HomeMy WebLinkAbout8-16-1995 Agenda Packet CITY OF DUBLIN
PLANNING DIRECTOR
AGENDA STATEMENT/STAFF REPORT
Meeting Date:August 16, 1995
TO: Planning Director
FROM: Planning Staff
PREPARED BY: Ralph Kachadourian,Assistant Planner/Zoning Investigator ' -
SUBJECT: PA 94-051 Canessa Properties Tentative Parcel Map
GENERAL INFORMATION:
PROJECT: Subdivision of a 1.6± acre parcel(11250 Betlen Drive)into 4 separate single-
family residential lots ranging between 10,063 square feet and 14,873 square
feet with an average density of 3.8 dwelling units/acre. Three of the lots will
be located at the western terminus of Hansen Drive. The fourth lot at 11250
Betlen Drive has an existing single family dwelling with a lot area of 10,446
square feet. This project will also include the dedication of a 15,054 square
foot portion of property,adjacent to the existing water tank,to the Dublin
San Ramon Services District.
APPLICANT: Alvin Leung
Worldwide Land Surveys
P.O. Box 2163
Martinez,CA 94553
PROPERTY OWNERS: George&Mary Canessa
529 St.George Road
Danville,CA 94526
LOCATION/ADDRESS: 11250 Betlen Drive
ASSESSOR PARCEL#: 941-117-14
PARCEL SIZE: 1.6±acres
GENERAL PLAN
DESIGNATION: Single Family Residential
EXISTING ZONING
AND LAND USE: R-1-B-E,Single-Family Residential Combining District with an existing single
family residence.
COPIES TO: ITEM NO.
Applicant
Owner
Address
File
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SURROUNDING LAND USES AND ZONING DISTRICTS:
North: Proposed Hansen Hill Ranch Single-Family Residential Project
PD,Planned Development District(with underlying R-1 Zoning)
South: Existing Single-Family Residential Homes
R-1-B-E,Single-Family Residential Combining District
East: Existing Single-Family Residential Homes
R-1-B-E,Single-Family Residential Combining District
West: Valley Christian Center Church and School Complex
A,Agricultural District
ZONING HISTORY:
On May 30, 1973,the Alameda County Planning Department approved a Tentative Parcel Map 1168,
for the adjustment of boundary lines within Tract 2534. This approval created two separate parcels,Parcel
1 at 1.7±acre size(11250 Betlen Drive)and Parcel 2 at 2.1±acre size with a 60-foot wide roadway
easement for Hansen Drive.
Tentative Parcel Map 1168 shows an existing water tank at the southwestern portion of Parcel 1.
The water tank is owned and maintained by the Dublin San Ramon Services District,which when Tentative
Parcel Map 1168 was approved,was known as the Valley Community Services District
On December 11, 1981,the Alameda County Planning Director approved Tentative Tract Map 4988,
to divide 8 lots for development of single family homes at the western terminus of Hansen Drive. These lots
are located east of the Canessa property and were subdivided from Parcel 2 of Tentative Parcel Map 1168.
APPLICABLE REGULATIONS:
Section 9.04.030 of Chapter 9.04,Title 9(Subdivision Ordinance Intent)states,in part,that it is the
intent of this Chapter to promote the public health and safety,and general welfare;to assure in the division
of land consistent with the policies of the General Plan and with the intent and provisions of the Zoning
Ordinance;to coordinate lot design,street patterns,right of way,utilities and public facilities with
community and neighborhood plans;to assure that areas dedicated for public purposes will be properly
improved initially so as to not be a future burden upon the community;to preserve natural resources and
prevent environmental damage;to maintain suitable standards to ensure adequate,safe building sites;and,
to prevent hazard to life and property.
Section 9.12.090 of the Subdivision regulations states that Conditions of Approval to tentative maps
may include dedication and improvement of streets,alleys including access rights and abutter's rights,
drainage,public utility easements and other public easements.
Section 9.04.040(A)(2)of the Subdivision regulations states that the Planning Director or the
Director's designed representative is the advisory agency for the approval,conditional approval or
disapproval of tentative parcel maps and any other subdivision matters and is responsible for analyzing the
design and coordinating the processing of proposed subdivisions within the city departments and public
agencies and,upon appeal,reporting thereon to the Planning Commission or City Council.
Section 9.08.060 of the subdivision regulations states that the advisory agency shall conduct a
noticed public hearing on all subdivisions. Hearing procedures shall be established by the advisory agency.
Section 9.08.120 of the subdivision regulations states that the approval of a tentative map shall be
effective for two and one half(2 1/2)years,or such shorter period as may be specified by the advisory
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agency in approving the tentative map. Upon application of the subdivider during the effective period,an
extension of the effective period up to three years may be granted or conditionally granted by the Planning
Commission,which is designated the advisory agency for this purpose,upon the determination that
circumstances under which the map was approved have not changed to the extent which would warrant a
change in the design or improvement of the tentative map. Expiration dates of approved tentative maps may
be extended pursuant to the provisions of Government Code Section 66452.6(a).
ENVIRONMENTAL REVIEW: The project has been reviewed in accordance with the California Environmental
Quality Act(CEQA)and the State CEQA Guidelines.An Initial Study of Environmental Review was completed
on March 8, 1995,and a Negative Declaration has been prepared because the project will not have a
significant impact on the environment.
NOTIFICATION: Public Notice of the April 15, 1995,public hearing was published in the local newspaper,
mailed to adjacent property owners,and posted in public buildings.
BACKGROUND:
At the request of the Applicant,this project was continued from the April 15, 1995,Planning
1 Director public hearing in order to allow the Applicant and Property Owners additional time to resolve issues
regarding compensation for the dedication of land with the Dublin San Ramon Services District(DSRSD). At
this time,the Applicant and Property Owners have resolved these issues with DSRSD.
