Highland City Council
October 10, 2023

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include, but are not limited to, asphalt concrete pavement with a structural section designed for a 20 year life, concrete curb and gutter, stamped concrete, a raised landscaped median, and a private lighting system per Calhoun Road ( Private East Road) with plot date August 24, 2023 prepared by Madole And Associates, Inc. and as Calhoun Private Road Construction Agreement.
b) Submit traffic signal plans and construct a traffic signal utilizing a video detection system at the intersection of Greenspot Road and Access "C" ( Calhoun Road), as approved by the City Engineer. Connect to the fiber optic interconnect system on Greenspot Road to connect the traffic signals on Greenspot Road at the freeway ramps, the westerly access, Access " A" ( Lowes Ctr.), Access " C" ( Calhoun Road), and Boulder Avenue signals. Install any necessary hardware and software. Provide a coordinated timing analysis.

C 17. Design and construct public improvements including sidewalk, access road entrances, and access ramps, as needed, in accordance with all requirements of the State of California Accessibility Standards, Title 24 California Administrative Code. Redesign and reconstruct existing frontage improvements if found not in compliance with City Standards.

C 18. Submit " Record Revisions" to all plans to reflect the improvements as constructed, and any changes made during construction.

WATER QUALTIY/ DRAINAGE
E 19. Obtain approval by the City Engineer of a Final Water Quality Management Plan ( F-WQMP), prepared in accordance with the City' s National Pollutant Discharge Elimination System NPDES) permit requirements in effect at the time the Conceptual Water Quality Management Plan was approved unless subsequent City NPDES permits require otherwise. The F- WQMP shall ( 1) be prepared, signed, and sealed by a licensed Civil Engineer, (2) include Site Design Low Impact Development and Source Control Best Management Practices ( BMPs) appropriate for residential development, ( 3) include a BMP implementation, operation, and funding mechanism, and ( 4) be certified by the property owner. The property owner shall also enter into a Stormwater BMP Transfer, Access, and Maintenance Agreement with the City on standard City form. Include a copy of the recorded agreement in the F- WQMP.

Construct BMPs in accordance with the approved F-WQMP.

C* 20. Construct and implement site design BMPs specified in the project approved F- WQMP including, but not limited to, underground infiltration system, pretreatment devices, and raised curb landscaped areas and parking lot islands. Alternate site design BMPs which are equally effective may be submitted for review and approval by the City Engineer.

E 21. Include the project grading plan, landscape plan and utility plan with the first submittal of the F- WQMP.

C 22. Submit two sets of WQMP BMP Exhibits with a " WQMP BMP As -Built Certificate" wet signed and sealed by the Engineer of Record. The Certificate shall state:

I hereby certify that the Water Qualify Management Plan Best Management Practices have been constructed under my supervision in accordance with the approved plans and are functional to the best of my knowledge."
C* 23. Construct on -site private drainage system, HDPE or other pipe material as approved by City Engineer, to drain the entire project site to the proposed WQMP BMPs in accordance with the approved Final Water Quality Management Plan and construct necessary drainage L kEngineering_ Backupk030173097 - SPR 23- 001 - San Carlo II Apartments - Rexco Dev\ Conditions\ DRA 23- 009 San Carlo II Greenspot Apartments Engineering COA.docx Page 3 of 7
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overflow facilities. Construct an overflow pipe to convey any overflow from the proposed underground infiltration system to fronting streets as necessary.

B 24. At the underground infiltration system location proposed by the Final WQMP, conduct at least two new infiltration tests using a double -ring infiltrometer. The tests shall be conducted at the proposed underground infiltration system subgrade elevation, prior to the submittal of the F-WQMP. After obtaining the results from the two tests, the engineer and geotechnical engineer shall determine if additional testing is required.

C 25. Register the underground chambers with EPA as a Class V Injection Well.

E 26. Submit a hydrology study to determine storm runoff quantities tributary to and generated by the Project for review and approval by the City Engineer. Include hydraulic calculations to determine the size and type of all drainage facilities. If entire site does not drain to the southwest then demonstrate how drainage conveyance offsite will replicate predevelopment flow path, discharge quantity, and intensity. Demonstrate adequate drainage away from proposed buildings. Design the total peak discharge from Planning 2 and 3 into Lateral U ( 48" RCP) such that it does not exceed 50 cfs, which is the design flow rate used in the hydrology study of the existing storm drain in Greenspot Road constructed and stubbed out by the City at the southwest corner of this project.

