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CITY OF SANTA ROSA, CALIFORNIA
PLANNING & ECONOMIC DEVELOPMENT DEPARTMENT
ENGINEERING DEVELOPMENT SERVICES DIVISION
EXHIBIT "A"
December 21, 2022
1650 W Steele Lane Apartments – 36-units
PRJ21-010 (DR21-020, DB21-002, CUP21-047)
I. Applicant's engineer shall obtain the current City Design and Construction Standards and the Community Development Department's Standard Conditions of Approval dated August 27, 2008 and comply with all requirements therein unless specifically waived or altered by written variance by the City Engineer.
II. The approval of this project shall be subject to the latest adopted ordinances, resolutions, policies and fees adopted by the City Council at the time of the building permit review and approval.
III. In addition, the following summary constitutes the recommended conditions of approval on the subject application/development based on the plans submitted/ date received December 21, 2022.
PARCEL AND EASEMENT DEDICATIONS
1. The common driveway shall be a minimum of 20-feet wide and shall be covered by an Emergency vehicular access (EVA) dedicated to the City of Santa Rosa prior to building permit issuance. The driveway’s inside and outside radius shall be a minimum of 20-feet and 40-feet in radius respectively.
2. West Steele Lane shall be dedicated and improved as a Modified Main Street along the entire project frontage. Half width street improvements for the south side of the street shall consist of an approximate 4-feet wide half travel lane, one 11- feet wide travel lane, a 5-feet wide bike lane, a 6-inch concrete curb and gutter, a reduced 4-feet width planter strip, and 5-feet wide sidewalk for a half street ROW of 30-feet wide. Per ENGV22-019, the existing planter strip shall be reduced to 4- feet in width to widen the existing sidewalk to 5-feet wide and no Public Utility Easement (PUE) shall be required along the project frontage on West Steele Lane.
3. Meadowbrook Court shall be dedicated and improved as a Minor Street along the entire project frontage. Half width street improvements for each side of the street shall consist of a 10-feet wide travel lane, an 8-feet wide parking lane, a 6-inch concrete curb and gutter, 6-feet wide planter strip, 5-feet wide sidewalk, along with a 5.5-feet wide sidewalk easement and a 4-feet ROW dedication for a half street ROW of 24-feet wide. Per ENGV22-019, no PUE shall be required along the project frontage on Meadowbrook Court.
4. The Applicant shall dedicate an additional public access easement(s) for any public sidewalk, that is located outside of the City Right of Way at their sole expense.
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5. All dedication costs shall be borne by the Applicant or property owner, including preparation of any legal descriptions, plats, title reports, and deeds that are necessary. Legal descriptions and plats (“R” sheets) shall be prepared by a registered Land Surveyor or Civil Engineer licensed to practice Land Surveying in the State of California and approved by the City Engineer. City forms are available at the City of Santa Rosa Planning and Economic Development Department, Engineering Development Services Division, Room 5, City Hall.
PUBLIC STREET IMPROVEMENTS
6. An Encroachment Permit is required prior to issuance of the building permit. Any improvements proposed or required, within the public right of way shall be reviewed and approved with the Encroachment Permit application. Only Construction plans submitted with the Encroachment Permit Application are final plans and shall be approved for construction. Contact Engineering Development Services at 543-3200, located at 100 Santa Rosa Avenue, Room 5, as soon as possible to begin Encroachment Permit application processing. Encroachment Permit application processing may take 4-6 weeks. Submit plans showing all work in the public right of way, or in public easements, including all work on public utilities (water meter boxes, sewer lateral cleanouts, backflow devices, etc.)
7. Improvements to the southeast corner intersection of West Steele Lane and Meadowbrook Court shall consist of an ADA compliant directional pedestrian ramp per Caltrans standard A88A within the Limits of ROW. The applicant shall install and or re-install a thermo-plastic pedestrian crossing in the east-west direction of travel along West Steele Lane. Dedicate additional ROW if required. Install the new curb return to city standards with a radius of 20 feet for a local street.
Improvements shall be as reviewed and approved by the Santa Rosa Public Works Department for the project frontage.
8. The applicant shall submit Public Improvement Plans for the review and approval of the City Engineer prior to building permit issuance. Public Improvement plans shall include a complete set of offsite construction drawings including a lighting plan, utility plans, storm drain plans, erosion control plan, BMP construction plans, driveway aprons, sidewalk and curb replacement plans, and offsite signing and striping plans as applicable.
