HomeMy WebLinkAbout8037RESOLUTION NO. 8037
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING COMMISSION REVIEW AND APPROVAL NO. 914 FOR THE
DEVELOPMENT OF THE LUXVIEW APARTMENTS COMMISSION REVIEW
AND APPROVAL, 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 Conunission Review and
Approval No. 914 to construct a 328-unit multi -family residential Commission Review and
Approval, consisting of one -bedroom, two -bedroom, and three -bedroom units, plus a clubhouse,
on -site amenities, and open space, located on the north and south sides of Orange Avenue,
between Alabama Street and Iowa Street (APNs: 0292-168-03-0000, 0292-168-16-0000, 0292-
168-21-0000, 0292-168-22-0000, 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) (the "Project"); and
WHEREAS, on August 29, 2019, notice of the Planning Cominission's public hearing for
the Project was published in the Redlands Daily Facts; and
WHEREAS, at the September 10, 2019, Planning Conunission meeting, the Commission
Review and Approval was continued to a special Planning Cominission meeting on September
30, 2019, at 6:00 PM; and
WHEREAS, on September 30, 2019, the Plam-ling Commission held a noticed public
hearing at which interested persons had an opportunity to testify in support of, or in opposition
to, the Project, and at which the Planning Commission also considered the Commission Review
and Approval; and
WHEREAS, on September 30, 2019, the Planning Commission reconnnended to the City
Council that the Connunission Review and Approval be approved; and
WHEREAS, on October 2, 2019, notice of the City Council's public hearing for the
Project 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 for the
Project, and also the Conunission Review and Approval;
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF REDLANDS AS FOLLOWS:
Section 1. Findings for Approval of Conunission Review and Approval. No. 914. The
City Council hereby approves Commission Review and Approval No. 914 based upon the
following findings, 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.
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1. The site for the intended use is adequate in sire and shape to accom777odate the use,
and all of the required yards, setbacks, walls or fences, landscaping and other features
will adjust the use to those existing or permitted future uses of land in the neighborhood.
The Conunission Review and Approval site is 21.8 acres in size and meets the
requirements of the East Valley Corridor Specific Plan for the construction of 328
residential units, open space, setbacks, landscaping and appropriate parking. The
Commission Review and Approval provides perimeter fencing which may require a
Minor Exception Permit. A condition of approval has been included for the Conunission
Review and Approval which requires a Minor Exception Permit for any open fencing that
is over 4 feet tall within the front yard setback areas of the Commission Review and
Approval. The proposed use is consistent with the existing and permitted future uses in
the neighborhood. The Conunission Review and Approval is consistent with the current
General Plan designation for the site and the immediate surroundings. Surrounding
properties include a variety of existing uses which include, a park, school, single family
and multi -family residential with inulti-family residential being the use most present to
the east of the Conninission Review and Approval along Orange Avenue.
?. The site for the proposed use relates to streets and highways which are properly
designed and improved to carry the type and quantity of traffic generated or to be
generated by the proposed use.
The Colnnnissioln Review and Approval is consistent with the General Plan. Roadways in
the area have been designed and planned to accommodate the type and quantity of traffic
generated by the proposed Connunission Review and Approval. The Commission Review
and Approval will provide additional improved roadway width directly adjacent to the
Conunission Review and Approval's frontage consistent with the General Plan and
Specific Plan designations for the those streets. The Connunission Review and Approval
includes mitigation measures which will ensure that Coirnnission Review and Approval
does not create any significant impact on adjacent roadways.
3. The conditions set forth inthe approval and those shown onthe approved site plan are
deemed necessary to protect the public health, safety and general welfare.
The conditions shown on the site plan for the proposed apartment complex are necessary
to protect public health, safety, and welfare. The proposed use will provide new housing
and amenities for residents in the area. A Mitigated Negative Declaration is
recommended for the Commission Review and Approval which has fully analyzed
potential environmental impacts and all potential impacts are either considered negligible
or can be mitigated to a less than significant level insuring that there will not be
detrimental impacts to public health, safety or welfare. The Conunission Review and
Approval provides the open spaces and yards as required by the Specific Plan. Surface
parking provides meets the requirements of the Specific Plan and exceeds those of the
Municipal Code. Vehicular access is centralized off of Orange Avenue with secondary
access points provided on both Orange Avenue and Alabama Street. All landscaping
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within the Commission Review and Approval area is privately owned and maintained and
meets the requirements of the Specific Plan. Landscaping adjacent to the Commission
Review and Approval within parkway areas will be maintained by the City of Redlands.
The Mitigated Negative Declaration prepared for the Commission Review and Approval
included analysis, and where necessary, provided mitigation which will ensure that noise,
vibration, odors and light are maintained at level that is considered less than significant.
