Beaumont City Council
October 18, 2022

Additionally, all future development within the Specific Plan area would be subject to compliance with the existing regulations specified in the California Fire Code, California Building Code, International Fire Code, Beaumont Municipal Code (Municipal Code) and specific fire and life safety requirements in effect that the time of building fire plan check.

2.7.2 Police Services
The City of Beaumont operates its own Police Department. The Beaumont Police Department is located across the street from Beaumont City Hall at 660 Orange Street.

2.7.3 Dry Utilities
Electrical. The City, inclusive of its SOI are within the service area of Southern California Edison (SCE) for the provision of electricity. SCE is one of the nation’s largest electric utilities, providing electric service to approximately 5 million customer accounts over a 50,000 square mile service area, including western Riverside County.

Natural Gas. The City, inclusive of its SOI are within the service area of Southern California Gas Company (SoCalGas) for the provision of natural gas at residences and businesses. SoCalGas provides natural gas to approximately 5.9 million meters in more than 500 communities in a 24,000-square-mile service area

2.7.4 Solid Waste
The City is in the service area of the Lamb Canyon Landfill, located just south of the City and operated by the Riverside County Department of Waste Resources (RCDWR). Currently, Waste Management, Inc. provides waste collection and disposal services for business within the City. RCDWR estimated in its most recent Annual Report Summary to CalRecycle (2017), pursuant to the Countywide Integrated Waste Management Plan (CIWMP), that the County’s disposal facilities will provide approximately 20 years of disposal capacity, based on current and future disposal (General Plan EIR). DRAFTPage 2279 of 2513

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Beaumont Summit Station Specific Plan Page 3-1

3.0 PLANNING AREAS AND DEVELOPMENT REGULATIONS
The purpose of this section is to provide land use development regulations that apply to each of the land use designations of the Specific Plan. These include standards regarding permitted uses, building height limits, parking requirements, and setbacks, as well as general provisions applicable to all uses.

These development standards should be used in conjunction with Chapter 4: Design Guidelines, which describe and illustrate building designs, concepts, and features that will promote the high-quality development that is envisioned for the Specific Plan area.

3.1 General Provisions
California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et seq.) grants authority to cities to use Specific Plans for purposes of implementing the goals and policies of a city’s General Plan. Application of these regulations is specifically intended to provide the most appropriate use of the land, create a harmonious relationship among land uses and protect the health, safety and welfare of the community. The following General Provisions apply to all development in the Specific Plan area.

3.1.1 Applicability
The Summit Station Specific Plan has been developed as both a regulatory and a land use policy document, which, upon adoption by ordinance will constitute the zoning for the property. Development plans or agreements, tract or parcel maps, site plans or any other action requiring ministerial or discretionary approval for the subject property must be consistent with the Specific Plan. California Government Code, Section 65454 requires that a Specific Plan be consistent with the General Plan. Upon adoption, actions deemed to be consistent with the Specific Plan shall be judged to be consistent with the City of Beaumont General Plan as amended.

Where conflicts exist between the standards contained in this Specific Plan and those found in the City of Beaumont Zoning Ordinance or Municipal Code, the regulations and standards in this Specific Plan shall take precedence.

Any area of site development, administration, review procedures, environmental review, landscaping requirements, and regulations not expressly addressed by this Specific Plan shall be subject to the provisions of the City Zoning Code, Municipal Code or General Plan, using the context and objectives of this Specific Plan as a guide.

3.1.2 Severability
If any section, subsection sentence, clause, or phrase of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan.

3.1.3 Definitions
The meaning and construction of words, phrases, titles, and terms shall be the same as provided in the Zoning Code unless otherwise specifically provided herein. If a word is not defined in this section or in any provision of the Zoning Code, the Community Development Director shall determine the correct definition.
 Bioretention Facilities. Soil and plant-based filtration devices that remove pollutants through a variety of physical,
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3.0 | PLANNING AREAS AND DEVELOPMENT REGULATIONS

area, organic layer or mulch layer, planting soil, and plants, or proprietary systems such as modular wetlands.
 E-Commerce. E-Commerce is the buying and selling of goods and services over an electronic network, primarily the
internet. This use includes internet fulfillment centers, in which orders are received from affiliated stores or other locations, processed, and filled. The number of employees, and therefore amount of employee parking, is higher than a high cube distribution center.
 High Cube Warehouse/Distribution Center. High-cube
warehouses or distribution centers are primarily for the storage and/or consolidation of manufactured goods (and to a lesser extent, raw materials) prior to their distribution to retail locations or other warehouses but may also
accommodate minor assembly as an ancillary use. These
facilities are generally very large buildings characterized by a small employment count due to a high level of automation/ mechanization and truck activities are frequently outside of the peak traffic hours.
 Logistics Support. Facilities that provide support services including fueling facilities and limited commercial uses oriented to truck operators serving the Specific Plan area.

Fueling facilities may include motor fuel sales.
 Mezzanine. As defined herein, a mezzanine is an elevated, occupied floor above the ground floor of a larger warehouse space used for office or other enclosed workspace uses. For purposes of this Specific Plan, mechanical mezzanine
platforms (typically relocatable, freestanding steel
structures) used for high cube/e-commerce purposes are not counted in the square footage in the land use table nor counted towards the maximum Floor Area Ratio (FAR) or
parking counts.
 Warehousing with Distribution. The use of a building or buildings primarily for the interim (short-term) internal storage of goods of any type, which may include sales of goods (e.g., retail sales or wholesaling). This use is generally engaged in receipt and distribution of goods, products, supplies, etc., with incidental storage and is typically identified with a quick turnaround of such goods.

3.1.4 Determination of Unlisted Uses/Interpretation
The development standards and regulations contained in this Specific Plan shall supersede the standards contained in the Beaumont Municipal Code and Zoning Code, except where specifically provided in the Specific Plan. Whenever the provisions contained in the Specific Plan conflict with the Municipal Code or Zoning Code, the provisions of the Specific Plan shall take precedence. Any ambiguity concerning the content or application of the Specific Plan shall be resolved by the City’s Community Development Department, its Director/Manager or their designee. Such interpretations shall take into account the stated goals and intent of the Specific Plan.

If requested by the builder or if referred by the Community Development Director, the Planning Commission may review any administrative interpretation, subject to appeal to the City Council.

3.1.5 Use of Design Guidelines
Development shall be designed and built in substantial conformance with the Design Guidelines contained in this document (Refer to Section 4, Design Guidelines).

3.1.6 Subsequent Building Modification
Subsequent building modification by tenant or property owners, including additions and/or projections into setback areas permitted by the Specific Plan (subject to approval of standard City permits), DRAFTPage 2281 of 2513

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Beaumont Summit Station Specific Plan Page 3-3
shall match the architectural style of the primary unit and shall be constructed of the same or complementary materials and colors as the primary unit and/or in context with the overall Design Guidelines.

Building modifications are permitted up to the amount specified below:

1. A decrease of not more than twenty 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. Any deviation in the applicable development standards of not more than twenty percent to allow for improved
productivity of solar energy systems.

6. Modifications in excess of those cited in subparagraph 1 through 5 above or modifications not listed above are
permitted and shall require a Director Approval.

3.1.7 Projections into Required Setbacks
Encroachments of up to two feet into required setbacks are permitted for architectural projections such as columns, cornices, door or window frames or other decorative features and eaves, so long as emergency access is not compromised. Minor modifications of up to 15 percent to any of the development standards are specifically allowed, subject to the provisions of Section 5.1.6, Minor Modifications/Substantial Conformance.

3.1.8 Height
Building height means the vertical distance from the finished grade of the lot to the highest average point of the building or structure.

Rooftop equipment may extend above the allowable height as defined in Section 3.2.3 below and will be screened from view.

3.1.9 Grading
Development within the Specific Plan area shall use grading techniques as approved by the City.

3.2 Planning Areas and Regulations
Tables 3-2 and 3-4, Permitted Uses (Planning Areas 1 and 2), show the uses that may be developed on each Planning Area in the Specific Plan area. Chapter 5, Implementation provides detail on the process for determining if uses that are not stated in Table 3-1 may be permitted.

The following symbols used Table 3-1, Permitted, Conditional, and Ancillary Uses are defined as follows:
 “P” means the use is permitted by right, subject to applicable development standards contained in this Specific Plan.
 “C” means the use is conditionally permitted, subject to the filing of a Conditional Use Permit application in accordance with the requirements of the City of Beaumont Zoning Code.  “A” means the land use is permitted by right, provided the use is ancillary/allowed in conjunction with a primary or conditionally permitted use of the property.

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3.3 Planning Areas
Upon completion, the Summit Station Specific Plan will contain high quality commerce center, commercial center, and open space uses of an appropriate intensity for the physical features and limitations of the Project Site. Table 3-1 presents a summary of the Planning Areas.

3.4 Planning Area 1 -- E-Commerce

3.4.1 Descriptive Summary
Planning Area 1 permits development of approximately 139.8 acres with a mixture of commerce center uses. Uses assumed for this Planning Area include up to 2,507,465 square feet of e-commerce uses and up to 50,000 square feet of office uses in support of the e- commerce uses as well as typical support uses such as break rooms, snack bars, etc. The design and layout of this Planning Area is intended to avoid the drainage course along its southern edge.

3.4.2 Permitted Land Uses
See Section 3.4.1 for the permitted use table for the e-commerce planning area, which includes uses permitted by right and those permitted with a Conditional Use Permit.

The primary e-commerce use would include typical ancillary uses as outlined in the project’s Development Regulations, including office, and employee support areas such as meeting rooms and break rooms.

3.4.3 Development Standards
The development standards outlined in Section 3.4.2 shall apply to this Planning Area. See also the general provisions in Section 3.1.

3.4.4 Planning Standards
Access
Access to Planning Area 1 is from three public cul-de-sacs off Cherry Valley Boulevard, conceptually shown in Figure 3-1, Planning Area 1.

The easternmost driveway would be shared with Planning Area 2.

These access driveway locations are conceptual in nature. Access driveway design shall be reviewed by the Public Works Department as part of Tentative Parcel Map, site plan, and construction drawing review.

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Beaumont Summit Station Specific Plan Page 3-5

Frontage
This Planning Area fronts onto Cherry Valley Boulevard. A 29-foot parkway is planned for this arterial highway, consisting of a 5-foot meandering sidewalk, and a curb-adjacent parkway as shown on Figure 2-4, Streetscape Cross Sections. Entry monumentation would occur at each driveway.

Table 3-1
Planning Areas
Planning Area Land Use Net
Acreage
Square
Footage
FAR
Planning Area 1 E-Commerce
E-commerce
Office
139.8 ac

2,507,465 sf
50,000 sf

0.45 Planning Area 2 Commercial 10.9 ac 150,000 sf 0.35 Planning Area 3 Open Space 30.6 ac 0 --
Circulation Road 6.7 ac -- --
Total (gross) 188 ac 2,707,465 sf
Acreages are rounded.

Figure 3-1 Planning Area 1
Planning Area 1
PA 2
PA 3 DRAFTPage 2284 of 2513

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3.5 Planning Area 2 – Commercial

3.5.1 Descriptive Summary
Planning Area 2 permits development of approximately 10.9 acres with a mix of commercial uses. Uses assumed for this Planning Area include up to 150,000 square feet of general commercial uses, with an assumption of a mixt of general retail, food uses, and hotel development.

As commercial users are identified this Planning Area may be further subdivided to provide individual pads for each eventual use.

3.5.2 Permitted Land Uses
See Section 3.4.3 for the permitted use table for commercial uses, which includes uses permitted by right and those permitted with a Conditional Use Permit.

3.5.3 Development Standards
The development standards outlined in Section 3.4.4 shall apply to this Planning Area. See also the general provisions in Section 3.1.

3.5.4 Planning Standards
Access to Planning Area 2 is from one cul-de-sac off Cherry Valley Boulevard, conceptually shown in Figure 3-2, Planning Area 2. This access point is designed as a cul-de-sac shared with Planning Area 1.

This access driveway location is conceptual in nature. Access driveway design shall be reviewed by the Public Works Department as part of Tentative Parcel Map, site plan, and construction drawing review. Additional driveways may be provided as part of plot plan review subject to the approval of the Public Works Department.

Frontage
This Planning Area fronts onto Cherry Valley Boulevard. A 21-foot parkway is planned for this Arterial Highway, consisting of a 5-foot meandering sidewalk and a curb-adjacent parkway as shown on Figure 2-4, Streetscape Cross Sections. Entry monumentation would occur at the driveway entrance.

Figure 3-2 Planning Area 2

Planning Area 2
PA 1
PA 3 DRAFTPage 2285 of 2513

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Beaumont Summit Station Specific Plan Page 3-7

3.6 Planning Area 3 – Open Space

3.6.1 Descriptive Summary
Planning Area 3 is set aside for natural, unimproved open space. It consists of approximately 30.6 net acres of property and contains slopes and a natural drainage course which traverses the property in a southeast to northwest direction
This open space area will have no access from the development areas of Planning Area 1 to the north, and no planned roadways within it except for potential maintenance access for infrastructure easements.

3.6.2 Land Use
See Section 3.4.5 for open space uses, which includes a range of passive open space uses.

3.6.3 Development Standards
The development standards outlined in Section 3.4.6 shall apply to this Planning Area. See also the general provisions in Section 3.1.

Figure 3-3 Planning Area 3

PA 1
PA 2
Planning Area 3 DRAFTPage 2286 of 2513

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3.7 Development Regulations and Standards

3.7.1 E-Commerce Center Land Uses
This section includes the development of e-commerce center uses in Planning Area 1. Permitted uses for the e-commerce center land uses in Planning Area 1 are described on Table 3-2.

Table 3-2
Permitted Uses – E-Commerce (PA 1 )
“P” = Permitted, “C” = Conditional, “A” = Ancillary
E-Commerce Center Uses
Warehouse P
E-Commerce, including fulfillment centers P
Heavy and Light Logistics, distribution and warehousing, including high-cube warehousing. Activities typically include, but are not limited to, warehousing, storage, freight handling, shipping, trucking services; storage.

P
Industrial retail sales P
Industrial robotics manufacturing and assembly P
Joining and assembly manufacturing P
Light Manufacturing and product assembly. Activities typically include, but are not limited to, the mechanical or chemical transformation of raw or semi-finished materials or substances into new products, including manufacture of products, assembly of component parts (including required packaging for retail sale), and treatment and fabrication operation. Light manufacturing activities do not produce odors, noise, vibration, or particulates which would adversely affect uses within the same structure or site.

P
Research and Development P
Shipping/parcel delivery hub and sorting center P
Self-Storage (public) P
Logistics Support A
Overnight truck parking A
Truck service/repairs/storage A
Vehicle cleaning/detailing A
Commercial Uses
Auto Repair (Minor) - Activities include, but are not limited to automotive and light truck repair; retail sales of goods and services for automobiles and light trucks; and the cleaning and washing of automobiles and light trucks. Uses typically include, but are not limited to, repair of brakes, tires, electrical, etc. and car washes.

P
Administration and professional offices A
Athletic Clubs (cross-fit, martial arts, club sports: volleyball, badminton, and similar)
C
Blueprinting and photocopying P
Commercial Recreation, includes batting cages, climbing walls, trampoline, bounce house, indoor golf/driving range, and similar uses.

C
Courier Services A
Eating Establishments - Activities typically include, but are not limited to, the retail sale from the premises of food or beverages prepared for on-premises consumption. Uses typically include, but are not limited to fast food, cafe, deli, coffee shop, and similar uses.

A
Medical and dental laboratories A
Motion picture films, processing P
General Retail A
Other Uses
Schools (vocational, trade, higher education) C
Public Utility uses and structures A
Property Maintenance facilities (vehicle storage, nursery holding area)
P
Telecommunications facilities/cell site associated with a permitted or conditionally permitted primary use
A
Telecommunications facilities/cell site, independent C
Other uses not listed but similar in nature and consistent with the intent of the Specific Plan subject to Community Development Director’s interpretation

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Beaumont Summit Station Specific Plan Page 3-9

3.7.2 E-Commerce Center Development Standards (PA 1)
The development standards establish the minimum criteria for the development of land use types on individual lots within the Planning Area specified within the Specific Plan. The following development standards and provisions apply to Planning Area 1 of the Specific Plan, primarily intended for large-scale e-commerce buildings.

1. Planning Area layout may vary from the conceptual site plan shown on Figure 2-2 as part of plot plan review so long as the FAR does not exceed the maximum allowable FAR of 0.5 and the total Planning Area square footage is not exceeded.

3. In the event that a plot plan that alters the conceptual site plan shown in Figure 2-2 is proposed at the plot plan level of review, final engineering layouts for water, sewer, and on-site drainage would be expected to be modified to accommodate the scenario without a Specific Plan Amendment.

4. Maximum building height shall be 60 feet (see general provisions for definition of building height measurement, Section 3.1.7).

5. Encroachments of up to two feet into required setbacks are permitted for architectural projections such as columns, cornices, door or window frames or other decorative features and eaves, so long as emergency access is not compromised.

6. Minimum setbacks shall be provided as outlined in Table 3-3, Development Standards: E-commerce (PA 1). Standards are minimums unless otherwise stated.

1 Floor Area Ratio (FAR) shall be averaged - calculated across the planning area. FAR shall not include mechanical mezzanines.

7. Drive aisles shall have a minimum width of 26 feet subject to approval of a fire access plan by the Riverside County Fire Department. Fire lanes shall be a minimum of 28 feet in width.

8. Loading docks shall be screened from view from Cherry Valley Boulevard through the use of landscaping (trees, hedges), walls, or berms.

9. Walls/Fences shall be a maximum of 8 feet in height except for retaining wall which may have a maximum height of 65 feet.

10. All uses shall be conducted within a building unless specified in Table 3-2, Permitted Uses E-Commerce (PA 1).

Table 3-3
Development Standards: E-Commerce (PA 1)
Item Dimension/Standard
Floor Area Ratio (maximum) 0.5 1
Lot Area 10,000 sf
Building Setback (at Cherry Valley) 70 feet (from ROW)
Building Setback (at Specific Plan area perimeter
boundary, excluding along Cherry Valley))
150 feet
Building Setback, internal property lines 50 feet
Landscape Setback, parking lot to Cherry Valley
ROW
50 feet
Setback, Building Entry to Parking/driveway
Setback, Building to Parking
10 feet
5 feet
Site Landscaping 10%
Building Height (maximum) 60 feet 2
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3.7.3 Commercial Land Uses – Planning Area 2
Table 3-4, Permitted Uses – Commercial (PA2) below identifies the permitted and conditional uses within the Commercial Planning Area.

Table 3-4
Permitted Uses – Commercial (PA 2)
“P” = Permitted, “C” = Conditional, “A” = Ancillary
Commercial Uses
Administration and professional offices, including medical and dental and architectural, engineering, design services, and legal services
P
Athletic Clubs (cross-fit, martial arts, club sports: volleyball, badminton, and similar)
C
Bakeries P
Banking, Credit Unions, Financial Services P
Blueprinting and photocopying P
Convenience Markets, excluding alcohol sales P
Convenience Markets, including alcohol sales C
Commercial Recreation, includes batting cages, climbing walls, trampoline, bounce house, indoor golf/driving range, and similar commercial recreation uses
C
Courier Services P
Commercial Day Care Facilities P
Eating Establishments - Activities typically include, but are not limited to, the retail sale from the premises of food or beverages prepared for on-premises consumption. Uses
typically include, but are not limited to fast food, cafe, deli, coffee shop, and similar uses.

P
Food services with live entertainment C
Fast Food with Drive-Thru C
Health Clubs and Gymnasiums C
Restaurants with Alcoholic Beverage Sales C
Recharging Stations P
Service Stations C
Service Commercial uses including barbers and beauty
parlors, dry cleaners, laundries, shore repair, tailors P
Hotel and Motel uses, including extended stay P
General Retail permitted in the CC zone of the BMC P
Other Uses
Schools (vocational, trade, higher education) C
Public Utility uses and structures A
Telecommunications facilities/cell site associated with a permitted or conditionally permitted primary use
A
Telecommunications facilities/cell site, independent C
Other uses not listed but similar in nature and consistent with the intent of the Specific Plan subject to the Community Development Director’s interpretation

3.7.4 Commercial Development Standards – Planning Area 2 The following development standards and provisions apply to Planning Area 2 of the Specific Plan, primarily intended for smaller scale general commercial uses.

1. Maximum building height shall be 50 feet for general commercial and food uses and 60 feet for hotels (see general provisions for definition of building height measurement, Section 3.1.8).

2. Minimum setbacks shall be provided as outlined in Table 3-5, Development Standards: Commercial (PA 2). Standards are minimums unless otherwise stated.

3. Encroachments of up to two feet into required setbacks are permitted for architectural projections such as columns, cornices, door or window frames or other decorative features and eaves, so long as emergency access is not compromised.

Encroachments for canopies may exceed up to a maximum of five feet along Cherry Valley Boulevard.

4. Drive aisles shall have a minimum width of 26 feet subject to approval of a fire access plan by the Riverside County Fire Department as part of plot plan review. Fire lanes shall be a minimum of 28 feet in width. DRAFTPage 2289 of 2513

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Beaumont Summit Station Specific Plan Page 3-11

5. Outdoor uses and ground mounted mechanical equipment shall be screened from view from Cherry Valley Boulevard by
landscaping (trees, hedges), low walls, or berms.

6. All uses shall be conducted within a building unless specified in Table 3-4, Permitted Uses— Commercial (PA 2).

Table 3-5
Development Standards: Comm ercial (PA 2)
Item Dimension/Standard
Floor Area Ratio (maximum) 0.353
Lot Area 10,000 sf
Lot Depth and Width 100 ft
Building Setback (at Cherry Valley) 50 feet (from row)
Parking Setback (Cherry Valley) 40 feet
Building Setback (at Specific Plan area perimeter
boundary, excluding along Cherry Valley)
20 feet
Building Setback, internal property lines 10 feet
Setback, Building Entry to Parking/drive aisle
Setback, Building to Parking
10 feet
5 feet
Building Separation Per fire code
Site Landscaping 10%4
Common Open Space (may include plaza space,
seating areas, shade structures)
40 sf per 1,000 sf of
floor area
Building Height (maximum)
Retail/Food Services
Hotel

50 feet5
60 feet5

3 Floor Area Ratio (FAR) shall be averaged - calculated across the Planning Area. FAR shall not include mechanical mezzanines.

3.7.5 Open Space Land Uses – Planning Area 3
The open space in Planning Area 3 may include the following uses:

1. Natural open space

2. Pedestrian trails

3. Stream course and drainage facilities

4. Public Works and/or Infrastructure facilities (including water/sewer/drainage easements

5. Fuel modification zones

6. Habitat restoration

7. Interpretive areas, including public information kiosks.

8. Wireless communications facilities as provided in the Beaumont Zoning Ordinance

3.7.6 Open Space Development Standards – Planning Area 3

1. No automobile parking spaces will be provided.

2. No vehicular circulation access will be provided other than for maintenance.

3.8 Walls and Fences
 Walls/fences may be a maximum of eight feet in height.

Fence materials may consist of tubular steel fences, masonry block, or a combined low block wall/fence.
 Walls or fences will be provided around the perimeter of the property, except for the edge Cherry Valley Boulevard. The 4 Parking lots to have 30% shade coverage in 30 years. 15% of parking to be landscaped with a mixture of trees, shrubs, vines, groundcovers, 30% of which must be interior of the parking lot, 70% perimeter.
5 Inclusive of rooftop equipment and architectural projections DRAFTPage 2290 of 2513

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frontage at Cherry Valley Boulevard may include a low wall or fence or use planting materials along the street frontage.  Chain link fencing is prohibited.
 Retaining walls may have a maximum height of 65 feet.  If entry gates are proposed as part of an implementing project, sufficient stacking distance shall be provided for at least one semi-trailer vehicle to avoid obstruction of traffic on Cherry Valley Boulevard.
 Use of terracing with walls as approved by the Community Development Director.

3.9 Parking
Unless otherwise provided herein, parking shall be provided in accordance with the Beaumont Municipal Code. Parking within the Specific Plan area shall be provided in accordance with the ratios in Table 3-6, Parking, based on gross floor area. Parking ratios which are based on the 2021 Parking Management Plan prepared by Walker Consultants are indicated with an asterisk (*). In Planning Area 2 (Commercial), a minimum of one rideshare drop-off/pick-up space shall be provided.

Parking stall dimensions shall be in accordance with the Beaumont Municipal Code summarized as follows:
 Standard automobile stalls: 9’ x 19’
 Compact Stalls: 8’ x 16’ (10% of stalls maximum)

6 Mechanical mezzanines shall not require additional parking.

Shared parking may be provided subject to a shared parking study in accordance with Section 17.05.080 of the Beaumont Municipal Code.

7 Drive-thru lanes to provide a minimum of 8 spaces for stacking. Some high volume drive-thru uses may require a queuing study at plot plan review.

Table 3-6
Parking
Item Parking Ratio
Office/Ancillary Retail
Medical Office
1 space/200 sf

0.9 space/250 sf*
E-Commerce 6
First 40,000 sf 1 space/1,000 sf
40,000 sf 1 space/4,000 sf
Ancillary office 1 space/ 250 sf
Tractor/Trailer 1 space per 4 dock doors
Manufacturing
Ancillary office
1 space/500 sf
1/250 sf
Warehouse 1 space/1,000 sf
General Retail 0.75 spaces/200 sf*
Restaurants, Fast Food7
Restaurants, Sit-Down
1 space/100 sf
1 space/100 sf
Hotel/Motel 1.15 spaces/key plus

7.50 spaces per ksf restaurant*
Bicycle Parking per CalGreen
Carpool Stalls per CalGreen
EV Charging Stations Per CALGreen DRAFTPage 2291 of 2513

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Beaumont Summit Station Specific Plan Page 3-13

3.10 Signage
All signage within the boundaries of the Specific Plan area shall conform with the provisions of the Beaumont Municipal Code.

