ARTICLE 2 APPLICATION PROCEDURES

SECTION 2.110 PRE-APPLICATION CONSULTATION WITH CITY STAFF

An applicant may request an informal review of a proposal prior to application to determine the general feasibility of the proposal. There are no fees for an informal review. The applicant should submit a brief description and a sketch drawing of the proposed development to the City for preliminary consultation. The City will inform the applicant of the procedural requirements and any conditions and polices of public agencies that may be pertinent to the proposal. The applicant may proceed with an application or the City may suggest a pre-application conference with City Staff and affected agencies to assist the applicant in preparing the application. A Pre-Application Consultation shall be conducted within 30 days following receipt of the request and the descriptive information. This consultation is for information purposes and any statement or representation by City Staff in pre-application consultation shall not bind the City in later processing of an application.

SECTION 2.120 PRE-APPLICATION CONFERENCE WITH AFFECTED AGENCIES

Within 30 days after the pre-application consultation, the City Administrator may schedule a pre-application conference with the applicant and representatives of the City and other affected public and private agencies to further clarify the conditions and requirements necessary in the preparation of the application. There is a Pre-Application Conference Fee in conformance with Section 1.190.

SECTION 2.130 APPLICATION PROCEDURE

Following preliminary consultation and the pre-application conference, where applicable, the applicant may prepare an application together with other supplementary data required to clearly describe the proposed development and the decision requested of the City.

(1) Applications, Petitions and Appeals provided for in this Code shall be made on forms prescribed by the City. Forms are available at the Tangent City Hall.

(2) Applications shall be accompanied by narrative descriptions, an Application Site Plan in conformance with Section 2.140 if required, building plans, maps, specifications and any other information that clearly describe the request and the applicable City Code sections that may apply to the request.

(3) The City will consolidate applications that require more than one approval procedure for a development project. The City will identify and address all of the procedures concurrently and will utilize the most comprehensive procedure and decision process of those required in the application. The total fee shall be the sum of all individual procedural fees with the exception that a Site Plan Review Fee shall not be charged in addition to other fees.

(4) The applicant shall provide the City with a list of property owners of record within 100 feet of the property that is the subject of the review or hearing.

(5) Applications shall include the application form, site plan together with all documents, evidence and supplemental information relied upon by the applicant. The City may require the applicant to provide additional copies of all application materials. A Review or Hearing will be scheduled not earlier than 30 days from the date the Application is deemed complete.

(6) All Applications shall be available to the public and notifications will be mailed by the City twenty (20) days prior to the review or hearing meeting.

(7) An application and review fee shall accompany the application request as set in accordance with Section 1.190.

(8) Staff reports used at the review or hearing shall be available at least seven (7) days prior to the review or hearing.

(9) The City shall comply with ORS 227.178 and take final action on an application, including resolution of all local appeals, within 120 days after the application is deemed complete. If an application is incomplete, the City shall notify the applicant within 30 days of receipt of the application and allow the applicant to submit the missing information. The application shall be deemed complete if the applicant supplies the missing information, or if the applicant refuses to submit the missing information, it shall be deemed complete on the 31st day after the application is received by the City.

If an application is complete when first submitted or if the applicant submits the requested missing information within 180 days of the date the application was first submitted, approval or denial of the application shall be based upon the standards and criteria that were applicable at the time the application was first submitted.

(10) The 120 day period specified in subsection (9) may be extended for a reasonable time at the request of the applicant.

(11) The 120 day period specified in subsection (9) does not apply to an amendment to this Code.

(12) The Applicant bears the responsibility and burden of proof for the requested action.

(13) The Application and the decision of the City shall be maintained by the City in a Record File of the Application. Notice of Decision shall be given the Applicant and other participants in the proceedings as specified in Section 3.300.

(14) Expiration. Approved applications shall be void 1 year after the date of approval unless a building permit has been issued, or site construction has begun, or a time period was specified as a condition of approval. However, upon written request, the Deciding Body may extend authorization for an additional period of time up to 1 year.

