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HomeMy WebLinkAbout8036RESOLUTION NO. 8036 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS APPROVING TENTATIVE TRACT MAP NO. 20244, TO MERGE A TOTAL OF TEN PARCELS, AND RESULTING IN TWO NEW PARCELS FOR DEVELOPMENT OF THE LUXVIEW APARTMENTS PROJECT (APNS: 0292-167-08-0000, 0292-167-13-0000, 0292-167-18-0000, 0292-167-25-0000, 0292-167-11-0000, 0292-167-12-0000, 0292-168-16-0000, 0292-168-21-0000, 0292-168-22-0000, AND 0292-168-03-0000) LOCATED ON THE NORTH AND SOUTH SIDES OF ORANGE AVENUE BETWEEN ALABAMA STREET AND IOWA STREET WHEREAS, 1600 Orange, LLC, has filed an application for Tentative Tract Map No. 20244 to merge ten (10) parcels, with six parcels located on the north side of Orange Avenue being merged into one parcel totaling approximately 12.63 acres (APNs: 0292-167-08-0000, 0292-167-11-0000, 0292-167-12-0000, 0292-167-13-0000, 0292-167-18-0000, and 0292-167- 25-0000), and- four parcels located on the south side of Orange Avenue into one parcel totaling approximately 9.21 acres (APNs: 0292-168-16-0000, 0292-168-21-0000, 0292-168-22-0000, and 0292-168-03-0000) (the "Tentative Tract Map"); and WHEREAS, an Initial Study was prepared for the Tentative Tract Map and circulated for public review for a period of thirty days begiuiing on June 5, 2019, through July 5, 2019, and subsequently revised and re -circulated for public review for an additional thirty days beginning on August 1, 2019, through August 31, 2019; and WHEREAS, on August 29, 2019, notice of the Planning Commission's public hearing for the Tentative Tract Map was published in the Redlands Daily Facts; and WHEREAS, at the September 10, 2019, Planning Connnnnission meeting, the Tentative Tract Map was continued to a special Pla>ming Coininission meeting on September 30, 2019, at 6.00 PM; and WHEREAS, on September 30, 2019, the Planning Conunission held a noticed public hearing at which interested persons had an opportunity to testify in support of, or ill opposition to, the Tentative Tract Map, and at which the Planning Commission considered the Tentative Tract Map; and WHEREAS, on September 30, 2019, the Planning Commission recoininended to the City Council that the Tentative Tract Map be approved; and WHEREAS, on October 2, 2019, notice of the City Council's public hearing for the proposed Tentative Tract Map was published in the Redlands Daily Facts by the City Clerk; and WHEREAS, the City Council held a duly noticed public hearing on October 15, 2019, at which interested persons had the opportunity to provide verbal and written testimony on the Tentative Tract Map; 1 L aesoli tions\Res 8000-8099\8036 Tentative Tract Map20244.docx NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF REDLANDS AS FOLLOWS: Section 1. Findings For Approval Of Tentative Tract Map No. 20244. The City Council hereby approves Tentative Tract Map No. 20244 based upon the following fridiiigs, and subject to the Conditions of Approval from the Development Services Department (Exhibit "A"), the Municipal Utilities and Engineering Department (Exhibit `B"), and the Fire Department (Exhibit "C") attached hereto. 1. The proposed snap is consistent with the City's General Plait and Municipal Code. The proposed Tentative Tract Map is designated on the General Plan land use map as Medium Density Residential and has an existing zoning of EV/AP (Administrative Professional), EV/2500 (Multiple Family Residential), and EV/3000 (Multiple Family Residential). The applicant has filed a Specific PIan Amendment which would change the whole Tentative Tract Map area to EV/2500, which permits up to 15 dwelling units per acre and is consistent with the underlying General Plan designation. Both of the lots proposed by the Tentative Tract Map significantly exceed the ininiinum dimensions and required lot size for the proposed zone. 2. The site is physically suitable for the type of development. The Tentative Tract Map site is physically suitable for the type of development. The site has a relatively flat topography and is suitable to be developed in accordance with the density and open space requirement of the zone. All on -site and off -site improvements proposed as part of the Tentative Tract Map's design will meet all City standards and provide a safe and efficient enviarozunent for the future residents. 3. The site is physically suitable for the density of the developient. The proposed Tentative Tract Map will merge ten lots into two and is designated in the General Plan land use snap as Medium Density Residential which allows a maximum density of 15 dwelling units per gross acre. The Tentative Tract Map site's topography is relatively flat and the design of the snap will generally follow with the grade of the site and will not require excessive grading to construct the 328 unit apartment project. In addition to the residential structures, the site is large enough to accommodate significant open areas and other recreational amenities. 4. The design of the subdivisionor the proposed improvements is not likely to cause substantial environinental damage or substantially and avoidably injure fish or wildlife. The City retained an environmental consultant to fully analyze the Tentative Tract Map and review tecImical reports provided by the applicant. An Initial Study/Mitigated Negative Declaration has been recommended for the Tentative Tract Map, there are no cnvironinental factors that canriot be mitigated to a level of less than significant. Mitigation measures have been included in Conditions of Approval for the Tentative 2 L\Resolutions\Res 8000-8099\8036 Tentative Tract Map 20244.doex Tract Map. 5. Tlie design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed tentative map will combine ten lots into two, and is designed to accommodate a multiple fan -lily residential Tentative Tract Map. It is not likely to cause any serious public health problems, as the Tentative Tract Map is designed with improvements that meet all City and State building and fire codes, no offensive emissions or odors will be associated with the development, and the construction noise will not affect nearby residential properties because noise will be mitigated to a level that is less than significant. 6. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision The Tentative Tract Map requires merging of lots and will improve access in the immediate vicinity by requiring the construction of Alabama Street, Orange Avenue and Iowa Street to their ultimate half right-of-way widths adjacent to the Tentative Tract Map. Additionally, pedestrian access will be provided throughout the Tentative Tract Map site on all interior streets and the Tentative Tract Map will not conflict with any easements for the public at large. 