Larkspur Municipal Code Ch. 17.16 Design and Improvement

Sections: 17.16.010 General. 17.16.020 Improvements with Supplemental Capacity. 17.16.030 Standards. 17.16.035 Flood Prevention Standards. 17.16.036 Mobile Home Park Flood Standards. 17.16.040 Improvement Plans. 17.16.050 Improvement Security. 17.16.055 Security Exemption for Nonprofit Corporations. 17.16.060 Improvement Inspections. 17.16.070 Monuments. 17.16.080 Subdivision Staking. 17.16.090 Soils Report.

The design and improvement of each subdivision shall comply with the provisions of this chapter, this code and the Larkspur Design and Improvement Standards. All subdivisions shall abut or be connected to a public street. The subdivider shall provide all the improvements which are shown on the approved tentative map, required as a condition of approval of the tentative map, and required by the provisions of this title. (Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

The subdivider may be required to install and dedicate improvements which contain supplemental size, capacity or number for the benefit of property not within the subdivision. (Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

Standards for the design and improvement of subdivisions shall be those of the Larkspur Design and Improvement Standards as adopted by resolution of the City Council. Street lighting improvements shall be provided in the form which will result in the lowest possible energy charges to the City by the Pacific Gas and Electric Company. (Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

A. All preliminary subdivision proposals shall identify the flood hazard area and the elevation of the base flood.

B. All final subdivision plans will provide the elevation of proposed structure(s) and pads. If the site is filled above the base flood, the final pad elevation shall be certified by a registered professional engineer or surveyor and provided to the official as set forth in Larkspur Municipal Code Section 15.18.050(A)(3).

C. All subdivision proposals shall be consistent with the need to minimize flood damage.

D. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage.

E. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage as set forth in Larkspur Municipal Code Sections 15.18.050(C)(5) and (C)(9). Certification of compliance shall be required of the developer. (Ord. 1030 § 2(11), 2018; Ord. 700 § 2, 1983)

A. Adequate surface drainage and access for a hauler shall be provided.

B. All mobile homes shall be placed on pads or lots elevated on compacted fill or on pilings so that the lowest floor of the mobile home is at or above the base flood level. If elevated on pilings:

1. The lots shall be large enough to permit steps.

2. The pilings shall be placed in stable soil no more than ten (10) feet apart.

3. Reinforcement shall be provided for pilings more than six (6) feet above the ground level. (Ord. 1030
§ 2(11), 2018; Ord. 700 § 3, 1983)

A. Following tentative map approval and prior to submittal of the final map or parcel map, improvement plans shall be submitted for checking and approval by the City Engineer. All improvement drawings shall be on twenty- four-inch by thirty-six-inch sheets and shall show the complete plans, profiles and details for all improvement work. When applicable, reference may be made to City standard details in lieu of duplicating the drawings thereon.

B. Prior to occurrence of improvement plan checking, all of the following shall be submitted to the City Engineer:

1. Two (2) prints of the improvement plans.

2. Two (2) prints of the final map or parcel map.

3. One copy of map calculations.

4. Two (2) prints of the grading plan.

5. Two (2) prints of the drainage plan.

6. One copy of drainage calculations.

7. One copy of the detailed soils investigation and report.

8. One copy of the cost estimates.

9. One copy of the preliminary title report.

10. Plan checking fees.

11. Two (2) copies of the Stormwater Control Plan as required by Larkspur Municipal Code Section 9.11.110.

C. A utility plan showing the location of proposed utilities shall be required but may be submitted following approval of improvement plans. This plan shall bear signature blocks indicating approvals of the involved utilities.

D. Upon receipt of the required information, the City Engineer shall check the improvement plan for compliance with the provisions of this title, standard engineering practices and any other requirements of the City. Prior to approval of the improvement plan, the City Engineer shall secure from the proper authority written approval of plans and specifications for sewer lines and sewage disposal systems. The City Engineer shall require the plans to conform to all conditions of approval of the tentative map and shall require the applicant to revise the plans as necessary to make them complete and correct. When complete and correct, the City Engineer shall approve the final maps and the improvement and grading plans.

E. Following construction, but prior to the City Engineer’s final inspection of improvements, the developer shall submit to the City Engineer one set of reproducible “as-built” grading and improvement plans indicating all changes and field adjustments which deviate from the approved plans. (Ord. 1030 § 2(11), 2018; Ord. 1005 § 9, 2015; Ord. 584 § 1 (part), 1977)

A. Agreement. When the improvement work required by this chapter is not satisfactorily completed prior to final map or parcel map filing, the subdivider shall enter into an agreement with the City Council for completion of the work within the time specified in such agreement. The agreement shall specify that, in the event such work is not satisfactorily completed within the time limit, the City may complete or have completed all specified improvements and recover the cost thereof from the subdivider. The agreement may provide for the improvements to be installed in units, for extensions of time under specific conditions, or for the termination of the agreement upon a reversion of the subdivision or a part thereof to acreage. The agreement shall be secured by a good and sufficient improvement security, which shall be in an amount sufficient to cover the estimated cost of improvements.