9. All public and private sidewalk shall maintain a continuous ADA accessible surface a minimum of 4-feet wide. Concrete sidewalk shall transition to match the existing grades to adjacent properties.
10. Existing streets cut by new services shall require edge grinding per City Standard 209, Trenching per Standard 215 and an A.C. over lay.
11. Private structures such as permanent fences and BMPS etc., shall not encroach into public utility easements unless approved under a variance by the City Engineer.
12. The Project Geotechnical engineer shall review the existing structural section of the streets during construction and shall clear the existing street section with the City of Santa Rosa Public Works Department Materials Lab. If the structural section is not adequate, the roadway shall be reconstructed to the centerline along PAGE 3 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT the project frontage per City Street Standards. As applicable, Meadowbrook Court shall be designed to a T.I. of 7.3. The T.I. values can range based on the Material Labs review during the Public Improvement Plan review.
TRAFFIC
13. Appropriate street name signs, pavement markings, and regulatory signs, as approved by the City Engineer, shall be installed. Applicant shall be responsible for any transitional improvements required between new construction and existing improvements.
14. As applicable, City Standard 611 cobra style streetlights shall be installed along Meadowbrook Court using LEOTEK LED fixtures. Streetlight spacing, wattages, and locations shall be determined during the improvement plan review process.
15. Electrical boxes for streetlights and signals shall be provided with grounded vandal resistant inserts, McCain Tamper Resistant Inserts or City approved equal, in streetlight pull boxes at locations as directed by the City. Catalog cuts shall be provided with the first plan check submittal for review and approval by the City Engineer. The streetlight improvement plans shall include the following note; “The contractor may use their own locks during construction for ease of access, however once the conductors in the pull box are live the contractor shall coordinate with the City Inspector to have the City lock installed. Electrical pull boxes in planter strips shall be provided with a 2-feet concrete apron around box.”
16. New services (electrical, telephone, cable or conduit) to new structures shall be installed underground. As applicable, the applicant shall underground overhead utilities along the project frontage per City code at their sole expense.
17. Applicant shall coordinate, and where necessary, pay for the relocation of any power poles or other existing public utilities, as necessary.
18. Provide sufficient line of sight so a vehicle exiting the project shall not impede or cause the oncoming traffic on West Steele Lane and Meadowbrook Court to radically alter their speed, based on Table 405.1A of the Caltrans’ Highway Design Manual. Tree canopies shall be maintained at least 7-feet off the ground and landscaping shall be maintained at maximum 36” height within the stopping site.
Install “No parking” signs and paint the curbs red within the site distance areas.
19. Avoid installation of any physical features (signs, landscaping, mailboxes, etc.) along the West Steele Lane and Meadowbrook Court frontages of the parcel within the traffic site distance triangles. Landscaping shall be maintained to be no more than 36” in height for low vegetation and tree canopies shall be maintained at 7- feet minimum height along the site triangle by the owner.
20. Comply with current standards for parking lot and accessible stall dimensions and signage. Submit an on-site sign and striping plan for the new parking lot improvements at first review. Submit parking lot and street lighting plans for review and approval. Lighting shall meet minimum lighting requirements.
21. The project Applicant shall be responsible for repairing/removing any debris, damage, or deterioration occurring to existing local streets and/or private driveways PAGE 4 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT as a direct result of construction activity related to installation of the improvements (grading, street construction, utility installation, etc.). Required repair shall involve patching, cleaning, sealing, or overlaying affected areas as appropriate to return West Steele Lane and Meadowbrook Court to as good as condition as it was in prior to construction. If the project Applicant does not act prudently in a timely manner, the City shall, at its discretion, perform the correction and charge the owner for all costs and overhead incurred.
22. The curb shall be painted red for 22 feet, or one parking space length, on either side of the project driveway on Meadowbrook Court to ensure adequate sight lines.
PRIVATE DRIVEWAY IMPROVEMENTS
23. A 2-way multi-residential driveway apron shall be constructed in accordance with City Standard detail 250A Meadowbrook Court. The private driveways shall have a minimum width of 24-feet at the back of sidewalk, unless otherwise approved by variance by the City Engineer, accessing through an additional 6-feet in width at the curb cut. Provide for a public sidewalk, level portion of sidewalk behind the driveway ramp. Paint onsite curbs red to indicate no parking along the entry ways.