7. That pursuant to California Government Code Section 66474.4, of the Subdivision Map Act the land is not subject to a contract entered into pursuant to the California Land Conservation Act of 1965. One of the lots to be merged contains a small number of citrus and avocado trees. The parcel is approximately 2 acres in size and only a portion of the site is planted. The proposed Tentative Tract Map will remove the small area citrus and avocado trees, however, this parcel and no other parcel within the Tentative Tract Map area is under Williamson Act Contract. Further, the development of the Tentative Tract Map was analyzed within the Initial Study/Mitigated Negative Declaration and no impacts to agriculture were identified and no mitigation is required. Section 2. Effective Date. This Resolution shall become effective upon adoption. ADOPTED, SIGNED AND APPROVED this 15`h day of October, 2019. (--:;�al IV. F • st er6,Maayo or;;;�� ATTEST: J e Donaldson, City Clerk 3 1:1ResolutionslRes 8000-8099\8036 Tentative Tract Map 20244.docx I, Jeanne Donaldson, City Clerk of the City of Redlands, hereby certify that the foregoing Resolution was adopted by the City Council at a regular meeting thereof held on the 15th day of October, 2019 by the following vote: AYES: Councilmembers Barich, Tejeda, Momberger; Mayor Foster NOES: None ABSENT: None ABSTAIN: Councilmember Davis J e Donaldson, City Clerk EXHIBIT A CONDITIONS OF APPROVAL Development Services Department Tentative Tract Map No. 20244 1. This approval is for Tentative Tract Map No. 20244 which will merge six lots located on the north side of Orange Avenue between Alabama Street and Iowa Street into one parcel totaling approximately 12.63 acres (APNs: 0292-167-08-0000, 0292-167-13-0000, 0292- 167-18-0000, 0292-167-25-0000, 0292-167-11-0000, and 0292-167-12-0000), and to merge four lots located on the south side of Orange Avenue in the southwest comer of Alabama Street and Orange Avenue into one parcel totaling approximately 9.21 acres (APNs: 0292-168-16-0000, 0292-168-21-0000, 0292-168-22-0000, and 0292-168-03- 0000). The Tentative Tract Map site is located on the north and south sides of Orange Avenue, between Alabama Street and Iowa Street (APNs 0292-168-16-0000, 0292-168- 21-0000, 0292-168-22-0000, 0292-168-03-0000 0292-167-08-0000, 0292.167-13-0000, 0292-167-18-0000,0292-167-25-0000, 0292-167-11-0000, and 0292-167-12-0000). 2. Unless a time extension is granted in accordance with Title 17 of the Redlands Municipal Code, this tentative tract map shall be valid for two (2) years from the time of City Council approval. 3. The issuance of any permits shall comply with all provisions of the Redlands Municipal Code and the East Valley Corridor Specific Plan. 4. All plans submitted to the City shall reflect the Planning Commission approval and any other changes required by the Coninission and/or staff. This condition applies to the site plan, landscape plans, building elevations and materials, and all other illustrations, text, or plans submitted to the City in col- ection with this Tentative Tract Map. 5. No final inspection or Certificate of Occupancy shall be granted until all conditions of approval have been satisfied. 6. The applicant shall record the subdivision by a final tract neap. No building permits shall be issued until a final tract snap has been recorded. 7. The final map shall substantially conform to the tentative snap as approved by the City Council. 8. Prior to the recordation of a final tract map, the applicant submit and record a street vacation for portions of right-of-way on the north and south sides of Orange Avenue as indicated on the tentative tract snap. 9. Any conditions of approval determined by the City to not be completed prior to Final Map approval shall be included within the Subdivision Improvement Agreement entered into by the developer with the City. 5 L\Resolutions\Res 8000-8099\8036 Tentative Tract Map 20244.doca 10. The applicant for this permit, and its successors and assigns, shall defend, indemnify and hold harmless the City of Redlands, and its elected officials, officers, agents and employees, from and against any and all claims, actions, and proceedings to attack, set aside, void or annul the approval of this permit by the City, or brought against the City due to acts or omissions in any way coiunected to the applicant's Tentative Tract Map that is the subject of this permit. This iridemlification shall include, but not be limited to, damages, fees, costs, liabilities, and expenses incurred in such actions or proceedings, including damages for the injury to property or persons, including death of a person, and any award of attorneys' fees. In the event any such action is coin menced to attack, set aside, void or annul all, or any, provisions of this permit, or is commenced for any other reason against the City for acts or omissions relating to the applicant's Tentative Tract Map, within fourteen (14) City business days of the same, the applicant shall file with the City a perfonnance bond or irrevocable letter of credit (together, the "Security") in a form satisfactory to the City and in the amount of Three Hundred Thousand Dollars ($300,000), to ensure applicant's performance of its defense and indemnity obligations under this condition. The failure of the applicant to provide the Security shall be deemed an express acknowledgement and agreement by the applicant that the City shall have the authority and right, without objection by the applicant, to revoke all entitlements granted for the Tentative Tract Map pursuant to this permit. The City shall have no liability to the applicant for the exercise of City's right to revoke this permit. 11. Pursuant to Govenunent Code Section 66020(d), certain fees, dedications, reservations or exactions unposed by the City as a condition of approval of this Tentative Tract Map are subject to a statutory ninety (90) day protest period. Please be advised that the ninety (90) day protest period for those fees, dedications, reservations and exactions which are subject to Government Code Section 66020(a) has conunenced to run on the date this Tentative Tract Map was approved by the City. 12. All plans submitted to the City shall reflect all City Council approvals and any other changes required by the Commission and/or staff. This condition applies to site plans, landscape plans, elevations, grading, and all other illustrations, text, or plans submitted to the City in conriection with the Tentative Tract Map. 13. All mitigation measures identified in the Mitigation Monitoring/Reporting Program adopted for this Tentative Tract Map are hereby incorporated by reference as Conditions of Approval on the Tentative Tract Map. Other Departments 14. Conditions of Approval from the following City Departments/Divisions are applicable to the Tentative Tract Map, and are hereby incorporated by reference: a. Municipal Utilities and Engirleeruig Department (Exhibit B) 6 L: Resolutions\Res 8000-8099%8036 Tentative Tract Map 20244Aom EXHIBIT B. CONDITIONS OF APPROVAL Municipal Utilities and Engineering Department [ Attached. ] IAResolu€ions\Res 8000--809918036 Tentative Tract Map 20244.doex REDLANDS MUNICIPAL UTILITIES AND ENGINEERING DEPARTMENT DEVELOPMENT REQUIREMENTS TENTATIVE TRACT NO.20244 AND COMMISSION REVIEW AND APPROVAL NO.914 (Conditions added during the Special Meeting) Date of P.C. Meeting: Special meeting on September 30, 2019 Applicant: 1600 Orange, LLC Location: North and South Side of Orange Avenue, Between Alabama Street and Iowa Street Project Description: Consolidate Ten Parcels into Two Parcels and Establish a 328 Unit Apartment Complex The applicant shall comply with the following engineering requirements to allow for the orderly development of the surrounding area and for public health and safety. All requirements for development shall be consistent with requirements set forth in the East Valley Corridor Plan; applicable sections of Redlands Municipal Code; latest edition of "Redlands Standard Specifications and Detail Drawings for Design and Construction of Public Improvements"; latest edition of American Public Works Association "Standard Plans for Public Works" and "Standard Specifications for Public Works Construction — Greenbook' ; latest edition of "Redlands Water Systems Standard Specifications"; latest edition of "Redlands Sanitary Sewer Systems Standard Specifications"; and current Redlands policies and guidelines relative to development projects. A. The following items are required prior to issuance of the GRADING PERMIT. Pay plan check fee as established per resolution. The amount will be determined at plan check submittal. 