Planning Application Types

A planning application is submitted by a property owner or their project manager to propose development for a property located in Bend that requires a permit.

Overhead shot of undeveloped land east of Bend, sagebrush and juniper tress cover the landscape

There are four types of planning applications. Some are reviewed and approved by City staff, while others need a public hearing. Many application types require notifying community members and allow them to give feedback on the proposal. Planning applications are submitted to the City of Bend through our Online Permit Center Portal, and we check that they meet the standards in the Bend Development Code.

Planning Application Types

Type I

  • Summary: Applications for simple projects that require no judgment or interpretation of applicable development standards.
  • Application Examples: Property Line Adjustments, Short-Term Rentals.
  • Notification Requirements: None.
  • Public Comment Opportunities: None.
  • Who decides approval or denial? Administrative decision by City Planning Division.
  • Appeal Process: Can only be appealed by the applicant.

Type II

  • Summary: Applications for larger or more complex projects that typically involve applying many development standards, some of which require some interpretation.
  • Application Examples: Subdivisions, multi-unit housing projects, new or expanded commercial or industrial projects, Variances or Waivers.
  • Notification Requirements: Property owners and residents/tenants within 250 feet, Neighborhood District where the project is located, posted notice on property during public comment period.
  • Public Comment Opportunities: Any person may comment in writing within 14 days of the date from when the notice was mailed.
  • Who decides approval or denial? Administrative decision by City Planning Division.
  • Appeal Process: Can be appealed to a Hearings Officer by the applicant or anyone who provides input during the public comment period.

Type III

  • Summary: Applications for complex projects that may affect a broader area than just the surrounding neighbors, and need a decision by a governing body, following a public hearing.
  • Application Examples: Site-specific Comprehensive Plan or Zoning Map changes, Master Plans, annexations, new or expanded development along the Deschutes River.
  • Notification Requirements: Property owners and residents/tenants within 500 feet, Neighborhood District where the project is located, posted notice on property during public comment period.
  • Public Comment Opportunities: Any person may comment in writing within the noted period from when the notice was mailed, up to the date of the public hearing with the Planning Commission or a Hearings Officer.
  • Who decides approval or denial? Planning Commission or a Hearings Officer.
  • Appeal Process: Can be appealed to the Land Use Board of Appeals by the applicant or anyone who provides input during the public comment period.

Type IV

  • Summary: Citywide legislative policy issues that impact many community members.
  • Application Examples: Bend Development Code Amendments, Urban Growth Boundary (UGB) Expansion, Comprehensive Plan Amendments.
  • Notification Requirements: All Neighborhood Districts, Legal Notice in the Bend Bulletin.
  • Public Comment Opportunities: Any person may comment in writing within the noted period from when the notice was mailed, up to the date of the public hearings with the Planning Commission AND City Council.
  • Who decides approval or denial? City Council with recommendation of the Planning Commission.
  • Appeal Process: Can be appealed to the Land Use Board of Appeals by anyone who provides input during the public comment period.

For a comprehensive list of development applications and which type they fall under:

Application Processes

Each type of application follows a different process. We have created the following Planning Application Processes to show the steps for each type, from pre-application to final decision.

  1. Determine the Application You Need: Figure out which application is necessary for your project. If you’re unsure, contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3.
  2. Apply Online: Go to the Online Permit Center Portal and apply under the Planning & Historic section.
  3. Pay the Fees: Pay any fees related to your application in the Online Permit Center Portal. You can do this by logging in, going to “My items,” and then “My Planning and Historic Applications” to find your submitted applications.
  4. Completeness Check: Your application will be assigned to a Planner for a Completeness Check review. This usually takes 2-4 weeks. The Planner will either send a letter indicating your application is complete or send a letter with a list of missing items.
  5. Review Period: Once your application is complete, it enters the City staff review period.
  6. Decision Issued: A decision is usually made within 30 days after your application is deemed complete. You will receive notice of the decision via email, and a copy will be available through the Online Permit Center Portal.
  7. Final Decision: The decision becomes final after 12 days unless you appeal it.