C 27. Intercept and convey off -site drainage tributary to the project boundary around or through the project in a manner that will not adversely affect adjacent or downstream properties.

E 28. Submit engineering plans for public and private drainage systems to the City Engineer for review and approval. Comply with the City design standards as shown on the street and storm drain improvement checklist.

DEDICATION/ ANNEXATION
C* 29. Apply to the City to annex the project into the City' s Consolidated Landscape Maintenance District ( LIVID) for potential City maintenance of parkway and frontage landscaping along Boulder Avenue. The City will maintain parkway and frontage landscaping utilizing LIVID revenue only if the City determines that adequate maintenance is not being provided by the property owner. The potential future amount of assessment will include the estimated ongoing maintenance cost and one- time construction cost to convert the privately maintained system to the City -maintained system.

C* 30. Apply to the City to annex the Project into the City' s Consolidated Landscape Maintenance District ( LIVID) for maintenance of the median landscaping along the Project' s Boulder Avenue frontage. Sign the ballots prepared by the City agreeing to the annexation and amount of assessment. Landscaping within the median shall be maintained by the City.

B* 31. Dedicate an irrevocable offer of dedication via separate instruments:
a) ( 1) 10- foot wide minimum landscape easement across the Boulder Avenue frontage for City to access and maintain landscape in the event the private landscape maintenance system becomes a City -maintained system.
b) ( 1) temporary construction easement granting permission for the City to enter the property to construct and restore landscaping. The exact dimensions of the landscape easement will be determined at the time on -site improvement plans have been prepared.

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B* 32. Obtain City approval of a Lot Merger to merge ( 4) existing parcels ( APNs 1201- 351- 28, 1201- 351- 14, 1201- 351- 15, 1201- 351- 16) into one parcel in accordance with the following:
a) Submit grant deeds, to be signed ( notarized) by the property owner, accompanied by legal descriptions and plats, which describes the boundary of the new parcel.

Legal descriptions and plats shall be prepared by a Professional Engineer or Land Surveyor. The grant deeds shall include the following statement:

This document is being recorded pursuant to Parcel Merger No. , as evidenced by Certificate of Compliance No. COC , recorded as Document No. , Official Records of said County."
b) Certificates of Compliance ( COC) will be prepared and recorded by the City. The COC number is pending and will be determined closer to approval. Submit an original legal description and plat for each lot which will be made part of and recorded with the Certificates of Compliance. The legal descriptions and plats must be identical to those to be recorded with the grant deeds.

B 33. At the time of Parcel Merger submittal, include traverse calculation sheets which show error of closure, copies of recorded maps and deeds used as reference and/ or showing original land division, tie notes and benchmarks referenced, and a current title report ( less than 3 months old). Inverse calculations will not be accepted for plan check. Upon approval, the City will record the parcel merger documents and forward copies to the applicant.

B 34. Apply for City vacation of ingress and egress access rights at the proposed Boulder Avenue project entrance as approved by the City Engineer. Reserve utility rights within the portion of Boulder Avenue right-of-way proposed to be vacated. City vacation is addressing prior relinquished Abutter' s Rights of ingress and egress from street or highway recorded in Book 2267, Page 127, Original Record.

B* 35. Acquire a private easement across Planning Area 1, 2 and/or 3 if needed for construction and maintenance and offsite drainage facilities and private drives.

D* 36. In accordance with the Greenspot Village and Marketplace Specific Plan, grant a reciprocal private easement in favor of the parcels within Planning Area 1 and 2, and Planning Area 3 southerly adjoining property, for pedestrian, vehicular and emergency access.

D* 37. If the site is ever subdivided in the future, record a reciprocal private easement for drainage, and utilities.

FEES/ PERMITS/ BONDING
C* 38. Pay Post 2030 fair share traffic mitigation fees for all locations inside or outside of the City of Highland impacted by development of the Specific Plan as identified in the traffic study prepared for the Specific Plan. The amount of mitigation fees required of the Specific Plan shall be based on ( 1) the percentage of project traffic as calculated in the traffic study, and 2) cost estimates of the improvements as initially calculated and periodically updated by the City. The amount of traffic mitigation fee applicable to each phase of development shall be calculated based on the area within that phase as a percentage of area within the entire Specific Plan, regardless of land use designation of said phase. Pay the traffic mitigation fee for the entire phase prior to occupancy of the first building located in that phase. Provide, for City review, updated tables in the traffic study showing the locations of the mitigation L:\ Engineering_ l3ackup\ 030173097 - SPR 23-001 - San Carlo II Apartments - Rexco Dev\ ConditionsMRA 23- 009 San Carlo II Greenspot Apartments Engineering COA. dor-x

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improvements and the project fair share percentage. Also include the Eucalyptus Avenue and Boulder Avenue intersection future traffic signal in the fair share calculation.