(15) Limitation. No request for a land use application shall be considered by the City within a one-year period immediately following a denial of such request, except the City may consent to a new hearing, if in the opinion of the Deciding Body, new evidence of a change of circumstance warrant it.

(16) The specific requirements and decision process for each application procedure are contained in the Sections of this Article which follow.

SECTION 2.140 APPLICATION SITE PLAN

Applications for land divisions or land use requests that require a site plan shall be drawn to scale on 8 1/2 x 11 inch or 11 x 17 inch black/white reproducible sheets for copying and distribution. Larger drawings may be submitted for presentation and City review. Drawings shall indicate clearly and with full dimensioning the following information, as applicable, for all existing and proposed development. It is understood that some of the requested information may not apply to every application. (X) out the number of non-applicable information.

(1) The names of the owner(s) and applicant if different.

(2) The property address or geographic location and the Assessor Map number and Tax Lot number.

(3) The date, scale and northpoint.

(4) A vicinity map showing properties within the notification area and roads. An Assessor Map, with all adjacent properties, is adequate.

(5) Lot dimensions.

(6) The location, size, height and uses for all existing and proposed buildings.

(7) Yards, open space and landscaping.

(8) Walls and fences: location, height and materials.

(9) Off-street parking: location, number of spaces, dimensions of parking area and internal circulation patterns.

(10) Access: pedestrian, vehicular, service, points of ingress and egress.

(11) Signs: location, size, height and means of illumination.

(12) Loading: location, dimension, number of spaces, internal circulation.

(13) Lighting: location and general nature, hooding devices.

(14) Street dedication and improvements.

(15) Topographic features including existing and proposed grades, trees, and vegetation.

(16) Water systems, drainage systems, sewage disposal systems and utilities.

(17) Drainage ways, water courses, flood plain and wetlands.

(18) The number of people that will occupy the site including family members, employees or customers.

(19) The number of generated trip-ends per day from each mode of travel by type: employees, customers, shipping, receiving, etc. A Traffic Impact Study may be required for some developments in conformance with Section 5.122(6)(a)6.

(20) Time of operation, where appropriate. Including hours of operation, days of the week and number of work shifts.

(21) Specifications of the type and extent of emissions, potential hazards or nuisance characteristics generated by the proposed use. The applicant shall accurately specify the extent of emissions and nuisance characteristics relative to the proposed use. Misrepresentation or omission of required data shall be grounds for denial or termination of a Certificate of Occupancy.

Uses, other than residential uses, that possess nuisance characteristics or those potentially detrimental to the public health, safety and general welfare of the community including, but not limited to; noise, water quality, vibration, smoke, odor, fumes, dust, heat, glare or electromagnetic interference, may require additional safeguards or conditions of use as required by the Planning Commission or City Council.

All uses shall comply with the applicable standards and regulations of local, state or federal agencies having regulatory jurisdiction. City approval of a land use application, shall be conditional upon evidence being submitted to the City indicating that the proposed activity has been approved by the regulatory agencies having jurisdiction on an issue.

(22) Such other data as may be necessary to permit the deciding authority to make the required findings.

SECTION 2.150 RECORD FILE

The City shall maintain an official Record File of each application containing all relevant data, drawings, dates, notices, hearings, postponements, continuances, decisions, appeals and minutes of all meetings pertaining to the application.

(1) Minutes of all meetings, reviews and hearings shall record the substance of all issues before the review or hearing body. Summary written minutes shall be maintained in the Record file. The minutes and records need not be a verbatim transcript of the meeting.

(2) Proceedings may be recorded either stenographically or electronically although a verbatim record is not required. Minutes may be summarized from the transcript or tape.

(3) Testimony may be transcribed at the expense of the requesting party, if required for judicial review or local appeal proceedings. The transcribing fee may include all actual costs as authorized by state law.

(4) The staff report and recommendation shall be included in the Record File.