A master signage program for monument and wall signage shall be prepared for the Project prior to approval of the first implementing project within the Specific Plan. The master sign program may present deviations from the City’s signage standards.

3.11 Lighting
The design of lighting fixtures shall be approved by the City as part of the City’s Development Plan Review.

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4.0 | DESIGN GUIDELINES

Beaumont Summit Station Specific Plan Page 4-1

4.0 DESIGN GUIDELINES
This section explains design concepts and establishes design guidelines for development in the Specific Plan area and illustrates the landscape elements of the Project.

4.1 Purpose
The Design Guidelines within this chapter describe building designs, concepts, and features that will promote the high-quality development envisioned for the Specific Plan area. The Design Guidelines in this chapter should be used in conjunction with the development standards described in Chapter 3: Development Regulations. The guidelines provide a tool for developers, builders, architects, engineers, and landscape architects and others to use in the design of new development.

Certain key design elements will contribute significantly to the visual order and consistency of the entire Specific Plan area and provide a quality development. The Design Guidelines chapter is developed primarily around two key elements: Architecture and Landscape.

These elements define the design concept, physical character, and overall theme of the Summit Station Specific Plan.
 The Architectural Design Guidelines describe the intended architectural themes and styles for buildings permitted within the Specific Plan area and are intended to provide a basis for decisions regarding the built environment. These guidelines promote a high-quality ecommerce project,
including direct guidance on architectural design and details, building mass and scale, materials and exterior colors, and articulation.
 The Landscape Guidelines describe general landscaping requirements, including streetscape design, entry
treatments, signage, water quality features, walls and
fencing, and lighting. The guidelines provide direction regarding the use of plant materials that are water-wise and complement the desired architectural style.

These Design Guidelines serve to promote cohesive design and enhance the Project identity. These guidelines take a flexible approach to guidance with the intent that architectural design and quality change over time. Conceptual graphics and imagery are included as visual references but do not represent the only approach that may be taken to design within the Specific Plan area. Creative approaches are encouraged.

These Design Guidelines serve the following functions:
 To provide the City of Beaumont with assurance that Summit Station will be developed in accordance with the quality and character described within this Specific Plan.
 To establish design guidelines for architecture, circulation, landscape, parking, lighting, and other distinguishing
features.
 To provide guidance to City staff and the Planning
Commission in the review of future implementing projects within the Specific Plan area.
 To provide builders, planners, architects, landscape
architects and property owners with guidelines and
recommendations to aid in maintaining a high level of project cohesiveness while still allowing for a degree of personal expression and creativity.
 To encourage sustainable design solutions that reduce energy consumption, use water efficiently, and minimize waste. DRAFTPage 2293 of 2513

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 To create simple building designs that result in efficient use of space, materials, and resources while maintaining a high level of design integrity.

Within the Design Guidelines:
 “Shall” indicates a mandatory provision.
 “Should” indicates a provision that is encouraged but not required.
 “May” indicates a provision that is permitted but not required.

Illustrations and photographs are provided as general guidance and are not intended to indicate required or preferred design.

These guidelines may be subject to modification over time to respond to unanticipated conditions, such as changes in the real estate market, specific needs of buildings users, technology advancements, and economic fluctuations.

4.2 Site Design
Development within the Specific Plan area should consider the following site design guidelines:
 The site should be organized in a way that reduces conflicts between pedestrian and vehicular paths of travel.
 The site should include wayfinding measures to promote efficient paths of travel for pedestrians and all vehicles, including large truck traffic.
 Indoor or outdoor break areas shall be provided. Landscaping shall be used to define activity/use areas.
 Spaces for outside equipment, trash receptacles, storage, and loading areas shall be designed as an integral part of the structure or positioned in the least conspicuous part of the site and properly screened.
 The site shall be designed such that any check-in point for trucks is well inside the facility to ensure that there are no trucks queuing outside the facility. Vehicles can access the building using paved roads and parking lots. Further, the applicant shall provide signage to ensure that no trucks are queuing outside the facility.

4.2.1 Safety Through Design
Employee and site safety can be enhanced through the application of design considerations that contribute to the reduction in opportunities for crime. The concept of safety through design includes several primary elements, which should be taken into consideration as part of final design of implementing projects.  See and be Seen. Use natural surveillance (i.e., “eyes on the street”) to maximize the visibility of people, parking, building entrances, and loading docks. Seating areas, circulation corridors, and individual building entries should be designed to be visible from as many areas as possible.
o Building entries should be visible from a street or drive aisle.
o Landscaping should be designed to limit hiding places and enhance visibility.
o Lighting should be strategically placed to illuminate parking areas, docks/loading zones, and building entries. o Lighting along entrance paths to buildings should be
provided at the same level as street lighting.
o Back drive aisles and loading docks should be well lit. DRAFTPage 2294 of 2513

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Beaumont Summit Station Specific Plan Page 4-3
o Internal walkways should be well lit and visible from buildings.
o Lighting should illuminate entrapment areas such as the entrances to loading/unloading areas.
o Parking lots should be well lit for night shift while still complying with the dark sky ordinance.
 Access control, including clear wayfinding to guide visitors and vehicles to appropriate site and building entries and perimeter fencing to avoid trespass.
 Maintenance. Properly maintained properties are less likely to attract unwanted activity. Landscape, signage, and lighting should be kept in good condition to avoid an appearance of neglect. Reporting of burnt out or vandalized lights should be encouraged.

4.2.2 Parking Facilities
Parking design shall emphasize clear hierarchy, clear navigation, and safety. Development in the Specific Plan area should consider the following guidelines relating to the design of parking lots and internal pedestrian and vehicular circulation:
 The circulation system should be clear, direct, and simple, with a primary focus on the building itself and access to loading zones.
 Entries, exits, parking lots, and pedestrian pathways shall allow customers, employees, emergency vehicles, and
delivery vehicles to navigate through the site easily and safely.
 Visitor parking should be located with convenient access to public building entries.
 Trees should be planted regularly within parking lots and parking lot medians to provide shade for vehicles and
pedestrians.

Delivery and loading operation design shall not conflict with vehicular traffic in the adjacent public street – trucks shall not be allowed to stack in such a way as to extend on to Cherry Valley Boulevard.  Parking space and aisle dimensions and landscaping shall conform to City development standards.
 Parking lots must be designed with a clear hierarchy:
o major access drives into the Commerce Center from
Cherry Valley Boulevard;
o major internal circulation drives and/or fire lanes;
o parking aisles for direct access to parking spaces or loading docks.

4.3 Sustainable Design
Building in a resource-efficient manner has advantages for the environment as well as for users of buildings within Summit Station.

An important tenet of sustainable development is the efficient use of available resources, coupled with maintaining a healthy balance between the natural open space areas and developed areas of the site.

Sustainable design elements reduce pollution and conserves natural resources, with the following goals in mind:
 Design that incorporates on-site landforms, including drainage areas.
 Design buildings to accommodate renewable energy systems where feasible. DRAFTPage 2295 of 2513

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 Create building forms and landscapes that protect
employees from climate conditions.
 Use water resources responsibly.

4.3.1 Water Efficiency
 Use of drought tolerant and/or native plant materials.  Use of high efficiency plumbing and fixtures that meet CalGreen requirements.
 Use of irrigation controls and planting hydrozones to reduce water demand.

4.3.2 Energy Efficiency
 Use of overhangs, window glazing/tinting and landscaping to control heat gain.
 Use of high-performance glazing.

4.3.3 Materials Efficiency
 Use of recycled content in building materials.
 Use of renewable materials where possible.
 Recycling of construction material packaging.
 Use of materials with low volatile organic compounds of off- gassing.

4.3.4 Natural Resource Conservation
 Avoidance of on-site drainage courses and steep slope areas.

4.3.5 Air Quality
 Projects within the Specific Plan area must review and incorporate the project design features (PDFs) as written in the Environmental Impact Report (EIR) for the Specific Plan area.

4.4 Architecture
Well thought-out architectural design is one of the most important components of a successful project. It can be challenging to successfully implement traditional architectural elements into larger e-commerce and commercial buildings. The large scale and logistical requirements needed to accommodate the internal use of the building are not always conducive to highlighting detailed architectural features. However, if concentrated into strategic areas of the building’s façade such as visible corners, these details can help define a building.

The guidelines within this section are intended to promote successful architectural design, both aesthetically and functionally. Builders within the Specific Plan area should review and consider each of the following guidelines.

4.4.1 Building Orientation, Mass and Form
Building form is a defining feature of architecture. Shape, massing, scale, proportion, and articulation are all components of a building’s form. Development within the Specific Plan area should consider the following principles relating to form and massing:
 The overall building form should consist of simple, geometric forms.
 Building design should exhibit balance, rhythm, and
symmetry.
 Rectangular forms with repeating elements at entryways and marking building corners are encouraged to promote balance and visual interest. DRAFTPage 2296 of 2513

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Beaumont Summit Station Specific Plan Page 4-5
 Arbitrary, complicated building forms and rooflines should be avoided. Varied rooflines consistent with the proposed architectural style and appropriate for the building form at various points (entries, corners) are encouraged.

The following Design Guidelines relating to building scale and orientation should be incorporated into projects within the Specific Plan area.
 Buildings should be organized to provide convenient access to entrances and efficient internal circulation for vehicles and pedestrians.
 A parapet or other method of screening should be
considered to keep rooftop mechanical equipment screened from public streets.
 Visitor parking should be located with convenient access to publicly accessible building entries.
 Buildings should be oriented so that loading areas are screened from view from streets and public areas.

4.4.2 Façade Articulation and Entries
Building entries are important components of a building façade and should be defined visually through the use of enhanced architectural design features. Development within the Specific Plan area should consider the following guidelines for building entrances:
 Building forms and elevations shall be articulated in a manner that will enhance the primary building entry points and create interesting rooflines, building shapes, and
patterns of shade and shadow.

Example: Prominent corners of buildings are important to denote as primary pedestrian entrances through the application of architectural features. DRAFTPage 2297 of 2513

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 Long horizontal stretches of building façade should be broken up through a push or pull of the façade, vertical banding, a change in materials, or use of other design
elements that break up the façade into smaller components.

Articulation of the façade must be consistent with the
setbacks described in the Development Regulations section.  Vertical and horizontal variation should be appropriately implemented in order to add richness and variety to the overall mass of the building.
 Primary building entries shall be easily identified through the use of architectural elements, signage, landscaping, lighting, canopies, roof form, hardscape, architectural projections, columns, vertical elements, or other design features that help emphasize a building’s entry.
 Building entries should be clearly accessible from the adjacent vehicular parking areas.
 Provide for small seating spaces designed in concert with adjacent building entries.

4.4.3 Materials and Colors
Building materials, colors, and finishes should be high quality and complement the architectural theme and styles within the Specific Plan area. Development within the Specific Plan area should consider the following guidelines for building materials and colors:
 Development within the Specific Plan area should consist of high-quality materials and finishes.
 Trim or decorative accent elements should complement the architectural style and be consistent in color and material throughout a building façade.
 Materials applied to any elevations shall turn the corner of the building and continue until they reach a logical
termination point in relation to architectural features or massing.

Example corner entry design DRAFTPage 2298 of 2513

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Beaumont Summit Station Specific Plan Page 4-7

Figure 4-1 E-Commerce Elevations
Source: HPA Architecture DRAFTPage 2299 of 2513

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4.4.4 Undesirable Elements
Architectural elements which are undesirable and should be avoided include the following:
 Large, blank, unarticulated wall surfaces in public view;  Loading bays or doors facing Cherry Valley Boulevard;  Chain link fence or barbed wire fencing except during construction;
 Exposed roof drains and/or downspouts, except where
integrated with the building architecture through
complementary colors and materials; and
 Unscreened rooftop equipment.

4.5 Commercial Guidelines (Planning Area 2)

4.5.1 Building and Site Design
 The architectural style shall consist of contemporary interpretations of traditional architectural styles. Unique or landmark architecture is permitted, especially associated with a trademarked use.
 Primary building entries shall provide a prominent sense of entry for easy identification. The use of architectural projections, columns, entry lobbies or other design elements are strongly encouraged.
 Commercial building façades facing Cherry Valley Boulevard should show a higher level of articulation and fenestration than the e-commerce uses within the Specific Plan area. This may include changes in building materials, color, and/or decorative accents/scoring.
 For buildings with two or more entrances, the primary entrance should be clearly delineated through architectural detailing, scale, lighting, or signage.
 Articulation of building planes shall be provided for commercial uses which exceed two stories. This would apply to hotel or other unique commercial uses which may exhibit elements of residential-style architecture.
 First floor primary elevations must include pedestrian-scaled elements such as storefront design, overhangs, awnings, arcades, etc.
 Roofs should be given design consideration and treatment consistent with the primary building and the rest of the building exteriors. Roof form and rooflines should be
continuous in design throughout a commercial development.  Seating areas or plaza spaces within commercial
developments are strongly encouraged.

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Beaumont Summit Station Specific Plan Page 4-9

Figure 4-2 Commercial Imagery
Source: HPA Architecture DRAFTPage 2301 of 2513

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4.5.2 Hotel Uses. Small -scale hotels and motels are classified as a commercial use, but often include residential-scaled elements in building design. In addition to the general architectural criteria, the following guidelines are specific to this type of use:
 Delivery and loading areas shall be located at the rear of the building lot and be screened from view from publicly
accessible spaces.
 Hotels and motels shall provide landscaped setbacks from interior property lines as defined in the Development
Regulations section of this Specific Plan.
 Recreational facilities such as swimming pools should be designed to offer privacy to facility users and to minimize noise impacts on adjacent uses. Mechanical equipment of all types, including swimming pool equipment, should be
located to minimize impacts on adjacent uses and screened appropriately.
 Landscaped areas should separate ground floor units from pedestrian walkways, project amenities, and drive aisles/ parking areas.
 For structures over two stories, access to guest rooms should be provided from interior hallways. Avoid room entrances directly adjacent to parking lots or exterior walkways.  Exterior building materials should include natural stone (marble, granite, brick, slate, etc.), stucco, and/or cultured (i.e., manufactured) stone. The choice of materials should be complementary to the design of the structure.
 Walkways, stairways, and balcony railing and other similar details should be architecturally consistent with the building design.

Main building and driveway should be
primary presence on major streets
Architectural treatment of building should be
equally applied on all facades of hotel DRAFTPage 2302 of 2513

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Beaumont Summit Station Specific Plan Page 4-11

4.5.3 Drive-Thru Businesses. Drive-through businesses may include restaurants, coffee shops, banking institutions with drive-up teller/ ATM access, and other similar facilities. Drive-through businesses have additional design considerations related to on-site circulation, vehicular access, outdoor seating, signage, landscape, and other parameters. In addition to the general criteria provided within the Design Guidelines, the following criteria apply drive-thru uses:
 Drive-through lanes for food and beverage establishments shall accommodate a minimum of eight vehicle stacking at the menu board and pickup windows without impacting
other on-site circulation. If a high-volume use is proposed a queuing analysis may be required, at the Community
Development Director’s discretion.
 Safe pedestrian walkways shall be provided from the parking areas and from street frontages. Pedestrian pathways to the use should avoid conflicts with vehicular drive through lanes through siting or clearly delineated paving.
 Drive-through aisles should be separated from adjacent streets and parking areas with a landscaped buffer.
 Outdoor eating areas are encouraged. Outdoor eating areas should provide details such as low walls, trellis elements, furniture, umbrellas/awnings, refuse area placement, etc.  Exterior doors, equipment rooms, and service/employee entries should be designed with complementary
architectural treatment.

4.6 Landscape

4.6.1 Landscape Concept
Landscape and plant materials provide aesthetic quality by complementing and enhances the established design themes as well as functionally providing shade and screening. This is especially important for projects with larger buildings where plant materials serves the critical role of softening building facades and creating a sense of comfort at the pedestrian level. These landscape guidelines work in tandem with the architectural design guidelines presented previously in this chapter of the Specific Plan to enhance the contemporary design theme and establish a high-quality, professional aesthetic quality for the Specific Plan area.

Drive-through lanes shall accommodate appropriate
vehicle stacking based on the specific use DRAFTPage 2303 of 2513

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Landscaping helps to establish the identity of the Summit Station Specific Plan area. All landscaping for the Project shall:
 Enhance internal cohesion and continuity;
 Promote an attractive corporate environment; and
 Promote water conservation.

The guidelines within this section present parameters for general landscape design, water conservation, streetscapes, and on-site landscaping.

The conceptual landscape master plan shown in Figure 4-3, provides the approximate locations for the variety of plant materials described within this chapter. As noted, the conceptual landscape master plan is for illustrative purposes and may change due to revisions in final design and to meet the needs of future implementing projects. This section of the Specific Plan is intended to provide flexibility in future implementation while promoting a consistent look and feel throughout the Specific Plan area. Use of a plant material not listed within the preliminary plant palette (Figures 4-4, Plant Materials - Trees and Shrubs and 4-5, Plant Materials-Groundcovers) is permitted provided it is consistent with the core elements of landscape plan and reinforces the overall design concept.

4.6.2 Entries/Monumentation
Monumentation is anticipated at each Project entry. Conceptual signage is shown on Figure 4-6: Conceptual Monumentation.

Separate from entry monuments, directional signs shall be installed at each Phase 1 exit driveway which provides directional information to the City’s truck route. Text on the sign shall read “To Truck Route” with a directional arrow. Truck routes shall be clearly marked consistent with the Municipal Code.

4.6.3 Streetscape
Three types of streetscape are anticipated in the Specific Plan area:

Public/Perimeter: Streetscape along Cherry Valley Boulevard and Brookside Avenue (see Figure 4-7, Streetscape – Cherry Valley Boulevard and Figure 4-8, Streetscape – Brookside Avenue).

Public/Interior: Streetscape along the public entry drives as shown on the Circulation Plan and Landscape Master Plan (see Figure 4-9, Streetscape – Public Entry Street).

4.6.4 Parking Lots
Parking lots for automobile parking will include landscaping, including canopy trees for shade and landscape medians separating internal roadways from parking areas (see Figure 4-7 for an illustration of typical automobile parking lot landscape). Parking lots must have 30 percent shade coverage in 30 years. 15 percent of parking must be landscaped with a mixture of trees, shrubs, vines, groundcovers, 30 percent of which must be interior of the parking lot and 70 percent on the perimeter.

4.6.5 Fuel Modification
Adjacent to natural open space, a fuel modification zone must be provided. Figure 4-10, Fuel Modification, depicts the fuel modification landscape strategy within the Specific Plan area.

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Beaumont Summit Station Specific Plan Page 4-13

Figure 4-3 Conceptual Landscape Plan DRAFTPage 2305 of 2513

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Figure 4-4 Plant Materials – Trees and Shrubs DRAFTPage 2306 of 2513

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Beaumont Summit Station Specific Plan Page 4-15

Figure 4-5 Plant Materials – Groundcovers DRAFTPage 2307 of 2513

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Figure 4-6 Conceptual Entry Monumentation
The conceptual entry monumentation is preliminary in
nature and for shown illustrative purposes only. Note
that the final design may differ. DRAFTPage 2308 of 2513

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Beaumont Summit Station Specific Plan Page 4-17

Figure 4-7 Streetscape – Cherry Valley Boulevard
Note: Median in Cherry Valley
Blvd may differ in size from
dimensions shown. DRAFTPage 2309 of 2513

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Figure 4-8 Streetscape – Brookside Avenue DRAFTPage 2310 of 2513

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Beaumont Summit Station Specific Plan Page 4-19

Figure 4-9 Streetscape -Public Entry Drive DRAFTPage 2311 of 2513

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Figure 4-10 Fuel Modification
Note: Maintenance for all private property
areas, including irrigated setback zones, are
the responsibility of the owner and/or tenant
of each individual parcel. DRAFTPage 2312 of 2513

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Beaumont Summit Station Specific Plan Page 4-21

4.6.6 Service Areas and Utility Placement and Screening Service areas and above-ground equipment such as air conditioners, trash enclosures, and electrical vaults are understood to be a requirement of development. Their screening treatment is important to the overall quality of the Summit Station.

A. Mechanical Equipment
 All equipment shall be internal to buildings to the greatest extent possible. When unfeasible, all such equipment shall be screened and not prominently visible from public rights- of-way. Electrical rooms should be planned in an
inconspicuous location with smooth access doors painted to match the building field color. Underground service must be provided.
 Roof-mounted mechanical equipment (excluding solar
panels, solar films, and small-scale wind turbines) shall be screened from views from streets, walkways, common areas, and open space areas with parapets and other architectural features that are compatible with the architectural style and character of the building.
 Equipment should be located to maximize energy efficiency, such as locating cooling equipment in shaded areas that are protected from the hot sun, thus reducing energy needs.  Storage and equipment areas shall be screened from publicly accessible spaces. Landscaping and/or architectural
enclosures can be used to screen these areas.
 Ground-mounted mechanical equipment shall be located
behind walls/fences, inside utility cabinets, and/or behind landscaping to screen this equipment from streets,
walkways, and common areas. Items to be screened include, but are not limited to, power transformers, electrical
equipment, backflow preventers, antennas, HVAC (heating, ventilation, and air conditioning) equipment, and other similar mechanical equipment and utilities.
 Energy and water-efficient appliances, fixtures, lighting, and windows shall meet or exceed state energy performance
standards. Energy Star qualified (or equivalent) models of mechanical equipment are strongly encouraged.

B. Loading/Unloading Areas
 Service areas, such as loading docks, utility areas, and back of house entrances should be visually screened with
landscaping or vertical hardscape elements or incorporated within the shell of the building.
 Service and loading areas should be located to the rear of the buildings or in the interior of a multiple building complex.  Loading and unloading zones should provide adequate space for maneuvering into and out of a loading position. These areas should be designed to integrate with the entire
development and signed appropriately to minimize use by other vehicles.

C. Trash Enclosures
 Trash enclosures must be screened by a solid wall or fence a minimum of six feet in height with a solid latching gate with landscaped buffers, located so that doors do not interfere with landscaping and pedestrian and vehicular circulation.

Color shall complement adjacent buildings and landscaping. DRAFTPage 2313 of 2513

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 Trash enclosures can have openings but must be covered from above.

4.6.7 Landscape Standards

1. Parking lots shall have 30 percent shade coverage in 30 years.

2. 15 percent of parking shall be landscaped with a mixture of trees, shrubs, vines, groundcovers, 30 percent of which must be interior of the parking lot and 70 percent perimeter.

4.6.8 Plant Materials
The plant palette for the Summit Station Specific Plan area is comprised of a variety of street trees, accent trees, shrubs, grasses, succulents, and groundcovers. Plants included within the preliminary plant list were selected for their unique aesthetic qualities as well as their drought-tolerant characteristics.

Figure 4-5 Preliminary Plant Palette, provides a preliminary list of approved plant material for use within the Specific Plan area. This list is not intended to be exhaustive and additional plant material that is similar in size, form, color, and water need requirements may be substituted provided that they complement the overall design theme of Summit Station.

4.7 Walls and Fences
All walls should adhere to the following guidelines.
 Walls at loading areas shall be at least six feet in height, or as approved by the City to screen loading activities from off-site views from the adjacent public right-of-way.

 Landscaping shall be used in combination with walls and fences to visually soften blank surfaces and to deter graffiti.  Chain link fencing is prohibited as a permanent fencing type. DRAFTPage 2314 of 2513

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Beaumont Summit Station Specific Plan Page 4-23
 Wall materials shall be
masonry with graffiti coating,
tubular steel painted black, or
combination wall/fences.
 Long stretches of wall (in
excess of 100 feet) shall be
broken by pilasters or
columns of a similar material
that complements the wall,
spaced up to 50 feet on
center.

4.8 Lighting and Security
Lighting will use high-efficiency technologies, dark-sky cutoffs, strategic orientation to avoid spillover into adjacent properties, and open space areas, and appropriate shielding or recesses to minimize glare and reflections. Street and parking lot lighting will meet City standards.
 Exterior lighting should be unobtrusive and not cause glare or spillover into neighboring properties, especially when within 100 feet of I-10. Lighting fixtures must be fully shielded to direct illumination downward to minimize light pollution impacts.
 Adequate lighting should be provided throughout the site to create an inviting and non-threatening environment. Night lighting of public spaces should be kept to the minimum necessary for safety and security purposes while minimizing glare.
 The scale, materials, colors, and design detail of on-site light posts and fixtures should reflect the desired character of the Specific Plan area and the architectural style of the
surrounding buildings.
o Light posts should be appropriately scaled to pedestrians near sidewalks and other areas of pedestrian circulation. o Extremely tall light posts and fixtures should be avoided.

Light posts standards will meet the current requirement within the City’s applicable code section.
o Bollard lighting is encouraged to illuminate walkways without providing spillover.
 Lighting fixtures should be compatible with the architectural style and character of the building. The color, size,
placement, and number of fixtures should enhance the
overall design and character of the building and site.
 Energy efficient, low voltage lighting is strongly encouraged.

Decorative lighting should be low intensity. LED lighting is also allowed.
 If security lighting is required, fixtures should be hooded, recessed, and/or located in such a manner to only illuminate the intended area.
 Addresses should be visible from streets and illuminated at night.

Security Cameras
 The location, style, and mounting of security cameras must be integrated with the building architecture. Any roof-mounted security camera must be below the top of the building parapet and screened from view from the ground. The color of the camera housing must match the color of the poles or the building wall. DRAFTPage 2315 of 2513

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 Cameras may be mounted on poles in parking lot, suspended from soffits, or mounted on building walls with the top of the camera below the top of the parapet. Cameras mounted on the parapet are permitted but not encouraged.
 The following are not permitted:
o Exposed wires;

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Beaumont Summit Station Specific Plan Page 5-1

5.0 ADMINISTRATION AND IMPLEMENTATION
This section of the Specific Plan describes the development review procedures of the City and other relevant permitting agencies applicable to the Specific Plan area. Implementation of the proposed land uses, including Specific Plan adoption, subsequent approvals and plans, and phasing are outlined in this chapter. Additionally, financing sources and maintenance responsibilities are identified.