E 39. Pay development impact fees, engineering fees for district annexation, plan check, WQMP review, hydrology study review, structural calculation review, on -site and off -site inspection, utility excavation permits, GIS plan update, microfilming and storage of plans, and other required fees.

D 40. Obtain a permit from Engineering prior to any on -site construction or construction within the public right- of-way.

D 41. Obtain permission/ permits from EVWD, MWD, and SCE prior to any construction within or impacting their easement areas or facilities.

E 42. Post a deposit for erosion control which shall not be released prior to completion of all on -site construction.

E 43. Bond for all required grading, street, storm drain, and landscape maintenance district improvements in accordance with City Development Code.

UTILITIES/ CONSTRUCTION
E* 44. Obtain written permission from adjoining property owners prior to start of any grading, removal or construction work located within the affected private properties.

B 45. Coordinate temporary fencing and construction with the adjacent property owners. Install construction fencing and screening in accordance with Building and Safety Division Policy 335.

C 46. Reconstruct existing public improvements removed or damaged during construction.

Pavement repair, which may include A.C. overlay, T-cut trench repair and/or slurry seal after removal of existing striping shall be across all or a portion of damaged pavement caused by this project as determined by the City Engineer.

C* 47. Coordinate, and where necessary, pay for the relocation of any existing public utilities as necessary.

C 48. Provide all utility services to each building, including sanitary sewers, water, electric power, gas, cable TV, internet, and telephone. All utilities listed under Highland Municipal Code Section 16. 40. 380 (A) are to be underground per Ordinance 315.

E 49. Comply with applicable requirements of the National Pollutant Discharge Elimination System NPDES) permit program. Provide written verification from the Regional Water Quality Control Board specifying the projects WDID number.

B 50. Destroy any abandoned wells on the property or similar structures that might result in contamination of underground waters in a manner approved by the City Engineer.

B 51. All underground structures, except those desired to be retained, must be broken in, backfilled, and inspected before covering.

B 52. Remove all existing on -site utility poles per Ordinance 315. Coordinate relocation of electrical drop for affected offsite properties.

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B 53. Install onsite and offsite traffic control signs and pavement markings with locations and types approved by the City Engineer.

D 54. Comply with the prevailing City design and construction standards and requirements at the time of permit issuance.

B 55. Design and construct trash enclosures per City Standard 700 or trash facilities per the approved Waste Management Plan, as approved by the Public Works Director.

C 56. Install telephone, cable television, and internet enclosures underground whenever the underground installation is an available option offered by the utility companies. If the underground installation is not an available option and utility enclosures must be installed above ground, install the above -ground utility enclosures and any flush mount utility enclosures at locations where construction of retaining walls will not be necessary for compliance with the setback requirements of the utility companies.

B* 57. Submit a Composite Utility Plan for the purposes of coordinating, maintaining and improving landscaping in City right-of-way. Indicate the location of all above ground and flush mount water, electric, cable TV, internet, street lights, traffic signal, and telephone utility structures prior to City issuance of utility permits.

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i City of Highland, FIRE PREVENTION DIVISION, Conditions of Approval.

DATE : May 9, 2023 Page 1 of 8
APPLICANT : Rexco Development
ADDRESS : Planning Area 3 Greenspot Village & Marketplace Specific Plan SITE LOCATION: 12.351- 28, 1201- 351- 14, 1201- 351- 15, 1201- 351- 16 FILE / INDEX No.: SPR 23. 001 DRA 23- 009 TPM 23-002
A tiered level of mitigation options has been developed and listed below are the systems and/or modifications required for your project. Compliance of the following items are a condition of FINAL OCCUPANCY APPROVAL. These conditions are required as acceptable solutions to the adverse fire conditions Impacting firefighting and emergency operations accompanying the sitetarea. They will either assist in detection and extinguishment of the fire and/or facilitate the anticipated emergency operations.

