Beaumont City Council
October 18, 2022

City of Beaumont Draft
Beaumont Summit Station Specific Plan Environmental Impact Report

April 2022 1-8 1.0 | Executive Summary
providing a more detailed summary of the issues raised during the public scop ing meeting, are included in Appendix L, Notice of Preparation . Areas of concern identified during the scoping period include:

Traffic, Lighting, Noise, Solid Waste, and Residential Property Values . No other areas of controversy are known to the lead agency.

1.8 Unavoidable Significant Impacts
The Projects potentially significant impacts are defined in Sections 4.1, Aesthetics through 4.18, Wildfire of this Draft EIR. As noted in these sections, most of the potentially significant impacts identified can be mitigated to a less than significant level through implementation of feasible mitigation measures. There are unavoidable significant impacts associated with air quality, greenhouse gas emissions, and transportation, as summarized below:
• Air Quality
The Project would conflict with or obstruct implementation of the applicable air quality plan (Impact 4.2-1).

The Project would result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (Impact 4.2-2).
• Greenhouse Gas Emissions
The Project would generate GHG emissions, either directly or indirectly, that would have a significant impact on the environment (Impact 4.7-1).

The Project would conflict with an applicable plan, policy, or regulation of an agency adopted for the purpose of reducing GHG emissions (Impact 4.7-2).

The Project would result in significant cumulative GHG emissions. • Noise
Noise impacts would be less than significant with the exception of cumulative off-site traffic noise along Cherry Valley Boulevard (from Project access to Hannon Road, from Hannon Road to Union Street, and from Union Street to Nancy Avenue). Cumulative traffic noise impacts would occur primarily as a result of increased traffic on local roadways due to buildout of the proposed Project and other projects in the vicinity.
• Transportation
The Project would conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b) (Impact 4.15-2).

The Project would result in significant cumulative transportation impacts.

City of Beaumont Draft
Beaumont Summit Station Specific Plan Environmental Impact Report

April 2022 1-9 1.0 | Executive Summary

1.9 Summary of Environmental Impacts & Mitigation Measures Table 1-2, Summary of Environmental Impacts and Mitigation Measures , is a summary of significant impacts and proposed mitigation measures associated with the Project as identified in this EIR. Refer to Sections 4.1 through 4.18, for a detailed description of the environmental impacts and mitigation measures for the Project. All impacts of the Project can be mitigated to less than significant levels with the exception of air quality, greenhouse gas emissions, noise, and transportation.

City of Beaumont Draft
Beaumont Summit Station Specific Plan Environmental Impact Report

April 2022 1-10 1.0 | Executive Summary
Table 1-2: Summary of Environmental Impacts and Mitigation Measures Resource Impact Level of Significance Mitigation Measure(s) Section 4.1, Aesthetics
Impact 4.1 -1:

Would the Project have a substantial adverse effect on a scenic vista?
Less than Significant
Impact
No mitigation is required.

Impact 4.1 -2:

Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
No Impact No mitigation is required.

Impact 4.1 -3:

In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Less than Signifi cant
Impact
No mitigation is required.

Impact 4.1 -4:

Would the Project create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area?
Less than Significant
Impact
No mitigation is required.

Section 4.2, Air Quality
Impact 4.2 -1:

Would the Project, conflict with or obstruct implementation of the applicable air quality plan ?
Significant Unavoidable
Impact
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.

Requi rements 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 tie r 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.

City of Beaumont Draft
Beaumont Summit Station Specific Plan Environmental Impact Report

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Resource Impact Level of Significance Mitigation Measure(s) MM AQ -2: The Project shall utilize “Super -Compliant” low VOC paints which have been reformulated to exceed the regul atory 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 per mits, 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 applicati on 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.

MM AQ-3: Prior to issuance of Phase 1 and Phase 2 occupancy permits (unless othe rwise 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).

City of Beaumont Draft
Beaumont Summit Station Specific Plan Environmental Impact Report

April 2022 1-12 1.0 | Executive Summary
Resource Impact Level of Significance Mitigation Measure(s) • 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 provide preferred parking for electric, low‐emitting and fuel - efficient vehicles equivalent to at least eight percent of the required number of parking spaces.

MM AQ -4: Prior to the issuance of Phase 1 building permits, the P lanning Department shall confirm that the Project is designed to include the following:
• The buildings’ electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site. Conduit should be installed from the electrical room to tractor trailer parking spaces in a logical location(s) on the site determined by the Project Applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric -powered engines. • The buildings’ electrical room shall be sufficiently sized to hold additional panels that may be needed in the future to supply power to trailers with transport refrigeration units (TRUs) during the loading/unloading of refrigerated goods.