2. Plans required to be submitted include: a. Precise Grading Plan. Grading plans shall be coordinated with the existing and proposed off site improvements. (RMC 15.04) b. SWPPP/Erosion Control Plan. Erosion/Sediment Control Plan shall be submitted for review and approval. A copy of the project's Storm Water Pollution Prevention Plan (S)APPP) shall be submitted for review. SWPPP Best Management Practices (BMPs) to prevent and control discharges to the municipal separate storm sewer (drain) system shall be in effect for the entire duration of project construction to its completion and acceptance by the City. (RMC 13.54) C. Water Quality Management Plan. Submit final Water Quality Management Plan (WQMP) for review and approval. WQMP shall consist of post construction Best Management Practices (BMPs) prepared in accordance with the requirements and guidelines of the ,San Bernardino County Stormwater Program. The requirements of the WQMP shall remain in effect throughout the life of the project. (California State Order No. R8-2010-0036) All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All plans shall be submitted on 24" x 36" size sheets. Six (6) TTM No_ 20244 and CRA 914 Special Meeting on September 30, 2019 Page 2 copies of each are required. After final review, grading and SWPPP plans shall be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval. Submission of plan sets shall be complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted. An incomplete plan submittal will not be accepted for plan check. 4. All support documentation shall be submitted with the plans to be checked. Submission shall include: a. Hydrology Report and Hydrologic Calculations; (RMC 17.07.030 and 18.192.050) b. Geotechnical Report; (RMC 17.07.040 and 15.04) C. Easement Documents. (RMC 17.09.050 and 18.192.050) The post -construction stormwater discharge rate (Q) from a 100 year storm event shall not be greater than the pre -construction stormwater discharge rate (Q). 6. A final WQMP that is in substantial conformance with the preliminary WQMP and in full conformance with the WQMP Guidance Document shall be submitted and approved prior to the approval of precise grading plans. 7. Cash cleanup deposit shall be submitted ($3000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request. (RMC 12.16.290) 8. Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54) NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off --site improvement construction if it is within the time limit specified in the truck route permit, otherwise a new truck route permit must be issued. 9. For all development requiring coverage under the state of California General Storm Water Permit, in effect at the time of permit issuance, and whom have filed with the State Board a Notice of Intent (NOI), a copy of the Waste Discharger Identification Number (WDID) and NOT shall be submitted for review and file. Call (866) 563- 3107. (RMC 13.54) 10. The Final WQMP shall also include a site trash plan detailing the installation, operation, and maintenance of a Full Capture System (FCS) for loose trash. The intent of the FCS is to capture loose trash preventing the trash from entering the site storm drains and basins. BMPs or devices used as FCS devices shall require acceptance by the City Engineer. Full Capture Systems are defined as treatment TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 3 controls (either a single device or a series of devices) capable of trapping all particles 5 mm or greater. In addition, the FCS shall trap trash from the greater of a. A flow not less than the peak flow rate, Q, resulting from a one-year, one - hour, storm. Precipitation intensity shall be determined using the NOAA ATLAS 14 Point Precipitation Frequency Estimates web site; or b. A flow rate equal to the on -site storm water conveyance system including pipes, channels, and swales. 11. FEMA Elevation Certificate (Pre -Constructions All new construction or substantial improvements within a Special Flood Hazard Area (designated floodplain) shown on the FEMA flood map (FIRM) shall comply with the City's floodplain management regulations (Chapter 15.32, Redlands Municipal Code). For proposed developments within a floodplain, the applicant must submit a FEMA Elevation Certificate (EC) for review and acceptance by the Municipal Utilities and Engineering Department prior to issuance of the grading permit. This certification shall be made by a registered professional engineer or land surveyor in the State of California. The latest EC form and instructions can be downloaded from the FEMA website at www. ferm. gov. 12. The applicant shall incorporate mitigation measure MM TRANS-2 and applicable portions of MM TRANS-3 into the precise grading plan. B. The following items are required prior to RECORDATION OF TRACT MAP. 1. Pay plan check fee as established per resolution. The amount will be determined at plan check submittal. (City Resolution No. 7671) 2. Plans required to be submitted shall include (RMC 17.17.060): a. Tract Map; b. Street Improvement; d. Pavement Striping and Signage Plans (including reflectorized pavement markers); e. Street Tree Installation — Street trees shall be provided as per the approved Street Tree List; £ Traffic Signal Modification; g. Street Light Installation — Provide street lighting plan which show approved locations of service pedestal(s), conduits, street lights, appurtenances, and any necessary detail by Southern California Edison Company; h. Potable Water Lateral Installation; i. Recycled Water Main and Lateral Installation; j. Sewer Lateral Installation; k. Approved Onsite Potable and Irrigation Water Line Installation; and 1. CFD Landscape and Irrigation Plan TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 4 All plans used as reference for design shall be listed on title sheet of all plans with reference numbers. All plans shall be submitted on 24" x 36" size sheets. Three (3) copies of each are required. After final review, plans shall be submitted on 24" x 36" size, min. 4 mil, mylar sheets for City's approval. 3, Submission of plan sets shall be. complete and include all required engineering designs and drawings listed in No. 2 above. All plans submitted shall be substantially complete, and no plan check queue place -holder plans will be accepted. An incomplete plan submittal will not be accepted for plan check. 4. All support documentation shall be submitted with the plans to be checked. Submission shall include (RMC 17.09.060): a. Title Reports and backup documents for the property; b. All record maps and deeds referenced on the Tract/Parcel Map; C. Easement Documents; d. Boundary and Lot Closure Calculations; and e. Record plans, maps and documents. S. Finalize and obtain all necessary onsite and offsite permissions, permits, easements, right-of-way, and properties in order to satisfy the conditions of approval for this project. Such items required may include: a. 401 Certification (California Regional Water Quality Control Board) and 404 Permit (U.S. Army Corp of Engineers). 