Additionally, Conditions of Approval have been placed on the Commission Review and
Approval which will make possible the development of the city in an orderly and
efficient manner and in conformity with the intent and purposes set forth in Municipal
Code and Specific Plan.
Section 4. Effective Date. This Resolution shall become effective upon adoption.
ADOPTED, SIGNED AND APPROVED this 15t" day of October, 2019.
Paul W. Foster, Mayor
ATTEST:
I
Je2o Donaldson, City Clerk
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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 15thday of
October, 2019 by the following vote:
AYES: Councilmembers Barich, Tejeda, Momberger; Mayor Foster
NOES: None
ABSENT: None
ABSTAIN: Councihnember Davis
1e e Donaldson, City Clerk
EXHIBIT A
CONDITIONS OF APPROVAL
Development Services Department
Commission Review and Approval No. 914
1. This approval is for Commission Review Approval No. 914 which will allow the
construction of a 328-unit multi -family residential Commission Review and Approval,
consisting of one -bedroom, two -bedroom, and three -bedroom. units, plus a clubhouse, on -
site amenities, and open space. The Cominission Review and Approval 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 construction has commenced pursuant to a building permit, or a time extension is
granted in accordance with Code, this approval shall expire two (2) years from the date of
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 Connznission approval and any
other changes required by the Connrnission 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 connection with this Commission Review and Approval.
No final 'inspection or Certificate of Occupancy shall be granted until all conditions of
approval have been satisfied.
6. 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 armul the approval of this pen -nit by the City, or brought against the City
due to acts or omissions in any way connected to the applicant's Commission Review and
Approval that is the subject of this permit. This irndernt-ification 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 cornrnenced 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 ornissions relating to the applicant's
Connrnission Review and Approval, within fourteen (14) City business days of the same,
the applicant shall file with the City a performance 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 inndernmity obligations under this condition. The failure of the applicant to provide
the Security shall be deemed an express acknowledgement and agreement by the
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applicant that the City shall have the authority and right, without objection by the
applicant, to revoke all entitlements granted for the Commission Review and Approval
pursuant to this permit. The City shall have no liability to the applicant for the exercise
of City's right to revoke this permit.
7. Pursuant to Gover>unnent Code Section 66020(d), certain fees, dedications, reservations or
exactions imposed by the City as a condition of approval of this Commission Review and
Approval 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 Govermnent Code Section 66020(a) has commenced to run on the
date this Connnission Review and Approval was approved by the City.
8. The applicant shall not make any modifications or changes during construction that are in
conflict or contrary to the Commission Review and Approval's approved site design, or
building elevations without first consulting with the Development Services Director or
his designee.
9. The Commission Review and Approval shall be subject to the provisions of the
Residential Development Allocation process under the Growth Management Ordinance,
Title 19 of the Redlands Municipal Code.
10. Prior to the issuance of a building permit for walls over three feet in height, or open
fences over four feet in height within the front yard setback, the developer shall obtain a
Minor Exception Permit.
11. Ground mounted equipment shall be screened from public view on all sides subject to
review and approval by the Development Services Director, prior to issuance of building
permits.
12. All construction activities shall be limited to the hours between 7:00 a.m. to 6:00 p.m.,
and no construction activities permitted on Sundays and Federal Holidays.
13. Construction contractors shall provide the Building and Safety Division a name and
phone number of a contact person in the event that noise levels become disruptive. The
name and phone number shall be posted on site, informing the public who to contact.
14. Roof and ground mounted equipment shall be screened from public view on all sides
subject to review and approval by the Development Services Director, prior to the
issuance of building permits.
15. All transformers shall be screened from public view either by architectural treatment or
within landscaping. Multiple electric ineters shall be fully enclosed and incorporated into
the overall architecture design of the structure(s). Backflow preventers shall be enclosed
with landscaping that will provide complete screening upon maturity. The location and
method of enclosure or screening of this equipment shall be shown on the final working
drawings prior to building permit issuance. Location of said equipment shall be
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coordinated with the appropriate utility company.
16. The Commission Review and Approval site shall be kept in a weed and dust fi•ee
condition throughout all periods of development.
17. The separation between the clubhouse and buildings NI and N3, shall be an average of
50' apart including the driveway between the buildings.
18. The applicant shall be required to submit a lighting plan to the Development Services
Director for review and approval prior to the issuance of any building permits. The plan
must include details such as beam spreads and/or photometric calculations that do not
exceed the value one-half foot candle of illumination at the property line, location and
type of fixtures, exterior colors, details on the foundation, and arrangement of exterior
lighting.
19. Exterior fire and/ or mechanical equipment shall be appropriately screened or painted to
match the building color, except for equipment designated by the Fire Chief as being
exempt from this requirement.