This project is protected by the City of Highland Fire Department 1 Cal -Fire / California Department of Forestry and Fire Protection. Prior to any construction occurring on any parcel, the applicant shall contact the city of highland fire marshal office for verification of current fine protection development requirements. All new construction shall comply with the currently adopted California Fire Code and all applicable statutes, appendices, codes, ordinances, standards and policies of the City of Highland Fire Department/ Fire Prevention Division / Cal -Fire / Ca(ifomia Department of Forestry and Fire Protection.

Fire Department Review of all projects is required.

ALL CONSTRUCTION ( New and renovations to existing) SHALL COMPLY WITH THE CALIFORNIA FIRE CODE Along with amendments as adopted within the Highland Municipal Code (Orel. # 411).

Note: All weather access roads ( CFC) and fire hydrant/water system installations shall be in place, inspected and approved, PRIOR to combustible material being brought on site.

Note: The City of Highland has 2 areas within the `FIRE SAFETY OVERLAY DISTRICT' designated as FRA and FR- 2. Both areas may border or overlap areas identified by the State/CalFire as ' High Fire Severity Zone' or `Very High Fire Severity Zone'. See HMC for construction requirements.
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GENERAL.

HF3: A fuel break of one hundred ( 100) feet ( brash and weed clearance) is required prior to construction. The clearance shall be maintained on a year-round basis. CFC $ HMC

2. HF31: Approved fire hydrant pavernent markers ( blue dots) shall be installed at every hydrant.

3. HF40: Where an automatic extinguishing system or standpipe system is in place, system shall be serviced and maintained in operating condition according to NFPA and California State Fire Marshal requirements. T19; CFC; NFPA

4. HF51: The main electrical panel and all sub -panels) shall be labeled on inside cover for all circuits. CEC

5. HF52: Water heater (fuel fired), shall be properly vented to exterior of structure.

Water heater shall be seismic strapped to wall and be located 18" above a garage floor. CBC

6. HF53: A one -hour, solid core, self -closing and latching door ( minimum 1- 3/ 8 inch) shall be installed between an attached garage and living space. CBC

7. HF55: Commercial exit requirements:

A. Required exit doors shall be maintained in an operable condition at all times
B. Required exit doors shall swing outward and away in the direction of exit travel.

C. Obstructions shall not be placed in the required width of an exit. Exits shall not be blocked or locked shut or obstructed in any manner during business hours.

D. Exit paths shall be illuminated when structure is occupied.

E. Exit path illumination shall be supplied from two ( 2) sources of power when occupant load is one hundred ( 100) persons or more.

F. When exit way/exit pathway and/ or exit doorway is not easily identified, additional exit signs shall be installed.

8. Exit signs shall be internally or externally illuminated by two lamps or shall be of the self -luminous type. CFC; CBC

9. HF47: For each chimney, used in conjunction with any fireplace or heating appliance, in which solid or liquid fuel is used, an approved spark arrester shall be installed and visible from the ground. Spark arrester shall be of stainless steel, copper or brass, woven galvanized wire mesh, twelve ( 12) gauge, and minimum of 318" to V maximum openings. CFC; CBC; CIVIC
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10. HF60: Additional plans for access, fire safety systems, fire lanes and signage, gates, storage, or other special conditions may be requested for review, conditioning and approval by the fire marshal.

11. HF48: A class " A" roof covering structure with " bird stops" shall be installed.

ACCESS:

12. HF7: Fire department access roads shall meet the fire dept. minimum unobstructed width of twenty ( 20) feet. ( twenty- six ( 26) feet within FR- 1 & 2 zones).

This standard shall not lessen other agency requirements. Access roads shall be paved ( asphalt/ concrete) and in place prior to delivery of combustible building materials on site. Roads shall be designed and constructed to meet adopted city standards. CFC

13. HF8: All access roads, public, private streets and residential driveways shall maintain a minimum vertical clearance of thirteen ( 13) feet -six (6) inches. CFC

14. HF9: Residential driveways shall be paved ( asphalt/ concrete) and shall provide a minimum width of twelve ( 12) feet. Driveways of this standard shall serve no more than two single family dwellings and shall not exceed 10% in grade. HMC

15. HF10: Driveways exceeding 150 feet shall have a fire department approved turnaround at the terminus. CFC I APPENDIX D

16. HF11: Fire department access roadway( s) and/ or public/ private street( s) exceeding one hundred fifty ( 150) feet in length shall provide an approved turnaround at the terminus ( cul-de-sac). Minimum radius shall be not less than forty 40) feet. Or as approved by the fire marshal. Cul-de-sacs providing access to perimeter emergency access roads shall have a minimum radius of forty four (44) feet. CFC / APPENDIX D, SBCO TRANSPORTATION STD

17. HF12: Fire department access roadway( s); public/ private street( s) and driveways shall not exceed 12% grade. CBC / APPENDIX D, HMC

18. HF13: Fire department access roadway( s); shall extend to within one hundred fifty 150) feet of and shall give reasonable access to all portions of the exterior walls of the first story of any building.