  1. Optional: Pre-Application Meeting: You can choose to submit for a Pre-Application Meeting through the Online Permit Center Portal. Login and then select ‘Pre-Application’ from the Choose the project type: dropdown.
  2. Public Meeting Requirement: Some applications require a Neighborhood Public Meeting before you submit. Check Bend Development Code Section 4.1.215 for details or contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3 if you have questions.
  3. Determine the Application You Need: Figure out which application is necessary for your project. If you’re unsure, contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3.
  4. Apply Online: Go to the Online Permit Center Portal and apply under the Planning & Historic section.
  5. Pay the Fees: Pay any fees related to your application in the Online Permit Center Portal. You can do this by logging in, going to “My items,” and then “My Planning and Historic Applications” to find your submitted applications.
  6. Completeness Check: Your application will be assigned to a Planner for a Completeness Check review. This usually takes 2-4 weeks. The Planner will either send a letter indicating your application is complete or send a letter with a list of missing items. You have 180 days from the application submission date to provide the missing information.
  7. Notice of Proposed Development: When your application is deemed complete, you’ll get a letter with instructions to pick up a Proposed Development sign from City Hall to post on the site.
  8. Public Notice: The Planning Division will send a public notice to neighbors, the Neighborhood District Land Use Chair, and relevant City Divisions and external agencies for review and comments. This public comment period lasts for 14 days.
  9. Decision Issued: A decision is usually made within 120 days after your application is deemed complete (typically within 6-8 weeks). Notice of the decision will be mailed or emailed to you and anyone who provided comment on the project, and a copy will be available through the Online Permit Center.
  10. Final Decision: The decision becomes final after 12 days unless you or a party to the record appeals it.

  1. Optional: Pre-Application Meeting: You can choose to submit for a Pre-Application Meeting through the Online Permit Center Portal. Login and then select ‘Pre-Application’ from the Choose the project type: dropdown.
  2. Public Meeting Requirement: Some applications require a Neighborhood Public Meeting before you submit. Check Bend Development Code Section 4.1.215 for details or contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3 if you have questions.
  3. Determine the Application You Need: Figure out which application is necessary for your project. If you’re unsure, contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3.
  4. Apply Online: Go to the Online Permit Center Portal and apply under the Planning & Historic section.
  5. Pay the Fees: Pay any fees related to your application in the Online Permit Center Portal. You can do this by logging in, going to “My items,” and then “My Planning and Historic Applications” to find your submitted applications.
  6. Completeness Check: Your application will be assigned to a Planner for a Completeness Check review. This usually takes 2-4 weeks. The Planner will either send a letter indicating your application is complete or send a letter with a list of missing items. You have 180 days from the submission date to provide the missing information.
  7. Notice of Proposed Development: When your application is deemed complete, you’ll get a letter with instructions to pick up a Proposed Development sign from City Hall to post on the site.
  8. Hearing Date Scheduled: The Planner will schedule the hearing date with the Planning Commission or Hearings Officer. If notice to the Department of Land Conservation and Development (DLCD) is needed, it will be sent 35 days before the hearing.
  9. Public Notice Sent: The Planning Division will send a public notice to neighbors and the Neighborhood District Land Use Chair at least 20 days before the public hearing. Notice is also sent to relevant City Divisions and external agencies for review and comments.
  10. Staff Recommendation Posted: The Planner prepares and posts a staff recommendation to the hearings body online and in the Online Permit Center application, usually 7 days before the hearing.
  11. Hearing Held: The hearings body holds the hearing and either closes the record or extends it for more public comments.
  12. Decision Issued: After the record is closed, the hearings body will issue a decision, which can happen on the same day or take up to 3 weeks.
  13. Notice of Decision: A notice of the decision is mailed or emailed to you and any parties to the record, and a copy is available through the Online Permit Center.
  14. Appeal Process: An appeal can be filed with the Land Use Board of Appeals.
  15. Final Decision: The decision becomes final after 12 days unless you or a party to the record appeals it.

  1. Optional: Pre-Application Meeting: You can choose to submit for a Pre-Application Meeting through the Online Permit Center Portal. Login and then select ‘Pre-Application’ from the Choose the project type: dropdown.
  2. Public Meeting Requirement: Hold a Neighborhood Public Meeting before submitting your application. Check Bend Development Code Section 4.1.215 for details or contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3 if you have questions.
  3. Determine the Application You Need: Figure out which application is necessary for your project. If you’re unsure, contact the Planner on Duty at planning@bendoregon.gov or call 541-388-5580 x3.
  4. Apply Online: Go to the Online Permit Center Portal and apply under the Planning & Historic section.
  5. Pay the Fees: Pay any fees related to your application in the Online Permit Center Portal. You can do this by logging in, going to “My items,” and then “My Planning and Historic Applications” to find your submitted applications.
  6. Completeness Check: Your application will be assigned to a Planner for a Completeness Check review. This usually takes 2-4 weeks. The Planner will either send a letter indicating your application is complete or send a letter with a list of missing items.
  7. Notice of Proposed Development: When your application is deemed complete, you’ll get a letter with instructions to pick up a Proposed Development sign from City Hall to post on the site.
  8. Hearing Date Scheduled: The Planner will schedule the hearing date with the Planning Commission or Hearings Officer.
  9. DLCD Notice: Notice to the Department of Land Conservation and Development (DLCD) is sent 35 days before the hearing.
  10. Public Notice Sent: The Planning Division will send a public notice to neighbors and the Neighborhood District Land Use Chair at least 20 days before the public hearing.
  11. Notice is also sent to relevant City Divisions and external agencies for review and comments.
  12. Staff Recommendation Posted: The Planner posts a staff recommendation to the hearings body in the Online Permit Center application, usually 7 days before the hearing.
  13. Hearing Held: The hearings body holds the hearing and either closes the record or extends it for more public comments.
  14. Recommendation to City Council: After the record is closed, the hearings body issues a recommendation to the City Council, which is posted to the project in the Online Permit Center.
  15. City Council Hearing: A public hearing is scheduled on the City Council Agenda. The Planning Division will send a public notice to neighbors and the Neighborhood District Land Use Chair at least 10 days before the Council hearing.
  16. Council Decision: The Council holds a public hearing and decides on the application. If approved, the Council will do a first reading of an Ordinance, followed by a second reading and final decision at a subsequent meeting.
  17. Notice of Final Decision: A notice of the final local decision is mailed or emailed to you and any parties to the record, and a copy is available through the Online Permit Center.
  18. Notice of Adoption: Notice of Adoption is mailed to DLCD.
  19. Final Decision: The decision becomes final after 21 days from when the Notice of Final Decision is issued unless it is appealed to the Oregon Land Use Board of Appeals (LUBA) by you or a party to the record.