(5) The review or hearing body shall, where practical, retain as part of the record each item of physical or documentary evidence presented and shall have the items marked to show the identity of the person offering the same and whether presented on behalf of a proponent or opponent. Exhibits received into evidence shall be retained in the Record file until after all appeal periods have expired, at which time the exhibits may be released.

(6) The public shall have access to the Record File of the proceedings at reasonable times, places, and circumstances. A person shall be entitled to make copies of the record at the cost set by City Resolution in accordance with ORS 192.

SECTION 2.200 BUILDING PERMITS

(1) Building Permits are issued by the City and administered by the Linn County Building Department. Building Permits issued by the City also require approval by the Linn County Building Department. Linn County Building Inspection provides all construction administration services.

(2) Building Permits may be issued following City and County approval for Permitted Uses not requiring a Review or Public Hearing by the Tangent Planning Commission or City Council.

(3) Application for Building Permits requiring a land use decision including: Site Plan Reviews, Conditional Uses, Variances, Nonconforming Uses, or Zone Change Amendments shall be approved by the City prior to submittal to Linn County. The City shall request the County to withhold the Certificate of Occupancy until compliance with the Conditions of Approval required in the land use decision.

The Applicant may make application for a Building Permit prior to land use approval if the Applicant agrees in writing to pay all Building Permit fees should the land use decision be denied. Any proposed change in the approved plan or use shall be resubmitted to the City as a new application. Building Permits for an approved land use decision shall not be issued until the appeal period, as specified under Section 3.700, has passed.

(4) Each application for a building permit shall comply with the latest adopted edition of the "State of Oregon Structural Specialty Code" or any Residential Building Code adopted by the County. Applications shall describe the work and proposed use and occupancy and include site and building plans, drawn to scale, construction details, specifications, computations and such other information as may be required by the Linn County Building Official.

SECTION 2.300 LAND DIVISIONS

SECTION 2.310 PROPERTY LINE ADJUSTMENTS

(1) Purpose. A property line adjustment is a relocation of a common property line between abutting properties when both parties agree. A property line adjustment shall not create an additional lot or parcel, reduce a lot or parcel in size below the minimum size specified for the zone, or create a violation of development standards on either lot or parcel.

(2) Application. A property line adjustment may be submitted for review and approval by the City Administrator without preliminary consultation, a land division conference, or a hearing where the adjustment complies with Section 2.311 and 2.312.

(3) Information. The City may require additional copies of the proposed map of the property line adjustment together with other supplementary data required for recording or specified herein as required for review and action by the deciding authority.

SECTION 2.311 PROPERTY LINE ADJUSTMENT REQUIREMENTS

All property line adjustment requests shall contain the following information:

(1) The property to be adjusted shall comply with ORS 92 for Property Line Adjustments.

(2) A map clearly and legibly drawn to scale with the scale indicated.

(3) The title "Property Line Adjustment for .......," the date and northpoint.

(4) Name and address of the record owner(s) of the property to be adjusted.

(5) Assessor Map and Tax Lot numbers and approximate acreage or square feet of each property prior to and after adjustment.

(6) The location and boundary dimensions and other information to accurately locate the adjusted property line.

(7) Existing conditions for land within the properties to be adjusted:

(a) The locations, names and widths of existing streets.

(b) The location, width and purpose of existing or proposed easements.

(c) The approximate location of buildings, public and private utilities, drainage ways and other significant features that would affect development of the adjusted properties.

SECTION 2.312 DECISION CRITERIA

A Property Line Adjustment may be approved based upon compliance with the submittal requirements specified above and the following findings:

(1) The adjustment will not create an additional unit of land.

(2) The adjustment will not create a land-locked parcel.

(3) The existing unit of land reduced in size by the adjustment complies with applicable City Ordinances and this Code and will not create a non-conforming lot or non-conforming development.

(4) The adjustment shall comply with any previous Conditions of Approval attached to the properties to be adjusted.

(5) The adjustment shall comply with all state and county recording requirements.

SECTION 2.313 DECISION PROCESS

(1) A Property Line Adjustment does not require a Limited Land Use Decision or Notifications. The City Administrator may consider a Property Line Adjustment at any time following submittal of the application.