Conduit should be installed from the electrical room to the loading docks determined by the Project Applicant during construction document plan check as the logical location(s) to receive trailers with TRUs.

MM AQ-5: Prior to the issuance of occupancy permits for Phase 1, the Planning Department shall confirm t hat 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 contin uous 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 ma nager and CARB to report violations.

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Beaumont Summit Station Specific Plan Environmental Impact Report

April 2022 1-13 1.0 | Executive Summary
Resource Impact Level of Significance Mitigation Measure(s) • 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 resident ial areas.

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 receip t 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
Impact 4.2 -2:

Would the Project, result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state
ambient air quality standard ?
Significant Unavoidable
Impact
Refer to MM AQ-1 through AQ-6 above.

Impact 4 .2-3:

Would the proposed project, expose sensitive receptors to substantial pollutant concentrations?
Less than Significant
Impact With Mitigation
Incorporated
Refer to MM AQ-1 through AQ-6 above.

Impact 4.2 -4:

Would the project result in other emissions (such as those leading to odors) adversely affecting a substantial number of people ?
No Impact No mitigation is required.

Section 4.3, Biological Resources
Impact 4.3 -1:

Would the Project have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Less than Significant
Impact with Mitigation
Incorporated
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 negat ive 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 per form 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/abse nce 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

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Beaumont Summit Station Specific Plan Environmental Impact Report

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Resource Impact Level of Significance Mitigation Measure(s) present whe n 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 ac tivities, 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 presenc e 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 le ast 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 m anagement 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 species of concern as they relate to the Project, and the access routes to and Project site boundaries within which the Project a ctivities must be accomplished.

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/exclud ed from the site outside of the breeding season following accepted protocols, as specified in the MSHCP.

MM BIO-3 : Vegetation clearing and ground disturbing activities should be conducted outside of the nesting season (February 1 through August 31). 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 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 independe ntly from the nests.

City of Beaumont Draft
Beaumont Summit Station Specific Plan Environmental Impact Report

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Resource Impact Level of Significance Mitigation Measure(s) Impact 4.3 -2:

Would the Project have a substantial adverse effect on any riparian habitat or other sensitive natural community
identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
Less than Significant
Impact with Mitigation
Incorporated
MM BIO-4: Prior to any ground -disturbing activity near jurisdictional features, applicable permits shall be obtained through the USACE, RWQCB, and CDF W for impacts on jurisdictional features. Based on the results of the aquatic resources delineation for the proposed Project, the proposed Project would permanently impact 0.25 acre of USACE-jurisdictional non-wetland waters of the U.S. and RWQCB-jurisdict ional non-wetland waters of the State (i.e., NWW -1, NWW-1A, NWW-2, NWW-2A, NWW-2B, NWW-2C, NWW-3A, NWW-3B, and NWW -3B1).

Additionally, the proposed Project would permanently impact 2.17 acres of CDFW - jurisdictional vegetated streambed (i.e., NWW -1, NWW-1A, NWW-2, NWW-2A, NWW-2B, NWW-2C, NWW-3A, NWW-3B, and NWW -3B1) and 0.24 acre of CDFW - jurisdictional riparian habitat (i.e., NWW -2A and NWW-3B). The Project applicant shall be obligated to implement/comply with the permit conditions and mitigation measures re quired by the resource agencies regarding impacts on their respective jurisdictions.

A minimum 1:1 mitigation ratio (0.25 acre USACE/0.25 acre RWQCB/2.41 acres CDFW) is typically required, though ratios may be higher. Compensatory mitigation to offset impacts to jurisdictional aquatic resources may be implemented through off-site, permittee -responsible mitigation, in -lieu fee program or mitigation bank credit purchase (e.g., Riverpark Mitigation Bank), or a combination of these options depending on availabi lity. The proposed mitigation strategy is the purchase of 4.82 re -establishment and/or rehabilitation credits (2:1 mitigation ratio) from the Riverpark Mitigation Bank. The regulatory agencies will make the final determination of the final compensatory mit igation requirements during the permit evaluation process. Prior to issuance of a grading permit, the Project applicant will provide the City of Beaumont with purchase confirmation.

Impact 4.3 -3:

Would the Project have a substantial adverse effect on Sta te or federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
No Impact No mitigation is required.

Impact 4.3 -4:

Would the Project interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites? Less than Significant
Impact
No mitigation is required.

