The following land use fee schedule is hereby adopted.
LAND USE REVIEWS AND FEES
(A) Ministerial (Type I) review. Ministerial (Type I) reviews are those made by city staff which do not require public notice. Generally, ministerial reviews should be based on clear and objective criteria only. City staff have up to 30 days after submittal to review for completeness and approve, approve with conditions, or deny the proposal. The final decision must be issued within 120 days of a complete submittal.
(1) In addition, the City Planner may refer certain ministerial reviews to the Planning Commission in rare cases, such as actual conflict of interest or projects which have highly unusual features.
(2) A pre-application conference is optional for these reviews.
(3) The following typically require ministerial review only:
(a) Single-family detached dwellings.
(b) Manufactured homes on individual lots.
(c) A duplex, which is not being reviewed as part of any other development.
(d) Minor modifications.
(e) Home occupations.
(f) Commercial addition less than 50% of the market value of the structure before the improvement or repair is started.
(4) Any other use may require additional standards of reviews.
• Zoning Clearance Permit (ZP) | $25 |
ZP review is required for all structural development. ZP applications may be submitted simultaneously with other reviews, after other reviews are completed, or at any point in between. ZP reviews are completed last and serve as the clearance that all other reviews and requirements have been met. The Tillamook County Building Department will typically not accept building permit applications without an approved ZP. | |
Zoning permit fees are cumulative for the entire project. A new single-family home with a detached garage would total $25 (Base ZP Cost) + $175 (New Residential) + $50 (One Unit) + $25 (Accessory Structure) + $25 (Address Issuance) = $300. | |
• New Commercial/Industrial | $225 |
• Commercial Addition/Accessory Structure | $125 + $25/1,000 sq. ft. |
• New Residential (Incl. ADU) | $175 + $50/unit |
• Residential Addition/Accessory Structure under 200 sq. ft. | $25 |
• Reroofing or Remodel with no increase in footprint or volume | $50 |
• Demolition | $50 |
• Address Issuance/Change | $50 |
• Wetland/Riparian Area | $175 + Cost of Peer Review |
• Land Use Compatibility Statements (LUCS) | |
State agency actions must be completed in a manner that is consistent with the local comprehensive plan. A form confirming that a proposal is consistent with the plan is a land use compatibility statement, or “LUCS.” Signing a LUCS is not a land use decision. Common LUCS requests include new or amended water rights, on-site sewage disposal approval, and wetland fill or removal. | |
• Verification letter on letterhead | $50 |
• Form with no required findings (including in-house form) | $25 |
• Form or letter with required findings (e.g., DEQ LUCS) | $75 |
• Flood Hazard Development Permit (FHD) | |
• Non-Structural Development (Grading/Fill) | $250 |
• Structural Development (including grading/fill) | $750 |
• Peer Review (if needed) | At Cost |
• Sign Permit (S) | $130 + $3.96 per sq. ft. (Max fee of $2,147) |
• Special Use Permit (SU) | |
Special Uses are described in § 152.051. Many of these are simple siting and design standards, which are reviewed under a standard zoning clearance permit. Some are criteria that apply to certain quasi-judicial reviews. Some, however, require specialized standards, reviews, submittals, or permits. These are covered here and in administrative reviews (for those which require notice). SU review is in addition to all other applicable reviews. | |
• Animal hospitals, kennels, breeding grounds and veterinary clinics | $25 |
• Barns, coops, corrals and hutches, paddocks, pens for farm animals, livestock, and poultry farms and eggeries (in residential zone, not urban farming) | $25 |
• Bed and breakfast establishments | $25 |
• Circuses, carnivals, animal rides, animal displays, amusement rides, flea markets or Christmas tree lots | $50 |
• Drive-in theaters | $25 |
• Home occupation | $50 |
• Mobile unit food and beverage cart | $150 |
• Wireless communication facilities | $50 |
• Final Partition (P) | $50 |
• Final PUD without Amendment | $500 |
• Public Works Permits (PW) | |
• Driveway | $100 |
• Sewer line extension | $100 |
• Sidewalk | $100 |
• Water line extension | $100 |
• Street tree planting | $50 |
• Right-of-Way Use Permits (ROW) | |
• First Sandwich Board per Business | $0 |
• All Other Temporary Uses in ROW (such as tables and chairs) | $60 |
• Special Event Permit (with Amplified Sound) | $60 |
• Revokable Encroachment License (ENC) | $125 |
• Amendment to Ministerial Approval | 25% of Original Fee |
(B) Administrative (Type II) review. Administrative (Type II) reviews are those made by city staff which require notice. Staff’s decision must be based on criteria, but criteria may allow for a degree of discretion, such as determining conditions of approval. Generally, city staff have up to 30 days to review a submitted application for completeness, followed by a 10-day notice comment period, after which staff have up to 10 days to approve, approve with conditions, or deny proposals. Including all local appeals, the final decision must be issued within 120 days of a complete submittal.
(1) In addition, the City Planner may refer any administrative review to the Planning Commission as a quasi-judicial review.
(2) A pre-application conference is not required but recommended for these reviews.