(2) If the proposed Property Line Adjustment is consistent with City land use standards, the City Administrator may approve the map as submitted, approve with conditions or deny the request for noncompliance.

(3) If the application requires a Variance or the establishment or relocation of an Easement, or requires interpretation or the exercise of policy, the decision shall be placed before the Planning Commission which shall hold a public hearing in conformance with the Quasi-judicial Public Hearings requirements of Section 3.510.

SECTION 2.314 PROPERTY LINE ADJUSTMENT FILING

(1) Deeds or conveyances for all lots or parcels conforming to the approved Property Line Adjustment shall be filed with the County Clerk in accordance with ORS 92.190, subsections (3) and (4).

(2) Upon approval or denial, a Notice of Decision shall be given the Applicant together with any conditions of approval for the proposed Property Line Adjustment as specified in Section 3.600. The Applicant may modify the proposed Property Line Adjustment for compliance with the required conditions or may request an Appeal to the Planning Commission within 10 days of the Notice of the City Administrator’s decision or to the City Council within 10 days of the Notice of the Planning Commission’s decision in conformance with Section 3.700.

(3) Copies of all recorded deeds, conveyances and filed surveys shall be provided to the City for inclusion in the Record File of the Application, in accordance with Section 2.150.

SECTION 2.320 SUBDIVISION OR PARTITION TENTATIVE PLAN

(1) The Planning Commission shall be the deciding authority for all Land Partition and Subdivision Tentative Plans under the provisions of this Code unless combined with another request requiring City Council approval, or if appealed to the City Council. In the event that a consolidated application requires more than one decision, the highest deciding authority will make all decisions requested in the application.

(2) The Planning Commission shall hold a Limited Land Use Review for all Partition requests and shall hold a Quasi-judicial Public Hearing on all Subdivision requests. A consolidated request including a Variance shall also require a Quasi-judicial Public Hearing in conformance with Section 2.600.

SECTION 2.321 SUBMISSION REQUIREMENTS

A land divider shall prepare a Tentative Plan together with improvement plans and other supplementary material as may be required to clearly present the scope, ideas and objectives of the project. The Applicant shall submit 3 copies of an 18x24 inch drawing together with 3 master copies of an 11x17 inch Tentative Plan and supplementary data for reproduction and distribution purposes. All required materials shall be submitted to the City Administrator 30 days prior to the Planning Commission meeting at which consideration of the Tentative Plan is desired following preliminary consultation as recommended in Sections 2.110 and 2.120.

SECTION 2.322 FORM AND SCALE

The Tentative Plan shall be clearly and legibly drawn on a sheet sizes of 11x17 inches and 18x24 inches to a scale of 1 inch equals any multiple of 10 feet ( 1 inch equals 10, 20, 30, 40, 100 feet, etc. ) The scale shall be the largest scale that will fit the sheet size, but in all cases the scale to be used shall be in multiples of 10 feet.

SECTION 2.323 GENERAL INFORMATION

The following information shall be provided on all Tentative Plans:

(1) All information required by ORS 92 for a Tentative Plan including, but not limited to, the following.

(2) No Tentative Plan shall be approved that bears a name using a word that is the same as, similar to or pronounced the same as a word in the name of any other subdivision in the same county, except for the words "town," "city," "place," "court," "addition," or similar words, unless the land Platted is contiguous to and Platted by the same party that Platted the subdivision bearing that name or unless the party files and records the consent of the party that Platted the subdivision bearing that name. All Plats must continue the lot and block numbers of the Plat of the same name last filed.

Subdivisions submitted for final approval shall not use block numbers or letters unless such subdivision is a continued phase of a previously recorded subdivision, bearing the same name, that has previously used block numbers or letters.

(3) Date, northpoint, scale of drawing.

(4) Appropriate identification clearly stating the map is a subdivision or partition Tentative Plan.

(5) Location of the land division by section, township and range sufficient to define the location and boundaries of the proposed subdivision.

