Agenda packet — Redlands City Council, October 1, 2024 (part 2 of 5)

ATTACHMENT NO. 2

FORM OF PROMISSORY NOTE

PROMISSORY NOTE
(Venue at Orange)
Principal Sum Not to Exceed _________, 202__
[$1,500,000] Redlands, California

1. FUNDAMENTAL PROVISIONS.

The following terms will be used as defined terms in this Secured Promissory Note (as it may be amended, modified, extended and renewed from time to time, this “Note”):

Lender/Payee: City of Redlands, a California municipal corporation.

Borrower/Maker: Venue at Orange LLC, a Delaware Limited Liability Company

Principal Amount: [$1,500,000].

Interest Rate: Three percent (3%) per annum simple interest.

Default Interest Rate: Eight percent (8%) per annum.

Commencement Date: _________, 202__

Maturity Date: The date that is fifty five (55) years from the date a final Certificate of Occupancy is issued for the Project , unless accelerated as otherwise provided in this Note , including but not limited to the remedies for an Event of Default in Section 9 hereof.

Business Day: Any day of the year other than Saturdays, Sundays and legal holidays on which Lender’s Main Office is closed.

Deed of Trust: That certain Deed of Trust, Assignment of Rents , Security Agreement and Fixture Filing of even date herewith executed by Borrower, as “Trustor”, for the benefit of Lender, as “Beneficiary”.

Loan Documents: The Loan Agreement, this Note, the Deed of Trust , and all other documents securing the repayment of the Note, and instruments executed by the Borrower.

Loan: The loan from Lender to Borrower in the Principal Amount and evidenced by this Note and/or the Loan Documents.

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Loan Agreement: That certain Loan Agreement of even date herewith between Borrower, as Borrower, and Lender, as City.

Project: The Project, as defined in the Loan Agreement.

2. PROMISE TO PAY.

For value received, and in accordance with this Note , Borrower promises to pay to the order of Lender, at its office at 35 Cajon Street, Redlands, California 92373, or at such other place as the Lender hereof may from time to time designate in writing (“Main Office”), the Principal Amount together with interest thereon, and all other sums due under and secured by the Deed of Trust or by any other Loan Documents, except to the extent such amounts are forgiven as set forth in Section 3 hereof.

3. INTEREST; PAYMENTS & LOAN FORGIVENESS.

(a) Absent a continuing Event of Default hereunder or under any of the Loan Documents, and subject to Lender’s rights and remedies for an Event of Default , the Loan made hereunder shall bear three percent (3%) simple interest on the unpaid principal , and shall be forgiven as set forth in sub-paragraph (d) below.

(b) All payments of principal and interest due hereunder shall be made (i) without deduction of any present and future taxes, levies, imposts, deductions, charges or withholdings, which amounts shall be paid by Borrower, and (ii) without any other set off, claim or defense of any kind or nature. Borrower will pay the amounts necessary such that the gross amount of the principal and interest received by the holder hereof is not less than that required by this Note and/or the Loan Documents.

(c) Absent a continuing Event of Default hereunder or under any of the Loan Documents, no payments shall be due prior to the Maturity Date.

(d) Absent a continuing event of default, beginning on the anniversary of the Commencement Date and each year thereafter, for each year that the Project is in compliance with the Density Bonus Agreement, the Loan principal shall be reduced by one-fifty-fifth (1/55) of the principal and the accrued interest.

If, and only if, Borrower cures an Event of Default prior to a Notice of Termination, defined below, Lender shall forgive all unpaid principal, interest and other amounts payable by Borrower, except for any amount owed due to an Event of Default, resulting interest, and any other costs or fees owed to Lender as a result of the Event of Default.

(e) If any payment of principal and interest to be made by Borrower hereunder shall become due on a day which is not a Business Day, such payment shall be made on the next succeeding Business Day.

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4. PREPAYMENT.

(a) Borrower may prepay the Loan, in whole or in part, at any time and from time to time without penalty.

(b) In no event shall Borrower be entitled to re-borrow any amounts prepaid.

5. LAWFUL MONEY.

Principal and interest are payable in lawful money of the United States of America.

6. APPLICATION OF PAYMENTS/LATE CHARGE.

(a) Unless otherwise agreed to in writing, or otherwise required by applicable law, payments will be applied first to accrued, unpaid interest, then to any unpaid collection costs, late charges and other charges, and any remaining amount to principal, provided, however, during the continuance of an Event of Default, as defined herein or in any other Loan Document, Lender reserves the right to apply payments among principal, in terest, late charges, collection costs and other charges in such order of priority as Lender shall from time to time determine in its sole discretion. All prepayments shall be applied to the indebtedness owing hereunder in such order and manner as Lender may from time to time determine in its sole discretion.

(b) Upon the occurrence, and during the continuance, of an Event of Default, including the failure to pay upon final maturity, Lender, may at its option and in its sole discretion: (i) increase the applicable Interest Rate on this Note to the Default Intere st Rate, and/or (ii) add any unpaid accrued interest to principal and such sum will bear interest therefrom until paid at the Default Interest Rate. The undersigned acknowledges that, during the time that any amount is in default, Lender will incur loss es that are impracticable, costly, and inconvenient to ascertain.

Those losses include, without limitation, the ability to invest amounts then due at the current rate of return and the unavailability of liquid funds. The undersigned agrees that the inter est payable hereunder represents a reasonable sum considering all of the circumstances existing on the date of the execution of this Note and represents a reasonable estimate of the losses Lender will incur by reason of late payment. The undersigned further agrees that proof of actual losses would be costly, inconvenient, impracticable, and extremely difficult to fix. Acceptance of the interest will not constitute a waiver of the default with respect to the overdue installment and will not prevent Lender from exercising any of the other rights and remedies available under this Note and/or the Loan Documents. Notwithstanding anything contained herein, the interest rate will not exceed the maximum rate permitted by applicable law.

7. SECURITY.

This Note is secured, among other security, by security instruments covering real property and personal property of the undersigned located in California, including, without limitation, the Deed of Trust, which Deed of Trust creates a lien on that certain real and personal property described therein.

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8. EVENT OF DEFAULT.

The occurrence of any of the following shall be deemed to be an event of default (“Event of Default”) hereunder:

(a) default in the payment of principal and/or interest, and/or any other sum advanced by Lender pursuant to the terms and provisions of this Note and/or the Loan Documents within five (5) days from the date due; and/or

(a) the failure to perform any of the terms, provisions, and obligations of the Borrower pursuant to the Loan Documents within thirty (30) days from the receipt of written notice from the Lender (the “30 Day Notice”) that such performance was due; provided, ho wever that if such failure is not reasonably susceptible to cure within said thirty (30) days from receipt of the 30 Day Notice and provided that (i) Borrower shall have in good faith undertaken such cure within said thirty (30) day period and (ii) Borrowe r shall have diligently prosecuted such cure thereafter, Borrower shall have an additional one hundred and twenty (120) days to prosecute if such cure is directly related to Developer’s affordable obligations in the Density Bonus Agreement, and a reasonable time to prosecute such cure for all other cures

(c) if any event occurs that is an Event of Default under any of the Loan Documents , or Borrower defaults on any other loans secured against the Property and fails to timely cure within as required by any such loans, including any approved Additional Borrower Financing, as defined in the Loan Agreement.

9. REMEDIES.

Upon the occurrence, and during the continuance, of an Event of Default, then at the sole election and option of the holder hereof, the entire balance of principal together with all accrued interest thereon, and all other amounts payable by Borrower under the Loan Documents shall, without demand or notice, immediately become due and payable. Upon the occurrence of an Event of Default (and so long as such Event of Default shall continue), the entire balance of principal hereof, together with all accrued int erest thereon, all other amounts due under the Loan Documents, and any judgment for such principal, interest, and other amounts due under the Loan Documents, shall bear interest at the Default Interest Rate, subject to the limitations contained in Section 14 hereof. No delay or omission on the part of the holder hereof in exercising any right or remedy under this Note and/or under any of the other Loan Documents hereof shall operate as a waiver of such right.

In addition, and without limiting any other remedy available under law or equity, upon the occurrence, and during the continuance of an Event of Default, Lender may elect , upon written notice to Borrower, to terminate the right to forgiveness of the unpaid principal, interest, or other amounts owed by Borrower under the Loan Documents or this Note. Upon such written notice of termination (“Notice of Termination”) , Borrower shall be deemed to have forfeited the right to forgiveness of the Loan, inclusive of unpaid principal, interest, or any other obligation under the Loan Documents or this Note, and all such amounts shall be due and payable in accordance with the provisions of the Loan Documents and this Note.

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10. WAIVER.

Borrower hereby waives diligence, demand for payment, presentment for payment, protest, notice of nonpayment, notice of protest, notice of intent to accelerate, notice of acceleration, notice of dishonor, and all other notices or demands of any kind (except notices specifically provided for in the Loan Documents, if any). Borrower waives to the full extent permitted by law, the right to plead any and all statutes of limitations and/or any defenses relating to marshaling of assets as a defense.

11. CHANGE, DISCHARGE, TERMINATION, OR WAIVER.

No provision of this Note may be changed, discharged, terminated, or waived except in a writing signed by the party against whom enforcement of the change, discharge, termination, or waiver is sought. No failure on the part of the holder hereof to exercise and no delay by the holder hereof in exercising any right or remedy under this Note and/or the Loan Documents and/or under the law shall operate as a waiver thereof.

12. ATTORNEY’S FEES.

The undersigned agrees to pay all reasonable costs including, without limitation, reasonable attorney fees, incurred by the holder of this Note in enforcing payment, whether or not suit is filed, including, without limitation, all costs, attorney fees, and expenses incurred by the holder of this Note in connection with any bankruptcy, reorganization, arrangement, or other similar proceedings involving the undersigned that in any way affects the exercise by the holder of this Note of its rights and remedies under this Note. All costs incurred by the holder of this Note in any action undertaken to obtain relief from the stay of bankruptcy statutes are specifically included in those costs and expenses to be paid by the undersigned. Borrower will pay to Lender all attorney fees and other costs referred to in this Section 1 2 on demand, together with interest from the date of the demand at the Default Rate until paid.

13. SEVERABILITY.

If any provision of this Note is unenforceable, the enforceability of the other provisions shall not be affected and they shall remain in full force and effect.

14. INTEREST RATE LIMITATION.

Borrower hereby agrees to pay an effective rate of interest that is the sum of the interest rate provided for herein, together with any additional rate of interest resulting from any other charges of interest or in the nature of interest paid or to be paid in connection with the Loan, including, without limitation, the Loan Fee and any other fees to be paid by Borrower pursuant to the provisions of the Loan Documents. Lender and Borrower agree that none of the terms and provisions contained herein or in any of the Loan Documents shall be construed to create a contract for the use, forbearance or detention of money requiring payment of interest at a rate in excess of the maximum interest rate permitted to be charged by the laws of the State of California. I n such Redlands Regular Meeting of 10/01/24
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event, if any holder of this Note shall collect monies which are deemed to constitute interest which would otherwise increase the effective interest rate on this Note to a rate in excess of the maximum rate permitted to be charged by the laws of the State of California, all such sums deemed to constitute interest in excess of such maximum rate shall, at the option of the holder, be credited to the payment of other amounts payable under this Note and/or the Loan Documents or returned to Borrower.

15. NUMBER AND GENDER.

In this Note the singular shall include the plural and the masculine shall include the feminine and neuter gender, and vice versa.

16. HEADINGS.

Headings at the beginning of each numbered section of this Note are intended solely for convenience and are not part of this Note.

17. CHOICE OF LAW.

THIS NOTE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE

WITH THE LAWS OF THE STATE OF CALIFORNIA WITHOUT GIVING EFFECT TO CONFLICT OF LAWS PRINCIPLES.

18. INTEGRATION.

The Loan Documents contain the complete understanding and agreement of the holder hereof and Borrower and supersede all prior representations, warranties, agreements, arrangements, understandings, and negotiations.

19. BINDING EFFECT.

The Loan Documents will be binding upon, and inure to the benefit of, the holder hereof, Borrower, and their respective successors and assigns. Borrower may not assign its obligations under the Loan Documents.

20. TIME OF THE ESSENCE.

Time is of the essence with regard to each provision of the Loan Documents as to which time is a factor.

21. SURVIVAL.

The representations, warranties, and covenants of the Borrower in the Loan Documents shall survive the execution and delivery of the Loan Documents and the making of the Loan.

22. NONRECOURSE.

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This Note is a nonrecourse obligation of Borrower. Neither Borrower nor any of its officers, directors, members, or general and limited partners shall have any personal liability for repaying the principal or interest of the Note. In any action brought to enforce the obligations of Maker under this Note, the Deed of Trust or any other instrument or agreement evidencing, securing or relating to the indebtedness evidenced by this Note, the judgment or decree shall be enforceable against Borrower solely and only to the extent of its interest in the property described in the Deed of Trust or its interest in any other security provided by Borrower as security for this Note, and Lender shall not seek any deficiency judgment against the Borrower.

The foregoing provisions shall not prevent recourse to the collateral security for the loan, including but not limited to all contracts, documents, reports, surveys, materials, architectural drawings and specifications and other information related to the Project, or constitute a waiver, release or discharge of or otherwise affect the obligation to pay, any indebtedness evidenced by the loan documents executed in connection with the Project or limit the right of any person to name the Borrower or any other person claiming an interest in or right to such collateral as party defendant in any action or suit for judicial foreclosure or in the exercise of any other remedy, including injunctive or other equitable relief, under any of the loan documents executed in connection with this Development so long as no deficiency judgment shall be sought against the Borrower.

23. JOINT AND SEVERAL OBLIGATIONS. If this Note is signed by more than one party as Borrower, all obligations of Borrower herein shall be the joint and several obligations of each party executing this Note as Borrower.

MAKER / BORROWER:

Venue at Orange LLC, a Delaware Limited Liability Company

By:

Name: Tim Barzal
Title:

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ACKNOWLEDGEMENT

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

STATE OF CALIFORNIA )

COUNTY OF )
On _________________, 2024 before me, , Notary Public, personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature:

(seal)

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ATTACHMENT NO. 3

FORM OF DEED OF TRUST

RECORDING REQUESTED BY
AND WHEN RECORDED MAIL TO:

City of Redlands
35 Cajon Street
Redlands, California 92373
Attn: City Manager

Space above line for Recorder’s use only
Exempt from Filing and Recording Fees
Govt. Code §§ 6103, 27383

CITY OF REDLANDS

DEED OF TRUST, ASSIGNMENT OF RENTS, SECURITY AGREEMENT AND

FIXTURE FILING

This Deed of Trust is made as of ________, 202__, among VENUE AT ORANGE LLC, a Delaware Limited Liability Company (“TRUSTOR”), whose address is _____________; _________ (“TRUSTEE”), whose address is _______________, and the CITY OF REDLANDS, as beneficiary (“BENEFICIARY”), whose address is 35 Cajon Street Redlands, California 92373.