Impact 4.3 -5:

Would the Project conflict with any local policies or
ordinances protecting biological resources, such as a tree preservation policy or ordinance?
Less than Significant
Impact
No mitigation is required.

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Beaumont Summit Station Specific Plan Environmental Impact Report

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Resource Impact Level of Significance Mitigation Measure(s) Impact 4.3 -6:

Would the Project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or State habitat conservation plan?
Less than Significant
Impact with Mitigation
Incorporated
Refer to MM BIO-2 and MM BIO-4 above.

Section 4.4, Cultural Resources
Impact 4.4 -1:

Would the Project cause a substantial adverse change in the significance of a historical resource pursuant to §15064.5? No Impact No mitigation is required.

Impact 4.4 -2:

Would the Project cause a substantial adverse change in the significance of an archaeological resource pursuant to
§15064.5?
Less than Significant
Impact with Mitigation
Incorporated
MM CUL -1 : A qualified archaeological monitor wi ll be present during Project -related ground-disturbing activities in undisturbed native sediments.

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 can visit the site of discovery and assess the significance of the archaeological resource.

Impact 4.4 -3:

Would the Project disturb any human remains, including
those interred outsides of dedicated cemeteries?
Less than Significant
Impact
No mitigation is required.

Section 4.5, Energy
Impact 4.5 -1:

Would the Project result in potentially significant
environmental impact due to wasteful, inefficient, or
unnecessary consumption of energy resources, during
Project construction or operation?
Less than Significant
Impact
No mitigation is required.

Impact 4.5 -2:

Would the Project conflict with or obstruct a State or Local plan for renewable energy or energy efficiency?
Less than Significant
Impact
No mitigation is required.

Section 4.6, Geology and Soils
Impact 4.6 -1:

Would the Project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
• Rupture of a known earthquake fault, as delineated on the most recent Alquist -Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on
other substantial evidence of a known fault? Refer to
Division of Mines and Geology Special Publication 42.

Less than Significant
Impact
No mitigation is required.

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Beaumont Summit Station Specific Plan Environmental Impact Report

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Resource Impact Level of Significance Mitigation Measure(s) Impact 4.6 -2:

Would the Project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
• Strong seismic ground shaking?
Less than Significant
Impact
No mitigation is required.

Impact 4.6 -3:

Would the Project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving:
• Seismic -related ground failure, including liquefaction? Less than Significant
Impact
No mitigation is required.

Impact 4.6 -4:

Would the Project directly or indirectly cause potential substantial adverse effects, including the risk of loss, inj ury, or death involving:
• Landslides?
No Impact No mitigation is required.

Impact 4.6 -5:

Would the Project result in substantial soil erosion or the loss of topsoil?
Less than Significant
Impact with Mitigation
Incorporated
MM GEO-1 : Settlement Monitoring Program. A Settlement Monitoring Program would be implemented, 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. Sur vey 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 monitoring. Survey benchmarks used for the monitoring would be confirmed with the geotechnical consultant prio r 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 gradin g 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.

Over excavation. Be nching 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

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Beaumont Summit Station Specific Plan Environmental Impact Report

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Resource Impact Level of Significance Mitigation Measure(s) encountered at the base of the ove r 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.

Impact 4.6 -6:

Would the Project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the Project, and potentially result in on - or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less than Significant
Impact with Mitigation
Incorporated
Refer to MM GEO-1 above .

Impact 4.6 -7:

Would the Project be located on expansive soil, as defined in Table 18 -1 -B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less than Significant
Impact with Mitigation
Incorporated
Refer to MM GEO-1 above .

Impact 4.6 -8:

Would the Project have soils incapable of adequately
supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater?
No Impact No mitigation required.

Impact 4.6 -9:

Would the Project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less than Significant
Impact with Mitigation
Incorporated
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 t o 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 t o 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 init ial 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 undetermin ed 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 paleont ologist. Monitoring must be conducted by a qualified paleontological monitor, who is defined as an individual who has experience with collection and salvage of paleontological

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Resource Impact Level of Significance Mitigation Measure(s) 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. Moni toring 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 woul d not require paleontological monitoring.

Paleontological Mitigation and Monitoring Program. After Project design has been finalized to determine the precise extent and location of planned ground disturbances, and prior to construction activity, a qualifie d 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 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

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Resource Impact Level of Significance Mitigation Measure(s) 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 r epository 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 repo rt 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 fossil s, and where fossils were curated.

Section 4.7, Greenhouse Gas Emissions
Impact 4.7 -1:

Would the Project generate GHG emissions, either directly or indirectly, that could have a significant impact on the environment ?
Significant Unavoidable
Impact
Refer to MM AQ -1 through MM AQ -6 above . The following additional mitigation is also required.