• Site Plan Review (SP) | |
• Conversion of residences to commercial uses | $250 |
• Commercial addition is less than 50% of the existing structure(s) or less than 10,000 square feet (whichever is smaller) AND exceeds 50% of the market value before improvement | $300 |
• Previously approved site plan reviews that are null and void and no changes are proposed | 25% of Original Fee |
• Conditional Use (CU) | $500 |
• Signs | |
• Modifications of an existing conditional use permit | |
• Variance (V) | $500 |
• Deviation from the minimum building setback of not more than 20% | |
• Deviation from the building height limitation of not more than 10% | |
• Deviation from any other zoning requirements of not more than 10% (i.e., required % of area, required coverage, required density, sign requirements, lot requirements, off-street parking requirements). | |
• Deviation from a residential accessory dwelling living area of not more than 5%. | |
• Expansion of a conditional or non-conforming use by not more than 20% of the gross building volume. | |
• Special Use Permit (SU) | |
• Mural and Public Artwork (goes before City Council) | $200 |
• Display and sale of agricultural products in a residential zone | $200 |
• Temporary Use | $200 |
• Urban Farming | $200 |
• Lot Line Adjustment (LA) | $300 |
• Preliminary Partition (P) | $300 |
• Final Subdivision (SUB) | $150 |
• Time Extension | 25% of Original Fee |
• Partition | |
• Subdivision | |
• PUD | |
• Conditional Use Permit | |
• Site Plan Review | |
• Variance | |
• Minor Modification to Site Plan Approval | 25% of Original Fee |
(C) Quasi-judicial (Type III) review. Quasi-judicial (Type III) reviews are those made by the Planning Commission which require notice and a public hearing. The Commission’s decision must be based on criteria, but criteria may allow for a degree of discretion, such as determining conditions of approval. City staff have up to 30 days to review for completeness, followed by a minimum 20-day notice and comment period. A hearing may be scheduled at the first regular Planning Commission meeting after this period. These meetings are held on the first Thursday of each month. The Planning Commission may choose to approve, approve with conditions, or deny the proposal.
(1) Including all local appeals, the final decision must be issued within 120 days of a complete submittal.
(2) A pre-application conference is required for these reviews.
• Site Plan Review (SP) | |
• New Commercial/Industrial | $1,000 |
• Commercial Addition/Accessory Structure greater than 50% of the existing structure or greater than 10,000 square feet | $1,000 |
• New Residential | $750 + $50/unit |
• Residential Additions/Accessory Structures greater than 50% | $750 |
• Conditional Use (CU) | $750 |
• Requires Site Plan Review | |
• Variance (V) | $750 |
• Preliminary Subdivision (SUB) | $750 + $50/created lot |
• Final Subdivision | $1,023 |
• Planned Unit Development (PUD) | |
• Preliminary PUD | $1,500 + $100/created lot |
• Final PUD with Amendment | $1,500 |
• Major Modification to Site Plan Approval | 50% of Original Fee |
(D) Legislative (Type IV) review. Legislative (Type IV) reviews are those which require final approval by the City Council, typically via ordinance. Generally, these reviews go first before the Planning Commission for review and recommendation to the City Council. In addition, certain legislative reviews require notice to the state Department of Land Conservation and Development, which can require additional time. Zone change requests which do not amend the Zoning Ordinance or Comprehensive Plan must be completed within 120 days. Other legislative reviews carry no time limit.
• Zoning Map Amendment/Zone Change (ZC) | $1,500 + $250/lot |
• Zoning Ordinance Amendment (ZOA) | $2,000 |
• Comprehensive Plan Amendment (PA) | $3,000 |
• Urban Growth Boundary Amendment (UGBA) | $3,000 + $500/lot |
• Annexation (AX) | $2,000 + $500/lot |
• Plat/Street Vacation (VAC) | $1,000 + $100/adjacent lot |
(E) Other.
• Pre-Application Conference (PX) | $250 |
• Applies toward any associated fees for land use review following the pre-application conference. | |
• Code Interpretation (CI) | $350 |
CI may be requested from the Planning Commission to clarify an unclear section of the Zoning Code, or to make certain determinations as to the meaning of the code. The most common CI request is to determine if a use not specifically named in the allowed uses of a district may be included among the allowed uses. | |
• Appeals (AP) To be paid by Appellant. | |
•
Administrative Decision to Planning Commission (O.R.S. 227.175(10)) | lesser of 25% of Original Land Use Fee or $250* |
•
Planning Commission to City Council | 25% of Original Land Use Fee |
• Community Development Fee* – All Projects greater than $20,000 | 1.1% of project valuation |
• Water Connection Fee* | See most recent schedule. |
• System Development Charges* | See most recent schedule. |
• Fees paid after start of work | Doubled |
* Paid at or before zoning clearance permit approval.
** Fee refunded if appellant prevails at the hearing or upon subsequent appeal. Fee does not apply to appeals made by a neighborhood or community organization recognized by the City Council and whose boundaries include the site.
(F) Fee waivers. On written request, the City Manager may reduce or waive permit fees for any of the following reasons:
(1) Special event permits, such as farmer’s market, county fairgrounds events, charity dinners, as well as up to three directional signs in the right-of-way.
(2) Projects resulting from natural disaster or similar emergency situation.
(3) Permits submitted by governmental or non-profit entities for projects which further one or more goals or policies adopted by the City Council (through plans, ordinances, or resolutions).
(4) Denial of reduced fees by the City Manager may be appealed to the City Council. Any appeal must be submitted to the office of the City Manager in writing at least ten business days prior to a regularly scheduled Council meeting.
(5) All other fee reductions or waivers must be approved by the City Council.
(G) Miscellaneous standards.
(1) Except where forbidden, an applicant shall be billed the actual cost of processing an application when the itemized cost exceeds the prescribed fee by at least 50%.
(2) Except where noted otherwise, fees are not refundable.
(Res. R082123B, passed 8-21-2023)