F-6 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-1: Non-White Population (2010)
Source: HCD AFFH Data Viewer
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Affirmatively Furthering Fair Housing City of Beaumont | F-7 Figure F-2: Non-White Population (2018)
Source: HCD AFFH Data Viewer
Disability
People are considered to have a disability if they have one or more of the following: hearing difficulty, vision difficulty, cognitive difficulty, ambulatory difficulty, self-care difficulty, and independent living difficulty.
Figure F-3 presents the ACS 2010 to 2014 data for percentage of population with a disability, and Figure F-4 shows the ACS 2015 to 2019 data for percentage of population with a disability.
According to the 2015 to 2019 ACS, approximately 9.7 percent of Beaumont residents experience a disability, compared to 11.6 percent countywide. Since the 2008 to 2012 ACS, both Beaumont and the county have a slightly greater portion of residents experiencing a disability (from 7.5 percent and 10.5 percent, respectively). However, since the 2010 to 2014 ACS, tracts in the central and southwest areas of Beaumont are showing a decrease in percentage of population with a disability.
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F-8 | City of Beaumont Affirmatively Furthering Fair Housing Most census tracts in Beaumont consist of less than 10 percent residents experiencing disability.
This distribution is generally consistent with the county, in which most tracts consist of less than 20 percent of residents experiencing disability. The majority of tracts in which 10 to 20 percent of the population has a disability is located on the eastern portion of Riverside County as shown in Figure F-5.
Figure F-3: Percent of Population with a Disability – City (2010 - 2014)
Source: HCD AFFH Data Viewer
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Affirmatively Furthering Fair Housing City of Beaumont | F-9 Figure F-4: Percent of Population with a Disability – City (2015 - 2019)
Source: HCD AFFH Data Viewer
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F-10 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-5: Percent of Population with a Disability – County (2015 - 2019)
Source: HCD AFFH Data Viewer
Familial Status
Familial status refers to the presence of at least one child under 18 years old. Examples of familial status discrimination include refusal to rent to families with children, eviction of families once a child joins, confinement of families to specific floors of a building, and overly restrictive rules regarding children’s use of common areas.
Beaumont is a family-oriented city. As of the 2015 to 2019 ACS, 43.9 percent of households in Beaumont have one or more children under the age of 18. The city’s share of households is higher than that of the county (37.6 percent), and neighboring jurisdictions, such as Riverside (39.6 percent), Redlands (32.3 percent), and Hemet (33.0 percent).
Single parent households are also a protected class. 7.3 percent of households in Beaumont consist of single-parent households. Of particular consideration are female-headed households, who may experience greater housing affordability challenges due to typically lower household incomes for these households compared to two-parent households. 5.9 percent of households in 868
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Affirmatively Furthering Fair Housing City of Beaumont | F-11 Beaumont are single female-headed households with children. As shown in Figure F-6 and Figure F-7, the western portion of Beaumont has a higher concentration of children in married-couple families, while the eastern portion of Beaumont has a higher concentration of single female- headed households with children. Beaumont has a lower proportion of female-headed households with children compared to the SCAG region, 6.1 percent compared to 6.6 percent, respectively (see Appendix A, Housing Needs Assessment, Section A.3.5).
Figure F-6: Children in Married-Couple Households
Source: HCD AFFH Data Viewer
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F-12 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-7: Children in Female-Headed Households with No Partner Present
Source: HCD AFFH Data Viewer
Income
According to the 2015 to 2019 ACS, Beaumont’s median household income is $84,105, which is greater than Riverside County ($67,005). Figure F-8 displays the distribution of median household income by census tract in Beaumont for 2010 to 2014. Since 2010, Beaumont’s median income grew 27 percent (from $66,121), a higher rate than the county, which only grew by 16 percent (from $57,768). Figure F-9 displays the distribution of median household income by census tract in Beaumont for 2015 to 2019, which shows increasing incomes in central area of the city. Also as shown in Figure F-9, households with the highest incomes are generally located west of San Bernardino Freeway (I-10), with lower income households on the eastern portion of the city. Tracts surrounding the city have similar incomes to those tracts within the city.
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Affirmatively Furthering Fair Housing City of Beaumont | F-13 Figure F-8: Median Household Income (2010 - 2014)
Source: HCD AFFH Data Viewer
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F-14 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-9: Median Household Income (2015 - 2019)
Source: HCD AFFH Data Viewer
Figure F-10 also displays income distribution across Beaumont by showing the percentage of low to moderate (LMI) income households by census tracts. Many tracts in the eastern parts of the city have a majority of their population living in low and moderate-income households. The area in which San Bernardino Freeway (I-10) intersects with Beaumont Avenue (SR-79) has the highest concentration of low and moderate-income households in the entire city. The lowest percentages (below 25 percent) of low to moderate income households (or households with higher incomes) are generally located in the tracts west of Beaumont Avenue. Overall, the city has lower proportion of lower income households than the county at 33 to 41 percent, respectively (see Appendix A, Housing Needs Assessment, Section A.3.4). 872
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Affirmatively Furthering Fair Housing City of Beaumont | F-15 Figure F-10: Low to Moderate Income Population - City
Source: HCD AFFH Data Viewer
Income should also be disaggregated by race and ethnicity to further understand local patterns of segregation and integration. Although the citywide poverty rate was 10.5 percent in 2019, not all racial and ethnic groups in Beaumont have the same likelihood of experiencing poverty 1. As shown in Table F-1, about one in four Black or African American residents experience poverty, which is significantly higher than other racial or ethnic groups. Additionally, residents who identified as Black or African American, American Indian and Alaska Native, or two or more races were disproportionately represented in the share of the total population experiencing poverty in comparison to their actual proportion of the city’s population.
1 In Beaumont, 6.0 percent of total households are experiencing poverty, compared to 7.9 percent of households in the SCAG region (see Appendix A, Housing Needs Assessment, Section A.3.5). 873
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F-16 | City of Beaumont Affirmatively Furthering Fair Housing Table F-1: Poverty by Race/Ethnicity (2019)
Beaumont Poverty Rate % Of Population
Total Population 10.5% -
White alone 9.8% 65%
Black or African American alone 23.1% 9%
American Indian and Alaska Native alone 7.0% 1%
Asian alone 8.0% 9%
Native Hawaiian/Other Pacific Islander alone 0.0% 0%
Some other race alone 6.1% 12%
Two or more races 12.9% 4%
Hispanic or Latino origin (of any race) 10.2% 46%
Source: ACS 5-Year Estimates, Table S1701
F.2.3 Racially or Ethnically Concentrated Areas of Poverty Racially or Ethnically Concentrated Areas of Poverty (R/ECAPs) Racially or Ethnically Concentrated Areas of Poverty (R/ECAP) are areas that exhibit both high racial/ethnic concentrations and high poverty rates. HUD defines R/ECAPs as census tracts with a majority non-White population (50 percent or more) and a poverty rate that exceeds 40 percent or is three times the average poverty rate for the county, whichever is lower.
R/ECAPs may indicate the presence of disadvantaged households facing housing insecurity and need. They identify areas whose residents may have faced historical discrimination and who continue to experience economic hardship, furthering entrenched inequities in these communities.
According to Figures F-11 and F-12, there are no R/ECAPs in Beaumont or in the surrounding area.
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Affirmatively Furthering Fair Housing City of Beaumont | F-17 Figure F-11: Racially/Ethnically Concentrated Areas of Poverty - Citywide
Source: HCD AFFH Data Viewer
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F-18 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-12: Racially/Ethnically Concentrated Areas of Poverty - Regional
Source: HCD AFFH Data Viewer
Racially or Ethnically Concentrated Areas of Affluence (RCAAs) Racially or Ethnically Concentrated Areas of Affluence (RCAAs) are neighborhoods in which there are both high concentrations of non-Hispanic White households and high household income rates.
Based on research from the University of Minnesota Humphrey School of Public Affairs, RCAAs are defined as census tracts where 80 percent or more of the population is white, and the median household income is $125,000 or greater (which is slightly more than double the national median household income in 2016).
However, HCD has adjusted the RCAA methodology to more appropriately consider California’s higher levels of diversity. According to Figures F-9 above and F-13 below, while there are areas of Beaumont that have a higher proportion of white residents and higher median incomes, they do not meet the thresholds to be considered RCAAs.
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Affirmatively Furthering Fair Housing City of Beaumont | F-19 Figure F-13: Percent of White Population
Source: HCD AFFH Data Viewer
F.2.4 Access to Opportunity
One important component of fair housing is a neighborhood’s access to opportunity, which correlates relative place-based characteristics of an area, such as education, employment, safety, and the environment, with critical life outcomes, such as health, wealth, and life expectancy.
Ensuring access to opportunity means both investing in existing low-income and underserved communities, as well as supporting residents’ mobility and access to ‘high resource’ neighborhoods.
In February 2017, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened the California Fair Housing Task Force to provide research and evidence-based policy recommendations to further HCD’s fair housing goals of (1) avoiding further segregation and concentration of poverty and (2) 877
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F-20 | City of Beaumont Affirmatively Furthering Fair Housing encouraging access to opportunity through land use policy and affordable housing, program design, and implementation.
HCD and TCAC prepared opportunity maps to identify census tracts with the highest and lowest resources. High resource areas are areas with high index scores for a variety of opportunity indicators. Examples of indicators of high resources areas include high employment rates, low poverty rates, proximity to jobs, high educational proficiency, and limited exposure to environmental health hazards. High resources tracts are areas that offer low-income residents the best chance of a high quality of life, whether through economic advancement, high educational attainment, or clean environmental health. Census tracts in the city that are categorized as moderate resource areas have access to many of the same resources as the high resource areas but may have fewer job opportunities, lower performing schools, lower median home values, or other factors that lower their indexes across the various economic, educational, and environmental indicators.
Low resource areas are characterized as having fewer opportunities to employment and education, or a lower index for other economic, environmental, and educational indicators. These areas have greater quality of life needs and should be prioritized for future investment to improve opportunities for current and future residents.
The opportunity maps inform TCAC, which oversees the Low-Income Housing Tax Credit (LIHTC) Program, to more equitably distribute funding for affordable housing in areas with the highest opportunity. The analysis evaluates total access to opportunity (e.g., high, moderate, low), but also individually assesses opportunity access across more specific indicators, such as education, transportation, economic development, and environment.
TCAC Opportunity Areas – Composite Score
The TCAC Opportunity Areas Composite Score provides an aggregate index of three domains:
economic, education, and environmental. Census tracts with higher composite scores indicate higher resource areas overall. As shown in Figure F-14, the majority of Beaumont consists of high or highest resource areas, which includes the western portion of the city (west of Elm Avenue), the census tracts north of Oak Valley Parkway, and the eastern census tract north of the I-10 and east of Starlight Avenue.
Several census tracts in the city are categorized as moderate resource areas, including the area bound by Elm Avenue, Oak Valley Parkway, Starlight Avenue, and 8th Street, as well as the southern part of the city east of Beaumont Avenue and south of the I-10.
The census tract at the intersection of SR-79 and I-10 is considered low resource. This low resource designation is due to lower median incomes, median home values, and the environmental pollutants caused by the intersection of two major freeways.
Census tracts surrounding Beaumont exhibit a similar level of opportunity. The one exception is Banning to the east and north of I-10, which is moderate resource compared to high resource in adjacent Beaumont. The lower resource area in Banning is currently under construction for a new 878
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Affirmatively Furthering Fair Housing City of Beaumont | F-21 residential subdivision as part of a larger specific plan area (Butterfield Specific Plan) that includes neighborhood parks, community parks, a public golf course, schools, and retail and commercial areas. Furthermore, after construction is completed, those residents will have access to the hospital and medical facilities along Highland Springs Avenue and retail and services along 6th Street.
After this analysis was prepared, the 2022 TCAC Opportunity Map was released. The 2022 opportunity areas continue to show the same tract at the intersection of SR-79 and I-10 as the only low resource area. Tracts to the northwest declined from highest and high resource to moderate resource, but the moderate resource tracts to the east and southeast of the low resource area improved to high resource. This is further discussed in the sites inventory analysis (Section F.3.2).
Figure F-14 TCAC Opportunity Areas (2021) - Composite Score - Tract
Source: HCD AFFH Data Viewer
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F-22 | City of Beaumont Affirmatively Furthering Fair Housing Economic Score
The TCAC Opportunity Areas Economic Score for a census tract is based on poverty, adult education, employment, job proximity, and median home value indicators. The score is broken up by quartiles, with the highest quartile indicating more positive economic outcomes and the lowest score indicating least positive outcomes.
Figure F-15 shows the majority of the city consists of tracts with a 0.25 to 0.50 economic score, which is on the lower outcome range. According to Beaumont’s Economic Development Strategic Plan (Table A-2), a greater portion of residents working in Beaumont earn less than $3,333 per month compared to residents commuting outside of the city to San Bernardino or Riverside. One census tract in the city, located at the intersection of SR-79 and I-10, is categorized as having the least positive economic outcomes. This area also has the highest concentration of non-white residents and low to moderate income households, suggesting that lower-income residents of color in Beaumont exhibit a greater negative localized impact on economic outcome compared to other residents.
Beaumont’s most recent General Plan (Elevate Beaumont 2040) outlines several programs to spur economic growth and development in the city, including Program EDF5 (Business Recruitment), which will implement a business recruitment strategy to attract high-paying employment-based uses in the Employment District and Program EDF13 (Local Business Internships), which will create a program to provide incentives for local businesses to offer internship and mentoring programs to high school and college students in partnership with educational institutions and major employers.
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Affirmatively Furthering Fair Housing City of Beaumont | F-23 Figure F-15: TCAC Opportunity Areas (2021) - Economic Score - Tract
Source: HCD AFFH Data Viewer
Education Score
The TCAC Opportunity Areas Education Score for a census tract is based on math and reading proficiency, high school graduation rate, and student poverty rate indicators. The score is broken up by quartiles, with the highest quartile indicating more positive education outcomes and the lowest quartile signifying less positive outcomes.
As shown in Figure F-16, census tracts across the city have education scores of 0.5 or greater, with half of the city having the highest education score of greater than 0.75 (more positive education outcomes). Beaumont schools are generally neighborhood serving, and the city has eight elementary schools. The portion of the city with the highest education score is located in the western section of Beaumont (west of Elm Avenue). This half of the city also has a higher rate of white residents and lower rate of low to moderate income households than the eastern portion of the city, indicating that higher quality educational opportunities are more available to white 881
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F-24 | City of Beaumont Affirmatively Furthering Fair Housing residents in wealthier neighborhoods. Palm Innovation Academy, near the intersection of SR-79 and I-10, serves the more disadvantaged core of the city and yielded lower test scores than schools in other parts of town.
The Economic Development and Fiscal Element in Elevate Beaumont 2040 contains several policies to improve educational opportunities and foster more inclusive and equitable communities, such as Policy 5.3.1, which directs the City to partner with the Beaumont Library District to promote educational programs that teach children, teens, and adults with low literacy to improve reading skills, improve English conversational skills, and provide homework support; Policy 5.3.3, which directs the City to promote free or low-cost child and family enrichment programs and afterschool supplemental education programs; and Policy 5.3.4, which directs the City to support a high-quality, universal system of early childhood education, especially in low income communities. In addition, the Beaumont Unified School District allows for transfers from one school to another based on availability of space.
Figure F-16: TCAC Opportunity Areas (2021) - Education Score - Tract
Source: HCD AFFH Data Viewer
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Affirmatively Furthering Fair Housing City of Beaumont | F-25 Environmental Score
The environmental score for a census tract is based on CalEnviroScreen 3.0 pollution indicators and values. The CalEnviroScreen is a mapping tool that helps identify areas in the state that are most impacted by various sources of pollution. The score considers four major indicators:
exposure (e.g., air quality, lead risk, and drinking water quality, etc.), environmental effects (e.g., hazardous waste generators, solid waste sites, etc.), sensitive population (e.g., asthma, cardiovascular disease, etc.), and socioeconomic factor (e.g., poverty, unemployment, etc.). The score on the map is broken up by deciles, with the lowest decile (1 to 10 percent) indicating the most positive environmental conditions. As shown in Figure F-17, census tracts on the southern end of the city (south of Oak Valley Parkway) have higher CalEnviroScreen scores, indicating lower environmental health conditions. This area of Beaumont is impacted by the clustering of several major freeways (the I-10, SR-79, and SR-60) and various industrial operations that reduce overall air quality from increased pollution emitted from a greater concentration of vehicles.
Additionally, higher concentrations of older buildings in this area result in potential lead exposure risk.
Elevate Beaumont 2040 summarizes several programs the City plans to undertake to address local environmental concerns. As outlined in the Environmental Justice Element, the City will adopt mitigation measures to limit vehicular and construction-related particulate emissions (Program HEJ20 – Particulate Mitigation) and adopt a lead testing and abatement program in El Barrio and Town Center, the neighborhoods with a highest concentration of pre-1978 homes and thus the highest likelihood for lead paint (Program HEJ17 – Lead Abatement Program). The El Barrio neighborhood is within the tract containing the intersection of I-10 and SR-79. 883
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F-26 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-17: CalEnviroScreen Score - Tract
Source: HCD AFFH Data Viewer
Jobs Proximity Index
HUD’s Jobs Proximity Index for a census tract measures the area’s distance from employment.
This index can be used as a proxy to indicate relative transportation need in a community. The score is broken up by quintiles, with the highest quintile representing areas closest to job centers.
The Jobs Proximity Index score is relatively low across Beaumont. Approximately 751 people both work and live in Beaumont, which is 5.9 percent of employed Beaumont residents 2. The largest proportion of employed Beaumont residents (6.3 percent) work in the City of Redlands, followed by the City of San Bernardino (6.1 percent), the City of Beaumont (5.9 percent), and the City of Riverside (5.8 percent). As shown in Figure F-18, census tract groups in the southern
2 Longitudinal Employer-Household Dynamics (LEHD), OnTheMap, 2019. 884
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Affirmatively Furthering Fair Housing City of Beaumont | F-27 areas of Beaumont, particularly the southeastern portion, have greater access to employment opportunities than tracts in the northern part of the city.
Beaumont operates its own bus system throughout the city, with routes running to employment areas on the south portion of town, to the High School, and to connect with regional bussing with Riverside Transit Authority and Omnitrans. The City, however, does not have any rail service nor high quality transit as identified by HCD.
Figure F-18: Jobs Proximity Index (HUD, 2014-2017) – Block Group
Source: HCD AFFH Data Viewer
Disparities in Access to Opportunity for Persons with Disabilities People with disabilities often experience challenges with accessibility, discrimination, and housing choice that make it difficult to find suitable housing to meet their needs. This section analyzes such disparities to ensure the City is able to adequately serve its residents with disabilities.
According to the Needs Assessment (Appendix A, Figures A-11 and A-12), the most common types of disabilities in Beaumont in 2018 were ambulatory disabilities followed by cognitive 885
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F-28 | City of Beaumont Affirmatively Furthering Fair Housing disabilities. Of the total senior population in Beaumont, the most common types of disabilities in 2018 were ambulatory disabilities (20.0 percent of the total senior population) and hearing disabilities (13.6 percent of the total senior population).
The California Department of Developmental Services (DDS) currently provides community- based services to approximately 350,000 persons with developmental disabilities and their families through a statewide system of regional centers, developmental centers, and community- based facilities. DDS also provides data on developmental disabilities by age and type of residence. According to DDS and as shown in the Needs Assessment (Appendix A, Table A-8), there are about 438 residents with a development disability in Beaumont, most of whom are able to live in their own home with their parent or guardian.
There are a variety of housing types appropriate for people with disabilities, such as licensed and unlicensed single-family homes, group homes, and transitional and supportive housing. The design of housing-accessibility modifications, proximity to services and transit, and the availability of group living opportunities represent some of the types of considerations that are important in serving this need group. The Housing Constraints Appendix discusses how the City permits various housing types, including the allowance for reasonable accommodations. While there are no housing facilities in Beaumont strictly for people with disabilities, various resources are available. The Inland Regional Center (IRC), which serves both Riverside and San Bernardino counties, is one of 21 regional centers in California that provides point of entry to services for people with developmental disabilities. The IRC, located in San Bernardino, is a nonprofit agency that contracts with DDS to coordinate services for people with developmental disabilities 3.
Disparities in Access to Transportation Opportunities
The HUD Low Transportation Cost Index is based on estimates of transportation costs for a family that meets the following description: a three-person single-parent family with income at 50 percent of the median income for renters for the region. These estimates originate from the Location Affordability Index (LAI). Transportation costs are modeled for census tracts as a percent of income for renters in these households. Index values are inverted, and percentile ranked nationally, with values ranging from 0 to 100. Higher index values indicate lower transportation costs in that neighborhood. Transportation costs may be low within a tract for a range of reasons, including greater access to public transportation and the density of homes, services, and jobs in that area.
Figure F-19 displays the Transportation Cost Index ranges in Beaumont. The city contains lower levels for the index, indicating that Beaumont generally has higher transportation costs. However,
3 https://www.inlandrc.org/about-irc/
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Affirmatively Furthering Fair Housing City of Beaumont | F-29 better access to transportation opportunities is available in the central area of the city and along and extending from Beaumont Avenue.
The Beaumont fixed route bus system provides access on weekdays and weekends from many residential areas to amenities including schools, parks, churches, retail, groceries, a recreation center, the local hospital (San Gorgonio Memorial Hospital), and the local library (Beaumont Library), and provides transfers to commuter transit and Morongo Casino (in Cabazon). Dial-a- ride is also available, which is a door-to-door ride program for certified individuals with disabilities that prevent them from using other public transportation options and low cost on-call transportation for residents with disabilities and those 62 years or older (Senior Dial-a-Ride).
Beaumont’s General Plan Mobility Element describes plans to expand its active transportation network including pedestrian (e.g., sidewalks, crosswalks, trails), bicycle, and golf cart transportation infrastructure.
Figure F-19: HUD Low Transportation Cost Index
Source: HCD AFFH Data Viewer
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F-30 | City of Beaumont Affirmatively Furthering Fair Housing F.2.5 Disproportionate Housing Needs
Overpayment
HUD defines overpayment, or “housing cost burden”, as households paying more than 30 percent of their gross income on housing expenses, including rent or mortgage payments and utilities.
Housing cost burden is considered a housing need because households that overpay for housing costs may have difficulty affording other necessary expenses, such as childcare, transportation, and medical costs.
Renters are more likely to overpay for housing costs than homeowners. According to the Needs Assessment (Appendix A), 43.5 percent of renters in Beaumont is cost burdened, which is lower than the overpayment rate in the SCAG region at 55.3 percent. As shown in Figure F-20, the concentration of renters exhibiting cost burden (40 to 60 percent) is similarly high across the city.
This is consistent with residents’ comments expressing that there is a high demand for rental apartments in Beaumont and not enough housing for lower income residents. Additionally, comments identified the need for condominiums and townhomes as single-family house prices continue to increase. There are two census tracts in the southeastern portion of Beaumont (one at the intersection of SR-70 and I-10 and another adjacent tract southeast of it) with a lower rate of overpayment. These areas of lower overpayments have older housing stock. Areas adjacent to the city experience similar levels of overpayment, except higher levels of overpayment occur in areas of Banning to the southeast.
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Affirmatively Furthering Fair Housing City of Beaumont | F-31 Figure F-20: Overpayment by Renters (2015 - 2019)
Source: HCD AFFH Data Viewer
Homeowners experience a lower rate of cost burden. The rate of overpayment for homeowners in Beaumont is similar across the city, with most census tracts exhibiting 20 to 40 percent homeowner cost burden (Figure F-21). One census tract (located where SR-70 and I-10 intersect) has the lowest rate of homeowner overpayment in Beaumont. This area exhibits a homeowner cost burden rate of less than 20 percent and contains older housing stock. Areas adjacent to the city experience similar levels of overpayment, except higher levels of overpayment occur in Banning to the east.
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F-32 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-21: Overpayment by Owners (2015 - 2019)
Source: HCD AFFH Data Viewer
Overcrowding
Overcrowding is defined by the Census as a unit in which more than one person occupies a room (excluding bathrooms and kitchens) while severe overcrowding occurs when more than 1.5 people occupy a room. Overcrowded households are an indicator of housing needs, as lower income families or individuals may choose to live together in smaller spaces to save money on housing costs. In addition to the strain on mental and physical health, overcrowding can also lead to more rapid deterioration of the property due to increased usage. According to the 2015 to 2019 ACS, 2.5 percent of households in Beaumont experienced overcrowding and 1.0 percent experience severe overcrowding. The city’s overcrowding rates are about half that of Riverside County, in which 5.1 percent and 1.8 percent of households are overcrowded and severely overcrowded, respectively. Similarly, rates of overcrowding are lower in Beaumont than the SCAG region across both renter- and owner-occupied households (see Appendix A, Housing Needs Assessment Section A.3.3).
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Affirmatively Furthering Fair Housing City of Beaumont | F-33 Table F-2: Overcrowding and Severe Overcrowding Rates
Beaumont Riverside County
Occupants Per Room Percent of Occupied Housing Units
1.01 to 1.5 2.5% 5.1%
1.51 or more 1.0% 1.8%
Source: ACS 5-Year Estimates, Table DP04
Overcrowding rates in Beaumont are concentrated on the eastern side of the city (Figure F-22).
The census tract at the intersection of SR-79 and I-10 has the highest rate of overcrowding (greater than 20 percent), while census tracts to its northside exhibit overcrowding rates of 8.3 to 12 percent. The rest of the city has overcrowding rates of below the statewide average of 8.2 percent. Beaumont generally has less overcrowding than the regional overall, especially compared to cities like Riverside, Corona, and Moreno Valley (Figure F-23).
Figure F-22: Overcrowded Households
Source: HCD AFFH Data Viewer
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F-34 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-23: Overcrowded Households - Region
Source: HCD AFFH Data Viewer
The statewide spatial data for severe overcrowding did not contain any values in the vicinity of Beaumont as shown in Figure F-24.