5.1 Administration
The California Government Code (Title 7, Division 1, Chapter 3, Article 8, Sections 65450 et seq.) grants authority to cities to adopt Specific Plans for purposes of implementing the goals and policies of a City’s General Plan. As with general plans, the Planning Commission must hold a public hearing to consider and provide a recommendation on the Specific Plan to the City Council, which is the ultimate approval body.

5.1.1 Responsibility
The City of Beaumont’s Planning Department, its Director/Manager or their designee shall be responsible for administering the provisions of the Specific Plan in accordance with the provisions of this Specific Plan document, all governing and applicable state and federal laws, the City of Beaumont’s General Plan, including all amendments or updates thereto, and the City of Beaumont’s Municipal Code.

5.1.2 Applicability
All development in the Summit Station Specific Plan area shall comply with the requirements and standards set forth in this Specific Plan document and the accompanying EIR, conditions of approval, and Mitigation Monitoring and Reporting Program (MMRP). Where conflicts exist between the standards contained in this Specific Plan and those found in the City of Beaumont Zoning Ordinance or Municipal Code, the regulations and standards in the Specific Plan shall take precedence. Any area of site development, administration, review procedures, environmental review, landscaping
requirements, and regulations not expressly addressed by this Specific Plan shall be subject to the provisions of the Zoning Code, Municipal Code or General Plan, using the context and objectives of the Specific Plan as a guide.

The name “Beaumont Summit Station Specific Plan” or “Summit Station Specific Plan” refers to this Specific Plan document and its supporting information. The final marketing name of the Project may differ and will be determined by the Project’s Master Developer or an implementing builder.

5.1.3 Enforcement and Interpretation
The City shall enforce the provisions of the Specific Plan in the same manner that it enforces the provisions of the General Plan and Zoning Code.

Whenever in this Specific Plan any act is prohibited or is made or declared to be unlawful, or the doing of any acts required, or the failure to do any act is determined to be unlawful, the City of Beaumont retains its authority under the Municipal Code to enforce such violation or offense.

5.1.4 Severability
If any section, subsection sentence, clause, or phrase of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this plan. DRAFTPage 2317 of 2513

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5.1.5 Initial Entitlements
Initial entitlements required for development of the Specific Plan area include the following actions to be taken by the City:
 Environmental Impact Report (EIR) – The Summit Station Specific Plan is a discretionary project and is subject to the requirements of the California Environmental Quality Act (CEQA). As part of the approval process for the Specific Plan, an EIR must be considered and certified by the City Council prior to approval of any of the project-related entitlements.  General Plan Amendment – The Project site is presently designated as “Single Family Residential” by the General Plan. A General Plan Amendment would change the
property’s land use designation from Single Family
Residential to Industrial, General Commercial, and Open Space. The proposed land use designations would be
consistent with the proposed e-commerce center,
commercial area, and open space uses.
 Specific Plan – The Project site is presently zoned Specifi c Plan, specifically the Sunny-Cal Specific Plan. The Summit Station Specific Plan is a standalone specific plan document that will replace the existing Sunny-Cal Specific Plan. The Summit Station Specific Plan establishes the zoning, land use designations, development standards, and design guidelines for the entire Specific Plan project area. The Specific Plan will implement the City’s General Plan as amended. The Specific Plan will be considered by the Planning Commission and City Council and will be adopted by Ordinance and will become the zoning for the Project.
 Subdivision Map – The Subdivision Map is a basic tool for implementation of a Specific Plan. The Project’s Tentative Parcel Map (TPM) will create the individual legal lots for Project development, formalize the parcel boundaries, and provide for public rights-of-way for Project access. The Project will include a TPM to create five legal lots and will be considered by the City concurrently with the review of this Specific Plan. The TPM will be considered by the Planning Commission and City Council and will be adopted by
Resolution.
 Site Development Plan/Site Plan – A site development plan for the project, consisting of an e-commerce project with three proposed structures, parking, landscaping, drainage facilities, and new driveways. Site Plans are subject to review and approval of the Planning Commission.
 Statutory Development Agreement – A statutory
development agreement, authorized pursuant to California Government Code Section 65864 et seq., may be processed concurrently with the approval of this Specific Plan. The development agreement will include, among other items,
the term of entitlements and any provisions for off-site improvements if applicable.

5.1.6 Minor Modifications/Substantial Conformance
Final development plans for each parcel of the Project may be adjusted or modified based on final design and engineering and the precise development plans of the planning area builder. “Substantial Conformance” is a mechanism to allow the approval of minor modifications for development under the Specific Plan. DRAFTPage 2318 of 2513

5.0 | ADMINISTRATION AND IMPLEMENTATION

Beaumont Summit Station Specific Plan Page 5-3
Written documentation requesting a proposed minor modification to support an implementing map, site plan, or use permit must be submitted for the review and approval of the Planning Department, its Director or their designee.

Minor Modifications under Substantial Conformance Determination The Community Development Director or his/her designee shall have the authority to approve minor adjustments or modifications, as defined herein, which substantially conform to the approved Specific Plan through an administrative Substantial Conformance review process, so long as those minor modification and adjustments are consistent with the intent of the Specific Plan.

Minor modifications may be warranted to accommodate changes resulting from final design and engineering that cause adjustments in roadway alignments, location of utilities or other infrastructure, development of innovative product design, distribution of permitted uses within the Specific Plan area, development of builder-level design guidelines, density transfers or other similar modifications deemed to be minor. Minor modifications or technical adjustments may include, but are not limited to the following:
 Inclusion of land uses not specified in Section 3, Development Regulations but similar in intent and character subject to interpretation by the Community Development Director as specified in Section 5.1.3 above.
 Modifications necessary to comply with final Conditions of Approval or mitigation measures when adopted under
subsequent actions.
 Addition of information to the Specific Plan (including maps or text) for purposes of clarification that does not change the intent of any plan or regulation, as well as correction of any clerical or grammatical errors.
 Adjustments to the alignment, location, and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City’s Building and Safety Department or Public Works Department so long as the
adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities and do not result in new significant environmental impacts.
 Change in roadway alignment, width, or improvements
through the final engineering improvement plan process so long as minimum rights-of-way meet the standards outlined in the Specific Plan.
 Minor adjustments of any planning area boundary (less than 10%).
 Minor adjustments to any of the development standards or regulations per the requirements in Section 3.1.6 such as modification of wall heights for noise attenuation purposes, modification of allowable encroachments into setbacks, etc. that are specifically allowed under the Development
Regulations of this Specific Plan.
 Minor changes to the architectural or landscape design guidelines, which guidelines are intended to be conceptual in nature and flexible in implementation.
 Modification of any design element in this Specific Plan that improves circulation, reduces grading, improves drainage, improves infrastructure, or provides similar utility and DRAFTPage 2319 of 2513

5.0 | ADMINISTRATION AND IMPLEMENTATION

reduces operations and maintenance costs or improves the level of sustainability.

Table 5-1
Review Authority
Review Authority Permit or Approval Type
Director Administrative Plot Plan Review 1
Minor Modifications per Section 5.1.6
Public Works Lot Line Adjustment and Parcel Merger
Planning Commission
Conditional Use Permit 2
Plot Plan
Variances 3
Appeals of Staff Decisions
Sign Programs
City Council 4
Specific Plan adoption and amendments
General Plan Amendment
Tentative Tract Map/Tentative Parcel Map
Code Amendments
Appeals

1. For applications consistent with the Specific Plan/s land uses and in substantial conformance development standards, applications for new development are to be approve through a Plot Plan and potentially a Conditional Use Permit depending on the use. A Plot Plan for the Project is anticipated to be considered by City Council concurrent with this Specific Plan.

2. For Uses identified with a “C” in Section 3 of this Specific Plan.

3. For requests that exceed the provisions of Section 3 of this Specific Plan.

4. City Council actions are preceded by a Planning Commission recommendation.

The minor modifications described and listed above are not comprehensive. Any modification that is deemed by the Community Development Director to be in substantial conformance with the purpose and intent of the Specific Plan shall be permitted.

The documentation of substantial conformance may include text and/or maps which describe the nature of all proposed modifications or adjustments to the Specific Plan. This application of substantial conformance with the adopted Specific Plan shall undergo any necessary technical review by City agencies as the Community Development Director or his/her designee deems necessary.

A Substantial Conformance Determination shall not include significant modifications in the basic design of the Specific Plan area including any increase in the allowable developable areas within the project area.

Action
No public hearing shall be required for a finding of Substantial Conformance. The Community Development Director or designee shall be the review and approval authority for a finding of Substantial Conformance. The Director’s findings shall be provided by written notice to the Applicant approving, conditionally approving, or denying the determination of Substantial Conformance. The Director’s decision shall be final, subject to the appeal procedures established by the Beaumont Municipal Code Section 17.02.030.

Findings
The following findings shall be required for a Substantial Conformance Determination:
 The modifications are consistent with the goals and intent of the Specific Plan; DRAFTPage 2320 of 2513

5.0 | ADMINISTRATION AND IMPLEMENTATION

Beaumont Summit Station Specific Plan Page 5-5
 The physical characteristics of the site have been adequately assessed, and proposed building sites are of adequate size and shape to accommodate proposed uses and all other
features of development;
 There is supporting infrastructure, existing or available, consistent with the requirements of the Specific Plan, to accommodate the development without significantly
lowering service levels; and
 The development resulting from the Substantial
Conformance Determination will not have a substantial
adverse effect on surrounding property or the permitted use thereof and will be compatible with the existing and planned land uses, as well as the character of the surrounding area.

5.1.7 Specific Plan Amendments
Substantial modifications to the Specific Plan would require an amendment. A minor modification or adjustment to the Summit Station Specific Plan listed in the section above would not require a Specific Plan Amendment.

An amendment to the Specific Plan is required if the following occur:
 Changes to the overall Specific Plan boundaries to include ownerships or properties not included in the Specific Plan at the time of approval (changes to Planning Area boundaries within the Specific Plan boundaries are deemed minor as noted above and would not require an amendment);
 Any increase in the overall development thresholds within the Specific Plan; or
 Any addition of new land uses not contemplated by the Specific Plan’s Development Regulations.

5.1.8 Appeals
An appeal of any determination, decision, or requirement of City staff or Planning Commission shall be made in conformance to the appeal procedures established by the Beaumont Municipal Code
Section 17.02.030.

5.2 Implementation
This Implementation Program is established to meet the goals of the Project. This program contains a number of legal, procedural, and administrative elements. The purpose of this section is to familiarize subsequent landowners, developers, public agencies, and decision- makers, as well as interested citizens, with the goals and intentions of the Summit Station Specific Plan. The Implementation Program summarizes the requirements listed in this section for the all development within the Specific Plan. The purpose of this section is to provide an outline of the steps necessary to implement the Summit Station Specific Plan and applicable conditions, mitigation measures, and regulations in coordination with the City of Beaumont and other governing public agencies. This section is intended to address each of these elements for the benefit of the future developers and builders, the City of Beaumont, and other approving agencies, and interested residents. The approval of this Specific Plan , certification of the Specific Plan EIR, and adoption of the MMRP will assure that timely mitigation and Project impacts take place at the appropriate milestones and in accordance with Project
implementation.

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5.0 | ADMINISTRATION AND IMPLEMENTATION

5.2.1 Adoption
The Summit Station Specific Plan has been prepared, submitted, and approved in a manner consistent with California Government Code Section 65451(a). The Specific Plan shall be adopted by ordinance and shall serve as the zoning for the Specific Plan area. The approved Specific Plan project site will continue to be designated on the City’s Zoning Map Specific Plan. The land use and development standards identified in this Specific Plan document supersede all zoning regulations to the extent that they would be in conflict with the sections of this Specific Plan.

5.2.2 Phasing
Construction of the Project, including recordation of final subdivision map(s), and design review may be progressively implemented in stages, provided that vehicular access, public facilities, and infrastructure are constructed to adequately service the development, or as needed for public health and safety.

The Project will be phased to:
 Provide for the orderly build-out of the Commerce Center based upon market demand;
 Provide adequate infrastructure to serve the Project;  Phases may occur concurrently so long as the associated infrastructure is provided.

5.2.3 Financing
All backbone improvements (i.e., roadways, utilities, open space) shall be constructed with private financing.

Builders may enter into an internal, private cost-sharing agreement specifying terms of financing for construction of improvements, establishment of rights-of-way and any easements for
improvements, and establishment of the basis and terms for cost sharing and reimbursement among owners.

Portions of the Specific Plan area may be sold to other builders to develop specific aspects or portions of the Specific Plan area (e.g., the individual lots, hotel, commercial uses). Sold portions would require a partial assignment and assumption of the development agreement for new owners. All infrastructure, services, facilities, and amenities shall be the responsibility of the developer for that particular portion as determined through the Tentative Map for plot plan process. It is anticipated that these would be constructed with private financing.

5.2.4 Maintenance and Ownership
Maintenance of private parking area aisles, parking area circulation, and common landscape areas will be the responsibility of a commercial association to be formed within the Specific Plan area.

The maintenance association(s) shall be responsible for private driveways, parking, open space areas, signage, landscaping, irrigation, common areas, on-site sewers, storm drains, Best Management Practices (BMPs), and other responsibilities as necessary. Generally, facilities dedicated to public agencies will be maintained by that agency, while private facilities will be maintained by property owners or a maintenance district.

Table 5-3, Financing, Ownership, and Maintenance outlines the anticipated program. DRAFTPage 2322 of 2513

5.0 | ADMINISTRATION AND IMPLEMENTATION

Beaumont Summit Station Specific Plan Page 5-7
Table 5-3
Financing, Ownership, and Maintenance
Improvement Financing Ownership Maintenance
Water System Developer Water District Water District
Sewer System Developer Private/Public Private/City
Drainage System
-Backbone
-BMPs

Developer
Developer

Private/Public
Private

Private/City
Private
Street Improvements
Cherry Valley Blvd
Brookside Ave, entry
drives
Developer City City
Private Internal
circulation Developer Private Private
Landscaping
-Public Right-of-Way
-Common
-Private plantings

Developer
Developer
Developer

City
Private
Private

City
Private
Private
Open Space (PA 3) Developer
(permits) Private1 Private

5.2.5 Agency Permitting
Assuming concurrence with the proposed jurisdictional delineation findings, the existing stream courses in Planning Area 1 and Planning Area 3 would not be waters of the U.S. under U.S. Army Corps of Engineers (Corps) jurisdiction and thus no permitting from the Corps would be required for project impacts. However, the existing stream courses in Planning Area 1 and Planning Area 3 would be waters of the State under Regional Water Quality Control Board (RWQCB) jurisdiction and streambed and associated riparian habitat under

1 Ownership of the passive open space may be private or a conservation agency.

California Department of Fish and Wildlife (CDFW) jurisdiction. Any impacts to RWQCB- and CDFW-jurisdictional stream courses (assuming agency concurrence) within Planning Area 1 and Planning Area 3 from grading for Planning Area 1 will require Waste Discharge Requirements (WDR) per RWQCB and a Streambed Alteration Agreement per CDFW, depending upon the amount of area
impacted. Such permits are required prior to grading or other activities that would impact a jurisdictional stream course. Ultimate ownership and maintenance of Planning Area 3 will be determined during environmental review and/or permit processing and may be private or dedicated to an established conservation group.

5.3 Relationship to CEQA
The California Environmental Quality Act (CEQA) classifies a specific plan as a “project” which is subject to environmental review. An Environmental Impact Report (EIR) is required prior to adoption of this Specific Plan to analyze potentially significant environmental impacts of the Project, discuss feasible alternatives, and recommend feasible mitigation measures in compliance with the provisions of CEQA. This EIR will analyze the entire Specific Plan and address potential impacts associated with the development of the Specific Plan area. The EIR includes recommended mitigation measures and analyzes implementing actions for the development. The EIR will fulfill the requirements for environmental documentation for most subsequent discretionary and ministerial applications for development within the Specific Plan area.

The MMRP shall ensure that the Specific Plan complies with all applicable environmental mitigation and permit requirements. The final MMRP shall be adopted with EIR certification. DRAFTPage 2323 of 2513

APPENDIX A | LEGAL DESCRIPTION
Page A-1 Beaumont Summit Station Specific Plan

APPENDIX A
Legal Description

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF BEAUMONT, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

PARCEL 1: APN 407-190-016
THE WESTERLY 208.71 FEET OF THE NORTHERLY 1,073.55 FEET OF THE SOUTH HALF OF SECTION 29, TOWNSHIP 2 SOUTH, RANGE 1 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF.

EXCEPTING THEREFROM THE NORTHERLY 30 FEET IN WOODLAND AVENUE, NOW CHERRY VALLEY BOULEVARD.

ALSO EXCEPTING THAT PORTION CONVEYED TO THE COUNTY OF RIVERSIDE BY DEED RECORDED NOVEMBER 14, 1974 AS INSTRUMENT NO. 146636.

PARCEL 2: APN 407-190-017
PARCEL 2A:

THAT PORTION OF THE SOUTH HALF OF SECTION 29, TOWNSHIP 2 SOUTH, RANGE 1 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTH HALF OF SECTION 29, SAID POINT BEING ALSO A POINT IN THE CENTER OF WOODLAND AVENUE;
THENCE NORTH 89º 33’ 30" EAST ON THE CENTER LINE OF WOODLAND AVENUE, 786.12 FEET, MORE OR LESS, TO A POINT DISTANT SOUTH 89º 33’ 30" WEST, 791 FEET, FROM THE NORTHWEST CORNER OF THAT CERTAIN PARCEL OF LAND CONVEYED TO J. VINCENT HANNON AND JEREMIAH C. HANNON BY DEED RECORDED JANUARY 28, 1909 IN BOOK 276, PAGE 324 OF DEEDS, RIVERSIDE COUNTY RECORDS; THENCE SOUTH 0º 28’ 50" WEST AND PARALLEL WITH THE WESTERLY LINE OF SAID PARCEL CONVEYED TO HANNON, 1975 FEET TO A POINT ON THE NORTHERLY LINE OF THAT CERTAIN PARCEL CONVEYED TO MELVIN F. KLAGUOS AND PAULINE M. KLAGUOS, HUSBAND AND WIFE BY DEED RECORDED AUGUST 4, 1959 AS INSTRUMENT NO. 67500;
THENCE WESTERLY ON THE NORTHERLY LINE OF SAID PARCEL CONVEYED TO KLAGUOS TO A POINT IN THE WEST LINE OF SAID SECTION 29; DRAFTPage 2324 of 2513

APPENDIX A | LEGAL DESCRIPTION
Page A-2 Beaumont Summit Station Specific Plan

THENCE NORTH 0º 07’ 40" EAST ON THE WEST LINE OF SAID SECTION 29, TO THE POINT OF BEGINNING; EXCEPTING THEREFROM THE WESTERLY 208.71 FEET OF THE NORTHERLY 1,073.55 FEET;
ALSO EXCEPTING THEREFROM THE NORTHERLY 30 FEET IN WOODLAND AVENUE, NOW CHERRY VALLEY BOULEVARD.

ALSO EXCEPTING THAT PORTION CONVEYED TO THE COUNTY OF RIVERSIDE BY DEED RECORDED NOVEMBER 14, 1974 AS INSTRUMENT NO. 146646.

PARCEL 2B:

THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 2 SOUTH, RANGE 1 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS:

COMMENCING AT A POINT ON THE NORTHERLY LINE OF SAID SOUTHWEST QUARTER DISTANT SOUTH 89º 33’ 30" WEST, 791 FEET FROM THE NORTHWEST CORNER OF THAT CERTAIN PARCEL OF LAND CONVEYED TO J. VINCENT HANNAN BY DEED RECORDED JANUARY 28, 1909 IN BOOK 276, PAGE 324 OF DEEDS, RIVERSIDE COUNTY RECORDS; SAID POINT ALSO BEING DISTANT NORTH 89º 33’ 30" EAST 786.12 FEET FROM THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE SOUTH 0º 28’ 50" WEST, PARALLEL WITH THE WEST LINE OF THE PARCEL CONVEYED TO J. VINCENT HANNON 313.5 FEET TO THE TRUE POINT OF BEGINNING;
THENCE EASTERLY ON SAID SOUTHERLY LINE OF THE PARCEL CONVEYED TO GEORGEOUS GEORGE AND ELIZABETH B. GEORGE, BY DEED FILED FOR RECORD AUGUST 21, 1952 AS INSTRUMENT NO. 35786, IN BOOK 1394 PAGE 352 OFFICIAL RECORDS, 11 FEET; THENCE SOUTHERLY 1, 221.5 FEET TO A POINT ON THE SOUTHERLY LINE OF THAT CERTAIN PARCEL CONVEYED TO FRANK J. FABIAN AND MARY R. FABIAN BY DEED RECORDED NOVEMBER 4, 1939 IN BOOK 434, PAGE 587 OF OFFICIAL RECORDS, RIVERSIDE COUNTY RECORDS, 20.5 FEET OF THE SOUTHWEST CORNER OF SAID PARCEL SO CONVEYED TO FRANK J. FABIAN AND WIFE; THENCE WEST ON SAID SOUTH LINE 20.5 FEET;
THENCE NORTH 1,221.5 FEET TO THE POINT OF BEGINNING.

PARCEL 2C:

THAT PORTION OF THE SOUTHWEST QUARTER OF SECTION 29, TOWNSHIP 2 SOUTH, RANGE 1 WEST, SAN BERNARDINO MERIDIAN, ACCORDING TO THE OFFICIAL PLAT THEREOF, DESCRIBED AS FOLLOWS: DRAFTPage 2325 of 2513

APPENDIX A | LEGAL DESCRIPTION
Page A-3 Beaumont Summit Station Specific Plan

BEGINNING AT A POINT ON THE NORTH LINE OF SAID SOUTHWEST QUARTER DISTANT SOUTH 89º 33’ 30" WEST, 791 FEET FROM THE

NORTHWEST CORNER OF THAT CERTAIN
PARCEL CONVEYED TO J. VINCENT HANNON BY DEED RECORDED JANUARY 28, 1909 IN BOOK 276, PAGE 324 OF DEEDS, RIVERSIDE COUNTY RECORDS; SAID POINT ALSO BEING DISTANT NORTH 89º 33’ 30" EAST 786.12 FEET FROM THE NORTHWEST CORNER OF SAID SOUTHWEST QUARTER;
THENCE SOUTH 0º 28’ 50" WEST, PARALLEL WITH THE WEST LINE OF THE PARCEL CONVEYED TO J. VINCENT HANNON 313.4 FEET; THENCE NORTH 89º 33’ 30" EAST, 30 FEET;
THENCE NORTH 0º 28’ 50" EAST, 313.4 FEET, TO THE NORTH LINE OF SAID SOUTHWEST QUARTER; THENCE SOUTH 89º 33’ 30" WEST, 30 FEET TO THE POINT OF BEGINNING; EXCEPTING THEREFROM THE NORTH 30 FEET IN WOODLAND AVENUE, NOW CHERRY VALLEY BOULEVARD.

ALSO EXCEPTING THAT PORTION CONVEYED TO THE COUNTY OF RIVERSIDE BY DEED RECORDED NOVEMBER 14, 1974 AS INSTRUME NT NO. 146646.

PARCEL 3: APNS: 407-230-022, 407-230-023, 407-230-024, 407-230-025, 407-230-026, 407-230-027 AND 407-230-028 PARCELS 1 TO 7, INCLUSIVE, AND LOTS A TO K, INCLUSIVE OF PARCEL MAP NO. 12218, IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN PARCEL MAP BOOK 85, PAGE 66 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. DRAFTPage 2326 of 2513

APPENDIX B | GENERAL PLAN CONFORMANCE
Page B-1 Beaumont Summit Station Specific Plan

APPENDIX B
Beaumont Summit Station Specific Plan – General Plan Consistency Table General Plan Goal/Policy Consistency
Land Use + Community Design
Non-Residential Uses
Goal 3.4
A City that maintains and expands its
commercial, industrial, and other
employment-generating land uses.

The Specific Plan encompasses approximately 188 gross acres and allows for up to 2,707,465 square feet of mixed commercial, warehouse/e-commerce, and office uses. The Specific Plan includes approximately 30.2 acres of passive open space.

The project would facilitate development of underutilized land. The underutilized land is currently planned for residential uses. This project would maximize the underutilized land by using the site as a large format e-commerce center. This e- commerce center would consist of one or more buildings with a total e-commerce building space in excess of 2,557,465 square feet in size, responding to market demand.

Policy 3.4.6
Continue to promote the maintenance and
preservation of industrial activities and
businesses that contribute to the City’s
economic and employment base.

The project would facilitate the development of underutilized land with uses that would maximize the use of the site through mixed usage. The project would bring industrial, commercial, and open space uses. The Specific Plan would encompass approximately gross 188 acres and allows for up to 2,707,465 square feet of mixed commercial, warehouse/e-commerce, and office uses. The project also would include 30.2 acres designated for natural open space. This project would contribute to the local economy through new capital investment, creation of new employment opportunities, and expansion of the tax base.

Policy 3.4.7
Encourage the continued expansion of the
City’s industrial districts to accommodate
economic development and growth.

The project would expand the City’s industrial districts by maximizing the site’s use as an e-commerce center consisting of one or more buildings with total e- commerce building space in excess of 2,557,465 square feet in size, responding to market demand. The project would accommodate economic development and growth through the expansion of new employment opportunities and the continued expansion of the City’s industrial districts. DRAFTPage 2327 of 2513

APPENDIX B | GENERAL PLAN CONFORMANCE
Page B-2 Beaumont Summit Station Specific Plan

General Plan Goal/Policy Consistency
Policy 3.4.8
Where industrial uses are near existing and
planned residential development, require
that industrial projects be designed to limit
the impact of truck traffic, air and noise
pollution on sensitive receptors, especially
in El Barrio.