(6) Names and addresses of the owner, applicant and surveyor.

(7) The approximate acreage of the tract being subdivided or partitioned, and the size of proposed lots or parcels.

SECTION 2.324 EXISTING CONDITIONS INFORMATION

(1) The names and addresses of all owners of property within 100 feet of the proposed land division.

(2) The location, widths and names of both opened and unopened streets within or adjacent to the land division, together with easements, other right-of-ways and other important locational information such as section lines, corners, city boundary lines and monuments.

(3) The location of all existing sewers, septic tanks and drainfields, water lines, storm drains, culverts, ditches and utilities, together with elevational data, on the site and on adjoining property or streets.

(4) The elevations of all points used to determine contours; said points given to true elevation above mean sea level as determined by the City. The base data used shall be clearly indicated and shall be compatible to City datum if bench marks are not adjacent. The following intervals are required:

Contour Intervals Ground Slope

One Foot Up to 5%

Two Feet Over 5% through 10%

Five Feet Over 10%

Exception: The deciding authority may approve slope indications for partitions by means of arrows or other suitable symbol together with not less than four spot elevations per acre evenly distributed for slopes of less than five percent (5%).

(5) The location of at least one bench mark control point within the tract boundaries.

(6) The location and direction of all on-site and off-site drainage, drainage channels, water courses and the location of all areas subject to flooding.

(7) Natural features such as rock outcroppings, wetlands, wooded areas and isolated preservable trees. Lands that are wholly or partially within areas identified as wetlands or riparian areas on the Tangent Local Wetland and Riparian Area Inventory shall be clearly delineated for review and permit by the Division of State Lands.

(8) Existing uses on and adjacent to the property, including the location of all existing structures to remain on the property after the land division.

(9) Zoning on and adjacent to the property to be divided.

SECTION 2.325 PROPOSED PLAN INFORMATION

(1) A vicinity map clearly showing the relationship and connections of the proposed land division to surrounding developments, streets, storm drainage, sewer, septic tank and drainfield, water and utility services.

(2) The location, width, name and approximate grade and curve radii of proposed street. The relationship of proposed streets to existing streets and any projected future streets shown on the City's Comprehensive Plan or Official Street Map.

Streets proposed for public dedication and streets held for private use shall be clearly indicated and all reservations or restrictions relating to such private streets shall be included in the statements specified in Section 2.326.

(3) The location, width, and purpose of existing and proposed easements.

(4) The total acreage and the proposed land use for the land division including sites for special purposes or those allocated for public use.

(5) The location and approximate dimensions of lots or parcels and the proposed lot or parcel numbers. Where large property divisions are proposed that may be redivided in the future to smaller residential lots or parcels, the applicant shall provide a sketch plan showing the redivision configuration.

(6) An outline of the areas proposed for partial recording of a final Plat and a time schedule for additional Platting if staged recording is proposed.

(7) A general layout of all public utilities and facilities to be installed including provisions for connections and extensions beyond the proposed land division.

(8) The proposed method of connection to all drainage channels located outside of the proposed land division and the proposed method of flood control (detention ponds, swales, etc.) and contamination protection (settling basins, separators, etc.).

(9) Identification of all proposed public dedications including streets, pedestrian or bike ways, parks or open space areas in conformance with Section 7.400.

(10) Identification and layout of all special improvements. Special improvements may include, but are not limited to, signs, lighting, benches, mail boxes, bus stops, greenways, bike or pedestrian paths.

SECTION 2.326 ACCOMPANYING STATEMENTS

The Tentative Plan shall be accompanied by written statements from the applicant giving essential information regarding the following matters:

(1) Identify the adequacy and source of water supply including:

(a) Certification that water will be available to the lot line of each and every lot depicted on the Tentative Plan for a subdivision, or

(b) A bond, contract or other assurance by the applicant that a public water supply system will be installed by or on behalf of the applicant to each and every lot depicted on the Tentative Plan. The amount of such bond, contract or other assurance shall be determined by the City Council.