6. Pay the .required development impact fees per ordinance in effect at time of approval of Final Tract Map. The exact amount will be determined based upon the review of the final building plans and project information. Development Impact Fees shall include; • Water Source Acquisition Charge (RMC 13.40); • Water/Sewer/Recycled Water Frontage Charges; (RMC 13.44 and 13.12) and • Remaining Development Impact Fees will be due at time of building permit issuance or water meter installation (RMC 13.48.030 and Redlands Ordinance No. 2830). 7. All off -site improvements shall be designed by a Civil Engineer licensed in the State of California, All existing utilities shall be pot -holed to determine the actual depth if no signed plan is available. Field notes will be submitted at time of submitting the plan for review and plan checking (RMC 17.17,060). 8. The approximate locations of existing underground utilities shall be shown on the improvement/site/grading plans. The utilities shall be plotted from record and field data. The City of Redlands and the design Engineer assume no liability as to the exact location of said lines where locations are not shown. 9. Submission of approved onsite potable, non-potable/recycled water, and irrigations plans is required prior to connection to recycled water system.. All onsite TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 5 improvements shall be done in accordance with the Water Resources Control Board, Division of Drinking Water requirements for recycled water. 10. Final City approved mylars for all public improvements shall be on file with the Municipal Utilities and Engineering Department. 11. Requirements for Alabama Street (RMC 17.15, 17.17, and 18.192.050); a. Dedicate to provide for a 60 foot half street right-of-way width including a corner cutoff at the property line return to accommodate a 40 foot radius curb return and pedestrian ramp; b. Construct standard curb and gutter 52 feet west side of street centerline; C. Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; d. Construct standard 6 foot sidewalk along the entire street frontage and ramps at all curb returns per the East Valley Corridor Specific Plan. Provide a 6 foot sidewalk easement; e. Install LED ornamental street light(s) [LEOTEK (GCJ2-20H-MV-WW-2- GY-lA-WL-PCR7-CR) or approved equal], with the equivalent illumination of a 150 watt sodium vapor street light. Street light spacing shall be determined by the City of Redlands design specifications. Installation of two (2) lights will be required. Location of the lights will be determined at time of plan preparation. Coordinate with City staff for guidance. Prepare and submit a separate street lighting plan for City approval; f. Provide street trees consistent with the East Valley Corridor Specific Plan avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval; g. Construct underwalk drain, if necessary, h. Use traffic index of 10.0; i. Install a minimum 8 inch diameter recycled water main including necessary valves and appurtenances; and j. Install residential fire hydrants as required by the Redlands Fire Department. 12. Requirements for Orange Avenue (17.15, 17.17, and 18.192.050): a. Construct standard curb and gutter 22 feet both sides of street centerline; b. Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; C. Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returns; d. Install LED ornamental street light(s) [LEOTEK (GCJ2-20H-MV-WW-2- GY-IA-WL-PCR7-CR) or approved equal], with the equivalent illumination of a 150 watt sodium vapor street light. Street light spacing shall be TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 5 determined by the City of Redlands design specifications. Installation of two (2) lights will be required. Location of the lights will be determined at time of plan. preparation. Coordinate with City staff for guidance. Prepare and submit a separate street lighting plan for City approval; e. Provide street trees consistent with the East Valley Corridor Specific Plan avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval, £ Construct underwalk drain, if necessary; g. Use traffic index of 8.0; and h. Install residential fire hydrants as required by the Redlands Fire Department. *** i. Install two speed feedback signs near the rnidblock crosswalk at Heritage Park. Specifications of equipment to be determined by the City Engineer. This condition was offered by the project applicant. (***Condition added during Special Planning Commission Meeting on 9/30/19) Design and construct, to the satisfaction of the City Engineer, a raised crosswalk (speed table) at the midblock crosswalk at Heritage Park with in -roadway lighting and pedestrian activated beacons. This condition was offered by the project applicant. (***Condition added during Special Planning Commission Meeting on 9/30/19) 13. Requirements for Iowa Street (17.15, 17.17, and 18.192.050): a. Construct standard curb and gutter 22 feet both sides of street centerline; b. Provide full depth construction/reconstruction consistent with the City standard or alternative method of street rehabilitation as accepted by the City Engineer between the new curb and gutter to the street centerline verified through a geotechnical report; C. Construct standard property line adjacent sidewalk along the entire street frontage and ramps at all curb returns; d. Install LED ornamental street light(s) [LEOTEK (GC32-20H-MV-WW-2- GY-IA-WL-PCR7-CR) or approved equal], with the equivalent illumination of a 150 watt sodium vapor street light. Street light spacing shall be determined by the City of Redlands design specifications. Installation of two (2) lights will be required. Location of the lights will be determined at time of plan preparation. Coordinate with City staff for guidance. Prepare and submit a separate street lighting plan for City approval; e. Provide street trees consistent with the East Valley Corridor Specific Plan avoiding sewer and water laterals. Prepare and submit a separate street tree plan for City approval. f. Construct underwalk drain, if necessary; g. Use traffic index of 8.0; h. Install residential fire hydrants as required by the Redlands Fire Department. i. Construct standard pavement transition based on design speed of the street to as accepted by the City Engineer; and j. Install a minimum 8 inch diameter recycled water main including necessary valves and appurtenances. TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 7 ***k. Install one speed feedback sign southerly of the intersection of Orange Avenue and Iowa Street for northbound traffic. Speeifeations of equipment to be determined by the City Engineer. This condition was offered by the project applicant. (***Condition added during Special Planning Commission Meeting on 9/30/19) 14. Provide for adequate drainage facilities. The applicant shall provide and submit all necessary hydrology/hydraulic studies and calculations in accordance with the San Bernardino County Hydrology Manual (RMC 17.17). 