The proposed land use plan would avoid sensitive resources and place compatible land uses and facilities in an appropriate location. The project would also provide access patterns that minimize traffic conflicts. The development and operation of a large format logistics center in close proximity to the I-10 would limit truck traffic disruption to sensitive receptors within the surrounding regions.

Community Design + Public Realm
Goal 3.10
A City designed to improve the quality of
the built and natural environments to
reduce disparate health and environment
impacts.

The project would incorporate appropriate buffers with the surrounding development through the use of landscaped setbacks, 30.2 acres of dedicated open space, and expanded parkways along portions of Cherry Boulevard and Brookside Avenue. The project’s internal circulation would enable access between different land uses in the planning areas. Planning Area 1 would consist of e- commerce and office uses and Planning Area 2 would consist of commercial uses.

Private drives measuring 56 feet would be designed as Industrial Collectors and have a right-of-way of 78 feet. Cherry Valley Boulevard and Brookside Avenue would be restricted access to provide better traffic flow. This internal circulation would allow for more efficient traffic flow. The restricted access and close proximity to the 1-10 would allow for truck routes to avoid sensitive land uses and to reduce disparate health and environment impacts.

Policy 3.10.4 Designate truck routes to avoid sensitive land uses, where feasible.

The project would develop internal circulation that enables access between the different land uses in the planning areas. Planning Area 1 would consist of e- commerce uses and Planning Area 2 would consist of commercial uses. Private drives measuring 56 feet would be designed as Industrial Collectors and have a right-of-way of 78 feet. Cherry Valley Boulevard and Brookside Avenue would be restricted access to provide better traffic flow. This internal circulation would allow for more efficient traffic flow. The restricted access and close proximity to the 1-10 would allow for truck routes to avoid sensitive land uses and to reduce disparate health and environment impacts.

DRAFTPage 2328 of 2513

APPENDIX B | GENERAL PLAN CONFORMANCE
Page B-3 Beaumont Summit Station Specific Plan

General Plan Goal/Policy Consistency
Policy 3.10.7
Support practices that promote low impact
development, including water resilient
communities, prevention of urban runoff,
and mitigation of industrial pollution.

Project sewer infrastructure is proposed as a gravity system placed in the central public industrial collector and the central private drive and would connect with a proposed sewer line in Brookside Avenue. The drainage plan will collect stormwater through catch basins placed throughout the Specific Plan area.

Stormwater will be discharged into a series of above and below-ground detention basins to reduce flows and to provide treatment prior to being discharged into the existing stream course in Planning Area 3. This project mitigation supports practices, such as the mitigation of industrial pollution and prevention of urban runoff. Mitigation measures may include, but are not limited to, on-site retention, covered storage of all outside storage facilities, vegetated swales, and monitoring programs.

The proposed project infrastructure would include a gravity system that would connect to a proposed sewer line in Brookside Avenue. Catch basins would collect stormwater as noted in the proposed drainage plan. The stormwater would discharge into a series of above and below-ground detention basins to reduce runoff and to provide treatment to the stormwater prior to discharge into the existing course in Planning Area 3. To promote low impact development, project mitigation efforts may include, but are not limited to, on-site retention, covered storage of all storage facilities, vegetated swale, and monitoring programs.

Open Space DRAFTPage 2329 of 2513

APPENDIX B | GENERAL PLAN CONFORMANCE
Page B-4 Beaumont Summit Station Specific Plan

General Plan Goal/Policy Consistency
Goal 3.11
A City that maintains and enhances open
space used for resource preservation and or
recreation.

The project includes 30.2 acres of open space in Planning Area 3, which would serve as a buffer between nearby lots and the industrial and commercial uses in Planning Area 1 and Planning Area 2. Planning Area 3 is designated as unimproved open space and would contain slopes and a natural drainage course traversing the property in a southeast to northwest direction. Land uses within Planning Area 3 may include natural open space, pedestrian trails, stream course and drainage facilities, public works/infrastructure facilities, fuel modification zones, habitat restoration, interpretive areas (including public information kiosks), and wireless communications facilities as provided in the Beaumont Ordinance.

Policy 3.11.7
Preserve permanent open space edges or
greenbelts that provide a buffer for
separation between adjoining
developments.

The project includes 30.2 acres of open space in Planning Area 3 (along the southern property boundary adjacent to Brookside Avenue), which would serve as a buffer between nearby residential uses across Brookside Avenue and the industrial and commercial uses in Planning Area 1 and Planning Area 2. Planning Area 3 is designated as unimproved open space and would contain slopes and a natural drainage course traversing the property in a southeast to northwest direction. Land uses within Planning Area 3 may include natural open space, pedestrian trails, stream course and drainage facilities, public works/infrastructure facilities, fuel modification zones, habitat restoration, interpretive areas (including public information kiosks), and wireless communications facilities as provided in the Beaumont Ordinance.

Mobility
Manage Traffic
Goods Movement
Goal 4.7 An efficient goods movement system that
ensures timely deliveries without
Internal circulation consists of three public industrial collector roadways that would provide access to the E-commerce uses in Planning Area 1 and the commercial uses in Planning Area 2. Public roadways measuring 56 feet would be DRAFTPage 2330 of 2513

APPENDIX B | GENERAL PLAN CONFORMANCE
Page B-5 Beaumont Summit Station Specific Plan

General Plan Goal/Policy Consistency
compromising quality of life, safety, or
smooth traffic flow for Beaumont residents.
designed as Industrial Collectors and have a right-of-way of 78 feet. Cherry Valley Boulevard and Brookside Avenue would be restricted access to provide better traffic flow. The project’s internal circulation allows for efficient traffic flow.

Driveway locations to commercial and e-commerce areas shall be approved at the tentative parcel map stage.

Economic Development + Fiscal
Economic Development + Business Growth
Goal 5.1 A dynamic local economy that attracts
diverse business and investment.

The proposed project would provide a mixture of local and regionally serving E- commerce, office, and commercial uses across the Specific Plan area. The project adds jobs and commercial shopping opportunities to an area that is currently underdeveloped.

Policy 5.1.1
Support economic growth that provides
quality employment opportunities to
balance Beaumont’s jobs with its housing
supply.

The proposed project would introduce industrial e-commerce and commercial land uses to the City and provide additional employment opportunities that would balance the City’s housing supply.

Goal 5.5 A community with vibrant shopping areas.

Planning Area 2 of the project proposes development of approximately 10.9 acres of commercial uses. Proposed uses include a mixture of general commercial, hotel, and food uses directly adjacent to Cherry Valley Boulevard within half a mile of existing residential uses.

Health + Environmental Justice
Environmental Safety
Goal 6.7
A City that safely and systemically
addresses toxics, legacy pollutants, and
hazardous materials.

A water supply assessment will be prepared as a part of the Specific Plan EIR.

Sewer service will be provided by the City of Beaumont, with treatment provided by the Beaumont Wastewater Treatment Plant No. 1.

Policy 6.7.6 Designate truck routes to avoid sensitive
land uses, where feasible.

The proposed project will route vehicular traffic related to the E-commerce uses through newly established public “Industrial Collector” roads. Cherry Valley DRAFTPage 2331 of 2513

APPENDIX B | GENERAL PLAN CONFORMANCE
Page B-6 Beaumont Summit Station Specific Plan

General Plan Goal/Policy Consistency
Boulevard and Brookside Avenue shall have restricted access to provide better flow of traffic.

Community Facilities + Infrastructure
Stormwater
Goal 7.4 Incorporate sustainable and improved
stormwater management practices.

The project Environmental Impact Report (EIR) will analyze the entire Specific Plan and address potential impacts associated with the development of the Specific Plan area. The EIR includes recommended mitigation measures and analyzes implementing actions for the development. The MMRP shall ensure that the Specific Plan complies with all applicable environmental mitigation and permit requirements.

Goal 7.5 Manage and effectively treat storm water
to minimize risk to downstream resources.

The Project’s drainage plan will collect stormwater through catch basins placed throughout the Specific Plan area. Stormwater will be discharged into a series of above and below-ground detention basins to reduce flows and to provide treatment prior to being discharged into the existing stream course in Planning Area 3.

Policy 7.5.3
Minimize pollutant discharges into storm
drainage systems, natural drainages, and
groundwater. Design the necessary
stormwater detention basins, recharge
basins, water quality basins, or similar
water capture facilities to protect water
quality by capturing and/or treating water
before it enters a watercourse.

The Project’s drainage plan will collect stormwater through catch basins placed throughout the Specific Plan area. Stormwater will be discharged into a series of above and below-ground detention basins to reduce flows and to provide treatment prior to being discharged into the existing stream course in Planning Area 3
DRAFTPage 2332 of 2513

APPENDIX C | COMMERCIAL SCENARIOS
Page C-1 Beaumont Summit Station Specific Plan

APPENDIX C
Commercial Scenarios
COMMERCIAL DEVELOPMENT (PLANNING AREA 2)
The commercial component of the Beaumont Summit Station specific plan is an important part of creating the energy and amenities offered by the project. To respond to the variety of commercial tenants that are interested in this planning area, the specific plan has been planned and analyzed to allow for flexibility and serve the community’s needs. As demonstrated in this appendix, a number of different development scenarios could play out as tenants commit to the project. Table 2-1 in the Development Plan Section of this specific plan identifies one development scenario for hotel, general retail, and food uses and further scenarios are demonstrated in this appendix. Within the parameters and impacts studied in the EIR, Planning Area 2 may accommodate major and minor anchor retail tenants, neighborhood retail, food uses, sit down and fast-food restaurants, hotel and all other permitted uses listed in Section 3 (Development Regulations).

Potential Future Commercial Uses
All permitted commercial uses within Planning Area 2 are listed in Table 3-4 within Section 3.

Development Options
For purposes of the environmental and traffic studies associated with the specific plan, the project was analyzed to include a 220-room hotel, 25,000 square feet of general retail, and 25,000 square feet of food uses as shown in Table 2-1. This is one potential development scenario and does not represent the range of commercial uses envisioned for the Beaumont Summit Station area. Those uses will be driven largely by market demand for what is needed within the community. In response to community feedback, the specific plan also analyzes four total commercial layout options which can be developed without need for further traffic analysis. • Scenario presented in Development Plan Section: 220-room hotel, 25,000 square feet of general retail, and 25,000 square feet of food uses.
• Scenario Option 1: A 125,000 square foot general retail anchor store and 20,500 square feet of sit-down restaurant uses (shown in Exhibit C-1).
• Scenario Option 2: A 40,000 square foot general retail anchor store, 38,000 square feet of in-line retail uses, 10,000 square feet of sit- down restaurant, and 3,000 square feet of drive-thru fast food uses (shown in Exhibit C-2). • Scenario Option 3: A 25,000 square foot general retail anchor store, 19,000 square feet of in-line retail uses, a 25,000 square foot supermarket, 15,000 square feet of sit-down restaurant, and 3,000 square feet of drive-thru fast food uses (shown in Exhibit C-3).

Conceptual site plans for each of these options are shown on the following pages. DRAFTPage 2333 of 2513

APPENDIX C | COMMERCIAL SCENARIOS
Page C-2 Beaumont Summit Station Specific Plan

Figure C-1 Commercial Planning Area Conceptual Site Plan - Scenario Option #1 DRAFTPage 2334 of 2513

APPENDIX C | COMMERCIAL SCENARIOS
Page C-3 Beaumont Summit Station Specific Plan

Figure C-2 Commercial Planning Area Conceptual Site Plan - Scenario Option #2 DRAFTPage 2335 of 2513

APPENDIX C | COMMERCIAL SCENARIOS
Page C-4 Beaumont Summit Station Specific Plan

Figure C-4 Commercial Planning Area Conceptual Site Plan - Scenario Option #3 DRAFTPage 2336 of 2513

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PM2021-0009 (TPM38223)
Draft Conditions of Approval

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL

PLANNING COMMISSION DATE: June 28, 2022
CITY COUNCIL DATE: October 18, 2022

PROJECT NAME: Beaumont Summit Station
PROJECT NO.: PM2021-0009 (TPM38223)
DESCRIPTION: To subdivide 188.03 acres into five (5) parcels ranging in size from

11.44 to 67.86 acres.

APPLICANT: Exeter Cherry Valley Land, LLC
LOCATION: South side of Cherry Valley Boulevard, north side of Brookside Avenue, east of 10 Freeway and west of Fabian Lane.

APN: 407-230-022 thru -028, 407-190-016 and 407-190-017

PROJECT

Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition.

STANDARD CONDITIONS

1. The following conditions of approval are for TENTATIVE PARCEL MAP NO. 38223 (PM2021-0009).

2. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning TENTATIVE TRACT MAP NO. 38223 and related documents, which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

3. The subdivision shall comply with the State of California Subdivision Map Act and to all the pertinent requirements of The Beaumont Municipal Code, unless modified by the conditions listed below.

4. This conditionally approved tentative map will expire two (2) years after the original approval date, unless extended as provided by the Beaumont Municipal Code, the State Subdivision Map Act or by a development agreement. Action on a minor change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is requi red.

5. The final map shall be prepared by a licensed land surveyor or registered civil engineer subject to all the requirements of the State of California Subdivision Map Act and The Beaumont Municipal Code.

6. If deemed necessary by the Community Development Director, within ten (10) days of approval by the City Council ten (10) copies of an Amended Per Final Conditions map shall be submitted to and approved by the Community Development Director prior to release of the final conditions of approval.

7. Any subsequent review/approvals required by the conditions of approval, including but not limited to grading, landscaping, plot plan and/or building plan review, shall be reviewed on an hourly basis based on, or such fee as may be in effect at the time of submittal, listed in Ordinance No. 506.

8. The subdivider shall be fully responsible for maintenance and upkeep of any and all slopes, landscaped areas, open space areas, future development areas and irrigation systems until such time as maintenance responsibili ties are assumed by other as approved by the Planning Department.

9. An Environmental Impact Report EIR was prepared for the Summit Station Specific Plan, and a series of mitigation measures were adopted by the City Council to mitigate the potential impacts of the project. All of the mitigation measures set forth in the subject environmental document are herewith established as conditions of approval for Tentative Parcel No. 38223.

10. Execution of the project will necessitate the conducting of mitigation monitoring by the City to ensure that all the mitigation measures set for th in the Environmental Impact Report and Addendum are systematically implemented. The subdivider shall fund the mitigation monitoring requirements by paying an amount equal to the City’s actual contracting cost for such services, plus a 20 percent adminis trative charge.

11. The approval of this map shall not result in any vesting provisions relative to City of Beaumont fees and exactions.

RECORDATION CONDITIONS

Prior to the RECORDATION of any final map, all the following conditions shall be satisfied:

PM2021-0009 (TPM38223)
Draft Conditions of Approval

12. The subdivider shall submit written clearances to the Public Works Department that all pertinent requirements from the following agencies have been met:

City Fire Department
City Police Department
City Planning Department
Beaumont Cherry Valley Water District
Beaumont Unified School District

13. All public street road easements shall be offered for dedication to the public and shall continue in force until the governing body accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Public Works Department. Street names shall be subject to the approval of the Building Official.

The final street sections, configurations and improvements shall be subject to the approval of the Public Works Departme nt.

14. All delinquent property taxes, special taxes and/or any other assessments shall be paid to the Riverside County Tax Collectors Office.

15. Retaining walls greater than 15'-0" in height shall be sloped and broken up with landscape terraces. Such landscape terraces shall be a minimum 6'-0" in depth to allow for adequate planting of trees, shrubs and cascading plants. Within the 6’ wide landscape terrace, large columnar trees could be placed at 40’ on center, staggered between each level of terraces. Between trees, a mixture of large mounding shrubs and climbing vines shall be spaced at 8' on center. Tree sizing shall be a minimum 24-inch box and shrub sizing shall be a minimum 5 -gallon size. All landscaping and irrigation for terraces shall be installed prior to the issuance of a certificate of occupancy on the subject parcel.

FIRE DEPARTMENT CONDITIONS

With respect to the conditions of approv al for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards:

PRIOR TO PERMIT ISSUANCE:

1. Public Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the offsite water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow of 4,000 gpm at 20 psi for a 4 -hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

2. Fire Department Access: Prior to building permit issuance, provide a site plan showing the fire lanes. Access roads shall be provided to within 150 feet to all portions of the exterior building walls and shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and capable of sustaining 75,000 lbs. over two axels for commercial developments.

Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1

3. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, a nd operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal.

4. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1

PUBLIC WORKS

GENERAL

5. The following is a non-inclusive list of items that may be required by the Public Works Department:

A. Plans:
a. Street Improvement Plan
b. Landscape Plan offsite
c. Rough Grading Plan
d. Erosion Control Plan
e. Retaining wall Plan (for line and grade only)
f. Sewer Improvement Plan
g. Storm Drain Improvement Plan
h. Traffic Control Plan
B. Reports & Studies:
a. Geotechnical Report
b. Offsite Improvement Engineer’s Cost Estimate (ECE)
c. Grading Certification
d. Compaction Report
C. Permits and agreements:
a. permission to Grade and Construction agreements
b. Non-interference letters
c. WQMP Covenant and Agreement
d. City Grading Permit
e. City Dirt Haul Permit

PM2021-0009 (TPM38223)
Draft Conditions of Approval

f. City Encroachment Permit
g. Performance Bond
h. Labor & Material Bond
i. Maintenance Bond
D. Survey Documents
a. Final Map
b. Easement Dedications
c. Corner Record
d. Record of Survey

6. The design of public infrastructure elements shall conform to the requirements of the City General Plan, Water Quality Management Plan, Master Plans, City of Beaumont Standards, Riverside County Transportation Department (RC TD) Road Improvement Standards & Specification, Riverside County Flood Control Standards, RCTD Map Preparation Manual, Eastern Municipal Water District (EMWD), Caltrans Standard Specifications and the Standard Specifications for Public Works Construction, current edition, as required by the City Engineer.

7. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval.

8. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project.

9. The Applicant is responsible for resolving any conflicts with exist ing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable.

10. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way.

SURVEYING AND MAPPING

11. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act).

12. PRIOR TO MAP RECORDATION: When changes to an approved Tentative Map are proposed, a Substantial Compliance Exhibit, in the same scale as the Tentative Map, shall be submitted for review and approval by the City Engineer.

13. PRIOR TO MAP RECORDATION: All public improvement plans associated with the Map and necessary for the complete construction of backbone facilities shall be approved.

14. PRIOR TO MAP RECORDATION: The applicant shall prepare and fully execute a Subdivision Improvement Agreement (SIA) with the City (On Ci ty approved format

and forms).

15. PRIOR TO MAP RECORDATION: The applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The securities shall include Faithful Performance and labor and materials for 100% of the approved Engineer’s Cost Estimate (ECE). Streets (including striping, signing, lights, and landscaping), sewer, and storm drain improvements shall have individual and separate security.

16. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department.

Per the Subdivision Map Act, Section 66496, internal monuments may be set at a later date if the a pplicant furnishes security guaranteeing the payment of the cost of setting such monuments.

17. PRIOR TO MAP RECORDATION: The Applicant shall comply with Government Code Section 66436(a)(3) before approval of the final map and shall provide “no objection” letters from all public entities or utilities to the satisfaction of the City Engineer.

18. PRIOR TO MAP RECORDATION: The applicant shall provide an easement to, over and across all private water quality, stormwater and drainage basins, to be dedicated to the City, for ingress, egress and right to inspect unless otherwise directed by the City Engineer. The City will not maintain any water quality or basin feature.

19. PRIOR TO FINAL MAP RECORDATION: The applicant shall show all right -of-way dedications necessary for the construction of all streets, on the Final Map or per separate instrument, unless otherwise approved by the City Engineer, including but not limited to:

A. Cherry Valley Blvd is classified as an Arterial Highway (128’) per Riverside County General Plan (2020), Circulation element. The applicant shall dedicate all additional right-of-way necessary to achieve the required 64 - feet half-width right-of-way, as measured perpendicular to the centerline of record.

B. Brookside Avenue is classified as a Secondary Highway (88’) per City of Beaumont General Plan (2020), Circulation element. The applicant shall dedicate all additional right-of-way necessary to achieve the required 44 - feet half-width right-of-way, as measured perpendicular to the centerline of record.

C. Interior streets (A,B, & C) are proposed as Industrial Collectors (78’). The applicant shall dedicate all right-of-way necessary to achieve the 78 -feet full-width right-of-way in the approximate alignment and configuration as shown on approved tentative map. The applicant shall also dedicate any additional right-of-way to accommodate the proposed cul-de-sacs.

PM2021-0009 (TPM38223)
Draft Conditions of Approval

D. The applicant shall dedicate on the final map , all easements necessary for the installation of the backbone utilities as generally shown on the approve tentative map.

20. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitio ns necessary to implement any portion or condition of this project, including public improvements; off-site grading & construction; offsite street requirements; offsite sewer requirements; storm drain improvements; or any other requirement or condition.

STREET IMPROVEMENTS

21. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall provide evidence to the City that all traffic mitigation requirements, outside the jurisdiction of Beaumont, are mitigated as specified in the approved Traffic Impact Analysis for this project.

22. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of “A” Street (westerly entrance/ cul-de-sac) and Cherry Valley Blvd, the applicant shall install traffic signals and construct all other necessary improvements to safely and adequately signalize the intersection.

23. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of “B” Street (middle entrance/ cul-de-sac) and Cherry Valley Blvd, the applicant shall install traffic signals and construct all other necessary improvements to safely and adequately signalize the intersection.

24. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Brookside Avenue and Beaumont Avenue, the applicant shall deposit with the City, a fair share contribution for 14.3% (or as shown in t he approved TIA) of the estimated cost at the time of deposit, to perform the following:

A. Add eastbound lane right-turn overlap phase
B. Add westbound right-turn lane
C. Add westbound right-turn overlap phase
D. Relocate traffic signal and consequential modifications

25. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Oak Valley Pkwy and Desert Lawn Drive, the applicant shall deposit with the City, a fair share contribution for 6.5% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perform the following:

A. Add additional eastbound through lane (along Oak Valley Pkwy)

26. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of I-10 eastbound ramps and Oak Valley Pkwy, the applicant shall deposit with the City, a fair share contribution for 6.4% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perfor m the following:

A. Add 2nd southbound left-turn lane
B. Add 2nd eastbound through lane
C. Add 2nd westbound through lane

27. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of I-10 westbound ramps and Oak Valley Pkwy, the applicant shall deposit with the City, a fair share contribution for 5.6% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perform the following:

A. Add northbound left-turn lane
B. Add 2nd eastbound through lane
C. Add 2nd westbound through lane

28. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the Oak View Drive and Oak Valley Pkwy, the applicant shall deposit with the City, a fair share contribution for 8.1% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perform the following:

A. Add 2nd eastbound through lane
B. Modify southbound right-turn lane to free right-turn lane C. Relocate traffic signal and consequential modifications

29. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall underground existing utility poles along the project frontage, and as necessary for transitions, in accordance with the City of Bea umont. Should the utility poles be exempt from undergrounding, as identified in the Municipal Code, the applicant shall relocate the poles sufficient to construct the improvements required as part of the development.

30. PRIOR TO ACCEPTANCE OF ANY PUBLIC STRE ET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all half-width improvements along Cherry Valley Blvd, coincident with the project boundary and as necessary to safety transition to the existing improvements. A ll transitions to existing improvement shall occur outside the

PM2021-0009 (TPM38223)
Draft Conditions of Approval

project boundary. The improvements shall conform to RCTD std. 92 and shall include:

A. 8” Curb and Gutter, 43-feet south of the monument centerline; B. Meandering sidewalk;
C. 18’ wide raised median
D. Street structural sections shall be designed with a Traffic Index per soil engineer’s recommendations (9.5 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R - value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6” AC/12” AB;
E. All sawcuts and joining of existing ac paving shall be per the City’s pavement restoration detail.

F. Existing AC surface shall be milled and overlay to a minimum thickness of 2”.

31. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO):The Applicant shall complete all half-width improvements along Brookside Avenue, coincident with the project boundary a nd as necessary to safety transition to the existing improvements. All transitions to existing improvement shall occur outside the project boundary. The improvements shall conform to RCTD std. 94 and shall include:

A. 6” Curb and Gutter, 32-feet north of the monument centerline; B. sidewalk;
C. Street structural sections shall be designed with a Traffic Index per soil engineer’s recommendations (8.5 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R - value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6” AC/12” AB;
D. All sawcuts and joining of existing ac paving shall be per the City’s pavement restoration detail.

E. Existing AC surface shall be milled and overlay to a minimum thickness of 2”.

32. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full-width improvements along interior streets (A, B, & C), The improvements shall conform to RCTD std. 111 and shall include:

A. 6” Curb and Gutter, 28-feet on both sides of proposed centerline; B. sidewalk;
C. Street structural sections shall be designed with a Traffic Index per soil engineer’s recommendations (8.0 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R - value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 5” AC/10” AB;

33. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO):The Applicant shall replace any sidewalk, curb and gutter, drive approach, AC pavement or other improvement damaged during construction as determined necessary by the City Engineer.

34. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install public streetlights along the project frontage of perimeter streets and along interior streets, in accordance with the City of Beaumont Approved Street Lighting Specifications. The Applicant shall coo rdinate with Public Works before submitting street light plans.

35. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall design and install offsite landscaping and supporting irrigation s ystem. All irrigation and landscaping associated with this project will be privately maintained.

The landscape within public right-of-way shall occur on a separate plan set from the on-site landscaping.

GRADING AND DRAINAGE IMPROVEMENTS

36. PRIOR TO ISSUANC E OF A GRADING PERMIT: The applicant shall design the drainage facilities to capture and convey the 100 -year storm event.

37. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to collect and convey all on-site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties.

38. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board.

39. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The developer shall be responsible for implementation,

PM2021-0009 (TPM38223)
Draft Conditions of Approval

monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later.

40. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department.

41. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations.

42. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board.

43. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to mini mize erosion and silt deposition during the grading operation.

44. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the infiltration basin with the following requirements
A. Basin shall be constructed per the Riverside Flood Control District, LID manual and include the following:

B. An access road that allows easy access to the bottom of the basin for maintenance;
C. An emergency overflow weir or spillway;
D. Drain within 72 hours or otherwise comply with relevant standards for vector control. If the 72-hour limit cannot be reached, the applicant shall implement other features to meet the requirement. This may include dry-wells, underdrain, larger surface area, etc as approved by the City Engineer; E. Security fencing along the perimeter of the basin w/ appro priate signage; F. Fire Department Rapid Entry System;
G. Access from public right-of-way.

45. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a li censed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical eng ineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant.

SEWER IMPROVEMENTS

46. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The backbone sanitary sewer system shall connect to the existing municipal sewer system.

47. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IM PROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims shall be set flush with the finished surface Per the City of Beaumont’s paving and manhole cover detail.

48. PRIOR TO ACCEPTANCE OF ANY PUBLIC SEWER IMPROVEMENT OR PRIOR TO IS SUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall repair the sewer trench and restore existing pavement associated with sewer installation per the City of Beaumont’s Paving and Trench Repair detail

49. PRIOR TO PLACEMENT OF PAVEMENT OR FINISHED SURFAC E: The applicant shall construction all portions of private sewer laterals that encroach or occur within the public right-of-way. A cleanout shall occur at the right-of-way boundary per EMWD standard. The lateral shall be sealed to prevent soil and other debris from entering the sewer system.

WATER IMPROVEMENTS

50. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed.

51. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all fire hydrants; air vacs and other above ground wate r facilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations.

MITIGATION MEASURES

52. MM AQ-1: Prior to issuance of Phase 1 and Phase 2 grading permits, the applicant shall prepare and submit documentation to the City of Beaumont to demonstrate the following:

• All off-road diesel-powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off-road emissions standards.

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Draft Conditions of Approval

Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment. A copy of each unit’s Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if appli cable) shall be provided to the City at the time of mobilization of each applicable unit of equipment. • Construction equipment shall be properly maintained according to manufacturer specifications.
• All construction equipment and delivery vehicles shall be turned off when not in use, or limit on-site idling for no more than 5 minutes in any 1 hour. • On-site electrical hook ups to a power grid shall be provided for electric construction tools including saws, drills, and compressors, where feasible, to reduce the need for diesel powered electric generators.

53. MM AQ-2: The Project shall utilize “Super-Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC content than what is required) put forth by SCAQMD’s Rule 1113 for all architectural coatings. Super-Compliant low VOC paints shall be no more than 10g/L of VOC. Prior to issuance of Phase 1 and Phase 2 building permits, the Beaumont Building and Safety Department shall confirm the plans include the following specifications:

• All architectural coatings will be super-compliant low VOC paints. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water-based and oil-based paints. • Keep lids closed on all paint containers when not in use to prevent VOC emissions and excessive odors.
• For water-based paints, clean up with water only. Whenever possible, do not rinse the cleanup water down the drain or pour it directly into the ground or the storm drain. Set aside the can of cleanup water and take it to the hazardous waste center ( www.cleanup.org) .
• Use compliant low-VOC cleaning solvents to clean paint application equipment. • Keep all paint- and solvent-laden rags in sealed containers to prevent VOC emissions.
• Contractors shall construct/build with materials that do not require painting and use pre-painted construction materials to the extent practicable. • Use high-pressure/low-volume paint applicators with a minimum transfer efficiency of at least 50 percent or other application techniques with equivalent or higher transfer efficiency.

54. MM AQ-3: Prior to issuance of Phase 1 and Phase 2 occupancy permits (unless otherwise specified), the Project operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool and transit. The TDM shall

include, but is not limited to the following:

• Provide a transportation information center and on-site TDM coordinator to educate residents, employers, employees, and visitors of surrounding transportation options.
• Promote bicycling and walking through design features such a s showers for employees, self-service bicycle repair area, etc. around the project site (Phase 1 only).
• Each building shall provide secure bicycle storage space equivalent to two percent of the automobile parking spaces provided (Phase 1 only). • Each building shall provide a minimum of two shower and changing facilities within 200 yards of a building entrance (Phase 1 only).

Provide on-site car share amenities for employees who make only occasional use of a vehicle, as well as others who would like occasional access to a vehicle of a different type than they use day-to -day.
• Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ride -matching service. • Incorporate incentives for using alternative travel modes, such as preferential load/unload areas or convenient designated parking spaces for carpool/vanpool users.
• Provide meal options on-site or shuttles between the facility and nearby meal destinations.
• Each building shall provi de preferred parking for electric, low‐emitting and fuel - efficient vehicles equivalent to at least eight percent of the required number of parking spaces.

55. MM AQ-5: Prior to the issuance of occupancy permits for Phase 1, the Planning Department shall confirm that all truck access gates and loading docks within the project site shall have a sign posted that states:

• Truck drivers shall turn off engines when not in use. • For non-essential idling, truck drivers shall shut down the engine after five minutes of continuous idling operation (pursuant to Title 13 of the California Code of Regulations, Section 2485). Once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged. • Telephone numbers of the building facilities manager and CARB to report violations.

Signs shall also inform truck drivers about the health effects of diesel particulates, the California Air Resources Board diesel idling regulations, and the importance of being a good neighbor by not parking in residential areas.

56. MM AQ-6: Prior to the issuance of Phase 1 occupancy permits, the Planning Department shall confirm that tenant lease agreements require the Project Applicant to provide $1.00 per square foot in funding for fleet upgrade financi ng to be used over the term of their lease on Zero Emissions (ZE) and Near Zero

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Emissions (NZE) delivery vans or trucks. This requirement shall apply to new leases only (not renewals) and for the first 10 years of the Project’s life. The funding shall be provided in the form of lease allowance/concession. The allowance shall be a reimbursement once ZE or NZE medium/heavy duty vehicles are purchased and can be used at any time during the lease term (i.e., the landlord shall reimburse the tenant once the tena nt provides receipt of paid invoice for the order). If a tenant leases their fleet, this allowance shall also cover the cost to lease ZE or NZE trucks. This measure would also facilitate compliance with SCAQMD Rule 2305 .

57. MM BIO-1: Project activities shall not be initiated within 100 feet of any least Bell’s vireo suitable habitat area(s) during the species’ breeding season (March 15 - August 31) unless a negative USFWS protocol survey has been conducted within one year of construction kickoff and findings were negative. If groundbreaking activities occur outside the least Bell’s vireo nesting season (i.e., September 16 - March 14), a qualified biologist shall perform a presence/absence survey within suitable habitat on-site, and shall continue these surveys on a monthly basis, especially as breeding season commences.

If least Bell’s vireo nesting is discovered, either during protocol surveys, monthly presence/absence surveys, or incidentally, no Project activities shall occur within 300 feet of any least Bell’s vireo nest site until it has been confirmed that the young have fledged, and the nest is no longer active. A qualified biologist shall always be present when construction crews are working within 1/8 mile surrounding an identified least Bell’s vireo nest site to ensure that the birds do not react unfavorably to Project activities. If the qualified biologist observes signs of agitation stemming from Project activities, the activities shall cease and not resume until the birds’ behavior normalizes. If the birds continue to exhibit signs of agitation, Project activities shall be adjusted to avoid impacts on nesting least Bell’s vireo.

Additionally, in the presence of least Bell’s vireo nests, noise level from Project activities shall not to exceed 65 dBA at the edge of occupied habitat. If this is not possible, a noise barrier shall be constructed to keep noise at or below 65 dBA to avoid adverse impacts to any least Bell’s vireo nest/s.

During the least Bell’s vireo breeding season, artificial light shall not be cast into suitable habitat.

A qualified biologist shall conduct a training session for Project personnel prior to grading in conformance with MSCHP best management practices requirements.

The training shall include a description of least Bell’s vireo and its habitats, the general provisions of the Endangered Species Act (Act) and the MSHCP, the need to adhere to the provisions of the Act and the MSHCP, the penalties associated with violating the provisions of the Act, the general measures that are being implemented to conserve the spe cies of concern as they relate to the Project, and the access routes to and Project site boundaries within which the Project activities must be accomplished.

58. MM BIO-2: A qualified biologist will conduct a pre -construction presence/absence survey for burrowing owls within 30 days prior to site disturbance. If burrowing owls are documented on-site, the owls will be relocated/excluded from the site outside of the breeding season following accepted protocols, as specified in the MSHCP.

CDFW will be notified within 48-hours of detection and the take of active nests will be avoided. To avoid take of active nests, a qualified biologist will develop a Burrowing Owl Plan that describes avoidance, relocation, monitoring, minimization, and/or mitigation actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites and details on proposed buffers if avoiding the burrowing owls or information on the adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation and funding of artificial burrows (numbers, location, and type of burrows) and management activities for relocated owls shall also be included in the Burrowing Owl Plan. The Burrow ing Owl Plan will be reviewed by the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and the Western Riverside County Regional Conservation Authority.

59. MM BIO-3: To ensure compliance with California Fish and Game Code secti on 3503, 3503.5, and 3513 and to avoid potential impacts to nesting birds vegetation clearing and ground disturbing activities shall be conducted outside of the bird nesting season. If avoidance of the nesting season is not feasible, then a qualified biologist will conduct a nesting bird survey within three days prior to any disturbance of the site, including but not limited to vegetation clearing, disking, demolition activities, and grading. If active nests are identified, the biologist shall establish sui table buffers around the nests depending on the level of activity within the buffer and species observed, and the buffer areas shall be avoided until the nests are no longer occupied, and the juvenile birds can survive independently from the nests.

Duri ng construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgement. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional judgement to avoid take of nesting birds.

60. MM BIO-4: Prior to any ground-disturbing activity near jurisdictional aquatic resources, applicable permits shall be obtained through the Corps, RWQCB, and CDFW for impacts on jurisdictional aquatic resources. The Applicant shall implement/comply
with all permit conditions and mitigation measures required by the resource agencies. Compensatory mitigation to offset impacts on jurisdictional aquatic resources may be implemented through on-site or off-site, permittee-responsible

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mitigation, in-lieu fee (ILF) program or mitigation bank credit purchase, or a combination of these options depending on availability.

The proposed compensatory mitigation strategy is as follows, for a total 3:1 mitigation ratio:

1. Purchase of 4.82 credits (2:1 mitigation ratio) from an in-watershed mitigation bank (i.e., the Santa Ana River Watershed ILF Program ), as available; AND

2. An additional 1:1 mitigation via one of the following measures, dependent on negotiations with the resource agencies during the permit evaluation process:

a. On-site preservation, including enhancement and revegetation within Specific Plan Planning Area 3, with a focus on removal of invasive tree of heaven (Ailanthus altissima) and replanting with native species such as mulefat (Baccharis salicifolia) and other appropriate species, OR

b. Purchase of 2.41 credits (1:1 mitigatio n ratio) from an in-watershed mitigation bank (i.e., the Santa Ana River Watershed ILF Program), as available.

The Corps, RWQCB, and CDFW will make final determinations regarding compensatory mitigation requirements during the permit evaluation process. If mitigation credits are not available at the Santa Ana River Watershed ILF Program, purchase of credits at an alternative mitigation bank will be pursued in consultation with the regulatory agencies during the aquatic resources permitting process.

Additionally, if on-site enhancement is pursued, an enhancement and revegetation plan will be developed in consultation with the regulatory agencies during the aquatic resources permitting process.

61. MM BIO-5: The proposed Project is an MSHCP Covered Activity and subject to the MSHCP implementation procedures. Prior to adoption and approval of the DEIR, the City of Beaumont will ensure full implementation of the Western Riverside County Multiple Species Habitat Conservation Plan for the Project, which includes, but is not limited to, sending a Determination of Biologically Equivalent or Superior Preservation to the California Department of Fish and Wildlife and the US Fish and Wildlife Service for a 60 -day review and response period prior to the City approving the DBESP and finalizing the DEIR.

62. MM BIO-6: Avoided riparian/riverine areas, and associated functions and values, will be conserved through the use of deed restrictions, conservation easement, or other appropriate mechanisms.

63. MM CUL-1: A qualified archaeological monitor who meets U.S. Secretary of the Interior Standards (SOI) will be present during Project-related ground-disturbing activities in undisturbed native sediments.

64. MM CUL-2: In the event that potentially significant cultural materials are encountered during Project-related ground-disturbing activities, all work will be halted in the vicinity of the discovery until a qualified archaeologist who meets U.S.

Secretary of the Interior Standards (SOI) can visit the site of discovery and assess the signi ficance of the archaeological resource.

65. MM GEO-1: Settlement Monitoring Program. A Settlement Monitoring Program would be implemented, as required by the City of Beaumont Engineering Department, consisting of the surveying of surface monuments to monitor settlement of alluvial soils left in-place and/or proposed fills deeper than 30 feet (design plus remedial grading). Survey monument readings for both deep fill areas and for fill over compressible natural ground (Qal) should be conducted following the completion of fill placement. Survey monument locations should be selected by the geotechnical consultant. Survey readings should be taken weekly for the first month and on a weekly basis thereafter until vertical movement of the fill mass achieve 90 percent of primary compression, begin secondary compression or the estimated remaining settlement is less than one inch. Construction of proposed structures would not commence until approved by the geotechnical consultant based on the results of the settlement mo nitoring. Survey benchmarks used for the monitoring would be confirmed with the geotechnical consultant prior to initial readings being performed.

Foundation and Grading Plan Review. New retaining walls with maximum heights of up to 50± feet would be constructed as part of the new development. Additional review of the global stability of the proposed site grading be performed by SCG once more detailed rough grading plans become available. An additional subsurface exploration may be required to evaluate the geotechnical design considerations of the retaining wall and new slope configurations , as determined by a qualified geologist.

Over excavation. Benching of the sidewalls would be required during fill placement.

The horizontal extent of the benching sho uld be sufficient to reduce the inclination of the native fill contact to 3h:1v or flatter. Following completion of the over excavations, the subgrade would be evaluated by the geotechnical engineer to verify its suitability to serve as the structural fill subgrade. Some localized areas of deeper excavation may be required if loose, porous, or low-density materials are encountered at the base of the over excavation. Materials suitable to serve as the structural fill subgrade within the building area should consist of moderate strength alluvial soils which possess an in-situ density equal to at least 85 percent of the ASTM D -1557 maximum dry density. These materials would be moisture

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conditioned to 0 to 4 percent above optimum moisture content prior to placem ent of any new fill soils. The previously excavated soils may then be replaced as compacted structural fill.

66. MM GEO-2: Paleontological Construction Monitoring and Compliance Program.

The following measures would be implemented to reduce potential impacts to paleontological resources to less than significant:

Retain a Qualified Paleontologist. Prior to initial ground disturbance, the Applicant shall retain a Project paleontologist, defined as a paleontologist who meets the Society of Vertebrate Paleontology standards for Qualified Professional Paleontologist, to direct all mitigation measures related to paleontological resources.

Paleontological Monitoring. Ground disturbing construction activities (including grading, trenching, foundation work, and other excavations) in areas mapped as high paleontological sensitivity shall be monitored on a full-time basis by a qualified paleontological monitor during initial ground disturbance. Areas mapped as low to high paleontological sensitivity shall be monitored when ground-disturbing activities exceed five feet in depth, because underlying sensitive sediments could be impacted. Areas considered to have an undetermined paleontological sensitivity shall be inspected and further assessed if construction activities bring potentially sensitive geologic deposits to the surface. The Paleontological Mitigation and Monitoring Program shall be supervised by the Project paleontologist. Monitoring must be conducted by a qualified paleontological monitor, who is defined as an individual who has experience with collection and salvage of paleontological resources. The duration and timing of the monitoring would be determined by City based on recommendation from the Project paleontologist. If the Project paleontologist determines that full-time monitoring is no longer warranted, they may recommend to the City that monitoring be reduced to periodic spot-checking or cease entirely. Monitoring would be reinstated if any new or unforeseen deeper ground disturbances are required and re duction or suspension would need to be reconsidered by the Supervising Paleontologist.

Ground disturbing activity that does not exceed five feet in depth would not require paleontological monitoring.

Paleontological Mitigation and Monitoring Program. Aft er Project design has been finalized to determine the precise extent and location of planned ground disturbances, and prior to construction activity, a qualified paleontologist would prepare a Paleontological Mitigation and Monitoring Program to be impleme nted during ground disturbance activity for the Project. This program would outline the procedures for construction staff Worker Environmental Awareness Program (WEAP) training, paleontological monitoring extent and duration, salvage and preparation of fossils, the final mitigation and monitoring report, and paleontological staff qualifications. The program would be prepared in accordance

with the standards set forth by current Society of Vertebrate Paleontology guidelines (2010) and with proper implementation, would reduce or eliminate potential impacts to paleontological resources.

Paleontological Worker Environmental Awareness Program. Prior to the start of construction, the Project paleontologist or his/her designee shall conduct training for construction personnel regarding the appearance of fossils and the procedures for notifying paleontological staff should fossils be discovered by construction staff.

The WEAP shall be presented at a preconstruction meeting that a qualified paleontologist shall attend. In the event of a fossil discovery by construction personnel, all work in the immediate vicinity of the find shall cease and a qualified paleontologist shall be contacted to evaluate the find before restarting work in the area. If it is determined that the fossil(s) is (are) scientifically significant, the qualified paleontologist shall complete the following conditions to mitigate impacts to significant fossil resources.

Salvage of Fossils. If fossils are discovered, the Project paleontologist or paleontological monitor should recover them. Typically, fossils can be safely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case, the paleontologist would have the authority to temporarily direct, divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner.

Preparation and Curation of Recovered Fossils. Once salvaged, the City would ensure that significant fossils would be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and curated in a scientific institution with a permanent paleontological collection (such as the Western Science Center), along with all pertinent field notes, photos, data, and maps. Fossils of undetermined significance at the time of collection may also warrant curation at the discretion of the Project paleontologi st. Field collection and preparation of fossil specimens would be performed by the Project paleontologist with further preparation as needed by an accredited museum repository institution at the time of curation.

Final Paleontological Mitigation Report. Upon completion of ground -disturbing activity (and curation of fossils, if necessary) the qualified paleontologist should prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report should include discussion of the location, duration, and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated.

67. MM GHG-1: Phase 1 of the Project shall install solar photovoltaic (PV) panels or

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other source of renewable energy generation on-site, or otherwise acquire energy from the local utility that has been generated by renewable sources, that would provide 100 percent of the expected building load (i.e., the Title 24 electricity demand and the plug-load, conservatively anticipated to be approximately 8.87 kilowatt hours per year [kWh/year] per square foot).

With expected energy consumption at 8.87 kWh/sf, a PV panel array covering approximately one quarter of the proposed roof space would provide sufficient on- site renewable energy generation to offset consumption. The final PV generation facility size requires approval by Southern California Edison (SCE). SCE’s Rule 21 governs operating and metering requirements for any facility connected to SCE’s distribution system. Should SCE limit the off-site export, the proposed Project may utilize a battery energy storage system (BESS) to lower off -site export while maintaining on-site renewable generation to offset consumption.

Should the energy consumption characteristics of a future tenant differ from this projection, there is sufficient space on the rooftop for the system to roughly triple on-site generation. The building shall include an electrical system and other infrastructure sufficiently sized to accommodate the PV arrays. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage.

68. MM GHG-2: Prior to the issuance of a Phase 1 or Phase 2 building permit, the Project Applicant or successor in interest shall provide documentation to the City of Beaumont demonstrating that the Project is designed to achieve Leadership in Energy and Environmental Design (LEED) certification and meet or exceed CalGreen Tier 2 standards in effect at the time of building permit application.

69. MM GHG-3: The development (Phase 1 and Phase 2) shall divert a minimum of 75 percent of landfill waste. Prior to issuance of certificate of occupancy, a recyclables collection and load area shall be constructed in compliance with Riverside County Waste Management Department’s Design Guidelines for Recyclable Collection and Loading Areas.

70. MM GHG-4: Prior to the issuance o f Phase 1 or Phase 2 occupancy permits, the Planning Department shall confirm that tenant lease agreements include contractual language that all landscaping equipment used on-site shall be 100 percent electrically powered. This requirement shall be include d in the third-party vendor agreements for landscape services for the building owner and tenants, as applicable.

71. MM HAZ-1: The Applicant shall have a Soil Management Plan prepared by a qualified geologist prior to the issuance of a building permit. The Soil Management Plan shall provide guidelines for grading and construction projects at the Project site. At a minimum, the Soil Management Plan shall provide a site -specific health

and safety plan, excavation boundary site map, and a series of cross -secti ons of the Project site.

72. MM TCR-1 The Serrano Nation, (currently Mr. Mark Cochrane and/or Mr. Wayne Walker, but the representative could change depending on when a finding may occur), shall be notified if any cultural material is encountered during Proj ect construction.

PROJECT DESIGN FEATURES:

67. PDF AQ-1 The Project does not include cold storage.

68. PDF AQ-2 All outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklifts) shall be powered by electricity. Each building shall include the necessary charging stations for cargo handling equipment. The building manager or their designee shall be responsible for enforcing these requirements. Note that SCAQMD Rule 2305 (Warehouse Indirect Source Rule) Warehouse Actions and Investments to Reduce Emissions (WAIRE) points may be earned for electric/zero emission yard truck/hostler usage.

69. PDF AQ-3 Tenant lease agreements shall include contractual language restricting trucks and support equipment from nonessential idli ng longer than 5 minutes while on site.

70. PDF AQ-4 All heavy-duty vehicles registered in California entering or operated on the Phase 1 project site shall be model year 2010 or later. This requirement shall be included as part of tenant’s agreement with thi rd -party carriers. Tenants shall maintain records on its fleet equipment and ensure that all heavy-duty trucks accessing the project site Phase 1 use year 2010 or newer engines. The records shall be maintained onsite and be made available for inspection by the City.

Encouraging the use of model year 2010 or newer trucks and other efficiency measures could incentivize near zero emission (NZE) or zero emission (ZE) truck visits, which would facilitate compliance with SCAQMD Rule 2305 (Warehouse Indirect Source Rule).

71. PDF AQ-5 Phase 1 facility operators shall be required to train managers and employees on efficient scheduling and load management to eliminate unnecessary queuing and idling of trucks. The building manager or their designee shall be responsible for enforcing these requirements.

72. PDF AQ-6 Phase 1 tenants shall train its staff in charge of keeping vehicle records in diesel technologies and compliance with CARB regulations, by attending CARB -approved courses. Facility operators shall maintain records on- site demonstrating compliance and make records available for inspection by the

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local jurisdiction, air district, and state upon request. The building manager or their designee shall be responsible for enforcing these requirements.

73. PDF AQ-7 Phase 1 tenants shall maintain records on its fleet equipment and vehicle engine maintenance to ensure that equipment and vehicles serving the warehouses within the project are in good condition, and in proper tune pursuant to manufacturer’s specifications. The build ing manager or their designee shall be responsible for enforcing these requirements.

74. PDF AQ-8 The facility operator for Phase 1 shall ensure that site enforcement staff in charge of keeping the daily log and monitoring for excess idling will be trained/certified in diesel health effects and technologies, for example, by requiring attendance at California Air Resources Board -approved courses (such as the free, one-day Course #512). The building manager or their designee shall be responsible for enforcing these requirements.

75. PDF AQ-9 Phase 1 tenants shall include contractual language in tenant lease agreements that requires the tenant be in, and monitor compliance with, all current air quality regulations for on-road trucks including CARB’s Heavy-Duty (Tractor- Trailer) Greenhouse Gas Regulation, Periodic Smoke Inspection Program (PSIP), and the Statewide Truck and Bus Regulation.

76. PDF AQ-10 The Phase 1 site shall include at least 30 electric light-duty vehicle charging stations and install conduit for 59 future electric light-duty vehicle charging stations. Spaces with conduit for future charging stations shall have properly sized and listed raceways/conduits, dedicated branch circuits, service panel or subpanel(s). Both the service panel or subpanel(s) and the raceway termination location shall be visibly marked as “EV CAPABLE.”

77. PDF AQ-11 Designate 119 parking spaces for clean air/electric vehicle/vanpool parking.

78. PDF AQ-12 Phase 1 tenants shall enroll in the United States Environmental Protection Agency’s SmartWay program and tenants shall use carriers that are SmartWay carriers.

79. PDF AQ-13 The Phase 1 facility operator shall provide tenants with an information packet that:

Provides information on incentive programs, such as the Carl Moyer Memorial Air Quality Standards Attainment Program (Moyer Program) and Voucher Incentive Program, and other similar funding opportunities to upgrade their fleets. The Moyer Program On-Road Heavy-Duty Vehicles Voucher Incentive Program (VIP) provides funding to individuals seeking to purchase new or used vehicles with 2013 or later model year engines to replace an existing vehicle that is to be scrapped.

Recommends the use of electric or alternatively fueled sweepers with high efficiency particulate air (HEPA) filters;

Recommends the use of water-based or low VOC cleaning; and

For occupants with more than 250 employees, information related to SCAQMD Rule 2202, which requires the establishment of a transportation demand management program to reduce employee commute vehic le emissions.

80. PDF AQ-14 Signs shall be installed at each Phase 1 exit driveway, providing directional information to the City’s truck route. Text on the sign shall read “To Truck Route” with a directional arrow. Truck routes shall be clearly marked pursuant to the Municipal Code.

81. PDF AQ-15 The Phase 1 site shall be designed such that any check -in point for trucks is well inside the facility to ensure that there are no trucks queuing outside the facility. Vehicles can access the building using paved roads and parking lots.

Further, the applicant shall provide signage to ensure that no trucks are queuing outside the facility. Signage shall also be placed at the entrance of the site for the community in case of complaints and shall include the phone number of the building manger or designee. The building manager or designee shall be responsible for ensuring compliance with this measure tenant and third -party truck owners.

82. PDF AQ-16 The Phase 1 portion of the Project shall provide funding for 30 grants for the purchase of electric zero emission vehicle passenger cars for on-site employees. The program shall prioritize applicants who live in the City of Beaumont and the surrounding area (i.e., employees that are residents of Beaumont, Banning, or Calimesa) and who do not already own a zero emission vehicle. Additionally, grantees must be employed at the Project site for a minimum of five years. Grantees employed for less than five years must return the zero emission vehicle so that it can be used by a current employee.