20. In accordance with Section EV3.0425(o), before any building permit may be issued, all
existing single family buildings and related structures shall be removed from the
property, with the appropriate permits.
21. One covered parking space shall be provided for every residential unit and shown on the
Conu-nission Review and Approval plans prior to the issuance of a building permit.
22. All covered parking spaces shall have solid walls extending fiom the ground to the roof
along end adjacent to a public right-of-way and shall be fully enclosed on all sides with
walls and doors for at least the first seventy-five (75) feet of lot depth. In addition,
entryways to covered parking spaces that are viewable from a public right -of- way shall
be enclosed by doors.
23. Structures having roofs and exterior walls comprised of sheet metal shall not be located
closer than 100 feet from any dedicated street and shall not be viewable from any public
right-of-way.
24. Trash storage and pick up areas of an appropriate size shall be provided to the rear of the
required front yard. Said area shall be completely enclosed and screened from view by
solid masonry walls.
25. Private outdoor living space for dwelling units located on the ground floor shall contain a
minimum area of 150 square feet with a mininnuzn dimension of 10 feet. Said space shall
be contiguous to the unit served.
26. A Final Map shall be recorded prior to any building permit issuance.
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27. Landscape and Irrigation Plans shall be approved prior to the issuance of building
permits. Landscape and Irrigation shall be submitted for plan check to the Development
Services Department, Building and Safety Division, for distribution to other departments
and for review and approval by the Development Services Director. Plans shall be in
compliance with the Water Efficient Landscape Ordinance No. 2724 (Also known as
Chapter 15.54 of the RMC).
28. The Final Landscape Plans shall incorporate the following:
a. The landscape plan shall comply with all requirements for landscaping in parking
lots pursuant to the East Valley Corridor Specific Plan, with the exception of the
modification listed below:
- All open, double row, parking areas shall provide tree wells at a ratio of one
per every three parking spaces.
b. The landscape plans shall be detailed and show the specific distribution, size, and
amount of each species of trees, shrubs, and groundcover;
c. The landscape plans shall identify measures such as root barriers and deep
watering to be utilized to minimize heaving of parking lot pavement by tree roots;
d. An automatic irrigation system shall be utilized to irrigate the site's approved
landscape design.
29. Prior to issuance of a building permit, the applicant shall be required to obtain approval
of a construction site safety plan by the Redlands Police Department providing adequate
security measures such as lights, video cameras, vehicle transponders, locks, alarms,
trained security personnel, fencing etc. The nature of the measures will depend on the
specific requirements of the site, and may vary with the different stages of construction.
The applicant shall be responsible for the compliance of all sub -contractors working on
the site.
30. The applicant shall provide a digital video security camera system that is completely
compatible with the City of Redlands video security camera system, so that cameras can
be watched by the Police dispatch center. The system shall provide a streaming video
signal at all times. The number of cameras must be approved by the Police
Department. All entrances and exits for the complex as well as the clubhouse building,
shall be viewable.
24. Approval of any monument signs shall occur through separate Coininission Sign Review
application, prior to issuance of a sign pen -nit.
25. Mitigation Measure AES-1 : The Com nission Review and Approval lighting design shall
limit glarc and up -light and comply with all local codes and CALGreen standards.
26. Mitigation Measure AQ-1: Architectural coatings applied to Commission Review and
Approval buildings are to be limited to 30 grams per liter volatile organic compounds
(VOC) content.
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27. Mitigation Measure AQ-2: The Commission Review and Approval applicant shall ensure
that the construction contractor use construction equipment that have Tier 3 engines or
better for any on -site construction activities.
28. Mitigation Measure BIO-l: Any grubbing, brush clearing, or tree removal should be
conducted outside of the State identified nesting season for migratory birds, which is
typically March 15 through September 1. If work cannot be conducted outside of nesting
season, a migratory nesting bird survey within and adjacent to the Commmission Review
and Approval site shall be conducted by a qualified biologist within 3 days prior to
initiating the construction activities. If active nests are found during the pre -construction
nesting bird surveys, a NBP will be prepared and implemented. At a rninimurn, the NBP
will include guidelines for addressing active nests, establishing buffers, monitoring, and
reporting. The size and location of all buffer zones, if required, shall be based oil the
nesting species, nesting sage, nest location, its sensitivity to disturbance, and intensity and
duration of the disturbance activity.
29. Mitigation Measure CUL-1: A 50-foot buffer shall be established along the
southern boundary of the additional Conunission Review and Approval areas, to be
landscaped in the future but strictly avoided during construction. The linear
depression and stone alignment shall be left undisturbed. If any disturbances to
these features become necessary, a systematic archaeological testing program shall
be required to ascertain the nature, extent, and condition of what remains of the
Zanja at this location, both above and below the ground surface.