At the August 9, 1995,public hearing,the Planning Director continued this item to August 16,
1995,since the co-owner of the property,Mr.George Canessa,and the Applicant,had requested a
modification to Condition#29,of the Draft Resolution.This request is to allow the property owner the ability
to obtain final parcel map approval prior to having water service available to the site. The Applicant had also
requested that a notation on the recorded Parcel Map be made to indicate that Parcels B,C and D,would not
be buildable until the water main extension and service from the Pressure Zone 3 facilities are available from
the Hansen Hill Ranch Phase 1,subdivision project. The Planning Director requested Staff to contact the
City Attorney's office to determine the legal issues of this request.
The City Attorney indicated that this modification would create three unbuildable lots that would be
without basic utility service. In addition,if the approved Hansen Hill Ranch Phase 1 project is not built,the
City has no guarantee that water connection and service to these parcels will be provided by the property
owner. Based on the City Attorney's findings,Condition#29 should remain as stated in the Draft Resolution
without modification.
ANALYSIS:
Consistency with the General Plan and Zoning Ordinance:
This site is designated as Single Family Residential in the City of Dublin General Plan. This
designation allows for development at a range of 0.9 to 6.0 units per acre. This project is consistent with
the established standards of the R-1,Single Family Residential District regulations of the City's Zoning
Ordinance.
Subdivision:
The four parcel subdivision will separate the existing developed parcel A,identified as 11250 Betlen
Drive. This parcel currently has an existing single family dwelling with a lot area of 10,446 square feet and
the lot will meet all setback requirements. The 3 undeveloped lots are located at the western terminus of
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Hansen Drive and will range in size from 10,063 square feet for Parcel D, 10,305 square feet for Parcel C
and 14,873 square feet for Parcel B,with an average density of 3.8 dwelling units per acre.
The property owner will dedicate a 15,054 square foot portion of the site,adjacent to the existing
water tank,to the Dublin San Ramon Services District. This dedication will ensure that the water tank is
located on public property.
The existing 60-foot wide roadway easement that cuts through the eastern and western boundary
line of Parcel B will be eliminated. This easement was offered for dedication to the County of Alameda in
1973 and the County reserved the right to accept the offer at a later date. Since the existing parcel for
11250 Betlen Drive was previousely subdivided under Tentative Parcel Map 1168,this resubdivision
application will eliminate the 60-foot roadway easement(Government Code,Section 66477.2).
This project was reviewed by other City departments and other affected government agencies and
their comments and concerns have been addressed and incorporated into the draft Resolution(Exhibit C)as
conditions of approval.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation
2) Take testimony from Applicant and the public
3) Question Staff,Applicant and the public
4) Close public hearing
5) Adopt the draft Resolutions approving the Negative Declaration and the Tentative
Parcel Map,relating to PA 94-051,Canessa Properties
ACTION: Staff recommends that the Planning Director adopt the draft resolutions,Exhibit B,the
Negative Declaration and Exhibit C,the Tentative Parcel Map,approving PA 94-051 Canessa
Properties Tentative Parcel Map request.
ATTACHMENTS:
Exhibit A: Tentative Parcel Map
Exhibit B: Resolution adopting the Negative Declaration
Exhibit C: Resolution approving the Tentative Parcel Map
Attachment 1: Location Map
Attachment 2: Applicant's Written Statement
Attachment 3: Ordinance 21-89,Residential Security Requirements
Attachment 4: Public Works Conditions of Approval for Subdivisions
G:\94-051\stfrpt
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RESOLUTION NO.95-
A RESOLUTION OF THE PLANNING DIRECTOR
OF THE CITY OF DUBLIN
ADOPTING A NEGATIVE DECLARATION OF ENVIRONMENTAL SIGNIFICANCE FOR
PA 94-051 CANESSA PROPERTIES TENTATIVE PARCEL MAP
WHEREAS,George Canessa,Property Owner of 11250 Betlen Drive and Alvin Leung,Applicant,
representing Worldwide Land Surveys,have requested approval of a Tentative Parcel Map to subdivide a 1.6
acre parcel located at 11250 Betlen Drive into 4 separate single-family residential lots ranging between
10,063 square feet and 14,873 square feet with an average density of 3.8 dwelling units per acre. Three of
the lots will be located at the western terminus of Hansen Drive. The fourth lot at 11250 Betlen Drive has
an existing single family dwelling with a lot area of 10,446 square feet. This project will include the
dedication of a 15,054 square foot portion of the property,adjacent to the existing water tank,to the Dublin
San Ramon Services District. This project will also include the voluntary contribution of S1,400 to mitigate
all impacts to Traffic and Circulation of this project;and
WHEREAS, the California Environmental Quality Act(CEQA),State CEQA guidelines and City
Environmental Guidelines require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared;and
WHEREAS, the application has been reviewed in accordance with the provisions of the California
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Environmental Quality Act(CEQA)and a Negative Declaration has been prepared for this project as it will not
have a significant effect on the environment;and
WHEREAS, the Planning Director did hold a public hearing on said application on August 16, 1995;
did review and consider the Negative Declaration;and did adopt Resolution No.95- ,adopting the
Negative Declaration and Resolution No.95- approving PA 94-051 Canessa Tentative Parcel Map;and
WHEREAS, public notice of Negative Declaration was given in all respects as required by law.
NOW,THEREFORE,BE IT RESOLVED that the Planning Director of the City of Dublin does hereby
find than
1. The project will not have a significant effect on the environment;and
2. The Negative Declaration has been prepared and processed in accordance with State and
local laws and guideline regulation;and
3. The Negative Declaration is complete and adequate.
BE IT FURTHER RESOLVED THAT THE Planning Director of the City of Dublin does hereby adopt the
Negative Declaration for PA 94-051 Canessa Tentative Parcel Map.
PASSED,APPROVED AND ADOPTED this 16th day of August, 1995.
