Policy regarding ORS 215.433 and 227.184
(2)Except as provided in subsection (4) of this section, a property owner may alter, restore or replace a nonresidential use without further application with the local government if:
(a)The use was allowed outright as an accessory use, without regard to whether the primary use was destroyed or was or will be restored;
(b)Intentionally left blank —Ed.
(A)The use was subject to a land use process; and
(B)A permit, including a conditional permit, was issued for the use notwithstanding any expiration of the permit or any subsequent changes to the law or process; or
(c)Intentionally left blank —Ed.
(A)The use was established before a requirement that the use be subject to a land use process; and
(B)The replacement use conforms as nearly as practicable to records of the use with the county assessor, building permit information or other reliable records.
(3)The local government shall approve an application to alter, restore or replace a dwelling if the local government determines that the evidence in the record establishes that:
(a)The former dwelling:
(A)Had intact exterior walls and roof structure;
(B)Had indoor plumbing consisting of a kitchen sink, toilet and bathing facilities connected to a sanitary waste disposal system;
(C)Had interior wiring for interior lights;
(D)Had a heating system; and
(E)Intentionally left blank —Ed.
(i)Was authorized by building permits or other regulatory approval process by the appropriate authority; or
(ii)Was assessed as a residential dwelling for purposes of ad valorem taxation for the tax year beginning July 1, 2001, and is not subject to unresolved enforcement proceedings questioning the lawfulness of the dwelling; and
(b)The proposed dwelling will:
(A)Not exceed the floor area of the destroyed dwelling by more than 10 percent;
(B)Be adequately served by water, sanitation and roads;
(C)Be located wholly or partially within the footprint of the destroyed dwelling unless the applicant chooses a different location within the same lot or parcel to comply with local flood regulations or to avoid a natural hazard area; and
(D)Comply with applicable building codes that were in effect on the later of:
(i)January 1, 2008; or
(ii)The date of the former dwelling’s construction.
(4)A local government may not add conditions to the approval or siting of a dwelling under subsection (3) of this section except as necessary to maintain participation in the National Flood Insurance Program under 42 U.S.C. 4001 et seq. A local government may require that the property owner submit an application for a permit for the approval or siting of a nonresidential use only for the purpose of establishing such conditions that are necessary to maintain participation in the National Flood Insurance Program.
(5)A local government may delegate the approval of an application under subsection (3) of this section to:
(a)A hearings officer, as defined in ORS 215.402 (Definitions for ORS 215.402 to 215.438 and 215.700 to 215.780) or 227.160 (Definitions for ORS 227.160 to 227.186);
(b)A planning commission, as described in ORS 215.020 (Authority to establish county planning commissions); or
(c)A building official, as defined in ORS 455.715 (Definitions for ORS 455.715 to 455.740).
(6)The findings of the local government or its designee in approving an application under subsection (3) of this section is not a land use decision. The local government may not require an applicant give notice to any nonparty. The findings and conclusions of the local government are entitled to deference if there is any evidence to support the findings and are subject to review only under ORS 34.010 (Former writ of certiorari as writ of review) to 34.100 (Power of court on review).
(7)If a local government determines based on the evidence in the record that the use legally existed, the local government may, through a land use decision, approve an application to alter, restore or replace a use for which a land use application, building permit or other regulatory approval was required but record of the approval is unavailable for:
(a)A dwelling built after January 1, 2001, that complies with subsection (3)(a)(A) to (D) and (b) of this section; or
(b)A nonresidential use or structure.
(8)An application under this section must be filed on or before September 30, 2025.
(9)An approval of an application under this section expires only if the property owner has not commenced development of the structure or use on or before December 30, 2030. [2021 c.217 §2; 2021 c.520 §3]
Section 197.022 — Policy regarding ORS 215.433 and 227.184,