83. PDF AQ-17 Phase 1 shall install photocatalytic pavements or pavement coatings (such as PURETi Coat or PlusTi) that lessens pavement -related radiative forcing by reducing heat absorption and the convective re -release (pavement emissivity) from solar radiation, as well as naturally decomposing surrounding atmospheric NO2 when exposed to ultraviolet (UV) light.

84. PDF AQ-18 During Phase 1 the Project shall improve vegetation and tree canopy for all sensitive receptors’ properties located within a 30 0-foot radius of the Project boundary for a maximum one -time contribution of $5,000 per sensitive receptor’s property. The funds may be used for vegetation installation, the vegetation itself, and vegetation irrigation. If the Applicant provides reasonable evidence to the City

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of contacting the property owners of the sensitive receptor(s) and offering to plant vegetation and tree canopy, and the offer is declined or the prop erty owner(s) cannot be reached, no further action shall be required.

85. PDF E-1 The Project does not include cold storage.

86. PDF E-2 All outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklifts) shall be powered by electricity. Each building shall include the necessary charging stations for cargo handling equipment.

87. PDF E-3 Tenant lease agreements shall include contractual language restricting trucks and support equipment from idling longer than 5 minutes while on site.

88. PDF E-4 All heavy-duty vehicles entering or operated on the project si te shall be model year 2010 or later. Tenants shall maintain records on its fleet equipment and ensure that all heavy-duty trucks accessing the project site use year 2010 or newer engines. The records shall be maintained onsite and be made available for inspection by the County.

89. PDF E-5 Facility operators shall be required to train managers and employees on efficient scheduling and load management to eliminate unnecessary queuing and idling of trucks.

90. PDF E-6 Tenants shall train its staff in charge of kee ping vehicle records in diesel technologies and compliance with CARB regulations, by attending CARB - approved courses. Facility operators shall maintain records on-site demonstrating compliance and make records available for inspection by the local jurisdic tion, air district, and state upon request.

91. PDF E-7 Tenants shall maintain records on its fleet equipment and vehicle engine maintenance to ensure that equipment and vehicles serving the warehouses within the project are in good condition, and in proper tune pursuant to manufacturer’s specifications.

92. PDF E-8 The facility operator shall ensure that site enforcement staff in charge of keeping the daily log and monitoring for excess idling will be trained/certified in diesel health effects and technologies, for example, by requiring attendance at California Air Resources Board -approved courses (such as the free, one -day Course #512).

93. PDF E-9 Include contractual language in tenant lease agreements that requires the tenant be in, and monitor compliance with, all current air quality regulations for on-road trucks including CARB’s Heavy-Duty (Tractor-Trailer) Greenhouse Gas Regulation, Periodic Smoke Inspection Program (PSIP), and the Statewide Truck

and Bus Regulation.

94. PDF E-10 Install at least 30 electric li ght-duty vehicle charging stations and install conduit for 59 future electric light-duty vehicle charging stations. Spaces with conduit for future charging stations shall have properly sized and listed raceways/conduits, dedicated branch circuits, service panel or subpanel(s). Both the service panel or subpanel(s) and the raceway termination location shall be visibly marked as “EV CAPABLE.”

95. PDF E-11 Install conduit for future electric truck charging capabilities at each loading dock door.

96. PDF E-12 Designate 119 parking spaces for clean air/electric vehicle/vanpool parking.

97. PDF E-13 Tenants shall enroll in the United States Environmental Protection Agency’s SmartWay program and tenants shall use carriers that are SmartWay carriers.

98. PDF E-14 The facility operator shall provide tenants with an information packet that:

Provides information on incentive programs, such as the Carl Moyer Memorial Air Quality Standards Attainment Program (Moyer Program) and Voucher Incentive Program, and other similar funding opportunities to upgrade their fleets. The Moyer Program On-Road Heavy-Duty Vehicles Voucher Incentive Program (VIP) provides funding to individuals seeking to purchase new or used vehicles with 2013 or later model year engines to replace an e xisting vehicle that is to be scrapped.

Recommends the use of electric or alternatively fueled sweepers with high efficiency particulate air (HEPA) filters;

Recommends the use of water-based or low VOC cleaning; and

For occupants with more than 250 employees, information related to SCAQMD Rule 2202, which requires the establishment of a transportation demand management program to reduce employee commute vehicle emissions.

99. PDF AQ-15 Signs shall be installed at each exit driveway, providing directional information to the City’s truck route. Text on the sign shall read “To Truck Route” with a directional arrow. Truck routes shall be clearly marked pursuant to the Municipal Code.

100. PDF AQ-16 The site shall be designed such that any check -in point for trucks is well inside the facility to ensure that there are no trucks queuing outside

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the facility. Vehicles can access the building using paved roads and parking lots.

Further, the applicant shall provide signage to ensure that no trucks are queuing outside the facility.

101. PDF AQ-17 The Project shall provide funding for 30 grants for the purchase of electric vehicle passenger cars for on-site employees. The program shall prioritize applicants who live in the City of Beaumont and the surrounding area.

102. PDF AQ-18 The Project shall install photocatalytic pavements or pavement coatings (such as PURETi Coat or PlusTi) that lessens pavement -related radiative forcing by reducing heat absorption and the convective re -release (pavement emissivity) from solar radiation, as well as naturally decomposing surrounding atmospheric NO2 when exposed to ultraviolet (UV) light.

Mitigation Program:

103. SC HYD -1 The Applicant or his/her designees shall obtain a General Permit for Stormwater Discharge Associated with Construction Activity (Construction Activity General Permit). The Applicant or his/her designees shall provide a copy of this permit to the City Public Works Department prior to the issuance of the first grading permit.

104. SC HYD -2 Prior to issuance of the first grading permit, the Applicant shall submit to the City Engineer for approval, a Final water quality management plan (WQMP) specifically identifying BMPs that will be incorporated into the project to control stormwater and non-stormwater pollutants during and after construction.

The Final WQMP shall specify best management practices specific to the project site, which shall be integrated into the stormwater conveyance plan. The plan shall identify specific strategies, including the following.

Site design features, includi ng maximizing open space, preservation of natural drainages, and minimization of impervious surfaces.

Source control features, including leveraging public outreach and education, use of appropriate landscaping, and covering trash storage areas.

Treatment controls, including the use of underground chambers.

105. SC HYD -3 Prior to issuance of the first grading permit, an Erosion Control Plan (ECP) shall be prepared and included with the project’s grading plan. The ECP shall be identify specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading.

The ECP shall include the following measures at a minimum:

Specify the timing of grading and construction to minimize soil exposure t o rainy periods experienced in Southern California; and

An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame.

POLICIES:

106. Policy N 1.1 Protect noise-sensitive land uses from high levels of noise by restricting noise-producing land uses from these areas. If the noise -producing land use cannot be relocated, then noise buffers such as setbacks, landscaping, or blockwalls shall be used.

107. Policy N 1.5 Prevent and mitigate the adverse impacts of excessive noise exposure on the residents, employees, visitors, and noise -sensitive uses of Riverside County.

108. Policy N 1.6 Minimize noise spillover or encroachment from commercial and industrial land uses into adjoining residential neighborhoods or noise -sensitive uses.

CITY OF CALIMESA:

109. Applicant shall implement all traffic mitigation measures identified in the approved Traffic Impact Analysis (TIA) and the approved IS/EIR prepared for the proposed project.

110. Traffic signals proposed in the City of Calimesa shall be justified with a warrant study consistent with the CA Manual of Uniform Traffic Control Devices Manuals (MUTCD) (2014).

111. Regarding I-10/Cherry Valley Boulevard Interchange, if Caltrans approves the ultimate improvements prior to the issuance of the first building permit for the project, Applicant shall participate in the construction of ultimate Improvements in collaboration with the City of Calimesa and City of Beaumont. The ultimate improvements include bridge reconstruction and ramp improvements together with the realignment of Calimesa Boulevard. The Cities intend to construct these improvements in 2 phases (Phase I - Calimesa Boulevard realignment and Phase 2 – Interchange Construction). Interchange, including Calimesa Boulevard realignment, fair share funding (TIA Fair Tables 13 -15), shall be paid through appropriate and sufficient City of Beaumont required development fees and TUMF and other sources as required. Or if Caltrans has not approved the ultimate improvements prior to issuance of first building permit for the project, Applicant shall construct a specified list of proposed interim improvements:

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Draft Conditions of Approval

#1 – for I-10 EB Ramps at Cherry Valley Boulevard - Install a traffic signal, add a westbound left-turn lane, add an eastbound right-turn lane, and add a southbound right-turn lane.

#2 – for I-10 WB Ramps at Cherry Valley Boulevard - Install a traffic signal, add a northbound left-turn lane, add an eastbound left-turn lane, and add a westbound right-turn lane.

#3 – for Calimesa Boulevard at Cherry Valley Boulevard - add a 2nd eastbound through lane, add a 2nd westbound through lane, and Install a traffic signal.

Or, pay City of Calimesa an equivalent fee if improvements are constructed by others. Again, fair share funding (TIA Tables 13 -15) shall be paid through appropriate and sufficient City of Beaumont required development fees and TUMF and other sources as required. Funds shall be used for right-of-way acquisitions and construction.

End of Conditions

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CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL

PLANNING COMMISSION DATE: June 28, 2022
CITY COUNCIL DATE: October 18, 2022

PROJECT NAME: Beaumont Summit Station Building 1
PROJECT NO.: PP2021-0388
DESCRIPTION: To construct a 985,860 square foot industrial building on a 55.19-acre lot that is proposed as Parcel 1 of Tentative Parcel Map 38223.

APPLICANT: Exeter Cherry Valley Land, LLC
LOCATION: South side of Cherry Valley Boulevard, west of B Street and east of A Street APN: 407-230-022 and 407-230-023

PROJECT

Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition.

STANDARD CONDITIONS

1. The permit for the above referenced Plot Plan and property consists of all Conditions of Approval herein.

2. The use hereby permitted is the construction of a 985,860 square foot building on

55.19 acres located on Assessor Parcel Numbers 407-230-022 and 407-230-023.

3. The Community Development Director may approve minor modifications to Plot Plan PP2021-0388 that are in substantial conformance with the Beaumont Summit Station Specific Plan to the approved project and that do not increase impacts. All copies of the revised plans shall be dated and signed by the Director and made a part of the record.

4. Any modifications not considered in substantial conformance with the Beaumont Summit Station Specific Plan and PP2021-0388 are subject to separate review and approval by the Planning and Building Departments and may require additional permits and fees.

5. The permittee shall defend, indemnify, and hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning Plot Plan PP2021-0388. The City of Beaumont will

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promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully in the defense, the permittee shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

6. This approval is subject to the City of Beaumont Municipal Code Section 17.02.070 Plot Plans are subject to timing specified in Sections (I) Plot Plan Time Limits, and (J) Plot Plan Lapse in Time.

7. The development and uses entitled pursuant to the permit shall comply with the Beaumont Summit Station Specific Plan and the Beaumont Municipal Code when the Specific Plan is silent and all other applicable City of Beaumont ordinances and state and federal codes. The development of the premises shall conform substantially with that as shown on the approved site plan, unless otherwise amended by these conditions of approval.

8. Administrative Plot Plan and business license application review and approval are required prior to building permit final.

9. Final inspections will be required prior to the start of operations by the City of Beaumont Departments including the office of the Fire Marshall and the Riverside County Flood Control District. All inspections shall be performed and approved before a Certificate of Occupancy will be issued.

10. If any of the conditions of approval are violated, or if the use otherwise become a public nuisance as set forth in the Beaumont Municipal Code, the Plot Plan permit may be revoked as prescribed in the Municipal Code.

11. A valid business license shall be maintained in force at all times.

12. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the existing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modification or revocation thereof.

13. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke the permit if nuisance conditions result from the operation.

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14. The project shall comply the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50.

15. Outdoor storage of motor vehicles is prohibited.

16. No vehicles may be parked on sidewalks, parkways, driveways, or alleys.

17. Buildings or any structures are prohibited from straddling any property lines, unless a parcel merger or lot line adjustment is submitted, approved and recorded.

18. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Public Works Department, and any other necessary departments or agencies.

19. Except for safety signage required by other provisions of law, signage is not approved as part of this project. Signage, in accordance with Beaumont Municipal Code, may be approved at a later date under a separate permit.

20. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, disease, vermin, and debris during the life of this project.

21. Prior to the issuance of a Building Permit, or Certificate of Occupancy (whichever occurs first), landscape plans shall be prepared by a Licensed Landscape Architect and submitted in conjunction with Building plan and this project shall be subject to all the requirements listed in Chapter 17.06. The plans shall indicate species, sizes and spacing of all shrubs, groundcover, and trees.

22. Prior to the issuance of a Certificate of Occupancy, all landscaping shall be installed, and irrigation shall be operational.

23. The landscape plans shall include at a minimum size, 24” box trees on placed 40’ on center along the Cherry Valley Boulevard northerly frontage, along the western side of “B” Street, and on the south side of the fire lane on the southern portion of the project site. All trees shall be a minimum size of a 24” box and shrubs shall be a minimum of at least 5 gallon.

24. Barbed wire, concertina and razor are strictly prohibited. Alternative toppers may be considered on a case-by-case basis, subject to approval by the Community Development Director.

25. An anti-graffiti coating shall be provided on all block walls, and written verification from the developer shall be provided to the City of Beaumont Planning Department.

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26. Per Beaumont Municipal Code, Section 17.11.160.D.3, all structures, appurtenances, parking, and drive aisles shall be paved with asphalt or concrete.

27. Per Beaumont Municipal Code, Section 1 7.11.160.D.4, all outdoor facilities shall be in compliance with Chapter 8.50 Outdoor Lighting of the Beaumont Municipal Code.

28. The property owner, developer or applicant shall fully fund the implementation measures and mitigation monitoring identified in the Environmental Impact Report.

29. Retaining walls greater than 15'-0" in height shall be sloped and broken up with landscape terraces. Such landscape terraces shall be a minimum 6'-0" in depth to allow for adequate planting of trees, shrubs and cascading plants. Within the 6’ wide landscape terrace, large columnar trees could be placed at 40’ on center, staggered between each level of terraces. Between trees, a mixture of large mounding shrubs and climbing vines shall be spaced at 8' on center. Tree sizing shall be a minimum 24-inch box and shrub sizing shall be a minimum 5-gallon size. All landscaping and irrigation for terraces shall be installed prior to the issuance of a certificate of occupancy on the subject parcel.

BUILDING DEPARTMENT CONDITIONS

30. It shall be unlawful for any person to engage in or permit the generation of noise related to landscape maintenance, construction including erection, excavation, demolition, alteration or repair of any structure or improvement, at su ch sound levels, as measured at the property line of the nearest adjacent occupied property, as to be in excess of the sound levels permitted under Chapter 9 of the Municipal Code, at other times than between the hours of 7:00 a.m. and 6:00 p.m. The person engaged in such activity is hereby permitted to exceed sound levels otherwise set forth in this Chapter for the duration of the activity during the above-described hours for purposes of construction. However, nothing contained herein shall permit any person to cause sound levels to at any time exceed 55 dB(A) for intervals of more than 15 minutes per hour as measured in the interior of the nearest occupied residence or school.

FIRE DEPARTMENT CONDITIONS

With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards:

PRIOR TO PERMIT ISSUANCE:

31. Public Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the offsite water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the

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Draft Conditions of Approval

required fire flow of 4,000 gpm at 20 psi for a 4 -hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

32. Private Fire Man: Prior to the issuance of building permits, plans for the private onsite fire main shall be submitted to the fire department for review and approval.

The water system shall be capable of delivering the required fire flow of 4,000 gpm at 20 psi for a 4-hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

33. Fire Department Access: Prior to building permit issuance, provide a site plan showing the fire lanes. Access roads shall be provided to within 150 feet to all portions of the exterior building walls and shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and capable of sustaining 75,000 lbs. over two axels for commercial developments.

Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1

34. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal.

Ref. CFC 503.4.1

35. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal.

36. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 PRIOR TO FINAL:

37. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Beaumont.

38. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review.

Ref. CFC 903.4, CFC 907.2 and NFPA 72

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Draft Conditions of Approval

39. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and emergency preemption devices compatible with Opticom. Ref.

CFC 506.1

40. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01

41. Emergency Responder Radio Coverage Systems: Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Ref. CFC 510.1 and Riverside County Office of the Fire Marshal Technical Policy #TP19 - 002

POLICE DEPARTMENT

42. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness.

43. The applicant shall comply with all applicable local, county, state and federal regulations, including the City’s Municipal Code and the California Business and Professions Code (B&P).

PUBLIC WORKS

GENERAL

44. The following is a non-inclusive list of items that may be required by the Public Works Department:

A. Plans:

a. Precise Grading Plan
b. Erosion Control Plan
c. Retaining wall Plan (for line and grade only)
d. Composite Onsite Utility Plan

B. Reports and Studies:

a. Grading Certification
b. Compaction Report

C. Permits and Agreements:

PP2021-0388
Draft Conditions of Approval

a. WQMP Covenant and Agreement
b. City Grading Permit
c. City Dirt Haul Permit
d. City Encroachment Permit

45. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval.

46. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project.

47. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable.

48. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way.

49. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall satisfy all Public Works Conditions of Approval for Tentative Parcel Map 38223.

50. PRIOR TO OBTAINING ANY BUILDING PERMIT: Parcel Map No. 38223 shall be recorded.

SURVEYING AND MAPPING

51. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act).

52. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project.

GRADING AND DRAINAGE IMPROVEMENTS

53. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design the drainage facilities to capture and convey the 100-year storm event.

54. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties.

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Draft Conditions of Approval

55. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board.

56. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to t he California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later.

57. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department.

58. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations.

59. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall submit for review and approval, a Final WQMP (F-WQMP). The F-WQMP shall be in substantial conformance with the approved preliminary Project-Specific WQMP and the document “Water Quality Management Plan – A Guidance Document for the Santa Ana Region of Riverside County,” dated October 2012 (Guidance Document)

60. PRIOR TO ISSUANCE OF GRADING PERMIT: The Applicant shall record a “Covenant and Agreement” with the County Recorder, or other instrument acceptable to the City.

61. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board.

62. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation.

63. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure that all WQMP BMP’s are fully operational and a maintenance mechanism is in place.

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Draft Conditions of Approval

64. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant.

65. PRIOR TO FOUNDATION TRENCHING: The applicant shall submit a soil compaction report to the City for review and approval.

66. PRIOR TO OBTAINING ANY BUILDING PERMIT: The applicant shall submit pad certifications letters and pad compaction reports to the City for review and Approval.

MITIGATION MEASURES

67. MM AQ-1: Prior to issuance of Phase 1 and Phase 2 grading permits, the applicant shall prepare and submit documentation to the City of Beaumont to demonstrate the following:

• All off-road diesel-powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off -road emissions standards.

Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to su pply such equipment. A copy of each unit’s Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if applicable) shall be provided to the City at the time of mobilization of each applicable unit of equipment. • Construction equipment shall be properly maintained according to manufacturer specifications.
• All construction equipment and delivery vehicles shall be turned off when not in use, or limit on-site idling for no more than 5 minutes in any 1 hour. • On-site electrical hook ups to a power grid shall be provided for electric construction tools including saws, drills, and compressors, where feasible, to reduce the need for diesel powered electric generators.

68. MM AQ-2: The Project shall utilize “Super-Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC content than what is required) put forth by SCAQMD’s Rule 1113 for all architectural coatings. Super-Compliant low VOC paints shall be no more than 10g/L of VOC. Prior to issuance of Phase 1 and Phase 2 building permits, the Beaumont Building and Safety Department shall confirm the plans include the

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following specifications:

• All architectural coatings will be super-compliant low VOC paints. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water-based and oil-based paints. • Keep lids closed on all paint containers when not in use to p revent VOC emissions and excessive odors.
• For water-based paints, clean up with water only. Whenever possible, do not rinse the cleanup water down the drain or pour it directly into the ground or the storm drain. Set aside the can of cleanup water and take it to the hazardous waste center ( www.cleanup.org) .
• Use compliant low-VOC cleaning solvents to clean paint application equipment. • Keep all paint- and solvent-laden rags in sealed containers to prevent VOC emissions.
• Contractors shall construct/build with materials that do not require painting and use pre-painted construction materials to the extent practicable. • Use high-pressure/low-volume paint applicators with a minimum transfer efficiency of at least 50 percent or other application techniques with equivalent or higher transfer efficiency.

69. MM AQ-3: Prior to issuance of Phase 1 and Phase 2 occupancy permits (unless otherwise specified), the Project operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool and transit. The TDM shall include, but is not limited to the following:

• Provide a transportation information center and on -site TDM coordinator to educate residents, employers, employees, and visitors of surrounding transportation options.
• Promote bicycling and walking through design features such as showers for employees, self-service bicycle repair area, etc. around the project site (Phase 1 only).
• Each building shall provide secure bicycle storage space equivalent to two percent of the automobile parking spaces provided (Phase 1 only). • Each building shall provide a minimum of two shower and changing facilities within 200 yards of a building entrance (Phase 1 only).

Provide on-site car share amenities for employees who make only occasional use of a vehicle, as well as others who would like occasional access to a veh icle of a different type than they use day-to-day.
• Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ride-matching service. • Incorporate incentives for using alternative travel modes, such as preferential load/unload areas or convenient designated parking spaces for carpool/vanpool users.

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• Provide meal options on-site or shuttles between the facility and nearby meal destinations.
• Each building shall provide preferred parking for electric, low‐emitting and fuel- efficient vehicles equivalent to at least eight percent of the required number of parking spaces.

70. MM AQ-5: Prior to the issuance of occupancy permits for Phase 1, the Planning Department shall confirm that all truck access gates and loading docks within the project site shall have a sign posted that states:

• Truck drivers shall turn off engines when not in use. • For non-essential idling, truck drivers shall shut down the engine after five minutes of continuous idling operation (pursuant to Title 13 of the California Code of Regulations, Section 2485). Once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged. • Telephone numbers of the building facilities manager and CARB to report violations.

Signs shall also inform truck drivers about the health effects of diesel particulates, the California Air Resources Board diesel idling regulations, and the importance of being a good neighbor by not parking in residential areas.

71. MM AQ-6: Prior to the issuance of Phase 1 occupancy permits, the Planning Department shall confirm that tenant lease agreements require the Project Applicant to provide $1.00 per square foot in funding for fleet upgrade financing to be used over the term of their lease on Zero Emissions (ZE) and Near Zero Emissions (NZE) delivery vans or trucks. This requirement shall apply to new leases only (not renewals) and for the first 10 years of the Project’s life. The funding shall be provided in the form of lease allowance/concession. The allowance shall be a reimbursement once ZE or NZE medium/heavy duty vehicles are purchased and can be used at any time during the lease term (i.e., the landlord shall reimburse the tenant once the tenant provides receipt of paid invoice for the order). If a tenant leases their fleet, this allowance shall also cover the cost to lease ZE or NZE trucks. This measure would also facilitate compliance with SCAQMD Rule 2305.

MM BIO-1: Project activities shall not be initiated within 100 feet of any least Bell’s vireo suitable habitat area(s) during the species’ breeding season (March 15 - August 31) unless a negative USFW S protocol survey has been conducted within one year of construction kickoff and findings were negative. If groundbreaking activities occur outside the least Bell’s vireo nesting season (i.e., September 16 - March 14), a qualified biologist shall perform a p resence/absence survey within suitable habitat on-site, and shall continue these surveys on a monthly basis, especially as breeding season commences.

If least Bell’s vireo nesting is discovered, either during protocol surveys, monthly presence/absence surveys, or incidentally, no Project activities shall occur within

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300 feet of any least Bell’s vireo nest site until it has been confirmed that the young have fledged, and the nest is no longer active. A qualified biologist shall always be present when construction crews are working within 1/8 mile surrounding an identified least Bell’s vireo nest site to ensure that the birds do not react unfavorably to Project activities. If the qualified biologist observes signs of agitation stemming from Project activities, the activities shall cease and not resume until the birds’ behavior normalizes. If the birds continue to exhibit signs of agitation, Project activities shall be adjusted to avoid impacts on nesting least Bell’s vireo.

Additionally, in the presence of least Bell’s vireo nests, noise level from Project activities shall not to exceed 65 dBA at the edge of occupied habitat. If this is not possible, a noise barrier shall be constructed to keep noise at or below 65 dBA to avoid adverse impacts to any least Bell’s vireo nest/s.

During the least Bell’s vireo breeding season, artificial light shall not be cast into suitable habitat.

A qualified biologist shall conduct a training session for Project personnel prior to grading in conformance with MSCHP best management practices requirements.

The training shall include a description of least Bell’s vireo and its habitats, the general provisions of the Endangered Species Act (Act) and the MSHCP, the need to adhere to the provisions of the Act and the MSHCP, the pe nalties associated with violating the provisions of the Act, the general measures that are being implemented to conserve the species of concern as they relate to the Project, and the access routes to and Project site boundaries within which the Project activities must be accomplished.

72. MM BIO-2: A qualified biologist will conduct a pre-construction presence/absence survey for burrowing owls within 30 days prior to site disturbance. If burrowing owls are documented on-site, the owls will be relocated/excluded from the site outside of the breeding season following accepted protocols, as specified in the MSHCP.

CDFW will be notified within 48-hours of detection and the take of active nests will be avoided. To avoid take of active nests, a qualified biologist will develop a Burrowing Owl Plan that describes avoidance, relocation, monitoring, minimization, and/or mitigation actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites and details on proposed buffers if avoiding the burrowing owls or information on the adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation and funding of artificial burrows (numbers, location, and type of burrows) and management activities for relocated owls shall also be included in the Burrowing Owl Plan. The Burrowing Owl Plan will be reviewed by the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and the Western Riverside County Regional Conservation Authority.