15. The applicant shall enter into a Landscape Maintenance Covenant (Covenant) for the parkway landscaping and public right-of-ways. This Covenant shall be recorded with the San Bernardino County Recorders' Office. The purpose of this Covenant is to declare that the maintenance of said Parkway area is the responsibility of the owner of this property and that this responsibility shall pass to successive owners. The Covenant shall also include a statement that it shall not be removed or amended without written consent of the City of Redlands and shall run with the land in perpetuity. In the event the owner fails to maintain the Parkway to the satisfaction of the City of Redlands as required in said Covenant, the City of Redlands, per the covenant, will require the owner or such successive owner to commence proceedings to annex the Property to City Community Facilities District, and pay all expenses associated therewith. 16. All irrigation lines that exist within any street right-of-way shall be replaced with ductile iron, cement mortar lined and coated steel, or as approved by City Engineer. (RMC 17.17.020) 17. All off -site utilities shall be placed underground. The undergrounding shall include power poles located along the project site's street frontage(s) and may include power poles beyond the site's boundary as determined by Southern California Edison. Those power lines that are 66KV or greater will not be required to be undergrounded. Any power pole(s) that contain a street light will be required to install a standard street light, in accordance with the Municipal Utilities and Engineering Department's standards. Plans shall be submitted that detail the undergrounding of all off site utilities, subject to review and approval by'the City Engineer. (RMC 17.17.020) 18. The applicant shall comply with all mitigation measures listed in the approved Traffic Impact Analysis and addendums. Payment of fair share mitigation expenses shall be due at Certificate of Occupancy. 19. Install reduced pressure principle backflow devices as required by City Engineer. (RMC 13.20) TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 8 20. Install onsite fire line with double detector check valve backflow devices at service connection satisfactory to the City Fire Department. (RMC 13.20) 21. Dedication documents shall be prepared by a licensed land surveyor or registered civil engineer (registered prior to January 1982) in the State of California and must be submitted for review and approval before recordation. (California B&P Code 8761 an CCR 4411) 22. Improvement bonds must be posted for the total estimated cost of off -site improvements as follows (RMC 17.17.080): Performance 100% security (due prior to final map approval) (Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified bank or institution, Cash Deposits, or Set Aside Letter (savings account) in City's name. 23. Survey and Monumentation cash bond must be posted. 24. The 10% warranty security will be retained for one year after acceptance of public improvements by the City for warranty of off -site work. 25. Execute Subdivision Improvement Agreement (RMC 17.17.070). C. The following items are required prior to issuance of the BUILDING PERMIT 1. Pay plan check fee as established per resolution. The amount is to be determined at plan check submittal. 2. Provide pad certification and compaction report to the Building and Safety Department. 3. Pay the required development impact fees per ordinance in effect at time of issuing the building permit. The exact amount will be determined based upon the review of the final building plan or project information. Development Impact Fees shall include: • Transportation Facilities; (RMC 3.54) • Fire Facilities; (RMC 3.60) • General Government Facilities; (RMC 3.60) • Library Facilities; (RMC 3.60) • Open Space/Park; (RMC 3.32) • Police Facilities; (RMC 3.60) • Storm Drain Facilities; (RMC 3.56) • Water Capital Improvement Charge; (RMC 3.48) TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 9 • Recycled Water Capital Improvement Charge; (RMC 3.53) • Water Source Acquisition Charge *; (RMC 13.40) • Sewer Capital Improvement Charge; (RMC 3.44) • Solid Waste Capital Improvement Charge; (RMC 3.70) and • Water/Sewer/Recycled Water Frontage Charges *.(RMC 13.44 and * These charges are required for building permit issuance if Final or Parcel Map was not required for the project or charges were not paid with the Final or Parcel Map approval. 4. Although this project will have an on -going inspection throughout construction, a final inspection for all off -site improvements must be scheduled by developer to certify that these improvements comply with City specifications. (RMC 12.16.090) 5. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327) and install double solid waste bin enclosure(s). Submit a plan prepared by a licensed engineer showing bin enclosure(s) location on the site plan with solid waste truck turning and/or turnaround track template superimposed. 6. Submit recycling plans for site demolition/construction for review and approval in accordance with Chapter 13.66 of the Redlands Municipal Code. 7. FEMA Elevation Certificate (Pre-Construgtio All new construction or substantial improvements within a Special Flood Hazard Area (designated floodplain) shown on the FEMA flood map (FIRM) shall comply with the City's floodplain management regulations (Chapter 15.32, Redlands Municipal Code). For proposed developments within a floodplain, the applicant must submit a FEMA Elevation Certificate {EC) for review and acceptance by the Municipal Utilities and Engineering Department prior to issuance of the building permit. This certification shall be made by a registered professional engineer or land surveyor in the State of California. The latest EC form and instructions can be downloaded from the FEMA website at www.fema.gov. 8. Tract map shall be recorded and proof of recordation provided. D. The following items are required prior to approval of APPLICATION FOR WATER SERVICE CONNECTION and prior to WATER METER INSTALLATION. 1. Pay the Water Capital Improvement Charge; (RMC 3.48.030) 2. Water Source Acquisition Charge; (RMC 13.40) 3. Pay the Recycled Water Capital Improvement Charge; (RMC 3.53.050) 4. Pay the Water Meter Charge. (Redlands Ordinance No. 2830) and 5. Water Frontage Charges. (RMC 13.12.) TTM No. 20244 and CRA 914 Special Meeting on September 3 0, 2019 Page 10 E. The following items are required prior to issuance of the ENCROACHMENT PERMIT. Cash cleanup deposit shall be submitted (81,000.00). Deposit will be reimbursed after the work is completed and accepted by the City upon written request. (Required unless previously submitted under Sections A, B or C.) (RMC 12,16.290) Truck route permit is required for all construction vehicles 5 tons and over gross vehicular weight (e.g. concrete trucks) using streets other than established truck routes. (RMC 10.54) 3. Section 4216/4217 of the Government Code requires a Dig Alert Identification Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert Identification Number, call Underground Service Alert toll free, 1-800-227-2600, two (2) working days prior to conducting any excavation. (RMC 12.20.120) 4. Encroachment Permit application and two (2) sets of City approved plans must be submitted for all off -site improvements. Encroachment Permit fees shall be paid prior to issuance of Encroachment Permit. (RMC 12.16.010) A California OSHA Permit Number for all work that is 5 feet deep or deeper shall be provided. Call (909)383-4321. (RMC 12.16.040) A copy of soils report is required with recommendation for the final pavement structural section to be submitted prior to placing of the street pavement. The report shall include test results and boring/sampling locations. 