31-9 TENTATIVE MAPS.

A tentative map shall be submitted for approval preceding the submission of the final map or parcel map for a subdivision. If all of the following conditions are met by the application and tentative map, the Planning Commission (or staff) may approve the tentative map:

a. No more than two (2) lots are proposed to be created and each of the lots cannot be further divided under the existing

zoning classifications;

• b. Both lots, after division, will front on a public or dedicated street;

• c. Dedication is not required for widening, extending or creating a street;

• d. The lots created will, in all other respects, comply with legal requirements.

The tentative map shall be clearly and legibly drawn on one (1) sheet, unless prior written approval of the Planning Department is given for more than one (1) sheet, and shall contain the following information:

a. The title, which shall contain the subdivision number assigned by the Planning Department and the type of subdivision, and may contain such name as may be selected by the subdivider;

• b. Names and addresses for:

1. Legal owner of property;

2. Subdivider; and

3. Person or persons who prepared the map;

c. A topographical map accurately showing contours and other features of the existing terrain within the subdivision, existing drainage channels, roads, culverts, overhead and underground utility lines which may affect the design of the subdivision, wells and springs, major structures, irrigation ditches, utility poles, and other improvements in their correct location. Elevations shall be in accord with U.S. Geological Survey (1929 Sea Level Datum). The map shall be drawn to an engineer’s scale large enough to show all information clearly. The parcel shall be oriented on the map sheet such that the north arrow shall point toward the top of the sheet. Contour interval shall not be greater than two (2') feet if the ground slope is less than ten (10%) percent nor larger than five (5') feet for ground slopes greater than ten (10%) percent; and at such intervals that the contour lines will not be spread more than one hundred fifty (150') feet (ground distance) apart. The map shall show:

1. The outline of any geologic or potentially hazardous soil condition, and areas subject to inundation or ponding;

2. The edges of pavement of existing streets, private roads, driveways and other paved areas;

3. Location of existing property lines and approximate boundaries of existing easements within the subdivision, with the names of the owners of record, of easements, exclusions, and the properties abutting the subdivision;

4. The proposed lot and street layout with scaled dimensions of each lot. Lot dimensions shall conform to the requirements of Chapter XXXII as to size and dimensions.

Lots, where not served by public sewers, shall not be smaller in area than the Health Department shall approve for septic tanks and drain field installation.

Side lot lines shall be substantially at right angles or radial to street lines.

Each lot shall be identified by (a) lot numbers, beginning with number “1” in each subdivision requiring a final map; or (b) lot letters, beginning with letter “A” in each subdivision requiring a parcel map. Numbers or letters shall be consecutive with no omissions or duplications.

The subdivider shall show the area of each lot on the tentative map. The area shall be exclusive of the portion lying in the street;

5. The location of all proposed easements for drainage and access;

6. The location and species of all trees or, if massed, the outline of the tree mass. Trunk diameter of all trees six (6”) inches in diameter and over shall be noted;

7. Street names, width of streets and easements, approximate grade, and radius of curves along property lines of each street;

8. Typical geometric sections for streets showing pavement width, curbs, sidewalks, grading in margin strips, slopes of cuts and fills, and other construction proposed or applicable;

9. Areas to be used for public purposes;

10. Location, approximate grade, direction of flow and type of facility of existing drainage channels and storm drains;

11. A vicinity map showing roads, adjoining subdivisions, towns, creeks, railroads, and other data sufficient to locate the proposed subdivision and show its relation to community development;

12. North arrow, scales for maps and contour interval;

13. Boundary lines of existing land use zones shall be delineated;

14. Statement or plan as to proposed plans for draining the area subject to flooding or inundation by waters flowing into or from the subdivision;

15. If to be developed in increments, the map shall indicate the approximate sequence of development by units.

The tentative map shall be accompanied by the following data, which shall be submitted at the time the map is filed with the Planning Department:

a. A written statement of general information which shall contain the following information:

1. Existing use or uses of property;

2. A description of the proposed subdivision, including the number of lots, their average and minimum size, and nature of development;

3. Source of water supply;

4. The method of sewage disposal proposed;

5. Other improvements proposed;

b. Two (2) copies of a preliminary geologic and/or soils reconnaissance report, as required by the Planning Department. Each report of a geological investigation shall be prepared and signed by an engineering geologist. Each report of a soil investigation shall be prepared and signed by a soil engineer. The required report should be based on the latest grading plan for the subject development and shall reference the date of the grading plan. The format for required reports shall generally follow the guidelines for geologic/seismic reports required by the Planning Department. All reports shall include the following:

1. A detailed geologic map showing the location and extent of any geologic hazard or potentially hazardous soil condition within or immediately adjoining the subject property which warrants special management and/or further evaluation;

2. Recommendations outlining an exploration program to fully define and delineate any geologic hazard or potentially hazardous soil condition, and to accurately identify developable areas;

3. Conclusions regarding the effect of any geologic hazard or potentially hazardous soil condition within or immediately adjoining the project site on the design of the proposed subdivision;

4. Recommendations for redesign of the subdivision and/or recommendations for construction procedures to mitigate potentially hazardous conditions, if warranted.

