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HomeMy WebLinkAboutSDP 2021-0016; CARLSBAD OAKS NORTH LOT 3; RESPONSE TO CITY OF CARLSBAD REVIEW COMMENTS CARLSBAD OAKS NORTH BUSINESS PARK LOT 3, CARLSBAD, CALIFORNIA; 2023-05-05Project No. 06442-32-34 May 5, 2023 Tech Contractors 3575 Kenyon Street San Diego, California 92110 Attention: Mr. Raul Guzman Subject: RESPONSE TO CITY OF CARLSBAD REVIEW COMMENTS CARLSBAD OAKS NORTH BUSINESS PARK – LOT 3 CARLSBAD, CALIFORNIA References: 1. City of Carlsbad Review Comments, Carlsbad Oaks North Business Park, Lot (1st review), Project ID: SDP2021-0016, Memorandum dated January 31, 2023. 2. Update Geotechnical Report, Carlsbad Oaks North Business Park – Lot 3, Carlsbad, California, prepared by Geocon Incorporated, dated May 26, 2021 (Project No. 06442-32-34). Dear Mr. Guzman: In accordance with your request, we have prepared this letter to respond to City of Carlsbad Review comments (Reference 1) for the project. The City review comment pertaining to geotechnical issues followed by our response is provided below. Issue No. 1:The submitted “Update Geotechnical Report…” consist essentially geotechnical conclusions and recommendations for the proposed development that are based on previous work at the site approximately 17-years ago (2006 and 2004), and does not include recent subsurface exploration, (except for the rippability study), laboratory testing, etc., to assess the current condition of the compacted fill soils underlying the subject site. While the reviewer understands that Geocon Inc., performed the geotechnical observation and testing during the mass grading of the site in 2006, a stand-alone geotechnical report for the currently proposed development is required by the City. The following comments are provided with the intent of forming a stand-alone geotechnical report for the proposed project. Response:As stated in Reference No. 2 and by reviewer above, we provided testing and observation services on a full-time basis during mass grading of the property. As part of our services, we collected soil samples during grading operations and performed laboratory testing. Pertinent laboratory information collected during mass grading is presented in Reference No. 2, Appendix B. The existing “subsurface” information is comprehensive and adequate to provide recommendations for the continued GEOCON INCORPORATED G E OT E CHN I CAL ■E NV I RONMENTA L ■ MA T ER I A L S 6960 Flanders Drive ■ Son Diego, California 92121-297 4 ■ Telephone 858.558.6900 ■ Fax 858.558.6159 Project No. 06442-32-34 - 2 - May 5, 2023 development of the property. In this regard, no additional subsurface exploration is required. We opine that Reference No. 2 is a stand-alone geotechnical report. Issue No. 2:Please provide a copy of the “Final Repot of Testing and Observation Services during Site Grading, Carlsbad Oaks North Business Park – Phase I…”by Geocon, Inc., dated August 30, 2006, that reports the previous mass grading activities that established the subject lot and has reportedly been used as the basis for the conclusions/recommendations provided in the “Update Geotechnical Report…”. Response:We will provide an electronic copy to Spear & Associates, Inc. for submittal. Issue No. 3:Please review the most current revision of the grading plans for the proposed project prepared by Spear & Associates, Inc. and provide any updated conclusions/recommendations as necessary. Additionally, as the submitted “Update Geotechnical Report, Carlsbad Oaks North Business Park – Lot 3…” references a now antiquated version (2019) of the California Building Code, please update sections of the report as necessary to address the current 2022 version of the California Building Code that has been adopted by the City of Carlsbad. Response:Spear & Associates, Inc. to submit our update to Reference No. 2. Issue No. 4:Please provide the Geologic Cross-Sections A-A’, B-B’, and C-C’ showing all the information currently shown on the sections plus the limits/depth of the recommended undercutting