AgdaPkt 2013-07-22 - Laserfiche WebLink

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7.A. - Page 6 in the project, building the structure with this requirement ensures quality jobs in Redwood City for the contracting community. For the past several months the Developer has been pursuing its due diligence regarding the condition of the property. Based on soil samples taken throughout the property site, including the properties owned by the developer, various levels of soil contamination have been identified. Depending upon the nature of the contaminants a remediation plan may be required by other regulatory agencies. The Developer is responsible for the preparation of any such plan, as well as the implementation of that remediation. The contaminants range from hydrocarbons to dry cleaning solvents and the ultimate handling and disposition of them are still under evaluation by the contractor, the Developer, the City, and regulatory agencies. Because the contamination is an unforeseen cost, it affects the value of the land. The DDA acknowledges the impact of this cost on the offering price of $17 million, by reserving a portion of the proceeds in escrow. The DDA calls for the City to leave $3 million in escrow as its share of the potential cost of site cleanup and material disposal, thereby capping the City's exposure to cleanup costs. Exhibit K of the DDA outlines the process for accessing these funds and their allowed use. Any funds remaining in this account at the end of the project clean up will be issued to the City. Because two of the properties are already owned by the Developer, not all of the cleanup costs are associated with the City's property. Construction Development of the site is complicated because the excavation is proximate to the Caltrain right-of-way and the shoring along that edge must meet the railroad's standards. Similarly, along Winslow Street and Middlefield Road the City is concerned for the integrity of the street, so shoring along these rights-of-way is critical not only to the building but to the public infrastructure. Complicating the construction even more is a cutoff wall along Jefferson Street that was constructed as part of the undercrossing project. This cutoff wall keeps water from flowing into Jefferson Street from the abutting land. When this wall was constructed a portion of it was built onto City property, such that there is a portion not parallel to Jefferson Street. This angled section of wall will be reconstructed parallel to Jefferson Street to enable the excavation of the full site and construction of the subterranean garage. The building is designed as a steel frame structure set on a concrete parking garage base. The Developer plans for a mat-slab foundation, which is a thick concrete floor rather than a driven pile foundation. Although constructing the slab will involve several large concrete pours, affecting traffic on Middlefield and Jefferson, it will be far less disruptive than the import and driving of piles. The contractor intends to use the Winslow Lot as its staging area, routing its construction vehicles through that parcel for queuing and deliveries. ALTERNATIVES The City Council could determine not to accept the recommendations of the Planning Commission and amend the project or conditions as deemed appropriate.