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Affirmatively Furthering Fair Housing City of Beaumont | F-35 Figure F-24: Severely Overcrowded Households
Source: HCD AFFH Data Viewer
Location Affordability Index
Figure F-25 below shows the median gross rent across Beaumont per HUD’s Location Affordability Index for the years 2012 to 2016. This index estimates household housing and transportation cost on a neighborhood-scale. As shown in this figure, Beaumont has lower median rents in the census tracts east of I-10 along the northern and eastern portions of the city. The index ratings show that the city has median gross rents up to $2,000 a month. This range is aligned with the Needs Assessment (Appendix A), which shows the median monthly rent paid in Beaumont in 2019 was $1,320. These rents are primarily affordable to moderate-income households but would be considered a cost-burden for many lower-income households. 893
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F-36 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-25: Location Affordability
Source: HCD AFFH Data Viewer
Substandard Housing
Incomplete plumbing or kitchen facilities can be used to as a proxy to indicate substandard housing conditions. According to the 2015 to 2019 ACS, 0.3 percent of households in Beaumont lacked complete plumbing and/or kitchen facilities, slightly fewer than that of the county, and lower than the SCAG region (see Appendix A, Housing Needs Assessment Section A.4.5).
Table F-3: Substandard Housing Rates
Beaumont Riverside County
Substandard Condition Percent of Occupied Housing Units Lacking complete plumbing facilities 0.3% 0.3%
Lacking complete kitchen facilities 0.3% 0.7%
Source: ACS 5-year estimates 2015-2019, Table DP04
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Affirmatively Furthering Fair Housing City of Beaumont | F-37
The age of housing stock can also be an indicator of substandard housing. As homes get older, there is a greater need for maintenance and repair. If not properly addressed, an aging housing stock can result in poorer living standards, incur more expensive repair costs and, under certain conditions, lower overall property values.
According to the Needs Assessment (Appendix A), 9.1 percent of all units in Beaumont are older than 60 years old, compared to 32.1 percent of units in the SCAG region. The greatest share of Beaumont's housing units was built between 2000 to 2009, while in the SCAG region more units were built between 1970 to 1979 than any other time. Therefore, Beaumont’s housing stock is generally newer than that of the overall SCAG region.
Displacement Risk
The University of California Berkeley’s Urban Displacement Project (UDP) uses data-driven research to produce maps identifying sensitive communities that are at-risk of displacement. UDP defines sensitive communities as currently having “populations vulnerable to displacement in the event of increased redevelopment and drastic shifts in housing cost”. Vulnerability was determined based on the following characteristics:
• The share of very low income residents is above 20 percent; AND
• The tract meets two of the following criteria:
o Share of renters is above 40 percent
o Share of people of color is above 50 percent
o Share of very low-income households that are severely rent burdened households is above the county median
o Percent change in rent is above county median rent increase o Rent gap, which is the difference between tract median rent and median rent for surrounding areas
UDP has identified vulnerable communities across three census tracts in the eastern portion of the city (Figure F-26). The tract at the intersection of SR-79 and I-10 where older homes are located is shown as vulnerable. Other vulnerable tracts have higher concentrations of LMI households and are more racially diverse. These tracts include areas along Pennsylvania Avenue, Beaumont Avenue, 6th Street, and 8th Street with multi-family rental buildings. These areas have higher concentrations of low to moderate income households and are more likely to experience overcrowding, demonstrating a greater need for more affordable housing to alleviate demand.
More housing for lower-income households in these neighborhoods can provide greater access to housing opportunity and stability for residents that need it most.
Based on public comments regarding a lack of awareness or understanding of information and resources, Housing Element programs include the City’s promotion of available resources, information, and services related to fair housing, tenants’ rights, and affordable housing. 895
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F-38 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-26: Vulnerable Communities
Source: HCD AFFH Data Viewer
Homelessness
The Riverside County 2020 Point-in-Time (PIT) Count identified a total of 2,884 sheltered and unsheltered homeless adults and children countywide, an increase of three percent from the 2019 Count. Compared to 2019, the shelter count decreased by five percent (766 to 729), while the unsheltered count increased five percent (2,045 to 2,155)4 . Almost 75 percent of the county homeless population is unsheltered. There was a significant increase in families with children experiencing homelessness (200 percent) between 2019 and 2020.
4 County of Riverside Continuum of Care (CoC) and Riverside County Department of Public Social Services, 2020 Homeless Point- in-Time County and Survey (June 2020).
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Affirmatively Furthering Fair Housing City of Beaumont | F-39 According to the 2019 and 2020 PIT Counts, the number of persons experiencing homelessness in Beaumont was estimated at 15 and 16, respectively. Of these, 14 were non-Hispanic, nine were male, and all were adults and unsheltered. The majority do not have a physical or developmental disability. Beaumont is part the County of Riverside Continuum of Care (CoC), which is a regional planning body funded by HUD that coordinates housing and services funding across Riverside County. The CoC provides a list of emergency shelters and services for each district in the County. Although no shelters or services in Beaumont, there are services in adjacent Banning (Riverside University Health System for assessment, crisis counseling, support, etc.).
F.2.6 Other Relevant Factors
Rates of Homeownership by Race and Ethnicity
The homeownership rate is about 77 percent in Beaumont compared to about 53 percent for the SCAG region. The 2019 ACS data for percentages of occupied housing units by race is presented in Table F-4.
Not all racial and ethnic groups have a similar probability of owning a home. The rates of home ownership are lower than renting for Blacks, Native Hawaiian/Other Pacific Islander residents, residents of two or more races and identifying as some other race, and Latinos according to the ACS data. As these racial and ethnic groups that have much lower rates of homeownership, they are more at risk of being displaced due to rising rental prices.
Table F-4: Housing Tenure by Race/Ethnicity in Beaumont (2019) Beaumont Renter Occupied Units Owner Occupied Units Total Occupied Units
Number % of Total Number % of Total
White alone, not Latino 996 31.4 5,024 46.9 6,020
Black or African American alone 428 13.5 855 8.0 1,283
American Indian and Alaska
Native alone 26 0.8 238 2.2 264
Asian alone 176 5.6 869 8.1 1,045
Native Hawaiian/Other Pacific
Islander alone 13 0.4 25 0.2 38
Some other race alone 303 9.6 924 8.6 1,227
Two or more races 140 4.4 285 2.7 425
Hispanic or Latino origin 1,488 47.0 3,625 33.8 5,113
TOTAL 3,169 - 10,717 - 13,886
Source: ACS 2019 5-Year Estimates, Table S2502
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F-40 | City of Beaumont Affirmatively Furthering Fair Housing One obstacle to home ownership is lack of access to the first tier of the financial system to obtain banking services and loans. The Federal Financial Institutions Examination Council (FFIEC) provides the Community Reinvestment Act (CRA) July 2021 census tract spatial data known as CRAMap 2021 ( www.ffiec.gov/cra/) . Included in the CRAMap 2021 spatial data is the Unbanked index (developed by RPM Consulting) which provides an estimate of households lacking access to the primary banking system. This index estimates the likelihood of a household will lack both a savings and checking account with a bank, thrift, or credit union.
Figure F-27 presents the estimates for the percentages of households that lack access to banking and credit from the CRAMap 2021 Unbanked index. Identifying areas with relatively higher levels of residents without access to the primary banking system can facilitate the process of providing them first-tier financial services. This may aid lower income residents in avoiding a dependency on second-tier services, particularly predatory lenders.
As displayed in Figure F-27 the percentage of households without access to primary banking and credit varies by census tract. The lowest estimated percentages of unbanked households (less than five percent) are in census tracts generally located to the west and south of San Bernadino Freeway (Interstate I-10). The highest estimates of 10 to 20 percent of unbanked households occur in two tracts centered on Beaumont Avenue. Unbanked household percentages in the intermediate range of five to 10 percent are located to the east and north of those two tracts.
Areas with higher levels of unbanked households correlate with higher concentrations of LMI households which suggests that lower income households lack access to the primary banking system at higher rates.
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Affirmatively Furthering Fair Housing City of Beaumont | F-41 Figure F-27: Percentage of Households without Access to Banking or Credit
Source: FFIEC CRAMap 2021 Spatial Data
F.2.7 Summary of Fair Housing Issues
Access to opportunity in Beaumont is not equally distributed across the city. Minority communities on the east side tend to have lower incomes and poorer educational outcomes. These communities also have a greater rate of single-parent, specifically female-headed, households.
These households also generally experience a higher prevalence of overcrowding, indicating a need for more affordable housing to address the propensity to live in poorer housing conditions to save on housing costs. More specifically, the tract at the intersection of SR-79 and I-10 is disproportionately LMI households, with lower access to opportunities (based on TCAC Composite Score) and the highest concentrations of overcrowding. This tract contains the El Barrio neighborhood and has been identified as a vulnerable community, at risk of displacement and exposed to the poorest environmental conditions in the city. 899
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F-42 | City of Beaumont Affirmatively Furthering Fair Housing A citywide fair housing issue is high rates of overpayment by renters, with 43.5 percent of renters being cost burdened. Additionally, various areas in the city contain vulnerable communities that may be at greater risk of displacement.
The primary fair housing issue in Beaumont is disproportionate housing needs because it is likely to affect the most residents. The main contributing factor that influences this issue is displacement of residents due to economic pressures, especially in the census tracts located at the intersection of SR-79 and I-10 (El Barrio neighborhood) and tracts along Pennsylvania Avenue, Beaumont Avenue, 6th Street, and 8th Street with multi-family rental buildings. This is identified as the main contributing factor due to the correlation of low-income vulnerable communities; more single- parent female-headed households with children that may experience greater housing affordability challenges which also put them at risk of displacement in these same areas; and higher rates of overcrowding which may suggest that residents are struggling to afford housing costs. Similarly, a lack of renter protections is a contributing factor because those households are more economically vulnerable even though they comprise a smaller proportion of households in the city.
Renters experience a higher rate of cost burden than homeowners.
An additional contributing factor under disproportionate housing needs is a lack of availability of affordable units in a range of sizes. This contributing factor is evident due to the levels of overpayment across the city within both higher and lower income areas. These indicators suggest that both higher and lower income households, encompassing various household sizes, would choose more affordable housing if available.
The secondary fair housing issue in Beaumont is disparities in access to opportunity. The major contributing factor to this issue is identified as the location of environmental health hazards in the city. This issue is pronounced in the census tract at the intersection of I-10 and SR-79, which has the poorest environmental conditions.
Section F.3 Sites Inventory
AB 686 requires a jurisdiction’s site inventory to be consistent with its duty to affirmatively further fair housing. This section identifies the City’s site inventory evaluated against the various measures within in the Assessment of Fair Housing that includes income level, racially and ethnically concentrated areas of poverty, access to opportunity, and environmental risk to determine any socio-economic patterns or implications.
F.3.1 Potential Effects on Patterns of Segregation
A comparison of a jurisdiction’s site inventory against its LMI households and R/ECAP area can reveal if the city’s accommodation of housing is exacerbating or ameliorating segregation and social inequity. Many of the lower income sites are adjacent to, but not in, the census tract at intersection of SR-79 and I-10 as shown in Figure F-28. This portion of the city has the highest 900
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Affirmatively Furthering Fair Housing City of Beaumont | F-43 level of LMI households in Beaumont, as well as one of the highest concentrations of non-white residents and overcrowding. The amount of lower income sites adjacent to this area is in part due to the higher development intensities allowed under the Transit Oriented District (TOD) Overlay near major corridors by the City’s land use regulations and is consistent with the State’s climate goals of reducing carbon emissions. The majority of sites are located in areas with fewer than 25 percent of LMI households, which would avoid exacerbating existing concentrations of LMI households.
Figure F-28: Sites Inventory and LMI Households
Source: HCD AFFH Data Viewer and Lisa Wise Consulting, Inc.
Figure F-29 shows Beaumont’s sites inventory and R/ECAPs located within the city boundaries.
As previously noted, Beaumont does not have any R/ECAPs within its boundaries. The amount of site inventory area not within a R/ECAP is therefore 100 percent. 901
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F-44 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-29: Sites Inventory and R/ECAPs
Source: HCD AFFH Data Viewer and Lisa Wise Consulting, Inc.
F.3.2 Potential Effects on Access to Opportunity
Figure F-30 shows the sites inventory across the city’s 2021 TCAC Opportunity Areas. As mentioned earlier, the majority of the city is categorized as highest or high resource. Sites identified to satisfy the moderate-income RHNA are located in highest or high resources areas.
Some of the sites identified to satisfy the lower-income RHNA are located in moderate resource areas of the city. These areas are considered to have moderate access to high quality schools and economic opportunities. However, some of the moderate income sites in the high resource area are identified for rezoning to accommodate lower income households. Therefore, the site inventory is not considered to exacerbate fair housing trends with regard to access to opportunities.
New development near the low resource portion of the city would increase access to housing opportunities near the Downtown area and provide greater ease of transit to jobs. In addition, an 902
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Affirmatively Furthering Fair Housing City of Beaumont | F-45 increase of housing development in these areas may spur greater private investment along the city’s major commercial areas. The sites in this area are adjacent to Beaumont’s Urban Village South, which is expected to build out with a mix of retail and commercial uses to accommodate the City’s expected residential and job growth projections.
As previously noted, the 2022 TCAC Opportunity Map was released after this analysis was prepared. The 2022 opportunity areas changed the moderate resource tracts to the east and southeast of the low resource area to high resource. Therefore, all low-income sites and sites identified for potential rezoning to lower income are located in high resource areas per the 2022 TCAC Opportunity Map.
Figure F-30: Sites Inventory and TCAC Opportunity Areas (2021)
Source: HCD AFFH Data Viewer and Lisa Wise Consulting, Inc.
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F-46 | City of Beaumont Affirmatively Furthering Fair Housing Figure F-31 shows the distribution of sites across the range of 2021 TCAC Opportunity Areas in Beaumont. The city consists of 43 percent highest or high resource areas, while 53 percent of the city is moderate resource and 4 percent is low resource. 76 percent of the identified sites are in high resource areas. Given the proportion of such areas across Beaumont, the site inventory is more heavily weighted towards high resource areas. Though over half of the city is considered a moderate resource area, only 20 percent of the identified sites are in these areas. The City has the same proportion of sites in low resource areas as the proportion of low resource areas in Beaumont. Overall, Beaumont’s site inventory is considered to mitigate fair housing concerns regarding access to opportunity, as the majority of housing development potential is equitably located in higher resource neighborhoods. Additionally, under the 2022 TCAC Opportunity Map, more housing sites would be located in high resource areas, and programs encourage housing development in high resources areas.
Figure F-31: Distribution of Sites Inventory across TCAC Opportunity Areas (2021)
Source: HCD AFFH Data Viewer and Lisa Wise Consulting, Inc.
Figure F-32 shows the sites inventory across the city’s CalEnviroScreen scores. As mentioned earlier, the northern portion of the city generally has lower CalEnviroScreen scores and the southern part of the city generally has higher CalEnviroScreen scores, indicating that the southside has a greater concentration of environmental pollutants than the northside. The largest concentration of sites that can accommodate lower-income housing are located on tracts with fairly low CalEnviroScreen scores but clustered near the area where SR-79 and I-10 intersect.
This area has the highest CalEnviroScreen score across the entire city.
9%
34%
2%
51%
4%0%0%0%
76%
1%
19%
4%0%0%
1. Highest
Resource
2. High
Resource
3. Moderate
Resource
(Rapidly
Changing)
4. Moderate
Resource
5. Low Resource 6. High
Segregation &
Poverty
N/A (No
Population Tract)
Percentage of City Area Percentage of Site Inventory Area 904
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Affirmatively Furthering Fair Housing City of Beaumont | F-47 Figure F-32: Sites Inventory and CalEnviroScreen Score
Source: HCD AFFH Data Viewer and Lisa Wise Consulting, Inc.
Figure F-33 shows the distribution of sites across the range of the CalEnviroScreen scores in Beaumont. Approximately 73 percent (or three-quarters) of the city has a CalEnviroScreen of six or greater and pose a greater environmental risk to residents. A similar proportion (75 percent) of Beaumont’s sites are located in higher risk areas. Moreover, the overwhelming majority of these sites (74 percent) are located in areas with a score of eight or above. This is due to the large area within the Urban Village identified for moderate income sites; this is a large vacant area located between the I-10 and State Route 60 with some industrial uses to the south and southeast. The lower income sites are identified in areas of lower environmental scores (i.e., better environmental conditions), and sites identified for potential rezoning for lower income RHNA capacity are in areas of the best environmental conditions in the city (i.e., central easternmost tract).
As mentioned in the section above, the City’s Environmental Justice Element outlines several key policies and programs aimed at mitigating environmental health hazards, especially in neighborhoods that most need such measures, such as El Barrio and Town Center. 905
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F-48 | City of Beaumont Affirmatively Furthering Fair Housing
Figure F-33: Distribution of Sites Inventory across CalEnviroScreen Score
Source: HCD AFFH Data Viewer and Lisa Wise Consulting, Inc.
Section F.4 Contributing Factors and Meaningful
Actions
Table F-5 lists the most prevalent fair housing issues and its corresponding contributing factors for the City of Beaumont, as prioritized through the findings from the City’s outreach efforts and the above assessment. As outlined in Section F.2.7, a summary of the findings is also presented here.
The primary fair housing issue in Beaumont is disproportionate housing needs because it is likely to affect the most residents. The three contributing factors, in order of priority, that influence this issue are:
• Displacement of residents due to economic pressures
• Lack of renter protections
• Lack of availability of affordable units in a range of sizes These contributing factors are impacting residents’ housing security, especially low-income vulnerable communities and special needs populations that are struggling to afford housing costs.
Similarly, a lack of renter protections is a contributing factor because those households experience a higher rate of cost burden and are more economically vulnerable even though they comprise a smaller proportion of households in the city. Furthermore, lack of available and affordable units in a range of sizes is impacting a variety of residents and households. 0%0%3%7%
16%
52%
6%12%3%0%0%0%0%0%7%
18%
0%1%
70%
4%0%0%
1 (Lowest
Risk)
2 3 4 5 6 7 8 9 10
(Highest
Risk)
N/A (No
population
tract)
Percentage of City Area Percentage of Site Inventory Area 906
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Affirmatively Furthering Fair Housing City of Beaumont | F-49 The secondary fair housing issue in Beaumont is disparities in access to opportunity as this affects specific areas of the city, particularly existing neighborhoods (El Barrio). The contributing factor that influences this issue is:
• Location of environmental health hazards
This contributing factor is impacting the quality of life and opportunities for those living in certain areas of Beaumont that have lower opportunity and environmental scores (El Barrio neighborhood, census tract at the intersection of I-10 and SR-79).
Table F-5: Contributing Factors
Priority Contributing Factor Fair Housing Issue
1 Displacement of residents due to economic
pressures Disproportionate Housing Needs
2 Lack of renter protections Disproportionate Housing Needs 3 Availability of affordable units in a range of sizes Disproportionate Housing Needs 4 Location of environmental health hazards Disparities in Access to Opportunities
Table F-6 consists of proposed housing programs the City will pursue to specifically overcome identified patterns and trends from the above assessment and proactively affirmatively further fair housing in Beaumont. The programs are detailed with metrics and milestones in the Housing Plan, Section IV.
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F-50 | City of Beaumont Affirmatively Furthering Fair Housing Table F-6: Meaningful Actions
Contributing
Factor
AFFH
Strategy Housing Implementation Programs
Displacement of
residents due to
economic
pressures
Housing
Mobility
Strategies
6. Rental Assistance Program
7. First Time Homebuyer Program
16. Affordable Housing Developer Outreach Program
New Housing
Choices and
Affordability in
Areas of
Opportunity
12. Affordable Housing Density Bonus Program
13. Enhanced Density Bonus
32. Target Housing Development in High Resource Areas
33. Identify Additional Potential Sites in High Resource Areas
Lack of renter
protections
Protecting
Existing
Residents from
Displacement
29. Fair Housing Services Program
30. Fair Housing Information Program
Housing
Mobility
Strategies
31. Landlord Education and Outreach
Availability of
affordable units
in a range of
sizes
New Housing
Choices and
Affordability in
Areas of
Opportunity
1. RHNA Housing Sites Implementation; Rezone Program
4. Accessory Dwelling Units (ADUs)
5. Minimum Densities
Location of
environmental
health hazards
Place-based
Strategies to
Encourage
Community
Conservation
and
Revitalization
Conservation
and
Revitalization
34. CDBG Funding in Low or Moderate Resource Areas
35. Intergovernmental Collaboration for Air Quality Mitigation
36. Environmental Justice Implementation
37. Park Improvements and Access for El Barrio Neighborhood
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RESOLUTION NO. 2022 -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
BEAUMONT, CALIFORNIA, CERTIFYING AND ADOPTING AN
ADDENDUM TO THE GENERAL PLAN EIR AND ADOPTING THE
2021-2029 HOUSING ELEMENT OF THE GENERAL PLAN
WHEREAS, California Government Code§§ 65580 et seq. requires the City of Beaumont to periodically prepare and update its Housing Element in its General Plan. The City's Housing Element establishes goals, policies, and programs to accommodate the maintenance and expansion of the City's housing supply; and
WHEREAS, the 2021-2029 Housing Element was prepared for the City of Beaumont based on input from the public, the City Council, Planning Commission, and the California Department of Housing and Community Development (HCD), and is attached as Exhibit A to this Resolution; and
WHEREAS, the City of Beaumont’s 2021-2029 Housing Element includes updated data in compliance with the state housing laws and a variety of programs and strategies to address citywide housing needs and priorities; and
WHEREAS, a draft 2021-2029 Housing Element was released for 60-day public review and a revised Housing Element that integrated public comments received during public review was released for a second public review; and
WHEREAS, a draft 2021-2029 Housing Element was circulated to HCD in August 2021 and was resubmitted with revisions on June 2022 for a second 60-day HCD review; and
WHEREAS, based on the underutilization (e.g., parking lots, single -story buildings, low improvement values), building age and condition, and/or uses of marginal economic viability on identified housing sites, coupled with the significant demand for housing, local trends for converting existing non-vacant land into residential and residential mixed-use, and Housing Element programs to encourage the redevelopment of non-vacant sites with higher-density housing, the existing uses on the sites identified in the site inventory to accommodate the lower income RHNA are likely to be discontinued during the planning period (as documented in the Housing Element Appendix B, Sites Inventory and Methodology), and therefore, do not constitute an impediment to additional residential 909
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development during the planning period; and
WHEREAS, the 2021-2029 Housing Element was reviewed and found to be consistent with the City's General Plan and Beaumont Municipal Code; and
WHEREAS, an for the 2021-2029 Housing Element an addendum to the General Plan PEIR was prepared pursuant to State California Environmental Quality Act (CEQA) Guidelines Sections 15164(e) and 15168(c), assessing the potential environmental impacts that might result from the adoption of the 2021-2029 Housing Element, and the City determined that there was no substantial evidence that adoption of the 2021-2029 Housing Element may have a significant effect on the environment. The addendum to the General Plan PEIR is attached to this Resolution as Exhibit B; and
WHEREAS, once adopted and certified the 2021-2029 Housing Element would supersede and replace the existing 2013-2021 Housing Element of the General Plan; and WHEREAS, on August 23, 2022, the Planning Commission held a duly noticed public hearing, at which time it considered all material and evidence, whether written or oral, after which time it recommended approval to the City Council; and WHEREAS, on September 20, 2022, the City Council held a duly noticed public hearing, at which time it reviewed all material and evidence, whether written or oral, considered action and recommendations of the Planning Commission.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BEAUMONT, CALIFORNIA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDIINGS.
A. That the above recitations are true and correct.
B. That the 2021-2029 Housing Element addresses all of the requirements as set forth in Government Code §§ 65302 and 65580.
C. That the City Council hereby determines that the 2021-2029 Housing Element is compatible with, consistent with and integrated with all other elements of the City's General Plan.
D. That exercising its independent judgement, the City Council certifies the Addendum to the General Plan PEIR for the 2021-2029 Housing Element, a copy of which is attached hereto as Exhibit B and incorporated herein by this reference .
E. That the City Council adopts the 2021-2029 Housing Element with revisions necessary to obtain certification from HCD a copy of which is attached hereto as Exhibit A, an incorporated herein by this reference.
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F. That the 2013-2021 Housing Element will be repealed upon certification of this Housing Element by HCD without further action of the City Council.
PASSED, APPROVED AND ADOPTED at the regular meeting of the City Council of the City of Beaumont, California, held on the 20th day of September 2022, by the following roll call vote:
AYES:
NOES:
CITY OF BEAUMONT CITY COUNCIL
___________________________________
Lloyd White, Mayor
ATTEST:
___________________________________
Nicole Wheelwright, City Clerk
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EXHIBIT “A”
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EXHIBIT “B”
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CHAPTER 9. SAFETY
The purpose of the Safety Element is to establish a policy framework for maintaining and improving the safety of Beaumont’s residents. It identifies proactive measures to minimize public safety challenges to community residents, structures, public facilities, infrastructure, and to enable the City to expediently and efficiently respond in the event of a public safety challenge.
Public safety challenges include crime prevention and naturals hazards and disasters from earthquake, fires, storms, and floods. The Safety Element also promotes education about disasters and hazards, to ensure all members of a community understand how to prepare and recover from potential disasters.
Topics covered in this chapter include seismic, flooding, and geological hazards, and hazardous waste, and climate change. Crime prevention, police and fire protection, and emergency preparedness and response are also addressed within this Element.
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STATUTORY REQUIREMENTS
As required by State law (Government Code Section 65302(g)), the Safety Element identifies forces of nature and events resulting from human action that have the potential to cause harm to life and property in the city. The goal of the Safety Element is to reduce the potential short and long-term risk of death, injuries, property damage, and economic and social dislocation resulting from fires, floods, droughts, earthquakes, landslides, climate change, and other hazards. Identifying the source of such threats allows decision-makers to take preemptory action to minimize the damage, particularly as it relates to new development. Other locally relevant safety issues, such as police services, crime prevention, emergency response, and hazardous materials spills, are also included in this Element.