(2) Identify the proposed method of sewage disposal including:

(a) Certification that a sewage disposal system will be available to the lot line of each and every lot depicted on the Tentative Plan for a subdivision, or

(b) A bond, contract or other assurance by the applicant that a sewage disposal system will be installed by or on behalf of the applicant to each and every lot depicted on the Tentative Plan. The amount of such bond, contract or other assurance shall be determined by the City.

(3) Protective covenants, conditions and deed restrictions (CC&R'S) to be recorded, if any.

(4) Identify all proposed public dedications including streets, pedestrian or bike ways, parks or open space areas in conformance with Section 7.400.

(5) Identify all public improvements proposed to be installed, the approximate time installation is anticipated and the proposed method of financing. Identify required improvements that are proposed to not be provided and the reason why they are not considered necessary for the proposed land division.

(6) A statement that the declarations required by ORS 92.075 on the final Plat can be achieved by the fee owner, vendor and/or the mortgage or trust deed holder of the property.

(7) Proposed staged subdivisions or serial partitions shall be clearly identified on the application. A time schedule for future Platting shall also be submitted. The deciding authority may require a specific time schedule for approval. All future Plats shall conform to the adopted ordinance requirements applicable at the time of Platting.

SECTION 2.327 SUPPLEMENTAL INFORMATION

The following information is required by the City to supplement the Tentative Plan information but may be waived by the City Administrator for the Tentative Plan under the condition that the information is provided prior to acceptance of the Final Plat.

(1) Approximate center line profiles with extensions for a reasonable distance beyond the limits of the proposed land division showing the finished grade of streets and the nature and extent of street construction.

(2) A detailed plan of the domestic water supply lines and related water service facilities.

(3) A detailed plan of the sewage disposal, storm water drainage and flood control, including profiles of proposed drainage ways.

(4) If lot areas are to be graded, a plan showing the nature of cuts and fill and information on the character of the soil.

(5) Specifications and details of all proposed improvements.

(6) Wetland delineation if identified as an existing condition in Section 2.324, Subsection (7).

SECTION 2.328 DECISION CRITERIA

A Subdivision or Partition Tentative Plan shall be approved by the Planning Commission. Approval shall be based upon compliance with the submittal requirements specified above and the following findings

(1) That the proposed land division, development or use does not conflict with the City's Comprehensive Plan or Statewide Planning Goals.

(2) That the proposed land division complies with the standards of the land use zone and does not conflict with city codes and ordinances that are applicable to the land division.

(3) That the proposed land division complies with the standards and requirements of ORS Chapter 92 and the recording requirements of the Linn County Surveyor.

(4) That the proposed development or use does not have an adverse impact on pedestrian, bicycle and vehicular safety and complies with the Tangent Transportation System Plan (TTSP) and the Tangent Public Works Design Standards (TPWDS).

(5) That water, wastewater disposal and utilities are available and have the capacity to serve the proposed development or use in compliance with the Tangent Public Works Design Standards (TPWDS).

(6) That the proposed utilities do not preclude extension beyond the proposed land division to accommodate future growth.

(7) That the proposed development or use does not have an adverse impact on drainage-ways serving adjacent properties and that required drainage facilities are provided that have the capacity to support the proposed development or use.

(8) That emissions and potential nuisance characteristics from the proposed development or use complies with the applicable standards of all regulatory agencies having jurisdiction and will not have an adverse impact on adjacent properties.

(9) That the proposed development or use does not conflict with the standards of other regulatory agencies having jurisdiction.

(10) That any undeveloped portion of the proposed land division can be developed in accordance with City ordinances.

(11) That the natural site features identified in Section 2.324 (7) have been given consideration for preservation and utilization in the development.

SECTION 2.329 DECISION PROCESS

(1) Upon receipt of an Application and Tentative Plan, the City shall furnish one copy of the Tentative Plan and supplementary material to the Fire District and other agencies known to be affected. Agencies notified shall be given 14 days to review the plan and submit written comments. Notification to the Division of State Lands for identified wetlands shall require 30 days for review in accordance with ORS 227.350, Subsection (4).