Planning Director
ATTEST:
Project Planner
/94051 ndr EXHIBIT B
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RESOLUTION NO.--95
A RESOLUTION OF THE PLANNING DIRECTOR
OF THE CITY OF DUBLIN
APPROVING PA 94-051 CANESSA PROPERTIES TENTATIVE PARCEL MAP
WHEREAS,George Canessa,Property Owner of 11250 Betlen Drive and Alvin Leung,Applicant,
representing,Worldwide Land Surveys,have requested approval of a Tentative Parcel Map to subdivide a 1.6±
acre parcel located at 11250 Betlen Drive into 4 separate single-family residential lots ranging between 10,063
square feet and 14,873 square feet with an average density of 3.8 dwelling units per acre. Three of the lots will
be located at the western terminus of Hansen Drive. The fourth lot at 11250 Betlen Drive has an existing single
family dwelling with a lot area of 10,446 square feet. This project will also include the dedication of a 15,054
square foot portion of property,adjacent to the existing water tank,to the Dublin San Ramon Services(Exhibit A);
and
WHEREAS,the State of California Subdivision Map Act and the adopted City of Dublin Subdivision
Regulations require that no real property may be divided into two or more parcels of land for the purpose of sale,
lease or financing,unless a tentative map is acted upon,and a final map is approved consistent with the
Subdivision Map Act and City of Dublin Subdivision regulations;and
WHEREAS,The project has been reviewed in accordance with the California Environmental Quality Act
(CEQA)and the State CEQA Guidelines and a Negative Declaration has been prepared because the project will not
have a significant impact on the environment;and
WHEREAS,the Planning Director held a public hearing on said application on April 14, 1995,which was
continued to the public hearing on August 9, 1995 and on August 16, 1995;and
WHEREAS,proper notice of said public hearing was given in all respects as required by law;and
WHEREAS,the staff report was submitted recommending the Planning Director approve the Tentative
Parcel Map subject to conditions prepared by Staff;and
WHEREAS,the Planning Director did hear and use his independent judgment and considered all said
reports,recommendations and testimony hereinabove set forth.
NOW,THEREFORE,BE IT RESOLVED THAT THE Planning Director of the City of Dublin does hereby find
that:
A. The Tentative Parcel Map is consistent with the intent of the applicable subdivision regulations and related
ordinances of the City of Dublin.
B. The Tentative Parcel Map is consistent with the City's General Plan policies as they apply to the subject
property in that it is within the allowable density for its land use designation.
C. The Tentative Parcel Map is consistent with the City of Dublin Zoning Ordinance and the site is physically
suitable for the type and density for single family residential development.
D. The Tentative Parcel Map will not have substantial adverse effects on health or safety or be substantially
detrimental to the public welfare,or be injurious to property or public improvements.
E. The design of the resubdivision will not conflict with easements,acquired by the public at large,or access
through or use of,property within the proposed subdivision.
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EXHIBIT C.
F. The site for the Tentative Parcel Map is physically suitable for the type of development in that it is
geologically satisfactory for single family residential development and provided that the Geotechnical Study
and Supplemental Study(soils reports)prepared by Purcell,Rhoades&Associates,dated July 28, 1994,
and January 5, 1995,recommendations are followed,and as the site is in a good location regarding public
services and utilities.
G. The request is appropriate for the subject property in terms of being compatible with existing residential
land uses in the area and will not overburden public services.
H. The general site considerations,including lot layout,topography,orientation and the location of future
dwellings,vehicular access,circulation,setbacks and similar elements have been designed to provide a
desirable environment for development.
I. The design of the subdivision and the proposed improvements are not likely to cause substantial
environmental damage or substantially and avoidably injure fish or wildlife or their habitat as determined by
the adoption of a Negative Declaration for the project is pursuant to CEQA.
J. The design of the Tentative Parcel Map is not likely to cause serious public health problems in that all
necessary utilities are available and Zoning,Building,and Subdivision Ordinances control the type of
development and the operation of the uses to prevent health problems after development.
NOW,THEREFORE,BE IT RESOLVED THAT the Planning Director of the City of Dublin does hereby
approve PA 94-051 Canessa Properties Tentative Parcel Map,as shown on Exhibit A,attached hereto and
incorporated herein,subject to the conditions of approval listed below.
CONDITIONS OF APPROVAL:
Unless stated otherwise.all Conditions of Approval shall be complied with prior to final parcel mao aooroval.and
shall be subject to Planning Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of approval. [PL1 Planning.[Bl
Building.[PO]Police.WW1 Public Works.[ADM]Administration/City Attorney.[FIN)Finance,IF]Dougherty
Regional Fire Authority.IDSR1 Dublin San Ramon Services District.[CO1 Alameda County Flood Control&Water
Conservation District(Zone 7).