RELEVANT PLANS + DOCUMENTS
LOCAL HAZARD MITIGATION PLAN
The City’s Local Hazard Mitigation Plan (LHMP) was last updated in 2017. The LHMP’s purpose is to identify potential City hazards, review and assess past disaster occurrences, estimate the probability of future occurrences, and set goals to mitigate potential risks to reduce or eliminate long-term damage to people and property from natural and man-made hazards. The plan identifies vulnerabilities, prioritizes mitigation actions, evaluates resources and identifies mitigation shortcomings, provides future mitigation planning, and maintenance guidelines for the existing plan. Mitigation strategies included in the LHMP will serve as the implementation plan for the Safety Element. Under Assembly Bill 2140, cities may adopt their LHMP into their Safety Elements in order to ensure eligibility for potential reimbursement of post-disaster public assistance.
EMERGENCY OPERATIONS PLAN
The City of Beaumont has an adopted Emergency Operations Plan (EOP) and Standardized Emergency Management System (SEMS) / National Incident Management System (NIMS). This plan establishes the emergency organization, assigns tasks, specifies policies and general procedures, and provides for coordination of planning efforts of the various emergency staff and service elements. Further, it is an extension of the State Emergency Plan. The EOP addresses the planned response to extraordinary situations associated with natural disasters and/or human caused incidents. The plan is intended to facilitate multi-agency and multi-jurisdictional coordination, particularly between the City of Beaumont and Riverside County, special districts, and state agencies. The EOP references and is consistent with the Safety Element goals and policies.
CLIMATE ACTION PLAN
The City updated its Climate Action Plan called Sustainable Beaumont in October 2015. The Plan outlines a summary of greenhouse gas (GHG) emissions and establishes a roadmap to reduce GHG emissions and 915
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conserve energy. By using energy more efficiently and reducing emissions, Beaumont will keep dollars in the local economy, create jobs, and improve the community’s quality of life and public health. Through the Sustainable Beaumont Plan, the City has established goals and policies that incorporate environmental responsibility into its daily community and municipal operations. These are coordinated with and implemented through the Safety Element General Plan goals, policies and actions.
CAL FIRE/RIVERSIDE COUNTY UNIT STRATEGIC FIRE PLAN
The California Department of Forestry and Fire Protection (CAL FIRE)/Riverside County Unit Strategic Fire Plan (Fire Plan) was updated in May 2016. The Fire Plan is a cooperative effort between the State Board of Forestry, California Department of Forestry and Fire Protection, and CAL FIRE. The plan provides a road map for prevention and reduction of firefighting costs and losses to property, life, and the environment in San Jacinto Mountain communities including Beaumont. The Safety Element incorporates relevant policies from the Fire Plan.
RESILIENT IE
Western Riverside Council of Governments (WRCOG) and San Bernardino County Transportation Authority (SBCTA) developed climate change vulnerability assessments and adaptation strategies to support regional and local efforts to prepare for and mitigate risks associated with climate change. The Western Riverside County Adaptation and Resiliency Strategy Part 1, Vulnerability Assessment and Part 2, Adaptation Strategies (2019) includes a summary of expected climate change effects, identifies assets in the Western Riverside County region that are vulnerable to climate change effects, and presents adaptation strategies intended to reduce vulnerability and increase resilience. The WRCOG Member Community Vulnerability Profiles identify climate-related hazards and critical assets at-risk within the City limits of Beaumont. The Community Vulnerability Profile report also identifies evacuation routes that pass-through hazard zones, over bridges, and water crossings. In addition, WRCOG and SBCTA prepared a regionally-tailored climate resilient transportation infrastructure guidebook that identifies adaptation strategies specific to increasing resilience of the transportation system in the region.
BEAUMONT DRAINAGE MANAGEMENT PLAN
In accordance with the requirements of the State Regional Water Quality Control Board, the Beaumont- Cherry Valley Water District adopted a 2015 Urban Water Management Plan. The purpose of this plan is to analyze drainage problems in Beaumont and consider flood protection for existing and future development. Additionally, the plan aims to provide guidance on reducing levels of pollutants within stormwater runoff and increasing public awareness of water quality problems.
The Riverside County Flood Control and Water Conservation District (District) provides flood control facilities planning, design, operation, and maintenance within the City limits. The District’s Master Drainage Plan for the Beaumont Area analyzes drainage issues in Beaumont and provides solutions for 916
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drainage issues within the plan area. The Plan also describes the location, size, and capacity of flood control facilities that are needed for current development and anticipated growth.
SETTING THE SCENE
Public safety challenges include crime prevention and naturals hazards and disasters from earthquakes, fires, storms, winds, and floods. Emergencies and natural disasters can create a variety of hazards for community members and response teams. Both natural conditions and social behaviors generate risks to individuals and properties in the community. Preparing for the disaster risk can help reduce community exposure to hazards. This section presents existing conditions relative to public safety in Beaumont.
POLICE
The City of Beaumont Police Department (BPD) currently operates with a total of 38 sworn staff members.
In addition to traditional law enforcement services, the Department administers animal services, code enforcement, and a K-9 program. The Department has a long-standing and successful tradition of maintaining positive relationships with community members through effective community partnerships, such as Police Explorers and Cadets, Police Chaplains, Citizen Volunteers, and a Community-Oriented Policing and Problem Solving (COPPS) team. Community outreach events include Trunk or Treat, a Drug and Gang Awareness Workshop, and National Night Out.
The City has a three-minute response time objective. As of 2017, the BPD met this goal with average response times of three minutes for in-progress calls.
FIRE
The City of Beaumont contracts with the Riverside County Fire Department in conjunction with CAL FIRE for City-wide fire protection, emergency medical services, and fire safety education. Additionally, the U.S.
Forest Service, a Federal agency, manages nearby public land in national forests and grasslands.
CAL FIRE has access to seven shared engines in San Jacinto, five shared engines in Desert Hot Springs and nine shared engines in Moreno Valley. Current fire service response times in the City of Beaumont are approximately 8 to 12 minutes. The City’s goal is a five-minute response time.
In addition to fire services provided by CAL FIRE / Riverside County Fire Department, the City employs a Fire Safety Specialist who oversees plan review, installation, and inspections of fire suppressant systems.
EMERGENCY PREPAREDNESS1
The City of Beaumont’s public safety personnel plan trains for responses to all types of emergency and disaster situations that could affect the health and safety of the City’s residents, visitors, and business owners. The City of Beaumont seeks to reduce loss of life and protect the environment and property from
1 City of Beaumont EOP, 2018
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natural hazards and man-made disasters by promoting citizen awareness and preparedness emergency situations.
During an emergency in the City of Beaumont, operations are coordinated from the City’s Emergency Operations Center (EOC). The EOC centralizes the collection and dissemination of information about the emergency and makes policy-level decisions about response and the allocation of resources. The Primary EOC location is at the Chatigny Recreation Center (CRC) located on the northeast corner of Oak Valley Parkway and Cherry Avenue. The alternate EOC location is the Beaumont City Hall Facility located at 550 E 6th Street. The City Emergency Services Coordinator (ESC) is responsible for maintaining operations of each emergency facility; ensuring it is always ready to operate.
The City's Emergency Services Department manages a highly effective community engagement program including facilitating a Community Emergency Response Team (CERT) training program, conducting emergency preparedness presentations for local private community organizations and service groups, and participates in the Beaumont Unified School District response program. The City also contracts with the Riverside County Fire Department for hazardous materials response and has a working relationship with the County of Riverside's Environmental Health Agency.
EMERGENCY EVACUATION
The City has major evacuation routes which include Interstate 10 and Highway 60 as well as several major roadways including Brookside Avenue, Oak Valley Parkway, Highland Springs Avenue, and Beaumont Avenue. Once improved, the Potrero Boulevard to Westward Avenue roadway will also serve as an evacuation route.
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Figure 9.1: Emergency Facilities Map
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Figure 9.2: Emergency Evacuation Routes Map
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KEY ISSUES + OPPORTUNITIES
This section provides a snapshot of several key issues and opportunities related to safety, including natural and human-caused hazards. It is organized around six priority safety issues required by State law:
1. Fire and wildfire hazards
2. Seismic and geologic hazards
3. Flooding
4. Extreme weatherHigh Wind Hazards
5. Climate Change and Extreme Weather Emergency preparedness 6. Human-caused and other hazardsEmergency Evacuation
The Safety Element establishes and supports the implementation of mitigation strategies to reduce potential safety risks in the community.
FIRE HAZARDS
The City relies on the California Fire Code and Riverside County Ordinance 787, including guidance on fire prevention, safety, and evacuation. As noted in Figure 9.1, both fire stations in the City are located in Downtown Beaumont. Recent increases in residential development on the west end of town have raised concerns regarding the Fire Department’s ability to meet acceptable response times and community needs.
WILDFIRE HAZARDS
The City is located in the San Gorgonio Pass between the San Bernardino Mountains and the San Jacinto Mountains. Both mountain regions are heavily forested and routinely subject to forest fires. Table 9.1 below shows large fires, 300 acres and greater, that have burned in Riverside County since 2013. Fires in the county can threaten structures and people in Beaumont directly by burning areas in the city, and indirectly by generating air pollution.
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Table 9.1: Riverside County Fires 300 acres and Greater from 2013-2021 Source: CAL FIRE. 2021. Incidents. Available: https://www.fire.ca.gov/incidents/ . Accessed September 25, 2021.
Fire Name Start Date Acres Burned
Mountain Fire 2013-07-15 27,531
Silver Fire 2013-08-07 20,292
Manzanita Fire 2017-06-26 6,309
Palmer Fire 2017-09-02 3,874
Summit Fire 2013-05-01 3,166
Sanderson Fire 2020-12-13 1,933
Tenaja 2019-09-04 1,926
Falls Fire 2013-08-05 1,383
Opera Fire 2017-04-30 1,350
Patterson Fire 2018-05-17 1,261
Airport Fire 2020-12-01 1,087
Highway Fire 2015-04-18 1,049
Blaine Fire 2017-08-13 1,044
Sandalwood Fire 2019-10-10 1,011
Wildomar Fire 2017-10-26 866
Mias Fire 2017-08-14 545
Anza Fire 2015-08-10 543
Jerry Fire 2019-06-21 525
Horseshoe Fire 2019-09-14 520
Gorgonio Fire 2013-05-04 510
Hill Fire 2019-10-30 494
Reche Fire 2019-10-10 350
Flats Fire 2021-06-13 341
46 Fire 2019-10-31 328
Liberty Fire 2017-12-07 300
Davis Fire 2021-05-18 300
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Fire Hazard Severity Zone Maps chart the areas across the State that are at risk for wildfires. These risk maps, drawn by CAL FIRE in 2007, are created by a computerized model that considers terrain, vegetation and the location of past fires. In Beaumont, Moderate, High, and Very High Fire Hazard Severity Zones (FHSZ) are in and near undeveloped land, both within the existing City limits and in the Sphere of Influence. High and Very High FHSZ are in the northeast portion of the City and Sphere near the San Bernardino Mountains as well as in undeveloped areas in the Potrero Reserve along State Route-79 in the southern portion of the City (See Figure 9.23). The undeveloped area within the Potrero Reserve is largely composed of shrub and grassland communities, which may provide fuel for wildfires.
Beaumont has also been identified by CAL FIRE as being located within a “wildland-urban interface”. The “wildland-urban interface” includes areas where homes or structures are intermixed with wildlands, which creates high wildfire risk. Historically, several fires have occurred in the wildland-urban interface in Riverside County and the threat intensifies under the Santa Ana winds and other extreme fire weather conditions.
As shown in Figure 9.3, parts of the area within the City and the Sphere of Influence that fall under the VHFHSZ are designated (developed or planned for development) for industrial, institutional, office and retail, and lower density residential uses west of SR-79. East of SR-79, planned land uses include mixed use residential and high density, multi-family residential. Any future development in these areas must mitigate wildfire risk with appropriate protections.
Climate change is expected to exacerbate drought conditions, potentially increasing the frequency and intensity of wildfires and altering the distribution and character of natural vegetation. California’s Fourth Climate Change Assessment reported a projected increase in wildfire frequency Statewide by 50 percent under a high emission scenario. Across the Inland Desert region, which includes San Bernardino and Riverside Counties, weather is expected to get hotter and drier over the 21st century. An increase in wildfires will place more buildings and infrastructure at risk and can also be a significant source of air quality pollution.
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Figure 9.23: Fire Hazard Severity Zone Map
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Figure 9.34: Fire Hazard Severity Zone + Planned Land Uses Map
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SEISMIC HAZARDS
The City of Beaumont is located within a seismically active region located at the junction of the Transverse Ranges and the Peninsular Ranges. These two physiographic provinces experience continual seismic activity associated with the lateral movement of the North American and Pacific tectonic plates.
The San Andreas Fault system, located northeasterly of the City, is believed to form the boundary between these two plates, although some of the seismic motion is distributed to nearby, related faults.
Important faults that could affect the City in the future include the San Jacinto Fault, San Andreas Fault Zone, Banning Fault, and Beaumont Plains Fault Zone. The City of Beaumont seismic zones are identified in Figure 9.45.
SOILS
Liquefaction is a phenomenon in which loose, water saturated, granular soils temporarily behave similarly to a fluid when subjected to high intensity ground shaking. Liquefaction occurs when three general conditions exist: 1) shallow groundwater, 2) low-density silty or fine sandy soils, and 3) high intensity ground motion. Areas within Riverside County susceptible to liquefaction hazards are depicted within the County of Riverside’s General Plan. The City of Beaumont has areas of low and moderate liquefaction susceptibility as reflected on Figure 9.56.
Ground subsidence refers to the sudden shrinking or gradual downward settling and compaction of the soil and other surface material with little or no horizontal movement. It may be caused by a variety of human and natural activities including groundwater withdrawal and ground shaking due to earthquakes.
Land subsidence and associated fissuring have been documented in some areas of Riverside County. The City of Beaumont has known areas susceptible to ground subsidence as identified on Figure 9.56.
Majority of the existing City is in the low susceptibility areas, but some of the areas in the western portion of the City, where newer development is proposed, are in a moderate susceptibility area.
Geotechnical analyses will be required for new development projects to ensure that buildings are designed adequately to address impacts from ground subsidence.
Expansive soils have a significant amount of clay particles that can give up water (shrink) or take on water (swell). The change in volume exerts stress on buildings and other loads placed on these soils. The occurrence of these soils is often associated with geologic units having marginal stability. Expansive soils can be widely dispersed and can occur in hillside areas, as well as low-lying alluvial basins. Although expansive soils are now routinely alleviated by following the California Building Code, problems related to past inadequate grading or site preparation practices constantly appear. Expansive soils are not the only cause of structural distress in existing structures. Poor compaction and construction practices, settlement and landslides can cause similar damage, but require different mediation efforts. Once expansion has been verified as the source of the problem, mitigation can be achieved through reinforcement of the existing foundation or through the excavation and removal of the expansive soils in the affected area.
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Figure 9.45: Seismic Zones
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Figure 9.56: Liquefaction Areas
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Figure 9.67: Ground Subsidence Areas
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TSUNAMI HAZARDS
Due to Beaumont’s inland location, tsunami hazards are not a threat to the City.
FLOODING HAZARDS
Beaumont’s location at the top of the San Gorgonio Pass causes streams in and around the City to drain into three distinct drainage areas. San Timoteo Creek drains westward from San Gorgonio Pass into the Santa Ana River Basin. Two drainage areas lie west of the peak. Part of the area drains generally south into Potrero Creek that traverses the “Badlands” area to flow into the San Jacinto River, which then flows into the Santa Ana River Basin. The third drainage area drains east into Smith Creek. Smith Creek descends into the east side of San Gorgonio Pass into the Whitewater River, continuing southeast through the Coachella Valley into the Salton Sea.
Flooding within the City has historically resulted from seasonal storms. Precipitation from these storms occasionally lasts for several days, with higher rainfall amounts recorded in the nearby mountains than on the valley floor. Local winter storms may occur concurrent with strong cold fronts or deep upper level low pressure centers, and like localized summer storms, may be of high intensity with concentrated precipitation over small areas. Minor floods occasionally exceed natural channel capacities, with localized inundation of adjacent urban and agricultural areas. For the most part, these are considered nuisance drainage problems. Planned regional drainage improvements have removed significant flood hazards from most developed areas of the City. When flooding occurs, it originates from the steep mountainous area to the north of the community, which contains sparse vegetation and is relatively arid. As a result, floodwaters develop rapidly and can cause flash floods.
Severe storms also produce high water levels in flood channels (north of the City) and flooding. The northern areas that have been subject to these floods are: Noble and Little San Gorgonio Creeks located north of Cherry Valley, and Smith and Pershing Creeks located northeast in Highland Springs. The periodic flash floods reach high velocities due to the steep terrain in the north and carry a significant amount of debris which blocks the flood channel at slope areas of 1% to 2%, causing heavy deposition.
When this occurs, debris blocks flood control channels, particularly where they cross under freeways, resulting in significant flooding in the vacant land areas within the City's Sphere of Influence. According to the most recent FEMA maps, the portions of the planning area located in a 100-year flood zone are found in the Old Town area, along Cherry Avenue, and along a portion of Highland Springs Road. Figure
9.78 illustrates the 100-year and 500-year flood zones within the City. As a result of climate change, more intense and more frequent flooding is expected to occur in the 100-year flood zone within the City along portions of Interstate 10, Palm Avenue, east of Highland Springs Avenue, and near Beaumont High School. During extreme flood events, Downtown Beaumont could be flooded.
The Riverside County Flood Control and Water Conservation District (District) provides flood control facilities planning, design, operation, and maintenance within the City limits. The District has several flood control facilities currently within the City, including, underground storm drains, open channels, retention basins, debris basins, spreading grounds, and culverts. The District’s Master Drainage Plan for 930
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Figure 9.78: Flood Hazards Map
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the Beaumont Area analyzes drainage issues in Beaumont and provides solutions for drainage issues within the plan area. The Plan also describes the location, size and capacity of flood control facilities that are needed for current development and anticipated growth.
HIGH WIND HAZARDS
CLIMATE CHANGE + EXTREME WEATHER
Climate change describes the long-term shift in global and regional weather patterns. This includes changes in average annual temperatures, timing and amount of local precipitation, frequency and intensity of extreme weather events, sea level changes, and other aspects of weather. In California, climate change is expected to account for the loss of at least 48 percent of the Sierra snowpack by 2050.3 The snowpack provides natural water storage for the State. The Metropolitan Water District (MWD) of Southern California is the primary importer of water to the region. Nearly half of the Los Angeles region’s water supply comes from the Sacramento, San Joaquin, and Colorado Rivers.
Additionally, groundwater makes up about 30 percent of California’s total annual water supply in normal years, but it can be up to 60 percent in drought years. The percentage of water supply from each source varies between cities in the Gateway Cities region
Additionally, two-thirds of California’s native flora will experience a greater than 80 percent reduction in suitable climate range within a century. Depending on the extent of these changes, climate change may result in significant social, economic, and environmental consequences for residents and businesses.
TEMPERATURE
Since the early 20th century, average surface temperature worldwide has risen at an average rate of
0.15°F per decade (1.5°F per century). Average surface temperatures across the lower 48 states have risen at an average rate of 0.14°F per decade (1.4°F per century). In the US, average surface temperatures have risen more quickly since the late 1970s (0.36 to 0.55°F per decade), with seven of the top ten warmest years on record occurring since 1998.
For California, the average annual temperature is expected to rise 1.8°F to 5.4°F by 2050 and 3.6°F to 9°F by the end of the century. For the Beaumont area, scientists expect average temperatures to increase between 3.7°F and 6.7°F. These long-term temperature increases will be experienced along with short- term variation (daily, annual, and multi-year) in temperature related to earth system changes, such as El Niño, La Niña, or volcanic eruptions. As a result, temperatures for a single day or year may be higher or lower than the long-term average.
EXTREME HEAT EVENTS
3 California Department of Water Resources. 2019. Available from: https://water.ca.gov/Programs/All-Programs/Climate- Change-Program/Climate-Change-and-Water
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Beaumont is likely to see a significant increase in the number of days when temperature exceeds the extreme heat threshold of 101°F. Between 1950 and 2011, the average number of extreme heat days was four. Under the lower emissions scenario by 2050, the number of extreme heat days could increase to more than 30 per year, and more than 50 per year in the high emissions scenario. Extreme heat events will impact agriculture, public health, and could lead to more heat-related deaths, especially for vulnerable populations.
PRECIPITATION
Research suggests that in California, climate change is likely to decrease annual precipitation amounts by more than 15% by the end of the 21st century. In Beaumont, precipitation is expected to decline over the next century, falling from around 16.2 inches per year to approximately 14.8 inches per year.
Seasonal precipitation will change more significantly with March and April receiving less rainfall than in the past. As a result of the seasonal change, Beaumont will likely experience longer periods of drought, as the summer dry season starts earlier in the spring and extends later into the fall. Wet extremes are also expected to increase in the future, resulting in more intense and more frequent flooding and increasing the likelihood of landslides. Deep-seated landslides could occur along San Gorgonio Creek, the San Jacinto foothills near the junction of I-10 and SR-60, and at various other locations in the City.
VULNERABLE POPULATIONS
The impacts of climate change present serious health risks to California’s most vulnerable populations, particularly extreme heat events. The effects of extreme heat on human health are well-documented.
Increased temperature or extreme heat days can increase heat-related mortality, cardiovascular-related mortality, respiratory mortality, and heart attacks, while increasing hospital admissions and emergency room visits. Extreme heat can also affect a person’s ability to thermo-regulate, causing heat stress and even death. Exposure to extreme heat during pregnancy is related to lower birth weight, especially in the second and third trimesters.
A number of factors contribute to the vulnerability of an individual to extreme heat. Internal factors include age (over 65 and infants and children) and medical conditions (e.g., cardiovascular disease, diabetes, and mental illness). This presents an increasing risk to Beaumont, which has a large aging population, 67% of residents are over age 50, and under age 5 population (12%), which continues to grow as more young children and families move to Beaumont. External factors also contribute to climate change vulnerability, such as homelessness, poverty, and environment, particularly for populations living in close proximity to the freeway, areas with low tree canopy, and lack of access to resources, like air conditioning or a vehicle. Because climate change impacts are closely intertwined with vulnerable populations and inequities, climate adaptation planning presents a unique opportunity to address some of the external factors that contribute to climate change vulnerability, which are also root causes of inequity. Addressing these underlying causes can help increase resilience for all Beaumont community members.
VULNERABLE ASSETS
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There are a number of critical assets in Beaumont that are vulnerable to the effects of climate change, including transportation infrastructure, government facilities, electrical and natural gas services and facilities, police and fire facilities and emergency services, commercial and residential properties, medical facilities, parks and recreation centers, and schools. Key assets at risk in Beaumont were assessed as part of Resilient IE and are presented in Table 9.1.
Table 9.1: Critical Assets in Beaumont at Risk from Climate Change Source: WRCOG and SBCTA, 2020
ADAPTATION + RESILIENCE
Climate change will impact the health of residents. Certain populations such as older adults, young children and infants, pregnant women, and people with chronic illnesses are more susceptible to health impacts. Lower-income communities and communities of color are also more susceptible to the effects of extreme heat due to existing social inequities. In Riverside County, extreme heat, poor air quality, regional drought, vector-borne disease, among other climate hazards are anticipated to negatively affect human health, health behaviors, and the socioeconomic factors that influence health outcomes.
URBAN FOREST
Asset Category Asset Name
Local and Regional Infrastructure Beaumont Civic Center, Beaumont Police Department, Riverside County Fire Station, I-10 and
SR-60 freeways, Yuma railway subdivision, Southern
California Edison power lines and substations,
Southern California Gas natural gas pipelines
Major Commercial/Economic Hubs Oak Valley Towne Center, Sun Lakes Village Shopping Center, Beaumont Center, Marketplace
Beaumont
Medical Highland Springs Care Center, Highland Springs
Surgical Center, Independent Options (Donna
House; Orange House), Joshua Generation Group,
Palm Grove Healthcare, RAI E 6th Street Beaumont
Parks Beaumont Sports Park, Mountain View Park, Rangel
Park, Stewart Park, Three Rings Ranch Community
Park
Schools 21st Century Learning Institute, Anna Hause
Elementary, Beaumont 8th St HeadStart, Beaumont
Adult School, Beaumont HeadStart, Beaumont
Senior High, Brookside Elementary, Glen View High,
Highland Academy (Charter) (K-8), Mountain View
Middle, Palm Elementary, San Gorgonio Middle,
Starlight Elementary, Sundance Elementary, Three
Rings Ranch Elementary, Tournament Hills
Elementary
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Urban tree canopy, green streets, and parks are all part of the infrastructure that supports an urban forest. In addition to providing shade, cleaning the air, energy savings, and reducing stormwater pollution, urban forests are beneficial to physical and mental health. Urban forests contribute to a healthier, more livable, and prosperous community. In addition to providing shade to a home, urban forest can also have a positive effect on property value. The City has articulated goals to preserve, protect and increase its urban forest.
Oak trees are a valuable asset in the city, but can be negatively impacted by land uses, invasive species, and vegetation changes. The longevity and slow reproductive rates of oaks make them particularly susceptible to the effects of climate change. Oak trees within unincorporated areas of Riverside County are protected by the County Tree Management Guidelines, County General Plan, and Tree Removal Ordinance. As a part of this General Plan, the City is adopting policies to protect Oak trees within the City limits. (see Land Use + Community Design Element)
Lower-income areas and communities of color are more likely to live in urban areas lacking enough park space or tree canopy coverage, and are therefore, more prone to suffer from urban heat island effect, which increases the magnitude of extreme heat events.
EMERGENCY EVACUATION
There are two residential neighborhoods in the City that have been identified as having only a single access road for entry and exit, as illustrated in Figure 9.9. These neighborhoods pose additional emergency evacuation logistic challenges when coordinating disaster response.