(2) A Partition requires a "Limited Land Use Review" in conformance with Section 3.400. A Subdivision requires a Quasi-judicial Public Hearing in conformance with Section 3.510. All Land Divisions require notification to owners of property within 100 feet of the subject property at a minimum. The public may submit written comments prior to or at a Review and may submit written or oral comments at a Hearing.

(3) The deciding authority shall consider the Tentative Plan proposal and any written comments at the first regular meeting following the 14 day review period.

(4) If the Application includes a Variance request, the Tentative Plan and Variance will be considered together as provided in Section 2.130 (3) and the Decision Criteria for the Variance shall apply as specified in Section 2.600 (2).

(5) The deciding authority shall hold a public hearing on a Tentative Plan and Variance request in conformance with the Quasi-judicial Public Hearing requirements of Section 3.510. A public hearing may also be held on a Tentative Plan if requested or if the deciding authority determines that conditions may present possible adverse effects on adjacent properties or within the land use zoning district.

(6) The deciding authority may continue the review or hearing for good cause.

(7) If the proposed Land Division does not conflict with the Comprehensive Plan and City land use standards, the deciding authority shall approve the Tentative Plan as submitted or as modified to achieve compliance.

(8) If the proposed land division requires modification to certain features in order to comply with City land use standards, the deciding authority may approve the Tentative Plan with specified Conditions of Approval to achieve compliance with the intent of City land use standards.

(9) If the proposed land division does not comply with City land use standards even with conditions of approval, the deciding authority shall deny the request.

(10) Approval of the Tentative Plan shall indicate approval of the Final Plat if there is no change in the plan of the land division and if the applicant complies with the requirements of this Code and any conditions of approval specified by the deciding authority.

(11) The action of the deciding authority shall be noted on two copies of the Tentative Plan and any attached documents describing conditions. One copy shall be returned to the applicant and the other shall be retained by the City.

(12) A written record of the findings and action of the City shall be maintained by the City in a Record File of the Application as specified in Section 2.150. Notice of Decision shall be given the Applicant and other parties to the proceedings together with any conditions of approval for the proposed land division as specified in Section 3.600, Decision.

SECTION 2.330 SUBDIVISION OR PARTITION PLAT

SECTION 2.331 SUBMISSION REQUIREMENTS

Within one year after approval of the Tentative Plan, the land divider shall begin construction of any required public improvements. Following acceptance by the City of any public improvements the land divider shall cause the land division or any part thereof to be surveyed and a Plat prepared in conformance with the Tentative Plan as approved. If the land divider wishes to proceed with the land division public improvements after the expiration of the one-year period following the approval of the Tentative Plan, the land divider shall resubmit the Tentative Plan and make any revision necessary to comply with changed conditions. The land divider shall submit the exact duplicate transparency and five prints of the completed Plat to the City for review and approval.

SECTION 2.332 FORM AND SCALE

The final Plat shall be submitted in the form prescribed by ORS 92 and the county recording standards. The scale of the final Plat shall be one (1) inch equals 100 feet. The scale may be increased or decreased if necessary to fit the required size of 18 by 24 inches, but in all cases the scale used shall be in multiples ten (10) feet.

SECTION 2.333 INFORMATION REQUIRED

In addition to that otherwise specified by law, the following information shall be shown on the final Plat.

(1) The name of the owner(s), land divider, surveyor and land division. The date, scale, northpoint, legend and existing features such as creeks, drainage courses, highways and railroads.

(2) Reference to Federal Geodetic Control Committee guidelines for third order class II, points of existing surveys identified, related to the Plat by distances and bearings, and referenced to a field book or map as follows:

(a) Stakes, monuments or other evidence found on the ground and used to determine the boundaries of the land division.

(b) Adjoining corners of adjoining land divisions.

(3) The exact location and width of streets, right-of-ways and easements intercepting the boundary of the tract.