Trustor irrevocably grants, conveys, transfers, and assigns to Trustee in trust, with power of sale and right of entry and possession, all of Trustor’s estate, right, title, and interest in, to and under the following property (collectively, the “ Property”): (a) the real property in San Bernardino County, California, described on Exhibit A attached hereto and incorporated herein by this reference, together with all existing and future easements and rights affording access to it (the “ Land”), (b) together wi th all buildings, structures, and improvements now existing or hereafter constructed thereon (the “ Improvements”), (c) together with all articles of personal property now or hereafter attached to, placed upon for an indefinite term, or used in connection with the Land and/or Improvements, together with all goods and other property that are, or at any time become, so related to the Property that an interest in them arises under real estate law, or they are otherwise adjudged to be a “fixture” under applicabl e law (each a “ Fixture,” collectively “Fixtures”), (d) together with all other property and interests of any kind or character which may be reasonably necessary or desirable to promote the present and future beneficial use and enjoyment of such real property and improvements.

1. Secured Obligations. Trustor makes the grant, conveyance, transfer, and assignment herein for the purpose of securing the following obligations (the “ Secured Obligations”): (a) payment of the sum of One Million Five Hundred Thousand Dollars ($1,500,000.00) with interest thereon according to the terms of a promissory note (the “Note”) of even date herewith, executed by Trustor in favor of Beneficiary or order and any extension or Redlands Regular Meeting of 10/01/24
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renewals thereof; and performance of each agreement and obligation of Trustor under that certain Affordable Housing Loan Agreement executed by Trustor and Beneficiary dated _____________, 2024 (the “ Loan Agreement”), providing for a loan from the City in exchange for Trustor maintaining affordable units on the Property (the “ Project”)(e) obligations under the Density Bonus Agreement and Declaration of Affordable Housing Covenants and Restrictions dated of even date herewith (the “Density Bonus Agreement”) recorded against the Property on even date with this Deed of Trust. The payment of the amount owing pursuant to the terms of the Note by Trustor does not extinguish the rights of the Beneficiary under the Density Bonus Agreement. This Deed of Trust shall secure the Beneficiary against any default under the Density Bonus Agreement for the term of the Density Bonus Agreement.

2. Maintenance and Repair. Trustor shall (a) keep the Property in good condition and repair and not remove or demolish any building except as may be necessary to construct the Project; (b) complete or restore promptly and in good and workmanlike manner any building which may be constructed, damaged or destroyed; (c) pay when due all claims for labor performed and materials furnished; (d) comply with all laws affecting the Property or requiring any alterations or improvements to be made; (e) not commit or permit waste; and (f) cultivate, irrigate, fertilize, fumigate, prune, and do all other acts which from the character or use of the Property may be reasonably necessary.

3. Insurance. Trustor shall maintain hazard insurance against loss by fire, hazards included with the term “extended coverage,” and any other hazards for which Beneficiary requires insurance, and liability insurance as set forth in the Loan Agreement. The insurance carrier and the insurance policies and amounts of coverage shall comply with the terms of the Loan Agreement or shall otherwise be acceptable to Beneficiary, the policies shall name Beneficiary as a loss payee or an additional insured, as applicab le, the policies shall include Beneficiary as an additional insured, as applicable.

4. Defense of Security. Trustor shall appear in and defend any action or proceeding purporting to affect the security or the rights or powers of Beneficiary or Trustee. Trustor shall pay all costs and expenses, including costs of evidence of title and attorneys’ fees, in any s uch action or proceeding in which Trustee or Beneficiary may appear, and in any suit brought by Beneficiary to foreclose this Deed of Trust.

5. Payment of Taxes and Liens. Trustor shall pay (a) at least 10 days before delinquency, all non -abated taxes and assessments affecting the Property, including water stock assessments; (b) when due, all encumbrances, charges, and liens, with interest, on the Property, which are or ap pear to be prior or superior to this Deed of Trust; and (c) upon demand all reasonable and documented costs, fees, and expenses of this Deed of Trust. If Trustor fails to make any payment or to do any act provided for in this De ed of Trust after written notice of such failure by Beneficiary and a reasonably opportunity to cure, then Beneficiary or Trustee may, without obligation to do so, and with or without notice to or demand upon Trustor, and without releasing Trustor from any obligation under this Deed of Trust: (w) make or do the same in such manner and to such extent as either may deem necessary to protect the security, Beneficiary or Trustee being authorized to enter upon the Property for such purposes; (x) appear in or commence any action or proceeding purporting to affect the security, or the rights or powers of Beneficiary Redlands Regular Meeting of 10/01/24
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or Trustee; ( y) pay, purchase, contest or settle any encumbrance, charge or lien which in the judgment of either appears to be senior to this Deed of Trust; and (z) in exercising any such powers, pay allowable expenses, including attorneys’ fees.

6. Reimbursement of Costs. Trustor shall pay upon demand all reasonable and documented sums expended by Beneficiary or Trustee provided for in this Deed of Trust or allowed by law, with interest from date of expenditure at the maximum rate provided in the Note.

7. No Waiver. By accepting payment of any sum after its due date, Beneficiary does not waive its right either to require prompt payment when due of all other sums or declare a default for failure to pay.

8. Reconveyance. That upon written request of Beneficiary stating that all sums secured hereby have been paid, and upon surrender of this Deed of Trust and said note or notes to Trustee for cancellation and retention or other disposition as Trustee in its sole discretion m ay choose and upon payment of its fees, Trustee shall reconvey, without warranty, the property then held hereunder. The recitals of such reconveyance of any matters or facts shall be conclusive proof of the truthfulness thereof. The Borrower in such reconveyance may be described as “the person or persons legally entitled thereto.”

9. Assignment of Rents. Subject to the rights of senior lenders, Trustor hereby absolutely and unconditionally assigns to Beneficiary all of the rents, issues, profits, royalties, revenues, income, and other benefits (collectively, the “ Rents”) derived from the Property, whether now due, past due or to become due, and hereby gives to and confers upon Beneficiary, either directly or through a receiver, the right, power, and authority, but not the obligation, to collect the Rents, and to sue, ei ther in the name of Trustor or Beneficiary, for all such Rents and to apply the same to the indebtedness secured hereby in such order as Beneficiary may determine in its sole discretion. This assignment of Rents is intended to create and shall be construed to create an absolute assignment to Beneficiary of all of Trustor’s right, title, and interest in the Rents.

So long as no default exists by Trustor in the payment of any indebtedness secured hereby, or in any other covenant contained herein, or in said note or notes or in any other document evidencing or securing such indebtedness, Trustor shall have the right to collect all Rents from the Property and to retain, use, and enjoy the same. Upon the occurrence of such a default beyond any applicable notice and cure period s, without the necessity of demand or other notice to Trustor or any other act to enforce Beneficiary’s interest pursuant to this assignment, Trustor shall have no interest whatsoever in the Rents that are received by Trustor after a default, and all such Rents shall be received and held by Trustor in constructive trust for Beneficiary and delivered promptly to Beneficiary, or to a court -appointed receiver for the Property, without the necessity for further notice to, or demand upon, Trustor. Upon the occurrence of such a default, beyond any applicable notice and cure periods, and at any time thereafter during the continuance thereof, Beneficiary may, at its option, send any tenant of the Property a notice to the effect that: (a) a default has occurred; (b) Beneficiary has elected to exercise its rights under this assignment; and (c) such tenant is thereby directed to thereafter make all payments of Rents to or for the benefit of Beneficiary or as Beneficiary shall direct. Any such tenant shall be entitled to rely upon any notice from Beneficiary and shall be protected with respect to any payment of Rents made pursuant to such notice, irrespective of whether a dispute exists between Trustor and Beneficiary with respect Redlands Regular Meeting of 10/01/24
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to the existence of a default or the rights of Beneficiary hereunder. Any such tenant shall not be required to investigate or determine the validity or accuracy of such notice or the validity or enforceability of this assignment. Trustor hereby agrees to indemnify, defend, and hold any such tenant harmless from and against any and all losses, claims, damages or liabilities arising from or related to any payment of Rents by such tenant made in reliance on and pursuant to such notice.

10. Default and Foreclosure. Upon default by Trustor in payment or performance of any Secured Obligation, subject to any applicable notice and cure period, Beneficiary may declare all sums secured immediately due and payable by delivery to Trustee of a declaration of default and demand for sale and of a notice of default and of a notice of sale, which notice Trustee shall cause to be filed for record. Beneficiary also shall deposit with Trustee this Deed of Trust, said note or notes, and all documents evidenc ing expenditures secured by this Deed of Trust. Upon default of any obligation secured by this Deed of Trust and acceleration of all sums due, Beneficiary may instruct Trustee to proceed with a sale of the Property under the power of sale granted in this Deed of Trust, noticed and held in accordance with California Civil Code Sections 2924, et seq., as such statutes may be amended from time to time. Trustor waives all rights it may have to require marshaling of assets or to require sales of assets in any particular order, including any rights under California Civil Code Sections 2899 and 3455.

11. Distribution of Foreclosure Proceeds . The proceeds generated by any Foreclosure (“Proceeds”) shall be distributed as follows: (i) First, senior liens and encumbrances, which City consented to in writing (if any) on the Project shall be fully paid from the Proceeds; (ii) Second, Beneficiary shall be fully paid any amounts owing under the Secured Obligations; (iii) Third, to the Trustor to the extent the Trustor or its affiliate has unreimbursed predevelopment costs advanced in connection with the Project; (iv) Fourth, any remaining Proceeds shall be distributed in accordance with Californ ia Civil Code Section 2924(k) . Trustor expressly acknowledges and agrees that the Loan Agreement and this Deed of Trust constitutes a lien against the Project. In the event of a Foreclosure, Beneficiary’s Secured Obligations shall be considered a junior lien or encumbrance within the meaning of California Civil Code section 2924k(a)(3). As used herein, “Foreclosure” means any judicial or non-judicial foreclosure, trustee’s sale, deed-in- lieu transfer, short sale, or similar transaction.

12. Substitution of Trustee. Beneficiary, or any successor in ownership of any indebtedness secured hereby, may from time to time, by instrument in writing, substitute a successor or successors to any Trustee named herein or acting hereunder, which instrument executed by the Beneficiary and duly acknowledged and recorded in the office of the recorder of the county or counties where the Property is situated, shall be conclusive proof of proper substitution of such successor Trustee or Trustees, who shall, without conveyance from the Trustee predecessor, succeed to all its title, estate, rights, powers, and duties. Said instrument must contain the name of the original Trustor, Trustee, and Beneficiary hereunder, the book and page where this Deed of Trust is recorded, and the name and address of the new Trustee.

13. Successors and Assigns. This Deed of Trust applies to, inures to the benefit of, and binds all parties hereto, their heirs, legatees, devisees, administrators, executors, successors, and assigns. The term “Beneficiary” shall mean the owner and holder, including pledgees, of the secured note or notes, whether or not named as Beneficiary herein.

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14. Trustee Acceptance. Trustee accepts this trust when this Deed of Trust, duly executed and acknowledged, is made a public record as provided by law. Trustee is not obligated to notify any party hereto of pending sale under any other deed of trust or of any action or proceeding in which Trustor, Beneficiary or Trustee shall be a party unless brought by Trustee.

15. Further Assurances. Trustor shall, at its own cost and expense, do, execute, acknowledge, and deliver all and every such further acts, deeds, conveyances, mortgages, assignments, notices of assignments, transfers, and assurances as Trustee or Beneficiary shall from time to time reasonably require, for better assuring, conveying, assigning, transferring, and confirming unto Trustee the Property and rights hereby conveyed or assigned or intended now or hereafter so to be, or which Trustor may be or may hereafter become bound to convey or assign to Trustee, or for carrying out the intention or facilitating the performance of the terms of this Deed of Trust, or for filing, registering, or recording this Deed of Trust. Trustor shall, on demand, execute and deliver, and hereby authorizes Trustee and Beneficiary, or either of them, to execute in the name of Trustor, to the extent it may lawfully do so, one or more financing statements, chattel mortgages, or comparable security instruments, to evidence more effecti vely the lien hereof. Immediately upon the execution and delivery of this Deed of Trust, and thereafter from time to time, Trustor shall cause this Deed of Trust, and any security instruments creating a lien or evidencing the lien hereof upon any personal property and each instrument of further assurance, to be filed, registered, or recorded in such manner and in such places as may be required by any present or future law in order to publish notice of and fully to protect the lien hereof upon, and the title of Trustee to, the Property encumbered hereby.

16. Condemnation and Insurance Proceeds. Immediately upon obtaining knowledge of the institution of any proceedings for the condemnation or other taking of all or any portion of the Property, or knowledge of any casualty damage to the Property, or damage in any other manner, Trustor shall immediately notify Beneficiary thereof. Trustor hereby authorizes and empowers Beneficiary as attorney -in-fact for Trustor to make proof of loss, to adjust and compromise any claim under the insurance policies covering the P roperty, to appear in and prosecute any action arising from such insurance policies, to collect and receive insurance proceeds, and to deduct therefrom Beneficiary’s expenses incurred in the collection of such proceeds; provided, however, that nothing cont ained in this Section shall require Beneficiary to incur any expense or take any action hereunder. Trustor hereby authorizes and empowers Beneficiary, at Beneficiary’s option, as attorney-in-fact for Trustor, to commence, appear in, and prosecute, in Bene ficiary’s or Trustor’s name, any action or proceeding relating to any condemnation or other taking of all or any part of the Property, whether direct or indirect, and to settle or compromise any claim in connection with such condemnation or other taking. The proceeds of any award payment or claim for damages, direct or consequential, in connection with any condemnation or other taking, whether direct or indirect, of the Property, or any part thereof, or for conveyances in lieu of the Property, or any part thereof, shall be paid to Beneficiary. The foregoing powers of attorney are coupled with an interest and are irrevocable. Trustor hereby authorizes Beneficiary to apply such awards, payments, proceeds or damages relating to condemnation of the Property a nd insurance covering the Property, after the deduction of Beneficiary’s expenses incurred in the collection of such amounts, subject to the requirements of applicable law and the provisions hereof, to restoration or repair of the Property or to payment of the sums secured by this Deed of Trust. Beneficiary shall be under no obligation to question the Redlands Regular Meeting of 10/01/24
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Attachment 3

Page 6 ends

amount of any compensation, awards, proceeds, damages, claims, rights of action, and payments relating to condemnation or other taking of the Property or insured casualty affecting the Property, and may accept the same in the amount in which the same shall be paid. Trustor shall execute such further evidence of assignment of any awards, proceeds, damages or claims arising in connection with such condemnation or taking or such insurance as Beneficiary may require.