7. A traffic control plan shall be prepared in accordance with the latest revision of CA MUTCD or W.A.T.C.H. manual, submitted and accepted by the City Engineer prior to issuance of an encroachment permit. The plan shall show all required construction signage, warning devices, road closures, detours, delineation, phasing schedules and anticipated durations of closures and detours for any work within the public right-of-way. The plans shall provide names and 24-hour phone numbers of individuals who can be contacted regarding traffic control measures. 8. Improvement bonds must be posted for the total estimated cost of off -site improvements as follows: Performance 100% security (due prior to final map approval) (Warranty) 10% security (due at time of acceptance of improvements) Labor and Materials 50% security (due prior to final map approval) Acceptable security forms: Surety Bond(s), Letter of Credit from a qualified bank or institution, Cash Deposits, or Set Aside Letter (savings account) in City's name. TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 11 9. Execute Subdivision Improvement Agreement. (RMC 17.17.070). 10. The 10% warranty security will be retained for one year aver acceptance of public improvements by the City for warranty of off -site work. F. The following items are required prior to issuance of CERTIFICATE OF OCCUPANCY. All requirements as described in Sections A, B, C, D and E of these conditions of approval shall be met. 2. All work shall be completed to the satisfaction of the City Engineer. All as -built plans shall be delivered to the Municipal Utilities and Engineering Department for review and approval. 3. The Engineer of Record shall file a Final Certification for all grading and improvements relating to the project development. 4. Owner's Licensed Land Surveyor shall reset survey points, monuments, record corners, and centerline ties that were destroyed during construction and shall file Corner Records for those points prior to completion of the project with San Bernardino County Surveyor. Copies of information shall be furnished to the Municipal Utilities and Engineering Department. [California B&P Code 8762, 8767, 8768, 8771, and 8773(b)] 5. FEMA Elevation Certificate Finished Construction). A post -construction Elevation Certificate (EC) shall be submitted for all new construction or substantial improvements within a Special Flood Hazard Area (designated floodplain) shown on the FEMA flood map (FIRM). This certification shall provide as -built survey elevations to verify compliance with the City's floodplain management regulations (Chapter 15.32, Redlands Municipal Code). This certification shall be made by a registered professional engineer or land surveyor in the State of California and submitted to the Municipal Utilities and Engineering Department for review and acceptance prior to issuance of the Certificate of Occupancy. The latest EC form and instructions can be downloaded from the FEMA website at www.fema.gov. 6. The applicant shall comply with all mitigation measures listed in the approved Traffic Impact Analysis and addendums. This shall include, but is not limited to, the payment of fair share mitigation MM TRANS-1 in the amount of $3,877.00. This amount shall be applicable through December 31, 2019. The fair share payment will be due prior to the issuance of the final certificate of occupancy and shall be adjusted at the time of payment by the ENR Construction Cost Index using January 1, 2020 as the base index. (RMC 17.17.020). 7. One mylar copy of recorded tract map shall be furnished to the Municipal Utilities and Engineering Department. TTM No. 20244 and CRA 914 Special Meeting on September 30, 2019 Page 12 8. A list of as -built infrastructure improvement quantities shall be provided in the Excel format provided by the City showing quantities for each street segment (i.e. pavement, curb and gutter, sidewalk, etc.) 9. Streets maybe required to have a seal coat applied at the option of the City Engineer. Type of seal coat is to be determined by the City Engineer. 10. Resurface existing roadway as directed by the City Engineer due to utility installations and construction damage. 11. Existing striping shall be removed and replaced as necessary. New striping and pavement markings shall be installed as required by the City Engineer. 12. Contractors will be required to pave new streets in two (2) phases with last phase being delayed until 95 percent of construction has been completed, or on approval of the City Engineer. 13. Owner/Developer shall provide recycling receipts as required by the recycling plan. G. The following items are required prior to release of SECURITIES/WARRANTIES/DEPOSITS. 1. Prior to the release of the securities for the project, all improvements shall be reviewed and accepted by the City Engineer. 2. A recorded mylar copy of the Tract map shall be submitted, if a part of a lot -sale subdivision and not included in Item E. 3. Tie sheets shall be submitted for all monuments found and/or set in the public right- of-way. 4. The release of securities/warranties/deposits must be requested in writing to the City Engineer. Allow 30 days for processing. ** Co 'on were de during Special Planning Commission Meeting on 9/30/19 r SAVAT K-TtAMP110t DONALD YOUNG Engineering Manager One Stop Permit enter Manager Initial FILE: 3TM 202" and CRA91A CITY OF REDLANDS d FIRE DEPARTMENT PROJECT IMPLEMENTATION CODE REQUIREMENTS DATE: JUNE 5, 2019 PROJECT NAME: PROPOSED LUXVIEW APARTMENTS PRELIMINARY REVIEW NO.: TTM 20244 DATE OF PLANS: 05/06/2019 PROJECT LOCATION: WEST OF ALABAMA ON THE NORTH + SOUTH SIDES OF ORANGE AVE. PROJECT PLANNER: SEAN REILLY PLAN REVIEWER: VINCENT ANDERSON, FIRE MARSHAL TELEPHONEIE-MAIL: (909) 798-76051 vanderson(a-)-cityofredlands.orq PROJECT DESCRIPTION: CONSTRUCT 328 UNIT APARTMENT COMPLEX. The following is a list of code requirements deemed applicable to the proposed project based on plans stated above. The list is intended to assist the applicant by identifying requirements which must be satisfied during the various stages of project permitting and implementation. A list of conditions of approval adopted by the Planning Commission in conjunction with the requested entitlement(s), if any, will also be provided upon final project approval. If you have any questions regarding these requirements, please contact the Plan Reviewer. The following guideline was produced to assist the project stakeholders assess the process and feasibility of developing the aforementioned property. Redlands Fire Department (RFD) Community Risk Reduction staff are available to revise this review once additional information is provided by the design team. Overall note, the project proponent is encouraged to begin developing the Fire Master Plan for the site as soon as possible to expedite the formal plan review process. The review is based on the following anticipated conditions: • The Building Code Official will determine the project is primary occupancy of Multifamily Residential (R-2) occupancy, per California Building and Fire Code definitions. Page 3 of 8 1. Site Fire Master Plan A separate Fire Master Plan is required for submittal to the RFD. It shall be a site plan reflecting all the following fire department related items: Fire hydrant locations, public and private, as well as the associated fire flow compliance. 