ORS 215.427
Final action on permit or zone change application

  • refund of application fees

(1)

Except as provided in subsections (3), (5) and (10) of this section, for land within an urban growth boundary and applications for mineral aggregate extraction, the governing body of a county or its designee shall take final action on an application for a permit, limited land use decision or zone change, including resolution of all appeals under ORS 215.422 (Review of decision of hearings officer or other authority), within 120 days after the application is deemed complete. The governing body of a county or its designee shall take final action on all other applications for a permit, limited land use decision or zone change, including resolution of all appeals under ORS 215.422 (Review of decision of hearings officer or other authority), within 150 days after the application is deemed complete, except as provided in subsections (3), (5) and (10) of this section.

(2)

If an application for a permit, limited land use decision or zone change is incomplete, the governing body or its designee shall notify the applicant in writing of exactly what information is missing within 30 days of receipt of the application and allow the applicant to submit the missing information. The application shall be deemed complete for the purpose of subsection (1) of this section and ORS 197.311 (Final action on affordable housing application) upon receipt by the governing body or its designee of:

(a)

All of the missing information;

(b)

Some of the missing information and written notice from the applicant that no other information will be provided; or

(c)

Written notice from the applicant that none of the missing information will be provided.

(3)

Intentionally left blank —Ed.

(a)

If the application was complete when first submitted or the applicant submits additional information, as described in subsection (2) of this section, within 180 days of the date the application was first submitted and the county has a comprehensive plan and land use regulations acknowledged under ORS 197.251 (Compliance acknowledgment), approval or denial of the application shall be based upon the standards and criteria that were applicable at the time the application was first submitted.

(b)

If the application is for industrial or traded sector development of a site identified under section 12, chapter 800, Oregon Laws 2003, and proposes an amendment to the comprehensive plan, approval or denial of the application must be based upon the standards and criteria that were applicable at the time the application was first submitted, provided the application complies with paragraph (a) of this subsection.

(4)

On the 181st day after first being submitted, the application is void if the applicant has been notified of the missing information as required under subsection (2) of this section and has not submitted:

(a)

All of the missing information;

(b)

Some of the missing information and written notice that no other information will be provided; or

(c)

Written notice that none of the missing information will be provided.

(5)

The period set in subsection (1) of this section or the 100-day period set in ORS 197.311 (Final action on affordable housing application) may be extended for a specified period of time at the written request of the applicant. The total of all extensions, except as provided in subsection (10) of this section for mediation, may not exceed 215 days.

(6)

The period set in subsection (1) of this section applies:

(a)

Only to decisions wholly within the authority and control of the governing body of the county; and

(b)

Unless the parties have agreed to mediation as described in subsection (10) of this section or ORS 197.319 (Procedures prior to request of an enforcement order) (2)(b).

(7)

Notwithstanding subsection (6) of this section, the period set in subsection (1) of this section and the 100-day period set in ORS 197.311 (Final action on affordable housing application) do not apply to a decision of the county making a change to an acknowledged comprehensive plan or a land use regulation that is submitted to the Director of the Department of Land Conservation and Development under ORS 197.610 (Submission of proposed comprehensive plan or land use regulation changes to Department of Land Conservation and Development).

(8)

Except when an applicant requests an extension under subsection (5) of this section, if the governing body of the county or its designee does not take final action on an application for a permit, limited land use decision or zone change within 120 days or 150 days, as applicable, after the application is deemed complete, the county shall refund to the applicant either the unexpended portion of any application fees or deposits previously paid or 50 percent of the total amount of such fees or deposits, whichever is greater. The applicant is not liable for additional governmental fees incurred subsequent to the payment of such fees or deposits. However, the applicant is responsible for the costs of providing sufficient additional information to address relevant issues identified in the consideration of the application.

(9)

A county may not compel an applicant to waive the period set in subsection (1) of this section or to waive the provisions of subsection (8) of this section or ORS 197.311 (Final action on affordable housing application) or 215.429 (Mandamus proceeding when county fails to take final action on land use application within specified time) as a condition for taking any action on an application for a permit, limited land use decision or zone change except when such applications are filed concurrently and considered jointly with a plan amendment.

(10)

The periods set forth in subsections (1) and (5) of this section and ORS 197.311 (Final action on affordable housing application) may be extended by up to 90 additional days, if the applicant and the county agree that a dispute concerning the application will be mediated. [1997 c.414 §2; 1999 c.393 §§3,3a; enacted in lieu of 215.428 in 1999; 2003 c.800 §30; 2007 c.232 §1; 2009 c.873 §15; 2011 c.280 §10; 2017 c.745 §10]

Source: Section 215.427 — Final action on permit or zone change application; refund of application fees, https://www.­oregonlegislature.­gov/bills_laws/ors/ors215.­html.