Notwithstanding the above, the Beneficiary shall release all insurance and condemnation proceeds to Trustor to be used to reconstruct the improvements on the Property provided that Beneficiary reasonably determines that such restoration, repair or rebuilding is economically feasible , provided, Beneficiary acknowledges and agrees that if any casualty affects the Property at any point after the execution of this Deed of Trust and prior to the construction of the Trustor’s new Improvements, the Trustor shall not be obligated to reconstruct any improvements on the Property.

If such insurance proceeds shall be insufficient for such purposes, Trustor shall make up the deficiency. If the Project is subject to a partial condemnation or taking, then the proceeds received therefrom shall be applied to restore the Project taken, provided the Beneficiary determines that such restoration is economically feasible and no default exists under the Loan Documents following the expiration of all applicable cure periods. If the Project is subject to a total condemnation, or if Beneficiary determines that restoration of the Project is not feasible following a partial condemnation, or if a default exists then the proceeds from any condemnation award or claim for damages shall be used first to repay all sums under the Note, with the excess, if any, paid to Trustor, subject to the rights of the senior lender.

17. Severability. If any one or more of the provisions contained in this Deed of Trust shall for any reason be held to be invalid, illegal, or unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provisions of this Deed of Trust, but this Deed of Trust shall be construed as if such invalid, illegal, or unenforceable provision had never been contained herein or therein, but only to the extent of such invalidity.

18. Estoppel Certificate. Trustor shall, within thirty (30) days of a written request from Beneficiary, furnish Beneficiary with a written statement, duly acknowledged, setting forth the sums secured by this Deed of Trust and any right of set -off, counterclaim or other defense which exists against such sums and the obligations of this Deed of Trust.

19. California Uniform Commercial Code Security Agreement; Fixture Filing.

Trustor hereby grants Beneficiary a security interest in all personal property of Trustor located on the Property and wherever located and used in any way in connection with or in any way relating to the Property, and whether now owned or hereafter in exi stence, acquired or created (including equipment, inventory, goods, documents, instruments, general intangibles, chattel paper, accounts, accounts receivable, deposit accounts, and contract rights), and all fixtures of Trustor now owned or hereafter in existence, acquired or created on, of or relating to the Property, and all substitutions, replacements, additions, accessions, and proceeds (including insurance proceeds) of all of the foregoing (collectively, the “Personal Property”). Beneficiary may file this Deed of Trust, or a reproduction hereof, in the real estate records or other appropriate index, as a financing statement for the Personal Property. Any reproduction of this Deed of Trust or of any other security agreement or financing statement shall be sufficient as a financing statement. In addition, Trustor shall execute and deliver to Beneficiary, upon Beneficiary’s request, any financing statements, as well as extensions, renewals, and amendments thereof, and reproductions of this Deed of Trust in Redlands Regular Meeting of 10/01/24
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such form as Beneficiary may require to perfect a security interest with respect to the Personal Property. Trustor shall pay all costs of filing such financing statements and any extensions, renewals, amendments, and releases thereof, and shall pay all re asonable costs and expenses of any record searches for financing statements Beneficiary may reasonably require. Upon Trustor’s breach of any covenant or agreement of Trustor contained in this Deed of Trust, including the covenants to pay when due all sums secured by this Deed of Trust, Beneficiary shall have the remedies of a secured party under the California Uniform Commercial Code and, at Beneficiary’s option, may also invoke any remedies provided in this Deed of Trust as to the Personal Property.

In exercising any of such remedies, Beneficiary may proceed against the Property and any of the Personal Property separately or together and in any order whatsoever, without in any way affecting the availability of Beneficiary’s remedies under the California U niform Commercial Code or the remedies provided in the Deed of Trust. This Deed of Trust also covers goods which are or which are to become fixtures on the Property and constitutes and is filed as a fixture filing under the California Uniform Commercial Code.

20. Subordination. This Deed of Trust shall be subordinated to a construction lender and, upon refinancing the construction loan, a permanent lender on the Project, upon City’s written approval, which shall not be unreasonably withheld, for a subordination agreement in favor of a construction and permanent lender in a form and substance acceptable to such lenders. [CONTINUED ON NEXT PAGE]
Redlands Regular Meeting of 10/01/24
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The undersigned Trustor requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to Trustor at Trustor’s address hereinbefore set forth, and to Trustor’s limited partner at its address set forth in the Loan Agreement entered into by and between Trustor and Beneficiary referenced in Section 1, above.

TRUSTOR:

Venue at Orange LLC, a Delaware Limited Liability Company

By:

Name: Tim Barzal
Title:

Redlands Regular Meeting of 10/01/24
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AGENDA VERSION
Exhibit A

EXHIBIT A

LEGAL DESCRIPTION OF THE PROPERTY

Redlands Regular Meeting of 10/01/24
280 of 932

17942.00155\42719256.1

ACKNOWLEDGEMENT

STATE OF CALIFORNIA )

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature:

(seal)

Redlands Regular Meeting of 10/01/24
281 of 932

17942.00155\42719256.1

ACKNOWLEDGEMENT

STATE OF CALIFORNIA )

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature:

(seal)

Redlands Regular Meeting of 10/01/24
282 of 932
0 A101
1 Ref
1 Ref 1
Ref
1 Ref
A101
1 SIM
Name
Elevation
?
1 A101
SIM
/1 A101
1t
1t

GRID LINE

CENTER LINE

VIEW NAME

VIEW NUMBER

SHEET REFERENCE

EXTERIOR ELEVATION REFERENCE TAG

EXTERIOR ELEVATION REFERENCE TAG
A101
1Ref
1Ref
1Ref
1Ref

VIEW NUMBER

SHEET REFERENCE

CALLOUT HEADS

VIEW NUMBER

SHEET REFERENCE

LEVEL NAME
LEVEL HEIGHT, RELATIVE TO GROUND LEVEL.

REFER TO CIVIL DRAWINGS FOR PAD HEIGHTS

SECTION NUMBER

SHEET REFERENCE

SECTION TAIL

SPOT ELEVATION

KEYNOTE

VIEW REFERENCE

SHEET REFERENCE

WINDOW TAG

DOOR TAG

EXIT SIGNAGE

VIEW NAME

VIEW SCALE

VIEW NUMBER

VIEW BOX
THE PROJECT WILL RESTRICT FIFTEEN PERCENT (15%) OF THE
PROJECT’S UNITS (A TOTAL OF 50 UNITS) FOR VERY LOW-INCOME HOUSEHOLDS (COLLECTIVELY, THE “AFFORDABLE UNITS”). IN

EXCHANGE, DEVELOPER SEEKS APPROVAL OF A DENSITY BONUS
TO ADD 164 UNITS AND THE FOLLOWING CONCESSIONS
A DENSITY BONUS EQUAL TO FIFTY PERCENT (50%) FOR THE
PROPOSED THREE-HUNDRED AND TWENTY-EIGHT (328) BASE
UNITS FROM PHASE 1, RESULTING IN A DENSITY THAT ALLOWS AN ADDITIONAL ONE-HUNDRED AND SIXTY FOUR (164) UNITS FOR
PROPOSED PHASE 2. DEVELOPER IS ENTITLED TO CONSTRUCT UP TO FOUR HUNDRED AND NINETY TWO (492) TOTAL UNITS ON THE PROPERTY.

Density Bonus,Concessions,Waivers:
architecture
interiors
planning
1177 Idaho Street, Suite 200
Redlands, CA 92374
Phone: 909-335-7400
Fax: 909-335-7299
[email protected]
owner approval
revisions/addenda
project information
sheet name
sheet number
initials date phase
Project Number:

Drawn By:

Checked By:

Issue Date:

Sheet Of Sheets
GWM
© 2017 Miller Architectural Corporation
Project Title
Project Information
Vicinity MapLocation MapSymbols
Abbreviations
Building Data City Standard Notes
Directory
--A--
AB anchor bolt
ABV above
AC asphaltic concrete
A/C air conditioning
ADD addendum
AGG aggregate
ALT alternate
ALUM aluminum
APROXapproximate
ARCH architect(ural)
AUTO automatic
--B--
BD board
BEL below
BET between
BIT bituminous
BLDG building
BLK block
BLKG blocking
BM bench mark
BOT bottom
BRG bearing
BRZ bronze
BUR built up roofing
BW both ways
--C--
CAB cabinet
CAD cadmium
CB catch basin
CEM cement
CER ceramic
CFT cubic foot
CI cast iron
CIR circle
CIRC circumference
CLG ceiling
CLL contract limit line
CLR clear(ance)
CLS closure
CM centimeter
CMU concrete masonry unit
COL column
COMB combination
COMP composition
CONC concrete
CONT continuous/ continue
CONTRcontract(or)
CONSTconstruction
CORR corrugated
CPR copper
CPT carpet(ed)
CYD cubic yard
--D--
DEMO demolish, demolition
DH double hung
DIAG diagonal
DIAM diameter
DIM dimension
DIV division
DR door
DS downspout
DTL detail
DWG drawing
DWR drawer
--E--
E east
EF each face
ELEV elevation
ELEC electric(al)
EMER emergency
ENC enclosure
EP electrical panelboard
EQ equal
EQUIP equipment
EST estimate
EWC electric water cooler
EXIST existing
EXHST exhaust
EXP exposed
EXT exterior
--F--
FA fire alarm
FD floor drain
FE fire extinguisher
FFE finished floor elevation
FFL finished floor line
FIN finish(ed)
FLR floor(ing)
FLUOR fluorescent
FND foundation
FTG footing
--G--
GA gage, gauge
GI galvanized iron
GL glass, glazing
GP galvanized pipe
GYP.BD.gypsum board
GRD grade, grading
GSS galvanized steel
GV galvanized
--H--
HB hose bibb
HC hollow core
HD heavy duty
HDR header
HDW hardware
HGT height
HM hollow metal
HOR horizontal
HTG heating
HVAC heating / ventilating air
conditioning
HWD hardwood
--I--
ID inside diameter
INCL include(ing)
INSUL insulate(ion)
INT interior
INV invert
JST joist
JT joint
KIT kitchen
KO knockout
--L--
LAB laboratory
LAM laminate(d)
LAV lavatory
LBL label
LH left hand
LL live load
LT light
LTL lintel
LW lightweight
--M--
MAS masonry
MAX maximum
MB machine bolt
MBR member
MC medicine cabinet
MECH mechanic
MED medium
MET metal
MFR manufacture(er)
MH manhole
MIN minimum
MIR mirror
MISC miscellaneous
MLD molding, moulding
MM millimeter
MT mount(ed, ing)
MTL material(s)
--N--
N north
NAT natural
NIC not in contract
NOM nominal
NTS not to scale
--O--
OA overall
OBSC obscure
OC on center
OD outside diameter
OH overhead
OPG opening
OPP opposite
--P--
PAR parallel
PB panic bar
PCC precast concrete
PCF pounds per cubic foot
PED pedestal
PERF perforate(d)
PRE.FAB. prefabricate(d)
PFL pounds per linear foot
PIP poured in place
PL property line
PLT plate
PLAS plaster
PLYWD plywood
PNL panel
PNT paint(ed)
PSF pounds per square foot
PSI pounds per square inch
PT point
PVC polyvinyl chloride
--R--
RA return air
RAD radius
RCP reinforced concrete pipe
RD roof drain
REFR refrigerator
REG register
REM remove
RET return
RFG roofing
RH right hand
RM room
RO rough opening
ROW right of way
--S--
S south
SC solid core
SCH schedule
SD storm drain
SEC section
SH shelf, shelving
SHT sheet
SIM similar
SPEC specification(s)
SPK speaker
SQ square
SS stainless steel
ST steel
STA station
STD standard
STO storage
STR structural
SUS suspended
SYM symmetry(ical)
SYS system
--T--
TEL telephone
T&G tongue & groove
THK thick(ness)
TV television
TYP typical
--U--
UNO unless noted otherwise
UR urinal
--V--
VERT vertical
VIN vinyl
--W--
W west
W/ with
W/O without
WC water closet
WD wood
WH water heater
WI wrought iron
WIN window
WPT working point
WR water repellant
WWF welded wire fabric
C:\Users\christos\Desktop\2100098.RA_SDH Redlands_Site [email protected] 2100098.RA
CwH
6/17/24

GENERAL

INFORMATION
G-001

THE VENUE -PHASE II

LUXVIEW PROPERTIES
1600 ORANGE AVE
REDLANDS, CALIFORNIA 92373
11230 Sorrento Valley Road, Suite 140, San Diego, CA 92121 theLuxView.com | [email protected]

THE VENUE - PHASE II
1600 ORANGE AVE
REDLANDS, CALIFORNIA 92373
Typical Building Data:

TYPE OF CONSTRUCTION: VA
OCCUPANCY CLASSIFICATION: R-2, S-2, A-2
AUTOMATIC FIRE SPRINKLERS: NFPA13, IN ACCORDANCE WITH 903.3.1.1 LAND USE DISTRICT: EV2500
NATURE OF BUSINESS: Multi-Family Residential Apartments General Notes:

1. QUANTITIES LISTED ON THESE DOCUMENTS ARE FOR AGENCY
APPROVAL ONLY. THE CONTRACTOR IS RESPONSIBLE FOR
VERIFYING ALL QUANTITIES FOR BIDDING PURPOSES.

2. EXIT SIGNAGE, EMERGENCY LIGHTING AND PATHWAY LIGHTING SHALL BE FIELD TESTED PRIOR TO FINAL APPROVAL. ADDITIONAL

EXIT SIGNAGE, EXIT DIRECTIONAL SIGNAGE, EMERGENCY LIGHTING AND PATHWAY LIGHTING MAY BE REQUIRED AT THAT TIME.

Deferred Submittals:

THE FOLLOWING ITEMS ARE THE RESPONSIBILITY OF THE GENERAL

CONTRACTOR AND SHALL BE SUBMITTED AND APPROVED PRIOR TO CONSTRUCTION:

1. FIRE ALARM AND FIRE SPRINKLER PLANS. SYSTEM SHALL BE DESIGNED TO MEET ALL REQUIREMENTS OF NFPA13 AND LOCAL
JURISDICTION REQUIREMENTS.