11 FDC locations. Dimensions from FDC's to hydrants. 11 DCDA locations. r Fire sprinkler riser locations and location of system serving. 11 FACP locations. 11 Knox box and Knox switch locations. Gate locations Fire lane locations, dimensions, lengths, turning radii at corners and circleslcul-de-sacs. 11 Fire lane signage and striping. Property dimensions or accurate scale. Building locations and heights. 11 Building addresses and suite addresses. Ground ladder access to emergency escape openings. (FD) Page 3 of 8 2, Fire Access and Water Supply Fire Apparatus Access The following items shall be completed prior to rough or precise grading plan approval. Note 1: The provided plans did not address any of the following access components and will need to be incorporated into the Fire Master Plan, as well as overall design for future submissions. Fire Access Roads shall be provided and maintained in compliance with California Fire Code (CFC) Section 503 and Appendix D. Driving area shall be capable of supporting a fire apparatus (75,000 Ibs and 12,000 lb point load). Minimum fire access road width is twenty feet (20') wide, extended to twenty six (26') feet wide when adjacent to a fire hydrant, with thirteen feet six inches (13' 6") vertical clearance. Fire access roads fronting commercial buildings shall be a minimum width of twenty-six feet (26') wide, with thirteen feet six inches (13' 6") vertical clearance. For Fire Department approval, reference and demonstrate compliance with CFC Appendix D on the plans. (FD) Note 2: The dimensions of this project require compliance with CFC Section D105 for aerial apparatus access. The Site Fire Master Plan shall incorporate these features. Hose Pull Lengths — The fire apparatus access road shall comply with the requirements of Section 503.1.1 of the Redlands Fire Code. All access roads shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. (FD) Fire Access Road Turns and Corners shall be designed with a minimum inner and outer radii clearances per the manufacturer of the RFD firefighting apparatus vehicles. (FD) Fire Lanes, as determined by the Fire Department, shall be posted, marked, and maintained per CFC Appendix D, Section D103.6. The site plan shall clearly identify all red fire lane curbs, both in location and length of run. The location of fire lane signs shall be depicted. No parking shall be allowed in the designated 24 or 26 foot wide fire apparatus access road or supplemental fire access per CFC Appendix D. For Fire Department approval, reference and demonstrate compliance with CFC Appendix D on the plans. (FD) Note 3: On the Fire Master Plan, identify the template verbiage and elevation view of the fire lane signage per D103.6. Page 4 of 8 Fire Personnel Access The following items shall be completed prior to issuance of a certificate of occupancy. Secured Building and Site Entries shall utilize a KNOX® Fire Department Access Key Box, installed and in compliance with CFC Section 506, Key Boxes [for emergency access.] Please contact the Redlands Fire Department Administrative Office at (909) 798-7601 for information. Reference compliance with CFC Section 506, Key Boxes in the building plan notes. o Knox boxes or override key switches for interior building access shall be keyed to the Fire Department `Master' key cut. • Knox boxes or override key switches providing site access along the perimeter shall be keyed at minimum to the shared Fire and Police Department `Submaster key cut. (FD) Gates and Barriers shall be openable without the use of a key or any special knowledge or effort. Gates and barriers in a means of egress shall not be locked, chained, bolted, barred, latched or otherwise rendered unopenable at times when the building or area served by the means of egress is occupied, and shall swing in the direction of travel when required by the Building Code for exit doors. (FD) Emergency Escape and Rescue openings shall be required per CBC and CFC Section 1029. Demonstrate compliance with these code sections on the Fire Master and Landscaping plans. Link: Details on these requirements can be found on in Attachment 5, on page 65 of the following link: https://www.ocfa.org/Uploads/CommunityRiskReduction/OCFA Guide-E04-Architectural Review.pdf (FD) Fire Hydrants and Water Systems The following items shall be completed prior to issuance of a certificate of occupancy. Note 4: The provided plans did not address fire hydrant placementicoverage and will need to be incorporated into the Fire Master Plan, as well as overall design for future submissions. Fire Hydrants are required. Hydrants must be portrayed on the site plan. Hydrants shall be installed and in service before combustible construction begins. Installation of hydrant and service mains shall meet NFPA 13 and 24, 2016 Edition, as well as California Fire Code Appendices B and C. Maximum allowed velocity of fire flow in supply piping is 12 fps. Plans shall be submitted to Public Works and approved by the Public Works and Fire Departments for connection to street main and DCDA. For Fire Department approval of all piping downstream of the DCDA and private hydrant(s), submit a separate plan to the RFD reflecting the fire hydrant Page 5 of 8 (Fire Hydrants cont.) location and meeting all requirements of NFPA 13 and 24, 2016 Edition, as well as California Fire Code Appendices B and C. Reference this in the plan notes. (FD) Private Fire Service Connection to the Public Water Supply - Separate plans shall be submitted to the Public Works Department detailing the connection, piping, valves and back -flow prevention assembly (DDCA) for approval and permits. Approval by Public Works and the Fire Department must be completed prior to issuance of a grading permit. The dedicated private fire water service off -site improvements shall be shown on a precise grading plan, prepared by a Licensed Civil Engineer. (FD) 3. Fire Protection Systems The following items shall be completed prior to issuance of a certificate of occupancy. Overall Fire Protection Systems Emergency Responder Radio Coverage is required throughout all portions of the structure(s) as per Chapter 5 of the CFC. A separate plan must be submitted to the RFD for method of addressing this requirement. System must be tested, certified and then inspected once building construction is primarily complete but before the certificate of occupancy will be issued. (FD) Fire Extinguishers shall be installed and located in all areas to comply with California Fire Code standards found in Section 906. The minimum required dry chemical fire extinguisher size is 2A-1013C and shall be installed within 75 feet travel distance to all portions of the building. Class K Fire Extinguishers are required for commercial cooking operations. Extinguishers are required to be serviced or replaced annually. (FD) A Fire Alarm System is required. It is anticipated to be a Protected Premises Fire Alarm system. For Fire Department approval, shop drawings shall be submitted to the Fire Department as separate plans for permits and approval. For Fire Department approval, reference