1. Except as specifically modified elsewhere,this approval is to subdivide a 1.6± acre parcel,located at
11250 Betlen Drive into 4 separate single-family residential lots. Parcel A,is an existing single family
dwelling with a lot area of 10,446 square feet and is identified as 11250 Betlen Drive;Parcel B,with a lot
area of 14,873 square feet,Parcel C,with a lot area of 10,305 square feet and Parcel D,with a lot area of
10,063 square feet are located at the western terminus of Hansen Drive. Any modifications required as a
result of the conditions of approval,shall not reduce the lot sizes below what is required by the zoning
district. [PLI
2. This approval includes the dedication of a 15,054 square foot portion of property,adjacent to the existing
water tank,to the Dublin San Ramon Services District. The project is as shown on the site plan labeled
Exhibit A,prepared by Worldwide Land Surveys,dated received November 10, 1994,and stamped
approved and on file with the City of Dublin Planning Department,and shall generally comply with the
following conditions and restrictions: IPL]
3. A voluntary payment to compensate for imapcts to traffic in the amount of$1,400.00 shall be paid in full
to the City prior to filing of the Parcel Map when any new residential construction occurs on parcels
created by this Tentative Parcel Map. [PL,PW,FIN]
4. All security hardware for new residential structures must comply with the City of Dublin Residential
Security Requirements(Attached). [B,PO]
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5. The Subdivider shall comply with all applicable City of Dublin Typical Public Works Conditions of Approval
for Subdivisions(attached). [PW,PL,B]
Grading and Drainage
6. Prior to commencement of construction of any structures,site grading shall conform with the provisions of
the Grading Regulations of the Dublin Municipal Code. [PW,131
7. Any grading on adjacent properties will require written approval of those property owners affected. [PW,
PL]
8. The Subdivider shall submit a grading,drainage and improvement plan subject to review and approval by
the Public Works Director. A grading permit shall be required for site grading and drainage. [PW]
9. Roof drains shall empty into approved dissipating devices. Roof water,or other concentrated drainage,
shall not be directed onto adjacent properties,sidewalks or driveways. No drainage shall flow across
property lines. Downspouts shall drain through to the curb. [PW,B]
10. Where storm water flows against a curb,a curb with gutter shall be used. The flow line of all asphalt
paved areas carrying water shall be slurry sealed at least three feet on either side of the center of the
swale. [PW]
11. Grading of the subject properties must conform with an approved grading plan and the recommendations of
a Soils Engineer to the satisfaction of the Public Works Director. [PW]
12. Where soil or geologic conditions encountered in grading operations are different from that anticipated in
the soil and geologic investigation report,or where such conditions warrant changes to the
recommendations contained in the original soils investigation,a revised soils or geologic report shall be
submitted for review by the Public Works Director. Said report shall be accompanied by an engineering and
geological opinion as to the safety of the site from hazards of land slippage,erosion,settlement and
seismic activity. [PW,B]
13. All catch basins within paved areas not against curb and gutter shall have a 3-foot concrete apron around
all sides of the inlet per City of Dublin Standard Plans. [PW]
14. The Subdivider shall install street light standards and luminaries of the design,spacing and locations
approved by the Public Works Director. [PW,PL]
Dublin San Ramon Services District(DSRSD
15. Prior to issuance of any building permit,complete improvement plans shall be submitted to DSRSD that
conform to the requirements of the DSRSD Code,the DSRSD"Standard Procedures,Specifications and
Drawings for Design and Installation of Water and Wastewater Facilities",all applicable DSRSD Master
Plans and all DSRSD policies.[DSR]
16. All mains shall be sized to provide sufficient capacity to accommodate future flow demands in addition to
each development project's demand. Layout and sizing of mains shall be in conformance with DSRSD
utility master planning.[DSR]
17. Sewers shall be designed to operate by gravity flow to DSRSD's existing sanitary sewer system. Pumping
of sewage is discouraged and may only be allowed under extreme circumstances following a case by case
review with DSRSD Staff. Any pumping station will require specific review and approval by DSRSD of
preliminary design reports,design criteria and final plans and specifications. DSRSD reserves the right to
require payment of present worth 20 year maintenance costs as well as other conditions within a separate
agreement with the applicant for any project that requires a pumping station. [DSR]
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18. Domestic and fire protection waterline systems for Tracts or Commercial Developments shall be designed
to be looped or interconnected to avoid dead end sections in accordance with requirements of the DSRSD
Standard Specifications and sound engineering practice.IDSR]
19. DSRSD policy requires public water and sewer lines to be located in public streets rather than in off-street
locations to the fullest extent possible. If unavoidable,then public sewer or water easements must be
established over the alignment of each public sewer or water line in an off-street or private street location
to provide access for future maintenance and/or replacement. [DSR]
20. Prior to approval by the City of a grading permit or a site development review approval,the locations and
widths of all proposed easement dedications for water and sewer lines shall be submitted to and approved
by DSRSD. IDSRI
21. All easement dedications for DSRSD facilities shall be by separate instrument irrevocably offered to
DSRSD. [DSR]
22. Prior to approval by the City for Recordation,the Parcel Map shall be submitted to and approved by DSRSD
for easement locations,widths and restrictions. [DSR]
23. Prior to issuance by the City of any Building Permit,all utility connection fees,plan checking fees,
inspection fees,permit fees and fees associated with a wastewater discharge permit shall be paid to
DSRSD in accordance with the rates and schedules established in the DSRSD Code. [DSRI
24. Prior to issuance by the City of any Building Permit,all improvement plans for DSRSD facilities shall be
signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the
District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by
the District Engineer,the Applicant shall pay all required DSRSD fees,and provide an engineer's estimate
of construction costs for the sewer and water systems,a performance bond,a one-year maintenance bond,
and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to
DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by
DSRSD before signature by the District Engineer. [DSR]
25. No sewer line or water line construction shall be permitted unless the proper utility construction permit has
been issued by DSRSD. A construction permit will only be issued after all of the items in Condition#23
have been satisfied. [DSR]
26. The Subdivider shall hold DSRSD,its Board of Directors,commissions,employees,and agents of DSRSD
harmless and indemnify the same from any litigation,claims,or fines resulting from completion of the
project. [DSRI
27. Subdivider shall dedicate a 10-foot wide access easement along the entire east property line of Parcel B to
allow for access by DSRSD crews for weed abatement on slopes within the 15,054 square foot parcel
being dedicated to DSRSD. [DSR,PL]
28. All excavation,slope modification and retaining wall construction,whether constructed before,during or
after construction of any new residence,along the south side of the residence constructed on Parcel B,
adjacent to the District water tank,shall be subject to review satisfactory to DSRSD,in order to protect the
slope which serves as a visual buffer to the water tank and fence. [DSR]
29. Prior to the recordation of the Parcel Map,water main extension and water services shall be connected to
Pressure Zone 3 facilities to be installed through Phase 1 of the Hansen Hill Ranch development project.