30. Mitigation Measure CUL-2: if buried cultural materials are discovered during any earth -
moving operations associated with the Colnrnission Review and Approval, all work in
the immediate area shall be halted or diverted until a qualified archaeologist can evaluate
the nature and significance of the finds.
31. Mitigation Measure CUL-3: Archaeological Monitoring. The Applicant shall retain a
Secretary of Interior Standards qualified archaeological monitor. The monitor shall be
present during all ground- disturbing activities to identify any known or suspected
archaeological and/or cultural resource. The qualified archaeologist shall develop an
Archaeological Monitoring and Treatment Plan to address the details, tinning and
responsibility of all archaeological and cultural resource activities that occur on the
Commission Review and Approval site. The plan shall be developed in coordination
with the City of Redlands and shall include, but shall not be limited to:
a. Corrm ission Review and Approval grading and development scheduling.
b. A rotating or simultaneous monitoring schedule based on the scope of work during all
ground related activities, including but not limited to, all site
preparation/constructions/demolition based activities, testing and data recovery on the
Commission Review and Approval site. The monitoring plan shall include scheduling,
safety requirements, duties, scope of work, and a discussion of the monitor's authority
to stop and redirect grading activities.
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c. The protocols and stipulations that the Applicant, City of Redlands and Colninission
Review and Approval
Archaeologist shall follow in the event of previously unknown archaeological/cultural
resources discoveries that could be subject to a archaeological/cultural resources
evaluation.
32. Mitigation Measure CUL-4: If significant cultural resources are discovered and
avoidance camnot be ensured, the archaeologist shall develop a Monitoring and
Treatment Plan, the drafts of which shall be provided to Interested Tribe(s) for review
and cominent, as detailed within Tribal Cultural Resources (TCR)-1. The archaeologist
shall monitor the remainder of the Corn nission Review and Approval and implement the
Plan accordingly.
33. Mitigation Measure CUL-5: In the event of an accidental discovery or recognition of
any human remains or funerary objects, Public Resource Code Section 5097.98 nnust
be followed. In this instance, once Commission Review and Approval -related
earthinoving begins and if there is accidental discovery or recognition of any human
remains, the following steps shall be taken:
a. There shall be no further excavation or disturbance of the site or any nearby area
(within a 100-foot buffer of the find), as reasonably suspected to overlie adjacent
human remains, until the City of Redlands Police Department and SanBernardino
County Coroner are contacted to determine if the remains are Native American
and if an investigation of the cause of death is required. If the County Coroner
determines the remains to be Native American, the County Coroner shall contact
the Native American Heritage Conunission (NAHC) within 24 hours, and the
NAHC shall identify the person or persons it believes to be the "most likely
descendant" of the deceased Native American. The most likely descendant may
make recommendations to the landowner or the person responsible for the
excavation work, for means of treating or disposing of, with appropriate dignity,
the human remains and any associated grave goods as provided in Public
Resource Code Section 5097.98; or
b. Where the following conditions occur, the landowner or his/her authorized
representative shall rebury the Native American human remains and associated
grave goods with appropriate dignity either in accordance with the
recorn mendations of the most likely descendent or on the Commission Review
and Approval area in a location not subject to further subsurface disturbance:
1. The NAHC is unable to identify a most likely descendent or the most likely
descendent failed to make a recorntnendation within 48 hours after being
notified by the colnimission;
2. The descendent identified fails to make a recommendation; or
3. The landowner or his authorized representative rejects the recommendation
of the descendent, and the mediation by the NAHC fails to provide
measures acceptable to the landowner.
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34. Mitigation Measure GEO-1: A paleontological records search will be requested through
the Natural History Museum of Los Angeles to determine the relative potential for
paleontological resources to exist within the Commission Review and Approval site. If
it is determined that fossil -bearing sediments are present, a qualified monitor should be
present during any ground -disturbing activities during the ColTinaission Review and
Approval. In the event that fossils or fossil -bearing deposits are discovered during
construction activities, excavations within a 100-foot radius of the find shall be
temporarily halted or diverted. The Applicant shall retain a qualified paleontologist to
examine the discovery. The paleontologist shall document the discovery ]nn accordance
with Society of Vertebrate Paleontology standards. The paleontologist shall determine
procedures that would be followed before construction activities are allowed to resume
at the location of the find. If the Applicant detennines that avoidance is not feasible, the
paleontologist shall prepare an excavation plan for mitigating the effect of construction
activities on the discovery. The plan shall be submitted to the City of Redlands for
review and approval prior to implementation, and the Applicant shall adhere to the
recon-unendations in the plan.