and demonstrate compliance with CFC Chap. 9 and NFPA 72 on the plans. A C-10 electrical contractor, certified in fire alarm systems, must certify the system is operational annually. (FD) Note 5: Specific fire alarm design criteria will be determined based on the building's primary occupancy classification, as well as the occupant load and use of each area. Occupancy classification is determined by the Building Department. Smoke alarms and Carbon Monoxide alarms are required per CBC and CFC Sections 907.2.11 and 915, respectively. (FD) Page 6 of & Automatic Fire Sprinklers are required. Automatic fire sprinkler systems are required per California Fire Code and Redlands local amendment 15.20.340 for new Residential (Group R) occupancies. This project meets the requirements for an automatic fire sprinkler system. Separate plans (two sets) shall be submitted to the Fire Department for permits and approval. Automatic fire sprinkler systems must be maintained operational at all times, with maintenance inspections performed quarterly and the system serviced annually by a state licensed C-16 Fire Protection Contractor. For Fire Department approval, reference that a fire sprinkler system will be installed in compliance with the California Fire Code and NFPA Standards in the plan notes. Note 6: When buildings under construction are more than one (1) story in height and required to have automatic fire sprinklers, the fire sprinkler system shall be installed and operational to protect all floors lower than the floor currently under construction. Fire sprinkler systems for the current floor under construction shall be installed, in-service, inspected and approved prior to beginning construction on the next floor above. (FD) (FD) Class 1 Standpipes (2 1/2" NFH connections) are required at each stairway. The standpipe system in stairwells cannot protrude into, impede, or compromise the CBC "Exit Width" requirements. For Fire Department approval, reference and portray Class 1 standpipes at each stairway in the plan notes. (FD) Fire Department Connections (FDC) to the automatic fire sprinkler systems shall be located to the front of the building, at least 3 feet from and no farther than 50 feet of a properly rated fire hydrant. (FD) Fire Sprinkler Underground Piping On -Site Fire Service Piping (FSP) Application for permit shall be made for on -site Fire Service Piping (FSP), including but not limited to, private fire service mains and underground sprinkler laterals. Maximum allowed velocity of fire flow in supply piping is 12 fps. Additionally, application for permit shall be made for fire protections systems (sprinklers, alarms, chemical, fire pumps, etc.) as applicable. (FD) Connection to the Public Water Supply - Separate plans shall be submitted to the Public Works Department detailing the connection, piping, valves and back -flow prevention assembly (DCDA) for approval and permits. Approval by Public Works and the Fire Department must be completed prior to issuance of a grading permit. The dedicated private fire water service off -site improvements shall be shown on a precise grading plan, prepared by a Licensed Civil Engineer. (FD) Page 7 of 8 4. Addressing, Egress Components & Construction Features The following items shall be completed prior to issuance of a certificate of occupancy. Addressing and Street (Names The following items shall be completed prior to issuance of a certificate of occupancy. Structure or Building Address Assignments. The Planning Department shall review and make address assignments. Minimum address dimensions for this proposed project are 12 inch high numbers, with a minimum one and a half inch (1.5") brush stroke. Buildings located adjacent to public street intersections shall provide both the street name and number approved corner locations as determined by the Fire Code Official. For Fire Department approval, reference compliance with Redlands Fire Code Section 15.20.210 in the plan notes and elevations. (FD) Suite/Unit Address Numbers shall be installed to comply with Redlands Fire Code Section 15.20.210, Premise Identification. Number sets are required adjacent to entrance to the unit in a contrasting color with the background and shall be a minimum of four inches (4") high with one and one half inch ('/2") brush stroke. For Fire Department approval, reference compliance with Redlands Fire Code Section 15.20.210. (FD) Site Directories are required at main pedestrian entry points to the buildings to facilitate responses by emergency personnel. Directory shall comply with California Health and Safety Code Section 13220, as well as referenced codes in the section. It is recommended these directories be incorporated as dual function for use by visitors or the public where Egress Components ,Egress Illumination/Emergency Exit Lighting with emergency back-up power is required. Provide means of egress illumination per the CFC and CBC. (FD) Components of egress must meet all requirements of CFC Chapter 10. This includes all door hardware, exit signage, travel distance, etc. (FD) Stairway signage and identification shall meet all requirements of CFC/CBC Section 1022.9 Construction Features Setback and Exterior Fire -Resistance Rating requirements are reflected in CA Building Code Tables 601 and 602. (FD) Note 7: The project is required to demonstrate compliance with the aforementioned tables. Page 8 of 8 (Construction Features cont.) Interior Finishes flame resistance/smoke production rating is required to comply with CFC Chapter 8 and CA State Fire Marshal requirements for Assembly occupancies. (FD) Rooftop solar panels and Energy Storage Systems/Batteries shall comply with CFC 605 and 608 for aspects including placement, clearances, equipment identification and the associated fire safety requirements. (FD) Elevators shall be sized to accommodate an ambulance gurney. Minimum interior dimensions are 7 feet (84") wide by 4 feet 3 inches (51") deep. Minimum door opening dimensions are 3 feet 6 inches (42") wide right or left side opening. Center opening doors require a 4 feet 6 inches (54") width. For Fire Department approval, reference and demonstrate compliance on the building plans. (FD) THE FOLLOWING CONDITIONS SHALL BE MAINTAINED DURING CONSTRUCTION PER CFC CHAPTER 33: a. RFD approval must be obtained before lumber or other combustible building materials are brought onsite. The project will be required to demonstrate onsite roadways comply with fire access road requirements including all weather paving and load bearing performance, as well as hose pull distance. Water supply for fire suppression operations, namely fire hydrants, shall also be operable and demonstrate compliance. (FD) The owner, or their authorized representative, shall designate a fire prevention program superintendent. The designee shall obtain certification in NFPA 241, or equivalent, from a professional organization. (FD) c. Fire/Emergency Access and Site Safety shall be maintained during project construction phases in compliance with CFC Chapter 33, Fire Safety during Construction and Demolition. (FD) OTHER: a. Outside City Consultants: The Fire ❑epartment review of this project and subsequent plans may require the use of City consultants. The Redlands City Council approved fee schedule allows the Fire Department to recover consultant fees from the applicant, developer or other responsible party. (FD)