Risk to emergency evacuation routes from hazardous events was assessed as part of Resilient IE.
Emergency evacuation routes cross through hazard zones, over bridges, and water. Table 9.2 shows how much of Beaumont’s evacuation network could be at risk from fire, flood or landslide hazards. It also identifies bridges and over water crossings which could become impassable during an evacuation event.
Table 9.2: Hazard Impacts, Bridges, and Water Crossings to Beaumont’s Evacuation Route Network *Indicates the percentage of Beaumont’s total network as part of the larger Western Riverside County network.
Source: WRCOG and SBCTA, 2020
Description Miles or
Quantity
Percent of
Beaumont’s
Network
Evacuation Route Miles in Fire Hazard Zones 14 26%
Evacuation Route Miles in Flood Hazard Zones 12 22%
Evacuation Route Miles in Landslide Hazard Zones 24 43% Beaumont’s Total Evacuation Network Miles 55 100% | 2.9%* Bridge Crossings in Beaumont’s Evacuation Network 28 Not Available Water Crossings in Beaumont’s Evacuation Network 53 Not Available 935
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Figure 9.9: Single-access Road Residential Neighborhoods Map
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GOALS + POLICIES
The following section includes goals and policies for the Safety Element. Goals and policies are followed by implementation actions.
CRIME PREVENTION
Goal 1. A City with a high standard of law enforcement services that has a focus on community-based crime prevention.
Policies:
Maintain sufficient levels of City law enforcement services and facilities to support existing residents and future growth. Coordinate with the Riverside County Sheriff in its efforts to provide adequate law enforcement services within the City’s Sphere of Influence. Strive to improve service delivery and efficiency of the Beaumont Police Department. Coordinate with local, State, and Federal law enforcement agencies in crime prevention efforts. Continue to foster positive, peaceful, mutually supportive relationships between Beaumont residents and the police. Encourage increased community involvement and activities, such as block parties, to reduce criminal activity.
Coordinate with local partners to encourage community-based crime prevention efforts. Promote after school, volunteer, and Business and Neighborhood Watch programs, and other innovative programs to help maintain a safe environment. Encourage development and operation of community and recreational facilities as a pre- emptive strategy to reduce youth-related crime. Expand opportunities for positive law enforcement and youth interaction.
Goal2. A City with improved community safety and reduced opportunities for criminal activity through appropriate physical design.
Policies:
Implement Crime Prevention Through Environmental Design (CPTED) principles with:
o Site design techniques that maximize natural surveillance and reduce the potential for criminal activity.
o Policies and regulations that encourage a mixture of compatible land uses to promote visibility and higher levels of activity and increase the safety of public use areas and of pedestrian travel.
o Improve lighting and nighttime security across all City neighborhoods, especially in existing or potential crime problem areas.
Involve the City’s Police Department in the development review process for evaluation of building and site plan vulnerabilities to criminal activities, especially for public areas within developments.
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DISASTER PREPAREDNESS
Goal 3. A City that provides effective emergency response following a natural or human- caused disaster.
Policies:
Ensure that the City’s Emergency Operations Plan is regularly updated to be compatible with Federal, State and local emergency requirements and latest FEMA Best Practices. Continue to partner with local emergency management organizations to implement coordinated emergency response planning.
Continue to educate City staff, residents, and businesses regarding appropriate actions to take during an emergency.
Promote community-based, emergency preparedness programs (i.e., defensible space and evacuation routes) and disaster education awareness, including the City’s annual emergency system training, focusing on the most vulnerable communities such as those who live or work in the Very High Fire Hazard Severity Zone, individuals with access or language limitations, seniors, and youth., xxx
Support the existing Community Emergency Response Team (CERT) program to educate volunteers about disaster preparedness and train them in basic disaster response skills, such as fire safety, light search and rescue, team organization, and disaster medical operations. Maintain emergency procedures for the evacuation and control of population in identified flood hazard areas in accordance with Section 8589.5 of the California Government Code. Develop and employ evacuation alternatives and/or alternative emergency access routes in neighborhoods that have single ingress/egress.
Develop and maintain evacuation options for residents with mobility challenges. Maintain emergency evacuation roadways and improve them as necessary and appropriate to ensure ongoing serviceability.
Ensure redundancy of critical transportation routes to allow for continued access and movement in the event of an emergency.
Prioritize undergrounding of utilities for designated evacuation routes to make them more reliable.
Goal 4. A City that is protected from the effects of natural and manmade disasters.
Policies:
Continue coordinated review of development proposals with the Police Department and Fire Safety Specialist to ensure that police and fire staff and resources keep pace with new development planned or proposed in the City and City’s Sphere of Influence. Conduct a community risk assessment or hazard profile in partnership with fire crews, community members, and city staff to identify specific target hazards, including critical facilities, community assets, and historical buildings. Maintain adequate levels of staffing for fire protection and emergency services by o Retention of current staffing positions,
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o Forecast of future demand, and
o Provision of additional staff, equipment and technology acquisition, and facilities when fiscally appropriate and needed.
Ensure that backup power is maintained in critical facilities across the City.
FIRE AND WILDFIRE
Goal 5. A City with enhanced fire and emergency response services.
Policies:
Ensure that the locations of new and existing fire protection facilities provide a consistent level of service across the City. Fund and support new fire stations, personnel, and equipment as needed to meet NFPA and County Fire response standards. Partner with CAL FIRE to establish minimum staffing levels for each fire company or each duty shift. Increase Fire Department resources and facilities to the western portion of Beaumont to decrease current response times to the targeted response time of five minutes. Provide an adequate level of paramedic service for emergency medical aid for patients. Continue code enforcement efforts to reduce fire hazards associated with older buildings. Coordinate with the Beaumont-Cherry Valley Water District to ensure that there is adequate water supply and water pressure for existing and future developed areas for firefighting purposes.
Provide fire suppression water system guidelines and implementation plans for existing and acquired lands, including fire protection water volumes, system distribution upgrades, and emergency water storage.
Continue to provide technical and policy information regarding structural and wild land fire hazards to developers, interested parties, and the general public through all available media. Coordinate with CAL FIRE, Riverside County Fire Department, and other agencies to provide emergency services training for residents at a block- by -block level and City staff, and promote fire prevention programs, including raising awareness about structure hardening, fire safe landscaping and buffer zones in areas of wildfire risk.
Goal 6. A City that protects human life, land, and property from the effects of wildland fire hazards.
Policies:
Inventory and assign risk levels for wildfire hazards to assist in regulating the allowable type, density, location, and/or design and construction of new developments, both public and private.
Update development standards to meet or exceed the California Code of Regulations Title 14 State Responsibility Area Fire Safe Regulations and Fire Hazard Reduction Around Buildings and Structures Regulations.
Ensure that development in Very High Fire Hazard Severity Zones minimizes the risks of wildfire through planning and design of structures in accordance with the California Building Code 939
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Chapter 7A. Ensure adequate provisions for vegetation management, emergency access, and firefighting.
Require new development in the High and Very High Fire Hazard Severity Zones to develop a fire protection and evacuation plan and ensure that the plan includes adequate fire access to new development.
Prohibit new public or critical facilities in Very High Fire Hazard Severity Zones, except when other options do not exist.
Require property owners to clear brush high fuel vegetation and maintain fire-safe zones (a minimum distance of 30 feet from the structure or to the property line, whichever is closer) to reduce the risk of fires. For structures located within a Very High Fire Hazard Severity Zone, the required brush distance is up to 200 feet from structures up to their property line. Continue to enforce the weed abatement ordinance to mitigate potential fire hazard risks. Require that existing and new developments located in wildland interface areas incorporate and enforce standards for construction, including a fuel modification program (i.e., brush clearance, planting of fire-retardant vegetation) to reduce the threat of wildfires. Ensure that re-development after a large fire complies with the requirements for construction in the High and Very High Fire Hazard Severity Zones for fire safety. Evaluate soils and waterways for risks from flooding, water quality, and erosion to ensure that they are suitable to support redevelopment following a large fire. Ensure the safety of residents by identifying and providing residents safe and viable evacuation routes during potential hazards.
Minimize risks to existing development in Very High Fire Hazard Severity Zones by identifying existing non-conforming development that do not meet road and vegetation fire safe standards in accordance with the California Building Code Chapter 7A and Chapter 15.20 of the City of Beaumont Municipal Code and applicable updates. Bring properties into conformance through incentive programs, code enforcement actions, and/or permit requirements for redevelopments and remodels.
Work with Federal, State, and local authorities to establish and maintain community fire breaks and fuel modification/reduction zones, including public and private road clearance, to slow the spread of wildfire, reduce its strength and help protect homes and other development from direct flames. Update the City’s Local Hazard Mitigation Plan to include descriptions of these long term maintenance of fire reduction projects.
SEISMIC SAFETY
Goal 7. A City that protects safety of human life, land, and property from the effects of earthquakes and geotechnical hazards.
Policies:
As new versions of the California Building Code (CCR Title 24, published triennially) are released, adopt and enforce the most recent codes that contain the most recent seismic requirements for structural design of new development and redevelopment to minimize damage from earthquakes and other geologic activity.
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Require that all development projects within designated Alquist-Priolo Earthquake Fault Zones are accompanied by appropriate geotechnical analysis.
Coordinate with the National Earthquake Hazard Reduction Program of the Federal Emergency Management Agency (FEMA) to identify earthquake risks and available mitigation techniques. Proactively seek compliance with the Alquist-Priolo Earthquake Fault Zoning Act by coordinating with the California Geological Survey and the United States Geological Survey (USGS) to establish and maintain maps establishing affected parcels within the City boundaries and the Sphere of Influence.
Ensure that code enforcement agencies include thorough plan checks and inspections of structures vulnerable to seismic activity, fire risk, and flood hazards. Additionally, recommend the periodic observation of construction by design professionals. Promote greater public awareness of existing state incentive programs for earthquake retrofit, such as Earthquake Brace and Bolt, to help property owners make their homes more earthquake safe.
FLOODING
Goal 8. A City with reduced potential flood hazards.
Policies:
In coordination with the Public Works Department, annually review the City’s Land Use and Flood Hazard Maps to ensure that they accurately reflect areas recognized by FEMA as being subject to flooding.
Restrict development in Flood Hazard Areas.
Work closely with Federal and regional partners to perform timely reviews of potential flood hazards and identify mitigation strategies.
Require all new developments to mitigate potential flooding that may result from development, such as grading that prevents adverse drainage impacts to adjacent properties, on-site retention of runoff, and the adequate siting of structures located within flood plains. Limit future development of critical facilities including, but not limited to, hospitals and health care facilities, emergency shelters, fire stations, emergency command centers, and emergency communications facilities within the boundaries of the 100-year flood plain. Encourage critical facilities to implement feasible design mitigation measures that ensure the building will not flood during a 100-year flood event to greatest extent practical. Support regional efforts to control and mitigate existing potential flood related problems. Evaluate the feasibility of expanded joint-use of open space lands and utility easements for flood control.
Encourage property owners and residents to purchase flood insurance for areas outside of the FEMA-mapped 100-year flood zones, especially in areas that have experienced flooding in the past.
HIGH WINDS
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Goal 10. A City that promotes preparedness related to the adverse effects of high winds common in the Pass area.
Policies:
Consider potential risk posed by high winds in the City in the review of new development applications including those for signs.
Require implementation of best practices for dust control at all excavation and grading projects.
Prohibit excavation and grading during high wind conditions, defined as instantaneous wind speeds that exceed 25 miles per hour by South Coast AQMD. Continuously monitor multi-hazard threats during high wind and associated wildfire conditions.
Allocate appropriate firefighting and emergency personnel resources to effectively respond to multi-hazard threats.
CLIMATE CHANGE
Goal 11. A City that is prepared for the potential impacts of climate change.
Policies:
Establish partnerships with Federal, State, regional, and local agencies to cooperate and better understand regional impacts of climate change and develop multijurisdictional solutions. Encourage new development and redesign of existing buildings to take steps to reduce the impacts of extreme heat events, including:
o Design buildings to use less mechanical heating and cooling through use of passive solar techniques.
o Support and incentivize, as feasible, energy efficiency, indoor air improvements and weatherization programs.
o Protect and expand the City’s urban tree canopy to provide shade, increase carbon sequestration, and purify the air.
o Provide shade structures in public parks, outdoor playgrounds, and bus shelters. Partner with the Riverside County University Health System-Public Health to develop and enhance disaster and emergency early warning systems to incorporate objective data and information for potential health threats such as heat-illness, and illnesses complicated by low air quality due to climate change hazards.
Require enhanced water conservation measures in new development and redesign of existing buildings to address the possibility of constrained future water supplies, including:
o Compliance with existing landscape conservation ordinance (Chapter 17.06 of the Municipal Code).
o Use of water conservation measures in new development beyond current requirements. o Installation of recycled water use and graywater systems. Continue to work with the Riverside University Health Services Department and County of Riverside Emergency Management Department to establish public outreach programs (through 942
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social media and websites) to distribute information on climate change impacts on vulnerable populations including actions they can take to reduce exposure to unhealthy conditions. Prioritize programs that ensure the benefits of climate action programs are fairly distributed and prioritized to those most in need, particularly populations most likely to be impacted by climate change.
Pursue climate change grant funding opportunities for expanding education programs and funding necessary retrofits.
Establish ordinances that require critical facilities, such as fire and police stations, civic buildings, medical facilities, schools, hospitals, and cooling centers and resilience hubs (community-based centers that streamline health programming and resources at a community- trusted site), to provide redundant backup systems including generator power, solar, and wind turbine power sources and energy storage systems.
Integrate climate adaptation considerations into the LHMP, emergency operations plans and other public safety documents.
Incorporate consideration of climate change impacts as part of infrastructure planning and operation. Identify projects as part of capital improvement programs that should consider climate adaptation priorities.
Use available data and studies to simulate how expanded wildfire, flooding, and landslide impacts might affect the transportation system; In particular, study changes along designated evacuation routes associated with more frequent and severe wildfire, flood, and landslide events.
HAZARDOUS MATERIALS
Goal 12. A City with minimized risk associated with hazardous materials.
Policies:
Require all users, generators, and transporters of hazardous materials and wastes to provide and maintain an updated inventory of hazardous waste and materials, associated handling procedures, and clean up response plans.
Require an assessment of hazardous materials use as part of environmental review and/or include approval of the development of a hazardous management and disposal plan, as a condition of a project, subject to review by the County Environmental Health Department. Work with responsible Federal, State, and County agencies to effectively regulate the management, disposal, and appropriate remediation for accidental spills of hazardous materials and hazardous waste.
Work with responsible Federal, State, and County agencies to prepare contingency plans for potential accidental spills of hazardous materials along the major transportation freeways, roadways and rail corridors that transect the City.
Prohibit placement of proposed new facilities that will be involved in the production, use, storage, transport, or disposal of hazardous materials near existing sensitive land uses (such as 943
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homes, schools, child-care centers, nursing homes, senior housing, etc.), that may be adversely affected by such activities.
Establish clear policies and procedures in the event of a hazardous contamination. Recommend and offer trainings to private sector companies.
Coordinate with regulatory agencies regarding remnant safety hazards and future utilization of contaminated sites within Potrero Reserve and elsewhere in the City. Adopt ordinances that reduce the level of risk from hazardous materials, hazardous waste, infectious waste, and radioactive materials to the public, industries, and businesses. Promote proper hazardous waste disposal by hosting regular bi-annual or quarterly collection events.
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IMPLEMENTATION
Table 9.13: Safety Implementation Programs*
Description Priority Time
Frame Responsibility
Crime Prevention
S1
Police Department Staffing Ratio. Work with the
police department to establish resource needs to
sustain minimum staffing levels.
High Short
Planning,
Beaumont
Police
S2
Crime Prevention Design. Update zoning code to
ensure that site design and planning techniques
that reduce the potential for criminal activity (e.g.,
CPTED) are included.
Medium Medium
Planning,
Beaumont
Police
S3
Safety Taskforce. Establish a safety task force that
meets with staff from the Riverside County Sheriff,
police department, and other law enforcement
agencies to coordinate crime prevention strategies
in the City and within the Sphere of Influence.
Medium Medium
Planning,
Beaumont
Police
S4
Community and Recreational Programs.
Establish/expand community and after-school
programming for at-risk youth.
Medium Long
Planning,
Police, Parks
& Recreation
S5
Budget Review. Coordinate a periodic review with
the Police Department and the Fire Safety
Specialist to ensure that police and fire staff and
resources keep pace with new planned or proposed
development.
Medium Medium
Planning,
Beaumont
Police, CAL
FIRE
S6
Lighting Study. Assess existing lighting needs in the
city, including areas that need improved lighting or
potential crime prone areas.
Medium Medium Planning,
Public Works
Disaster Preparedness
S7
Community Risk Assessment. Conduct a
community risk assessment to identify critical
facilities and community assets.
High Medium Planning,
Public Works
S8
Climate Change Risk Assessment. Conduct a
detailed climate change risk vulnerability
assessment to identify potential risks and
vulnerable populations and assets. Include a fire
hazard risk assessment consistent with the latest
OPR Technical Advisory. Develop adaptation
strategies to reduce risk and increase resilience.
Prioritize programs and funding for populations
and critical assets most likely to be impacted by
climate change, in accordance with SB379.
High Medium Planning,
Public Works
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S9
Emergency Evacuation Scenarios. Evaluate
evacuation route capacity, safety, and viability
under a range of emergency scenarios as part of
the next update to the LHMP or emergency
operation plan, in accordance with AB747.
High Short Planning,
S91
0 Safety Information Campaign. Develop an
information program to familiarize citizens with
seismic risk and to develop seismic awareness.
Develop an educational campaign for residents and
business owners to learn what to do during an
earthquake and how to better prepare for an
earthquake.
Medium Medium
CAL FIRE,
Beaumont
Police,
Planning
S11
10 Community Preparedness Toolkit. Adopt a local
Community Preparedness Toolkit that can be used
to prepare for disasters, including fires,
earthquakes, and extreme heat events.
Medium Medium
CAL FIRE,
Beaumont
Police,
Planning
S1211
Maintenance Fund. Re-evaluate development
impact fees to cover costs of maintaining
community fire breaks and other similar activities.
Medium Medium Planning
Fire and Wildfire
S1213
Fire Hazard Risk Assessment. Inventory all
buildings, assigning risk level for all wildfire hazards in the City and developing regulations for each level
to minimize wildfire risk.
High Medium CAL FIRE,
Planning
S1314
Zoning Code Updates. Update zoning code to
require that
new public facilities are located outside of
Very High Fire Hazard Severity Zones, when
feasible.
developments located in wildland interface
areas incorporate and enforce standards
for construction, including a fuel
modification program (i.e., brush clearance,
planting of fire-retardant vegetation).
development in High and Very High Fire
Hazard Severity Zones prepares a fire
protection and evaluation plan.
new development provides emergency
access (i.e., two viable points of ingress and
egress) for emergency vehicles and
evacuation in the event of a fire.
all existing and new homes and businesses
have visible street addressing and signage.
High Short-
Medium
Public Works,
CAL FIRE,
Planning
S1415 Fire Suppression Guidelines. Develop fire
suppression water system guidelines and High Medium CAL FIRE, Planning
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implementation plans for existing and acquired
lands, including fire protection water volumes,
system distribution upgrades, and emergency
water storage.
S1516
Buffer Zone. Define a protected buffer zone that
separates wildlands from vulnerable development
to mitigate the risk of potential wildfires.
High Medium CAL FIRE,
Planning
S1617
Water Assessment. Confirm that water pressure is
adequate for firefighting purposes in existing and
future developed areas.
High Short
CAL FIRE,
Planning,
BCVWD
Seismic Safety
S1718
California Building Codes. Adopt the latest version
of the California Building Code (CCR Title 24,
published triennially) when released.
High Medium
Planning,
Public Works,
Building &
Safety
S1819
Earthquake Hazard Reduction Ordinance. Update
zoning code to require strengthening of existing
wood-frame buildings with soft, weak, or open-
front wall lines in housing constructed before 1980.
Medium Medium Planning
S1920
Code Enforcement. Continue the code
enforcement program, including identification of
pre-1933 structures of large scale or occupied by
large numbers of people, and require correction or
demolition of structures found to be dangerous.
High Medium
Planning,
Police,
Building &
Safety
S2120
Seismic Retrofit Incentive Program. Develop a
retrofit incentive program to help reduce
earthquake hazards, focused on existing public
facilities as well as existing multifamily housing
constructed prior to 1980.
Medium Medium Planning
S2221
Geologic Instability Mitigation. Update zoning
code to adopt regulatory techniques to mitigate
public safety hazards, and if necessary, prohibit
development where geologic instability is
identified.
High Medium Planning
Flood Control
S2223 Flood Control Maps. Regularly update City’s maps
to reflect latest FEMA designations. High Short Planning, Public Works
S24
23 Update Zoning Code. Update zoning code to
require:
on site stormwater runoff retention
limit stormwater runoff impacts on
adjacent properties
High Short Planning,
Public Works
High Winds
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S24
25 Design Review. Develop guidelines for multi-hazard
design measures that mitigate the effects of high
winds and consider other potential risks.
Medium Medium Planning
S26
25 Dust Control. Develop guidelines for dust control at all excavation and grading projects, including
addressing high wind conditions.
Short Medium Planning
Climate Change
S26
27 Cooling Centers and Resilience Hubs. Establish
cooling centers and resilience hubs to reduce
Beaumont residents’ vulnerability to extreme heat
events, and severe storms, and poor air quality.
Resilience hubs should have other essential
resources such as health programming and
resources, food, refrigeration, charging stations,
basic medical supplies, and other emergency
supplies.
High Short Planning,
Public Works
S27
28 Critical Facilities. Upgrade building code to require critical facilities, including cooling centers and
resilience hubs, to operate on micro-grids,
including generator power, solar, and wind turbine
power sources and energy storage systems.
Medium Medium
Public Works,
Planning,
Building &
Safety
S29
28 Water Conservation. Review Chapter 17.06 of the
Municipal Code to consider adding additional water
conservation measures.
High Medium Public Works,
Planning
S30
Capital Improvement Program. Regularly evaluate
capital improvement projects to identify
opportunities to integrate climate adaptation
priorities.
High Medium Public Works,
Planning
Hazardous Materials
S29
41 Remediation Strategies. Establish protocols for
regular coordination with regulating agencies
regarding remediation strategies for hazardous and
toxic materials.
High Medium
Department
of Toxic
Substances
Control,
Planning
S30
31 Hazardous Materials Inventory. Develop an
inventory of hazardous materials used by
businesses in the City. Maintain this inventory as a
living document.
Medium Long Planning
S32
31 Contaminated Sites. Maintain a public record of
property locations, which contain hazardous
materials, including a timetable for and the extent
of remediation to be expected.
High Medium
Department
of Toxic
Substances
Control,
Planning
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This matrix will guide amendments to the City’s General Plan, which must be consistent with the updated Housing Element. Amendments should be made concurrent with the 2021-2029 Housing Element’s adoption.
TABLE 1: GENERAL PLAN AMENDMENT RECOMMENDATIONS BY RELEVANT HOUSING ELEMENT
PROGRAM
#
Housing
Element
Program
Program Language Recommendation for General Plan
Amendment
1 RHNA Housing
Sites
Implementation;
Rezone Program
To accommodate the remaining
lower-income RHNA of 49 units,
the City will identify and rezone
a minimum of 2.5 acres of
vacant land or land with
redevelopment potential to a
maximum density of 30 units per
acre and a minimum density of
at least 20 units per acre by
October 15, 2022. Rezoned sites
will permit owner-occupied and
rental multi-family uses by-right
for developments in which 20
percent or more of the units are
affordable to lower-income
households pursuant to
Government Code §65583.2(i).
Rezoned sites shall allow 100
percent residential use and shall
require residential use to occupy
at least 50 percent of the floor
area in a mixed-use project.
Each potential rezone site has
the capacity to accommodate at
least 16 units, already allows
multi-family uses by right, and
will be available for
development in the planning
period where water, sewer, and
dry utilities can be provided.
Update Chapter 3, Table 3.3 (Land Use
Designations) [p. 63] to reflect the
increased maximum density and
minimum density of sites to be rezoned
within the Downtown Mixed Use (DMX)
designation.
Text in the relevant table cell currently
reads: “0-22 du/acre; FAR up to 0.5”
The following text should be added:
“Properties in the Higher Density
Overlay are allowed a density of up to
30 du/acre.”
Update Chapter 11, Extended Sixth
Street section [p.276-277] to reflect the
same.
Text for Sixth Street Mixed Use –
Permitted Densities and Intensities
currently reads: “Maximum density: 22
du/acre”
The following text should be added:
“Properties in the Higher Density
Overlay are allowed a density of up to
30 du/acre.”
Note: This recommendation assumes
only amending for SSMU parcels
identified in Housing Element Table IV-1.
If you want to go ahead and rezone the
other 10 potential sites, this same text
would be inserted into the Sixth Street
Mixed Use Residential and Downtown
Residential Multi Family sections [p.
277].
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RESOLUTION NO. 2022 -
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
BEAUMONT, CALIFORNIA, ADOPTING AMENDMENTS TO THE
SAFETY ELEMENT AND THE LAND USE ELEMENT OF THE
GENERAL PLAN AS PART OF THE 2021-2029 HOUSING
ELEMENT UPDATE.