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 fi nal 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 Pro ject 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 cl early labeled with noticeable and permanent signage.

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

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Resource Impact Level of Significance Mitigation Measure(s) Energy and Environmental D esign (LEED) certification and meet or exceed CalGreen Tier 2 standards in effect at the time of building permit application.

MM GHG-3: The development (Phase 1 and Phase 2) shall divert a minimum of 75 percent of landfill waste. Prior to issuance of certi ficate 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.

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 .

Impact 4.7 -2:

Would the Project conflict with an applicable plan, policy, or regulation of an agency adopted for the purpose of reducing GHG emissions?
Significant Unavoidable
Impact
Refer to MM AQ -3 through MM AQ-6 and MM GHG-1 through MM GHG-4, above .

Section 4.8, Hazards
Impact 4.8 -1:

Would the Project create a significant hazard to the public or the environment through the routine transport, use, or
disposal of hazardous materials?
Less than Significant
Impact
No mitigation is required.

Impact 4.8 -2:

Would the Project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous
materials into the environment?
Less than Significant
Impact
No mitigation is required.

Impact 4.8 -3:

Would the Project emit hazardous emissions or handle
hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school?
Less than Significant
Impact
No mitigation is required.

Impact 4.8 -4:

Would the project be located on a site which is included on a list of hazardous materials Pro ject sites compiled pursuant to Government Code §65962.5 and, as a result, would it
create a significant hazard to the public or the environment? Less than Significant
Impact with Mitigation
Incorporated
MM HAZ-1: The Applicant shall prepare a Soil Managem ent Plan prior to the redevelopment of the site.

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Resource Impact Level of Significance Mitigation Measure(s) Impact 4.8 -5:

For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area?
No Impact No mitigation is required.

Impact 4.8 -6:

Would the Project impair implementation of or physically interfere with an adopted emergency response plan or
emergency evacuation plan?
Less than Significant
Impact
No mitigation is required.

Impact 4.8 -7:

Would the project expose people or structures, either
directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
Less t han Significant
Impact
No mitigation is required.

Section 4.9, Hydrology
Impact 4.9 -1:

Would the Project violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or ground water quality?
Less than Significant
Impact
No mitigation is required.

Impact 4.9 -2:

Would the Project substantially decrease groundwater
supplies or interfere substantially with groundwater
recharge such that the project may impede sustainable
groundwater management of the basin?
Less than Significant
Impact
No mitigation is required.

Impact 4.9 -3:

Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addi tion of impervious surfaces, in a manner which would:
• Result in substantial erosion or siltation on - or off-site? Less than Significant
Impact
No mitigation is required.

Impact 4.9 -4:

Would the Project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would?
• Substantially increase the rate or amount of surface runoff in a manner which would re sult in flooding on - or off-site? • Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of
polluted runoff?
Less than Significant
Impact
No mitigation is required.

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Resource Impact Level of Significance Mitigation Measure(s) • Impede or redirect flood flows?
Impact 4.9 -5:

In flood hazard, tsunami, or seiche zones, would the Project risk release of pollutants due to project inundation?
No Impact No mitigation is required.

Impact 4.9 -6:

Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? Less than Significant
Impact
No mitigation is required.

Section 4.10, Land Use and Planning
Impact 4.10 -1:

Would the Project physically divide an established
community?
No Impact No mitigation is required.

Impact 4.10 -2:

Would the Project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an
environmental effect?
Less than Significant
Impact
No mitigation is required.

Section 4.11, Noise
Impact 4.11 -1:

Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than Signifi cant
Impact
No mitigation is required.

Impact 4.11 -2:

Generation of excessive groundborne vibration or
groundborne noise levels?
Less than Significant
Impact
No mitigation is required.

Impact 4.11 -3:

For a Project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the Project expose people residing or working in the Project area to excessive noise levels?
Less than Significant
Impact
No mitigation is required.

Section 4.12, Population and Housing
Impact 4.12 -1:

Would the Project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
Less than Significant
Impact
No mitigation is required.

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Resource Impact Level of Significance Mitigation Measure(s) Impact 4.12 -2:

Would the Project displace substantial numbers of existing people or housing, necessitating the construction of
replacement housing elsewhere?
Less than Significant
Impact
No mitigation is required.

Section 4.13, Public Services
Impact 4.13 -1:

Would the Project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
• Fire Protection?
Less than Significant
Impact
No mitigation is required.
• Police Protection? Less than Significant
Impact
No mitigation is required.