The driveway shall be built to City Minor street structural standards and bordered with a 6-inch concrete curb at the edge of asphalt at least 10-feet behind the driveway aprons as applicable.
24. The applicant shall install traffic control signing and striping in the private driveway and parking lot including 1. Directional traffic striping 2. ADA compliant parking lot stall signing and striping. 3. ADA compliant access(es) to the buildings from the public sidewalk.
25. Onsite lighting of the private parking lot shall meet minimum city standards requirements for safety and acceptable luminary standards.
26. A soils and geologic report shall be provided with the building and public improvement plans submitted for review. The report shall address the new pavement sections within the parking lot and on West Steele Lane and Meadowbrook Court for adequacy to City codes.
27. Maximum grade difference at project boundary to offsite property shall be less than 1 feet vertically, unless reviewed and approved by the City Engineer.
28. Submit grading and drainage plans which shall show typical and specific cross- sections at all exterior property lines and interior lot lines indicating the adjacent elevations at the join grades to adjacent parcels including graded slopes, swales, fences, retaining walls and sound walls as applicable.
PUBLIC STORM DRAINAGE
29. Other agency permits, as required to complete the project, shall be obtained by the Applicant at the Applicant’s sole expense.
30. Public storm drainage shall be designed to City of Santa Rosa Design and Construction Standards and Sonoma County Water Agency (SCWA) current 2020 Flood Management Design manual standards by a licensed Civil Engineer. All PAGE 5 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT storm water run-off shall be collected via an underground drainage system and discharged to the nearest public downstream facility possessing adequate capacity to accept the run-off. Preliminary and final storm drain hydrology and hydraulic design reports as approved by the Sonoma County Water Agency or a designated agent shall be provided to the City of Santa Rosa for the city file prior to public improvement plan and encroachment permit issuance. Provide engineering calculations of adequacy for the downstream storm drain connections for project flow volumes. Upsize any storm drainage facilities that do not have adequate capacity to the approval of the City Engineer.
31. Drainage patterns shall follow the Regional Master Drainage Plan as depicted in the current master drainage studies available for the local area as provided by Sonoma County Water Agency (SCWA). Changes/diversions to the contributory drainage areas for regional water sheds are not permitted without City Engineer review and approval.
32. As applicable, all drainage flows from offsite shall be intercepted at the property line and conveyed through a private system to discharge into the public right of way. Onsite storm drain design shall be reviewed and approved by the City Building Official. Regional Public storm drain design shall be reviewed and approved by SCWA for compliance with County and City design standards.
33. All onsite storm drain inlets shall be labeled per the City standard detail 409 - “DRAINS TO CREEK” or an approved equal.
34. Contractor shall not use the sanitary sewer system or storm drainage system to release construction water from the site unless they have a valid discharge permit to do so. Application for Industrial construction water discharge permit can be obtained from the City of Santa Rosa Environmental Compliance Department.
Contact Renae Gundy at 707-543-4368.
35. Any existing storm drain stub outs to the property that shall not be used shall be abandoned at the main per City Design Standards.
36. Drainage from landscape areas are not allowed to cross over curb or sidewalk and are to outlet to a street or drainage channel through City Standard curb drains or other acceptable means.
37. Lot drainage, retention or detention systems, and private storm drain facilities shall be approved by the Chief Building Official's designated representative. All private drainage facilities shall be privately owned and maintained. Cross lot drainage is not permitted without a storm drainage easement being recorded at the Sonoma County Recorder’s office in favor of the upstream property.
38. All offsite storm drain work and coordination with any adjacent neighbors to the project, and all off site construction and or access easements as needed to construct the project shall be obtained at the sole cost of the applicant prior to entitlement.
39. If flows exceed street capacity, flows shall be collected via an underground drainage system (with minimum 15" diameter and maximum 72" diameter pipe sizes) and discharged to the nearest approved downstream facility possessing adequate capacity to accept the runoff, per the City's design requirements. Such PAGE 6 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT runoff systems shall be placed within public street right-of-way wherever possible.