[DSR,PL]
30. The Subdivider shall comply with all applicable requirements of the Dublin San Ramon Services District
(DSRSD). IF,PL]
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31. The Subdivider shall be required to pay all applicable sewer and water connection fees,as determined by
DSRSD. [DSR]
32. Prior to issuance of building permits,the Subdivider shall provide written documentation to the Planning
Department that the requirements of DSRSD have been,or will be,met. [DSR,B,PL]
Fire Protection
33. Fire hydrants shall be installed by the Subdivider and the number,location and water flow calculations of
any hydrants shall be reviewed and approved by DRFA. Said hydrants shall be placed every 400 linear feet
and installed prior to the construction of any new residential units. [F]
34. The Subdivider shall provide DRFA with information regarding the grading of Hansen Drive with the
maximum allowable grade of the roadway to not exceed 15%. Turn bulbs within the cul-de-sac shall be a
minimum of 42-foot radius. [F,PWI
35. The Subdivider shall comply with all applicable requirements of the Dougherty Regional Fire Authority
(DRFA) [F,PL]
36. Prior to issuance of any building permit for new residential construction,the Subdivider shall supply written
confirmation that the requirements of DRFA have been,or will be met. [F,B,PL]
Dedications and Public Improvements
37. Prior to the recordation of or concurrent with the Parcel Map,the subdivider shall deed to the Dublin San
- Ramon Services District,the land indicated as"15,054 square foot DSRSD Dedication",as shown on the
Tentative Parcel Map,dated received November 10, 1994. [DSR,PL,PW]
38. Dedication of land shall be made to the City of Dublin such that it conveys land for the approved cul-de-
sac,street right-of-way and including a 10 foot public utility easement along the street right-of-way line.
Improvements shall be made by the Subdivider to include curb,gutter,sidewalk,paving,drainage and work
on existing paving. [PW]
39. Prior to final preparation of the subgrade and placement of base materials,all underground utilities shall be
installed and service connections stubbed out behind the sidewalk. Public utilities,Cable TV,sanitary
sewers and water lines,shall be installed in a manner which will not disturb the street pavement,curb,
gutter and sidewalk,when future service connections or extensions are made. [PW]
40. The subdivision shall meet or perform all of the requirements or conditions imposed by the Subdivision Map
Act,the City's Subdivision Ordinance,and the approved Tentative Parcel Map for the subdivision.
41. All improvements within the public right of way,including curb,gutter,sidewalks,driveways,paving and
utilities,must be constructed in accordance with approved standards and/or plans and may be constructed
only after an encroachment permit has been issued.
42. Prior to the filing of the Parcel Map,plans and specifications for street improvements,grading,drainage,
including size,type,and location of drainage facilities both on and off site and erosion and sedimentation
control,shall be reviewed and approved by the Public Works Director. [PW]
43. The Subdivider shall be responsible for correcting deficiencies in the existing frontage improvements to the
satisfaction of the Public Works Director. Any relocation of improvements or public facilities shall be
accomplished at no expense to the City. [PW]
Debris/Dust/Construction Activity
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44. Measures shall be taken,as approved by the Building Official and Public Works Director,to control dust,
contain all trash,construction debris,and materials on-site until disposal off-site can be arranged. The
Subdivider shall keep adjoining public streets free and clean of project dirt,mud,and materials during the
construction period. The Subdivider shall be responsible for corrective measures at no expense to the City
of Dublin. [B,PW]
45. Areas undergoing grading,and all other construction activities,shall be watered,or other dust palliative
measures used,to prevent dust,as conditions warrant. (PW,B]
46. Construction and grading operations shall be limited to weekdays(Monday through Friday and the hours
from 7:30 a.m.to 5:30 p.m.,except as approved in writing by the Public Works Director. (PM
47. The use of any temporary construction fencing shall be made subject to the review and approval of the
Public Works Director and the Building Official prior to use. [PW,B,PL]
]Miscellaneous
48. The approval of this tentative parcel map shall expire in two and one half(2 1/2)years(until February 13,
1998)in accordance with Section 9.09.120 of the Dublin Municipal Code. Upon application by the
subdivider during this effective period,an extension of up to 3 years may be granted or conditionally
granted by the Planning Director. [PW,PL]
PASSED,APPROVED AND ADOPTED this 16th day of August, 1995
Laurence L.Tong,Planning Director
ATTEST:
Project Planner
6
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94039
PROJECT STATEMENT
APN 941-0117-014
11250 BETLEN DRIVE, DUBLIN
AUGUST 22, 1994
The proposed subdivision is to divide approximately 1.6 acres into four single family
residential parcels along with a street dedication for the creation of the cul-de-sac at
the terminus of Hansen Drive and a dedication to Dublin San Ramon Services District.
The subject property is vacant except for a single family home on proposed Parcel 'A'
and an encroachment of a water tank onto the property, all as shown on the Tentative
Map.
When approved and constructed, a cul-de-sac will be created at the end of the existing
stub street. The cul-de-sac will allow the unrestricted movement of vehicles, especially
emergency vehicles, on Hansen Drive. Neighbors will no longer be disturbed by
vehicles using their driveways for maneuvering'T'turns.
This subdivision is the last property planned for residential development at the terminus
of Hansen Drive. The neighborhood will be visually enhanced when the project is
completed thus removing an undeveloped site that is not consistent with the immediate
neighborhood.
The proposed subdivision is consistent with applicable general and specific plans,
physically suitable for the type and density of the development, not likely to cause
substantial environment damage or substantial injury to fish or wildlife, not likely to
cause serious public health problems and is not located on a hazardous waste and
substance site.
The existing unimproved roadway easement through the property will be abandoned.
Its alignment is not consistent with the existing improved Hansen Drive alignment. The
proposed cul-de-sac will provide the proper alignment and improvements conforming to
the existing alignment and improvements on Hansen Drive.
Div i�o E° ATTACHMENT Z
NAM PLANNING
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i 4.• i , CITY OF DUBLIN _
-\\�; '// PO. Box 2340, Dublin, California 94568 City Offices, 100 Civic Plaza, Dublin, California 94568
CITY OF DUBLIN
RESIDENTIAL SECURITY REQUIREMENTS
City Ordinance No. 21-89
1988 Building Code
Section 4101
1. Exterior doors. All exterior wood doors shall be of solid wood construction,
no less than 1 3/4 inches thick or hollow metal doors. Except for sliding
glass doors, exterior doors shall not have glazing larger than 2" unless
glazing is 1/4" tempered glass.