A. WHERE ACCESS TO OR WITHIN A STRUCTURE IS RESTRICTED
DUE TO SECURED OPENINGS, A "KNOX" RAPID ENTRY KEY
SYSTEM WILL BE REQUIRED. THE KEY BOX OR SWITCH SHALL BE

LOCATED IN AN ACCESSIBLE LOCATION, AS DETERMINED BY THE FIRE DEPARTMENT.

B. UNDERGROUND PRIVATE FIRE SERVICE WATER MAINS AND

APPURTENANCES
C. STANDPIPES FOR 2ND AND 3RD FLOORS BASED ON FIRE ACCESS AND STAFFING IMPACTS.

D. AUTOMATIC GATES ACROSS FIRE APPARATUS ACCESS

ROADWAYS

2. STOCKPILE PERMIT, TO BE PROVIDED SEPARATELY.

3. PHOTOVOLTAIC SYSTEMS AND ENERGY STORAGE SYSTEMS /
BATTERIES SHALL COMPLY WITH CFC 605 AND 608, INCLUDING

PLACEMENT, CLEARANCES, EQUIPMENT IDENTIFACTION AND THE
ASSOCIATED FIRE SAFETY REQUIREMNETS.

4. SWIMMING POOL & HOT TUB

5. MONUMENT SIGNAGE SHALL BE REVIEWED AND APPROVED BY
SEPARATE RIGN REVIEW PRIOR TO ISSUANCE OF A SIGN PERMIT.

6. PREFABRICATED TRUSSES

7. CIVIL ART REQUIRED PER THE CONDITIONS OF APPROVAL

8. SECURITY AND SURVAILLANCE SYSTEMS

9. CULTURAL ARTS PER CONDITIONS OF APPROVAL, SHALL BE

APPROVED BY THE CULTURAL ARTS COMMISSSION PRIOR TO
ISSUANCE OF CERTIFICATE OF OCCUPANCY.

10. UNDERGROUND PRIVATE FIRE SERVICE WATER MAINS AND

APPURTENANCES

11. STANDPIPES FOR 2ND AND 3RD FLOORS BASED ON FIRE ACCESS AND STAFFING IMPACTS.

12. AUTOMATIC GATES ACROSS FIRE APPARATUS ACCESS ROADWAYS

13. SIGNAGE RELATING TO FIRE PROTECTION EQUIPMENT, ROOM AND

UTILITIES

14. STAIRWAYS WILL BE A DEFERRED SUBMITTAL

15. CARPORTS WILL BE A DEFERRED SUBMITTAL
Site Data:

SITE
I-10 FWY
SITE
OWNER:

LUXVIEW PROPERTIES
PRIMARY CONTACT: TIM BARZAL
2358 UNIVERSITY AVE. #33
SAN DIEGO, CA 92104
PHONE: (619) 291-2229
WEBSITE: THELUXVIEW.COM

ARCHITECT
MILLER ARCHITECTURAL CORP.

PRIMARY CONTACT: CHRISTOS HARDT, AIA
1177 IDAHO ST SUITE 200
REDLANDS, CA 92374
PHONE: (909) 335-7400
WEBSITE: WWW.MILLER-AIP.COM
CIVIL:

TRANSTECH
PRIMARY CONTACT: DAVID MLYNARSKI
413 MACKAY DR.

SAN BERNARDINO, CA 92408
PHONE: (909) 384-7464
WEBSITE: WWW.TRANSTECH.ORG
EXPEDITOR:

URBAN ENVIRONS
PRIMARY CONTACT: PAT MEYER
133 S VINE ST.

REDLANDS, CA 92373
PHONE: (909) 798-4446
LANDSCAPE ARCHITECT:

STB LANDSCAPE ARCHITECTS, INC.

PRIMARY CONTACT: SHAWN BURCH
15 SOUTH 5TH ST.

REDLANDS, CA 92373
PHONE: (909) 798-7490
WEBSITE: WWW.STBLANDARCH.COM

STRUCTURES HAVE ROOFS AND EXTERIOR WALLS COMPRISED OF

SHEET METAL SHALL NOT BE LOCATED CLOSER THAN ONE-
HUNDRED (100') FEET FROM ANY DEDICATED STREET AND SHALL NOT BE VIEWABLE FROM ANY PUBLIC RIGHT-OF-WAY.

GOUVIS ENGINEERING
PRIMARY CONTACT STRUCTURAL: HUAN NGUYEN
PRIMARY CONTACT MPE: LARRY CAVANAUGH
15 STUDEBAKER,
IRVINE CA 92618
PHONE: (949)752-1612
WEBSITE: WWW.GOUVISGROUP.COM

RGI, UTILITY

CONSULTANTS
PRIMARY CONTACT: BOB GREGORY
200 SOUTH MAIN STREET -SUITE 316
CORONA, CA 92882
PHONE: (951) 279-7900

1. REDUCE CONSTRUCTION WASTE BY RECYCLING OR SALVAGING FOR RE-USE A MINIMUM OF 65 PERCENT OF THE NONHAZARDOUS CONSTRUCTION AND DEMOLITION DEBRIS, OR

MEET THE LOCAL CONSTRUCTION AND DEMOLITION WASTE MANAGEMENT ORDINANCE, WHICHEVER IS MORE STRINGENT. CGBC 5.408

2. PROVIDE A CONSTRUCTION WASTE MANAGEMENT PLAN AND DOCUMENTATION DEMONSTRATING COMPLIANCE WITH THE PLAN SHALL BE SUBMITTED THAT: A.

IDENTIFIES THE MATERIALS TO BE DIVERTED FROM DISPOSAL BY EFFICIENT USAGE, RECYCLING, REUSE ON THE PROJECT OR SALVAGE FOR FUTURE USE OR SALE. B.

DETERMINES IF MATERIALS WILL BE SORTED ON-SITE OR MIXED FOR TRANSPORTATION TO A DIVERSION FACILITY. C. IDENTIFIES THE DIVERSION FACILITY WHERE THE MATERIAL COLLECTION WILL BE TAKEN. D. SPECIFIES THAT THE AMOUNT OF MATERIALS DIVERTED SHALL BE CALCULATED BY WEIGHT OR VOLUME, BUT NOT BY BOTH. CGBC 5.408.1.1

3. READILY ACCESSIBLE AREAS FOR RECYCLING PAPER, CORRUGATED CARDBOARD, GLASS, PLASTICS, AND METALS SHALL BE PROVIDED TO SERVE THE ENTIRE BUILDING.

CGBC 5.410.1

4. THE HVAC SYSTEM SHALL BE BALANCED IN ACCORDANCE WITH APPROVED NATIONAL STANDARDS. CGBC 5.410.4.3.1

5. A FINAL REPORT SIGNED BY THE INDIVIDUAL RESPONSIBLE FOR PROVIDING SERVICES SHALL BE PROVIDED AFTER COMPLETION OF TESTING, ADJUSTING AND BALANCING.

CGBC 5.410.4.4

6. ALL DUCT OPENINGS AND OTHER AIR DISTRIBUTION COMPONENT OPENINGS SHALL BE

PROTECTED DURING STORAGE ON THE CONSTRUCTION SITE UNTIL FINAL START-UP

WITH TAPE, PLASTIC, SHEET METAL, OR OTHER ACCEPTABLE METHODS TO REDUCE THE AMOUNT OF DUST AND DEBRIS WHICH MAY COLLECT IN THE SYSTEM. CGBC 5.504.3

7. ADHESIVES, ADHESIVE BONDING PRIMERS, ADHESIVE PRIMERS, SEALANTS, SEALANT

PRIMERS, AND CAULKS SHALL COMPLY WITH LOCAL OR REGIONAL AIR POLLUTION

CONTROL OR AIR QUALITY MANAGEMENT DISTRICT RULES WHERE APPLICABLE, OR SCAQMD RULE 1168 VOC LIMITS AND PROHIBITION ON THE USE OF CERTAIN TOXIC CHEMICALS, EXCEPT PER SUBSECTION 2. GCBC 5.504.4.1, SUBSECTION 1

8. AEROSOL ADHESIVES, SMALLER UNIT SIZES OF ADHESIVES AND SEALANT OR CAULKING

COMPOUNDS (IN UNITS OF PRODUCT, LESS PACKAGING, WHICH DO NOT WEIGH MORE THAN ONE POUND AND DO NOT CONSIST OF MORE THAN 16 FLUID OUNCES) SHALL

COMPLY WITH STATEWIDE VOC STANDARDS AND OTHER REQUIREMENTS, INCLUDING PROHIBITION ON THE USE OF CERTAIN TOXIC COMPOUNDS, OF CCR, TITLE 17, COMMENCING WITH SECTION 94507. CGBC 5.504.4.1, SUBSECTION 2

9. VOC CONTENT LIMITS FOR ARCHITECTURAL COATINGS (ARCHITECTURAL PAINTS) SHALL COMPLY WITH CGBC TABLE 5.504.4.3, UNLESS MORE STRINGENT LOCAL LIMITS APPLY.

CGBC 5.504.4.3

10. AEROSOL PAINTS AND COATINGS SHALL MEET THE REQUIREMENTS OF SECTIONS 94522(A)(3), 94522(C)(2), AND (D)(2) OF CALIFORNIA CODE OF REGULATIONS, TITLE 17 COMMENCING WITH SECTION 94520. CGBC 5.504.4.3.1

11. CARPETS SHALL MEET ONE OF THE FOLLOWING: 1. CARPET AND RUG INSTITUTE’S GREEN LABEL PLUS PROGRAM; 2. CALIFORNIA DEPARTMENT OF PUBLIC HEALTH STANDARD PRACTICE FOR THE TESTING OF VOC’S (SPECIFICATION 01350); 3. NSF/ANSI 140 AT THE GOLD LEVEL; 4. SCIENTIFIC CERTIFICATIONS SYSTEMS INDOOR ADVANTAGE tm GOLD. CGBC 5.504.4.4

12. CARPET CUSHION SHALL MET THE REQUIREMENTS OF THE CARPET AND RUG INSTITUTE GREEN LABLE PROGRAM; CARPET ADHESIVE SHALL MEET THE REQUIREMENTS OF TABLE 5.504.4.1 CGBC 5.504.4.4.1, 5.504.4.4.2

13. FOR RESILIENT FLOORING, AT LEAST 80 PERCENT OF THE FLOOR AREA SHALL COMPLY WITH VOC EMISSION LIMITS DEFINED IN THE 2009 COLLABORATIVE FOR HIGH

PERFORMANCE SCHOOLS (CHIPS) LOW-EMITTING MATERIALS LIST OR CERTIFIED UNDER THE RESILIENT FLOOR COVERING INSTITUTE (RFCI) FLOOR SCORE PROGRAM. CGBC

5.504.4.6

14. POLLUTANT CONTROL DOCUMENTATIONSHALL BE PROVIDED TO INDICATE COMPLIANCE WITH SECTION 5.504 AND SHALL INCLUDE AT LEAST ONE OF THE FOLLOWING: PRODUCT

CERTIFICATION AND SPECIFICATIONS, CHAIN OF CUSTODY CERTIFICATION, OR OTHER METHODS ACCEPTABLE TO THE ENFORCING AGENCY. CGBC 5.504.4.5.3

15. PROVIDE FILTERS WITH A MINIMUM EFFICIENCY REPORTING VALUE (MERV) OF AT LEAST 8 FOR OUTSIDE AND RETURN AIR IN REGULARLY OCCUPIED ARES OF MECHANICALLY VENTILATED BUILDINGS. CGBC 5.504.5.3

16. HVAC, REFRIGERATION, AND FIRE-SUPPRESION EQUIPMENT SHALL NOT CONTAIN CFC’S OR HALON. CGBC 5.508

17. THE FOLLOWING FEATURES MUST BE FIELD VERIFIED BY A CERTIFIED HERS RATER AS A

CONDITION OF MEETING THE MODELED ENERGY PERFORMANCE REQUIREMENTS FOR EACH BUILDING: A)BUILDING LEVEL VERIFICATION INCLUDING RESIDENTIAL VENTILATION

AIRFLOW, RESIDENTIAL KITCHEN HOOD RATED BY HVI, RESIDENTIAL DWELLING UNIT

ENVELOPE AIR LEAKAGE, B) DOMESTIC WATER SYSTEM VERIFICATION INCLUDING PIPE INSULATION FOR ALL LINES.NOTE:REQUIREMENTS FOR COMPLIANCE WITH CALGREEN

BUILDING STANDARDS FOR INSTALLERS, SPECIAL INSPECTION, AND VERIFICATION IS INCLUDED IN CH. 7 ON THE CALGREEN BUILDING STANDARD SHEETS INCLUDED IN THE DRAWING SET.

GENERAL NOTES:

SCALE
1 1/2" = 1'-0"

SYMBOLS LEGEND

PRIVATE OUTDOOR LIVING SPACE
MIN. REQUIRED: 150 SQFT
ALL GROUND FLOOR PATIOS MEET OR EXCEED THE REQUIRED MINIMUM.

COMMON OUTDOOR LIVING AREA:
1 SQ.FT. COMMON OUTDOOR SPACE PER 3 SQ.FT. LIVING AREA PER EV3.0325

NET LIVABLE AREA BUILDING AREA
(N1 -N5, S1 -S5): 451,861 SQ. FT
DIVIDED BY 3 SF
COMMON OUTDOOR LIVING SPACE REQUIRED PHASE 1 & 2: 150,620 SQ. FT.

COMMON OUTDOOR LIVING SPACE PROVIDED PHASE 1 & 2: 37,920 SQ. FT.

LANDSCAPED AREA OF COMMON OUTDOOR AREA: 11,180 SQFT (30%) PRIVATE OUTDOOR LIVING SPACE PROVIDED PHASE 1 & 2: 17,953 SQ.FT.

TOTAL OUTDOOR LIVING AREA PHASE 1 & 2: 55,873 SQ.FT.

PARKING REQUIREMENTS : REFER TO AS-102 SITE PLAN SHEET.

Carport Notes:

Code Data:

ALL CONSTRUCTION SHALL MEET THE MINIMUM REQUIREMENTS OF THE:
• 2019 CALIFORNIA BUILDING CODE, VOLUMES 1 AND 2
• 2019 CALIFORNIA PLUMBING CODE
• 2019 CALIFORNIA MECHANICAL CODE
• 2019 CALIFORNIA ELECTRICAL CODE
• 2019 CALIFORNIA ENERGY CODE
• 2019 CALIFORNIA GREEN BUILDING CODE
• 2019 CALIFORNIA FIRE CODE
• 2019 CALIFORNIA REFERENCED STANDARDS CODE
Legal Description:

GROSS A PORTION OF BLOCK 14 AND 15, MAP OF
BARTON RANCH, AS PER PLAT RECORDED IN BOOK 6,
PAGE 19 OF MAPS, RECORDS OF THE COUNTY OF SAN

BERNARDINO, STATE OF CALIFORNIA
Project Description:

THE SCOPE OF THE PROJECT INCLUDES THREE, 4-STORY

WALK-UP STYLE APARTMENT BUILDINGS, OUTDOOR

GREENSPACE AND BOTH INDOOR AND OUTDOOR
AMENITY AREAS. OUTDOOR AMENITIES ARE COMPRISED
OF OUTDOOR BARBEQUE AREAS, A POOL AND HOT TUB.

