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A. Complete Applications. The Staff Advisor shall determine within 30 days of receiving an application for Type I, II, or III review whether the application is complete, and shall advise the applicant accordingly in writing. Where an application is deemed incomplete, the Staff Advisor shall inform the applicant that the applicant must respond pursuant to subsection 1, 2, or 3, below, within 180 days from the date of application submittal. The 120-day clock under subsection does not begin until the applicant:

1. Submits all of the missing information; or

2. Submits some of the missing information, and requests in writing the City commence its review; or

3. Submits none of the missing information, and requests in writing the City commence its review.

B. Time Limit - 120-day Rule. The City shall take final action on Administrative and Quasi-Judicial land use applications, pursuant to this chapter, including resolution of all appeals, within 120 days from the date the Staff Advisor deems the application complete for purposes of processing, unless the applicant requests an extension in writing. Any exceptions to this rule shall conform to the provisions of ORS 227.178. (Note: The 120-day rule does not apply to Legislative Land Use decisions.)

C. Time Periods. In computing time periods prescribed or allowed by this chapter, the designated period of time does not include the date of the action or event cited. For example, where this ordinance provides for an appeal period ending ten days after the City mails a decision, the ten-day period does not include the day the decision is mailed. The last day of the period shall be included, unless it is a Saturday, Sunday, or a legal holiday, in which case the period runs until the end of the next day that is not on a weekend or legal holiday.