WHEREAS, Government Code Section 65584 requires local jurisdictions to encourage, promote, and facilitate the development of housing to accommodate its regional housing need; and
WHEREAS, California Government Code Sections 65302(g) requires cities to prepare a safety element, which may include a local hazard mitigation plan, for the protection of the community from any unreasonable risks associated with the effects of seismically induced surface rupture, ground shaking, ground failure, tsunami, seiche, and dam failure; slope instability leading to mudslides and landslides; subsidence; liquefaction; and other seismic hazards and other geologic hazards, flooding; and wildland and urban fires, as a component of each city's general plan and to revise it upon undertakin g an update to the Housing Element, which the City has prepared under separate resolution; and WHEREAS, the City of Beaumont has initiated a General Plan Update and Zoning Amendments (under separate ordinance) for consistency with the General Plan. The General Plan Update includes updates to the Land Use Element (Exhibit A) and the Safety Element (Exhibit B), to comply with State law provisions, including complying with the 6th Cycle (2021- 2029) of the Regional Housing Needs Assessment (RHNA) that requires the City to plan for 4,901 residential dwelling units for all income levels during the 2021-2029 planning period to implement the Housing Element; and
WHEREAS, the Safety Element and Local Hazard Mitigation Plan comply with the requirements of state law and set forth the disaster prevention, response and recovery policies for the City and the Safety Element has been updated to minimize impacts from climate change, and increase resilience in the City; and
WHEREAS, the City of Beaumont’s General Plan includes a Safety Element updated data in compliance with the state housing laws and a variety of programs and strategies to address citywide housing needs and priorities; and
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Item 8.
WHEREAS, the draft Safety Element Update and the draft Land Use Element Update were circulated to the public, responsible agencies, and other interested persons, as required, for review and comment; and
WHEREAS, the Safety Element Update was reviewed and approved by State Board of Forestry and Fire Protection in November 2021; and
WHEREAS, for the 2021-2029 Housing Element and associated documents an addendum to the General Plan PEIR was prepared pursuant to State California Environmental Quality Act (CEQA) Guidelines Sections 15164(e) and 15168(c), assessing the potential environmental impacts that might result from the adoption of the 2021-2029 Housing Element, and the City determined that there was no substantial evidence that adoption of the 2021- 2029 Housing Element, Safety Element and Land Use Element may have a significant effect on the environment; and
WHEREAS, once adopted and certified the Land Use Element and Safety Element would supersede and replace their existing e lements of the General Plan; and
WHEREAS, on August 23, 2022, the Planning Commission held a duly noticed public hearing, at which time it considered all material and evidence, whether written or oral, after which time it recommended approval to the City Council; and WHEREAS, on September 20, 2022, the City Council held a duly noticed public hearing, at which time it reviewed all material and evidence, whether written or oral, considered action and recommendations of the Planning Commission.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF BEAUMONT, CALIFORNIA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. FINDIINGS.
A. That the above recitations are true and correct.
B. The General Plan Amendment is internally consistent with the goals, policies, and elements of the General Plan. The proposed General Plan Update includes updates to the Land Use Element and the Safety Element, these updated Elements were drafted to be consistent with one another and other existing General Plan Elements. The focus of the General Plan Update is to comply with State law provisions, including complying with the 6th Cycle (2021-2029) of the Regional Housing Needs Assessment (RHNA). In conjunction with the update to the Housing Element, and to ensure internal consistency between the General Plan Elements, the proposal also 951
Item 8.
includes a concurrent update to the Land Use Element to accommodate the increase in densities and to accommodate the required RHNA units.
C. That the City Council adopts the General Plan Update with the Land Use Element and Safety Element Updates necessary to obtain certification from HCD
PASSED, APPROVED AND ADOPTED at the regular meeting of the City Council of the City of Beaumont, California, held on the 20th day of September 2022, by the following roll call vote:
AYES:
NOES:
CITY OF BEAUMONT CITY COUNCIL
___________________________________
Lloyd White, Mayor
ATTEST:
___________________________________
Nicole Wheelwright, City Clerk
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EXHIBIT “A”
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EXHIBIT “B”
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TITLE 17 - ZONING
Chapter 17.02 ADMINISTRATION AND ENFORCEMENT
Beaumont, California, Code of Ordinances Created: 2022-05-02 10:29:16 [EST] (Supp. No. 6, Update 2)
Chapter 17.02 ADMINISTRATION AND ENFORCEMENT
17.02.010 Purpose and authority.
The purpose of Chapter 17.02 is to outline those activities and/or procedures that will implement this Zoning Ordinance. The purpose of this section of the Zoning Ordinance is to accomplish the following:
A. To identify each reviewing and approval authority within the City of Beaumont along with their powers, duties, and related information;
B. To identify the steps necessary to obtain the requisite City approvals related to land use and development;
C. To establish and identify the procedures for filing applications for permits and other approvals; and, D. To establish and identify the appeal process.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.020 Community Development Director duties and responsibilities.
The Community Development Director shall be responsible for the enforcement of the Zoning Code and shall have the authority to undertake the activities and duties indicated in this section.
A. The Community Development Director shall administer the Zoning Ordinance; B. The Community Development Director shall consider and approve administrative plot plan applications which are in conformance with applicable zoning standards and which do not require a public hearing; C. The Community Development Director shall review and make recommendations to the Planning Commission and the City Council on planning applications, land use and planning issues, or other activities as may be directed by the City Council, the Planning Commission, or the City Manager; D. The Community Development Director shall assist applicants in the submittal of development applications; and,
E. The Community Development Director shall review and make recommendations to the Planning Commission and City Council on all applications and any attendant approvals and environmental documents.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.030 Planning Commission duties and responsibilities.
The duties of the Planning Commission are outlined in this section.
A. The Planning Commission shall instruct the Community Development Director to exercise administrative duties where applicable;
B. The Planning Commission shall conduct public hearings to consider and make recommendations to the City Council regarding general plan amendments, zone changes, zone variances, and specific plans; 955
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C. The Planning Commission shall conduct public hearing to recommend approval (to the City Council) of all the tentative parcel maps and tentative tract maps; D. The Planning Commission shall consider the appeals of determinations made by the Community Development Director regarding site plan reviews, signage plans, and temporary use permits; and, E. The Planning Commission shall conduct public hearings to approve plot plans, variances and conditional use permits.
Table 17.02-1 identifies the permits and approvals that may be necessary as required by this Zoning Code, as well as approving authority and appeal body.
Table 17.02-1
Permit Approval Matrix
Application Staff Planning Commission City
Council
Conditional Use Permit Review Approval Appeal
Final Map Review — Approval
General Plan Amendment Review Recommendation Approval Lot Line Adjustment & Parcel
Merger
Approval Appeal Appeal
Administrative Plot Plan Review Approval Appeal Appeal Plot Plan (without EIR) Review Approval Appeal
Plot Plan (with EIR) Review Approval Appeal
Sign Plans Approval Appeal Appeal
Modification of Standards Approval Appeal Appeal
Specific Plan Review Recommendation Approval
Temporary Use Permit Approval Appeal Appeal
Tentative Parcel Map Review Recommendation Approval
Tentative Tract Map Review Recommendation Approval
Variance Review Approval Appeal
Zone Change Review Recommendation Approval
Zoning Ordinance Review Recommendation Approval
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.040 Application process.
Applications for permits, permit modifications, amendments, and other matters pertaining to the Zoning Code, shall be filed with the Planning Department on the appropriate City application form. The following procedures apply to the granting of a development application:
A. Submittal Information. All plans, and any other information required by the Planning Department shall be submitted with the application form. Applications shall be completed by the owner(s) of properties, their agents, or other persons who have written authority from the property owner(s) to complete and file the application on the owner's behalf. Any person or authorized representative desiring a permit or approval required by this Title, shall file an application with the Planning Director or the designee on forms provided by the Planning Director.
B. Pre-application Meeting. Prior to the filing of an application for any discretionary permit requiring approval by the Planning Commission or City Council, the applicant may request a pre-application 956
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conference with the Community Development Director or the designee. The purpose of the pre- application conference is to advise the applicant of the development regulations applicable to the property for which the application is being filed and to review any preliminary site plan or other development plans the applicant may have prepared.
C. Application is Deemed Completed. No application shall be processed until it is deemed complete by the Community Development Director or the designee. No application shall be deemed complete until all required information is provided in the required quantity and format.
D. Concurrent Applications. Whenever more than one permit or approval is required for a proposed Project or use, all applications shall be filed and processed concurrently. All such related applications will be reviewed in accordance with the procedures set forth for the application requiring the highest level of review.
E. Application Fees. Each applicant for a land use action authorized by this Zoning Ordinance shall pay those fees and costs as established by resolution of the City Council.
F. Re-submittal of Application. Whenever an application or portion of an application has been denied or revoked and the denial or revocation becomes final, no new application for the same or similar request may be accepted within one year of the date of the denial, unless the Community Development Director finds that the conditions surrounding the application have sufficiently changed to warrant a new application. Changed conditions shall mean a substantial change in land use on properties in the vicinity, improved infrastructure in the vicinity, altered traffic patterns, or any such similar change resulting in a changed physical environment.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.050 Public hearings.
For applications requiring a public hearing, upon accepting an application as complete, the Planning Director shall establish the time and place of the public hearing consistent with the requirements of this Section. The City Council shall have the authority to change the time or place of a hearing. The hearing body for any given matter shall be determined based upon the nature and type of permit as set forth in this Zoning Ordinance. However, in all cases, the hearing shall be held within 30 days of the date on which the application has been accepted as complete, unless a longer time period is required to accommodate the requisite environmental review under the provisions of the California Environmental Quality Act. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.051 Public hearings, noticing.
The procedures for the noticing of public hearings are indicated in this section.
A. Newspaper Publication. The notice of the public hearing shall be published in a newspaper of general circulation not less than ten days prior to the date of the hearing, or as prescribed in the California Environmental Quality Act where relevant. The notice shall include the time, place, and identity of the hearing body or officer, the nature of the application, the application number, and the location of the property under consideration.
B. Notice to Surrounding Properties. Notice shall be given to all owners of property located within the designated radius of the exterior boundaries of the subject property pursuant to the requirements of the State of California Planning and Zoning Development Law. 957
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C. Additional Notice. Additional notice of the hearing shall be provided in accordance with procedures established by the Planning Commission and as may be required under the California Environmental Quality Act.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.052 Public hearing, evidence of noticing.
When notice of a public hearing is given, the documentation indicated in this section shall be deemed sufficient to serve as proof that such notice was given.
A. Affidavit of Publication Required. When notice is given by publication, an affidavit of publication by the newspaper in which the publication was made is required.
B. Affidavit of Mail Delivery Required. When notice is given by mail or other delivery, an affidavit or proof of mailing/delivery must be made, showing, at a minimum, the date or dates of mailing/delivery and the list of persons and groups to which the mailing/delivery was made.
C. Failure to Comply. Failure to send notice to any property owner whose address is not on the most recent roll of the Riverside County Assessor shall not invalidate any of the proceedings. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.053 Public hearing, procedures.
The conduct of the public hearing(s) must include the following elements identified in this section.
A. Discretionary Review. At the public hearing, the authorized hearing body shall review the application and any pertinent materials submitted with the application, and any report prepared by the Community Development Director or his designee based on City staff's investigation of the application.
B. The Applicant's Rights at Public Hearing. During any public hearing, the applicant for the application shall have the right to be represented to provide testimony and to present evidence.
C. The Public's Rights at Public Hearing. All other persons shall have the right to comment on any relevant aspect of the application under consideration.
D. Discretionary Action. Following the completion of testimony at a public hearing, action shall be taken to approve, conditionally approve, deny, continue, or take under advisement, the subject of the public hearing.
E. Continuation of Public Hearing. If the action is taken to continue the item being considered or to take the matter under advisement, before adjournment or recess, the person presiding at the public hearing shall publicly announce the time and place to which the hearing will be continued. No further notice shall be required.
F. Final Decision. The decision of the hearing body shall be considered final unless a decision is appealed.
In all cases, the City Council shall represent the final authority. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.060 Appeals and revocations.
An applicant is afforded the right to appeal a decision made by the Community Development Director and/or the Planning Commission. The appeals procedures are indicated in this section. 958
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A. Appeal of Community Development Director's Decision. Decisions of the Community Development Director, authorized by this Zoning Ordinance, may be appealed to the Planning Commission. All such appeals shall be filed in writing with the Secretary of the Planning Commission.
B. Appeal of Planning Commission Decision. All actions and decisions of the Planning Commission, authorized by this Zoning Ordinance, may be appealed to the City Council. All such appeals shall be filed in writing with the City Clerk.
C. Persons Eligible to File an Appeal. Any person may appeal a decision or action of the Community Development Director or Planning Commission, in accordance with the terms of this Zoning Ordinance.
D. Time Limit for Filing an Appeal. All appeals must be filed within 15 calendar days of the date of the rendering of the decision. If the 15th day occurs on a holiday or weekend, the appeal period shall be extended to the next City workday. No appeal shall be accepted after the appeal period has expired.
E. Appeals Form. All appeals must be submitted in writing on the appropriate form provided by the City.
The appeal must specifically state the grounds for the appeal and instances in which the review body erred in reaching the particular determination subject to the appeal.
F. Payment of Fees. A fee shall be paid concurrent with filing of the appeal in accordance with the fee schedule established by resolution of the City Council.
G. Scheduling of Public Hearing. Within 15 days upon receipt of an appeal, the Planning Commission Secretary (in the case of an appeal of a Community Development Director decision) or the City Clerk (in the case of an appeal of a decision by the Planning Commission) shall set the matter for public hearing.
The hearing shall be noticed as provided for in Section 17.42.
H. Findings. All actions to affirm, reverse, or modify in whole or part any decision of the Community Development Director or Planning Commission shall be made with supporting findings for the affirmation, reversal, or modification.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.061 Revocations and right of revocation.
Upon determination that there has been a violation of the terms or conditions of any permit or approval granted under this Zoning Ordinance; or if a determination is made that a permit or approval was obtained by deception or fraud, or represents a public nuisance; or the use subject to the approval no longer exists; or the permit or approval has not been activated in accordance with the terms of this Title 17, the Community Development Director shall have the authority to initiate revocation proceedings.
A. Public Hearing Required for Revocation. The Community Development Director shall schedule a hearing before the Planning Commission for the purpose of considering revocation of the permit or approval.
In the case where the Planning Commission's original action consisted of a recommendation to the City Council, the Planning Commission's action on the revocation shall also consist of a recommendation to the City Council, and the City Council shall have the authority to revoke the permit or approval.
B. Written Notice to Permittee. At least 30 days prior to the revocation hearing, the permittee (the owner of the property, use, or business subject to the revocation) subject to the revocation hearing shall be given written notice of the City's intent to conduct the hearing. The notice to the permittee shall be served either in person or by registered mail, return receipt requested.
C. Public Notice. At least ten days prior to the revocation hearing, public notice of the hearing shall be given in the same manner as was required for the original permit or approval. 959
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D. Evidence in Support of Motion. At the hearing, the Community Development Director shall present evidence supporting the motion for the revocation of the permit or approval. The permittee shall be given the opportunity to present reasons why the permit or approval shall not be revoked. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.070 Plot plans.
A plot plan permit shall be required of any party proposing to establish a new land use, or to assume an existing use, consistent with the zoning of the proposed location of the use, prior to the use and occupancy of any property for such land use. The purpose of a plot plan permit is to implement the provisions of the Zoning Ordinance and to protect the character and integrity of residential, commercial and industrial areas in the City.
Plot plan applications shall be processed by the Community Development Director and shall entail a review of the configuration, design, location and impact of the proposed use by comparing the use to established standards and design guidelines in order to determine whether the permit should be approved. The Community Development Director is empowered to grant and deny administrative plot plan applications for projects which entail use and occupancy of existing facilities and to impose reasonable conditions upon the granting of such permits. The Planning Commission is empowered to grant and deny plot plan applications for projects, and to impose reasonable conditions upon the granting of such permits.
A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a plot plan permit. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to acceptance of any application.
B. Type of Plot Plan Application. The Community Development Director shall determine the type and scope of application required of any applicant for a proposed use.
1. An administrative plot plan application, not requiring a public hearing, shall be required for the following:
a. Occupancy or assumption of an existing use or business which conforms to this Zoning Ordinance.
b. Site plans for a single-family dwelling unit on an existing legal lot and other residential projects with two to four dwelling units on one legal lot. c. Development plans that are exempt from the California Environmental Quality Act. d. Model home complexes and temporary real estate sales offices used exclusively for the first sales of homes.
e. Temporary uses, unless a conditional use permit is required or the Community Development Director determines that Planning Commission approval is required due to the uniqueness, size, and/or location of the proposed temporary event.
2. A plot plan application, requiring a public hearing conducted by the Planning Commission, shall be required for the following:
a. Any use which is subject to the provisions of the California Environmental Quality Act. b. Any use which exceeds the limitations applicable to the administrative plot plan application process, as set forth in this Zoning Ordinance (Section 17.02.070(B)1).
C. Filing of Application. The application shall be filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.040).
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D. Review of Application by Community Development Director. The Community Development Director or his designee shall investigate the application and proposal, including the analysis of precedent cases as appropriate. For administrative plot plan applications, the Community Development Director shall render a decision in writing without notice or hearing. For plot plan applications, the Community Development Director or his designee shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the applicant prior to any scheduled public hearing on the application.
E. Planning Commission Public Hearing. For plot plans acted upon in accordance with Section
17.02.070.B.2, a public hearing of the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed use and the proposed conditions under which it would be operated and maintained, particularly with respect to the findings prescribed in Subsection G of this section (Findings of Approval).
F. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.060 Appeals and Revocations).
G. Findings of Approval. The Planning Commission may approve and/or modify a plot plan permit in whole or part, with or without conditions, provided that all of the following findings of fact are made:
1. The proposed use is permitted, or is substantially similar to a use permitted, within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance;
2. The proposed use is consistent with the objectives, policies, general land uses and programs of the general plan and any applicable specific plans;
3. The subject site is physically suitable for the type and intensity of the proposed land use;
4. The location, size, design and operating characteristics of the proposed use is compatible with existing land uses within the general area in which the proposed use is located;
5. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed land use would not be detrimental to the public convenience, health, safety or general welfare;
6. The approval of the plot plan permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act and there would be no significant adverse impacts upon environmental quality and natural resources that cannot be reasonably mitigated and monitored.
H. Imposition of Conditions of Approval. In granting a permit, the Community Development Director or Planning Commission may impose such conditions as deemed necessary to ensure that the public health, safety and general welfare are protected and that the proposed use is not a detriment to the community. All conditions shall be binding upon the applicant, heirs, successors, or assignees.
I. Plot Plan Time Limits. The grantee of a plot plan permit shall have one year from the effective date of the permit to establish a right to use the permit; otherwise, the plot plan permit shall lapse and become void. For the purposes of this section, such a right shall be established if either:
1. A building permit has been issued and construction commenced and diligently pursued towards completion of the project.
2. In the event that no building permit is required, a certificate of occupancy and/or business license has been issued for the use.
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J. Plot Plan Lapse in Time. A plot plan permit subject to lapse may be renewed up to one additional year, provided that the applicant files an application for renewal with the Planning Director prior to the expiration date, and subject to consideration in a public hearing. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.080 Zone changes.
In recognition of that fact that physical, economic, and other conditions in the City may change over time, provisions are hereby made to allow for amendments to the zoning map and Zoning Ordinance text in accordance with the procedures outlined in this Section. All such changes of zone or zoning ordinance text amendments shall be adopted in the manner in which other City ordinances are adopted.
A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate applications for a change of zone or zoning ordinance text amendment. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application.
B. Zone Changes for Properties Under Multiple Ownership. In the case of a change of zone application, if the property for which the change of zone is proposed is in more than one ownership, all owners or their authorized agents shall be required to sign the application.
C. City Council Initiated Zone Change. The City Council may initiate an application to change the boundaries of any zone district or to amend the text of the zoning ordinance.
D. Planning Commission Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Chapter 17.02 (Sections 17.02.051 to 17.02.053).
E. Recommendation of Zone Change by Planning Commission. The Planning Commission shall recommend to the City Council approval, approval with modifications, or denial of the proposed application. The Commission's recommendation shall be transmitted to the City Clerk for scheduling the matter for consideration by the City Council.
F. Denial of Zone Change by Planning Commission. Upon receipt of a Planning Commission recommendation for denial of a change of zone, the City Clerk shall place the Commission's recommendation on the City Council agenda as a receive-and-file item. The Commission's decision shall be considered final and no further action by the Council will be required unless an appeal is filed in accordance with the provisions of this Zoning Ordinance (Section 17.02.060, Appeals), or unless the Council chooses to set the matter for hearing.
G. City Council Public Hearing. Upon receipt of a Planning Commission resolution recommendation for approval of a change of zone or zoning ordinance amendment, or denial of a zoning ordinance text amendment, the City Clerk shall set the matter for hearing before the City. At the hearing, the City Council shall review the Commission's recommendation and receive evidence as to how or why the proposed change of zone or zoning ordinance text amendment is consistent with the objectives of this Zoning Ordinance, the City of Beaumont General Plan, and development policies of the City. The City Council shall act to approve or deny the application by resolution.
H. Referral of Matter Back to the Planning Commission. If the Council proposes any substantial modification to the application not previously considered by the Planning Commission, the Council shall refer the matter back to the Commission for consideration. No public hearing shall be required.
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I. Approval of Zone Change by City Council. The City Council shall be required to make the following findings of fact before approving a change of zone or zoning ordinance text amendment:
1. That the proposed change of zone or zoning ordinance text amendment is consistent with the goals, policies, and objectives of the General Plan; and
2. That the proposed change of zone or zoning ordinance text amendment will not adversely affect surrounding properties; and
3. That the proposed change of zone or zoning ordinance text amendment promotes public health, safety, and general welfare and serves the goals and purposes of this Zoning Ordinance. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.090 General plan amendments.
This Section is established pursuant to Section 65358 of the California Government Code, to allow for the amendment of the City of Beaumont General Plan.
A. Providing Proof of Vested Interest. Applications to amend the General Plan text or maps may be initiated by any person who is able to demonstrate a legal vested interest in the proposed application.
The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply, prior to the acceptance of any application.
B. General Plan Amendments for Properties Under Multiple Ownership. In the case of a proposed amendment to the General Plan land use policy map, if the property for which the amendment is proposed is in more than one ownership, all owners or their authorized agents shall be required to sign the application.
C. City Council Initiated General Plan Amendment. The Community Development Director and/or City Council may initiate an application to amend the General Plan.
D. Planning Commission Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of Section 17.02.051. At the public hearing, the Planning Commission shall review the application and proposal and receive evidence as to how or why the proposed General Plan amendment is consistent with the objectives of this Title 17, the balance of the General Plan, and development policies of the City.
E. Planning Commission Action. The Planning Commission shall act to recommend to the City Council approval, approval with modifications, or denial of the proposed application. A majority vote of the entire Planning Commission is required to recommend approval or approval with modifications. The Planning Commission's action shall include its recommendation and shall be transmitted to the City Clerk for scheduling the matter for public hearing before the City Council.
F. City Council Public Hearing. Upon receipt of a Planning Commission resolution, the City Clerk shall set the matter for hearing before the City Council as provided for in Section 17.42 [17.02.050] (Public Hearings). At the hearing, the City Council shall review the Commission's recommendation and may receive evidence as to how or why the proposed General Plan amendment is consistent with the objectives of this Zoning Ordinance, the balance of the General Plan, and development policies of the City.
G. City Council Action. The City Council shall act to approve or deny the application. A majority vote of the entire Council is required to amend the General Plan. The City Council's action to amend the General Plan shall be by formal resolution.
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H. Referral of General Amendment to the Planning Commission. If the City Council proposes any substantial modification to the application not previously considered by the Planning Commission, the City Council shall refer the matter back to the Commission for consideration. No public hearing shall be required. Failure of the Planning Commission to act within 40 days of receiving the City Council's request shall provide the City Council with authority to act without the Planning Commission's recommendation.
I. Required Findings. Prior to approving a General Plan amendment, the City Council shall make the following findings:
1. That the proposed amendment is in the public interest, and that there will be a community benefit resulting from the amendment;
2. That the proposed amendment is consistent with the other goals, policies, and objectives of the General Plan;
3. That the proposed amendment will not conflict with provisions of the zoning ordinance or subdivision regulations; and
4. In the event that the proposed amendment is a change to the land use policy map, that the amendment will not adversely affect surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.100 Conditional use permits.
The City recognizes that certain uses, due to the nature of use, intensity, or size, require special review to determine if the use proposed, or the location of that use, is compatible with surrounding uses, or through the imposition of development and use conditions, can be made compatible with surrounding uses. The conditional use permit is provided for this purpose. The Planning Commission is empowered to grant and deny applications for conditional use permits and to impose reasonable conditions upon the granting of such permit.
A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a conditional use permit. The authorized agent of any person with a legal vested interest may also initiate an application. Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application.
B. Scope of Application. Applications for conditional use permits may be submitted only for those uses specified as allowable conditional uses in the applicable zone district. A conditional use permit is not a substitute for a change of zone or zoning ordinance text amendment.
C. Filing of Application. The application shall be filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.040).
D. Review of Application by Community Development Director. The Community Development Director or his designee, shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the Planning Commission and the applicant prior to any scheduled public hearing on the application.
E. Planning Commission Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed use and the proposed conditions under which it would be operated or 964
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maintained, particularly with respect to the findings prescribed in subsection G of this section (Required Findings).
F. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.060 Appeals and Revocations).
G. Findings of Approval. The Planning Commission may approve and/or modify a conditional use permit in whole or in part, with or without conditions, provided that all of the following findings of fact are made:
1. The proposed use is one conditionally permitted within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance;
2. The proposed use would not impair the integrity and character of the zone in which it is to be located;
3. The subject site is physically suitable for the type of land use being proposed;
4. The proposed use is compatible with the land uses presently on the subject property;
5. The proposed use would be compatible with existing and future land uses within the zone and the general area in which the proposed use is to be located;
6. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety;
7. There would be adequate provisions for public access to serve the subject proposal;
8. The proposed use is consistent with the objectives, policies, general land uses, and programs of the City of Beaumont General Plan;
9. The proposed use would not be detrimental to the public interest, health, safety, convenience, or welfare; and
10. The proposed design and elevations preserve and maximize the image, character, and visual quality of the neighborhood.
11. The Planning Commission shall find that the proposed use does not have a disproportionately high and adverse human health or environmental effect on minority and low-income populations.