2. Locking devices. Exterior swinging doors shall have a lock on the latching
device and an auxiliary cylinder dead-bolt. The dead-bolt shall be hardened
steel and have a 1" throw. If the cylinder of the lock protrudes from the face
of the door it shall be fitted with a cylinder ring guard so it cannot be
gripped with pliers or other wrenching devices. Double doors shall have the
inactive leaf secured with flush bolts at top and bottom. The bolts shall be
hardened steel 1/4" minimum in diameter and shall engage a metal strike plate
to a minimum depth of 3/8" .
3. Strike plates. Strike plates for wood jambs shall be the high security type
and shall be secured with a minimum of two wood screws 3" long which shall
engage the door studs.
4. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs
on the strike side shall have solid shims above and below the strike plates and
the opposite jamb shall have solid shims at the level of the strike plate.
Both door studs shall be reinforced with horizontal solid blocking at the
approximate height of strike.
5. Hinges. Exterior hinges and hinges of outswinging doors from the garage to the
dwelling shall have non-removable pins.
6. Sliding glass doors. Sliding glass doors shall comply with Chapter 54.
Sliding glass doors shall be fitted with a locking device that shall engage the
strike sufficiently to prevent its being disengaged by any possible movement of
the door within the space or clearances provided for installation and
operation. The bolt and strike shall be reinforced by hardened material so as
to prevent their separation by pulling, prying or similar attack. An auxiliary
locking device shall be installed on the door which may be a pin, lock, or
similar device of not less than 1/4" diameter. The pin shall be of hardened
material and engage the metal portion of the sliding door. The primary locking
device shall be operable by a keyed or code lock inside. Doors with 2 sliding
panels shall be locked at the meeting rails and shall have an auxiliary locking
device as described above.
7. Entry vision. All main or front entry doors shall be fitted with a viewing
device having a field of view of not less than 180 degrees.
ATTACHMENT 3 MN
Administration (415) 833-6650 • City Council (415) 833-6605 • Finance (415) 833-6640 • Building Inspection (415) 833-6620
Code Enforcement (415) 833-6620 • Engineering (415) 833-6630 • Planning (415) 833-6610
Police (415) 833-6670 • Public Works (415) 833-6630 • Recreation (415) 833-6645
n
8. Windows. All accessible dwelling windows shall be secured as follows:
a) Sliding glass windows shall be secured on the inside with a locking device
capable of withstanding prying or wrenching. An auxiliary lock shall be
installed on each sliding window that prevents movement in the sliding
track.
b) Louvered windows shall not be used within eight feet of ground level,
adjacent structures, or fire escapes.
c) Casement type windows shall be secured with a metal to metal locking device
contacting both frames of the window at the meeting edge. Auxiliary locks
such as a pin that penetrates both frame structures shall be installed on
casement and double hung windows.
d) Windows fitted with a crank type gear opening device shall be fitted with a
positive window lock that engages metal to metal. Windows shall not be
located within 40 inches of the locking device of any door unless protected
by a steel grill with 1/4" minimum diameter bars not more than 2" on center
or by a screen with 1/8" diameter wire mesh more than 2" on center mounted
on the inside or glazed with 1/4" tempered glass.
9. Garage doors. Vehicle garage doors shall be secured with a metal to metal
locking device that prevents the door from being pulled or pried up from the
outside. No electric garage door openers shall be permitted that will
automatically activate when the door is forced open. Garage doors fitted with
automatic openers shall be permited with an alternative form of locking device
activated from the interior of the garage. Other garage doors shall comply
with all of the provisions of this section.
10. Storage areas. Any exterior storage area attached to a dwelling, apartment or
condominium and enclosed by a door shall comply with this section or have a
minimum 3/8" diameter hardened padlock hasp.
1/90
CITY OF DUBLIN
100 Civic Plaza (415) 833-6630
Dublin CA 94568
In order to assist Applicants in the preparation of Subdivision Plans (Tentative
Maps and Parcel Maps) , the City of Dublin has prepared the following list of
Subdivision Conditions of Approval that have typically been applied to
subdivisions. This list should not be considered all-inclusive.
This list should be used as a guide only.
Each application is analyzed separately and only Conditions that apply to a
specific application will be recommended as Conditions of Approval for that
application. Additional Conditions may be imposed as deemed necessary by the City.
Prior to the actual preparation of Subdivision plans, it is highly recommended that
Applicants meet with City Planning and Engineering Staff members to discuss Zoning
and Engineering design requirements, submittal requirements and processing
procedures.
TYPICAL PUBLIC WORKS CONDITIONS OF APPROVAL FOR SUBDIVISIONS
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction
in the vicinity shall be halted, an archaeologist consulted, and the City Planning
Department notified. If, in the opinion of the archaeologist, the remains are
significant, measures, as may be required by the Planning Director, shall be taken
to protect them.
BONDS:
2. Prior to release by the City Council of the performance and labor and
materials securities:
a. All improvements shall be installed as per the approved Improvement Plans
and Specifications .
b. All required landscaping shall be installed and established.
3. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the Public
Works Director/City Engineer .
4. Grading of the subject property must conform with the approved Grading Plan
and the recommendations of the soils engineer to the satisfaction of the Public
Works Director/City Engineer.
5. The following shall have been submitted to the Public Works Director/City
Engineer :
Rev: 5/17/89
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a. An as-built grading plan prepared by a registered Civil Engineer, including
original ground surface elevations , as-graded ground surface elevations ,
lot drainage, and locations of all surface and subsurface drainage
facilities.
b. A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests .
c. A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and
specifications.
6. Performance, labor, and material securities to guarantee the installation of
subdivision improvements, including streets , drainage, grading, utilities and
landscaping, shall be provided and approved by the Public Works Director/City
Engineer prior to approval of the Final Map.
CREEK:
7 . Buildings shall be no closer than 20 feet from top of the bank along the
Creek, where the top of bank is either the existing break in topography, or a point
at the existing ground line which is the intersection of a line on a two-
horizontal-to-one-vertical slope begun at the toe of the slope in the Creek
(whichever is more restrictive. )
DRAINAGE:
8. Each lot shall be so graded as not to drain on any other lot or adjoining
property prior to being picked up by an approved drainage system.