for the areas of the property that are underlain by granitic rock. Response:The attached revised Figures 2 and 3 (included in update report to Reference No. 2) show approximate limits of recommended building pad undercut. Issue No. 5:Please provide a statement addressing the potential impact of the project on adjacent properties. Please include a discussion on the potential impacts to adjacent properties from the possible need to locally excavate (blast?) the granitic rock underlying the site to establish proposed pad grades and/or undercut the granitic rock to address cut/fill transition conditions. Response:We opine that potential impact of the subject project grading to adjacent properties is low provided geotechnical recommendations presented in Reference No. 2 are followed. If blasting is required, the grading/blasting contractor is required to follow City of Carlsbad Engineering Department Blasting Policy (No. 15) and address any impacts to adjacent improvements. Issue No. 6:Please describe the approximate range of fill thickness beneath the existing site grades, and the approximate thickness of fill that will exist beneath the proposed buildings subsequent to the recommended site grading for the project. Response:The attached figures obtained from Reference No. 2 present the requested information. Issue No. 7:Please provide subsurface exploration within areas of the property underlain by existing fill as necessary to determine and assess the current subsurface soil and groundwater conditions at the subject site with respect to the proposed development (see comment #8 through 11 below). Project No. 06442-32-34 - 3 - May 5, 2023 Response:As stated in our response to Issue No. 1, the existing “subsurface” information presented in Reference No. 2 is comprehensive and adequate to provide recommendations for the continued development of the property. Please also see Sections 4 and 6 of update geotechnical report and attached figures for subsurface conditions. Issue No. 8:As there is no recent subsurface exploration to access the present condition of the existing fill soils provided in the “Update Geotechnical Report…,” please justify the geotechnical parameters (strength, expansion potential, sulfate exposure, etc.) that are provided in the report for the soils that will support both the building and parking/driveway areas. Response:Please see response to Issue Nos. 1 and 7. In addition, and as discussed in Sections 8.2.2 and 8.2.3 of Reference No. 2, we will perform additional expansion potential and water-soluble sulfate testing after completion of grading operations to evaluate the soils present within the upper approximately 3 feet of ultimate design finish elevation. As is standard for development of a property, we will collect soil samples and perform necessary laboratory testing during grading to check our geotechnical design parameters presented in Reference No. 2. If necessary, we will provide revised recommendations based on information collected during grading. Issue No. 9:As there is no recent subsurface exploration and associated laboratory testing (consolidation) provided in the “Update Geotechnical Report…,” with respect to the present condition of the existing fill soils, please provide the basis for the values of total and differential settlement for the proposed development that are provided in the report. Response:Please see Response to Issue Nos. 1 and 7. Issue No. 10:As there is no recent subsurface exploration and associated laboratory testing provided in the “Update Geotechnical Report…,” please provide the basis for the R-values recommended for pavement design that are provided in the report. Response:Please see Section 8.11.1 of Reference No. 2. The pavement sections are PRELIMINARY and NOT for construction. The final pavement sections will be provided after the grading operations are completed, subgrade soils are sampled, and laboratory resistance value (R-Value) testing is performed on the soil samples collected as is industry standard. Issue No. 