73. MM BIO-3: To ensure compliance with California Fish and Game Code section

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3503, 3503.5, and 3513 and to avoid potential impacts to nesting birds vegetation clearing and ground disturbing activities shall be conducted outside of the bird nesting season. If avoidance of the nesting season is not feasible, then a qualified biologist will conduct a nesting bird survey within three days prior to any disturbance of the site, including but not limited to vegetation clearing, disking, demolition activities, and grading. If active nests are identified, the biologist shall establish suitable buffers around the nests depending on the level of activity within the buffer and species observed, and the buffer areas shall be avoided until the nests are no longer occupied, and the juvenile birds can survive independently from the nests.

During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgement. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional ju dgement to avoid take of nesting birds.

74. MM BIO-4: Prior to any ground-disturbing activity near jurisdictional aquatic resources, applicable permits shall be obtained through the Corps, RWQCB, and CDFW for impacts on jurisdictional aquatic resources. The Applicant shall implement/comply with all permit conditions and mitigation measures required by the resource agencies. Compensatory mitigation to offset impacts on jurisdictional aquatic resources may be implemented through on-site or off-site, permittee- responsible mitigation, in-lieu fee (ILF) program or mitigation bank credit purchase, or a combination of these options depending on availability.

The proposed compensatory mitigation strategy is as follows, for a total 3:1 mitigation ratio:

1. Purchase of 4.82 credits (2:1 mitigation ratio) from an in-watershed mitigation bank (i.e., the Santa Ana River Watershed ILF Program), as available; AND

2. An additional 1:1 mitigation via one of the following measures, dependent on negotiations with the resource agencies during the permit evaluation process:

a. On-site preservation, including enhancement and revegetation within Specific Plan Planning Area 3, with a focus on removal of invasive tree of heaven (Ailanthus altissima) and replanting with native species such as mulefat (Baccharis salicifolia) and other appropriate species, OR

b. Purchase of 2.41 credits (1:1 mitigation ratio) from an in-watershed

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mitigation bank (i.e., the Santa Ana River Watershed ILF Program), as available.

The Corps, RWQCB, and CDFW will make final determinations regarding compensatory mitigation requirements during the permit evaluation process. If mitigation credits are not available at the Santa Ana River Watershed ILF Program, purchase of credits at an alternative mitigation bank will be pursued in consultation with the regulatory agencies during the aquatic resources permitting process.

Additionally, if on-site enhancement is pursued, an enhancement and revegetation plan will be developed in consultation with the regulatory agencies during the aquatic resources permitting process.

75. MM BIO-5: The proposed Project is an MSHCP Covered Activity and subject to the MSHCP implementation procedures. Prior to adoption and approval of the DEIR, the City of Beaumont will ensure full implementation of the Western Riverside County Multiple Species Habitat Conservation Plan for the Project, which includes, but is not limited to, sending a Determination of Biologically Equivalent or Superior Preservation to the California Department of Fish and Wildlife and the US Fish and Wildlife Service for a 60-day review and response period prior to the City approving the DBESP and finalizing the DEIR.

76. MM BIO-6: Avoided riparian/riverine areas, and associated functions and values, will be conserved through the use of deed restrictions, conservation easement, or other appropriate mechanisms.

77. MM CUL-1: A qualified archaeological monitor who meets U.S. Secretary of the Interior Standards (SOI) will be present during Project-related ground-disturbing activities in undisturbed native sediments.

78. MM CUL-2: In the event that potentially significant cultural materials are encountered during Project-related ground-disturbing activities, all work will be halted in the vicinity of the discovery until a qualified archaeologist who meets U.S.

Secretary of the Interior Standards (SOI) can visit the site of discovery and assess the significance of the archaeological resource.

79. MM GEO-1: Settlement Monitoring Program. A Settlement Monitoring Program would be implemented, as required by the City of Beaumont Engineering Department, consisting of the surveying of surface monuments to monitor settlement of alluvial soils left in-place and/or proposed fills deeper than 30 feet (design plus remedial grading). Survey monument readings for both deep fill areas and for fill over compressible natural ground (Qal) should be conducted following the completion of fill placement. Survey monument locations should be selecte d by the geotechnical consultant. Survey readings should be taken weekly for the first month and on a weekly basis thereafter until vertical movement of the fill mass achieve 90 percent of primary compression, begin secondary compression or the

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estimated remaining settlement is less than one inch. Construction of proposed structures would not commence until approved by the geotechnical consultant based on the results of the settlement monitoring. Survey benchmarks used for the monitoring would be confirmed with the geotechnical consultant prior to initial readings being performed.

Foundation and Grading Plan Review. New retaining walls with maximum heights of up to 50± feet would be constructed as part of the new development. Additional review of the global stability of the proposed site grading be performed by SCG once more detailed rough grading plans become available. An additional subsurface exploration may be required to evaluate the geotechnical design considerations of the retaining wall and new slop e configurations, as determined by a qualified geologist.

Over excavation. Benching of the sidewalls would be required during fill placement.

The horizontal extent of the benching should be sufficient to reduce the inclination of the native fill contact to 3h:1v or flatter. Following completion of the over excavations, the subgrade would be evaluated by the geotechnical engineer to verify its suitability to serve as the structural fill subgrade. Some localized areas of deeper excavation may be required if loose, porous, or low-density materials are encountered at the base of the over excavation. Materials suitable to serve as the structural fill subgrade within the building area should consist of moderate strength alluvial soils which possess an in-situ density equal to at least 85 percent of the ASTM D-1557 maximum dry density. These materials would be moisture conditioned to 0 to 4 percent above optimum moisture content prior to placement of any new fill soils. The previously excavated soils may then be replaced as compacted structural fill.

80. MM GEO-2: Paleontological Construction Monitoring and Compliance Program.

The following measures would be implemented to reduce potential impacts to paleontological resources to less than significant:

Retain a Qualified Paleontologist. Prior to initial ground disturbance, the Applicant shall retain a Project paleontologist, defined as a paleontologist who meets the Society of Vertebrate Paleontology standards for Qualified Professional Paleontologist, to direct all mitigation measures related to paleontological resources.

Paleontological Monitoring. Ground disturbing construction activities (including grading, trenching, foundation work, and other excavations) in areas mapped as high paleontological sensitivity shall be monitored on a full-time basis by a qualified paleontological monitor during initial ground disturbance. Areas mapped as low to high paleontological sensitivity shall be monitored when ground -disturbing activities exceed five feet in depth, because underlying sensitive sediments could be impacted. Areas considered to have an undetermined paleontological

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sensitivity shall be inspected and further assessed if construction activities bring potentially sensitive geologic deposits to the surface. The Paleo ntological Mitigation and Monitoring Program shall be supervised by the Project paleontologist. Monitoring must be conducted by a qualified paleontological monitor, who is defined as an individual who has experience with collection and salvage of paleontological resources. The duration and timing of the monitoring would be determined by City based on recommendation from the Project paleontologist. If the Project paleontologist determines that full-time monitoring is no longer warranted, they may recommend to the City that monitoring be reduced to periodic spot-checking or cease entirely. Monitoring would be reinstated if any new or unforeseen deeper ground disturbances are required and reduction or suspension would need to be reconsidered by the Supervising Paleontologist.

Ground disturbing activity that does not exceed five feet in depth would not require paleontological monitoring.

Paleontological Mitigation and Monitoring Program. After Project design has been finalized to determine the precise extent an d location of planned ground disturbances, and prior to construction activity, a qualified paleontologist would prepare a Paleontological Mitigation and Monitoring Program to be implemented during ground disturbance activity for the Project. This program would outline the procedures for construction staff Worker Environmental Awareness Program (WEAP) training, paleontological monitoring extent and duration, salvage and preparation of fossils, the final mitigation and monitoring report, and paleontological staff qualifications. The program would be prepared in accordance with the standards set forth by current Society of Vertebrate Paleontology guidelines (2010) and with proper implementation, would reduce or eliminate potential impacts to paleontological resources.

Paleontological Worker Environmental Awareness Program. Prior to the start of construction, the Project paleontologist or his/her designee shall conduct training for construction personnel regarding the appearance of fossils and the procedures for notifying paleontological staff should fossils be discovered by construction staff.

The WEAP shall be presented at a preconstruction meeting that a qualified paleontologist shall attend. In the event of a fossil discovery by construction personnel, all work in the immediate vicinity of the find shall cease and a qualified paleontologist shall be contacted to evaluate the find before restarting work in the area. If it is determined that the fossil(s) is (are) scientifically significant, the qualified paleontologist shall complete the following conditions to mitigate impacts to significant fossil resources.

Salvage of Fossils. If fossils are discovered, the Project paleontologist or paleontological monitor should recover them. Typically, fossils can be saf ely salvaged quickly by a single paleontologist and not disrupt construction activity. In some cases, larger fossils (such as complete skeletons or large mammal fossils) require more extensive excavation and longer salvage periods. In this case, the

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paleontologist would have the authority to temporarily direct, divert, or halt construction activity to ensure that the fossil(s) can be removed in a safe and timely manner.

Preparation and Curation of Recovered Fossils. Once salvaged, the City would ensure that significant fossils would be identified to the lowest possible taxonomic level, prepared to a curation-ready condition, and curated in a scientific institution with a permanent paleontological collection (such as the Western Science Center), along with all pertinent field notes, photos, data, and maps. Fossils of undetermined significance at the time of collection may also warrant curation at the discretion of the Project paleontologist. Field collection and preparation of fossil specimens would be performed by the Project paleontologist with further preparation as needed by an accredited museum repository institution at the time of curation.

Final Paleontological Mitigation Report. Upon completion of ground-disturbing activity (and curation of fossils, if necessary) the qualified paleontologist should prepare a final mitigation and monitoring report outlining the results of the mitigation and monitoring program. The report should include discussion of the location, duration, and methods of the monitoring, stratigraphic sections, any recovered fossils, and the scientific significance of those fossils, and where fossils were curated.

81. MM GHG-1: Phase 1 of the Project shall install solar photovoltaic (PV) panels or other source of renewable energy generation on-site, or otherwise acquire energy from the local utility that has been generated by renewable sources, that would provide 100 percent of the expected building load (i.e., the Title 24 electricity demand and the plug-load, conservatively anticipated to be approximately 8.87 kilowatt hours per year [kWh/year] per square foot).

With expected energy consumption at 8.87 kWh/sf, a PV panel array covering approximately one quarter of the proposed roof space would provide sufficient on - site renewable energy generation to offset consumption. The final PV generation facility size requires approval by Southern California Edison (SCE). SCE’s Rule 21 governs operating and metering requirements for any facility connected to SCE’s distribution system. Should SCE limit the off -site export, the proposed Project may utilize a battery energy storage system (BESS) to lower off -site export while maintaining on-site renewable generation to offset consumption.

Should the energy consumption characteristics of a future tenant differ from this projection, there is sufficient space on the rooftop for the system to roughly triple on-site generation. The building shall include an electrical system and other infrastructure sufficiently sized to accommodate the PV arrays. The electrical system and infrastructure must be clearly labeled with noticeable and permanent signage.

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82. MM GHG-2: Prior to the issuance of a Phase 1 o r Phase 2 building permit, the Project Applicant or successor in interest shall provide documentation to the City of Beaumont demonstrating that the Project is designed to achieve Leadership in Energy and Environmental Design (LEED) certification and meet or exceed CalGreen Tier 2 standards in effect at the time of building permit application.

83. MM GHG-3: The development (Phase 1 and Phase 2) shall divert a minimum of 75 percent of landfill waste. Prior to issuance of certificate of occupancy, a recyclables collection and load area shall be constructed in compliance with Riverside County Waste Management Department’s Design Guidelines for Recyclable Collection and Loading Areas.

84. MM GHG-4: Prior to the issuance of Phase 1 or Phase 2 occupancy permits, the Planning Department shall confirm that tenant lease agreements include contractual language that all landscaping equipment used on -site shall be 100 percent electrically powered. This requirement shall be included in the third -party vendor agreements for landscape services for the building owner and tenants, as applicable.

85. MM HAZ-1: The Applicant shall have a Soil Management Plan prepared by a qualified geologist prior to the issuance of a building permit. The Soil Management Plan shall provide guidelines for grading and construction projects at the Project site. At a minimum, the Soil Management Plan shall provide a site-specific health and safety plan, excavation boundary site map, and a series of cross -sections of the Project site.

86. MM TCR-1 The Serrano Nation, (currently Mr. Mark Cochrane and/or Mr. Wayne Walker, but the representative could change depending on when a finding may occur), shall be notified if any cultural material is encountered during Project construction.

PROJECT DESIGN FEATURES:

87. PDF AQ-1 The Project does not include cold storage.

88. PDF AQ-2 All outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklifts) shall be powered by electricity. Each building shall include the necessary charging stations for cargo handling equipment. The building manager or their designee shall be responsible for enforcing these requirements. Note that SCAQMD Rule 2305 (Warehouse Indirect Source Rule) Warehouse Actions and Investments to Reduce Emissions (WAIRE) points may be earned for electric/zero emission yard truck/hostler usage.

89. PDF AQ-3 Tenant lease agreements shall include contractual language

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restricting trucks and support equipment from nonessential idling longer than 5 minutes while on site.

90. PDF AQ-4 All heavy-duty vehicles registered in California entering or operated on the Phase 1 project site shall be model year 2010 or later. This requirement shall be included as part of tenant’s agreement with third-party carriers. Tenants shall maintain records on its fleet equipment and ensure that all heavy-duty trucks accessing the project site Phase 1 use year 2010 or newer engines. The records shall be maintained onsite and be made available for inspection by the City.

Encouraging the use of model year 2010 or newer trucks and other efficiency measures could incentivize near zero emission (NZE) or zero emission (ZE) truck visits, which would facilitate compliance with SCAQMD Rule 2305 (Warehouse Indirect Source Rule).

91. PDF AQ-5 Phase 1 facility operators shall be required to train managers and employees on efficient scheduling and load management to eliminate unnecessary queuing and idling of trucks. The building manager or their designee shall be responsible for enforcing these requirements.

92. PDF AQ-6 Phase 1 tenants shall train its staff in charge of keeping vehicle records in diesel technologies and compliance with CARB regulations, by attending CARB-approved courses. Facility operators shall maintain records on - site demonstrating compliance and make records available for inspection by the local jurisdiction, air district, and state upon request. The building manager or their designee shall be responsible for enforcing these requirements.

93. PDF AQ-7 Phase 1 tenants shall maintain records on its fleet equipmen t and vehicle engine maintenance to ensure that equipment and vehicles serving the warehouses within the project are in good condition, and in proper tune pursuant to manufacturer’s specifications. The building manager or their designee shall be responsible for enforcing these requirements.

94. PDF AQ-8 The facility operator for Phase 1 shall ensure that site enforcement staff in charge of keeping the daily log and monitoring for excess idling will be trained/certified in diesel health effects and technologies, for example, by requiring attendance at California Air Resources Board-approved courses (such as the free, one-day Course #512). The building manager or their designee shall be responsible for enforcing these requirements.

95. PDF AQ-9 Phase 1 tenants shall include contractual language in tenant lease agreements that requires the tenant be in, and monitor compliance with, all current air quality regulations for on-road trucks including CARB’s Heavy-Duty (Tractor- Trailer) Greenhouse Gas Regulation, Periodic Smoke Inspection Program (PSIP), and the Statewide Truck and Bus Regulation.

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96. PDF AQ-10 The Phase 1 site shall include at least 30 electric light -duty vehicle charging stations and install conduit for 59 future electric light-duty vehicle charging stations. Spaces with conduit for future charging stations shall have properly sized and listed raceways/conduits, dedicated branch circuits, service panel or subpanel(s). Both the service panel or subpanel(s) and the raceway termination location shall be visibly marked as “EV CAPABLE.”

97. PDF AQ-11 Designate 119 parking spaces for clean air/electric vehicle/vanpool parking.

98. PDF AQ-12 Phase 1 tenants shall enroll in the United States Environmental Protection Agency’s SmartWay program and tenants shall use carriers th at are SmartWay carriers.

99. PDF AQ-13 The Phase 1 facility operator shall provide tenants with an information packet that:

Provides information on incentive programs, such as the Carl Moyer Memorial Air Quality Standards Attainment Program (Moyer Program) and Voucher Incentive Program, and other similar funding opportunities to upgrade their fleets. The Moyer Program On-Road Heavy-Duty Vehicles Voucher Incentive Program (VIP) provides funding to individuals seeking to purchase new or used vehicles with 2013 or later model year engines to replace an existing vehicle that is to be scrapped.

Recommends the use of electric or alternatively fueled sweepers with high efficiency particulate air (HEPA) filters;

Recommends the use of water-based or low VOC cleaning; and

For occupants with more than 250 employees, information related to SCAQMD Rule 2202, which requires the establishment of a transportation demand management program to reduce employee commute vehicle emissions.

100. PDF AQ-14 Signs shall be installed at each Phase 1 exit driveway, providing directional information to the City’s truck route. Text on the sign shall read “To Truck Route” with a directional arrow. Truck routes shall be clearly marked pursuant to the Municipal Code.

101. PDF AQ-15 The Phase 1 site shall be designed such that any check-in point for trucks is well inside the facility to ensure that there are no trucks queuing outside the facility. Vehicles can access the building using paved roads and parking lots. Further, the applicant shall provide signage to ensure that no trucks are queuing outside the facility. Signage shall also be placed at the entrance of the site for the community in case of complaints and shall include the phone number of the building manger or designee. The building man ager or designee shall be

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responsible for ensuring compliance with this measure tenant and third-party truck owners.

102. PDF AQ-16 The Phase 1 portion of the Project shall provide funding for 30 grants for the purchase of electric zero emission vehicle passen ger cars for on-site employees. The program shall prioritize applicants who live in the City of Beaumont and the surrounding area (i.e., employees that are residents of Beaumont, Banning, or Calimesa) and who do not already own a zero emission vehicle. Additionally, grantees must be employed at the Project site for a minimum of five years. Grantees employed for less than five years must return the zero emission vehicle so that it can be used by a current employee.

103. PDF AQ-17 Phase 1 shall install photocatalytic pavements or pavement coatings (such as PURETi Coat or PlusTi) that lessens pavement-related radiative forcing by reducing heat absorption and the convective re -release (pavement emissivity) from solar radiation, as well as naturally decomposing surrounding atmospheric NO2 when exposed to ultraviolet (UV) light.

104. PDF AQ-18 During Phase 1 the Project shall improve vegetation and tree canopy for all sensitive receptors’ properties located within a 300-foot radius of the Project boundary for a maximum on e-time contribution of $5,000 per sensitive receptor’s property. The funds may be used for vegetation installation, the vegetation itself, and vegetation irrigation. If the Applicant provides reasonable evidence to the City of contacting the property owner s of the sensitive receptor(s) and offering to plant vegetation and tree canopy, and the offer is declined or the property owner(s) cannot be reached, no further action shall be required.

105. PDF E-1 The Project does not include cold storage.

106. PDF E-2 All outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklifts) shall be powered by electricity. Each building shall include the necessary charging stations for cargo handling equipment.

107. PDF E-3 Tenant lease agreements shall include contractual language restricting trucks and support equipment from idling longer than 5 minutes while on site.

108. PDF E-4 All heavy-duty vehicles entering or operated on the project site shall be model year 2010 or later. Tenants shall maintain records on its fleet equipment and ensure that all heavy-duty trucks accessing the project site use year 2010 or newer engines. The records shall be maintained onsite and be made available for inspection by the County.

109. PDF E-5 Facility operators shall be required to train managers and

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employees on efficient scheduling and load management to eliminate unnecessary queuing and idling of trucks.

110. PDF E-6 Tenants shall train its staff in charge of keeping vehicle records in diesel technologies and compliance with CARB regulations, by attending CARB- approved courses. Facility operators shall maintain records on -site demonstrating compliance and make records available for inspection by the local jurisdiction, air district, and state upon request.

111. PDF E-7 Tenants shall maintain records on its fleet equipment and vehicle engine maintenance to ensure that equipment and vehicles serving the warehouses within the project are in good condition, and in proper tune pursuant to manufacturer’s specifications.

112. PDF E-8 The facility operator shall ensure that site enforcement staff in charge of keeping the daily log and monitoring for excess idling will be trained/certified in diesel health effects and technologies, for example, by requiring attendance at California Air Resources Board-approved courses (such as the free, one-day Course #512).

113. PDF E-9 Include contractual language in tenant lease agreements that requires the tenant be in, and monitor compliance with, all current air quality regulations for on-road trucks including CARB’s Heavy-Duty (Tractor-Trailer) Greenhouse Gas Regulation, Periodic Smoke Inspection Program (PSIP), and the Statewide Truck and Bus Regulation.

114. PDF E-10 Install at least 30 electric light-duty vehicle charging stations and install conduit for 59 future electric light-duty vehicle charging stations. Spaces with conduit for future charging stations shall have properly sized and listed raceways/conduits, dedicated branch circuits, service panel or subpanel(s). Both the service panel or subpanel(s) and the raceway termination location shall be visibly marked as “EV CAPABLE.”

115. PDF E-11 Install conduit for future electric truck charging capabilities at each loading dock door.

116. PDF E-12 Designate 119 parking spaces for clean air/electric vehicle/vanpool parking.

117. PDF E-13 Tenants shall enroll in the United States Environmental Protection Agency’s SmartWay program and tenants shall use carriers that are SmartWay carriers.

118. PDF E-14 The facility operator shall provide tenants with an information packet that:

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Provides information on incentive programs, such as the Carl Moyer Memorial Air Quality Standards Attainment Program (Moyer Program) and Voucher Incentive Program, and other similar funding opportunities to upgrade their fleets. The Moyer Program On-Road Heavy-Duty Vehicles Voucher Incentive Program (VIP) provides funding to individuals seeking to purchase new or used vehicles with 2013 or later model year engines to replace an e xisting vehicle that is to be scrapped.

Recommends the use of electric or alternatively fueled sweepers with high efficiency particulate air (HEPA) filters;

Recommends the use of water-based or low VOC cleaning; and

For occupants with more than 250 employees, information related to SCAQMD Rule 2202, which requires the establishment of a transportation demand management program to reduce employee commute vehicle emissions.

119. PDF AQ-15 Signs shall be installed at each exit driveway, providing directional information to the City’s truck route. Text on the sign shall read “To Truck Route” with a directional arrow. Truck routes shall be clearly marked pursuant to the Municipal Code.

120. PDF AQ-16 The site shall be designed such that any check -in point for trucks is well inside the facility to ensure that there are no trucks queuing outside the facility. Vehicles can access the building using paved roads and parking lots.

Further, the applicant shall provide signage to ensure that no trucks are queuing outside the facility.

121. PDF AQ-17 The Project shall provide funding for 30 grants for the purchase of electric vehicle passenger cars for on-site employees. The program shall prioritize applicants who live in the City of Beaumont and the surrounding area.

122. PDF AQ-18 The Project shall install photocatalytic pavements or pavement coatings (such as PURETi Coat or PlusTi) that lessens pavement-related radiative forcing by reducing heat absorption and the convective re -release (pavement emissivity) from solar radiation, as well as naturally decomposing surrounding atmospheric NO2 when exposed to ultraviolet (UV) light.

Mitigation Program:

123. SC HYD-1 The Applicant or his/her designees shall obtain a General Permit for Stormwater Discharge Associated with Construction Activity (Construction Activity General Permit). The Applicant or his/her designees shall provide a copy of this permit to the City Public Works Department prior to the issuance of the first grading permit.

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124. SC HYD-2 Prior to issuance of the first grading permit, the Applicant shall submit to the City Engineer for approval, a Final water quality management plan (WQMP) specifically identifying BMPs that will be incorporated into the project to control stormwater and non-stormwater pollutants during and after construction.

The Final WQMP shall specify best management practices specific to the project site, which shall be integrated into the stormwater conveyance plan. The plan shall identify specific strategies, including the following.

Site design features, including maximizing open space, preservation of natural drainages, and minimization of impervious surfaces.

Source control features, including leveraging public outreach and education, use of appropriate landscaping, and covering trash storage areas.

Treatment controls, including the use of underground chambers.

125. SC HYD-3 Prior to issuance of the first grading permit, an Erosion Control Plan (ECP) shall be prepared and included with the project’s grading plan. The ECP shall be identify specific measures to control on-site and off-site erosion from the time ground disturbing activities are initiated through completion of grading.

The ECP shall include the following measures at a minimum:

Specify the timing of grading and construction to minimize soil exposure to rainy periods experienced in Southern California; and

An inspection and maintenance program shall be included to ensure that any erosion which does occur either on-site or off-site as a result of this project will be corrected through a remediation or restoration program within a specified time frame.

POLICIES:

126. Policy N 1.1 Protect noise-sensitive land uses from high levels of noise by restricting noise-producing land uses from these areas. If the noise-producing land use cannot be relocated, then noise buffers such as setbacks, landscaping, or blockwalls shall be used.

127. Policy N 1.5 Prevent and mitigate the adverse impacts of excessive noise exposure on the residents, employees, visitors, and noise -sensitive uses of Riverside County.

128. Policy N 1.6 Minimize noise spillover or encroachment from commercial and industrial land uses into adjoining residential neighborhoods or noise-sensitive uses.

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CITY OF CALIMESA:

129. Applicant shall implement all traffic mitigation measures identified in the approved Traffic Impact Analysis (TIA) and the approved IS/EIR prepared for the proposed project.

130. Traffic signals proposed in the City of Calimesa shall be justified with a warrant study consistent with the CA Manual of Uniform Traffic Control Devices Manuals (MUTCD) (2014).