40. Private drainage systems are to be connected to a public system from a private field inlet located behind the sidewalk and or through a minimum 15-inch RCP or HDPE storm drainpipe through the public right-of-way, public utility easement or storm drain easement to a public drainage structure. No blind connections are permitted into public storm drain system. Public storm drains shall be shown on the plans in a design profile. Install a city standard storm drain structure at any change of pipe size, pipe grade or pipe direction. A maximum of two public storm drain connections to the Public system are permitted for the project unless otherwise approved by the City Engineer.
41. For purposes of leak detection and maintenance access, no reinforced concrete shall be designed over publicly maintained storm water drainpipe facilities. Unreinforced concrete shall be allowed under special circumstances such as crosswalks. Storm drain inlets shall be located outside of the concrete area. Storm drainage facilities in the private road and private driveway shall be maintained by the lot owner.
42. Any proposed underground detention basins shall be owned and maintained by the lot owner. The owner shall install a 48” manhole to provide access and maintain the underground basin/pipe.
43. The existing 18-inch public storm drain along West Steele Lane under the existing planter strip shall be protected at all times and no structures shall be placed on, above, or below the existing storm drain pipe. No trees shall be planted on top of the existing storm drain pipe.
STORM WATER COMPLIANCE (SWLID)
44. The Applicant’s engineer shall comply with all requirements of the latest edition of the City Standard Urban Storm Water Low Impact Development Plan (SWLID) Guidelines. Final onsite Improvement Plans shall incorporate all SWLID Best Management Practices (BMP’s) and shall be accompanied by a Final Onsite Storm Water Mitigation Plan which shall address the storm water quality and quantity.
Final Improvement Plans shall be accompanied by a maintenance agreement or comparable document to assure continuous maintenance in perpetuity of the SWLID BMP’s and shall include a maintenance schedule.
45. Perpetual maintenance of SWLID Best Management Practices (BMP’s) shall be the responsibility of the lot owner. The Lot owners shall be responsible for performing and documenting an annual inspection of the BMP’s on their respective properties. The annual reports shall be retained by the Lot owner for a period of the latest five years and shall be made available to the City upon request.
46. After the SWLID BMP improvements have been constructed, the Applicant’s Civil Engineer or qualified professional is to prepare and sign a written certification that they were constructed and installed as required. Written certification of SWLID BMP’s is to be received by the City prior to issuance of occupancy and acceptance of the Public Street improvements. Written certification of SWLID required improvements is to be received by the City prior to occupancy. The maintenance schedule and the Final SUSMP are to be included as part of the owners’ records.
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47. The SWLID “Declaration of Maintenance” document shall be recorded prior to Building permit issuance.
48. BMP’s and private drainage facilities shall be located not within the Public Utility easements and/or utility easement. BMP’s can be placed in the planter strip within the public ROW.
49. Show roof drain outfalls on the contributory area drainage maps and indicate which BMP treatment facility is responsible to treat the roof water. Show enough finish grading elevations to verify the contributory areas are correct.
50. The Civil Engineering plans shall show sufficient construction details and dimensions of each BMP device on the drawings, so the BMP may be replaced in the future. Landscape plans and civil plans shall be coordinated with the approved SUSMP report and show the BMP locations clearly to prevent them from being filled in with landscape materials. The landscape and civil plans shall be updated to reflect the final BMP locations, shapes, sizes and construction dimensions to install the BMP features per the final construction.
51. No debris, soil, silt, sand, bark, slash, sawdust, rubbish, cement or concrete washings, oil or petroleum products, or other organic or earthen material from any construction or associated activity of whatever nature, shall be allowed to enter into or be placed where it may be washed by rainfall into the storm drain system. When operations are completed, any excess material or debris shall be removed from the work area.
52. As applicable, where bio-retention basins are installed, then transformers, meter boxes, cleanouts, fire hydrants, etc. shall be located without conflict with the basins. Locations of infrastructure shall be reviewed during plan check. Each trench crossing shall extend the length of a BMP basin by 5 additional linear feet.
Locations of infrastructure should be present on the plans and shall be reviewed during plan check.
53. The applicant shall install a trash capture insert filter device in the new storm drain catch basin along the project frontage corner of Meadowbrook Court to the satisfaction of the Stormwater Department. This device shall be included in the SWLID Final Report and “Declaration of Maintenance” document and shall be privately maintained and replaced at the manufacturer’s recommended maintenance and replacement schedule.