11:As there is no recent subsurface exploration to assess the present condition of the existing fills soils provided in the “Update Geotechnical Report…,” please provide the basis that only the upper 12 inches of the existing subgrade of the subject lot requires remedial grading prior to fill placement or other construction. Response:Our recommendations are based on field observations during the ultimate development of Carlsbad Oaks North Business Park Lots 4, 5, 13, 14, 20, 23 and 25 that consisted of same soil conditions (granular soils) as Lot 3. In rare instances, remedial grading may need to be extended deeper than 12-inches. This is why the statement in Section 8.3.5 of Reference No. 2 states “The actual extent of remedial grading should be determined in the field by the geotechnical engineer or engineering geologist”. Project No. 06442-32-34 - 4 - May 5, 2023 Issue No. 12:With respect to the laboratory testing that was reportedly previously performed as part of the mass grading of the site 2006 (Appendix B of the “Update Geotechnical Report…”), please indicate and show on a map the general locations and depth/elevations within the subject property that the samples for direct shear, expansion index, and soluble sulfate tests were taken. Response:Please see response to Issue Nos. 1, 7 and 8. Also, please see Section 8.2.2 of Reference No. 2 for discussion regarding fill soil zone represented by expansion potential (EI) and water-soluble sulfate laboratory test results presented in Appendix B. Issue No. 13:The text of the “Update Geotechnical Report…” indicates that the foundation recommendations are based on soils with an Expansion Index less than 50. As soils with expansion index (EI) over 20 are considered expansive and require mitigation in accordance with Sections 1803.5.3 and 1808.6 of the 2022 CBC, please provide recommendations as necessary and a statement that the proposed foundation system/slabs on-grade will meet the requirement of Section 1808.6 of the 2022 California Building Code. Please indicate the specific method of Section 1808.6 (1808.6.1 through 1808.6.4) that is being recommended to satisfy the code requirement (for soils with an EI between 20 and 50), and provide the Effective Plasticity Index and any other parameters for foundation design in accordance with WRI/CRSI Design of Slab-on-Ground floors or a post-tensioned design in accordance with PTI DC 10.5 as necessary to address section 1808.6.2 for slabs on-ground. Response:The foundation recommendations presented in Reference No. 2 consider the anticipated soils that may be at ultimate grade and are typical industry standard recommendations. We have not been provided with the project foundation plans for our review or been contacted by the structural engineer for additional information. Section 1808.6.2 of the CBC permits the structural engineer to analyze and design such slabs by other methods than the two referenced above. Issue No. 14:Please clarify the depth of recommended undercutting below proposed FS for proposed hardscape/parking areas that are underlain by granitic rock. Response:Per Section 8.3.10 of Reference No. 2, we are not requiring that granitic rock be undercut for hardscape/parking areas as these improvements can be constructed on bedrock. We state that the owner will determine the need to undercut these areas to facilitate construction of planned improvements. Issue No. 15:The seismic design parameters presented in the report reference the 2019 CBC; please revisit and revise to reference the currently adopted 2022 CBC and revise the values of the parameters if necessary. Response:Please see response to Issue No. 3. Issue No. 16:Please provide slope setback recommendations for the proposed structure and improvements per Section 1808.7.2 of the 2022 California Building Code that address the up to approximately 50’ high descending slopes that bound the west and south sides of the project area. Response:The existing descending fill slope with maximum height of 50 feet is located along the