131. Regarding I-10/Cherry Valley Boulevard Interchange, if Caltrans app roves the ultimate improvements prior to the issuance of the first building permit for the project, Applicant shall participate in the construction of ultimate Improvements in collaboration with the City of Calimesa and City of Beaumont. The ultimate improvements include bridge reconstruction and ramp improvements together with the realignment of Calimesa Boulevard. The Cities intend to construct these improvements in 2 phases (Phase I - Calimesa Boulevard realignment and Phase 2 – Interchange Construction). Interchange, including Calimesa Boulevard realignment, fair share funding (TIA Fair Tables 13-15), shall be paid through appropriate and sufficient City of Beaumont required development fees and TUMF and other sources as required. Or if Caltrans has not approved the ultimate improvements prior to issuance of first building permit for the project, Applicant shall construct a specified list of proposed interim improvements:

#1 – for I-10 EB Ramps at Cherry Valley Boulevard - Install a traffic signal, add a westbound left-turn lane, add an eastbound right-turn lane, and add a southbound right-turn lane.

#2 – for I-10 WB Ramps at Cherry Valley Boulevard - Install a traffic signal, add a northbound left-turn lane, add an eastbound left-turn lane, and add a westbound right-turn lane.

#3 – for Calimesa Boulevard at Cherry Valley Boulevard - add a 2nd eastbound through lane, add a 2nd westbound through lane, and Install a traffic signal.

Or, pay City of Calimesa an equivalent fee if improvements are constructed by others. Again, fair share funding (TIA Tables 13-15) shall be paid through appropriate and sufficient City of Beaumont required development fees and TUMF and other sources as required. Funds shall be used for right-of-way acquisitions and construction.

End of Conditions

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL

PLANNING COMMISSION DATE: June 28, 2022
CITY COUNCIL DATE: October 18, 2022

PROJECT NAME: Beaumont Summit Station Building 2
PROJECT NO.: PP2021-0390
DESCRIPTION: To construct a 1,213,235 square foot industrial building on a 67.86-acre lot that is proposed as Parcel 2 of Tentative Parcel Map 38223.

APPLICANT: Exeter Cherry Valley Land, LLC
LOCATION: South of Cherry Valley Boulevard, east of B Street APN: Portions of 407-230-024, -025, -026 and 407-190-017

PROJECT

Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition.

STANDARD CONDITIONS

1. The permit for the above referenced Plot Plan and property consists of all Conditions of Approval herein.

2. The use hereby permitted is the construction of a 1,213,235 square foot building on 67.86-acres located on portions of Assessor Parcel Numbers 407-230-024, -025, -026 and 407-190-017.

3. The Community Development Director may approve minor modifications to Plot Plan PP2021-0390 that are in substantial conformance with the Beaumont Summit Station Specific Plan to the approved project and that do not increase impacts. All copies of the revised plans shall be dated and signed by the Direc tor and made a part of the record.

4. Any modifications not considered in substantial conformance with the Beaumont Summit Station Specific Plan and PP2021-0390 are subject to separate review and approval by the Planning and Building Departments and may require additional permits and fees.

5. The permittee shall defend, indemnify, and hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning Plot Plan PP2021-0390. The City of Beaumont will Page 2395 of 2513

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promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully in the defense, the permittee shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

6. This approval is subject to the City of Beaumont Municipal Code Section 17.02.070 Plot Plans are subject to timing specified in Sections (I) Plot Plan Time Limits, and (J) Plot Plan Lapse in Time.

7. The development and uses entitled pursuant to the permit shall comply with the Beaumont Summit Station Specific Plan and the Beaumont Municipal Code when the Specific Plan is silent and all other applicable City of Beaumont ordinances and state and federal codes. The development of the premises shall conform substantially with that as shown on the approved site plan, unless otherwise amended by these conditions of approval.

8. Administrative Plot Plan and business license application review and approval are required prior to building permit final.

9. Final inspections will be required prior to the start of operations by the City of Beaumont Departments including the office of the Fire Marshall and the Riverside County Flood Control District. All inspections shall be performed and approved before a Certificate of Occupancy will be issued.

10. If any of the conditions of approval are violated, or if the use otherwise become a public nuisance as set forth in the Beaumont Municipal Code, the Plot Plan permit may be revoked as prescribed in the Municipal Code.

11. A valid business license shall be maintained in force at all times.

12. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the existing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modification or revocation thereof.

13. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke the permit if nuisance conditions result from the operation.

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14. The project shall comply the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50.

15. Outdoor storage of motor vehicles is prohibited.

16. No vehicles may be parked on sidewalks, parkways, driveways, or alleys.

17. Buildings or any structures are prohibited from straddling any property lines, unless a parcel merger or lot line adjustment is submitted, approved and recorded.

18. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Public Works Department, and any other necessary departments or agencies.

19. Except for safety signage required by other provisions of law, signage is not approved as part of this project. Signage, in accordance with Beaumont Municipal Code, may be approved at a later date under a separate permit.

20. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, disease, vermin, and debris during the life of this project.

21. Prior to the issuance of a Building Permit, or Certificate of Occupancy (whichever occurs first), landscape plans shall be prepared by a Licensed Landscape Architect and submitted in conjunction with Building plan and this project shall be subject to all the requirements listed in Chapter 17.06. The plans shall indicate species, sizes and spacing of all shrubs, groundcover, and trees.

22. Prior to the issuance of a Certificate of Occupancy, all landscaping shall be installed, and irrigation shall be operational.

23. The landscape plans shall include at a minimum size, 24” box trees on placed 40’ on center along the eastern side of “B” Street, and on the south side of the southerly parking area, and the east side of the drive aisle on the east side of the project. All trees shall be a minimum size of a 24” box and shrubs shall be a minimum of at least 5 gallon.

24. Barbed wire, concertina and razor are strictly prohibited. Alternative toppers may be considered on a case-by-case basis, subject to approval by the Community Development Director.

25. An anti-graffiti coating shall be provided on all block walls, and written verification from the developer shall be provided to the City of Beaumont Planning Department.

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26. Per Beaumont Municipal Code, Section 17.11.160.D.3, all structures, appurtenances, parking, and drive aisles shall be paved with asphalt or concrete.

27. Per Beaumont Municipal Code, Section 17.11.160.D.4, all outdoor facilities shall be in compliance with Chapter 8.50 Outdoor Lighting of the Beaumont Municipal Code.

28. The property owner, developer or applicant shall fully fund the implementation measures and mitigation monitoring identified in the Environmental Impact Report.

29. Retaining walls greater than 15'-0" in height shall be sloped and broken up with landscape terraces. Such landscape terraces shall be a minimum 6'-0" in depth to allow for adequate planting of trees, shrubs and cascading plants. Within the 6’ wide landscape terrace, large columnar trees could be placed at 40’ on center, staggered between each level of terraces. Between trees, a mixture of large mounding shrubs and climbing vines shall be spaced at 8' on center. Tree sizing shall be a minimum 24-inch box and shrub sizing shall be a minimum 5-gallon size. All landscaping and irrigation for terraces shall be installed prior to the issuance of a certificate of occupancy on the subject parcel.

BUILDING DEPARTMENT CONDITIONS

30. It shall be unlawful for any person to engage in or permit the generation of noise related to landscape maintenance, construction including erection, excavation, demolition, alteration or repair of any structure or improvement, at such sound levels, as measured at the property line of the nearest adjacent occupied property, as to be in excess of the sound levels permitted under Chapter 9 of the Municipal Code, at other times than between the hours of 7:00 a.m. and 6:00 p.m. The person engaged in such activity is hereby permitted to exceed sound levels otherwise set forth in this Chapter for the duration of the activity during the above-described hours for purposes of construction. However, nothing contained herein shall permit any person to cause sound levels to at any time exceed 55 dB(A) for intervals of more than 15 minutes per hour as measured in the interior of the nearest occupied residence or school.

FIRE DEPARTMENT CONDITIONS

With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards:

PRIOR TO PERMIT ISSUANCE:

31. Public Fire Hydrants and Fire Flow: Prior to the issuance of building permits, plans for the offsite water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the

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required fire flow of 4,000 gpm at 20 psi for a 4 -hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

32. Private Fire Man: Prior to the issuance of building permits, plans for the private onsite fire main shall be submitted to the fire department for review and approval.

The water system shall be capable of delivering the required fire flow of 4,000 gpm at 20 psi for a 4-hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C.

33. Fire Department Access: Prior to building permit issuance, provide a site plan showing the fire lanes. Access roads shall be provided to within 150 feet to all portions of the exterior building walls and shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and capable of sustaining 75,000 lbs. over two axels for commercial developments.

Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1

34. Requests for installation of traffic calming designs/devices on fire a pparatus access roads shall be submitted and approved by the Office of the Fire Marshal.

Ref. CFC 503.4.1

35. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation, and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC ), California Fire Code, and related codes, which are in effect at the time of building plan submittal.

36. Phased Construction Access: If construction is phased, each phase shall provide approved access for fire protection prior to any construction. Ref. CFC 503.1 PRIOR TO FINAL:

37. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Beaumont.

38. Fire Alarm and Detection System: A water flow monito ring system and/or fire alarm system may be required and determined at time of building plan review.

Ref. CFC 903.4, CFC 907.2 and NFPA 72

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39. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and emergency preemption devices compatible with Opticom. Ref.

CFC 506.1

40. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01

41. Emergency Responder Radio Coverage Systems: Projects that do not meet the exceptions set forth by the Riverside County Office of the Fire Marshal shall provide plans for an emergency responder radio coverage system. Ref. CFC 510.1 and Riverside County Office of the Fire Marshal Technical Policy #TP19 - 002

POLICE DEPARTMENT

42. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness.

43. The applicant shall comply with all applicable local, county, state and federal regulations, including the City’s Municipal Code and the California Business and Professions Code (B&P).

PUBLIC WORKS

GENERAL

44. The following is a non-inclusive list of items that may be required by the Public Works Department:

A. Plans:

a. Precise Grading Plan
b. Erosion Control Plan
c. Retaining wall Plan (for line and grade only)
d. Composite Onsite Utility Plan

B. Reports and Studies:

a. Grading Certification
b. Compaction Report

C. Permits and Agreements:

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a. WQMP Covenant and Agreement
b. City Grading Permit
c. City Dirt Haul Permit
d. City Encroachment Permit

45. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval.

46. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project.

47. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable.

48. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way.

49. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall satisfy all Public Works Conditions of Approval for Tentative Parcel Map 38223.

50. PRIOR TO OBTAINING ANY BUILDING PERMIT: Parcel Map No. 38223 shall be recorded.

SURVEYING AND MAPPING

51. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act).

52. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project.

GRADING AND DRAINAGE IMPROVEMENTS

53. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design the drainage facilities to capture and convey the 100-year storm event.

54. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and dischar ge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties.

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55. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board.

56. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to th e California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later.

57. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department.

58. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any gove rning Federal agency for review and approval, all necessary calculations.

59. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall submit for review and approval, a Final WQMP (F-WQMP). The F-WQMP shall be in substantial conformance with the approved preliminary Project-Specific WQMP and the document “Water Quality Management Plan – A Guidance Document for the Santa Ana Region of Riverside County,” dated October 2012 (Guidance Document)

60. PRIOR TO ISSUANCE OF GRADING PERMIT: The Applicant shall record a “Covenant and Agreement” with the County Recorder, or other instrument acceptable to the City.

61. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board.

62. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation.

63. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure that all WQMP BMP’s are fully operational and a maintenance mechanism is in place.

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64. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant.

65. PRIOR TO FOUNDATION TRENCHING: The applicant shall submit a soil compaction report to the City for review and approval.

66. PRIOR TO OBTAINING ANY BUILDING PERMIT: The applicant shall submit pad certifications letters and pad compaction reports to the City for review and Approval.

MITIGATION MEASURES

67. MM AQ-1: Prior to issuance of Phase 1 and Phase 2 grading permits, the applicant shall prepare and submit documentation to the City of Beaumont to demonstrate the following:

• All off-road diesel-powered construction equipment greater than 50 horsepower meets California Air Resources Board Tier 4 Final off -road emissions standards.

Requirements for Tier 4 Final equipment shall be included in applicable bid documents and successful contractor(s) must demonstrate the ability to su pply such equipment. A copy of each unit’s Best Available Control Technology (BACT) documentation (certified tier specification or model year specification), and CARB or SCAQMD operating permit (if applicable) shall be provided to the City at the time of mobilization of each applicable unit of equipment. • Construction equipment shall be properly maintained according to manufacturer specifications.
• All construction equipment and delivery vehicles shall be turned off when not in use, or limit on-site idling for no more than 5 minutes in any 1 hour. • On-site electrical hook ups to a power grid shall be provided for electric construction tools including saws, drills, and compressors, where feasible, to reduce the need for diesel powered electric generators.

68. MM AQ-2: The Project shall utilize “Super-Compliant” low VOC paints which have been reformulated to exceed the regulatory VOC limits (i.e., have a lower VOC content than what is required) put forth by SCAQMD’s Rule 1113 for all architectural coatings. Super-Compliant low VOC paints shall be no more than 10g/L of VOC. Prior to issuance of Phase 1 and Phase 2 building permits, the Beaumont Building and Safety Department shall confirm the plans include the

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following specifications:

• All architectural coatings will be super-compliant low VOC paints. • Recycle leftover paint. Take any leftover paint to a household hazardous waste center; do not mix leftover water-based and oil-based paints. • Keep lids closed on all paint containers when not in use to prevent VOC emissions and excessive odors.
• For water-based paints, clean up with water only. Whenever possible, do not rinse the cleanup water down the drain or pour it directly into the ground or the storm drain. Set aside the can of cleanup water and take it to the hazardous waste center ( www.cleanup.org) .
• Use compliant low-VOC cleaning solvents to clean paint application equipment. • Keep all paint- and solvent-laden rags in sealed containers to prevent VOC emissions.
• Contractors shall construct/build with materials that do not require paint ing and use pre-painted construction materials to the extent practicable. • Use high-pressure/low-volume paint applicators with a minimum transfer efficiency of at least 50 percent or other application techniques with equivalent or higher transfer efficiency.

69. MM AQ-3: Prior to issuance of Phase 1 and Phase 2 occupancy permits (unless otherwise specified), the Project operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool and transit. The TDM shall include, but is not limited to the following:

• Provide a transportation information center and on -site TDM coordinator to educate residents, employers, employees, and visitors of surrounding transportation options.
• Promote bicycling and walking through design features such as showers for employees, self-service bicycle repair area, etc. around the project site (Phase 1 only).
• Each building shall provide secure bicycle storage space equivalent to two percent of the automobile parking spaces provided (Phase 1 only). • Each building shall provide a minimum of two shower and changing facilities within 200 yards of a building entrance (Phase 1 only).

Provide on-site car share amenities for employees who make only occasional use of a vehicle, as well as others who would like occasional access to a vehicle of a different type than they use day-to-day.
• Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ride-matching service. • Incorporate incentives for using alternative travel modes, such as preferential load/unload areas or convenient designated parking spaces f or carpool/vanpool users.

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• Provide meal options on-site or shuttles between the facility and nearby meal destinations.
• Each building shall provide preferred parking for electric, low‐emitting and fuel- efficient vehicles equivalent to at least eight percent of the required number of parking spaces.

70. MM AQ-5: Prior to the issuance of occupancy permits for Phase 1, the Planning Department shall confirm that all truck access gates and loading docks within the project site shall have a sign posted that states:

• Truck drivers shall turn off engines when not in use. • For non-essential idling, truck drivers shall shut down the engine after five minutes of continuous idling operation (pursuant to Title 13 of the California Code of Regulations, Section 2485). Once the vehicle is stopped, the transmission is set to “neutral” or “park,” and the parking brake is engaged. • Telephone numbers of the building facilities manager and CARB to report violations.

Signs shall also inform truck drivers about the health effects of diesel particulates, the California Air Resources Board diesel idling regulations, and the importance of being a good neighbor by not parking in residential areas.

71. MM AQ-6: Prior to the issuance of Phase 1 occupancy permits, the Planning Department shall confirm that tenant lease agreements require the Project Applicant to provide $1.00 per square foot in funding for fleet upgrade financing to be used over the term of their lease on Zero Emissions (ZE) and Near Zero Emissions (NZE) delivery vans or trucks. This requirement shall apply to new leases only (not renewals) and for the first 10 years of the Project’s life. The funding shall be provided in the form of lease allowance/concession. The allowance shall be a reimbursement once ZE or NZE medium/heavy duty vehicles are purchased and can be used at any time during the lease term (i.e., the landlord shall reimburse the tenant once the tenant provides receipt of paid invoice for the order). If a tenant leases their fleet, this allowance shall also cover the cost to lease ZE or NZE trucks. This measure would also facilitate compliance with SCAQMD Rule 2305.

MM BIO-1: Project activities shall not be initiated within 100 feet of any least Bell’s vireo suitable habitat area(s) during the species’ breeding season (March 15 - August 31) unless a negative USFWS protocol survey has been conducted within one year of construction kickoff and findings were negative. If groundbreaking activities occur outside the least Bell’s vireo nesting season (i.e., September 16 - March 14), a qualified biologist shall perform a presence/absence survey within suitable habitat on-site, and shall continue these surveys on a monthly basis, especially as breeding season commences.

If least Bell’s vireo nesting is discovered, either during protocol surveys, monthly presence/absence surveys, or incidentally, no Project activities shall occur within

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300 feet of any least Bell’s vireo nest site until it has been confirmed that the young have fledged, and the nest is no longer active. A qualified biologist shall always be present when construction crews are working within 1/8 mile surrounding an identified least Bell’s vireo nest site to ensure that the birds do not react unfavorably to Project activities. If the qualified biologist observes signs of agitation stemming from Project activities, the activities shall cease and not resume until the birds’ behavior normalizes. If the birds continue to exhibit signs of agitation, Project activities shall be adjusted to avoid impacts on nesting least Bell’s vireo.

Additionally, in the presence of least Bell’s vireo nests, noise level from Project activities shall not to exceed 65 dBA at the edge of occupied habitat. If this is not possible, a noise barrier shall be constructed to keep noise at or below 65 dBA to avoid adverse impacts to any least Bell’s vireo nest/s.

During the least Bell’s vireo breeding season, artificial light shall not be cast into suitable habitat.

A qualified biologist shall conduct a training session for Project personnel prior to grading in conformance with MSCHP best management practices requirements.

The training shall include a description of least Bell’s vireo and its habitats, the general provisions of the Endangered Species Act (Act) and the MSHCP, the need to adhere to the provisions of the Act and the MSHCP, the pen alties associated with violating the provisions of the Act, the general measures that are being implemented to conserve the species of concern as they relate to the Project, and the access routes to and Project site boundaries within which the Project activities must be accomplished.

72. MM BIO-2: A qualified biologist will conduct a pre-construction presence/absence survey for burrowing owls within 30 days prior to site disturbance. If burrowing owls are documented on-site, the owls will be relocated/excluded from the site outside of the breeding season following accepted protocols, as specified in the MSHCP.

CDFW will be notified within 48-hours of detection and the take of active nests will be avoided. To avoid take of active nests, a qualified biologist will develop a Burrowing Owl Plan that describes avoidance, relocation, monitoring, minimization, and/or mitigation actions. The Burrowing Owl Plan shall include the number and location of occupied burrow sites and details on proposed buffers if avoiding the burrowing owls or information on the adjacent or nearby suitable habitat available to owls for relocation. If no suitable habitat is available nearby for relocation, details regarding the creation and funding of artificial burrows (numbers, location, and type of burrows) and management activities for relocated owls shall also be included in the Burrowing Owl Plan. The Burrowing Owl Plan will be reviewed by the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and the Western Riverside County Regional Conservation Authority.

73. MM BIO-3: To ensure compliance with California Fish and Game Code section

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3503, 3503.5, and 3513 and to avoid potential impacts to nesting birds vegetation clearing and ground disturbing activities shall be conducted outside of the bird nesting season. If avoidance of the nesting season is not feasible, then a qualified biologist will conduct a nesting bird survey within three days prior to any disturbance of the site, including but not limited to vegetation clearing, disking, demolition activities, and grading. If active nests are identified, the biologist shall establish suitable buffers around the nests depending on the level of activity within the buffer and species observed, and the buffer areas shall be avoided until the nests are no longer occupied, and the juvenile birds can survive independently from the nests.

During construction activities, the qualified biologist shall continue biological monitoring activities at a frequency recommended by the qualified biologist using their best professional judgement. If nesting birds are detected, avoidance and minimization measures may be adjusted and construction activities stopped or redirected by the qualified biologist using their best professional judgement to avoid take of nesting birds.

74. MM BIO-4: Prior to any ground-disturbing activity near jurisdictional aquatic resources, applicable permits shall be obtained through the Corps, RWQCB, and CDFW for impacts on jurisdictional aquatic resources. The Applicant shall implement/comply with all permit conditions and mitigation measures required by the resource agencies. Compensatory mitigation to offset impacts on jurisdictional aquatic resources may be implemented through on-site or off-site, permittee- responsible mitigation, in-lieu fee (ILF) program or mitigation bank credit purchase, or a combination of these options depending on availability.

The proposed compensatory mitigation strategy is as follows, for a total 3:1 mitigation ratio:

1. Purchase of 4.82 credits (2:1 mitigation ratio) from an in -watershed mitigation bank (i.e., the Santa Ana River Watershed ILF Program), as available; AND

2. An additional 1:1 mitigation via one of the following measures, dependent on negotiations with the resource agencies during the permit evaluation process:

a. On-site preservation, including enhancement and revegetation within Specific Plan Planning Area 3, with a focus on removal of invasive tree of heaven (Ailanthus altissima) and replanting with native species such as mulefat (Baccharis salicifolia) and other appropriate species, OR

b. Purchase of 2.41 credits (1:1 mitigation ratio) from an in-watershed

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mitigation bank (i.e., the Santa Ana River Watershed ILF Program), as available.

The Corps, RWQCB, and CDFW will make final determinations regarding compensatory mitigation requirements during the permit evaluation process. If mitigation credits are not available at the Santa Ana River Watershed ILF Program, purchase of credits at an alternative mitigation bank will be pursued in consultation with the regulatory agencies during the aquatic resources permitting process.

Additionally, if on-site enhancement is pursued, an enhancement and revegetation plan will be developed in consultation with the regulatory agencies during the aquatic resources permitting process.

75. MM BIO-5: The proposed Project is an MSHCP Covered Activity and subject to the MSHCP implementation procedures. Prior to adoption and approval of the DEIR, the City of Beaumont will ensure full implementation of the Western Riverside County Multiple Species Habitat Conservation Plan for the Project, which includes, but is not limited to, sending a Determination of Biologically Equivalent or Superior Preservation to the California Department of Fish and Wildlife and the US Fish and Wildlife Service for a 60-day review and response period prior to the City approving the DBESP and finalizing the DEIR.

76. MM BIO-6: Avoided riparian/riverine areas, and associated functions and values, will be conserved through the use of deed restrictions, conservation easement, or other appropriate mechanisms.

77. MM CUL-1: A qualified archaeological monitor who meets U.S. Secretary of the Interior Standards (SOI) will be present during Project-related ground-disturbing activities in undisturbed native sediments.

78. MM CUL-2: In the event that potentially significant cultural materials are encountered during Project-related ground-disturbing activities, all work will be halted in the vicinity of the discovery until a qualified archaeologist who meets U.S.

Secretary of the Interior Standards (SOI) can visit the site of discovery and assess the significance of the archaeological resource.

79. MM GEO-1: Settlement Monitoring Program. A Settlement Monitoring Program would be implemented, as required by the City of Beaumont Engineering Department, consisting of the surveying of surface monuments to monitor settlement of alluvial soils left in-place and/or proposed fills deeper than 30 feet (design plus remedial grading). Survey monument readings for both deep fill areas and for fill over compressible natural ground (Qal) should be conducted following the completion of fill placement. Survey monument locations should be selected by the geotechnical consultant. Survey readings should be taken weekly for the first month and on a weekly basis thereafter until vertical movement of the fill ma ss achieve 90 percent of primary compression, begin secondary compression or the

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estimated remaining settlement is less than one inch. Construction of proposed structures would not commence until approved by the geotechnical consultant based on the results of the settlement monitoring. Survey benchmarks used for the monitoring would be confirmed with the geotechnical consultant prior to initial readings being performed.

Foundation and Grading Plan Review. New retaining walls with maximum heights of up to 50± feet would be constructed as part of the new development. Additional review of the global stability of the proposed site grading be performed by SCG once more detailed rough grading plans become available. An additional subsurface exploration may be required to evaluate the geotechnical design considerations of the retaining wall and new slope configurations , as determined by a qualified geologist.

Over excavation. Benching of the sidewalls would be required during fill placement.

The horizontal extent of the benching should be sufficient to reduce the inclination of the native fill contact to 3h:1v or flatter. Following completion of the over excavations, the subgrade would be evaluated by the geotechnical engineer to verify its suitability to serve as the structural fill subgrade. Some localized areas of deeper excavation may be required if loose, porous, or low-density materials are encountered at the base of the over excavation. Materials suitable to serve as the structural fill subgrade within the building area should consist of moderate strength alluvial soils which possess an in-situ density equal to at least 85 percent of the ASTM D-1557 maximum dry density. These materials would be moisture conditioned to 0 to 4 percent above optimum moisture co ntent prior to placement of any new fill soils. The previously excavated soils may then be replaced as compacted structural fill.

80. MM GEO-2: Paleontological Construction Monitoring and Compliance Program.

The following measures would be implemented to red uce potential impacts to paleontological resources to less than significant:

Retain a Qualified Paleontologist. Prior to initial ground disturbance, the Applicant shall retain a Project paleontologist, defined as a paleontologist who meets the Society of Vertebrate Paleontology standards for Qualified Professional Paleontologist, to direct all mitigation measures related to paleontological resources.

Paleontological Monitoring. Ground disturbing construction activities (including grading, trenching, foundation work, and other excavations) in areas mapped as high paleontological sensitivity shall be monitored on a full-time basis by a qualified paleontological monitor during initial ground disturbance. Areas mapped as low to high paleontological sensitivity shall be monitored when ground-disturbing activities exceed five feet in depth, because underlying sensitive sediments could be impacted. Areas considered to have an undetermined paleontological