WATER AND WASTEWATER
54. Demand fees shall be required and shall be determined after review of the building permit application. Unless otherwise approved through a deferral agreement, water, irrigation and sewer demand processing and meter installation fees shall be paid prior to the issuance of any Building Permit. The applicant may contact Water Engineering Services to determine estimated fees and shall be determined at first Building Plan review.
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55. Water services shall be provided per Section X of the Water System Design Standards. Multi-family residential and irrigation uses shall be metered separately.
Separate water meters may be provided for each unit, each building and or a master meter may be installed for a cluster of buildings. Water Engineering Services suggests more than one meter for the entire project. A separate irrigation service shall be provided for landscaping. Meter locations and configurations shall be reviewed during first plan review.
56. The Fire Department requires fire sprinklers in all structures. The water services and meters shall be sized to meet fire protection, domestic and irrigation uses. A dedicated fire protection service with an associated double detector check valve(s) per City Standard detail no. 880 shall be installed to serve a fire main. A double check detector valve shall be installed at each connection point to the public system. Fireline detector check locations shall be determined with the plan check phase of the Improvement Plans. Submit flow calculations to the Engineering Development Services Division during the Public Improvement plans review phase concurrent with the first plan check phase of the Building Plans to determine adequate sizing.
57. The engineer shall provide a detailed utility plan showing on-site and offsite sewer, water, fire protection systems and their connections to existing sewer and water facilities. The plan shall show any wells and or septic systems to be abandoned.
When a separate irrigation meter is required, an irrigation plan showing maximum GPM flow required at each control valve and connections to existing facilities shall be provided. Submit Public Improvement plans for the City Engineer’s review and approval for public improvements prior to building permit issuance.
58. Any septic systems within the project boundaries shall be abandoned per Permit Sonoma and City of Santa Rosa Building Division requirements.
59. If wells exist on the property, then the following apply:
a. Any lines from existing wells that cross property lines must be severed. b. Abandonment of wells requires a permit from Permit Sonoma.
60. Submit landscape and irrigation plans in conformance with the Water Efficient Landscape Ordinance adopted by the Santa Rosa City Council, Resolution No. 4051, dated Oct 27, 2015. Plans shall be submitted with the Building Permit application.
61. The applicant shall install one Combination Water service(s) per City Standards 870 for the fire sprinkler, fire hydrants, domestic and irrigation meters for the lot.
The exact configuration shall be reviewed at first building review and is based on the water pressure calculations.
62. The applicant shall install a separate irrigation service with a reduced pressure backflow device per current City Standards 876. See Section X.O. of the Water System Design Standards. Meter size is dependent on peak demand and shall be determined upon review of irrigation plans. Irrigation demand, processing and meter fees shall be paid prior to issuance of building permit.
63. All landscape and domestic water meters shall be protected with reduced pressure PAGE 9 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT backflow devices per City Standards 876.
64. No plumbing for landscape irrigation or any other use shall cross lot lines.
65. Any existing water or sewer services that shall not be used shall be abandoned at the main per City Design Standards. Abandon the existing residential services to the existing houses.
66. New sewer laterals shall be provided with a clean out at the right of way line or edge of easement per City Standard 513. All portions of the private sewer lateral extending through the public right of way or any public utility easements shall be maintained by the property owner and shall be labeled as private on the public improvement plans.
67. Submit a full fire flow analysis to the Fire Department for review. Connections to the City water system shall be dependent on meeting fire flow requirements.
Private hydrants shall be required on site and the locations shall be determined with the Building Permit Application. Fire sprinklers shall be required in addition to the private hydrants. If a public fire hydrant is required, the location shall be determined during the plan check process of the Improvement Plans.
68. Water Engineering Services provides mapping of private onsite water mains and fire hydrants for the Fire Department and processes the fee collection and meter installation for the fireline. Submit two copies of the approved onsite plans showing private firelines and private fire hydrants locations to Water Engineering Services prior to requesting meter sets and commencing service. Refer to section XI.A of the Water System Design Standards for submittal of plans for private fire systems.