PARKING IS ACCOMPLISHED ON-SITE WITH OPEN,
CARPORT. THE SOUTHERN PORTION OF THE PROJECT

AREA HAS BEEN RESERVED DUE TO ITS PROXIMITY TO
THE HISTORIC ZANJA CANAL.

NO PUBLIC FUNDING WILL BE UTILIZED TO CONSTRUCT
THIS BUILDING. IF PUBLIC FUNDING IS UTILIZED,

ACCESSIBILITY PROVISIONS WILL BE GOVERNED BY CBC
CHAPTER CHAPTER 11A.

SOIL SOUTHWEST

CONSULTANTS
897 Via Lata, Suite N.

Colton, CA 92324
PHONE: (909) 213-3332
# Date CommentTOTAL NORTH PROPERY AREA: 473,083 SQ.FT. (10.9 ACRES) TOTAL SOUTH PROPERTY AREA: 357,210 SQ.FT (8.2 ACRES)
TOTAL COMBINED PROPERTY: 830,294 SQFT (18.3 ACRES)

NORTH - PHASE I AREA ANALYSIS
PARCEL AREA 473,084 SQ.FT.

BUILDING AREA 110,082 SQ.FT. (23.3%)
LANDSCAPE AREA 110,676 SQ.FT. (23.4%)
PARKING LOT LANDSCAPE AREA 23,660 SQ.FT. (5.0%)
PARKING AREA 159,377 SQ.FT. (33.7%)
SIDEWALKS 17,443 SQ.FT. (3.7%)
COMMON OUTDOOR AREA 30,992 SQ.FT. (6.6%)
DEDICATION 13,898 SQ.FT. (2.9%)
PRIVATE OUTDOOR AREA 7,604 SQ.FT. (1.6%)

SOUTH - PHASE I AREA ANALYSIS
PARCEL AREA 214,565 SQ.FT.

BUILDING AREA 50,763 SQ.FT. (23.7%)
LANDSCAPE AREA 48,131 SQ.FT. (22.4%)
PARKING LOT LANDSCAPE AREA 10,136 SQ.FT. (4.7%)
PARKING AREA 95,544 SQ.FT. (44.5%)
SIDEWALKS 5,807 SQ.FT. (2.7%)
PRIVATE OUTDOOR AREA 4,183 SQ.FT. (1.9%)

SOUTH - PHASE II AREA ANALYSIS
PARCEL AREA 142,645 SQ.FT.

BUILDING AREA 45,600 SQ.FT. (32.0%)
LANDSCAPE AREA 28,661 SQ.FT. (20.1%)
PARKING LOT LANDSCAPE AREA 6,287 SQ.FT. (4.4%)
PARKING AREA 40,421 SQ.FT. (28.3%)
SIDEWALKS 8,578 SQ.FT. (6.0%)
COMMON OUTDOOR AREA 6,928 SQ.FT. (4.9%)
PRIVATE OUTDOOR AREA 6,166 SQ.FT. (4.3%)

COMBINE SOUTH PARCEL AREA ANALYSIS
PARCEL AREA 357,210 SQ.FT.

BUILDING AREA 96,363 SQ.FT. (27%)
LANDSCAPE AREA 76,792 SQ.FT. (21.5%)
PARKING LOT LANDSCAPE 16,423 SQ.FT. (4.6%)
PARKING AREA 135,965 SQ.FT. (38.1%)
SIDEWALK AREA 14,385 SQ.FT. (4.0%)
COMMON OUTDOOR AREA 6,928 SQ.FT. (1.9%)
PRIVATE OUTDOOR AREA 10,349 SQ.FT. (2.9%)

COMBINE NORTH AND SOUTH PARCEL AREA ANALYSIS
PARCEL AREA 830,294 SQ.FT.

BUILDING AREA 206,445 SQ.FT. (24.9%)
LANDSCAPE AREA 187,468 SQ.FT. (22.6%)
PARKING LOT LANDSCAPE 40,083 SQ.FT. (4.8%)
PARKING AREA 295,342 SQ.FT. (35.6%)
SIDEWALK AREA 31,828 SQ.FT. (3.8%)
COMMON OUTDOOR AREA 37,920 SQ.FT. (4.6%)
DEDICATION 13,868 SQ.FT. (1.7%)
PRIVATE OUTDOOR AREA 17,953 SQ.FT. (2.2%)
LANDSCAPE REQUIREMENTS: 830,294 SQ.FT. 35% = 290,603 SQ.FT REQUIRED LANDSCAPE PROVIDED: 227,551 SQ.FT. PROVIDED (27.4%)
Redlands Regular Meeting of 10/01/24
283 of 932
Redlands Regular Meeting of 10/01/24
284 of 932
BICYCLE PARKING REQUIREMENTS:

BICYCLE PARKING SHALL BE PROVIDED PER C.E.C 5.106.4.1
NO REQUIRED BICYCLE PARKING.

ELECTRIC VEHICLE SPACES
PER CEC 5.106.3
WHEN MULTIPLE CHARGING SPACES ARE REQUIRED PER TABLE 5.106.3.3 RACEWAY(S)

IS/ARE REQUIRED TO BE INSTALLED AT THE TIME OF CONSTRUCTION AND SHALL BE INSTALLED IN ACCORDANCE WITH THE CALIFORNIA ELECTRICAL CODE.

MINIMUM DIMENSIONS OF AN EV CHARGING STATION SHALL BE 18 FEET IN LENGTH AND 9 FEET IN WIDTH. ONE IN EVERY 25 EV SPACES, BUT NOT LESS THAN ONE EV SPACE, SHALL HAVE AN 8 FOOT WIDE MINIMUM ACCESS ISLE. A 5 FOOT WIDE MINIMUM AISLE SHALL BE PERMITTED PROVIDED THE MINIMUM WIDTH OF THE EV SPACE IS 12 FEET.

THESE EV SPACES SHALL HAVE A MAXIMUM SLOPE OF 2 PERCENT IN ANY DIRECTION. 5 EV SPACES REQUIRED

CONCRETE FLATWORK

ASPHALT PAVING

CONCRETE PAVING, NATURAL GRAY TROWELED
EXPANSION JOINTS EVERY 5'-0" TROWEL FINISH.

PLANTING / LANDSCAPING
FLATWORK LEGEND:

NOTES:

1. COORDINATE WITH CIVIL DRAWINGS FOR HORIZONTAL CONTROL

2. ALL CONCRETE TO BE NATURAL GRAY U.N.O

3. NON-MONOLITHIC CONCRETE POUR TO BE DOWELED AT 24" O.C, MIN 12" EMBEDDMENT , CENTER IN CONCRETE SECTION, MIN 3" COVERAGE IN

ANY DIRECTION

4. ALL COLORED CONCRETE TO BE INTEGRAL COLOR PER MANUF.

STANDARDS

5. CONCRETE IN DRIVE ISLES TO BE 6" MIN THICKNESS.

DECOMPOSED GRANITE

PUTTING GREEN

POOL DECK DECORATIVE CONCRETE,

STAMPED CONCRETE

SWIMMING POOL / HOT TUB

POOL DECK DECORATIVE CONCRETE, DAVIS
COLOR PEBBLE 641 OR SIMILAR, STAMPED

CARPORT

ACCESSIBLE PATH OF TRAVEL
PERIMETER FENCE, SEE AS-501

FIRE RISER ROOM

EV ELECTRIC VEHICLE CHARGING
STALL DESIGNATION.

LED LIGHT POLE, 16'-0" HIGH.

REFER TO ELECTRICAL DRAWINGS
LED BOLLARD, 3'-6" HIGH. REFER

TO ELECTRICAL DRAWINGS

COMPACT PARKING PER

18.164.260 & EV4.0205U

FIRE CURB ACCESS

WALL-MOUNTED FIRE DEPARTMENT

CONNECTION

FIRE HYDRANT

WALL-MOUNTED STANDPIPE
20' - 0"
18' - 0"

PER PLAN

HEAD OF PARKING
COLUMN
CANOPY

EV CHARGING STATION ON
PEDESTAL, SEE 18/AS-501POST INDICATOR VALVE

OR IN-LINE KEY VALVE
PROJECT NAME: LUXVIEW APARTMENTS PHASE II
PROPERTY ADDRESS: 1600 ORANGE AVE, REDLANDS CA 92373
APN NUMBER: 0292-48-201, 0292-72-101, 0292-72-102
ZONE: EV2500-MULTI FAMILY RESIDENTIAL
ZONING DISTRICT : REFER TO MUNICIPAL CODE ZONE
LAND USE TYPE: MULTI-FAMILY RESIDENTIAL
TYPE OF CONSTRUCTION : VB -APARTMENTS, IIB -OPEN PARKING GARAGE GROSS LOT AREA: 825,026.40 SQ. FT.

DEDICATIONS: 12,049 SQ. FT.

NET LOT AREA: 812,977 SQ. FT.

EXISTING USES: VACANT LOT
EASEMENTS:

FRONT SETBACK: 30 FT
STREET SIDE SETBACK: 35 FT
SIDE YARD SETBACK: 15 FT
REAR YARD SETBACK: 20 FT
DENSITY OF DEVELOPMENT: 2,500 SQ. FT. OF LOT AREA PER DWELLING UNIT MAXIMUM COVERAGE: 45% OF LOT AREA
BUILDING FOOTPRINT: 52,325 SQ. FT.

ZONING BUILDING HEIGHT : NOT GREATER THAN 4 STORIES
ZONING NO. OF STORIES : NOT GREATER THAN 4 STORIES
GROSS BUILDING AREA S3: 103,352 SQ. FT.

GROSS BUILDING AREA S4: 30,660 SQ. FT.

GROSS BUILDING AREA S5: 75,288 SQ. FT.

GROSS BUILDING AREA: 209,300 SQ. FT.

BUILDING SEPARATION:

SECTION EV3.0325(G)(2)(b)(iii)

FOR TWO STORY BUILDINGS OR MORE
FRONT: 30'
SIDE: 15'
REAR: 20'
FOR BUILDINGS HAVING OFFSET SURFACES, EACH YARD MAY BE REDUCED UP TO (5) FEET.

FOR BUILDINGS PLACED AT AN ANGLE WITH EACH OTHER, EACH YARD STANDARD MAY BE REDUCED UP TO (10) FT, MAIN BUILDINGS SHALL BE NO CLOSER THAN (20) FEET AT THE CLOSES POINT.

SEPARATION DISTANCE REQUIRED S3 REAR & S4 SIDE: 20'+15'=35' SEPARATION DISTANCE PROVIDED S3 REAR & S4 SIDE: 30' - 11" SEPARATION DISTANCE REQUIRED S4 FRONT & S5 FRONT:30' + 30'=60' SEPARATION DISTANCE PROVIDED S4 FRONT & S5 FRONT: 71'
SEPARATION DISTANCE REQUIRED S3 SIDE & S5 FRONT: 30'+30'=60' SEPARATION DISTANCE PROVIDED S3 SIDE & S5 FRONT: 80'
PERCENTAGE OF OPENING BASED ON FIRE SEPARATION DISTANCE CBC TABLE 705.8 SEPARATION DISTANCE PROVIDED S3 REAR & S4 SIDE: 24' - 5", PROTECTED, ALLOWABLE AREA

UNLIMITED
SEPARATION DISTANCE PROVIDED S4 FRONT & S5 FRONT: 71', PROTECTED, ALLOWABLE AREA

UNLIMITED
SEPARATION DISTANCE PROVIDED S3 SIDE & S5 FRONT: 80', PROTECTED, ALLOWABLE AREA

UNLIMITED
LANDSCAPE AREA:

GROSS PROPOSED SOUTH LOT AREA: 144, 443 SQ. FT
LANDSCAPE FOR RESIDENTIAL USES REQUIRED: 35% OR
TOTAL LANDSCAPE PHASE 2 REQUIRED: 50,555 SQ. FT.

TOTAL LANDSCAPE PHASE 2(INCLUDES ZANJA): 37,632 SQ. FT. PROVIDED PARKING LOT LANDSCAPE REQUIREMENTS (EV4.0260):

LANDSCAPED PLANTERS PROVIDED AT 8 FT IN WIDTH BETWEEN SECTIONS. LANDSCAPE ISLAND PROVIDED FOR EVERY 20 PARKING SPACES. LANDSCAPE ISLANDS SHALL BE A TOTAL OF AT LEAST 7% OF TOTAL PARKING AREA.

TOTAL PARKING AREA PHASE 2: 31,605 SQ. FT.

PARKING LANDSCAPE REQUIRED: 2,212 SQ. FT. = 7% OF PARKING LOT AREA PARKING LANDSCAPE PROVIDED: 7,370 SQ. FT.

