Developmental Information Guide 4

- Geotechnical Reports

Intent and Purpose:

The Laguna Beach Municipal Code requires the preparation of an engineering geologic report for most types of new construction, substantial additions to existing structures, subdivisions and most grading operations. The Code authorizes an independent review of these reports by a City consultant. This guide provides a brief overview of this process and describes the minimum geotechnical reporting requirements for property owners, builders, consultants and other interested persons.

Background:

Past geologic calamities such as the Bluebird Canyon, Del Mar and Mystic Lane landslides have focused increasing attention upon the importance of geotechnical considerations in land development. The local terrain contains many potentially severe geological risks related to landsliding, faulting and mud flows. Consequently, the City adopted independent, or peer review, procedures for geotechnical reports in order to ensure that the recommended reporting guidelines published by the California Division of Mines and Geology are observed.

Since the forces of nature can be dynamic and are often not completely understood, it must be realized that this review process does not necessarily provide a performance guarantee; or that it means that all risks associated with land development have been eliminated. Rather, the review process strives to ensure that geotechnical considerations have been identified and addressed in a consistent manner by the respective state-licensed consultant whose observations, analysis and conclusions are represented in the reports.

Applicability:

The regulations require the submittal of an engineering geologic report whenever an application is filed for the following: 1. New construction, additions of 50% floor area or more, or when loading on existing foundations is altered; 2. Concept grading plans when more than 20 cubic yards of earth is moved, exclusive of the space contained within the building footprint; 3. Subdivisions or street extensions/improvements, or any similar projects that create new building sites; 4. Construction of shore protective devices or seawalls at or below elevation 20 feet above mean sea level; 5. Projects requiring a Coastal Development Permit, if staff determines a geologic report is necessary; 6. "Projects" that may pose significant environmental effects as defined in the California Environmental Quality Act and its Implementing Guidelines.

This listing is generalized. Actual references for these requirements may be found in Chapters 11 (Streets & Sidewalks), 14 (Buildings & Construction), 21 (Subdivisions), 22 (Excavation & Grading) and 25 (Zoning) of the Laguna Beach Municipal Code.

Reporting Requirements and Procedure:

The City has adopted the recommended reporting requirements of the California Division of Mines & Geology identified as Note Numbers 37, 43, 44, 46, 47, 48 and 49 by reference in the Municipal Code. Briefly, these notes describe the minimum acceptable contents for such reports, including adequate field investigation (trenching & borings), logging, mapping, analysis, recommendations and conclusions. All reports must offer an opinion as to the suitability of the site for the proposed use, and must be prepared by individuals Professionally licensed by the State of California.

In order to ensure the consistency, completeness and adequacy of reports submitted in support of specific project applications, the City will subject all engineering geologic reports to an independent review (also known as peer review or third party review) by a qualified consultant working under contract to the City. The cost for this review, currently (1995) estimated to be an average of $1000 for most projects, will be borne by the project applicant as established by chapter 14.78 of the Municipal Code.

In addition to ensuring that the minimum reporting requirements are met, an important goal of independent review is to produce an objective quantification of the various geotechnical limitations and risks associated with land development. The process should identify feasible and appropriate mitigation techniques, and define, to the maximum extent possible, any long-term risks that remain after construction and may have to be assumed by the property owner.

Exceptions:

Unless a development application has changed, such as by a significant design change, new information or similar circumstances, an engineering geologic report and its independent review will remain valid for five years from the date the report is accepted by the City reviewer.

Minor classes of work such as small retaining walls, room additions or interior/exterior alterations that may require abbreviated geotechnical reports or field memoranda are not subject to independent review. (See municipal Code Section 1 4.78.020(b) for a list of exceptions.)

Accounting:

Fees collected to defray the actual costs of independent review will be placed in an individual trust account for the development application. Any moneys not used to pay the City consultant will be refunded to the person(s) that paid the deposit.

In the event that consulting costs exceed the average estimate of $1000, review will not proceed until additional funds have been deposited. An accounting will be prepared upon request, and when a permit is to be issued, any review fees that may be due must be paid prior to the issuance of the permit for the application that was the subject of the report.