Opinion ID: 2608707
Heading Depth: 1
Heading Rank: 3

Heading: The failure to make a finding upon the effect of the sewage treatment plant upon the market value of property in the area.

Text: As previously noted, counsel for the City of Gold Hill, in oral argument before this court, conceded that the effect of the construction of this sewage treatment plant upon the market value of property in the area was a relevant consideration in determining whether, under Article VI, $ 1.2 of the Jackson County Zoning Ordinance, that proposed use will not be injurious to property and improvements in the area of the request. [1] Petitioners contended in their brief on appeal to the Court of Appeals that: When an issue of fact is raised in a zoning procedure relevant to the criteria prescribed, findings must be made on the issue. Sunnyside Neighborhood vs. Clackamas County Commissioners, 280 Or. 3, 22, 569 P.2d 1063 (1977). It is not enough simply to state the findings in the conclusionary terms of the ordinance. Sunnyside Neighborhood vs. Clackamas County Commissioners, supra . The findings adopted by the board of commissioners pointedly ignore the concerns expressed by the plaintiffs considering the impact on their property values of putting a sewage treatment plant in their residential neighborhood, and contented itself largely with a recital of the `negative environmental assessment', and a conclusionary statement in the terms of the zoning ordinance. The question raised by this contention is an important one. In Sunnyside, supra, this court held, at page 21, 569 P.2d 1063: We wish to make it clear that by insisting on adequate findings of fact we are not simply imposing legalistic notions of proper form, or setting an empty exercise for local governments to follow. No particular form is required, and no magic words need be employed. What is needed for adequate judicial review is a clear statement of what, specifically, the decisionmaking body believes, after hearing and considering all the evidence, to be the relevant and important facts upon which its decision is based. Conclusions are not sufficient. (Emphasis added) In addition, ORS 215.416(6) now provides that: Approval or denial of a permit shall be based upon and accompanied by a brief statement that explains the criteria and standards considered relevant to the decision, states the facts relied upon in rendering the decision and explains the justification for the decision based on the criteria, standards and facts set forth. If this court were to hold not only that these rules are applicable in a case such as this, but that upon the application of such rules both the Hearings Council and the Board of Commissioners were required to make a specific finding upon the question of the effect of construction of the proposed sewage treatment plant upon the market value of property in the area, it would be necessary to remand this case with instructions requiring the making of such a finding. Had the petitioners in this case requested in 1978 that the Hearings Council or the Board of Commissioners make such a finding, either the Council or the Board might well have done so. And had petitioners in their writ of review proceeding before the circuit court in October 1978 contended that the record of the proceedings before either the Council or the Board was defective because of the absence of such a finding that court perhaps might have remanded this case with instructions requiring that such findings be made. We need not decide in this case whether a request for such a special finding must have been made before the Hearings Council or on appeal to the Board of Commissioners in order to raise on writ of review or appeal to the Court of Appeals the failure to make such a finding. In this case petitioners also failed to contend in their petition for a writ of review to the circuit court that the Hearings Council and Board of Commissioners erred in failing to make such a finding. Because petitioners made that contention for the first time on appeal to the Court of Appeals, it would be improper for this court, at this late date, to remand this case for such findings. Cf. Sunnyside Neighborhood v. Clackamas Co. Comm., supra, 280 Or. at 10, 569 P.2d 1063.