EXISTING SOUTH PARKING STANDARDS PER SECTION 65915 (P)
(52) 1 BEDROOM X 1 SPACE = 52 SPACES
(47) 2 BEDROOM X 1.5 SPACES = 71 SPACES
(6) 3 BEDROOM X 1.5 SPACES = 9 SPACES
TOTAL PARKING REQUIRED: 132 SPACES REQUIRED
TOTAL PARKING PROVIDED: 219 SPACES PROVIDED
SOUTH PARKING STANDARDS - PHASE II PER SECTION 65915 (P) (80) 1 BEDROOM X 1 SPACE = 80 SPACES
(84) 2 BEDROOM X 1.5 SPACES = 126 SPACES
TOTAL PARKING REQUIRED: 206 SPACES REQUIRED
TOTAL PARKING PROVIDED: 124 SPACES PROVIDED
TOTAL PROPOSED AND EXISTING PARKING REQUIRED: 338 SPACES TOTAL PROPOSED AND EXISTING PARKING PROVIDED: 343 SPACES

PROPOSED SOUTH LOT ACCESSIBLE PARKING REQUIREMENTS
ADA SPACES REQUIRED (2% OF TENANT PARKING): 2% X 124 SPACES=3 ADA VAN SPACES REQUIRED (ONE IN EIGHT ACCESSIBLE SPACES): 1 TOTAL ACCESSIBLE PARKING REQUIRED 4
ACCESSIBLE VAN SPACES PROVIDED: 2
ACCESSIBLE SPACES TOTAL PROVIDED: 10
ACCESSIBLE COVERED PARKING 2% OF COVERED REQUIRED: 3

PARKING ANALYSIS - SOUTH LOT
EXISTING PARKING 219 STALLS
PROPOSED PARKING 124 STALLS
TOTAL PARKING 343 STALLS

APARTMENT UNIT ANALYSIS - SOUTH LOT
EXISTING APARTMENT UNITS 105 UNITS
PROPOSED APARTMENT UNITS 164 UNITS
TOTAL APARTMENT UNITS 269 UNITS

BEDROOM ANALYSIS - SOUTH LOT
EXISTING BEDROOMS 164 BEDS
PROPOSED BEDROOMS 248 BEDS
TOTAL BEDROOMS 412 BEDS

PARKING RATIO ANALYSIS - SOUTH LOTS
PARKING STALLS / UNIT TOTAL 343 STALLS / 269 UNITS = 1.28 STALLS/UNIT PARKING STALLS / BEDROOMS 343 STALLS / 412 BEDS = 0.83 STALLS/BEDS

COVERED PARKING ANALYSIS - SOUTH LOT
EXISTING COVERED PARKING 104 COVERED STALLS
PROPOSED COVERED PARKING 77 COVERED STALLS
TOTAL COVERED PARKING PROVIDED: 181 COVERED STALLS PROVIDED COVERED PARKING REQUIRED: 269 STALLS (1 STALL / UNIT)

ACCESSIBLE PARKING ANALYSIS - SOUTH LOT
EXISTING ACCESSIBLE PARKING 6 STALLS + 1 VAN ACCESSIBLE PROPOSED ACCESSIBLE PARKING 7 STALLS + 3 VAN ACCESSIBLE TOTAL ACCESSIBLE PARKING 13 STALLS + 4 VAN ACCESSIBLE = 17 STALLS TOTAL REQUIRE ACCESSIBLE PARKING 7 STALLS + 1 VAN ACCESSIBLE = 8 STALLS

ELECTRIC VEHICLE CHARGING STATIONS (EVCS) - SOUTH LOT
EXISTING EVCS - 8 STALLS ALLOTTED, TO BE CONVERTED IN FUTURE AS NEEDED BLDG: S1BLDG: S2
BLDG: N3 BLDG: N1
28,363 sqft
24,932 sqft
47 UNITS
20 GARAGE STALLS
58 UNITS
20 GARAGE STALLS

00.04 CL
CL
40' - 0"
276' - 6"
26' - 0"
30' - 0"28' - 0"
72' - 0"

32.20 EV EV EV EV

EVEVEVEV

EVEVEVEV
EV
EV

AVERAGE STRUCTURE
SETBACK IS 0' - 3" EAST OF

THE EASTERN SETBACK
2' - 4 1/8"
2' - 0 3/8"
BUILDING S3
BUILDING S4
BUILDING S5
8' - 0"18' - 0"26' - 0"18' - 0"46' - 4" 11' - 7 1/2"
26' - 0" 18' - 0"
5' - 11 1/2"
5' - 6"
26' - 0"
75' - 3 1/2" 50' - 0" 26' - 0" 18' - 0"
12' - 8 1/2"
73' - 4 1/2" 65' - 11 1/2" 74' - 0" 17' - 8"
0' - 9"
15' - 4"
6' - 0"
18' - 0" 26' - 0" 18' - 0"
18' - 6"
20' - 8"
30' - 11"
66' - 7"
25' - 0"
21' - 0"
7' - 6 1/2"
6' - 0"
6' - 0"
TRASH

ENCLOSURE

SAME LEVEL

AS STREET
TRASH

ENCLOSURE

SAME LEVEL AS
STREET
25' - 0"
28' - 0"

00.13 AS-401
3 03.10

03.10 0 80 120 16040

GRAPHIC SCALE
NORTH
architecture
interiors
planning
1177 Idaho Street, Suite 200
Redlands, CA 92374
Phone: 909-335-7400
Fax: 909-335-7299
[email protected]
owner approval
revisions/addenda
project information
sheet name
sheet number
initials date phase
Project Number:

Drawn By:

Checked By:

Issue Date:

Sheet Of Sheets
GWM
© 2017 Miller Architectural CorporationC:\Users\christos\Desktop\2100098.RA_SDH Redlands_Site [email protected] 2100098.RA
CwH
3/28/2024

SOUTH LOT

SITE PLAN
AS-102

THE VENUE - PHASE II

LUXVIEW PROPERTIES
1600 ORANGE AVE
REDLANDS, CALIFORNIA 92373
11230 Sorrento Valley Road, Suite 140, San Diego, CA 92121 theLuxView.com | [email protected]
SCALE
1" = 40'-0"

FLATWORK LEGEND
SCALE
N/A

SITE LEGEND OVERALL

UNIT SCHEDULE PER BUILDING
UNI

T TYPE QUANTITY
S3
01 SATSUMA 1+1 48
03 VALENCIA 2+2 CORNER 4
03 VALENCIA 2+2 STANDARD 32
84 S4
03 VALENCIA 2+2 STANDARD 20
20 S5
01 SATSUMA 1+1 32
03 VALENCIA 2+2 STANDARD 28
60 164
# Date Comment
SCALE
1" = 40'-0" 1Site Plan - SOUTH LOT
Keynote Legend

00. 04 Monument Sign, Ref 24/AS-501

00.13 Tot Lot, Play ground

03.10 Concrete Ramp w/ Non-Slip Surface

32.20 Bicycle Rack, see detail 5/AS-503
13/AS-501
12/AS-501
12/AS-501
13/AS-501
13/AS-501
Redlands Regular Meeting of 10/01/24
285 of 932
26' - 0"
28' - 0"
BUILDING S3
21 UNITS/ FLR
4 FLOORS
84 UNITS TOTAL
FOOTPRINT:
25,838 SQFT/FLR
103,352 SQFT TOTAL
F.F.1237.00
BUILDING S4
5 UNITS/FLR
4 FLOORS
20 UNITS TOTAL
FOOTPRINT: 7,665 SQFT/FLR
30,660 SQFT TOTAL
F.F. 1239.00
332.42'
620.68'
316.38'
POOL
S3 SIDE
S4 FRONT
S4 REAR
S4 SIDE
S4 SIDE
OPEN
AMENTY
SPACE
OPEN

TRELLIS
26' - 0"
GRILL/
SINK
POOL
EQ.

GATED
ENTRY
ADA
ENTRY
S3
ENTRY
S3
ENTRY
19' - 0"
S3
ENTRY
9' - 0"
9' - 0"

POOL GATE

W/ KNOX BOX

DOUBLE CHECK

DETECTOR ASSEMBLY
AS-401
1 PARKING

LANDSCAPE

PARKING

LANDSCAPE
21' - 0
"
8' - 0"
30' - 11 1/8"
26' - 0"
50' - 0"
BUILDING S5
15 UNITS/ FLR
4 FLOORS
60 UNITS TOTAL
FOOTPRINT:
15,597 SQFT/FLR
62,383 SQFT TOTAL
F.F.1244.00'
18' - 0" 26' - 0" 18' - 0" 6' - 0"
6' - 0"
9' - 0"
19' - 0"
18' - 0"
6' - 0"18' - 0"26' - 0"6' - 0"
25' - 0
"
25' - 7" 18' - 0" 26' - 0" 18' - 0" 6' - 0"
R 20' - 0"
R 20' - 0"
R 20' - 0"
16' - 5"6' - 0"
5' - 0"
S5 ENTRY
S5 ENTRY
S5 ENTRY
S5 ENTRY
S4 ENTRY S4 ENTRY
S3 ENTRY
45' - 4 1/2" 6' - 0" 18' - 0" 26' - 0" 18' - 0" 6' - 0" 2' - 0"
R 20' - 0"
9' - 0" 5' - 0" 9' - 0" 8' - 0" 9' - 0"
6' - 0"
TRASH

ENCLOSURE

SAME LEVEL

AS STREET
TRASH

ENCLOSURE

SAME LEVEL AS
STREET
7' - 6"
9' - 7" 37.00 FF

30.20 FS

31.55 FS

44.00 FF
8' - 0"
7' - 9"

RETAINING WALL

PUTTING
GREEN

BOX PLANTER RETAINING WALL

BOX PLANTER
5' - 0" FENCE
18' - 0"26' - 0"18' - 0"
4' - 0"

CARPORT

ACCESSIBLE PATH OF TRAVEL

PERIMETER FENCE

FIRE RISER ROOM

EV ELECTRIC VEHICLE CHARGING
STALL DESIGNATION.

LED LIGHT POLE, 16'-0" HIGH.

REFER TO ELECTRICAL DRAWINGS
LED BOLLARD, 3'-6" HIGH. REFER

TO ELECTRICAL DRAWINGS

COMPACT PARKING PER

18.164.260 & EV4.0205U

FIRE CURB ACCESS

WALL-MOUNTED FIRE DEPARTMENT

CONNECTION

FIRE HYDRANT

WALL-MOUNTED STANDPIPE
20' - 0"
18' - 0"

PER PLAN

HEAD OF PARKING
COLUMN
CANOPY

EV CHARGING STATION ON
PEDESTAL, SEE 18/AS-501POST INDICATOR VALVE

OR IN-LINE KEY VALVE

CONCRETE FLATWORK

ASPHALT PAVING

CONCRETE PAVING, NATURAL GRAY TROWELED
EXPANSION JOINTS EVERY 5'-0" TROWEL FINISH.

PLANTING / LANDSCAPING
FLATWORK LEGEND:

NOTES:

1. COORDINATE WITH CIVIL DRAWINGS FOR HORIZONTAL CONTROL

2. ALL CONCRETE TO BE NATURAL GRAY U.N.O

3. NON-MONOLITHIC CONCRETE POUR TO BE DOWELED AT 24" O.C, MIN 12" EMBEDDMENT , CENTER IN CONCRETE SECTION, MIN 3" COVERAGE IN

ANY DIRECTION

4. ALL COLORED CONCRETE TO BE INTEGRAL COLOR PER MANUF.

STANDARDS

5. CONCRETE IN DRIVE ISLES TO BE 6" MIN THICKNESS.

DECOMPOSED GRANITE

PUTTING GREEN

POOL DECK DECORATIVE CONCRETE,

STAMPED CONCRETE

SWIMMING POOL / HOT TUB

POOL DECK DECORATIVE CONCRETE, DAVIS
COLOR PEBBLE 641 OR SIMILAR, STAMPED
architecture
interiors
planning
1177 Idaho Street, Suite 200
Redlands, CA 92374
Phone: 909-335-7400
Fax: 909-335-7299
[email protected]
owner approval
revisions/addenda
project information
sheet name
sheet number
initials date phase
Project Number:

Drawn By:

Checked By:

Issue Date:

Sheet Of Sheets
GWM
© 2017 Miller Architectural CorporationC:\Users\Raymond\Documents\2100098.RA_SDH Redlands_Site Model_23_6-29_rbyun.rvt 2100098.RA
CwH
2/28/2024

SOUTH LOT

SITE PLAN -

ENLARGED
AS-104

THE VENUE - PHASE II

LUXVIEW PROPERTIES
1600 ORANGE AVE
REDLANDS, CALIFORNIA 92373
11230 Sorrento Valley Road, Suite 140, San Diego, CA 92121 theLuxView.com | [email protected]
# Date Comment
SCALE
1" = 20'-0" 1Site Plan - ENLARGED SOUTH LOT
SCALE
N/A

SITE LEGEND OVERALL
SCALE
1" = 40'-0"

FLATWORK LEGEND
Redlands Regular Meeting of 10/01/24
286 of 932
6373 SF
R2 -AREA 1
3849 SF
R2 -AREA 2
4263 SF
R2 -AREA 3
5382 SF
R2 -AREA 4
834 SF
S2 -AREA 1
39' 12'
65'
105'
7'
2'
81' 53'
2421 SF
CORRIDOR/R2 AREA 5
15'-4"
4'-7"
10-10"
14'-4"
21'-7"
3'
15'-6"
401 403
400 402
405
404
407
406
409
408
411
413
410
412
414
416
415
417
419
421
423
30 OCC.
30 OCC.
30 OCC.
10'
21'
ELEV.
240'-6 7/8"
450 SF

EXTERIOR EXIT
STAIRWAY 1
447 SF

EXTERIOR EXIT
STAIRWAY 3
371 SF

EXTERIOR EXIT
STAIRWAY 2

14.03 27.0532.44

32.44 32.44 32.45

DENOTES END OF COMMON PATH OF TRAVEL-TWO EXIT OPTIONS
BECOME AVAILABLE PER CBC SECTION 1006
DENOTES START OF EXIT ACCESS TRAVEL DISTANCE PER CBC TABLE 1017.2

DENOTES EXIT DISCHARGE AT PUBLIC WAY ON FIRST FLOOR
DENOTES PATH OF TRAVEL PER CBC SECTION 1017
X'-X"/ 250'-0"

TRAVEL DISTANCE TO EXIT DISCHARGE
LENGTH OF MAX. TRAVEL DISTANCE TO EXIT DISCHARGE,
C.B.C 1017.2
EXIT SIGNAGE SEE G-501
100 OCC. OCCUPANCY LOAD

INDICATES TACTILE EXIT SIGN
LEVEL 1 STAIRWAYS
SECTION 1005.3.1 STAIRWAYS REQUIRED CAPACITY BASED ON OCCUPANT LOAD

0.2" FACTOR x OCCUPANT LOAD = 0.2 X (103/3 STAIRWAYS PROVIDED) =

6.8" MIN. STAIRWAY WIDTH PER STAIRWAY
SECTION 1011.2 STAIRWAYS WIDTH & CAPACITY
44" (INCH) MIN. REQUIRED PER STAIRWAY > 6.8" THEREFORE
44" MINIMUM WIDTH PER STAIRWAY REQUIRED
SECTION 1009.3.2 STAIRWAYS WIDTH & CAPACITY
EXCEPTION 1. CLEAR WIDTH OF 48" BETWEEN HANDRAILS NOT REQUIRED IN BUILDINGS EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM.