12. This subsection G shall apply only to the uses identified in Chapter 17.03. This subsection shall not invalidate any conditional use permit for an operating facility but shall be complied with prior to issuance of a building permit for all projects for which no building permit has been issued upon the effective date of this provision.
13. Group or Community Care Facilities, regardless of size, shall only be required to comply with objective standards and findings for approval.
H. Imposition of Conditions of Approval. The following provisions shall apply with respect to the imposition of conditions of approval:
1. In granting a conditional use permit, the Planning Commission may impose such conditions as it deems necessary to ensure that the public health, safety, and general welfare are protected and that the proposed operation is not a detriment to the community.
2. All conditions shall be binding upon the applicant, heirs, successors, or assignees and shall restrict the construction, location, maintenance, and use of all land within the development. 965
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3. A deed restriction may be recorded with the County Recorder of Riverside County, as approved by the City Attorney, regarding the conditions of this section and other requirements of the conditional use permit.
I. Conditional Use Permit, Attachment, Suspension, and Revocation. A conditional use permit that is valid and in effect and granted pursuant to the provisions of this Title 17 shall be valid only on the property for which it was granted and shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a conditional use permit pursuant to provisions set forth in Section 17.02.61.
J. Conditional Use Permit Time Limits. The grantee of a conditional use permit shall have one year from the effective date of the permit to establish a right to use the permit; otherwise, the conditional use permit shall lapse and become void. For the purposes of this section, such a right shall be established if either:
1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the conditional use permit was approved; or
2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the conditional use permit was approved; or
3. In the event no building permit or occupancy is required, the site for which the conditional use permit was approved is occupied and used for the permitted purpose; or
4. Prior to the date on which the conditional use permit will elapse, the grantee files an application to renew the permit pursuant to subsection K below.
K. Conditional Use Permit Lapse in Time. A conditional use permit subject to lapse may be renewed up to an additional one-year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date. A public hearing before the Planning Commission shall be required.
L. Conditional Use Permit Renewal. The Planning Commission may grant or deny an application for renewal of a conditional use permit. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the conditional use permit and surrounding properties.
M. Lapsing in Conditional Use Permit. If any conditional use permit fails to be actively exercised for a continuous 180-day period, the permit shall lapse and become void. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.110 Variances.
The variance procedure is provided pursuant to Section 65906 of the California Government Code to grant relief from zoning provisions when, because of special circumstances applicable to a property, including size, shape, topography, location, or surroundings, the strict application of this Zoning Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under the identical zoning classification.
A. Limitations in Variances. Variances shall not be granted to authorize a use or activity on a property that is not otherwise expressly authorized by the provisions of this Zoning Ordinance governing that property. A variance is not a substitute for a zone change, zone text amendment, or conditional use permit. Financial hardship in and of it does not represent grounds on which to file a variance application to gain relief from zoning provisions.
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B. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a variance. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application.
C. Notice of Public Hearing. An application shall be filed pursuant to the provisions of Section 17.02.051.
D. Filing of Application. In addition to the application filing requirements established in this Zoning Ordinance, the applicant shall file a statement of the precise nature of the variance requested and the practical difficulty or unnecessary physical hardship that would result from the strict or literal interpretation of this ordinance, together with any other data pertinent to the application and the making of requisite findings (Section 17.02.040).
E. Review of Application by Community Development Director. The Community Development Director shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the Planning Commission and the applicant prior to any scheduled public hearing on the application.
F. Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed variance and the conditions which make compliance with specific provisions of this ordinance difficult.
G. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of Section 17.02.060 (Appeals and Revocations).
H. Findings of Approval. In granting a variance, the Planning Commission must make all of the following findings:
1. That the strict or literal interpretation and application of this Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Zoning Ordinance, or would deprive applicants of privileges granted to others in similar circumstances; and
2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended development of the property that do not apply generally to other property in the same zone; and
3. That the granting of such variance will not constitute the granting of a special privilege inconsistent with the limitations on other properties in the vicinity classified in the same zone; and
4. That the granting of such variance will not be materially detrimental to the public health, safety, or general welfare nor injurious to property or improvements in the zone or neighborhood in which the property is located; and
5. That the granting of such variance will not create any inconsistency with any objective contained in the General Plan.
I. Imposition of Conditions of Approval. A variance that is valid and in effect and granted pursuant to the provisions of this Zoning Ordinance shall be valid only on the property for which it was granted and only for the improvements for which it is granted and further, shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. 967
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J. Conditions of Approval will be Binding. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a variance pursuant to provisions set forth in Section
17.02.61. K. Time Limits. The grantee of a Variance shall have one year from the effective date of the approval to establish a right to use the approval; otherwise, the variance shall lapse and become void. For the purposes of this section, such a right shall be established if either:
1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the variance was approved; or
2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the variance was approved; or
3. In the event no building permit or occupancy is required, the site for which the variance was approved is occupied; or
4. Prior to the date on which the variance will elapse, the grantee files an application to renew the permit pursuant to subsection L below.
L. A variance subject to lapse may be renewed up to an additional one-year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date.
M. The Planning Commission may approve or deny an application for renewal of a variance. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the variance and surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.120 Modification of standards.
The modification of standards procedure is established to grant minor relief from development standards, under limited circumstances, when the granting of such relief will provide for better design and function of the structure, or addition to a structure, proposed.
A. Use of Modification of Standards. An application for the purposes of this Section, a modification of standards application shall be filed whenever any one of the following deviations from the provisions of this Title 17 is proposed:
1. A decrease of not more than 20 percent of the minimum required setback area.
2. An increase of not more than ten percent of the maximum permitted building height.
3. Any deviation in the permitted maximum height or location of a fence or wall.
4. An increase of not more than ten percent of the maximum permitted lot coverage.
5. A decrease of not more than 20 percent of the minimum usable open space requirement.
6. Any deviation in the applicable development standards of not more than 20 percent to allow for improved productivity of solar energy systems.
7. A decrease of not more than 20 percent of the minimum number of required parking spaces. a. If a fractional number is obtained with this calculation, the number of parking spaces that may be reduced shall be rounded up to the next highest whole number, except that the parking requirement shall not be reduced to zero (e.g., if two to four parking spaces are required, a minor modification approval could reduce the requirement by one parking space).
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8. Modifications in excess of those cited in subparagraph 1 through 7 above shall require a variance.
B. Modification of Standards, Initiation. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a modification of standards. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application. In addition to the application filing requirements, the applicant shall file a statement of the precise nature of the modification of standards requested and reasons for the request.
C. Community Development Director Investigation. The Community Development Director or the designee shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The Community Development Director may request written statements from adjoining property owners who may be affected by the proposed application.
D. Community Development Director Action. Based on the investigation undertaken pursuant to C above, the Director or designee shall act to approve, approve with conditions, or deny the modification of standards application. In granting a modification of standards, the Director or designee shall make findings of fact that establish the circumstances appropriate for the approval. Action on a modification of standards application shall be taken within ten days of the date the application is deemed complete.
E. Modification of Standards Findings. An application shall not be granted unless all of the following findings can be made:
1. A modification is needed to allow property to be used in a more beneficial manner; and
2. A modification would not be detrimental to public health, safety, or general welfare or to surrounding property owners or the community; and
3. The granting the modification would not grant special privileges to the applicant not enjoyed by surrounding property owners; and
4. There are physical circumstances due to the shape or condition of the property which would result in hardship under existing regulations; and
5. The purpose of modification is not based exclusively on the financial advantage of the owner; and
6. The alleged difficulties were not created by the owner; and
7. The modification would not diminish property values in the area;
8. The modification would not increase traffic or endanger public safety; and,
9. The modification would not have detrimental effects on adjoining properties.
F. Modification of Standards, Attachment, Revocation, and Suspension. A modification of standards that is valid and in effect and granted pursuant to the provisions of this Zoning Ordinance shall be valid only on the property for which it was granted and only for the improvements for which it is granted and further, shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a modification of standards pursuant to provisions set forth in Section 17.02.61.
G. Modification of Standards, Time Limits. The grantee of a modification of standards shall have one year from the effective date of the approval to establish a right to use the approval; otherwise, the approval 969
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shall lapse and shall become void. For the purposes of this section, such a right shall be established if either:
1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the modification of standards was approved; or
2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the modification of standards was approved; or
3. In the event no building permit or occupancy is required, the site for which the modification of standard was approved is occupied; or
4. Prior to the date on which the modification of standards will elapse, the grantee files an application to renew the permit pursuant to subsection 5 below.
5. A modification of standards approval subject to lapse may be renewed for an additional one-year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date.
H. Approval or Denial of Application. The Community Development Director may approve or deny an application for renewal of a modification of standards. As part of the action, the Director may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the modification of standards and surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.125 Certificates of appropriateness.
This purpose of this section is to provide various levels of historic protection and review and to preserve existing elements of historic resources in the City. The City's intent is to be lenient in its review of plans for structures which have little or no historic value, or of plans for new construction, unless such plans would impair the historic value of surrounding structures. The establishment of a certificate of appropriateness is intended to protect structures of historic significance including areas of architectural, cultural, historic, economic, political, and social importance from the adverse effects of any alteration, demolition, or removal.
A. Applicability.
1. A certificate of appropriateness is required for the exterior alteration, demolition, removal, or relocation of any historic resource or potential historic resource. A historic resource includes:
a. A resource identified in a City-approved historic or cultural resources study; b. A structure over 50 years old; and/or
c. A structure potentially eligible for registration on a local, state, or national register.
2. The following activities do not require approval of a certificate of appropriateness:
a. Painting, routine maintenance, or minor repair, as determined by the Director to be consistent with existing colors and materials and not to have an adverse effect on the integrity of the historic resource. Such work includes:
1. Alterations to the interior of the structure that do not have the possibility of adversely affecting the integrity of the historic resource;
2. Repairing pavement or repaving flat concrete work that is not considered a character-defining feature of the historic resource;
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3. Landscaping, unless the landscaping is considered a character-defining feature of the historic resource;
4. Construction, repair, demolition, or alterations to other structures on the property not determined to qualify as a historic resource;
5. Re-glazing windows;
6. Replacement of incompatible windows or doors with more historically appropriate windows or doors;
7. In-kind replacement of windows and doors on side and rear façades not readily visible from the public right-of-way;
8. Minor changes to front and street side fences;
9. Construction, repair, demolition, or alterations to side and rear yard fences;
10. Roofing work, if there is minimal change in roof structure and exterior appearance;
11. Foundation work, if there is minimal change in exterior appearance; and/or
12. Repair of exterior siding, if consistent in material, size, and orientation to existing or proven historic siding.
B. Review Procedure.
1. Community Development Director review. Minor modifications that do not involve new construction, additions to existing structures, or demolition of existing structures shall be subject to review and approval or denial by the Director.
2. Planning Commission review. All other modifications that do not meet the criteria for Director review as specified above shall be subject to review and approval or denial by the Commission.
The Commission shall conduct a public hearing on the request in compliance with Section
17.02.053 (Public hearing, procedures).
3. Notice. Noticing for a certificate of appropriateness shall be provided in compliance with Section
17.02.051 (Public hearings, noticing); however, the notice for a certificate of appropriateness subject to Director review shall state the following:
a. The Director will decide whether to approve or deny the certificate of appropriateness on a date specified in the notice; and
b. A public hearing will be held by the Director only if requested in writing by any interested person before the specified date for the decision.
4. Community Development Director public hearing. If a public hearing is requested in writing for a certificate of appropriateness application subject to Director review, the Director shall schedule the hearing which shall be noticed and conducted in compliance with Chapter 17.02.053 (Public hearing, procedures). If no public hearing is requested, the Director shall render a decision on the date specified in the public notice.
C. Findings of Approval. The review authority shall approve, with or without conditions, a certificate of appropriateness only after the following findings are made:
1. Either, (a) the proposed work will neither adversely affect the significant features or character of a historic resource, or (b) a statement of overriding considerations has been adopted by the review authority finding that the benefits of the proposed work outweigh the impact on historic resources; and
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2. The proposed project is consistent with the General Plan and any applicable specific plan.
D. Unsafe or Dangerous Conditions. None of the provisions of this section shall be construed to prevent any alteration or demolition necessary to correct the unsafe or dangerous conditions of any structure, feature, or part thereof, when such condition has been declared unsafe or dangerous by the Building Official or the Fire Chief and where the proposed measures have been declared necessary by such official to correct such conditions. Work shall be performed in compliance with the current adopted version of the Uniform Code for the Abatement of Dangerous Buildings. However, only such work as is necessary to correct the unsafe or dangerous condition may be performed without compliance with this section.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.130 Enforcement.
This section outlines the procedures to ensure that the provisions of this Title are enforced.
A. Special Prosecutor Responsibilities. The Special Prosecutor, upon the request of the City Council, shall institute any necessary legal proceedings to enforce this Zoning Ordinance (Title 17). The Special Prosecutor shall be authorized, in addition to any other remedy provided in this Zoning Ordinance to institute an action for an injunction to restrain or any other appropriate action or proceedings for enforcement.
B. Clarification of Ambiguity. If ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this Zoning Ordinance, or if ambiguity exists with respect to matters of height, yard requirements, area requirements, or zone boundaries as set forth herein, it shall be the duty of the Community Development Director to ascertain all pertinent facts, and to set forth in writing the findings and the interpretations. The Director can refer the matter to the Planning Commission as a scheduled matter not requiring public hearing, and the findings and interpretations of the Planning Commission shall be set forth in the recorded minutes. Thereafter, such interpretations shall govern.
C. Enforcement and Penalty for Violation. The Planning Commission, the Community Development Director, the City Attorney, the City Clerk, and all officials charged with the issuance of licenses or permits shall enforce the provisions of this Zoning Ordinance. Any permit, certificate, or license issued in conflict with the provisions of this Zoning Ordinance shall be void.
D. Actions Deemed a Nuisance. Any building or structure erected or maintained, or any use of property contrary to the provisions of this Zoning Ordinance shall be declared to be unlawful and a public nuisance, subject to abatement pursuant to the City of Beaumont Municipal Code.
E. Remedies. All remedies concerning this Zoning Ordinance shall be cumulative and not exclusive.
Conviction and punishment of any person hereunder shall not relieve such persons from the responsibility of correcting prohibited conditions or removing prohibited buildings, structures, or improvements, and shall not prevent the enforced correction or removal thereof. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.02.140 Reserved.
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TITLE 17 - ZONING
Chapter 17.03 ZONING MAP AND ZONE DISTRICTS
Beaumont, California, Code of Ordinances Created: 2022-05-02 10:29:17 [EST] (Supp. No. 6, Update 2)
Chapter 17.03 ZONING MAP AND ZONE DISTRICTS
17.03.010 Purpose and authority.
The purpose of this Chapter 17.03 is to accomplish the following:
• To implement the Community Development Element of the City of Beaumont General Plan and the Land Use Policy Map;
• To identify and describe the land use designations delineated on the City of Beaumont Official Zoning Map;
• To indicate the development standards for each of the Zone Districts; and • To identify the range of uses permitted within each Zone District. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.020 Establishment of zone districts.
For the purpose of providing a uniform basis for this Zoning Ordinance, the following zone classifications may be applied to those parcels located within the corporate boundaries of the City of Beaumont:
Recreation/Conservation Zone (R-C Zone)
Residential, Rural Zone (R-R Zone)
Residential, Single Family Zone (R-SF Zone)
Residential, Traditional Neighborhood Zone (R-TN Zone)
Residential, Multiple-Family Zone (R-MF)
Urban Village Zone (UV Zone)
Commercial, Neighborhood Zone (C-N Zone)
Community Commercial Zone (C-C Zone)
Manufacturing Zone (M Zone)
Public Facilities Zone (P-F Zone)
Overlay Zones (O Zone)
Specific Plan (SP Zone)
Additional zone classifications that apply to Downtown Beaumont are provided in Chapter 17.19. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.030 Zoning map.
The location and boundaries of the various zones are delineated on the zoning map of the City of Beaumont.
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noted on the official zoning map. The use of all property must be in accordance with the Zoning designations delineated on the zoning map and pursuant to the provisions of this Zoning Code.
A. Use of Zoning Map and Classifications. The requirements that are applicable to each Zone classification is specifically set forth in subsequent articles of this ordinance.
B. Uncertainty in Cartography. Where uncertainty exists as to the boundaries of any zone, the following rules shall apply:
1. Cartography. Where boundaries are indicated as approximately following street lines, alley lines, or lot lines, such lines shall be construed to be such boundaries.
2. Easements and Rights-of-Way. Dedicated streets, alleys, freeways, or railroad rights-of-way shall be deemed to be unclassified.
3. Vacated or Abandoned Property. If any public street, alley or other right-of-way is vacated or abandoned, the land formerly in such street, alley or right-of-way shall be included within the Zoning of the adjoining property on each side.
4. Amendments to the Official Zoning Map. Changes in boundaries of Zones shall be made by ordinance (as described in Section 17.02). All amendments to the zoning map shall be noted on the Map with the date of the amendment and references to the amending ordinance. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.040 Recreation/Conservation Zone (R-C Zone).
The Recreation/Conservation Zone is intended to include and recognize the flowing uses: water course and watershed areas, public and private park lands, cemeteries, natural resource lands, wildlife preserves, and publicly owned dedicated scenic and open space areas. This Zone is also intended to provide for permanent open space in specific areas by limiting development in areas where natural hazards are present that might endanger the health, safety, and welfare of residents from possible flood, subsidence, erosion, or seismic activity.
A. Recreation/Conservation Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-1 of this Section.
B. Recreation/Conservation Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-1 of this Section. Such uses require the approval of a conditional use permit.
C. Recreation/Conservation Zone, Development Standards. The following standards shall apply to the Recreation/Conservation Zone (R-C Zone):
1. Lot Area and Dimension. No minimum or maximum lot area standards are applicable to this Zone.
2. Setbacks and Yards. All yards and other structural standards other than height shall be specified in connection with, and as a part of, the issuance of a plot plan or conditional use permit for structural development.
3. Building Height. In the RC Zone the maximum height of any building shall not exceed two stories or 35 feet, whichever is less.
D. Recreation/Conservation Zone, Off Street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Recreation/Conservation Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
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F. Recreation/Conservation Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.050 Residential, Rural Zone (RR Zone).
The Residential, Rural Zone (R-R Zone) is intended to provide for and encourage the development of agriculturally oriented low density residential development to take advantage of the rural environment.
A. Residential, Rural Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Residential, Rural Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Residential, Rural Zone, Development Standards. The following standards shall apply to the Residential, Rural Zone (R-R Zone):
1. Lot Area. The lot sizes shall not be less than 40 acres.
2. Setbacks and Yards.
a. Minimum yard requirements shall be 25 feet for the front yard, ten feet for the side yard, and 20 feet for the rear yard.
b. A minimum setback of 50 feet shall be provided along property lines adjoining the R-C Zone.
3. Building Height. In the R-R Zone the maximum height of any building shall not exceed two stories or 26 feet, whichever is less.
D. Residential, Rural Zone, Off Street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Residential, Rural Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Residential, Rural Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.060 Residential, Single-Family Zone (R-SF Zone).
The Residential, Single-Family Zone (R-SF Zone) is intended to protect established neighborhoods of one- family dwellings and to provide space in suitable locations for additional residential, single-family development. To increase access to shopping, services, and amenities, the R-SF Zone allows for limited, appropriately located neighborhood supporting uses in specific locations.
A. Residential, Single-Family Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Residential, Single-Family Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Residential, Single-Family Zone, Development Standards. The following standards shall apply to the Residential, Single-Family Zone (R-SF Zone):
1. Lot Area and Dimension. The minimum lot area for lots within this zone is 7,000 square feet. 975
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2. Setbacks and Yards. The following setback requirements are applicable to the Residential, Single- Family Zone (R-SF Zone):
a. Front Yard Setbacks. The minimum front yard setback is 20 feet for single level structures and 20 feet for two level structures. In no event shall a residence be situated in such a manner as to result in a distance of less than 20 feet between the back of a sidewalk and the face of a garage door.
b. Rear Yard Setbacks. The minimum rear yard setback for single level structures is 20 feet except for those interior lots that border on an alley. A minimum rear yard setback of five feet is permitted for an accessory structure used for enclosed parking. The minimum rear yard setback for a two-level residential structures is 20 feet. c. Side Yard Setbacks. Interior side yard setbacks shall not be less than five feet on each side except that on interior lots of 70 feet or greater in width, side yard setbacks shall be at least five feet in width on one side and ten feet in width on the other side. Two story residences shall have a ten-foot side yard setback regardless of parcel width. Corner lots shall have a street side yard of at least ten feet from each side yard property line. d. Setbacks for Accessory Structures. Accessory structures, including second and guest units (as may be permitted by this Ordinance), detached garages, outbuildings, sheds, gazebos, and patios, shall comply with the front and side setback regulations applicable to the R-SF Zone. Such structures may be located in the rear yard areas subject to the following limitations:
1. The height of any accessory structure shall not exceed the height of the principal residence on the site.
2. Single-story accessory structures shall be located a minimum of ten feet from the principal residential structure; two-story accessory structures shall be located a minimum of 20 feet from the principal residential structure.
3. A minimum rear setback of ten feet shall be maintained for any accessory structure.
4. An accessory structure, or the total of all accessory Structures, shall in no event occupy more than 25 percent of the lot.
e. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Building Height. In the Residential, Single-Family Zone (R-SF Zone), the maximum height of any building shall not exceed 35 feet or two stories, whichever is less.
Table 17.03-1
Setback (Yard) Requirements for Residential, Single-Family Zone (RSF Zone)
Yard Single Level Two-Level
Front Yard 20 ft. 20 ft.
Rear Yard 20 ft. for interior lots
5 ft. for accessory structures used exclusively for parking
20 ft.
Side Yard1 5 ft. for interior lots 70
ft. in width
10 ft.
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10 ft. for corner lots (street side yard)
1 For commercial uses in the SFR Zone, a 25-foot side yard setback applies when adjacent to a residential use
4. Floor Area Ratio. The maximum permitted floor area ratio is 0.35. This standard applies to commercial uses only.
D. Accessory Dwelling Units. Accessory dwelling units are limited to one per single-family residence within a Single-Family Zone.
1. Detached Accessory Dwelling Units. Detached accessory dwelling units shall not exceed 50 percent of the floor area of the main unit or 1,200 square feet, whichever is less. The height of the accessory unit shall not exceed the height of the main unit. In addition, the detached accessory dwelling unit must be connected to sewer and shall be provided with individual sewer connections. Detached accessory dwelling units shall be detached from the main unit by a minimum distance of ten feet and shall have a minimum distance of 15 feet from the rear property line. Detached accessory dwelling units may be located in an existing structure, without consideration to setbacks. The detached accessory dwelling unit shall be located in such a fashion so that it is concealed from public view and shall have matching colors and materials as the main unit. The main unit must meet current requirements for parking prior to or in conjunction with the detached accessory dwelling unit approval.
2. Attached Accessory Dwelling Units. Attached accessory dwelling units shall not exceed 50 percent of the floor area of the main unit or 1,200 square feet, whichever is less. The height of the attached accessory dwelling unit shall not exceed the height of the main unit. Setbacks shall meet the requirements of the zone unless within an existing structure or unless the attached accessory dwelling unit is created from an existing living space in a single-family home. The attached accessory dwelling unit shall be located in such a fashion so that it is concealed from public view (specifically the entrance) and shall have matching colors and materials as the main unit. The main unit must meet current requirements for parking prior to or in conjunction with the attached accessory unit approval.
3. Junior Accessory Dwelling Units. Junior accessory dwelling units shall not exceed 500 square feet, shall consist of one bedroom and a limited kitchen, and have access to both interior access to the main unit and an exterior door. A junior accessory dwelling unit is not considered a separate dwelling unit. The height of the junior accessory dwelling unit shall not exceed the height of the main unit. Setbacks shall meet the requirements of the zone unless within an existing structure.
The junior accessory dwelling unit kitchen may only have a wet bar or efficiency kitchen (a single basin sink with a maximum waste line diameter of 1.5 inches and cooking facility with appliances that can run on standard 120 volt outlets or natural or propane gas). The kitchen may include a small refrigerator (maximum of six cubic feet), microwave, and small cooktop (max two elements).
The owner must occupy either the main unit or the junior accessory dwelling unit. Owner- occupancy shall not be required if the owner is another governmental agency, land trust, or housing organization.
The junior accessory dwelling unit shall be located in such a fashion so that it is concealed from public view so as not to look like a duplex. The entry to the junior accessory dwelling unit shall face the side- or back-yard area. A junior accessory dwelling unit shall have matching colors and 977
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materials as the main unit. The main unit must meet current requirements for parking prior to or in conjunction with the junior accessory dwelling unit approval.
ED. Residential, Single-Family Zone, Off Street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
FE. Residential, Single-Family Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
GF. Residential, Single-Family Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply.
HG. Pedestrian Access. Development projects that include 20 or more residential units shall provide on-site pedestrian connections to public sidewalks and transit stops. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.065 Residential, Traditional Neighborhood (R-TN Zone).
The Residential, Traditional Neighborhood Zone is intended to provide a range of housing choices, including single-family and multi-family development and supporting neighborhood service uses within a walkable and well- connected setting.
A. Residential, Traditional Neighborhood Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Residential, Traditional Neighborhood Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Residential, Traditional Neighborhood Zone, Development Standards. The following standards shall apply to the Residential, Traditional Neighborhood Zone (R-TN Zone):
1. Lot Area and Dimension. Lot sizes for the Residential, Traditional Neighborhood Zone (R-TN Zone) shall not be less than 5,000 square feet with a minimum lot width of 50 feet and a minimum lot depth of 100 feet. Smaller lots may be allowed consistent with 17.11.030.D (Small Lot Development).
2. Setbacks and Yards. The following setback requirements are applicable to the Residential, Traditional Neighborhood Zone (R-TN Zone):
a. Front Yard Setbacks.