Notes of Decisions

Under former similar statute (ORS 215.428)

Mandamus is not available once local governing body has issued land use decision, even if decision is issued after 120-day deadline. Simon v. Bd. of Co. Comm. of Marion Co., 91 Or App 487, 755 P2d 741 (1988); State ex rel Fraley v. Deschutes County Bd. of Commissioners, 151 Or App 201, 948 P2d 1249 (1997), Sup Ct review denied

LUBA erred by concluding that conditional use standards applied without determining whether petitioner’s pre-amendment filings constituted application to which this section relates. Kirpal Light Satsang v. Douglas County, 96 Or App 207, 772 P2d 944 (1989), Sup Ct review denied, on reconsideration 97 Or App 614, 776 P2d 1312 (1989)

Absent county rule establishing when land use decision is final, such decision is final when made, not when mailed. Bigej Enterprises v. Tillamook County, 115 Or App 425, 838 P2d 1095 (1992), as modified by 118 Or App 342, 847 P2d 869 (1993)

Plaintiff’s agreements to waive periods of time constituted request for extensions under provision of this section allowing 120-day period to be extended at request of applicant. Bigej Enterprises v. Tillamook County, 115 Or App 425, 838 P2d 1095 (1992), as modified by 118 Or App 342, 847 P2d 869 (1993)

Standards and criteria do not become “applicable” until acknowledged by LUBA. Von Lubken v. Hood River County, 118 Or App 246, 846 P2d 1178 (1993), Sup Ct review denied

Where zoning change cannot be accomplished without amendment of comprehensive plan, circuit court writ of mandamus is not available to compel decision. Edney v. Columbia County Board of Commissioners, 318 Or 138, 863 P2d 1259 (1993)

County interpretation of county ordinance is not entitled to deference in mandamus proceeding. State ex rel Currier v. Clatsop County, 149 Or App 285, 942 P2d 847 (1997); State ex rel Coastal Management, Inc. v. Washington County, 159 Or App 533, 979 P2d 300 (1999)

Decision to approve preliminary or final plan is wholly within authority and control of county, notwithstanding that other entities may play part in applicant’s fulfillment of county-imposed conditions. State ex rel Aspen Group v. Washington County, 150 Or App 371, 946 P2d 347 (1997), Sup Ct review denied

Discretionary attorney fees under ORS 34.210 are available in action to compel county approval of plan. State ex rel Aspen Group v. Washington County, 150 Or App 371, 946 P2d 347 (1997), Sup Ct review denied

“Writ of mandamus” filed by applicant to compel governing body to issue approval is peremptory writ. Murphy Citizens Advisory Committee v. Josephine County, 325 Or 101, 934 P2d 415 (1997)

Applicant may bring mandamus action notwithstanding that applicant initiated local review procedure that prevents untimely decision from being final action. State ex rel K. B. Recycling, Inc. v. Clackamas County, 171 Or App 46, 14 P3d 643 (2000)

In general

Although law under which application is approved or denied may not change after application filing date, material change in facts underlying application may affect approval or denial of application. Department of Land Conservation and Development v. Jefferson County, 220 Or App 518, 188 P3d 313 (2008), Sup Ct review denied

Criteria and standards established under waiver described in ORS 195.305 are of no effect. Pete’s Mountain Homeowners Association v. Clackamas County, 227 Or App 140, 204 P3d 802 (2009), Sup Ct review denied

County’s failure to give notice of missing information within 30 days’ receipt of application does not affect 180-day time limit specified in subsection (4) of this section for applicant to complete application to prevent application from becoming void. Bora Architects, Inc v. Tillamook County, 291 Or App 537, 422 P3d 412 (2018)