southwest portion of the property. At this location, the proposed building is Project No. 06442-32-34 - 5 - May 5, 2023 located at least 80 feet from the top of slope and exceeds the minimum CBC setback. Issue No. 17:Please assess the potential impact of the proposed bio-filtration basin at the top of the descending fill slope at the southwest portion of the property on the stability of the slope and provide recommendations to address as necessary. Response:Per Section 8.13.3 of Reference No. 2, the project bio-filtration basins should be lined with an impermeable liner to mitigate slope instability resulting from water infiltration. Issue No. 18:Please provide the OSHA Type Soil (A, B, or C) and associated temporary slope inclination (H:V) that the construction plans and contractors should adhere to during the design and construction of the development. Response:Please see Section 8.3.11 of Reference No. 2. In general conformance with Occupation Safety and Health Act (OSHA) Trenching and Excavation Safety, the site soils may be considered Soil Type B. The soil type should be revised to Soil Type C if seeps are encountered along the face of excavations. In accordance with OSHA, it is the responsibility of the contractor and their competent person to determine the soil type during construction to ensure all excavations, temporary slopes and trenches are properly constructed and maintained in accordance with applicable OSHA guidelines, in order to maintain safety and the stability of the excavations and adjacent improvements. Issue No. 19:Please provide a complete summery list of the geotechnical observations/testing services that should be performed as part of the construction of this proposed development. Response:As indicated is Sections 8.3.3 and 8.8.7 of Reference No. 2., we will provide testing and observation services on a full-time basis during grading. We will check building and retaining wall foundation excavations prior to placement of rebar and concrete. We will provide our services on a requested basis during trench backfill, wall backfill and construction of surface improvements. Should you have any questions regarding this letter, or if we may be of further service, please contact the undersigned at your convenience. Very truly yours, GEOCON INCORPORATED Emilio Alvarado RCE 66915 David B. Evans CEG 1860 EA:DBE:am Attached: Figures 2 and 3 (e-mail) Addressee 3 2 0 33 0 34 0 35 0 36 0 37 0 3 1 0 3 2 0 33 0 34 0 35 0 360 3 2 5 3 1 5 31 5 32 5 3 3 5 34 5 355 365 36 5 35 5 34 5 33 5 BUILDING "A" BUILDING "B" BUILDING "C" 2 2 2 2 22 2 2 22 3 1 11 1 1 3 3 3 3 3 3 3 3 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 3 3 3 3 3 4 4 4 44 4 4 4 5 5 66 6 6 6 7 7 6 6 7 6 3 4 T-8 Kgr T-7 T-9T-1 T-2 T-5 T-3 T-4 T-6 295 273 350 343 324 304 317 304 312 299 307 296 297 284 276 269 260 270 284 298 309 312 296 298 299 284 271 269 258 290 308 Qcf/ Qcf/ Qcf/ Qcf/ Kgr Kgr C' C B' BA A' Qcf/ PROPERTY BOUNDARY 6960 FLANDERS DRIVE - SAN DIEGO, CALIFORNIA 92121 - 2974 PHONE 858 558-6900 - FAX 858 558-6159 SHEET OF PROJECT NO. SCALE DATE FIGURE Plotted:05/05/2023 2:31PM | By:JONATHAN WILKINS | File Location:Y:\PROJECTS\06442-32-34 (Con Lot-3)\SHEETS\06442-32-34 GeologicMAP.dwg GEOTECHNICAL ENVIRONMENTAL MATERIALS 1" = GEOLOGIC 1AP CARLSBAD OAKS NORTH BUSINESS PARK - LOT 3 CARLSBAD, CALIFORNIA 30' 05 - 05 - 2023 06442 - 32 - 34 1 1 2 252 257 T-9 GEOCON LEGEND ........COMPACTED FILLQcf ........APPROX. LOCATION OF EXPLORATORY TRENCH EXCAVATIONS ........APPROX. LOCATION OF GEOLOGIC CONTACT ........APPROX. LOCATION OF GEOLOGIC CROSS-SECTIONC C' ........GRANITIC ROCK (Dotted Where Buried)Kgr ........APPROX. BOTTOM ELEVATION OF COMPACTED FILL ........APPROX. ELEVATION OF CANYON SUBDRAIN ........APPROX. LOCATION OF EXISTING CANYON SUBDRAIN ........APPROX. LIMITS OF BUILDING PAD UNDERCUT ----------·v1------v1------v1-------v1·-----------vl vi vi vi v1---------vl " _ ... ,ooP __________ ..--:-r--s,--------':;---------<;-'+-9 ------" ----------.S 'f I " 11 I 11r-++-- l ,sl i I I"''°" f.G 1 !3.?4,4ll FS I 32 .45 FL \ 32 .80 TC l 32 .JO FL \ ~ VJ LL I I I \1 !