0.2" FACTOR x OCCUPANT LOAD = 0.2 X (103/3 STAIRWAYS PROVIDED) =

LEVELS 1-4 HAVE AUTOMATIC SPRINKLER SYSTEM
54" PROVIDED PER STAIRWAY > 44" REQUIRED PER STAIRWAY
TOTAL STAIRWAY WIDTH = 54" x 3 STAIRWAYS=162" TOTAL STAIRWAY WIDTH PROVIDED LEVEL 4
LEVEL 1 NUMBER OF EXITS
TABLE 1006.3.3 MIN. NUMBER OF EXITS OR ACCESS TO EXITS PER STORY OCCUPANT LOAD OF 1-500 PER STORY = 2 EXITS OR ACCESS TO EXITS FROM STORY LEVEL 1 OCCUPANT LOAD 103 < 500 = 2 EXITS REQUIRED TO EXIT FROM LEVEL 1 3 EXITS PROVIDED TO EXIT FROM LEVEL 1
LEVEL 2 NUMBER OF EXITS
TABLE 1006.3.3 MIN. NUMBER OF EXITS OR ACCESS TO EXITS PER STORY OCCUPANT LOAD OF 1-500 PER STORY = 2 EXITS OR ACCESS TO EXITS FROM STORY LEVEL 2 OCCUPANT LOAD 103 < 500 = 2 EXITS REQUIRED TO EXIT FROM LEVEL 2 3 EXITS PROVIDED TO EXIT FROM LEVEL 2
LEVEL 3 NUMBER OF EXITS
TABLE 1006.3.3 MIN. NUMBER OF EXITS OR ACCESS TO EXITS PER STORY OCCUPANT LOAD OF 1-500 PER STORY = 2 EXITS OR ACCESS TO EXITS FROM STORY LEVEL 3 OCCUPANT LOAD 103 < 500 = 2 EXITS REQUIRED TO EXIT FROM LEVEL 3 3 EXITS PROVIDED TO EXIT FROM LEVEL 3
LEVEL 4 NUMBER OF EXITS
TABLE 1006.3.3 MIN. NUMBER OF EXITS OR ACCESS TO EXITS PER STORY OCCUPANT LOAD OF 1-500 PER STORY = 2 EXITS OR ACCESS TO EXITS FROM STORY LEVEL 4 OCCUPANT LOAD 103 < 500 = 2 EXITS REQUIRED TO EXIT FROM LEVEL 4 3 EXITS PROVIDED TO EXIT FROM LEVEL 4
LEVEL 1 EXIT ACCESS DOOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X (103/3 EXIT ACCESS DOORS PROVIDED) =

5.1" MIN. EXIT ACCESS DOOR WIDTH PER EXIT ACCESS DOOR
SECTION 1010.1 SIZE OF DOORS
32" MIN. REQUIRED PER EXIT ACCESS DOOR > 5.1" THEREFORE 36" PROVIDED > 32" REQUIRED PER EXIT ACCESS DOOR
TOTAL EXIT ACCESS DOOR WIDTH PROVIDED = 36" X 2 EXIT ACCESS DOORS=72" > CODE REQUIRED 32" X 2 EXIT ACCESS DOORS= 64"
LEVEL 2 EXIT ACCESS DOOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X (103/3 EXIT ACCESS DOORS PROVIDED) =

5.1" MIN. EXIT ACCESS DOOR WIDTH PER EXIT ACCESS DOOR
SECTION 1010.1 SIZE OF DOORS
32" MIN. REQUIRED PER EXIT ACCESS DOOR > 5.1" THEREFORE 36" PROVIDED > 32" REQUIRED PER EXIT ACCESS DOOR
TOTAL EXIT ACCESS DOOR WIDTH PROVIDED = 36" X 2 EXIT ACCESS DOORS=72" > CODE REQUIRED 32" X 2 EXIT ACCESS DOORS= 64"
LEVEL 3 EXIT ACCESS DOOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X (103/3 EXIT ACCESS DOORS PROVIDED) =

5.1" MIN. EXIT ACCESS DOOR WIDTH PER EXIT ACCESS DOOR
SECTION 1010.1 SIZE OF DOORS
32" MIN. REQUIRED PER EXIT ACCESS DOOR > 5.1" THEREFORE 36" PROVIDED > 32" REQUIRED PER EXIT ACCESS DOOR
TOTAL EXIT ACCESS DOOR WIDTH PROVIDED = 36" X 2 EXIT ACCESS DOORS=72" > CODE REQUIRED 32" X 2 EXIT ACCESS DOORS= 64"
LEVEL 4 EXIT ACCESS DOOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X (103/3 EXIT ACCESS DOORS PROVIDED) =

5.1" MIN. EXIT ACCESS DOOR WIDTH PER EXIT ACCESS DOOR
SECTION 1010.1 SIZE OF DOORS
32" MIN. REQUIRED PER EXIT ACCESS DOOR > 5.1" THEREFORE 36" PROVIDED > 32" REQUIRED PER EXIT ACCESS DOOR
TOTAL EXIT ACCESS DOOR WIDTH PROVIDED = 36" X 2 EXIT ACCESS DOORS=72" > CODE REQUIRED 32" X 2 EXIT ACCESS DOORS= 64"
PER IBC 202, EXIT ACCESS DEFINED AS THAT PORTION OF A MEANS OF EGRESS SYSTEM THAT LEADS FROM ANY OCCUPIED PORTION OF A BULDING OR STRUCTURE TO AN EXIT.

PER IBC TABLE 1017.2, AN R2 OCCUPANCY THAT IS SPRINKLERED HAS AN EXIT ACCESS TRAVEL DISTANCE OF 250 FT. SINCE THE STAIRS ARE PART OF THE EXIT, THE EXIT ACCESS

TRAVEL DISTANCE BELOW IS CALCULATED FROM THE MOST REMOTE POINT OF AN

OCCUPIED ROOM TO AN EXIT DOOR, WHICH MARKS THE BEGINNING OF THE EXIT PORTION OF THE MEANS OF EGRESS SYSTEM.

SECTION 1017.1 EXIT ACCESS TRAVEL DISTANCE
250'-0" FOR R-2 OCCUPANCY W/ SPRINKLER
250'-0" FOR A-2 OCCUPANCY W/ SPRINKLER
LEVEL 1 EXIT ACCESS TRAVEL DISTANCE
UNIT 404 TO STAIRWAY 1
70' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 404 TO STAIRWAY 2
62' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 1
134' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 2
60'-0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 2
106' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 3
105' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER LEVEL 2 EXIT ACCESS TRAVEL DISTANCE
UNIT 404 TO STAIRWAY 1
122' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 404 TO STAIRWAY 2
115' -9" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 1
175' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 2
62' -9"' PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 2
166' -9" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 3
166' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER LEVEL 3 EXIT ACCESS TRAVEL DISTANCE
UNIT 404 TO STAIRWAY 1
168' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 404 TO STAIRWAY 2
143' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 1
221' -0" PROVIDED > 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 2
90' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 2
194' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 3
215' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER LEVEL 4 EXIT ACCESS TRAVEL DISTANCE
UNIT 404 TO STAIRWAY 1
209' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 404 TO STAIRWAY 2
171' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 1
247' -0" PROVIDED > 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 411 TO STAIRWAY 2
118' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 2
222' -0" PROVIDED < 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER UNIT 417 TO STAIRWAY 3
249'-0" PROVIDED > 250' EXIT ACCESS TRAVEL DISTANCE W/ SPRINKLER

BUILDING EGRESS SIZING
LEVEL 1 CORRIDOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X 103=

15.45" MIN. CORRIDOR WIDTH
SECTION 1020.3 WIDTH & CAPACITY
ANY FACILITY NOT LISTED IN TABLE 1020.3 =
44" MIN. CORRIDOR WIDTH REQUIRED < 70" PROVIDED CORRIDOR WIDTH LEVEL 1 LEVEL 2 CORRIDOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X 103=

15.45" MIN. CORRIDOR WIDTH
SECTION 1020.3 WIDTH & CAPACITY
ANY FACILITY NOT LISTED IN TABLE 1020.3 =
44" MIN. CORRIDOR WIDTH REQUIRED < 70" PROVIDED CORRIDOR WIDTH LEVEL 2 LEVEL 3 CORRIDOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X 103=

15.45" MIN. CORRIDOR WIDTH
SECTION 1020.3 WIDTH & CAPACITY
ANY FACILITY NOT LISTED IN TABLE 1020.3 =
44" MIN. CORRIDOR WIDTH REQUIRED < 70" PROVIDED CORRIDOR WIDTH LEVEL 3 LEVEL 4 CORRIDOR
SECTION 1005.3.2 OTHER EGRESS COMPONENTS

0.15" FACTOR X OCCUPANT LOAD = 0.15 X 103=

15.45" MIN. CORRIDOR WIDTH
SECTION 1020.3 WIDTH & CAPACITY
ANY FACILITY NOT LISTED IN TABLE 1020.3 =
44" MIN. CORRIDOR WIDTH REQUIRED < 70" PROVIDED CORRIDOR WIDTH LEVEL 4

NUMBER OF ACCESS TO EXITS

BASED ON OCCUPANT LOAD

EXIT ACCESS TRAVEL DISTANCE
LEVEL 1-4 COMMON PATH OF TRAVEL DISTANCE
SECTION 1006.2.1 COMMON PATH OF EGRESS TRAVEL DISTANCE
R2 = 125'-0" MAXIMUM
S-2 = 100' -0" MAXIMUM
A-2 = 75' -0" MAXIMUM
PER IBC 202, COMMON PATH OF EGRESS TRAVEL DISTANCE IS THAT PORTION OF EXIT

ACCESS TRAVEL DISTANCE MEASURE FROM THE MOST REMOTE POINT OF EACH ROOM,

AREA OR SPACE TO THAT POINT WHERE THE OCCUPANTS HAVE SEPARATE AND DISTINCT ACCESS TO TWO EXITS OR EXIT ACCESS DOORWAYS.

PER IBC TABLE 1006.2.1, AN R2 OCCUPANCY THAT IS SPRINKLERED HAS A MAXIMUM COMMON PATH OF TRAVEL DISTANCE OF 125'-0".

LEVEL 1-4 COMMON PATH OF TRAVEL DISTANCE

ROOM A COMMON PATH OF TRAVEL DISTANCE
45' PROVIDED < 125' COMMON PATH OF TRAVEL W/ SPRINKLER
ALL LIVING UNITS HAVE BETWEEN 41'-45' COMMON PATH OF TRAVEL DISTANCE.

UNOCCUPIED SPACES HAVE EVEN LESS, THEREFORE MEETING CODE STANDARD.

COMMON PATH OF TRAVEL

DISTANCE
MINIMUM EXIT SEPARATION REQUIRED PER SECTION 1007.1.1, EXCEPTION 1 EXIT

SEPARATION SHALL BE MEASURED ALONG SHORTEST DIRECT LINE OF TRAVEL WITHIN THE CORRIDOR:

BETWEEN EXIT 1 & 2
SHORTEST DIRECT LINE OF TRAVEL DISTANCE: 343' -0"
1/3 OF TRAVEL SHORTEST DISTANCE: 114'-6" MIN. REQUIRED
SEPARATION DISTANCE PROVIDED: 143' -0"
BETWEEN EXIT 2 & 3
MAXIMUM DIAGONAL DISTANCE: 343' -0"
1/3 OF TRAVEL SHORTEST DISTANCE: 114'-6" MIN. REQUIRED
SEPARATION DISTANCE PROVIDED: 209' -0"

EXIT SEPARATION DISTANCE

1. S-2 & A-2 AREA OCCUPANTS WILL NOT DIFFER FROM R-2 AREA OCCUPANTS.

2. REEMERGENCE WALL TYPE ON SHEET G-008.5

3. CORRIDOR WIDTH SHALL BE A MINIMUM OF 60" IN WIDTH PER CBC 11A-1119A.4 & 1138A.1.2 "WIDTH FOR 2 WHEELCHAIRS PASSING"

4. DIMENSION LEGEND:
• F.O.S. INDICATES FACE OF STUD
• F.O.F. INDICATES FACE OF FINISH
• CL P/W INDICATES CENTER OF PARTY WALL
• F.E.C. INDICATES FIRE EXTINGUISHER CABINET

5. ALL DIMENSION TO F.O.S. UNLESS NOTES OTHERWISE

6. REFER TO ENLARGED UNIT FLOOR PLANS FOR ADDITIONAL INFORMATION, DIMENSIONS, ETC. SHEETSA-400 TO A-409.

7. SEE SHEET G-008.5FOR FLOOR ASSEMBLY.

8. SEE SHEET G-501AND G-502FOR ACCESSIBILITY REQUIREMENTS.

9. SEE ENLARGE PLANS FOR CEILINGS HEIGHTS AND FLOOR TRANSITIONS.

10. SEE SHEET AG-601FOR DOOR SCHEDULE

11. SEE SHEET AG-602FOR WINDOW SCHEDULE

12. SEE SHEET AG-603FOR FINISH SCHEDULE

13. SEE INTERIOR DESIGN FOR INTERIOR DETAILS AND FINISHES

14. ALL EXTERIOR EXIT STAIRWAYS TO BE A MIN. OF 2-HR RATED WALL.

15. ALL SHAFTS AND CHASES TO BE A MIN. OF 2-HR RATED WALL. REFERENCE

ENLARGED UNIT FLOOR PLAN

16. CORRIDOR WIDTH SHALL BE A MINIMUM OF 60" IN WIDTH PER C.B.C 11A 1119A.4 & 1138A.1.2 "WIDTH FOR TWO WHEELCHAIRS PASSING"

GENERAL NOTES
CHAPTER 6 –CONSTRUCTION TYPE
TABLE 601 FIRE RESISTANCE RATING
• PRIMARY STRUCTURAL FRAME: 1HR
• BEARING WALLS

1. INTERIOR 1HR

2. EXTERIOR 1HR
• NONBEARING WALLS & PARITIONS: 0HRS
• FLOOR CONSTRUCTION 1HR
• ROOF CONSTRUCTION 1HR
• RATING AT CORRIDOR & STAIRS 1HR
• RATING BETWEEN RESIDENCES 1HR
NOTE: PER CH. 6 AND 7, THESE NUMBERS WILL FOLLOW THE RATINGS STATED ABOVE IN THE BUILDING DATA SECTION, WHICH IS MORE STRINGENT FOR AN NFPA 13 BUILDING, 4 STORIES.