1. The minimum front yard setback is 15 feet.
2. The maximum front yard setback is 25 feet. The maximum setback requirement may be waived if the Director finds:
(a) Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s);
(b) The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or
(c) A larger area is required to preserve existing mature trees or natural features.
b. Rear Yard Setbacks. The minimum rear yard setback is 15 feet, except a minimum rear yard setback of five feet is allowed for a garage abutting an alley. 978
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c. Side Yard Setbacks.
1. The minimum interior side yard setback is five feet, except corner lots shall have a minimum street side yard setback of 10 feet.
2. The maximum street side yard setback is 20 feet. The maximum setback requirement may be waived if the Director makes the findings listed in Section
17.03.065.C.2.a.2.
Table 17.03-2
Setback (Yard) Requirements for
Residential, Traditional Neighborhood Zone
(RTN Zone)
Yard Setback Requirement
Front Yard 15 ft. (minimum)
25 ft. (maximum) unless waived by the Director
Rear Yard 15 ft. (minimum)
5 ft. (minimum) for a garage abutting an alley
Side Yard 5 ft. (minimum) for interior lots
10 ft. (minimum) for corner lots (street side yard)
20 ft. (maximum) for corner lots (street side yard) unless waived by the Director
d. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Building Placement Requirements.
a. Building façade(s) shall extend a minimum of 50 percent of the street frontage for the area between the minimum and maximum front yard setbacks. For example, if a lot is 100 feet wide, 50 linear feet of the lot parallel to the street must be occupied by a building(s) that adheres to the maximum setback requirement.
b. In the area between the minimum and maximum street side yard setback, 35 percent of the linear distance parallel to the street shall be occupied by a building façade(s).
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Building Placement Requirements, R-TN Zone Exhibit
4. Density. The maximum density shall be twelve units per acre with an average of six units per acre, applied across the property.
a. A studio or one-bedroom unit of no more than 750 square feet, excluding a garage, shall count as 0.5 of a unit.
b. Density below four units per acre may be allowed subject to conditional use permit approval, if the Planning Commission finds that the lower density does not jeopardize the City's ability to satisfy its Regional Housing Need Allocation.
5. Usable Yard Area (Open Space) Requirements. The following minimum useable open space standards are applicable to development within the Residential, Traditional Neighborhood Zone (R-TN Zone):
a. For multi-family developments of fewer than 20 units, each unit shall have a minimum of 100 square feet of usable open space.
b. For multi-family developments of 20 or more units, each unit shall have a minimum of 200 square feet of usable open space, and common usable open space at an equivalent of 200 square feet per unit
c. The definition of useable open space and the method of computation is provided in Chapter 17.14 (see "Open Space, Useable").
6. Building Height. In the Residential, Traditional Neighborhood Zone (R-TN Zone), the maximum height of any building shall not exceed 35 feet.
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7. Floor Area Ratio. The maximum permitted floor area ratio is 0.35. This standard applies to commercial uses only.
D. Residential, Traditional Neighborhood Zone, Off street Parking.
1. Parking shall not be located in the front setback unless the Director makes the following findings:
a. Buildings comply with the maximum front setback requirement; b. Parking located within the front setback is in the driveway of a single-family home or a duplex; or
c. The parking area located within the front setback is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06; and d. Requirements in Chapter 17.05 are complied with.
2. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Residential, Traditional Neighborhood Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Residential, Traditional Neighborhood Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply.
G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the R-SF Zone and State law.
HG. Maximum Block Length. Block length is limited to 600 feet measured from curb edge to curb edge.
IH. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees).
JI. Supplemental Multiple Family Development Standards. The following standards apply to multiple family developments, including attached single unit developments.
1. Building Entrances.
a. All dwelling units located along streets shall have the primary entrance facing the street.
Exceptions to this requirement may be approved where the site is located on a major arterial carrying high traffic volumes.
b. Dwelling units located in the interior of a multiple family development shall be designed so that the primary entryway is visible from a pedestrian pathway that is connected to a street.
c. Building entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five feet and a minimum horizontal area of 30 square feet.
Exceptions to this requirement may be approved for alternative designs that create a welcoming entry feature facing the street, such as a trellis or landscaped courtyard entry.
2. Building Façades.
a. At least 75 percent of the façade of each building adjacent to a street shall be occupied by habitable space with windows.
b. Each building façade adjacent to a street shall have at least one pedestrian entry into the structure.
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c. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth, for every 25 horizontal feet of wall. Building entrances and front porches may count towards meeting this requirement.
Façade Articulation, Multiple Family Development Requirements Exhibit
3. Building Roofs. The roof line at each elevation shall demonstrate an offset of at least 24 inches for each one to three units exposed on that elevation, but in no case shall a roof line be more than 50 feet without a minimum 18-inch offset.
Roof Line, Multiple Family Development Requirements Exhibit
4. Pedestrian Access. On-site pedestrian circulation and access shall be provided consistent with the following standards.
a. Internal connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
b. To circulation network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on- site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
c. To neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
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d. To transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.
e. Pedestrian walkway design.
1. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with permeable materials. Walkway widths may be reduced to three feet wide for small lot development (Section 17.11.030.D).
2. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method.
3. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or another physical barrier.
5. Private Storage Space. Each unit shall have at least 200 cubic feet of enclosed, weather-proofed, and lockable private storage space with a minimum horizontal dimension of four feet. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.070 Residential, Multiple-Family Zone (R-MF Zone).
The Residential, Multiple-Family Zone is intended to protect established medium density and high-density residential development in the City, and to facilitate further development of this land use type. This includes higher density housing that includes condominiums, townhomes, duplexes, patio apartments, senior housing and supporting ancillary facilities.
A. Residential, Multiple-Family Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Residential, Multiple-Family Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Residential, Multiple-Family Zone, Development Standards. The following standards shall apply to the Residential, Multiple-Family Zone (R-MF Zone):
1. Lot Area and Dimensions. Lot sizes for the Residential, Multiple-Family Zone (R-MF Zone) shall not be less than 6,000 square feet with an average lot width of 60 feet and a minimum average lot depth of 100 feet. Smaller lots may be allowed consistent with Section 17.11.030.D (Small Lot Development).
2. Setbacks and Yards. The following setback requirements are applicable to the Residential, Multiple-Family Zone (R-MF Zone):
a. Front Yard Setbacks.
1. The minimum front yard setback is 20 feet.
2. The maximum front yard setback is 25 feet. The maximum setback requirement may be waived if the Director finds:
(a) Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s);
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(b) The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or
(c) A larger area is required to preserve existing mature trees or natural features.
b. Rear Yard Setbacks. The minimum rear yard setback is 15 feet, except a minimum rear yard setback of five feet is allowed for a garage abutting an alley. c. Side Yard Setbacks.
1. The minimum interior side yard setback is five feet, except corner lots shall have a minimum street side yard setback of 10 feet.
2. The maximum street side yard setback is 20 feet. The maximum setback requirement may be waived if the Director makes the findings listed in subparagraph 17.03.070.C.2.a.2.
Table 17.03-2.5
Setback (Yard) Requirements for
Residential, Multiple-Family Zone
(RMF Zone)
Yard Setback Requirement
Front Yard 15 ft. (minimum)
20 ft. (maximum) unless waived by the Director
Rear Yard 15 ft. (minimum)
5 ft. (minimum) for a garage abutting an alley
Side Yard 5 ft. (minimum) for interior lots
10 ft. (minimum) for corner lots (street side yard)
20 ft. (maximum) for corner lots (street side yard) unless waived by the Director
d. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Building Placement Requirements.
a. Building façade(s) shall extend a minimum of 65 percent of the street frontage for the area between the minimum and maximum front yard setbacks. For example, if a lot is 100 feet wide, 65 linear feet of the lot parallel to the street must be occupied by a building(s) that adheres to the maximum setback requirement.
b. In the area between the minimum and maximum street side yard setback, 50 percent of the linear distance parallel to the street shall be occupied by a building façade(s).
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Building Placement Requirements, R-MF Zone Exhibit
4. Density. The minimum density shall be 12 units per acre, and the maximum density shall be 30 units per acre.
5. Lot Area Requirements. The area occupied by all structures shall not exceed 70 percent of the lot area.
6. Useable Yard Area (Open Space) Requirements. The following minimum useable open space standards are applicable to development within the Residential, Multiple-Family Zone (R-MF Zone):
a. For multi-family developments of fewer than 20 units, each unit shall have a minimum of 100square feet of usable open space.
b. For multi-family developments of 20 or more units, each unit shall have a minimum of 200 square feet of usable open space.
c. The definition of useable open space and the method of computation is provided in Chapter 17.14 (see "Open Space, Useable").
7. Building Height. In the Residential, Multiple-Family Zone (R-MF Zone), the maximum height of any building shall not exceed 35 feet.
8. Floor Area Ratio. The maximum permitted floor area ratio is 0.35. This standard applies to commercial uses only.
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D. Residential, Multiple-Family Zone, Off street Parking.
1. Parking shall not be located in the front setback unless the Director makes the following findings:
a. Buildings comply with the maximum front setback requirement; b. The parking area located within the front setback is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06; and c. Requirements in Chapter 17.05 are complied with.
2. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Residential, Multiple-Family Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Residential, Multiple-Family Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply.
G. Accessory Dwelling Units. Accessory dwelling units are limited to one per lot with a single-family residence within the Multiple-Family Zone.
1. Detached Accessory Dwelling Unit. Detached accessory dwelling units shall not exceed 50 percent of the floor area of the main unit or 1,200 square feet, whichever is less. The height of the detached accessory dwelling unit shall not exceed the height of the main unit. In addition, the detached accessory dwelling unit must be connected to sewer and shall be provided with individual sewer connections. Detached accessory units shall be detached from the main unit by a minimum distance of ten feet and shall have a minimum distance of 15 feet from the rear property line. Detached accessory dwelling units may be located in an existing structure, without consideration to setbacks. The detached accessory dwelling unit shall be located in such a fashion so that it is concealed from public view and shall have matching colors and materials as the main unit. The main unit must meet current requirements for parking prior to or in conjunction with the detached accessory dwelling unit approval.
2. Attached Accessory Dwelling Units. Attached accessory dwelling units shall not exceed 50 percent of the floor area of the main unit or 1,200 square feet, whichever is less. The height of the attached accessory dwelling unit shall not exceed the height of the main unit. Setbacks shall meet the requirements of the zone unless within an existing structure unless the unit is created from an existing living space in a single-family home. The attached accessory dwelling unit shall be located in such a fashion so that it is concealed from public view (specifically the entrance) and shall have matching colors and materials as the main unit. The main unit must meet current requirements for parking prior to or in conjunction with the attached accessory dwelling unit approval.
3. Junior Accessory Dwelling Units. Junior accessory dwelling units shall not exceed 500 square feet, consist of one bedroom and a limited kitchen, and have access to both interior access to the main unit and an exterior door. Junior accessory dwelling units are not considered a separate dwelling unit. The height of the junior accessory dwelling unit shall not exceed the height of the main unit.
Setbacks shall meet the requirements of the zone unless within an existing structure. The junior accessory dwelling unit kitchen may only have a wet bar or efficiency kitchen (a single basin sink with a maximum waste line diameter of 1.5 inches and a cooking facility with appliances that can run on standard 120 volt outlets or natural or propane gas). The kitchen may include a small refrigerator (maximum of six cubic feet), microwave, and small cooktop (maximum of two elements).
The junior accessory dwelling unit shall be located in such a fashion so that it is concealed from public view so as not to look like a duplex, for example. The entry to the junior accessory dwelling unit shall face the side- or back-yard area. Junior accessory units shall have matching 986
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colors and materials as the main unit. Main unit must meet current requirements for parking prior to or in conjunction with the junior accessory dwelling unit approval.
HG. Maximum Block Length. Block length is limited to 600 feet measured from curb edge to curb edge.
IH. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees).
JI. Supplemental Multiple Family Development Standards. Additional standards listed in Section
17.03.065.IJ apply to multiple family developments, including attached single unit developments, in the R-MF Zone.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.075 Urban Village Zone (UV Zone).
The Urban Village Zone applies to a specific area situated between Interstate 10 and State Route 60 Freeway corridors. Within this area, a variety of specialized land uses that capitalize on the area's unique location are contemplated. These uses include a regional commercial center, higher density residential development, educational uses, and abundant open space and recreational amenities. The permitted uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment.
A. Urban Village Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table
17.03-3 of this Section.
B. Urban Village Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Urban Village Zone, Development Standards. The following standards shall apply to the Urban Village Zone (UV Zone):
1. Lot Area and Dimensions. Lot sizes for the Urban Village Zone (UV Zone) shall not be less than 10,000 square feet with a minimum average lot depth of 100 feet and a minimum average lot width of 80 feet.
2. Setbacks and Yards. The following setback requirements are applicable to the Urban Village Zone (UV Zone):
a. Front Yard Setbacks. No front yard setback is required for commercial uses; five-foot setback for residential development.
b. Rear Yard Setbacks. 10-foot rear yard setback is required. c. Side Yard Setbacks. No side yard setback is required. d. Freeway Setbacks for Residential Uses. Residential uses shall have a minimum setback of 500 feet from State Route 60 and Interstate 10.
e. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Density. The minimum density shall be 12 units per acre, and the maximum density shall be 24 units per acre; however, no more than 21 acres within the UV Zone shall be developed at a density below 20 units per acre.
4. Floor Area Requirements. The maximum permitted floor area ratio is 1.0. The floor area ratio standard applies to non-residential uses only.
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5. Building Height. In the Urban Village Zone (UV Zone), the maximum height of any building shall not exceed 50 feet.
D. Urban Village Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Urban Village Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply, except where they conflict with standards allowed in this Zone (e.g., no front yard setback).
F. Urban Village Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply.
G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the R-SF Zone and State law.
HG. Maximum Block Length. Block length is limited to 400 feet measured from curb edge to curb edge. A block length of up to 600 feet shall only be allowed when a mid-block pedestrian connection is provided, or the Director finds that:
1. The location and configuration of the lot makes a mid-block pedestrian connection infeasible or impractical; and
2. Safe and convenient pedestrian connections are provided throughout the site consistent with applicable pedestrian access requirements in this Code.
IH. Culs-de-Sac and Dead-End Streets. Culs-de-sac and dead-end streets are not allowed unless the Director makes the following findings:
1. Unique physical circumstances exist that prevent a connected a connected street system; and
2. A cul-de-sac or dead-end street is necessary to provide access to lots or buildings in a manner consistent with City standards.
JI. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees).
KJ. Supplemental Standards.
1. Limitations on Location of Parking. Above ground parking shall not be located within 40 feet of a street facing property line unless the Director makes the following findings:
a. The site is small and/or constrained such that underground parking or surface parking located more than 40 feet from the street is not feasible; and b. The parking area located within 40 feet of the street is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06.
2. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening. a. Design of openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. b. Exceptions. The following are exempt from this requirement:
1. Residential uses; and
2. Multi-level garages.
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c. Reductions. This requirement may be reduced or waived if the Director makes the following findings:
1. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and
2. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level.
Building Transparency/Required Openings Exhibit
3. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways.
4. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk.
5. Wall Plane Modulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in width and depth, for every 50 horizontal feet of wall.
6. Pedestrian Access. On-site pedestrian circulation and access shall be provided consistent with the following standards.
a. Internal connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
b. To circulation network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on- site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
c. To neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
d. To transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.
e. Pedestrian walkway design.
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1. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with permeable materials. Walkway widths may be reduced to three feet wide for small lot development (Section 17.11.030.D).
2. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method.
3. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
7. Public Open Space Requirement. Developments with 50,000 square feet or more of non- residential floor area on sites of five acres or larger shall provide open space consistent with the following:
a. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of non-residential floor area, plus 20 square feet of open space for every 1,000 square feet of non-residential floor area over 100,000 square feet.
b. Such open space shall be visible and accessible from a public street, or from on-site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement. c. Such open space shall have a minimum dimension of 40 feet. d. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas. e. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof.
L. Supplemental Multiple Family Development Standards. Additional standards listed in Section
17.03.065.IJ apply to multiple family developments, including multiple family residential components of mixed-use developments and attached single unit developments, in the UV Zone. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.080 Commercial, Neighborhood Zone (C-N Zone).
The Commercial, Neighborhood Zone (C-N Zone) is intended to permit development that provides for a range of commercial service and retail land uses that are in proximity to residential neighborhoods consistent with the General Plan.
A. Commercial, Neighborhood Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Commercial, Neighborhood Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Commercial, Neighborhood Zone, Development Standards. The following standards shall apply to the Commercial, Neighborhood Zone (C-N Zone):
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1. Lot Area and Dimension. Lots sizes for the Commercial, Neighborhood Zone (C-N Zone) shall not be less than 10,000 square feet with a minimum average lot depth of 100 feet and a minimum average lot width of 100 feet.
2. Setbacks and Yards. The following setback requirements are applicable to the Commercial, Neighborhood Zone (C-N Zone)
a. Front Yard Setbacks. The minimum front yard setback is 25 feet. A minimum of 50 feet should be provided if the parking is provided in the front of the business. b. Rear Yard Setbacks. No setback is required when the parcel is abutting commercial or manufacturing zones. For those parcels that abut residential zones, the minimum rear yard setback is 20 feet plus an additional two feet for every foot where a building exceeds 35 feet in height.
c. Side Yard Setbacks. No setback is required when the parcel is abutting commercial or manufacturing zones. For those parcels that abut residential zones, the minimum side yard setback is 20 feet plus an additional two feet for every foot where a building exceeds 35 feet in height.
d. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Lot Area Requirements. The area occupied by all structures shall not exceed 50 percent of the lot area and the maximum permitted floor area ratio is 1.0.
4. Building Height. In the Commercial, Neighborhood Zone (C-N Zone), the maximum height of any building shall not exceed 50 feet.
D. Commercial, Neighborhood Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Commercial, Neighborhood Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Commercial, Neighborhood Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply.
G. Supplemental Standards.
1. Limitations on Location of Parking. Above ground parking shall not be located within 40 feet of a street facing property line unless the Director makes the following findings:
a. The site is small and/or constrained such that underground parking or surface parking located more than 40 feet from the street is not feasible; or b. The design incorporates habitable space built close to the public sidewalk; and c. The parking area located within 40 feet of the street is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06.
2. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between two and one-half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening. a. Design of openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. b. Exceptions for parking garages. Multi-level garages are exempt from this requirement. 991
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c. Reductions. This requirement may be reduced or waived if the Director makes the following findings:
1. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and
2. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level.
Building Transparency/Required Openings Exhibit
3. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways.
4. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk.
5. Wall Plane Modulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth, for every 50 horizontal feet of wall.
6. Pedestrian Access. On-site pedestrian circulation and access shall be provided consistent with the following standards.
a. Internal connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
b. To circulation network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on- site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
c. To neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security.
d. To transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances.
e. Pedestrian walkway design.
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1. Walkways shall be a minimum of six feet wide, shall be hard-surfaced, and paved with permeable materials. Walkway widths may be reduced to three feet wide for small lot development (Section 17.11.030.D).
2. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method.
3. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier.
7. Public Open Space Requirement. Developments with 50,000 square feet or more of non- residential floor area on sites of five acres or larger shall provide open space consistent with the following:
a. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of non-residential floor area, plus 20 square feet of open space for every 1,000 square feet of non-residential floor area over 100,000 square feet.
b. Such open space shall be visible and accessible from a public street, or from on-site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement. c. Such open space shall have a minimum dimension of 40 feet. d. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas. e. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.090 Community Commercial Zone (C-C Zone).
The Community Commercial Zone is intended to preserve, and where applicable promote, commercial shopping centers. This Zone specifically applies to those parcels that may contain more than one business or those properties with large format retailers (e.g., where the floor area of the business exceeds 50,000 square feet).
A. Community Commercial Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Community Commercial Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Community Commercial Zone, Development Standards. The following standards shall apply to the Community Commercial Zone (C-C Zone):
1. Lot Area and Dimension. Lots sizes for the Community Commercial Zone (C-C Zone) shall not be less than 10,000 square feet with an average lot depth of 100 feet and a minimum average lot depth of 100 feet.
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2. Setbacks and Yards. The following setback requirements are applicable to the Community Commercial Zone (C-C Zone):
a. Front Yard Setbacks. The minimum front yard setback is 25 feet. There shall be a minimum of 50 feet for the front yard setback if parking is provided in the front of the building. b. Rear Yard Setbacks. No minimum rear yard setback is required except for those parcels that abut residential zones. For those parcels that abut residential zones, the minimum rear yard setback is 20 feet plus an additional two feet for every foot where a building exceeds 35 feet in height.
c. Side Yard Setbacks. No setback is required when parcel is abutting commercial or manufacturing zones. For those parcels that abut residential zones, the minimum side yard setback is 20 feet plus an additional two feet for every foot where a building exceeds 35 feet in height.
d. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Lot Area Requirements. The area occupied by all structures shall not exceed 50 percent of the lot area and the maximum floor area ratio is 0.75.
4. Building Height. In the Community Commercial Zone (C-C Zone), the maximum height of any building shall not exceed 50 feet.
D. Community Commercial Zone, Off Street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Community Commercial Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Community Commercial Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply.
G. Supplemental Standards. Additional standards listed in Section 17.03.080.G apply to developments in the C-C Zone.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.100 Manufacturing Zone (M Zone).
The Manufacturing Zone is intended to maintain the existing industrial and manufacturing uses and to promote the development of new business parks, light industrial use, research parks, manufacturing uses, warehousing activities, and ancillary and supportive uses.
A. Manufacturing Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-3 of this Section.
B. Manufacturing Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-3 of this Section. Such uses require the approval of a conditional use permit.
C. Manufacturing Zone, Development Standards. The following standards shall apply to the Manufacturing Zone (M Zone):
1. Lot Area and Dimension. No minimum or maximum lot area standards are applicable to this Zone.
Within those parcels containing structures, the minimum lot area must be 10,000 square feet.
2. Setbacks and Yards. The following setback requirements are applicable to the Manufacturing Zone (M Zone):
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a. Front Yard Setbacks. The minimum front yard setback is 25 feet. There shall be a minimum of 50 feet for the front yard setback if parking is provided in the front of the building. b. Rear Yard Setbacks. No minimum rear yard setback is required except for those parcels that abut residential zones. For those parcels that abut residential zones, the minimum rear yard setback is 20 feet plus an additional two feet for every foot that exceeds 35 feet. c. Side Yard Setbacks. No setback is required when parcel is abutting commercial or manufacturing zones. For those parcels that abut residential zones, the minimum side yard setback is 20 feet plus an additional two feet for every foot that exceeds 35 feet. d. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
3. Floor Area Ratio. The maximum floor area ratio is 0.75.
4. Building Height. In the Manufacturing Zone, the maximum height of any primary building shall not exceed 50 feet.
D. Manufacturing Zone, Off Street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Manufacturing Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Manufacturing Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.110 Public Facilities Zone (PF Zone).
The Public Facilities Zone includes a range of public uses and activities that serve the public good and welfare. These include, but are not limited to, schools, civic buildings, fire stations, and is intended to include and recognize the flowing uses: water course and watershed areas, public and private park lands, cemeteries, natural resource lands, wildlife preserves, and publicly owned dedicated scenic and open space areas. This Zone is also intended to provide for permanent open space in specific areas by limiting development in areas where natural hazards are present that might endanger the health, safety, and welfare of residents from possible flood, subsidence, erosion, or seismic activity.
A. Public Facilities Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.03-1 of this Section.
B. Public Facilities Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.03-1 of this Section. Such uses require the approval of a conditional use permit.
C. Public Facilities Zone, Development Standards. The following standards shall apply to the Public Facilities Zone (P-F Zone):
1. Lot Area and Dimension. No minimum or maximum lot area standards are applicable to this Zone.
Within those parcels containing structures, the minimum lot area must be 10,000 square feet.
2. Setbacks and Yards.
a. All yards and other structural standards other than height shall be specified in connection with, and as a part of, the issuance of a plot plan or conditional use permit for development.
b. Setbacks for Properties Adjoining the R-C Zone. A minimum setback of 20 feet shall be provided along property lines adjoining the R-C Zone.
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3. Floor Area Ratio. The maximum floor area ratio is 1.0.
4. Building Height. In the PF Zone the maximum height of any building shall not exceed two stories or 35 feet, whichever is less.
D. Public Facilities Zone, Off Street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05.
E. Public Facilities Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply.
F. Public Facilities Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.120 Permitted uses for Base Zone Districts.
The permitted uses for the Base Zone Districts (identified in Section 17.03.040 through 17.03.110) are listed in Table 17.03-3.
Table 17.03-3
Permitted Land Uses For Base Zone Districts1
RC PF RR RSF RTN RMF CN CC M UV
Administrative Professional Services
Administrative/Professional Offices N N N P N N P P P P Advertising Agencies N P N N N N P P C P
Architectural/Engineering/Design
Services
N P N N N N P P P P
Attorney/Legal Services N P N N N N P P C P
Business Management Services N P N N N N P P C P Government Offices P P P P P P P P P P
Travel Agencies N P N N N N P P C P
Agricultural Uses
Animal Keeping (Commercial Use) N N P C C N C C C C Animal Keeping (Accessory Use) N A A A A A C C C C Animal Rescue Facilities N N P C C N N N C N
Apiaries N N P C C N N N N N
Aviaries N N P N N N N N C N
Catteries N N P C C N C C C C
Commercial Growing Establishments N N P N N N N N C N Community Gardens N N P P P P P P N P
Dairies N N P N N N N N N N
Employee/Farmworker Housing (No
More Than 36 Beds)
N N P N N N N N C N
Kennels (all Classes) N N P C C N C C C C
Produce Stands N N P N N N N N P N
Stables N N P N N N N N N N
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Alcohol Service and Sales
Bars or Cocktail Lounges2 C N N N N N C C C7 C Liquor Stores2, 4 N N N N N N C C N C
Restaurants with Alcoholic Beverage
Sales
C N N N N N C C C C
Automotive Services
Automobile, Motorcycle, and Marine
Craft Sales (New and Used)
N N N N N N C P C C
Automobile Parking or Storage
Facilities
N N N N N N C P P C
Automobile Rental Agencies N N N N N N P P P C Automobile Repair Facilities N N N N N N C P P N Automobile Towing and/or Wrecking
Facilities
N N N N N N N N C N
Body and Paint Shops N N N N N N C C C N
Car Wash N N N N N N C C C C
Gas/Service Stations N N N N N N C C C C
Limousine Services N N N N N N P P P N
Recharging Stations Allowed (P) in any area designed for the parking or loading of vehicles.