35. Mitigation Measure LUP-1: Prior to the issuance of building permits, the applicant shall
submit to the City design specifications that demonstrate to the City's satisfaction that the
following design measures are included ill the Commission Review and Approval:
a. Windows facing or with a line of sight of Alabama Street, north of Orange Avenue,
will need a Sound Transmission Class (STC) rating of at least 29 to meet the ulterior
noise standard of 45 CNEL.
b. Windows facing or with a line of sight of Alabama Street, north of Orange Avenue,
will need an STC rating of at least 28 to meet the interior noise standard of 45 dBA
CNEL.
c. For the proposed multi -family (low rise) attached residential dwelling units located
adjacent to Orange Avenue, windows facing or with a line of sight of Orange Street
should have an STC rating of at least 28 to meet the interior noise standard of 45 dBA
CNEL.
36. Mitigation Measure NOI-1: In addition to adhering to the required City of Redlands's
policies found in the City of Redlands General Plan Noise Element and City of Redlands
Municipal Code limiting the construction hours of operation, the following measures
shall be implemented to reduce construction noise and vibration emanating from the
proposed Connnlnission Review and Approval:
a. During all Covnznission Review and Approval site excavation and grading on -site,
construction contractors shall equip all construction equipment, fixed or mobile,
with properly operating and maintained mufflers, consistent with manufacturer
standards.
b. The contractor shall place all stationary construction equipment so that emitted
noise is directed away from the noise sensitive receptors nearest the Commission
Review and Approval site.
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c. Equipment shall be shut off and not left to idle when not ill use.
d. The contractor shall locate equipment staging in areas that will create the greatest
distance between construction -related noise/vibration sources and sensitive
receptors nearest the Commission Review and Approval site during all
Conuinission Review and Approval construction.
e. Jackhammers, pneumatic equipment and all other portable stationary noise sources
shall be shielded and noise shall be directed away fioIn sensitive receptors.
37. Mitigation Measure NOI-2: The use of vibratory rollers is to be restricted within 25 feet
of existing structures and the use of large bulldozers is to be restricted within 15 feet of
existing structures.
38. Mitigation Measure TRANS-1: Off -site Improvements. The Commission Review and
Approval applicant shall contribute its fair share, through the adopted development
impact fee program, to the following mitigation measure improvements for General Plan
Buildout (Year 2040) Without and With Commission Review and Approval:
a. Alabama Street (Nortl-dSouth) at Orange Avenue (East/West) - No. 5:
i. Restripe the eastbound approach to provide a dedicated le-ft turn lane.
ii. Restripe the westbound approach to provide a dedicated left turn lane.
b. Improvements at the Conunission Review and Approval driveways are Commission
Review and Approval design features which shall be constructed by the Con -nission
Review and Approval. Site -adjacent roadway improvements shall also be constructed
in conjunction with the Conunission Review and Approval.
c. The Commission Review and Approval fair share is based on the proportion of
Commission Review and Approval peak hour traffic volume contributed to the
improvement location relative to the total new peak hour traffic volume for General
Plan Buildout (Year 2040) With Coirnnission Review and Approval conditions. The
Conunission Review and Approval proportional trip contributions have been
calculated (as shown in Table 9 of Appendix G) and the Colnunission Review and
Approval fair share cost estimate is $3,867.00.
39. Mitigation Measure TRANS-2: A construction work site traffic control plan shall be
submitted to the City for review and approval prior to the issuance of a grading permit or
start of any construction work. The plans shall show the location of any roadway,
sidewalk, bike route, bus stop or driveway closures, traffic detours, haul routes, hours of
operation, protective devices, warning signs and access to abutting properties. Temporary
traffic controls used around the construction area must adhere to the standards set forth in
the California Manual of Uniform Traffic Control Devices (2014) and construction
activities should adhere to applicable local ordinances.
Site development would require the use of haul trucks during site clearing and excavation
and the use of a variety of other construction vehicles throughout the construction work at
the site. Transportation of heavy construction equipment and or materials, which requires
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the use of oversized vehicles, will require the appropriate transportation permit. The City
shall review all proposed development and construction work site traffic control plans to
ensure that public, pedestrian, and school safety are addressed.
40. Mitigation Measure TRANS-3: The Commission Review and Approval shall implement
the following recommended improvements as provided in the TIA:
a. Coni nission Review and Approval West Driveway (North/South) at Orange Avenue
(East/West):
• Construct the southbound approach to consist of one shared left/right turn
with stop- control.
• Install appropriate "Exit Only" signage.
b. Colmrnission Review and Approval East Driveway (North/South) at Orange Avenue
(East/West):
• Construct the northbound approach to consist of one shared
left/through/right turn lane with stop -control.
• Construct the southbound approach to consist of one shared
left/through/right turn lane with stop -control.
c. Alabama Street (North/South) at Emergency Vehicle Access (East/West):
• Construct emergency vehicle access driveway to the satisfaction of
the City of Redlands Fire Department.