B. Security Form. The form of improvement security shall be one of the following:

1. Bond or bonds by one or more duly authorized corporate surety.

2. A deposit, either with the City or a responsible escrow agent or trust company, of the kind approved for securing deposits of public monies.

3. An instrument of credit from one or more financial institutions subject to regulation by the state or federal government and pledging that the funds necessary to carry out the act or agreement are on deposit and guaranteed for payment.

C. Work to be Secured. Improvement securities shall be required for all of the following:

1. Faithful Performance. One hundred (100) percent of the total estimated cost of the improvement or of the
act to be performed conditioned on the faithful performance of the act or agreement.

2. Labor and Materials. One hundred (100) percent of the total estimated cost of the improvements or of the
act securing payment to the contractor, subcontractors and persons furnishing labor, materials or
equipment.

3. Mud and Debris. The City Engineer may require the subdivider to furnish a bond guaranteeing the
removal from public streets of mud and debris derived from the graded surfaces within the subdivision.

4. Monument Placement. If a certificate of responsibility for survey and monument placement states that
monuments will be set on or before a specified later date, the subdivider shall furnish to the City a bond or
cash deposit, at the option of the City, in an amount equal to the estimated cost of setting of such
monuments.

5. Maintenance. Ten (10) percent of the total estimated cost of the improvements or of the act to be
performed to serve as a guarantee and warranty of the work for a period of one year following thereof
against any defective work or labor done or defective materials furnished.

D. Security Exemptions. Subdivisions of four (4) or fewer lots shall be exempt from the requirement for a labor and materials security and maintenance security when improvements will not be accepted for maintenance by the City.

E. Security Reduction. When the improvements have been partially completed, the City Engineer may authorize, from time to time, a reduction in the faithful performance security in an amount equal to the estimated cost of the completed portion of the improvement work.

F. Security Release. The City Engineer shall release the faithful performance, labor and materials, and mud and debris securities after the satisfactory completion of the improvements and upon receipt of the maintenance security. The maintenance security shall be released following conclusion of the maintenance period and upon correction of all deficiencies. The monument placement security shall be released following certification by the subdivider’s engineer that all monuments have been set and that they have been paid for setting the monuments. When the monument placement security is a cash deposit, the depositor may request that it be used to pay the subdivider’s engineer. Partial release of the monument placement security shall not be permitted. (Ord. 1062 § 14, 2022; Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

Whenever an entity required to furnish security in accordance with Larkspur Municipal Code Section 17.16.050 is a California nonprofit corporation, funded by the United States of America or one of its agencies, or funded by this state or one of its agencies, the entity shall not be required to comply with Larkspur Municipal Code Section 17.16.050 if the following conditions are met:

A. The contractor installing the improvements has bonded to the nonprofit corporation and the co-obligee the amount of one hundred (100) percent of the contract for the faithful performance of the work, and has further bonded to the nonprofit corporation and the local agency as co-obligee an amount of not less than fifty (50) percent of the contract for the payment of labor and materials, and those bonds comply with the provisions of this chapter.

B. All monies payable to the contractor by the nonprofit corporation are deposited in a depository complying with the provisions of this chapter, and out of which monies progress payments are conditioned upon:

1. The contractor’s certification to the nonprofit corporation that all labor performed in the work, and all
materials furnished to and installed in the work, have been paid for in full to the date of the certification.

2. The written approval of the nonprofit corporation.

3. Final payment to the contractor not being made until sixty (60) days shall have expired after the filing
and recording of the notice of completion of the work and acceptance of the work by the local agency in
writing.

C. All certifications as to progress payments shall be delivered through the United States mail to the nonprofit corporation. The term “progress payments” means payments made in compliance with the schedule of partial payments agreed upon in the contract for the work. No less than ten (10) percent of the total contract price shall be retained for the sixty (60) days following the filing of the notice of completion. (Ord. 1030 § 2(11), 2018; Ord. 702 § 6, 1983)

A. The City Engineer shall make all inspections necessary to ensure that all construction conforms to the approved improvement plan. Required inspections shall consist of at least the following:

1. Road subgrade prior to placing the rock base.

2. Road base prior to placing or surfacing.

3. Concrete forms.

4. Concrete pouring.

5. Sewerage facilities and structures when adequate review and inspection is not provided by other
agencies.

6. All other facilities, utilities, improvements, monuments, grading and filling shall be inspected on a
schedule approved by the City Engineer.

