AgdaPkt 2018-05-21 Joint SA PFA - Laserfiche WebLink

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12 building on top of the inadequate soil - it still needs to be excavated, analyzed and properly compacted, as stated in the appellant’s March 5th letter. City’s Response: The applicant submitted an updated soils report based on the current proposal. The geotechnical engineer recommends using a deep foundation system due to the presence of compressible liquefiable soils. The report further describes construction of this foundation system and states that it generates very low volumes of spoils, produces low noise, and no vibrations. In addition, the report recommends evacuation and evaluation of the soils but at 24 inches below subgrade elevation below the perimeter fire lane and driveways which should extend 5 feet beyond the curb line, as determined in the field by the geotechnical engineer. Appellant’s Contention: BNI also objects to the allowances for (1) seven story height, (2) parking above-grade that is taller than allowed by zoning, and (3) the lower parking ratios. Under the zoning code, the incentives granted cannot have a specific adverse impact on the physical environment, and the appellant believes that they do have such an impact as it relates to traffic and limited parking. City’s Response: The State Density Bonus (SDB) law and the City’s Density Bonus regulations allow an applicant to request concessions or waive certain development standards if needed to develop the project. Under the SDB law, the granting of additional density, lower parking ratios, and incentives/concessions/waivers are not discretionary approvals and not subject to CEQA. In other words, local jurisdictions cannot consider these to be inconsistent with local zoning standards if they meet the state density bonus law provisions. Since the applicant proposed 5% of the units as affordable at the very low income level, they were eligible for a 20% density bonus and one (1) concession pursuant to SDB. Accordingly, the applicant requested a concession to increase the building height from the maximum of 60 ft. and 5 stories over 1 level of parking per the North Main Street Precise Plan to a maximum of 82 ft. and 5 stories over 2 levels of parking. SDB law also allows the developer to use a reduced parking ratio, by right, as described below. The proposal exceeded these parking ratios providing 182 where 178 were required. · 1 space for each studio/1 bedroom unit · 2 spaces for each 2-3 bedroom unit · 2.5 spaces for each 4 or more bedroom unit 7.B. - Page 12