• Install appropriate emergency vehicle access only signage.
41. Mitigation Measure TRANS-4:
a. On -site Improvements:
• On -site improvements and mprovenents adjacent to the site shall be required
in conjunction with the proposed development to ensure adequate circulation
within the Commission Review and Approval itself (see Figure 39 of the
TIA).
• Construct Alabama Street from the forth Commission Review and Approval
boundary to the south Comimission Review and Approval boundary at its
ultimate half -section width including roadway improvements, bicycle lanes,
transit stops and landscaping in conjunction with development, as necessary.
• Construct Orange Avenue from southwest Coni nission Review and Approval
boundary to Alabama Street at its ultimate full cross-section width including
roadway improvements, bicycle lanes, transit stops and landscaping in
conjunction with development, as necessary.
• Construct Orange Avenue from Iowa Street to Alabama Street at its ultimate
north half- section width including roadway improvements, bicycle lanes,
transit stops and landscaping in conjunction with development, as necessary.
• Sight distance at each Colnimission Review and Approval access shall be
reviewed with respect to Califorlua Department of Transportation/City of
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Redlands standards in conjunction with the preparation of final grading,
landscaping, and street iniproveinent plans.
• On -site traffic signing and striping shall be implemented in conjunction
with detailed construction plans for the Commission Review and Approval.
On -site traffic control plans shall comply with the California Manual of
Uniform Traffic Control Devices (2014).
• The Commission Review and Approval site shall provide sufficient parking
spaces to meet City of Redlands parking code requirements in order to
service on -site parking demand.
b. Off site Improvements:
• All roadway design, traffic signing and striping, and traffic control
improvements relating to the proposed Commission Review and
Approval shall be constructed in accordance with applicable engineering
standards and to the satisfaction of the City of Redlands Municipal
Utilities and Engineering Department.
• Site adjacent roadways shall be constructed or repaired at their ultimate
half section width including roadway improvements, sidewalks, street
lighting, bicycle lanes, transit stops and landscaping in conjunction with
development, or as otherwise required by the City of Redlands
Municipal Utilities and Engineering Department.
• On -site traffic signing and striping plans shall be submitted for City of
Redlands approval in conjunction with detailed construction plans for the
Commission Review and Approval. The applicant shall submit Iowa
Street and Orange Avenue signing and striping plans to the City of
Redlands for approval in conjunction with Commission Review and
Approval frontage roadway construction plans.
• Off-street parking shall be provided to meet City of Redlands
Municipal Code requirements.
• The final grading, landscaping, and street improvement plans shall
demonstrate that sight distance standards are met in accordance with
applicable City of Redlands/California Department of Transportation sight
distance standards.
• As is the case for any roadway design, the City of Redlands shall
periodically review traffic operations in the vicinity of the Cornrmssion
Review and Approval once the Corninission Review and Approval is
constructed to assure that the traffic operations are satisfactory.
42. Mitigation Measure TCR-I : Tribal Monitoring Plan. A Native American Monitor from
the consulting tribe(s), who wish to partake in monitoring, alongside an archaeological
monitor meeting the Secretary of the Interior's standards shall be present during all
ground disturbing proceedings, on a simultaneous or rotating basis, based on the scope
of work; including but not limited to, all site preparation/construction/demolition based
activities, testing and data recovery. Monitoring agreements with the consulting tribe(s)
shall be provided to the City prior to issuance of a grading permit.
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1AResolulions\Res 5000-8099W37 Commission Review and Approval.doex
The Applicant shall retain a Secretary of Interior Standards qualified archaeological
monitor. The monitor shall be present during all ground -disturbing activities to identify
any known or suspected archaeological and/or cultural resource. The qualified
archaeologist shall develop an Archaeological Monitoring and Treatment Plan to address
the details, timing and responsibility of all archaeological and cultural resource activities
that occur on the Conunission Review and Approval site. The plan shall be developed in
coordination with the City of Redlands and consulting tribe(s) and shall include, but shall
not be limited to:
a. Connrnission Review and Approval grading and development scheduling.
b. A rotating or simultaneous monitoring schedule based on the scope of work, during all
ground related activities, including but not limited to, all site
preparation/construction/demolition based activities, testing and data recovery on the
Commission Review and Approval site. The monitoring plan shall include scheduling,
safety requirements, duties, scope of work, and a discussion of the Native American
Tribal Monitors' authority to stop and redirect grading activities in coordination with
the Conunission Review and Approval Archaeologists.
c. The protocols and stipulations that the Applicant, City of Redlands, Native American
Tribal Monitors) and Commission Review and Approval Archaeologist shall follow in
the event of previously unknown cultural resources discoveries that could be subject to
a cultural resources evaluation.