Tire Repair N N N N N N N P P N
Tire Store N N N N N N N P P N
Towing Services with Indoor Vehicle
Service
N N N N N N C C C N
Towing Services with Outdoor Vehicle
Storage
N N N N N N N N C N
Truck/Trailer Rentals N N N N N N C C P N
Communications Facilities
Ham Radio Antennae (Private Use) N N P P P P P P P P Radio and Television Broadcasting
Studios
N N N N N N N P P P
Recording and Sound Studios N N N N N N N P P P Satellite Dishes (Non-Private) N N N N N N P P P P Satellite Dishes (Private Use) N N P P P P N N C P Wireless Telecommunication Facility—
Stealth
C N N N N N C C C C
Daycare Facilities
Commercial Day Care Facilities N N N C5 C5 N P P C C Educational Establishments
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Elementary, Junior, and High
Schools/Private & Charter
N P C C C C C C C C
Elementary, Junior, and High
Schools/Public
N P P P P P C C C C
College or University N P C C C C C C C C
Tutoring & Testing N P A A A A C C C C
Vocational and Trade Schools N P C C C C C C C C Food and Beverage Sales
Bakeries N N N C5 C6 C5, 6 P P P P
Catering Establishments N N N N N N P P P P
Convenience Markets N N N C5 C6 C5, 6 P P P P Grocery Stores/Supermarkets N N N C5 C6 C5, 6 P P N P Grocery Store, Alcohol Sales N N N C5 C6 C5, 6 P P N P General Merchandise and Trade
Antique Sales N N N N N N P P A P
Appliance Sales N N N N N N P P C P
Art Galleries and Supplies N N N N N N P P N P Beauty Supplies N N N N N N P P N P
Books and Magazines N N N C5 C6 C5, 6 P P N P Building Materials N N N N N N N P P N
Building Materials with outdoor
sales/storage
N N N N N N N C P N
Camera and Photographic Supplies N N N N N N P P N P Candy Stores N N N N N N P P N P
Cigar/Cigarette Shops2 N N N N N N C C N C
Clothing Stores N N N N N N P P N P
Department Stores N N N N N N P P N P
Discount Stores N N N N N N P P N P
Electronic Equipment Sales N N N N N N P P C P Equipment Sales and Rentals N N N N N N C C P N Florists N N N C5 C6 C5, 6 P P N P
Freight Forwarding Services N N N N N N P P P P Furniture and Home Furnishings N N N N N N P P N P Garden Supply N N N N N N P P N P
Gifts, Crafts, and Novelties N N N C5 C6 C5, 6 P P N P Guns and Ammunition N N N N N N N C C P
Hardware Stores N N N N N N P P N P
Hobby, Toy and Game Stores N N N C5 C6 C5, 6 P P N P Indoor Swap Meets N N N N N N N C C N
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Jewelry Sales and Repair N N N N N N P P N P
Leather Goods N N N N N N P P N P
Luggage Sales N N N N N N P P N P
Office Equipment, Furniture, and
Supplies
N N N N N N P P P P
Pet Sales and Supplies N N N N N N P P P P
Records, Tapes, and Videos N N N C5 C6 C5, 6 P P N P Retail, Other Specialty N N N N N N P P N P
Sporting Goods and Equipment N N N N N N P P P P Surplus Stores N N N N N N P P C N
Thrift and Second-Hand Stores N N N N N N C C N N Variety Stores N N N N N N P P N C
Wholesale Establishments N N N N N N P P C P
Lodging
Bed and Breakfast Facilities C N C C C C P P N P Emergency Shelters N N N N N N P N
Hotels and Motels C N N N N N P P C P
Low Barrier Navigation Centers N N N N N N N N N P
Residence Inns C N N N N N P P N P
Single-Room Occupant (SRO) Facilities N N N N N N C C N N Supportive Housing N N P P P P C C N P
Trailer Parks and Campsites C N N N N C N N N N Transitional Housing N N N
P
N P C P C P C C N N
P
Manufacturing and Industrial
Apparel/Textile Products N N N N N N N N P N
Assembly Plants N N N N N N N N P N
Bottling Plants N N N N N N N N P N
Bulk Postal Service Facilities N N N N N N N N P N Chemicals N N N N N N N N P N
Contract Construction Services N N N N N N N N P N Contractor or Building Materials
Storage
N N N N N N N N P N
Data Services N N N N N N N N P N
Exterminating Services N N N N N N C C P N
Feed and Fuel Yards N N N N N N N N P N
Food and Kindred Products N N N N N N N N P N Furniture N N N N N N N N P N
Lumber/Wood Products N N N N N N N N P N
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Mini-Storage, Mini-Warehouse, Self-
Storage or Public-Storage
N N N N N N N N P N
Metal Salvage Yards N N N N N N N N P N
Paper Products N N N N N N N N P N
Petroleum-Related Materials N N N N N N N N C N Primary Metal Industries
(Electroplating)
N N N N N N N N C N
Printing/Publishing N N N N N N N N P N
Professional/Scientific/Electronic
Products
N N N N N N N N P N
Research Services and Laboratories N N N N N N N N P N Retail Sales of Products Manufactured
or Stored On-Site
N N N N N N N N P N
Sandblasting and Beadblasting N N N N N N C,
A
C,
A
C N
Taxidermy N N N N N N N N C N
Medical/Health Care
Ambulance Services N N N N N N P P P N
Animal Hospitals/Veterinaries N N N N N N P P P P Clinics N N N N N N P P C P
Convalescent Homes N N C C C C P P N C
Chemical Dependency Clinics N N N N N C C N N C Hospitals N N N N N N P P N C
Medical/Dental Offices N N N N N N P P N P
Pharmacies N N N N N N P P N P
Pharmacies, with drive-through N N N N N N C C N P Personal Services
Banking, Credit Unions, Financial
Services
N N N N N N P P N P
Barbers and Beauty Parlors N N N C5 C6 C5, 6 P P N P Cemeteries N C C C C C C C C N
Check Cashing Services N N N N N N P P N N
Commercial Pet Grooming Services N N N N N N P P C P Dry Cleaners N N N C5 C6 C5, 6 P P N P
Funeral Parlors, Mortuaries N N N N N N C C C C Laundries, Laundromats N N N C5 C6 C5, 6 P P C P Locksmith and Key Shops N N N N N N P P P P
Pawnbrokers N N N N N N C C N N
Massage Establishment N N N N N N C C N C
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Photocopying and Photo Developing
Services
N N N N N N P P P P
Photography Studios N N N N N N P P N P
Shoe Repair Shops N N N C5 C6 C5, 6 P P C P
Tailors N N N C5 C6 C5, 6 P P C P
Tattoo/Body Piercing Services N N N N N N C C N C Public and Quasi-Public Uses
Community Recreation Centers P P P P P P N N N P Cultural Facilities P P P P P N N N P
Libraries P P P P P P C C N P
Museums P P P P P P C C N P
Parks P P P P P P P P N P
Public Safety Facilities N P P P P P P P P P
Senior Citizen Activity Centers N P P P P P P P N P Recreation and Entertainment
Adult-Oriented Businesses N N N N N N N N C N Amusement Parks N N C N N N C C C C
Athletic Fields N P P P P P N N N P
Batting Cages N N N N N N C C C P
Billiard and Pool Halls N N N N N N C C N C
Bowling Alleys N N N N N N P P N P
Commercial Athletic Facility N N N N N N C C C C Dance Studios N N N N N N P P N P
Golf Driving Ranges C N N N N N N C C C
Health Clubs and Gymnasiums N N N N N N C C C C Miniature Golf Courses N N C N N N C C N P
Off-Road Mini-Bike and Motorcross
Courses
C N C N N N N C C N
Public Auditorium/Auditoriums N P N N N N P P N P Shooting Range (Indoor) N N N N N N N N C N
Skating Rinks N N N N N N N C C P
Video Arcades N N N N N N C C N C
Recycling
Collection Facilities N N N N N N C C C N
Processing Facilities N N N N N N C C C N
Religious Institutions
Churches N C C C C C P P C P
Monasteries, Convents, or Similar
Religious Use
N C C C C C P P C P
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Repair Services
Electrical and Household Appliances
Repair
N N N N N N P P P N
Furniture Refinishing N N N N N N P P P N
Furniture Reupholstering N N N N N N C C P N
Lawnmower Repair/Sales Shops N N N N N N P P P N Machine Shops N N N N N N C C P N
Welding Shops N N N N N N C,
A
C,
A
P N
Residential Uses
Accessory Guest Houses N N P P P P N N N P
Accessory Dwelling Units See Chapter 17.15.N
N
P
P
P
P
N
N
N
P
Boarding or Rooming Houses N N C C C C N N N P Caretaker's Unit N N P N P P P* N C P
Congregate Care Facilities N N N N C C C C N P Day Care Centers, Small Family—1 to 8
Children
N N P P P P N N N P
Day Care Centers, Large Family—7 to
14 Children
N N P P P P C N N P
Duplexes N N N N P P N N N P
Group or Community Care Facilities—6
or fewer persons)
N N P P P P N N N P
Group or Community Care Facilities—7
or more persons)
N N C C C P C P N N N C
P
Home Occupation Businesses N N P P P P N N N P Mobile Home Parks N N N N C C N N N N
Mobile Home or Manufactured
Housing Units Single Lot
N N P P P P N N N P
Multiple-Family, Apartment &
Condominiums
N N N N P P P* N N P
Planned Residential Developments N N P P P P N N N P 1002
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Employee/Farmworker Housing (6 or
Fewer Persons)
N N P P P P N N N P
Senior Housing Developments N N P P P P C N N P Single-Family Dwellings N N P P P P N N N P
Restaurant
Delicatessens N N N C5 C6 C5, 6 P P P P
Fast-Food Restaurants—Without Drive-
Thru2, 3
N N N N N N P P P P
Fast-Food Restaurants—With Drive-
Thru2, 3
N N N N N N C C N P
Sit-Down Restaurants C N N C5 C6 C5, 6 P P C P Sit Down Restaurant with live
Entertainment
C N N N N N C C N C
Restaurant, serving alcohol C N N N N N C C N C Service Organizations
Philanthropic and Charitable
Institutions
N N N N N N P P C P
Service Organizations N N N N N N P P C P
Temporary Uses
Street/Craft Fairs and Farmers'
Markets—Ongoing
N N N N N N C C N C
Temporary Structures (Subdivision
sales Office)
C N P P P P P P P P
Christmas Tree/Pumpkin Lots, and
Similar, Not Exceeding 30 Days
C C C N N C P P P P
Outdoor Displays N N N C5 C6 C5, 6 C C C C
Parking Lot Sales N C N N N N P P P P
Amusement Enterprises N C N N N N C C C C
Transportation Facilities
Bus Passenger Terminals N N N N N N C C C P
Charter Bus Companies N N N N N N C C C P
Motor Vehicle Transportation
(Taxi/Shuttle)
N N N N N N C C C N
Truck Stops and Terminals, Truck Yard N N N N N N C C C N Utilities
Energy Storage Facility N N N N N N N N P N
Public Utility/Service Structures N P N N N N N N P N Sewage Disposal Facilities/Waste
Transfer
N P N N N N N N P N
Utility Company Offices N N N N N N P P P N
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Water Storage, Distribution, and
Collection Facilities
N P N N N N N N N N
Wind Energy Conversion Systems See Section 17.11.140
N = Not Permitted
P = Permitted
C = Conditionally Permitted
A = Permitted as an Accessory Use
A* = Permitted as an Accessory Use in Assembly Buildings *Only allowed for properties on Sixth Street
1 See Section 17.02.070 to determine if a plot plan is required. 2 These uses shall not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center. 3 New fast food restaurants should not be located within 1,000 feet of another fast food restaurant. 4 New liquor stores shall not be located within 1,000 feet of another liquor store. 5 Only allowed for properties on Brookside Avenue, Cougar Way, Oak Valley Parkway, 11th Street, 8th Street, Beaumont Avenue, Pennsylvania Avenue, and Highland Springs Avenue. 6 Only allowed for properties on streets designated as Arterial Roadways or Connector Streets. 7 Bars and cocktail lounges are only allowed as a conditionally permitted accessory use in the M Zone, and if the primary business is an alcohol production facility, such as a brewery, winery, or spirits manufacturer.
( Ord. No. 1128 , § 2(Exh. B), 12-1-2020; Ord. No. 1137 , § 4(Exh. A), 8-3-2021; Ord. No. 1141 , § 4(Exh. A), 10-5- 2021; Ord. No. 1142 , § 4(Exh. A), 10-19-2021)
17.03.130 Overlay Zone (O Zone).
The Overlay Zone refers to specific areas of the City where special development standards are applicable.
This section sets forth additional standards for defined areas (i.e., overlay zones) that are applied in addition to standards provided in the base zones. The overlay zone standards are intended to ensure that proposed uses and development result in a desirable character consistent with the General Plan.
A. Conflicting Requirements. If there is a conflict between any of the permitted uses or development standards in a base zone or elsewhere in this Zoning Code and an overlay zone, the overlay zone shall control.
B. Overlay Zones. The following overlay zones are established:
1. Transit Oriented District Overlay.
2. ReservedHigher Density Overlay.
3. Housing Sites Overlay.
C. Transit Oriented District Overlay. The Transit Oriented District (TOD) Overlay applies to the area around a future Metrolink transit station. The permitted uses and development standards are intended to be 1004
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conducive to a transit-friendly environment, including a mix of residential and commercial uses within a walkable and transit accessible setting.
1. Transit Oriented District Overlay, Permitted Uses. The uses permitted under this Overlay are identified in Table 17.03-4.
2. Transit Oriented District Overlay, Conditional Uses. The uses conditionally permitted under this Overlay are identified in Table 17.03-4. Such uses require the approval of a conditional use permit.
3. Transit Oriented District Overlay, Development Standards. The following standards shall apply to the Transit Oriented District (TOD) Overlay:
a. Front Yard Setbacks. No front yard setback is required. b. Density. The minimum density shall be 18 units per acre, and the maximum density shall be 30 units per acre.
c. Floor Area Ratio. The maximum permitted floor area ratio is 1.0. This standard applies to non-residential uses only.
4. Transit Oriented District Overlay, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply, except where they conflict with standards allowed in this Overlay (e.g., no front yard setback).
5. Maximum Block Length. Block length is limited to 400 feet measured from curb edge to curb edge. A block length of up to 600 feet shall only be allowed when a mid-block pedestrian connection is provided, or the Director finds that:
a. The location and configuration of the lot makes a mid-block pedestrian connection infeasible or impractical; and
b. Safe and convenient pedestrian connections are provided throughout the site consistent with applicable pedestrian access requirements in this Code.
6. Culs-de-Sac and Dead-End Streets. Culs-de-sac and dead-end streets are not allowed unless the Director makes the following findings:
a. Unique physical circumstances exist that prevent a connected a connected street system; and
b. A cul-de-sac or dead-end street is necessary to provide access to lots or buildings in a manner consistent with City standards.
7. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage.
Street trees shall comply with applicable standards in Section 17.06.110 (Street trees). [8.] Supplemental Multiple Family Development Standards. Additional standards listed in Section
17.03.065.JI apply to multiple family developments, including multiple family residential components of mixed-use developments and attached single unit developments, in the TOD Overlay.
D. Higher Density Overlay. The Higher Density Overlay applies to properties subject to rezoning as identified in the City’s Housing Element and mapped on the City’s Zoning Map.
1. Higher Density Overlay, Density. The minimum density shall be 20 units per acre, and the maximum density shall be 30 units per acre.
2. Higher Density Overlay, Use Standards. The following use standards shall apply within the Higher Density Overlay:
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a. Owner-occupied and rental multi-family uses are allowed as permitted uses (by right) regardless of the affordability level of the units.
b. 100 percent residential use is allowed.
c. A minimum of 50 percent of the floor area in mixed-use projects must be occupied by residential use.
E. Housing Sites Overlay. The Housing Sites Overlay applies to properties identified in the City’s Housing Element as housing sites in zones where no minimum density applies. This Overlay establishes a minimum required residential density of 11 units per acre. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.140 Specific Plan Zone (SP Zone).
The Specific Plan zoning designation applies to those areas of the City that have an adopted Specific Plan as well as those areas where a Specific Plan will be required at which time a development concept is proposed. Those Specific Plans that were adopted prior to the adoption of this Zoning Ordinance or the currently adopted General Plan have been incorporated herein by reference. Any future Specific Plan or Specific Plan Amendment must be consistent with the adopted General Plan.
Specific plans and amendments thereto, shall be adopted in accordance with the provisions of this Title and of Section 65450 et seq. of the Government Code, as now written or hereafter amended. All uses established pursuant to an applicable specific plan shall be subject to all of the conditions and restrictions set forth in the specific plan, regardless of the requirement of the underlying zone, including, but not limited to, density and intensity of use, setbacks, heights, area and open space.
A. Request for Specific Plan. The owner of real property, or a person authorized by the owner, shall have the right to request that the City consider a specific plan of land use or an amendment to an adopted specific plan for the real property. The right to request consideration of a specific plan does not imply that the plan will be approved. Whenever any State law, the City General Plan, or any ordinance requires the adoption of a specific plan as a condition to the approval of a project, an application for a specific plan shall be made pursuant to this Section.
B. Environmental Review. A proposal to adopt or amend a specific plan shall not be considered at a public hearing until all procedures required by the City of Beaumont Rules Implementing the California Environmental Quality Act to hear a matter has been completed.
C. Applications for Specific Plans. Applications shall be made to the Community Development Director, on the forms provided by the Planning Department, and shall be accompanied by a filing fee as set forth in the Fee Ordinance. The application shall supply all required information, which may include part or all of the following depending on the nature of the Plan and shall be in the form of a text and accompanying maps, plans, and exhibits.
D. Content of Specific Plans. The scope and content of a Specific Plan prepared for the City shall comply with State of California Planning Zoning and Development laws governing their preparation. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
17.03.150 Permitted uses for Overlay Zone Districts.
The permitted uses for Transit Oriented District Overlay Zones are listed in Table 17.03-4. 1006
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Table 17.03-4
Permitted Land Uses For Overlay Zone Districts1
Transit Oriented District Overlay
Administrative Professional Services
Administrative/Professional Offices P
Advertising Agencies P
Architectural/Engineering/Design Services P
Attorney/Legal Services P
Business Management Services P
Government Offices P
Travel Agencies P
Agricultural Uses
Animal Keeping (Commercial Use) C
Animal Keeping (Accessory Use) C
Catteries C
Community Gardens P
Kennels (all Classes) C
Alcohol Service and Sales
Bars or Cocktail Lounges2 C
Liquor Stores2, 3 C
Restaurants with Alcoholic Beverage Sales C
Automotive Services
Automobile, Motorcycle, and Marine Craft Sales (New and Used) P Automobile Parking Facilities P
Automobile Rental Agencies P
Automobile Repair Facilities P
Body and Paint Shops C
Car Wash C
Gas/Service Stations C
Limousine Services P
Recharging Stations Allowed (P) in any area designed
for the parking or loading of
vehicles.
Towing Services—With Indoor Vehicle Service C
Truck/Trailer Rentals C
Communications Facilities
Wireless Telecommunication Facility—Stealth C
Radio and Television Broadcasting Studios P
Recording and Sound Studios P
Satellite Dishes (Non-Private) P
Satellite Dishes (Private Use) N
Ham Radio Antennae (Private Use) P
Daycare Facilities
Commercial Day Care Facilities P
Educational Establishments
Elementary, Junior, and High Schools/Private & Charter C Elementary, Junior, and High Schools/Public C
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College or University C
Tutoring & Testing Facility C
Vocational and Trade Schools C
Food and Beverage Sales
Bakeries P
Catering Establishments P
Convenience Markets P
Grocery Stores/Supermarkets P
Grocery Store, Alcohol Sales P
General Merchandise and Trade
Antique Sales P
Appliances P
Art Galleries and Supplies P
Beauty Supplies P
Books and Magazines P
Building Materials P
Building Materials with outdoor sales/storage N
Camera and Photographic Supplies P
Candy Stores P
Cigar/Cigarette Shops2 C
Clothing Stores P
Department Stores P
Discount Stores P
Electronic Equipment P
Equipment Sales and Rentals (indoor) C
Florists P
Freight Forwarding Services P
Furniture and Home Furnishings P
Garden Supply P
Gifts, Crafts, and Novelties P
Guns and Ammunition P
Hardware Stores P
Hobby, Toy and Game Stores P
Indoor Swap Meets C
Jewelry Sales and Repair P
Leather Goods P
Luggage Sales P
Office Equipment, Furniture, and Supplies P
Pet Sales and Supplies P
Records, Tapes, and Videos P
Retail, Other Specialty P
Sporting Goods and Equipment P
Surplus Stores P
Thrift and Second-Hand Stores C
Variety Stores P
Wholesale Establishments P
Lodging
1008
Item 8.
Created: 2022-05-02 10:29:17 [EST]
(Supp. No. 6, Update 2)
Bed and Breakfast Facilities P
Emergency Shelters C
Hotels and Motels P
Low Barrier Navigation Centers P
Residence Inns P
Single-Room Occupant (SRO) Facilities C
Supportive Housing P
Transitional Housing PC
Manufacturing and Industrial
Exterminating Services C
Sandblasting and Beadblasting C, A
Medical/Health Care
Ambulance Services P
Animal Hospitals/Veterinaries P
Clinics P
Convalescent Homes P
Chemical Dependency Clinics N
Hospitals P
Medical/Dental Offices P
Pharmacies P
Pharmacies, with drive-through C
Personal Services
Banking, Credit Unions, Financial Services P
Barbers and Beauty Parlors P
Cemeteries N
Check Cashing Services P
Commercial Pet Grooming Services P
Dry Cleaners P
Funeral Parlors, Mortuaries C
Laundries, Laundromats P
Locksmith and Key Shops P
Pawnbrokers C
Massage Establishment C
Photocopying and Photo Developing Services P
Photography Studios P
Shoe Repair Shops P
Tailors P
Tattoo/Body Piercing Services C
Public and Quasi-Public Uses
Community Recreation Centers N
Cultural Facilities N
Libraries C
Museums C
Parks P
Public Safety Facilities P
Senior Citizen Activity Centers P
Recreation and Entertainment
1009
Item 8.
Created: 2022-05-02 10:29:17 [EST]
(Supp. No. 6, Update 2)
Amusement Parks C
Athletic Fields N
Batting Cages C
Billiard and Pool Halls C
Bowling Alleys P
Commercial Athletic Facility C
Dance, Martial Arts, and Fitness Classes (Not open Gym) P Golf Driving Ranges C
Health Clubs and Fitness Gyms C
Miniature Golf Courses C
Public Auditorium/Auditoriums P
Skating Rinks C
Video Arcades C
Recycling
Collection Facilities C
Processing Facilities C
Religious Institutions
Churches P
Monasteries, Convents, or Similar Religious Quarters P Repair Services
Electrical and Household Appliances Repair P
Furniture Refinishing P
Furniture Reupholstering C
Lawnmower Repair/Sales Shops P
Machine Shops C
Welding Shops C, A
Residential Uses
Accessory Guest Houses P
Accessory Dwelling Units P See Chapter 17.15.
Boarding or Rooming Houses N
Caretaker's Unit P
Congregate Care Facilities C
Day Care Centers, Small Family—1 to 8 Children P
Day Care Centers, Large Family—7 to 14 Children P
Duplexes P
Employee/Farmworker Housing (6 or Fewer Persons) P
Group or Community Care Facilities—6 or fewer persons) P Group or Community Care Facilities—7 or more persons) C P Home Occupation Businesses P
Mobile Home Parks N
Mobile Home or Manufactured Housing Units Single Lot P Multiple-Family, Apartments & Condominiums P
Planned Residential Developments P
Senior Housing Developments P
Single-Family Dwellings P
Restaurant
Delicatessens P
1010
Item 8.
Created: 2022-05-02 10:29:17 [EST]
(Supp. No. 6, Update 2)
Fast-Food Restaurants—Without Drive-Thru2 P
Fast-Food Restaurants—With Drive-Thru2 C
Sit-Down Restaurants P
Sit-Down Restaurant with Live Entertainment C
Restaurants that serve alcohol C
Service Organizations
Philanthropic and Charitable Institutions P
Service Organizations P
Temporary Uses
Street/Craft Fairs and Farmers' Markets P
Temporary Structures Such as Subdivision Sales Offices P Seasonal Outdoor Sales (<30 days) P
Outdoor Displays P
Parking Lot Sales P
Amusement Enterprises C
Transportation Facilities
Bus Passenger Terminals C
Charter Bus Companies C
Motor Vehicle Transportation (Taxi/Shuttle) C
Transit Stations and Facilities C
Truck Stops and Terminals C
Utilities
Public Storage Facilities C
Utility Company Offices P
Wind Energy Conversion Systems See Section 17.11.140
N = Not Permitted
P = Permitted
C = Conditionally Permitted
A = Permitted as an Accessory Use
A* = Permitted as an Accessory Use in Assembly Buildings 1 See 17.02.070 to determine if a plot plan is required. 2 These uses shall not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center. 3 New liquor stores shall not be located within 1,000 feet of another liquor store. 4 New fast food restaurants should not be located within 1,000 feet of another fast food restaurant. ( Ord. No. 1128 , § 2(Exh. B), 12-1-2020)
1011
Item 8.
TITLE 17 - ZONING
Chapter 17.05 OFF-STREET PARKING AND LOADING STANDARDS
Beaumont, California, Code of Ordinances Created: 2022-05-02 10:29:18 [EST] (Supp. No. 6, Update 2)