More Information

Land Use 101

Want to learn more about the Land Use process in the City of Bend? Visit our page for detailed and informative resources:

Public Engagement

In Oregon, community engagement is included in aspects of the land use process. Learn how and when community members can get involved:

Public Comments

Depending on the type of application, there are several chances for the public to share their comments and concerns about a development application.

Giving public comment can be an important way to potentially influence a project early on.

Some applications require an applicant to publicly notice a meeting with community members in the affected neighborhood. This is an opportunity very early on in the application process where public comments are accepted. There are seven types of applications that require this:

  • Bend Comprehensive Plan Map Amendment
  • Zoning Map Amendment
  • Conditional Use Permit
  • Master Plan
  • Land Division
  • Site Plan Review for new development for buildings greater than 10,000 square feet
  • Site Plan Review for an alteration/addition to one or more buildings containing 10,000 square feet or more

Some types of applications, such as Type I applications, are purely administrative – that means City staff reviews the application materials and issues a decision without public comment.

On the other hand, for Type II, Type III and IV applications, you have the following opportunities to comment:

  1. Notice of Application: After this notice is mailed to surrounding neighbors and the affected Neighborhood District(s), the public comment period begins. The notice will specify how long the comment period lasts and how to provide input.
  2. Public Hearing: For Type III and IV applications only, a public hearing is held with the Planning Commission and/or City Council.

Submitting public comments is also crucial if you want to become “an interested party” in a development application. This is important because giving public comment gives you “standing,” which is necessary if you think you might want to appeal the decision on a project.

To become an interested party, you need to submit your public comments on development applications directly to the City during the public comment period. You can participate by providing written comments to the city or by giving oral comments at a public hearing. Simply signing a petition does not give you “standing” to file an appeal.

Public Hearing

A public hearing is a structured event where people can give their oral and written opinions on a proposed development or policy decision. This includes input from the general public. The hearing creates an official record that decision-makers, like the Planning Commission or City Council, use to make their decision on the application.

Appeals

If you want to appeal a land use decision, here’s what you need to know: Those who provide oral or written comments during the public comment period become an “interested party” and may appeal a land use decision. This gives someone the ability to make an appeal if desired. Appeals must be made following the process in the Bend Development Code (BDC).

Frequently Asked Questions

Once a development application is submitted, it and its supporting information are stored in the City’s Online Permit Center Portal. If you know the application number then you can search for the supporting information via a Planning Application Search in the Online Permit Center Portal. If you don’t know the application number then we recommend using the City’s Community Development Data Explorer, which lets you zoom in on the project site and find the relevant application information. For questions, contact the assigned planner listed in the project details online, or reach out to the City of Bend’s Planning Division at planning@bendoregon.gov or (541) 388-5580 ext. 3.

The decision-maker, whether City of Bend staff or an appointed or elected body like the Planning Commission or City Council, must base their review and decision on Bend Development Code (BDC) criteria and standards that apply to the project. Different types of development have different review criteria.

The Bend Development Code (BDC) can be amended by the City Council. The BDC is regularly updated to meet the needs of our growing city. If you have concerns, notify the Land Use Chair of your Neighborhood District with the code sections you feel are inadequate and why. If the Neighborhood District see it as a significant citywide issue, it could be brought up to decision-makers. With enough community support, the BDC could be amended.

Contact us via email: planning@bendoregon.gov, stop by the Permit Center at 710 N.W. Wall St. in Downtown Bend, Monday-Friday from 9:00 a.m. to 4:00 p.m. and ask to speak with the Planner on duty, or call us at (541) 388-5580 Ext. 3.

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Bend, OR 97703

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