43. Mitigation Measure TCR-2: Treatment and Disposition of Tribal Cultural Resources. In
the event that tribal cultural resources, including historic and pre -contact materials, are
discovered during the course of ground disturbance, the following procedures shall be
implemented:
a. All work ur the immediate vicinity of the find (within a 100-foot buffer) shall
cease and the find shall be assessed by an archaeologist meeting the Secretary of
the Interior's standards. Work on the other portions of the Conunission Review
and Approval, outside of the buffered area, may continue during this assessment
period.
b. Notification and information regarding the nature of the fired shall be made to
the representatives of all consulting tribe(s).
C. Temporary Curation and Storage: During construction, any cultural resources
discovered shall be temporarily curated in a secure onsite location, as determined
appropriate with consideration of input from consulting tribe(s). The removal of
any cultural resources from the Commission Review and Approval site shall be
thoroughly inventoried and overseen by the Native American Tribal Monitor(s).
d. Treatment and Final Disposition: The Applicant shall relinquish ownership of all
cultural resources, including sacred items, burial goods, archaeological artifacts,
and non -human remains discovered during construction of the proposed
Conunnissioin Review and Approval. The Applicant shall relinquish the cultural
resources through one or more of the following methods and provide the City of
Redlands with evidence of same:
15
1AResolutionsTes 8000-8099\8037 Commission Review and Approval.doex
i. Accommodate the onsite reburial of the discovered cultural resources it
consultation with the consulting Native American tribe(s) or band(s). The
reburial area shall be protected from any future impacts. All reburials are
subject to a reburial agreement that shall be developed between the landowner
and the consulting tribes outlining the determined reburial process/location,
and shall include measures and provisions to protect the reburial area from
any future impacts (vis a vis Commission Review and Approval plans,
conservation/prescrvation easements, etc.). Reburial shall not occur until all
cataloguing and recordation have been completed.
ii. In the event that reburial is infeasible, and/or if nnore than one Native
American tribe or band is involved with the proposed Conunission Review
and Approval and cannot come to a consensus as to the disposition of cultural
resources within one hundred and twenty (120) days from the initial recovery
of the items, the cultural resources shall be curated. The landowner shall
relinquish all ownership and rights to this material and confer with the
consulting tribes to identify an American Association of Museums (AAM)-
accredited facility within the County that can accession the materials into their
permanent collections and provide for the proper care of these objects in
accordance with the 1993 CA Curation Guidelines. A curation agreement with
an appropriate qualified repository shall be developed between the landowner
and nnuseum that legally and physically transfers the collections and
associated records to the facility. This agreement shall stipulate the payment
of fees necessary for pennanent curation of the collections and associated
records and the obligation of the Commission Review and Approval
developer/applicant to pay for those fees.
iii. Within. 60 days following the completion of ground disturbing activities, a
Phase 1V Monitoring Report shall be submitted to the City of Redlands. The
Monitoring Report shall document monitoring activities conducted by the
Commission Review and Approval Archaeologist and Native Tribal
Monitor(s) including: any impact to cultural resources discovered on the
Co>mission Review and Approval site; how each mitigation measure was
fulfilled; the type of cultural resources recovered and the disposition of such
resources; evidence of completion of pre -grading cultural sensitivity training
required for the construction staff; and daily/weekly monitoring notes from
the archaeologist in a confidential appendix. The Phase IV Monitoring Report
shall be submitted to the City of Redlands, the South Central Coastal
Information Center, and the consulting tribe(s).
44. Mitigation Measure TCR-3: Archaeological/Cultural Documents. Any and all
arclnaeological/cultural documents created as a part of the Coxmznission Review and
Approval (isolate records, site records, survey reports, testing reports, etc.) shall be
supplied to the applicant and Lead Agency for dissemination to consulting tribe(s).
45. Mitigation Measure TCR-4: Discovery of Human Remains. In the event that human
16
I \Resolntions\Res 8000-8099\8037 Commission Review and Approval.doex
remains are encountered on the Conunission Review and Approval site, the construction
contractors, Commission Review and Approval Archaeologist, and designated Native
American Tribal Monitor shall immediately stop all work within 100 feet of the
discovery. The Applicant shall inunediate notify the San Bernardino County Coroner, the
City of Redlands Police Department, and the City of Redlands Development Services
Department. The County Coroner shall be permitted to examine the remains consistent
with the requirements of California Code of Regulations (CCR) §15064.5(e). State
Health and Safety Code §7050.5 states that no further disturbance shall occur until the
County Coroner has made a determination of origin and disposition pursuant to Public
Resources Code (PRC) §5097.98. If the remains are detennined to be Native American,
the County Coroner shall notify the Native American Heritage Commission (NAHC),
which shall determine and notify a Most Likely Descendant (MLD). The MLD shall
complete the inspection and make recoln mendations or preferences for treatment within
48 hours of being granted access to the site. The MLD reconnnnendatiolns may include
scientific removal and nondestructive analysis of human remains and items associated
with Native American burials, preservation of Native American human remains and
associated items in place, relinquishment of Native American human remains and
associated items to the descendants for treatment, or any other culturally appropriate
treatment.