The requirement for a preliminary geologic or soils reconnaissance report may be waived if the Planning Department determines that there are no apparent hazardous geologic or soils conditions within, adjacent to, or affecting the subdivision, based upon the geotechnical knowledge the Department possesses.

For subdivisions of four (4) lots or less there is no mandatory requirement for a preliminary geologic or soils reconnaissance report. Such a report may be required if the Planning Department determines that there are apparent hazardous geologic or soils conditions within, adjacent to, or affecting the subdivision.

An engineering geologist, within or retained by the Town of Danville, shall evaluate the reports required herein and advise the body having jurisdiction and authority. Supplemental reports and data may be required if deemed necessary;

c. When a tentative map is filed on an area which is a part of a larger single ownership which may be subdivided in the future, the Planning Department may require a development plan showing the proposed future development;

d. Four (4) copies of a preliminary grading and site development plan, including drainage, when required by the Planning Department.

For subdivisions of five (5) lots or more, the subdivider shall file with the Planning Department twenty-five (25) prints of the tentative map of the subdivision; for subdivisions of four (4) lots or less, the subdivider shall file twelve (12) prints. The filing fee specified in Section 30-9 shall accompany the tentative map. The time of filing a tentative map and the required accompanying statement is when the Planning Department accepts them as complete. Not later than thirty (30) calendar days after receiving the tentative map, the Planning Department shall examine it, and shall accept it for filing if it appears to substantially comply in form and content to the requirements of this chapter and Code, or shall return it to the subdivider with a written statement of the reasons.

The Planning Department, within five (5) calendar days after the filing of the map, shall forward copies to the County Engineering. The Health Officer, Flood Control District, Building Department, the Chief Engineer of a sanitary district if the

subdivision lies within a sanitary district, the Chief of the local fire district, the serving school district, the utility companies serving the area, the State Department of Transportation, and other interested State and regional agencies. Each of the agencies, within fifteen (15) calendar days after receipt of the map, may forward to the Planning Department its findings and recommendations thereon.

Within thirty (30) calendar days after the filing of a tentative map in compliance with subsection 31-9.5, the Planning Department may hold a subdivision conference on the tentative map, after giving written notice to all interested agencies. At such conference the recommendations of the Planning Department and the other affected agencies may be considered and correlated. Following the conference, the Department shall make a written report of the recommendations to the appropriate advisory agency, and shall serve the report on the subdivider and on each tenant of the subject property (in the case of a proposed conversion to a condominium project, community apartment project, or stock cooperative project), at least three (3) calendar days before any final action by the advisory agency. A revised tentative map may be submitted at least one (1) week prior to any final action by the advisory agency.

The subdivider may submit a written request for exceptions as to street improvements, widths, grades, and other subdivision matters or variances from zoning requirements, subject to the approval of the advisory agency.

The approval or conditional approval of a tentative map expires thirty (30) months after its original approval. This expiration terminates all proceedings, and no final map or parcel map of all or any portion of the real property included within the tentative map shall be filed without first processing a new tentative map. Upon application by the subdivider, filed before this expiration date, the advisory agency which originally approved the tentative map may extend this expiration date for a period or periods totaling not more than twenty-four (24) months after the original expiration date.

a. Approval of Tentative Map . The advisory agency, pursuant to subsection 30-6.6 of this Code, shall approve, conditionally approve, or disapprove the map, and shall report such action in writing direct to the subdivider, the Engineering Department and such other agencies as requested. In the case of a proposed tentative map for a minor subdivision the advisory agency shall hear it within fifty (50) working days after filing it and thereafter render a decision within fifteen (15) calendar days unless these time limits have been extended by mutual consent of the parties concerned. In the event the map is disapproved, the advisory agency’s report shall set forth the basis of its action and identify the requirements or conditions which have not been met or performed.

b. Approval of Exception and Variance Applications . The advisory agency shall also approve or disapprove the application of the subdivider for exceptions and variances.

c. Findings . The advisory agency shall not approve a tentative map unless it shall find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the applicable general and specific plans required by law. When approving the tentative map for a minor subdivision, the advisory agency shall make findings as required concerning the fulfillment of construction requirements.

Any person who wishes to appeal the action of the advisory agency with respect to the tentative map or the improvements required as a condition of the tentative map, may appeal the decision. The procedure for any such appeal shall be as provided for in subsections 30-7.2 and 30-7.3 of this Code. The fee for any such appeal shall be as established by resolution of the Town Council. (Ord. #98-06, §7)