9. Roof drains shall empty onto paved areas , concrete swales , or other approved
dissipating devices.
10. A minimum of 12" diameter pipe shall be used for all public storm drains to
ease maintenance and reduce potential blockage.
11. Under-sidewalk drains shall be provided to allow on-site drainage to be tied
in, should the need arise.
DEBRIS:
12. Measures shall be taken to contain all trash, construction debris , and
materials on-site until disposal off-site can be arranged. Subdivider shall be
responsible for corrective measures at no expense to City of Dublin.
DUST:
13. Areas undergoing grading, and all other construction activities , shall be
watered, or other dust-pallative measures may be used, to prevent dust, as
conditions warrant or as directed by the Public Works Official.
14. Dust control measures, as approved by the Public Works Director/City Engineer
shall be followed at all times during grading and construction operations .
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EASEMENTS:
15 . The land divider shall acquire easements , and/or obtain rights-of-entry from
the adjacent property owners for improvements required outside of the land
division. Copies of the easements and/or rights-of-entry shall be in written form
and be furnished to the Public Works Director/City Engineer.
16 . Existing and proposed access and utility easements shall be submitted for
review and approval by the Public Works Director/City Engineer prior to Final Map
approval. These easements shall allow for practical vehicular and utility service
access for all lots .
EROSION:
17. Prior to any grading of the site, and in any case prior to filing a Final Map,
a detailed construction grading/erosion control plan (including phasing) ; and a
drainage, water quality, and erosion and sedimentation control plan, for the post-
construction period, both prepared by the Project Civil Engineer and/or Engineering
Geologist; shall be approved by the Public Works Director/City Engineer. Said
plans shall include detailed design, location, and maintenance criteria, of all
erosion and sediment control measures. The plans shall attempt to insure that no
increase in sediment or pollutants from the site will occur. The post-construction
plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. The construction grading/erosion
control plan shall be implemented in place by October 15th and shall be maintained
in place until April 15th unless otherwise allowed in writing by the City Engineer.
It shall be the developer' s responsibility to maintain the erosion and sediment
control measures for the year following acceptance of the subdivision improvements
by the City Council.
FINAL MAP:
18. Prior to filing the Final Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage
facilities both on- and off-site) , and erosion and sedimentation control, shall be
approved bythe Public Works Director/City Engineer.
FIRE:
19 . Install fire hydrants at the locations approved by the Dougherty Regional Fire
Authority in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the
paved street opposite each hydrant.
20. All materials and workmanship for fire hydrants , gated connections , and
appurtenances thereto, necessary to provide water supply for fire protection, must
be installed by the developer and conform to all requirements of the applicable
provisions of the Standard Specifications of Dublin San Ramon Services District and
Dougherty Regional Fire Authority. All such work will be subject to the joint
field inspection of the Public Works Director/City Engineer and Dublin San Ramon
Services District.
21. The improvement plans must be approved by the Dougherty Regional Fire
Authority, as indicated by their signature on the title sheet.
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Rev: 5/17/89
FLOOD CONTROL:
22. Comply with Alameda County Flood Control District requirements.
23. In the 100-year Flood Hazard Zone, all residential units shall have their
finished floor elevation be above the 100-year flood level. Commercial buildings
shall either provide flood-proofing, or have their finished floor elevation above
the 100-year flood level.
FRONTAGE IMPROVEMENTS:
24. Dedication of land shall be made to the City of Dublin such that it conveys
land sufficient for the approved streets' right-of-way. Improvements shall be
made, by the applicant, along all streets within the development and as required
off-site, to include curb, gutter, sidewalk, paving, drainage, and work on the
existing paving, if necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
25. The design and improvements of the Tract shall be in conformance with the
design and improvements indicated graphically, or as modified by the Conditions of
Approval. The improvements and design shall include street locations , grades,
alignments, and widths , the design and storm drainage facilities inside and outside
the Tract, grading of lots , the boundaries of the Tract, and shall show compliance
with City standards for roadways.
GRADING:
26. The minimum uniform street gradient shall be 1.0 percent. Parking lots shall
have a minimum gradient of 1.0 percent, and a maximum gradient of 5 .0 per cent. No
cut or fill slopes shall exceed 2:1, unless approved by the project' s Soils
Engineer and reviewed and approved by the Public Works Director/City Engineer.
Slopes shall be graded so that there is both horizontal and vertical slope
variation, where visible from public areas , in order to create or maintain a
natural appearance.
27. Prior to final preparation of the subgrade and placement of base materials,
all underground utilities shall be installed and service connections stubbed out
behind the sidewalk. Public utilities , Cable TV, sanitary sewers, and water lines ,
shall be installed in a manner which will not disturb the street pavement, curb,
gutter and sidewalk, when future service connections or extensions are made.
28 . Grading shall be completed in compliance with the construction grading plans
and recommendations of the Project Soils Engineer and/or Engineering Geologist, and
the approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall,
upon its completion, submit a declaration to the Public Works Director/City
Engineer that all work was done in accordance with the recommendations contained in
the soils and geologic investigation reports and the approved plans and
specifications . Inspections that will satisfy final subdivision map requirements
shall be arranged with the Public Works Director/City Engineer.
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Rev: 5/17/89
29. If grading is commenced prior to filing the Final Map, a surety or guarantee,
as determined suitable by the Public Works Director/City Engineer, shall be filed
with the City of Dublin to insure restoration of the site to a stable and erosion
resistant state if the project is terminated prematurely.
30. Any grading on adjacent properties will require written approval of those
property owners affected.
31. Street grades shall be no more than 12% maximum, with 6% grades at
intersections , unless otherwise approved by the Public Works Director/City
Engineer.
32. The developer shall keep adjoining public streets free and clean of project
dirt, mud, materials, and debris during the construction period, as is found
necessary by the Public Works Official.