\ 00 \l I I I I I I ff:= 3.0 p[a 22.2f I I I I I 2.6} TC 2. 10 Fl • • SJ--~-~ :/ s :· •• :·•: =··· J~::::::----'f--•••••• :: ~ _j __ ,,___.--··~··· 322.20 TC '\ J _j ~""-321.70 FL '\ \ \ ~ ~~~·.·.~~ ~ ~,•,·~···~·· •• ·~·~· EX. 12" ?VC WATER w--------vl-------'vJ EX-12" P\/C WATE.R EX. 11,' CMLC W'1\;j•--------'vl-------', EX. 16" CMlC WATER,, _v1::::::::::~-•v1-------·v1--------lll---'vl ________ \_ '\,l_.1.--~!.-------vl---- w w-v1------vl ____ _,__,, __ -111--1----v11---' __ -1--v1--1-------\,I---- W1RPTM-LooP ' ' '" ' O:. 8" P\/C SE.W~ ---~SM)-H ___ _.-;;-~17i-------"' <' ' ~ ~e, ,o O ,S -:,-=-'-'==--s------+----s-------'-';---'"'N\-__cc\--4:W:--l------~~-l--_s,sMll/oHl',.---"·N1----_Q""-''"''·--''iO"_l'e;~c:_;s~E•~ERS - ~ r5 Rvl -----Rvl _____ 311 ,001c ~ I I I 8" FIRE SPRIN LER ?OC \ FIRE R/S[R ROOM ~ [B 0 I 6. I I Rvl _____ .,JX· B" P"JC >fi/1Jrn -~t·,~~~~'::: 2-3,62· TG-~:32l'\1l====:zyic[06f :ti2JF.L~ -~~:..----, ~.--·-·. - --=---......-=--.. - I ~ I \ ~1CT~-t~,~~t:,to{·(8 ___ '~,~~~~\~1•~~~~~~%~1:[)¾:~~;~.~~-~-~-'_,_,,,~,-,-,-c-_:_=_=_=_ii-~~~~~t,;~il 0 if=r----:-1'~\..~q~===~~JOL ix I I ~ \ l~~N I 6, ~~~I s ~ 1 J --------\ i-- \,, ~ 32200 TC ~ l\1='==::7~~J I ~I 321.50 FS \ "' r,~rc x O =d~~L/ 321.45 rs \ 0 f;li Q SJ "i SJ \.. ~I ~-~ ~Q ~---t--s SJ 320.85 TC 321.00 TC Jr-50 F'S X \~1 1 321.75 TC J21.25 FL 321.30 TC J]0.80 Fl. J2if40 TC ~ p ~ \ ' ~ ..---::: ----· _--_-_--+---~100--------~ ~------------280 I 3\ 1-,.vJ F "i \ \--__ JI f----___JI I o· -0 30' SCALE ... c::::J I\ D g~gcoN ORATED ■ ~ ◄ 60' 90' 120· 1" 30' (On 36x24} ■ EL E V A T I O N ( M S L ) EL E V A T I O N ( M S L ) DISTANCE (FEET) SCALE: 1" = 30' (Vert. = Horiz.) GEOLOGIC CROSS-SECTION A-A' 270 300 330 360 390 270 300 330 360 390 0 30 60 90 120 150 180 210 240 270 300 330 EL E V A T I O N ( M S L ) EL E V A T I O N ( M S L ) DISTANCE (FEET) SCALE: 1" = 30' (Vert. = Horiz.) GEOLOGIC CROSS-SECTION B-B' 270 300 330 360 390 270 300 330 360 390 0 30 60 90 120 150 180 210 240 270 300 330 360 EL E V A T I O N ( M S L ) EL E V A T I O N ( M S L ) DISTANCE (FEET) SCALE: 1" = 30' (Vert. = Horiz.) GEOLOGIC CROSS-SECTION C-C' 240 270 300 330 360 390 240 270 300 330 360 390 0 30 60 90 120 150 180 210 240 270 300 330 360 390 400 A A' C B B' C' EXISTING GRADE ? ? Kgr Kgr Kgr Qcf PROPOSED DRIVE ISLE PROPOSED BLDG C PROPOSED DRIVE ISLE EXISTING WHIPTAILLOOP WEST (ROW) PL PROPOSEDRETAININGWALL PL PROPOSED GRADE T-6(Projected Approx. 10' North) T-2(Projected Approx.40' South)T-9(Projected Approx.15' South) Kgr Qcf Kgr Qcf EXISTING GRADEPROPOSED GRADE PL PROPOSED DRIVE ISLE PROPOSED BLDG B PROPOSED DRIVEISLE PROPOSEDBIO-BASIN EXISTING WHIPTAILLOOP WEST (ROW) PL ???? ? Kgr Qcf Qcf Qcf Kgr Kgr ? ? ? ? EXISTING GRADE PROPOSED GRADE EXISTING CANYONSUBDRAIN PL PROPOSEDBIO-BASIN PROPOSEDDRIVE ISLE PROPOSED BLDG A PROPOSED DRIVE ISLE PROPOSED BIO-BASIN EXISTING WHIPTAILLOOP WEST (ROW) PL 6960 FLANDERS DRIVE - SAN DIEGO, CALIFORNIA 92121 - 2974 PHONE 858 558-6900 - FAX 858 558-6159 SHEET OF PROJECT NO. SCALE DATE FIGURE Plotted:05/05/2023 2:47PM | By:JONATHAN WILKINS | File Location:Y:\PROJECTS\06442-32-34 (Con Lot-3)\SHEETS\06442-32-34 Cross-Section.dwg GEOTECHNICAL ENVIRONMENTAL MATERIALS 1" = GEOLOGIC CROSS - SEC8ION CARLSBAD OAKS NORTH BUSINESS PARK - LOT 3 SAN DIEGO, CALIFORNIA 30' 05 - 05 - 2023 06442 - 32 - 34 1 1 3 T-9 ? GEOCON LEGEND ........COMPACTED FILLQcf ........APPROX. LOCATION OF EXPLORATORY TRENCH EXCAVATION ........APPROX. LOCATION OF GEOLOGIC CONTACT (Queried Where Uncertain) ........GRANITIC ROCKKgr ........APPROX. LIMITS OF BUILDING PAD UNDERCUT -I I I I I I I I I I - -I I -~ I_ -I I -~ I_ -I I_ -j--+---+ r: +----j--+---+ +----j--+-H +---I-_J -I--~ -1 r ,--~ ----r-I ---- I f--I I I I I I -I I -I I ' I I ' ' -I I I I I I I I I LI 11-I I 1 ----~ -I_ --+ t -I --+ I -I ---+ -I - -+-,_ - --,_ +-- -~ ~.... +- -~ T +I t I-1T --,-. r I i-I i, I I I I I I II I ' ' ' ' ' I -I , -I I ' I I I I I I I I I , ...... 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