The specific location of Native American burials and reburials will be proprietary and not
disclosed to the general public. The locations will be documented by the Commission
Review and Approval Archaeologist in conjunction with the various stakeholders and a
report of findings will be filed with the Eastern Information Center (EIC).
According to California Health and Safety Code, six or more human burials at one
location constitute a cemetery (Section 8100), and disturbance of Native American
cemeteries is a felony (Section 7052). In the event that the Commission Review and
Approval proponent and the MLD are it disagreement regarding the disposition of the
remains, State law will apply and the median and decision process will occur with the
NAHC (see Public Resources Code Section 5097.98(e) and 5097.94(k)).
46. The applicant shall coordinate with the Development Services Department and the
Cultural Arts Commission to incorporate a public art component within the Conunission
Review and Approval area.
47. The applicant shall provide landscape screening adjacent to the western border of the
southern portion of the Commission Review and Approval (adjacent to the Cottage Lane
Development) to provide screening. Landscaping shall be of a height and density to
reduce visibility into the cottage lane development from the proposed Con- nission
Review and Approval.
Other Departments
48. Conditions of Approval from the following City Departments/Divisions are applicable to
the Colninissioln Review and Approval, and are hereby incorporated by reference:
17
I \Reso]ulions\Res 8000-8099\8037 Commission Review and Approval.doex
a. Municipal Utilities and Engineering Department (Exhibit B)
b. Fire Department (Exhibit Q
E77d of Cor7ditions ofApproval
18
L\Resolutions\Res 8000-8099\8037 Commission Rcview and Approval.docx
EXHIBIT B
CONDITIONS OF APPROVAL
Municipal Utilities and Engineering Department
[ Attached. ]
19
I: 1Resolutions\Res 8000-8099\8037 Commission Review and Approval.docx
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 Avenge, 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.
1. 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 (SWPPP) 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.
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:
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 NOI 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 mrn or greater. In addition, the FCS shall trap trash from the greater of:
a. A flow not less than the peals 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 -Construction). 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 1532, 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.fema.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;
f. 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
C. Record plans, maps and documents.
5. 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 rarnp;
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 %Z
foot sidewalk easement;
e. 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
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;
£ 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 6
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; and
h. Install residential fire hydrants as required by the Redlands Fire Department.
** i. Install two speed feedback signs near the midblock 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
9130119)
*** j. 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) [LECTEK (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
detem-iin.ed 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;
C. Provide street trees consistent with the East Valley Corridor Specific Plan
avoiding sewer and water Iaterals. Prepare and submit a separate street tree
plan for City approval.
f. Construct under -walk 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. 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 9130/19)
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 ran 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)
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 -Construction). 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 13.11)
TTM No. 20244 and CRA 914
Special Meeting on September 30, 2019
Page 10
E. The following items are rewired prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($1,000.00). 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)
2. 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)
5. 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)
6. 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.
S. 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 after 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.
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
Comer 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)]
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 CPA. 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 may be 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
SECURITIESIWARRANTIES/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/warrantiesldeposits must be requested in writing to the City
Engineer. Allow 30 days for processing.
** Co 'on were Ade during Special Planning Commission Meeting on 9/30/19
SAVAT KIAMP O ' DONAI1D YOUNG
Engineering Manager One Stop Permit enter
Manager
Initial
FILE: 20244an QA914
EXHIBIT C
CONDITIONS OF APPROVAL
Fie Department
[ Attached. ]
20
1:1ResolutionslRes 8000-8099\9037 Commission Review and Approval.docx
CITY OF REDLANDS
o-�
= 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
TELEPHONE/E-MAIL: (909) 798-76051 vanderson(a-)cityofredlands.org
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 2 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.
FDC locations.
Dimensions from FDC's to hydrants.
❑CDA locations.
Fire sprinkler riser locations and location of system serving.
FACP locations.
11
Knox box and Knox switch locations.
Gate locations
Fire lane locations, dimensions, lengths, turning radii at corners and circleslcul-de-sacs.
Fire lane signage and striping.
Property dimensions or accurate scale.
Building locations and heights.
Building addresses and suite addresses.
�,- Ground ladder access to emergency escape openings. (FD)
Page 3 of &
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.
• 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.or_q/Ur)loads/CommunityRiskReduction/OCFA
Guide-E04-Architecturat 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 piacementicoverage 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-10BC 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 8
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 '/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 S
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)
b. 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 Department 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)