if flagged issues require DSL or other agency permits.
Turnaround: 24–48 hours · Best for buyers under due diligence
Estate & Inheritance Consultation
A regulatory summary for inherited, gifted, or trust-held coastal or rural property — prepared for executors, heirs, and trust administrators. Same underlying analysis as the Screening, plus a disposition memo covering four options: sell as-is, sell after clearing constraints, hold for future use, or conservation easement candidacy (NRCS ACEP-WRE, Oregon Land Trust Alliance).
Turnaround: 48–72 hours · Best for estate attorneys, trustees, and heirs
DSL Jurisdiction Determination Memo
A written memo documenting whether DSL has jurisdiction over your parcel or proposed work area, and what permit type (if any) is required. Covers waters of the state determination under ORS 196.800, permit type identification, Essential Salmonid Habitat (ESH) check, volume threshold analysis, and next-step recommendations.
Turnaround: 3 business days
Residential DSL Permit Assistance
Full application preparation for residential-scale removal-fill work: dock or float installation, driveway crossing over a drainage channel, foundation work near a mapped wetland, culvert replacement, or fill near a stream. Includes jurisdictional determination, full application prep and exhibits, DSL ePermitting portal submission, and one round of comment response.
Turnaround: 5 business days · 50% at engagement · Add-on: wetland delineation coordination (project management fee + subcontractor)
Wetland Management Plan
A planning document for landowners who want to understand what they can do with wetlands on their property — for wildlife, agriculture, conservation value, or compliance. Covers existing conditions, mapped wetland extent, regulatory constraints, allowed management activities, and NRCS program eligibility screening (ACEP-WRE, EQIP, RCPP).
Turnaround: 7–10 business days · 50% at engagement
Who Orders This
Buyers under a purchase-and-sale agreement with a short due diligence window. Rural and coastal landowners planning a dock, driveway, or drainage repair near water. Heirs and estate executors managing inherited coastal or rural property. Anyone who owns waterfront or wetland-adjacent property in Oregon and wants to know what the regulatory picture looks like before making a decision.
What's In Your Memo
Every Regulatory Screening checks these six sources. You receive a written memo with findings, citations, and annotated maps — no site visit required for most properties.
- County zoning map — current zoning classification and overlay districts
- FEMA Flood Insurance Rate Map (FIRM) — flood zone and Base Flood Elevation if available
- Oregon DSL Removal-Fill iMap — jurisdictional wetland and waterway boundaries
- Oregon Coastal Management database — Goal 17/18 shoreland designation, estuarine boundary if applicable
- County taxlot and parcel records — legal description, lot dimensions, ownership history
- DLCD SEAS — statewide planning goal applicability and acknowledged plan status
What This Service Is Not
This is a regulatory orientation memo — it tells you what constraints apply and what permits are likely required so you can make informed decisions before spending money on design or offers.
- Not a wetland delineation (requires a licensed biologist and site visit)
- Not a legal opinion (consult an attorney for title or easement disputes)
- Not an engineering design (we identify constraints — engineers design to them)
- Not a property survey (parcel boundaries require a licensed surveyor)
- Not a NEPA / SEPA assessment (federal environmental review for federal actions)
Scoped per project — clear deliverables, clear cost. View pricing →
How It Works
Desktop analysis. No site visit is required for most services.
01
Submit the Parcel
Provide the parcel address or APN, a brief description of what you're trying to do or understand, and any timeline constraints. One email works.
02
Desktop Regulatory Review
We research DSL iMap, FEMA FIRM, county zoning GIS, Oregon Coastal Management data, and taxlot records to map your regulatory constraints.
03
Written Memo Delivered
You receive a written memo with findings, maps, and recommended next steps. For pre-purchase bundles, a Go/Flag/Stop recommendation is included.
04
Optional Follow-Up
Pre-purchase bundle and estate consultation include a 30-minute call. Permit assistance tiers include one round of comment response.
Want to know what your land can accommodate?
Scope is defined in writing before we begin. No unanticipated contingencies.