33. Where soil or geologic conditions encountered in grading operations are
different from that anticipated in the soil and geologic investigation report, or
where such conditions warrant changes to the recommendations contained in the
original soil investigation, a revised soil or geologic report shall be submitted
for approval by the Public Works Director/City Engineer. It shall be accompanied by
an engineering and geological opinion as to the safety of the site from hazards of
land slippage, erosion, settlement, and seismic activity.
HANDICAPPED ACCESS :
34. Handicapped ramps and parking shall be provided as required by State of
California Title 24.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
35. Obtain copies of and comply with conditions as noted on "City of Dublin
General Notes on Improvement Plans" and "City of Dublin Improvement Plan Review
Check List. "
36. All improvements within the public right-of-way, including curb gutter,
sidewalks, driveways, paving, and utilities, must be constructed in accordance with
approved standards and/or plans .
37 . The Applicant/Developer shall enter into an improvement agreement with the
City for all improvements .
38. Complete improvement plans, specifications, and calculations shall be
submitted to, and be approved by, the Public Works Director/City Engineer and other
affected agencies having jurisdiction over public improvements , prior to execution
of the Subdivision Improvement Agreement. Improvement plans shall show the
existing and proposed improvements along adjacent public street(s) and property
that relate to the proposed improvements.
39. All required securities , in an amount equal to 100% of the approved estimates
of construction costs of improvements, and a labor and material security, equal to
50% of the construction cost, shall be submitted to, and be approved by, the City
and affected agencies having jurisdiction over public improvements, prior to
execution of the Subidvision Improvement Agreement.
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Rev: 5/17/89
MAINTENANCE OF COMMON AREA:
40. Maintenance of common areas, including ornamental landscaping, graded slopes,
erosion control plantings and drainage, erosion and sediment control improvements ,
shall be the responsibility of the developer during construction stages and until
final improvements are accepted by the City Council and the securities are released
(one year after improvements are accepted) . Thereafter, maintenance shall be the
responsibility of a homeowners' association or individual property owners ,
depending upon how maintenance is to be handled.
MISCELLANEOUS:
41. Copies of the Final Map and improvement plans , indicating all lots , streets ,
and drainage facilities within the subdivision shall be submitted at 1"= 400-ft.
scale, and l"= 200-ft. scale for City mapping purposes .
42. The subdivider/developer shall be responsible for controlling any rodent,
mosquito, or other pest problem due to construction activities .
NOISE:
43. Construction and grading operations shall be limited to weekdays (Monday
through Friday) and the hours from 7:30 a.m. to 5:30 p.m. , except as approved in
writing by the Public Works Director/City Engineer.
PARKLAND DEDICATION:
44. The subdivider shall dedicate land or pay fees in lieu of park dedication to
the City of Dublin as is required by the Subdivision Ordinance.
PUBLIC IMPROVEMENTS:
45. Any relocation of improvements or public facilities shall be accomplished at
no expense to the City.
STREETS:
46. The street surfacing shall be asphalt concrete paving. The Public Works
Director/City Engineer shall review the project' s Soils Engineer' s structural
pavement design. The subdivider shall, at his sole expense, make tests of the soil
over which the surfacing and base is to be constructed and furnish the test reports
to the Public Works Director/City Engineer. The Developer' s soils engineer shall
determine a preliminary structural design of the road bed. After rough grading has
been completed, the developer shall have soil tests performed to determine the
final design of the road bed. In lieu of these soil tests , the road may be
designed and constructed based on an R-value of 5.
47. An encroachment permit shall be secured from the Public Works Director/City
Engineer for any work done within the public right-of-way, where this work is not
covered under the Subdivision Improvement plans .
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Rev: 5/17/89
STREET LIGHTS:
48. Install street light standards and luminaries of the design, spacing, and
locations , approved by the Public Works Director/City Engineer.
STREET SIGNS:
49 . The subdivider shall furnish and install street name signs, bearing such names
as are approved by the Planning Director, and traffic safety signs in accordance
with the standards of the City of Dublin. Addresses shall be assigned by the City
Building Official.
STREET TREES:
50. Street trees, of at least a 15-gallon size, shall be planted at the minimum
ratio of two trees per lot along the street frontages. Trees shall be planted in
accordance with a planting plan, including tree varieties and locations, approved
by the Planning Director. Trees planted within, or adjacent to, sidewalks shall be
provided with root shields.
TITLE:
51. A current title report and copies of the recorded deeds of all parties having
any record title interest in the property to be divided and, if necessary, copies
of deeds for adjoining properties and easements , thereto, shall be submitted at the
time of submission of the Final Subdivision Map for the Public Works Director/City
Engineer.
UTILITIES:
52. Electrical, gas, telephone, and Cable TV services , shall be provided
underground to each lot in accordance with the City policies and existing
ordinances . All utilities shall be located and provided within public utility
easements, sized to meet utility company standards.
53. Prior to the filing the Final Map, the subdivider shall furnish the Public
Works Director/City Engineer with a letter from Dublin San Ramon Services District
(DSRSD) stating that the District has agreed to furnish water and sewer service to
each of the dwelling units and/or lot included on the Final Map of the subdivision.
54. The Dublin San Ramon Services District shall review and approve the
improvement plans as evidenced by their representative' s signature on the Title
Sheet.
WATER:
55. Water facilities must be connected to the DSRSD system, and must be installed
at the expense of the developer, in accordance with District standards and
specifications. All material and workmanship for water mains , and appurtenances
thereto, must conform with all of the requirements of the officially adopted Water
Code of the District and will be subject to field inspection by the District.
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Rev: 5/17/89
56. Any water well, cathodic protection well, or exploratory boring shown on the
map, that is known to exist, is proposed, or is located during the course of field
operations, must be properly destroyed, backfilled, or maintained in accordance
with applicable groundwater protection ordinances. Zone 7 should be contacted (at
484-2600) for additional information.
ZONING:
57. Comply with all zoning provisions, including Zoning Ordinance and rezoning
Conditions of Approval.
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