BETWEEN DWELLING UNITS: 2-HOUR
STAIRWELL: 2-HOUR
SHAFTS IN UNITS(CBC 713.4): 2-HOUR
FLOORS: 1-HOUR
CORRIDORS: 1-HOUR
ROOF: 1-HOUR

ALLOWABLE AREA
ALLOWABLE AREA & FRONTAGE INCREASE DATA:

CHAPTER 3 USE AND OCCUPANCY CLASSIFICATION
R-2 –APARTMENT HOUSES
A-2 –LOUNGE AREAS
S-2 -STORAGE AREAS
CHAPTER 5 BUILDING HEIGHTS & AREAS
BUILDING HEIGHT 504.3
R2 –SM, TYPE VA, 60’MAX ALLOWABLE HEIGHT
NUMBER OF STORIES 504.4
R2 –S 4 STORIES
BUILDING AREA 506.2
R2-SM = 36,000 SQFT
NS = 12,000 SQFT
SECTION 506.2.4 MIXED-OCCUPANCY, MULTISTORY BUILDINGS
R2 TYPE VA OCCUPANCY

SM WITHOUT HEIGHT INCREASE

Aa= [At + (NS X If)]
Aa= [36,000 SQFT + (12,000 x If)]

SECTION 506.3.2 MINIMUM FRONTAGE DISTANCE
W=(L1 X W1 + L2 X W2 + L3 X W3…)/F
L1=WEST SIDE 218’, L2 = SOUTH SIDE 212’, L3= EAST SIDE 218’, L4 = NORTH SIDE 212’ W=(218’X 18.8’) + (212’X 30’) + (218’X 23.3’) + (212’X 30’) =( 4,098.4 + 6,360 + 5,079.4 + 6,360 )/(212’+ 218’+ 212’) = 21,897.8/ 642 = 34
W=34
SECTION 5.6.3.3 AMOUNT OF INCREASE
If=[F/P –0.25]W/30
If=[642/860 –0.25] 34/30 = 0.5 X 1.1 = 0.56
If=0.56
SECTION 506.2.4 MIXED-OCCUPANCY, MULTISTORY BUILDINGS
R-2 OCCUPANCY
Aa= [At + (NS X If)]
Aa= [36,000 SQFT + (12,000 x 0.56)]
Aa= 42,800 SQFT SQFT PER FLOOR
SECTION 506.2.4 MIXED-OCCUPANCY, MULTISTORY BUILDINGS
S-2 OCCUPANCY
Aa= [At + (NS X If)]
Aa= [27,000 SQFT + (9,000 SQFT x 0.56)]
Aa= 32,040 SQFT PER FLOOR
SECTION 506.2.4 MIXED-OCCUPANCY, MULTISTORY BUILDINGS
A-2 OCCUPANCY
Aa= [At + (NS X If)]
Aa= [34,500 SQFT + (11,500 SQFT x 0.56)]
Aa= 40,940 SQFT PER FLOOR
LEVEL 1-4 ALLOWABLE AREA RATIOS
LEVEL 1: R-2 = (6,373 + 3,849 + 4,263 + 5,382 + 450+834+371+447)/42,800 SQFT=0.5 LEVEL 1: S-2 = 834/32,040 SQFT = 0.03

0.5 + 0.03 = 0.53 < 1 THEREFORE NO SEPARATION REQUIRED
LEVEL 2: R-2 = (6,372+5,382+4,272+5,411+450+485+722+447)/42,800 SQFT=0.5 LEVEL 2: A-2 = 905/40,940 SQFT = 0.02

0.5 + 0.02 = 0.52 < 1 THEREFORE NO SEPARATION REQUIRED
LEVEL 3: R-2 = (6,373 + 3,849 + 4,263 + 5,382 + 450+834+371+447)/42,800 SQFT=0.5 LEVEL 3: S-2 = 834/32,040 SQFT = 0.03

0.5 + 0.03 = 0.53 < 1 THEREFORE NO SEPARATION REQUIRED
LEVEL 4: R-2 = (6,372+5,382+4,272+5,411+450+485+722+447)/42,800 SQFT=0.5 LEVEL 4: A-2 = 905/40,940 SQFT = 0.02

0.5 + 0.02 = 0.52 < 1 THEREFORE NO SEPARATION REQUIRED

CONSTRUCTION TYPE
TABLE 1004.5 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT RESIDENTIAL = 200 GROSS SQUARE FEET
ASSEMBLY UNCONCENTRATED CHAIRS FOR LOUNGE = 15 NET SQUARE FEET STORAGE = 500 GSF
BUILDING OCCUPANT LOAD DATA:

LEVEL 1
R-2 OCCUPANCY GROUP: 6,385 SQFT +3,582 SQFT + 834 SQFT+ 4286 SQFT + 5,412 SQFT = 20,499 SQ. FT. / 200 SQ. FT = 103 OCCUPANTS
S-2 OCCUPANCY GROUP: 508.2.4 ACCESSORY OCCUPANCY APPLIES SINCE TOTAL SQFT OF S-2 PROVIDED IS 4%, WHICH IS LESS THAN 10% THEREFORE COMBINED IN THE R2- OCCUPANCY CALCULATION AS 834 SQFT.

LEVEL 1 TOTAL OCCUPANT LOAD = 103 TOTAL OCCUPANTS
LEVEL 2
R-2 OCCUPANCY GROUP: 6,385 SQFT +3,582 SQFT + 905 SQFT + 4,286 SQFT + 5,412 SQFT = 20,570 SQFT / 200 SQFT = 103 OCCUPANTS
A-2 OCCUPANCY GROUP: 508.2.4 ACCESSORY OCCUPANCY APPLIES SINCE TOTAL SQFT OF A-2 PROVIDED IS 4%, WHICH IS LESS THAN 10% THEREFORE COMBINED IN THE R2- OCCUPANCY CALCULATION AS 905 SQFT.

LEVEL 2 TOTAL OCCUPANT LOAD = 103 TOTAL OCCUPANTS
LEVEL 3
R-2 OCCUPANCY GROUP: 6,385 SQFT +3,582 SQFT + 947 SQFT + 4,286 SQFT + 5,412 SQFT = 20,612 SQFT / 200 SQFT = 103 OCCUPANTS
S-2 OCCUPANCY GROUP: 508.2.4 ACCESSORY OCCUPANCY APPLIES SINCE TOTAL SQFT OF S-2 PROVIDED IS 4%, WHICH IS LESS THAN 10% THEREFORE COMBINED IN THE R2- OCCUPANCY CALCULATION AS 947 SQFT.

LEVEL 3 TOTAL OCCUPANT LOAD = 103 TOTAL OCCUPANTS
LEVEL 4
R-2 OCCUPANCY GROUP: 6,385 SQFT +3,582 SQFT + 905 SQFT + 4,286 SQFT + 5,412 SQFT = 20,570 SQFT / 200 SQFT = 103 OCCUPANTS
A-2 OCCUPANCY GROUP: 508.2.4 ACCESSORY OCCUPANCY APPLIES SINCE TOTAL SQFT OF A-2 PROVIDED IS 4%, WHICH IS LESS THAN 10% THEREFORE COMBINED IN THE R2- OCCUPANCY CALCULATION AS 905 SQFT.

LEVEL 4 TOTAL OCCUPANT LOAD = 103 TOTAL OCCUPANTS
TOTAL BUILDING OCCUPANT LOAD: 412 OCCUPANTS

OCCUPANT LOAD
PROJECT NAME: LUXVIEW APARTMENTS PHASE II
PROPERTY ADDRESS: 1600 ORANGE AVE, REDLANDS CA 92373
APN NUMBER: 0292-48-201, 0292-72-101, 0292-72-102
ZONE: EV2500-MULTI FAMILY RESIDENTIAL
ZONING DISTRICT : REFER TO MUNICIPAL CODE ZONE
LAND USE TYPE: MULTI-FAMILY RESIDENTIAL
TYPE OF CONSTRUCTION : VA
GROSS LOT AREA: 825,026.40 SQ. FT.

DEDICATIONS: -12,049 SQ. FT.

NET LOT AREA: 812,977 SQ. FT.

EXISTING USES: VACANT LOT
EASEMENTS: N/A
FRONT SETBACK: 35 FT
STREET SIDE SETBACK: 35 FT
SIDE YARD SETBACK: 25 FT
REAR YARD SETBACK: 25 FT
DENSITY OF DEVELOPMENT: 2,500 SQ. FT. OF LOT AREA PER DWELLING UNIT MAXIMUM COVERAGE: 45% OF LOT AREA
BUILDING FOOTPRINT: 52,325 SQ. FT.

ZONING BUILDING HEIGHT : NOT GREATER THAN 4 STORIES
ZONING NO. OF STORIES : NOT GREATER THAN 4 STORIES
ZONING BUILDING HEIGHT : 52' -0"
CODE BUILDING HEIGHT: 60' -0"
OCCUPANCY CLASS. : LEVEL 1: R-2, S-2(LESS THAN 10%, ACCESSORY USE) LEVEL 2: R-2, A-2(LESS THAN 10% ACCESSORY USE)
LEVEL 3: R-2, S-2(LESS THAN 10% ACCESSORY USE)
LEVEL 4: R-2, A-2(LESS THAN 10% ACCESSORY USE)
CORRIDORS: SEE CONSTRUCTION TYPE
BETWEEN DWELLING UNITS: SEE CONSTRUCTION TYPE
AUTOMATIC FIRE SPRINKLER :NFPA-13, 903.3.1.1
GROSS BUILDING AREA S3: 87,876 SQFT
GROSS BUILDING AREA S4: 30,660 SQFT
GROSS BUILDING AREA S5: 75,288 SQFT
TOTAL 209,300 SQFT

BUILDING DATA
SECTION EV3.0325(G)(2)(b)(iii)

FOR TWO STORY BUILDINGS OR MORE
FRONT: 30'
SIDE: 15'
REAR: 20'
FOR BUILDINGS HAVING OFFSET SURFACES, EACH YARD MAY BE REDUCED UP TO (5) FEET.FOR BUILDINGS PLACED AT AN ANGLE WITH EACH OTHER, EACH YARD STANDARD MAY BE REDUCED UP TO (10) FT, MAIN BUILDINGS SHALL BE NO CLOSER THAN (20) FEET AT THE CLOSES POINT.

SEPARATION DISTANCE REQUIRED S3 REAR & S4 SIDE: 20'+15'=35' SEPARATION DISTANCE PROVIDED S3 REAR & S4 SIDE: 24' -5" SEPARATION DISTANCE REQUIRED S4 FRONT & S5 FRONT:30' + 30'=60' SEPARATION DISTANCE PROVIDED S4 FRONT & S5 FRONT: 71'
SEPARATION DISTANCE REQUIRED S3 SIDE & S5 FRONT: 30'+30'=60' SEPARATION DISTANCE PROVIDED S3 SIDE & S5 FRONT: 80'
PERCENTAGE OF OPENING BASED ON FIRE SEPARATION DISTANCE CBC TABLE 705.8 SEPARATION DISTANCE PROVIDED S3 REAR & S4 SIDE: 24' -5", PROTECTED, ALLOWABLE

AREA UNLIMITED
SEPARATION DISTANCE PROVIDED S4 FRONT & S5 FRONT: 71', PROTECTED, ALLOWABLE

AREA UNLIMITED
SEPARATION DISTANCE PROVIDED S3 SIDE & S5 FRONT: 80', PROTECTED, ALLOWABLE

AREA UNLIMITED

BUILDING SEPARATION

GROSS BUILDING AREA
1ST FLOOR
2ND FLOOR
3RD FLOOR
4TH FLOOR
TOTAL
21,969 SQ. FT.
21,969 SQ.FT.
21,969 SQ.FT.
87,876 SQ.FT.
21,969 SQ.FT.
architecture
interiors
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DE AR
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LCF AO R
IN
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IFOE
GARY
W. MILLER
No. C14635
REN. 9-30-25
1177 Idaho Street, Suite 200
Redlands, CA 92374
Phone: 909-335-7400
Fax: 909-335-7299
[email protected]
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Sheet Of Sheets
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© 2017 Miller Architectural CorporationZ:\PROJECTS\2021 Projects\SD Homes Redlands II 2100098.RA\Drawings\Schematic Design\CAD\Building Models\BUILDING S3\BUILDING S3 R19_SH.rvt 2000038.RA
Author
08/09/23
BUILDING S3
LEVEL 1 CODE
PLAN
GF-101

LUXVIEW LUXURY APARTMENTS

LUXVIEW PROPERTIES
1600 ORANGE AVE
REDLANDS, CALIFORNIA 92373
11230 Sorrento Valley Road, Suite 140, San Diego, CA 92121 TheLuxView.com | [email protected]
0' 4' 8' 16' 32'
SCALE: 1/8" = 1'-0"
NORTH
SCALE
1/16" = 1'-0" 1FIRST FLOOR
SCALE
1/2" = 1'-0"

PATH OF TRAVEL LEGEND
# Date Comment
Keynote Legend
Ke
y
Value Keynote Text

14.03 Medical Emergency Service Elevator Per CBC Section 3002.4a

27.05 Two-way communication per CBC 1009.8.Directions for the use of two-way communication system shall be provided in accordance with CBC Section 1009.8.2

32.44 Directional Signage per CBC 1009.10

32.45 Star of Life Signage on both sides of hoistway door frame per CBC 3002.4
Redlands Regular Meeting of 10/01/24
287 of 932

DENOTES END OF COMMON PATH OF TRAVEL- TWO EXIT OPTIONS
BECOME AVAILABLE PER CBC SECTION 1006
DENOTES START OF EXIT ACCESS TRAVEL DISTANCE PER CBC TABLE 1017.2

DENOTES EXIT DISCHARGE AT PUBLIC WAY ON FIRST FLOOR
DENOTES PATH OF TRAVEL PER CBC SECTION 1017
X'-X"/ 250'-0"

TRAVEL DISTANCE TO EXIT DISCHARGE
LENGTH OF MAX. TRAVEL DISTANCE TO EXIT DISCHARGE,
C.B.C 1017.2
EXIT SIGNAGE SEE G-501
100 OCC. OCCUPANCY LOAD

INDICATES TACTILE EXIT SIGN
6372 SF
R2 - AREA 1
3852 SF
R2 - AREA 2
4272 SF
R2 - AREA 3
5411 SF
R2 - AREA 4
50 OCC.
50 OCC.
40 OCC.
39' 12'
65'
105'
7'
2'
72' 53'
15'-4"
4'-7"
10-10"
14'-4"
21'-7"
3'
15'-6"
401 403
400 402
405
404
407
406
409
408
411
413
410
412
414
416
415
417
419
421
423
STAIR 1
39'
STAIR
LOOP
27'-6"

STAIR LOOP
26'-3"
47'
STAIR
LOOP
ELEV.
447 SF

EXTERIOR EXIT
STAIRWAY 3
450 SF

EXTERIOR EXIT
STAIRWAY 1
485 SF

EXTERIOR EXIT
STAIRWAY 2
722 SF
A2 - AREA 1
2395 SF
CORRIDOR/R2 AREA 5
4'-6" 14.03

27.05 32.44 32.44

32.44 32.45
LEVEL 1 STAIRWAYS
SECTION 1005.3.1 STAIRWAYS REQUIRED CAPACITY BASED ON OCCUPANT LOAD