7. Final inspection upon completion of all improvements.

B. The subdivider shall notify the City Engineer upon the completion of each construction stage listed in subsection (A) of this section and shall not proceed with further construction until authorized by the City Engineer.

C. Prior to recordation of the final map, the subdivider shall deposit with the City the inspection fee determined by the City Engineer to cover the cost, including the cost of any engineering consultant, for inspection of required improvements other than utility facilities. (Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

A. Prior to recordation of the final map or parcel map, the subdivider’s engineer shall set and reference durable boundary monuments in conformance with Business and Professions Code Section 8771.

B. Street monuments shall be constructed in accordance with the Uniform Construction Standards. At least two (2) street monuments shall be set in each block, readily accessible in the street area and within sight of each other. Street monuments may be either on the right-of-way centerline or on a line parallel to, and offset from, the center properly shown and dimensioned on the final map or parcel map. The requirement for street monuments may be waived by the City Engineer for subdivisions of four (4) lots or less when due to the size or configuration of the lots this requirement would be impractical. Street monuments may be installed after recordation of final map if included as a part of the work to be completed pursuant to the agreements and improvement security required in this title. All monuments shall be subject to inspection and approval by the City Engineer. (Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

A. Except where stakes exist, the following points shall be staked with the subdivision survey:

1. All corners and angle points in the exterior boundary of the subdivision.

2. All angle points and curve points in the right-of-way lines of all streets, easements or lands to be
dedicated for public use.

3. All lot corners.

B. Stakes in the exterior boundary of the subdivision shall be not less substantial than three-fourths-inch iron pipe, eighteen (18) inches long, driven flush with the ground.

C. Stakes at all other points shall be not less substantial than two-inch-by-two-inch redwood hubs, eight (8) inches long, driven flush with the ground.

D. All stakes shall be marked with a metal tack and tag showing the actual point and the registration number of the engineer or surveyor.

E. Subdivisions for which a parcel map is required may be exempted by the City Engineer from the requirements of this section except those for staking corners and angle points in the exterior boundary. Staking of subdivisions of four (4) or fewer parcels may be limited to staking of all new lines created by the division and at all angle points and curve points in the right-of-way lines of all streets if in the opinion of the City Engineer, sufficient monumentation exists adequately to establish the location of the lots. Staking of the remainder, defined as the largest parcel having a gross area of five (5) acres or more for subdivisions for which a parcel map is required, may be omitted. (Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)

A. A preliminary soils report, based upon adequate test borings, shall be required for every subdivision requiring a final map, except that the report may be waived by the City Engineer when satisfied of existing knowledge of soils in the subdivision. For subdivisions requiring a parcel map, a preliminary soils report may be required if the City Engineer or Planning Commission determines that a soils problem or soils-related hazard may exist. The preliminary soils report may be divided into the following two (2) segments:

1. Soils Reconnaissance. The reconnaissance shall include but not be limited to a complete description of the
site based on a field investigation as related to soils matters such as stability, erosion, settlement, feasibility of
construction of the proposed improvements, descriptions of soils-related hazards and problems, and
proposed methods of eliminating or reducing such hazards and problems. Two (2) copies of the soils
reconnaissance shall be filed with the tentative map.

2. Detailed Soils Investigation and Report. The investigation and report shall include field investigation and
laboratory tests with detailed information and recommendations relative to all aspects of grading, filling and
other earthwork; foundation design; pavement design and subsurface drainage. The report shall also
recommend any required corrective action for the purpose of preventing structural damages to the
subdivision improvements and the structures to be constructed on the lots and, in addition, shall also
recommend any special precautions required for erosion control and the prevention of sedimentation or
damage to off-site property. If such preliminary soils report indicates the presence of critically expansive soils or other soils problems which, if not corrected, would lead to structural defects, then a soils investigation of
each lot in the subdivision may be required for submittal to the City Engineer prior to approval of a final map
or parcel map. Two (2) copies of the investigation and report shall be filed with the improvement plans.

B. A final soils report shall be required where a preliminary soils report was required, unless such final report is waived in writing by the City Engineer. The final soils report shall contain sufficient information to ensure compliance with all recommendations of the preliminary soils report and the specifications for the project. The final report shall also contain any new soils condition information which differs from that in the preliminary reports and any corrections, additions or modifications not showing on the approved plans. One copy of the report shall be filed with both the City Engineer and Chief Building Official or their designee prior to preliminary acknowledgment of completion of the improvements.

C. When conditions warrant, a geologic investigation and report may also be required. (Ord. 1094 § 5, 2026; Ord. 1030 § 2(11), 2018; Ord. 584 § 1 (part), 1977)