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10 <br /> <br />The soils report prepared for the project was based on the initial conceptual plans <br />prepared in 2016, which proposed one level of below grade parking. During conceptual <br />review, the City informed the applicant that FEMA is updating their FIRM maps, which <br />would no longer allow below grade parking for residential development. The applicant <br />subsequently revised their plans with both parking levels above grade based on this <br />direction. <br /> <br />The applicant has since obtained an updated soils report based on the current proposal <br />(see Attachment #5). As reflected in the report, the current proposal does not require <br />excavation to a depth of 15 feet. Recommendations include removal or over-excavation <br />of 24 inches below subgrade elevation below the perimeter fire lane and driveways, <br />which should extend 5 feet beyond the curb line as determined during grading <br />operations by the geotechnical engineer. In addition, the report suggests use of a deep <br />foundation system consisting of drilled displacement piles (DDP) connected with a <br />structural floor slab. This construction method produces low noise and no vibrations. <br /> <br />b. Groundwater Impacts <br /> <br />Appellant’s Contention: <br />The 15 ft. excavation would be below natural groundwater level and the associated <br />work, including shoring and improvements should be analyzed to determine if they <br />would create a negative impact on the groundwater and Redwood Creek. The appellant <br />sites references to over-excavation and the potential for contact with groundwater from <br />the geotechnical report. <br /> <br />City’s Response: <br />The current project does not require over-excavation at a depth of 15 feet. However, <br />the report recognizes that ground improvements may come into contact with the <br />groundwater level and recommends studying dewatering measures if needed. This <br />recommendation is not unusual as it was also recommended by the geotechnical <br />engineers for the categorically exempt projects located at 849 Veterans and 707 <br />Bradford, both of which entail 6-7 story residential development in the nearby vicinity <br />and same flood zone area. <br /> <br />c. Other, Similar Projects that were Exempt Do Not have any Substantial <br />Grading or Effect on Groundwater <br /> <br />Appellant’s Contention: <br />Other similar projects which applied the Class 32 exemption did not entail significant <br />grading or hydrology issues, confirming that these elements constitute unusual <br />7.B. - Page 10