215.010
Definitions
215.020
Authority to establish county planning commissions
215.030
Membership of planning commission
215.042
Planning director
215.044
Solar access ordinances
215.047
Effect of comprehensive plan and land use regulations on solar access ordinances
215.050
Comprehensive planning, zoning and subdivision ordinances
215.060
Procedure for action on plan
215.080
Power to enter upon land
215.090
Information made available to commission
215.100
Cooperation with other agencies
215.110
Recommendations for implementation of comprehensive plan
215.130
Application of ordinances and comprehensive plan
215.135
Expansion of nonconforming school in exclusive farm use zone
215.170
Authority of cities in unincorporated area
215.185
Remedies for unlawful structures or land use
215.190
Violation of ordinances or regulations
215.203
Zoning ordinances establishing exclusive farm use zones
215.209
Department of Land Conservation and Development database
215.211
Agricultural land
215.212
Soils Assessment Fund
215.213
Uses permitted in exclusive farm use zones in counties that adopted marginal lands system prior to 1993
215.215
Reestablishment of nonfarm use
215.218
Certain private hunting preserves not subject to land use approval
215.223
Procedure for adopting zoning ordinances
215.233
Validity of ordinances and development patterns adopted before September 2, 1963
215.236
Nonfarm dwelling in exclusive farm use zone
215.237
Events or activities conducted by winery in exclusive farm use zone or mixed farm and forest zone
215.238
Attorney fees in action for nuisance or trespass relating to agri-tourism event or activity
215.239
Siting of agri-tourism event or activity
215.243
Agricultural land use policy
215.246
Approval of land application of certain substances
215.247
Transport of biosolids to tract of land for application
215.249
Division of land for application of biosolids
215.251
Relationship to other farm uses
215.253
Restrictive local ordinances affecting farm use zones prohibited
215.255
Farm product processing facility
215.262
Legislative findings related to nonfarm dwellings
215.263
Land divisions in exclusive farm use zones
215.265
Land divisions
215.273
Applicability to thermal energy power plant siting determinations
215.274
Associated transmission lines necessary for public service
215.275
Utility facilities necessary for public service
215.276
Required consultation for transmission lines to be located on high-value farmland
215.277
Farmworker housing
215.278
Accessory dwellings for farmworkers
215.279
Farm income standard for dwelling in conjunction with farm use
215.281
Legislative findings related to dwellings in conjunction with commercial dairy farm
215.282
Dwellings in conjunction with commercial dairy farm
215.283
Uses permitted in exclusive farm use zones in nonmarginal lands counties
215.284
Dwelling not in conjunction with farm use
215.291
Alteration, restoration or replacement of lawfully established dwelling
215.293
Dwelling in exclusive farm use or forest zone
215.294
Railroad facilities handling materials regulated under ORS chapter 459 or 466
215.296
Standards for approval of certain uses in exclusive farm use zones
215.297
Verifying continuity for approval of certain uses in exclusive farm use zones
215.298
Mining in exclusive farm use zone
215.299
Policy on mining resource lands
215.301
Blending materials for cement prohibited near vineyards
215.304
Rule adoption
215.306
Conducting filming activities in exclusive farm use zones
215.311
Log truck parking in exclusive farm use zones
215.312
Public safety training facility
215.316
Termination of adoption of marginal lands
215.317
Permitted uses on marginal land
215.327
Divisions of marginal land
215.401
Preapplication process for land use approval of disposal site for composting
215.402
Definitions for ORS 215.402 to 215.438 and 215.700 to 215.780
215.406
Planning and zoning hearings officers
215.412
Adoption of hearing procedure and rules
215.416
Permit application
215.417
Time to act under certain approved permits
215.418
Approval of development on wetlands
215.422
Review of decision of hearings officer or other authority
215.425
Review of decision relating to aggregate resources
215.427
Final action on permit or zone change application
215.429
Mandamus proceeding when county fails to take final action on land use application within specified time
215.431
Plan amendments
215.433
Supplemental application for remaining permitted uses following denial of initial application
215.435
Deadline for final action by county on remand of land use decision
215.437
Mandamus proceeding when county fails to take final action within specified time on remand of land use decision
215.438
Transmission towers
215.439
Solar energy systems in residential or commercial zones
215.441
Use of real property for religious activity
215.445
Use of private property for mobile medical clinic
215.446
Renewable energy facility
215.447
Photovoltaic solar power generation facilities on high-value farmland
215.448
Home occupations
215.449
Farm brewery
215.451
Cider business
215.452
Winery
215.453
Large winery
215.454
Lawful continuation of certain winery-related uses or structures
215.455
Effect of approval of winery on land use laws
215.456
Siting winery as commercial activity in exclusive farm use zone
215.457
Youth camps allowed in forest zones and mixed farm and forest zones
215.459
Private campground in forest zones and mixed farm and forest zones
215.461
Guest ranch
215.462
Limitations on guest ranch
215.495
Accessory dwelling units in rural residential zones
215.501
Conversion of historic homes to accessory dwelling units in rural residential zones
215.503
Legislative act by ordinance
215.513
Forwarding of notice to property purchaser
215.605
Counties authorized to adopt housing codes
215.606
Standards for clustered mailboxes in county roads and rights-of-way
215.615
Application and contents of housing ordinances
215.700
Resource land dwelling policy
215.705
Dwellings in farm or forest zone
215.710
High-value farmland description for ORS 215.705
215.720
Criteria for forestland dwelling under ORS 215.705
215.730
Additional criteria for forestland dwelling under ORS 215.705
215.740
Large tract forestland dwelling
215.750
Alternative forestland dwelling
215.755
Other forestland dwellings
215.757
Accessory dwellings supporting family forestry
215.760
Agricultural buildings on land zoned for forest use or mixed farm and forest use
215.780
Minimum lot or parcel sizes
215.783
Land division to preserve open space or park
215.785
Exception to minimum lot or parcel sizes
215.788
Legislative review of lands zoned for farm and forest use
215.791
Review of nonresource lands for ecological significance
215.794
Review of county rezoning designations
215.799
Location of dwellings on wildlife habitat land
Green check means up to date. Up to date