I consolidated procedure by which an applicant may, at the applicant's option, apply at one <br />2 time for all permits or zone changes needed for a development project.' Further, the <br />3 hearings officer or the appropriate review body must hold at least one public hearing on the <br />4 application, or render a decision on the application without holding a hearing, pursuant to <br />5 ORS 227.175(10). In turn, ORS 227.178(1) and (2) specif~ the process by which the <br />6 application is deemed complete, and requires that, with limited exceptions, the city must <br />7 make a decision on the application within 120 days from the date the application is deemed <br />8 complete. Under ORS 227.178(2), even if the city believes it needs more information to <br />9 render a decision, the applicant can effectively force the city to render a decision based on <br />10 the information submitted. Here, there is no dispute that applicant invoked that option, and <br />11 the application became "complete" for purposes of the statute. Having a "complete" <br />12 application before it, the city was required by ORS 227.175 and 227.178 to render a decision <br />13 approving or denying the application within the prescribed period. Under the statute, that <br />14 decision must.be made by the hearings officer or a designate, either after a public hearing or <br />15 after following the procedures for a decision without a hearing. Nowhere does that statutory <br />' ORS 227.175 provides, in relevant part: <br />"(1) when required or authorized by a city, an owner of land may apply in writing to the <br />hearings officer, or such other person as the city council designates, for a permit or <br />zone change, upon such forms and in such a manner as the city council prescribes. <br />"(2) The governing body of the city shall establish a consolidated procedure by which an <br />applicant may apply at one time for all permits or zone changes needed for a <br />development project. The consolidated procedure shall be subject to the time <br />limitations set out in ORS 227.178. The consolidated procedure shall be available <br />for use at the option of the applicant no later than the time of the first periodic <br />review of the comprehensive plan and land use regulations. <br />"(3) Except as-provided in [ORS 227.175(10)1 the hearings officer shall hold at least one <br />public hearing on the application. <br />"(4) The application shall not be approved unless the proposed development of land <br />would be in compliance with the comprehensive plan for the city and other <br />applicable land use regulation or ordinance provisions. The approval may include <br />such conditions as are authorized by ORS 227.215 or any city legislation." <br />Page 10 <br />