An access road, approved by the fire dept., shall be provided to within fifty ( 50) feet of all structures when the natural grade between access road and structure is in excess of 30%.

Where an approved access road cannot be provided, a fire protection system shall be required and approved by the fire department. CFC
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19. HF14: In FR- 1/ FR-2 areas, streets ending in a cul- de- sac shall not exceed 350 feet, in all other areas, non -circulating streets shall not exceed 600 feet in length and shall provide an approved cul- de- sac. HMC

20. HF15: " Phased" projects may be required to provide a minimum of two ( 2) remote points of approved access during construction. A secondary access, for fire and other emergency equipment and for routes of escape, which will safely handle evacuations. CFC - APPENDIX D

21. HF19: Manually operated gates across fire department access roadways, public and/or private streets and driveways, shall be equipped with approved emergency key -operated " KNOX" padlock or box containing key to open the private lock. For automatic gates, a " KNOX" emergency access switch, shall be installed, at location determined by fire department, and shall over -ride all command functions and open gate automatically upon activation. All automatic gates shall have a manual over -ride for use during loss of electric power. " KNOX BOX" request form is available from the fire marshal or may be ordered directly from www.knoxbox. com (specify City of Highland, CA) CFC —Appendix D Note: The city of Highland also requires an electronic " H" key system (Ord. #320) for multi -family, gated communities or secured storage facilities. HMC

22. HF24: " NO PARKING — FIRE LANE" signs shall be posted at locations designated by fire marshal. Fire lane curbs shall be painted red, with white letters stating, "NO PARKING — FIRE LANE" on top, not face. CFC - APPENDIX D

23. HF54: commercial and industrial structures -occupancies and gated complexes shall have a " KNOX BOX" system installed on the exterior of the building( s) or complex. location of device to be determined by the fire department. The box shall contain keys necessary to gain access and may contain pre -plans and MSDS information as required by the fire department. New and existing multi -tenant commercial buildings shall provide a ' KNOX' box large enough to contain keys to access each individual tenant space. Installation location( s) to be determined by the fire marshal. The box shall contain clearly marked keys to each tenant space or other areas as determined by the fire marshal. CFC

24. HF61: Aerial fire apparatus access roads. Where required: buildings or facilities exceeding 30-feet in height above the lowest level of fire dept. Vehicle access shall be provided access roads capable of accommodating aerial apparatus.

Width: aerial apparatus access roads shall provide a minimum unobstructed width of 26-feet in the immediate vicinity of any building exceeding 30-feet in height.

Proximity to buildings: aerial apparatus access roads shall be located a minimum of 15-feet to a maximum of 30-feet from the building, and shall be positioned parallel to one entire side of the structure, as approved by the fire code official. CFC APPENDIX D
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WATER:

25. HF25: Minimum required fire flow, as determined by i. s.o. formula, is as follows:

RESIDENTIAL; GPM = 1500; at 20 psi residual; for 2 hour duration.

COMMERCIAL; GPM = 3000; at 20 psi residual; for 3 hour duration.

System shall be looped with minimum eight ( 8) inch mains; six ( 6) inch laterals, six ( 6) inch risers; six ( 6) inch dia. Hydrants with two 2 %2" outlet( s) and one 4" outlet.

CFC APPENDIX B AND C
Note: Hydrants shall meet EVWD standards.

26. HF29: Fire hydrant spacing shall be:

Single family residential: 600 FEET
Multi -family residential: 300 FEET
High density residential: 300 FEET
Commercial retail: 300 FEET
CFC / APPENDIX B AND C.

Note: Existing fire hydrants ( off -site) can be included if they meet spacing requirements. Hydrants shall not be located at the ` bulb' end of cul- de- sacs.

27. HF26: Two sets of water delivery system plans, designed to meet the required fire flow for this project and/or development, shall be submitted to the fire department for review and approval. CFC

28. HF27: Applicant -developer shall provide a letter from the water company serving the project -development, verifying financial arrangements have been made and bonded for the required water improvements. CFC

29. HF28: Fire hydrants shall be installed, inspected and operational as per approved water system delivery plans prior to any framing, construction or delivery of combustible materials to project site. CFC / CFC

30. HF30: Private, on site fire hydrant( s) — yard hydrant($)- capable of supplying required fire flow shall be installed at location( s) identified by the fire department.

