Clatsop County staff propose administrative variance route, lower fees for minor permit changes

Gail Henriksen, community development director, presented two related changes to the county’s land‑use code: (1) an administrative variance process as a streamlined alternative to the Type 3 variance, and (2) a formal procedure for minor and major administrative modifications to already‑approved permits.

Henriksen said the administrative variance would have established parameters and public notice but would be faster and cheaper than the full variance process. “The administrative variance process would create a simplified process...the fee that we're proposing would be $500...6 weeks compared to about 3 months for the full blown variance process,” she told the Board.

She said the county would retain objective thresholds and would not offer administrative relief for areas controlled by state statute (for example, minimum lot sizes in rural residential lands set at two acres), for oceanfront building height (given potential controversy), or for parking variances.

On modifications to approved permits, Henriksen said land‑use counsel advised staff that when conditions of approval must change there is currently no clear code process, which has in some cases required applicants to obtain an entirely new conditional use permit. To address that gap, staff proposed a two‑tiered administrative revision route: a lower‑cost minor modification (proposed $250) and a higher‑cost major modification (proposed $500) with criteria to distinguish the two.

Planning Commission members had reviewed the proposal and were generally supportive, Henriksen said. Commissioners asked staff to ensure objective, clearly spelled‑out thresholds so that applicants and neighbors understand what qualifies as minor versus major changes.

Henriksen said if the Board is comfortable staff will take the code amendments to the Planning Commission for a formal hearing and return to the Board for additional hearings as required by county procedure.