FIRE – (from Ian Hardage dated June 15, 2021)
69. Projects shall be designed in compliance with established regulations adopted by the City of Santa Rosa affecting or related to structures, processes, premises and safeguards regarding the following:
a. The hazard of fire and explosion arising from the storage, handling or use of structures, materials or devices.
b. Conditions hazardous to life, property or public welfare in the occupancy of structures or premises.
c. Fire hazards in the structure(s) or on the premises from occupancy or operation.
d. Matters related to the construction, extension, repair, alteration or removal of the fire suppression or alarm systems.
e. Conditions affecting the safety of fire fighters and emergency responders during emergency operations.
70. Fire service features for buildings, structures and premises shall comply with all City adopted building standards, California Code of Regulations Title 24 Building Standards and Santa Rosa City Code.
71. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section 105, California Residential Code (CRC) Section R105 and California Fire Code (CFC) Sections 105.6 and 105.7. Submittal documents consisting of construction documents, statement of special inspections, geotechnical report and PAGE 10 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT other data shall be submitted in two or more sets with each permit application.
The construction documents shall be prepared by a registered design professional.
Where special conditions exist, the code official is authorized to require additional construction documents to be prepared by a registered design professional. a. Construction documents shall be dimensioned and drawn on suitable material.
Electronic media documents shall be submitted. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules and regulations, as determined by the code official.
b. Shop drawings for the fire protection system(s) shall be submitted to indicate conformance with adopted codes and the construction documents and shall be approved prior to the start of system installation. Shop drawings shall contain all information as required by the referenced installation standards in Chapter
9. c. The construction documents shall show in sufficient detail the location, construction, size, and character of all portions of the means of egress including the path of the exit discharge to the public way in compliance with the provisions of adopted codes. In other than occupancies in Groups R- 2, R-3, and R-2.1, the construction documents shall designate the number of occupants to be accommodated on every floor, and in all rooms and spaces. d. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. The code official is authorized to waive or modify the requirement for a site plan where the application for permit is for alteration or repair or where otherwise warranted.
e. Construction documents for proposed fire apparatus access, location of fire lanes, security gates across fire apparatus access roads and construction documents, hydraulic calculations and material specifications for fire hydrant, fire protection or detection systems shall be submitted to the fire department for review and approval prior to construction.
72. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction except where approved alternative methods of protection are provided.
73. For the purposes of prescribing minimum safeguards for construction, alteration, and demolition operations to provide reasonable safety to life and property from fire during such operations. building, facilities, and premises in the course of construction, alteration or demolition, including those in underground locations shall be in compliance with CFC Chapter 33 and NFPA 241.
74. New and existing buildings shall be provided with approved illuminated or other approved means of address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the PAGE 11 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT property. Address identification characters shall contrast with their background.
Address numbers shall be Arabic numerals or alphabetic letters. Numbers shall not be spelled out. Character size and stroke shall be in accordance with CFC Section 505.1.1 through 505.1.2. Where required by the fire code official, address identification shall be provided in additional approved locations to facilitate emergency response in accordance with this code and CFC Section 505.1.3.
Where access is by means of a private road and the building cannot be viewed from the public way or when determined by the fire code official, a monument, pole, or other approved illuminated sign or other approved means shall be used to identify the structure(s). Address identification shall be maintained.
75. An approved water supply capable of supplying the required fire flow for fire protection shall be provided to premises on which facilities, buildings or portions of buildings are hereafter constructed or moved into or within the jurisdiction, in accordance with CFC Section 507, Appendices B & C and Santa Rosa City Code.
a. Fire-flow requirements for buildings or portions of buildings and facilities shall be determined by adopted CFC Appendix B.
b. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through 507.5.8 and Appendix C.
76. Fire apparatus access roads shall be provided and maintained in accordance with CFC Section 503 and Appendix D.
a. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility.
i. Traffic calming measures (bollards, speed bumps, humps, undulations, etc.) are not approved as a part of this review and require specific approval from the Fire Department.
ii. Should a security gate be planned to serve the facility, the gate shall be automatic operating by strobe-activation, equipped with a Knox Company key operated electric gate release switch with sub-mastered key option for the Police Department. During a power failure, gate shall release for manual operation OR be equipped with standby power or connected to the building emergency panel. In addition to sending the request to exit signal to the gate operator, the magnetic detection loop (when activated) shall prohibit the gate from closing upon fire apparatus.
b. Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided in accordance with CFC D105. For purposes of this requirement, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. One or more of the PAGE 12 of 14
E:\ENG\Cleve Gurney\PRJ\PRJ21-010 - W Steele Lane 1650 Apartments 36 units\OUT required access routes meeting this condition shall be located not less than 15 feet and not greater than 30 feet from the building and shall be positioned parallel to one entire long-side of the building as approved by the fire code official. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. There shall be no architectural features, projections or obstructions that would limit the articulation of the aerial apparatus. The project building heights SHALL NOT exceed 30 feet as measured in accordance with CFC Section D105. c. Multiple-family residential projects having more than 50 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses.
d. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards.
e. A Fire Department key box shall be provided on the front of each structure for access to fire protection equipment within the building.
77. The provisions of the adopted CFC shall specify where fire protection and life safety systems are required and shall apply to the design, installation, inspection, operation, testing and maintenance of all fire protection systems. a. Approved automatic fire sprinkler systems in new buildings and structures shall be provided in the locations described in adopted CFC Sections 903.2.1 through 903.2.20. Approved automatic fire sprinkler systems in existing buildings and structures shall be provided in locations described in adopted CFC Section 903.6.
i. Structure will be required to be protected by an automatic fire sprinkler system.
1. If required Fire Department Connection (FDC) for the sprinkler and standpipe systems shall be located on the street side of the structure or facing approved fire apparatus access roads fully visible and recognizable from the street, and within 100 feet an approved fire hydrant.
b. Structure will be required to install a standpipe system in the building. i. Not less than one standpipe shall be provided for use during construction.
Such standpipes shall be installed prior to construction exceeding 40 feet in height above the lowest level of fire department vehicle access. Such standpipes shall be provided with fire department hose connections at floor- level locations adjacent to stairways as construction progresses, such standpipes shall be extended to within one floor of the highest point of construction having secured decking or flooring.
78. A Phase 1 Environmental Site Assessment shall be provided directly to the Fire Department Hazardous Material Program for review. Phase 1 shall be approved prior to issuance of any grading, demolition, or construction permit.
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79. Storage or use of any hazardous materials at the site will require a Hazardous Materials Business Plan to be submitted to the CA Environmental Reporting System on-line reporting program.
80. The following are a list of deferred plan submittal items that will be required by the Fire Department - additional items may be called out based on proposed use(s) of commercial spaces:
a. Private Underground Fire Main
b. Standpipe System
c. Fire Sprinkler System
d. Fire Pump (to be determined)
e. Fire Alarm/Fire Sprinkler Monitoring System
f. Emergency Responder Radio System (to be determined)
g. Gates and barricades across fire apparatus access roads
From Paul Lowenthal dated February 18, 2022
81. The following are a list of deferred plan submittal items that will be required by the Fire Department - additional items may be called out based on actual building permit submittal.
a. Private Underground Fire Main
b. Standpipe System
c. Fire Sprinkler System
d. Fire Alarm/Fire Sprinkler Monitoring System
e. Gates and barricades across fire apparatus access roads
From Mike Johnson dated July 11, 2022
82. The Fire Department Access ends at the end of building B prior to making left turn.
A sign shall be placed at the corner that reads “NO EVA TURNAROUND”. In addition, the dead-end indicated by node 19 on sheet A3 shall be marked “NO PARKING-FIRE LANE”.
83. All curbs are considered no parking and shall be identified per California Vehicle Code 22500.1.
RECREATION AND PARKS
84. If dead or dying street trees are present in the frontage, new street trees shall be planted by the developer.
85. Street trees shall be installed and planted by the developer along the project frontage(s). Selection shall be made from the City’s approved master plan list and approved by the City Parks Department. Planting shall be completed in accordance with City “Standards and Specifications for Planting Parkway Trees.” Contact the Recreation & Parks Department Office at (707) 541-3770 for copies of the master street tree list. This declaration shall be added to the General Notes of the improvement plans.
86. Parks acquisition and/or park development fees shall be paid at the time of building permit issuance. The fee amount shall be determined by the resolution in effect at the time.
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87. Property owners shall be responsible for the irrigation and maintenance of the street trees and the maintenance of the planter strips in front of and alongside of their project for perpetuity.
_______________________12/21/2022_______
CLEVE GURNEY, PE - EDS ASSOCIATE ENGINEER