System shall be looped with minimum eight ( 8) inch mains; six (6) inch laterals, six 6) inch risers; six ( 6) inch dia. hydrants with one 2 Y2" outlet and one 4" outlet.

CFC / APPENDIX B AND C

31. HF32: A temporary water storage and delivery system for use during grading and foundation work ( no combustible material), meeting fire dept. Fire flow requirements shall be installed prior to framing construction or delivery of combustible materials to project site. CFC; NFPA — 1142

32. HF38: Approved fire hydrant(s) capable of supplying required fire flow, shall be provided to all premises upon which facilities, buildings or portions of buildings are -116-
constructed or moved within the jurisdiction_ When any portion of the facility or building protected is in excess of 150 feet from a fire hydrant on a public street, as measured by an approved route around the exterior of the facility or building, additional fire hydrants or on -site fire hydrants, meeting the required fire flow, shall be provided. CFC APPENDIX B AND C
ADDRESSING — IDENTIFICATION:

33. HF21: Commercial and multi -family residential address numbers shall be displayed on all new and existing structures in such a manner as to be plainly visible and legible from the access roadway or street. Numerals shall be of a contrasting color to the building and electrically illuminated.

Minimum size of the numerals shall be 8" height, 3/4" stroke, or as approved by the fire marshal.

Industrial occupancies shall have address numbers of 12" height, V stroke and shall be electrically illuminated so as to be visible and legible from access roadway or street.

Note: Depending on height and setback of a building, larger numerals may be required and at additional locations on the building, as determined by a case -by - case review.

HMC

34. HF22: Commercial - retail structures with rear access shell display address numbers on rear entry doorways, 4" in height, 112" stroke, on contrasting background. CFC

35. HF23: Directory map. An illuminated directory map shall be installed at each driveway entrance where the total number of units exceeds fifteen, ( 15) CFC 1 HMC. FIRE AND PLANNING DEPARTMENTS SHALL APPROVE SIGNAGE PLAN.

36. HF18: Street name signs shall be installed prior to construction on any roadway or phase. Temporary signs may be used as approved by the fire marshal. CFC Note: Permanent signage shall meet City standards as required by Planning.

37. HF17: The public and/ or private roadways serving this project shall be identified with city approved names. CFC
FIRE PROTECTION & ALARM SYSTEMS:
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38. HF35: Automatic fire sprinklers shall be installed according to NFPA 13R and fire dept. requirements. Submit three ( 3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored ( if any), for fire dept. review and approval priorto any installation. Submit copy of California C- 16 license. CFC; CBC; HMC

39. HF36: Automatic fire sprinklers shall be installed according to NFPA 13 and fire dept. requirements. Submit three ( 3) sets of shop plans with material cut sheets and hydraulic calculations, indicating the type of occupancy, type of materials to be stored ( if any), for fire dept. review and approval prior to any installation. Submit copy of California C- 16 license. CFC; CBC; HMC

40. HF37: Automatic fire sprinkler control devices (P. I. V & O. S.& Y.) Shall be visible from fire dept. access roadway, and identify system being controlled and address of structure.

Fire Dept. Connection ( FDC) shall be located no closer than forty ( 40) feet and not to exceed one hundred fifty ( 150) from structure. Required fire hydrant shall have a maximum distance from FDC of thirty (30) feet. FDC shall identify address and system of structure being protected. CFC

41. HF41: A minimum of one 2A- 1013C fire extinguisher shall be installed for each 3, 000 sq. ft. of floor area. Travel distance to any one fire extinguisher shall not exceed 75 feet. Additional fire extinguishers, size and class to be determined by fire department, may be required. Fire extinguishers shall be serviced bi-annually and shall have a current State Fire Marshall service tag attached. Fire extinguishers are to be serviced every two years and inspected & tagged every year. CFC; NFPA

42. HF43: An automatic fire detection and alarm system meeting the requirements of CFC 907, CBC and NFPA 72 shall be installed. Three ( 3) sets of shop plans with material cut sheets and calculations shall be submitted to the fire department for review and approval prior to installation. CFC; CBC; NFPA

43. HF45: An automatic smoke ventilation system — fusible link type, shall be installed.

Roof vent, venting ratios and draft curtains shall be provided. Three ( 3) sets of shop plans with material cut sheets and calculations shall be submitted to the fire department for review and approval prior to installation. CFC

44. HF46: SMOKE DETECTORS, hard wired in series with battery back- up, shall be installed in all sleeping areas and in all hallways and areas/ rooms leading to sleeping areas. Smoke detectors shall be installed at the top of all stairways. At least one smoke detector shall be installed on the first floor level. CARBON MONOXIDE DETECTORS shall be installed per manufacturer' s instructions minimum one per floor where fuel fired appliances and/or an attached garage is present. Units also to be hard wired in series with corresponding smoke detectors CFC; CBC
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45. HF60: California Fire Code, FIRE SAFETY DURING CONSTRUCTION AND DEMOLITION, shall apply to this project. it is the responsibility of the project manager to meet with the fire marshal to discuss requirements specific to this project.

46. HF62: Additional plans for access, fire safety systems, storage or other special condition may be requested for review, conditioning and approval by the fire marshal.

Craig Sanchez, Fire Marshal
City of Highland Fire Prevention
909) 864- 8732 x 248
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Building and Safety Division Conditions of Approval
Date: July 10, 2023
Project: 272- Unit, 3-Story Apartment Complex
Applicant: Rexco Development
Site Location: Planning Area 3 of the Greenspot Village & Marketplace Specific Plan
Project Numbers: SPR 23- 001, DRA 23- 009, TPM 23- 002
APN( s): 1201- 351- 27, 1201- 351 14, 1201- 351- 15, 1201- 351- 16 Please provide the following number of construction plans and documents listed below for the first review of the proposed project. The initial plan review time will take two weeks on most projects. The applicant will receive an application number at the time plans are submitted for Building & Safety' s plan review. This number is needed to obtain information regarding your project.
3) Architectural Plans
3) Structural Plans
3) Plot/Site Plans
3) Electrical Plans
3) Electrical Load Calculations
3) Exiting Plans
3) Plumbing Plans/ Isometrics
3) Mechanical Plans
3) HVAC Duct Layout Plans
3) Site Disabled Access Plan
3) Temporary Construction Fence Plan
3) Fire Department access and Fire water
Please include in plans and mark "FOR REFERENCE ONLY"
3) Precise Grading Plans
Grading, Photometric, or Landscape Plans: Please mark "FOR REFERENCE ONL Y"
3) Project Condition of Approval from all departments:

To be included in Architectural plan set at plan submittal 2) Engineered Truss Calculations — as applicable
2) Title 24 Energy Calculations
2) Soils Report
2) Structural Calculations
1) Fire Flow Test - with hydrant location dimensioned on the site plan.

2. All structures shall be designed in accordance with the current version of the California Building Codes at the time of submittal ( Currently the 2022 codes),

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including the California Green Building Standards Code. Design all structures to Risk Category II at exposure "C" ( ASCE7- 22), and Energy Climate Zone 10.

3. All onsite utilities are to be underground. As approved by the Planning Division, utility cabinets and transformers are exempt.

4. All construction projects shall comply with the NPDES Stormwater Best Management Program. Prior to building permit issuance submit copy of the Water Quality Management Program Report. ( WQMP)

5. Site development and grading shall be designed to provide access to all entrances and exterior ground floor exits and access to normal paths of travel. The accessible route( s) of travel shall be the most practical direct route from each site arrival point.

6. All dead and removed trees and foliage is to be properly removed from the site.

7. Demolition permits shall be obtained for all structures to be demolished.

8. For the removal of any storage tanks, or other excavations involving backfill, a compaction shall be filed with the Building Division. Any Fuel storage tank removal would require notification of San Bernardino County Fire, Hazardous Materials and San Bernardino County Environmental Health Department

9. Community pool plans shall be reviewed and approved by the San Bernardino County Health Department in addition to the City of Highland Building and Safety Division.

10. Separate structures ( i. e. club house, guard shacks, entry gates structures, walls, patios) shall be submitted for plans review, approvals and permitted separately.

11. All construction materials, which are not used, shall be recycled pursuant to the requirements set forth by Ordinance No. 269. Receipts from the recycle company responsible for picking up the materials shall be kept in the construction office. After the construction is complete and before final occupancy, the trash receipts shall be forwarded to the City Public Services division.
a. Prior to Permit issuance — The permit holder shall register a project Construction & Demolition Debris Program application for self -haul or contract services through the City' s Franchise hauler.

12. The building( s) is/are to be connected to the public sewer system.

13. All deferred plan items & required deputy inspections are to be identified on the plans cover sheet.

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14. Plans should include a Map Directory for Building addressing and signage for reference. HMC 15. 06. 100 - A lighted directory site map shall be installed and maintained at each driveway entrance to multiple unit residential projects where the total number of units in the project exceeds fifteen ( 15).

15. The City enforces the State of California provisions of the California Building Code disabled access requirements. The Federal Americans with Disabilities Act ( ADA) standards may differ in some cases from the California State requirements; therefore, it is the building owner' s responsibility to be aware of those differences and comply accordingly.

All common areas, which includes fire pits, BBQ areas shall be accessible.

CBC sec. 1110A. 1( 2), sec. 1110A. 3.

2. Play area ground surfaces shall comply with ASTM standards. CBC sec. 11 B- 1008. 2. 6

3. Trash enclosure( s) shall be accessible to persons with disabilities and located on an accessible route. The accessible route shall extend from the trash enclosure( s) to the building( s) it/they serves. Detail accessible route on plans. ( CBC Section 11 B- 206. 2. 2)

16. Prior to the issuance of Building Permits, site -grading certifications, compaction reports, and survey report shall be submitted to Building and Safety or to Public Works, as applicable.

17. Prior to the issuance of Building Permits, on site water service shall be installed and approved by the responsible agency. On site fire hydrants shall be approved by the Fire Department. No flammable materials will be allowed on the site until the fire hydrants are established and approved. No flammable construction materials shall be placed on the site without approvals by the Fire Department. All street and access roadways around the project shall be paved for emergency response vehicles before flammable materials are placed on the project.

18. Prior to the issuance of Building Permits, construction projects requiring fire permits must apply and submit fire plans prior to the issuance of the building permit, including fire sprinkler submittals.

19. Prior to the issuance of Building Permits, provide a receipt from the appropriate Unified School District stating that all school fees have been paid.

Redlands Unified School District)

20. Prior to issuance of building permits, provide Building and Safety with a Sewer and Water availability Letter from East Valley Water District. ( 909) 889- 9501

21. Construction projects, requiring temporary electrical power, shall obtain an electrical permit from Building and Safety. No temporary electrical power will be granted to a

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project unless the following item is in place and approved by Building and Safety and the Planning Division.
a. Installation of a construction trailer through the " Temporary Occupancy Permit", alternatively, a security fenced area where the electrical power will be located. Installation of construction/sales trailers must be located on private property. No trailers can be located in the street unless a permit from the Engineering Department is obtained.

22. A security fence with screening shall protect all construction sites. The fencing and screening shall be maintained at all times to protect pedestrians. All development projects shall submit a construction fencing plan with the construction design plans.

Construction projects that have phased occupancy shall be completely separated by a construction fence that is screened and show the adjusted fence locations at each phase.

23. On site toilet facilities shall be provided for construction workers and such facilities shall be maintained in a sanitary condition. Construction toilet facilities of the non - sewer type shall conform to ANSI ZA.3 and on site per NPDES stormwater requirements.

24. Construction activities shall not commence prior to 7: 00 a. m. and shall terminate no later than 7: 00 p. m. Monday through Saturday with no construction activities preformed during city or Federal Holidays. ( Ordinance 420 HMC) unless restricted further by environmental review mitigation.

25. Building and Safety inspection requests must be made by 4: 00 pm. on the previous City working day to receive a next business day inspection. Please contact ( 909) 864-2136, Ext 228.

26. The Developer/Owner is responsible for the coordination of the final occupancy.

The Developer/ Owner shall request clearances from each department and/ or applicable agency at least two weeks prior to requesting a final building inspection from Building and Safety. Each agency shall sign the back of the Building and Safety Job Card, or provide agency approved signed documentation, and provide a copy of the signatures to Building and Safety at the time the final inspection is requested.

27. Prior to final inspection, provide Building & Safety with a flash disk of the approved plans and documents.

28. Building and Safety does not release all meters until final approvals are obtained from all agencies and departments. Commercial and industrial projects, see Policy 295.

-123-

29. The DeveloperlOwner is responsible for the coordination of releasing any Deferral of Development Impact Fees or Bonds after such fees have been paid. The Developer/ Owner should be aware, once the deferral notice is sent to the San Bernardino County Recorder' s Office; the release process takes two to three weeks.

This process will delay final Certificates of Occupancy.

-124-
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