Section 4.14, Recreation
Impact 4.14 -1:

Would the Project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
No Impact No mitigation is required.

Impact 4.14 -2:

Does the Project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? No Impact No mitigation is required.

Section 4.15, Transportation
Impact 4.15 -1:

Would the Project conflict with a program plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities?
Less than Significant
Impact
No mitigation is required.

Impact 4.15 -2:

Would the Project, conflict or be inconsistent with CEQA Guidelines §15064.3, subdivision (b)?
Significant Unavoidable
Impact
Impact is significant, unavoidable, and unmitigable .

Impact 4.15 -3:

Would the Project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less than Significant
Impact
No mitigation is required.

Impact 4.15 -4
Would the Project result in inadequate emergency access? Less than Significant
Impact
No mitigation is required.

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Resource Impact Level of Significance Mitigation Measure(s) Section 4.16, Tribal Cultural Resources
Impact 4.16 -1:

Would the Project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
i. Would the Project be developed in an area listed or
eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code §5020.1(k)?
ii. Would the Project contain a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set for th in subdivision (c) of Public Resources Code §5024.1. In
applying the criteria set forth in subdivision (c) of Public Resources Code §5024.1, the lead agency shall consider
the significance of the resource to a California Native American tribe?
Less than Significant with
Mitigation Incorporated
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 encounter ed during Project construction.

Section 4.17, Utilities and Service Systems
Impact 4.17 -1:

Would the Project require or result in the relocation or construction of new or expanded water, wastewater
treatment, or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less than Significant
Impact
No mitigation is required.

Impact 4.17 -2:

Would the Project have sufficient water supplies available to serve the Project and reasonably foreseeable future
development during normal, dry, and multiple dry years? Less than Significant
Impact
No mitigation is required.

Impact 4.17 -3:

Would the Project result in a determination by the
wastewater treatment provider, which serves or may serve the Project that it has adequate capacity to serve the
project’s projected demand in addition to the provider’s existing commitments?
Less than Significant
Impact
No mitigation i s required.

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Resource Impact Level of Significance Mitigation Measure(s) Impact 4.17 -4:

Would the Project generate solid waste in excess of state or local standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Less than Significant
Impac t
No mitigation is required.

Impact 4.17 -5:

Would the Project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Less than Significant
Impact
No mitigation is required.

Section 4.18, Wildfire
Impact 4.18 -1:

If located in or near SRA or lands classified as Very High FHSZ, would the Project substantially impair an adopted
emergency response plan or emergency evacuation plan?
Less than Significant
Impact
No mitigation is required.

Impact 4.18 -2:

If located in or near SRA or lands classified as Very High FHSZ, would the Project, due to slope, prevailing winds, and other factors, exacerbate wildlife risks, and thereby expose Project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
No Impact No mitigation is required.

Impact 4.18 -3:

If located in or near SRA or lands classified as Very High FHSZ, would the Project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks,
emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
Less than Si gnificant
Impact
No mitigation is required.

Impact 4.18 -4:

If located in or near SRA or lands classified as Very High FHSZ, would the Project expose people or structures to significant risks, including downslope or downstream flooding or
landslides, as a result of runoff, post -fire slope instability, or drainage changes?
Less than Significant
Impact
No mitigation is required.

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2.0 INTRODUCTION AND PURPOSE

2.1 Purpose of the Environmental Impact Report
This document is an Environmental Impact Report (EIR) prepared for the City of Beaumont (City) for the Beaumont Summit Station Specific Plan (Project) in compliance with the California Environmental Quality Act (CEQA). CEQA is a statute that requires local and state agencies to identify the significant environmental impacts of their actions and to avoid or mitigate those impacts, if feasible. The CEQA Guidelines are located within the California Code of Regulations (CCR), Title 14, Division 6, Chapter 3, §§ 15000-15387, while the CEQA Statute is codified as Public Resources Code (PRC) §§ 21000-21189.57.

This Draft EIR has been prepared by the City of Be aumont as the Lead Agency under CEQA. This Project entails the construction and operation of e-commerce, commercial, open space, and residential development divided amongst five parcels, on approximately 200-acres of land within the northwestern portion of the City.

This Draft EIR evaluates the potentially significant, adverse and beneficial impacts on the environment resulting from implementation of the Project . Section 3.0, Project Description , provides detailed descriptions of the construction and operational components of the Project. Section 4.0, Environmental Impact Analysis , discusses the regulatory environment, existing conditions, environmental impacts, and mitigation measures for the Project. Following public review of the Draft EIR, a Final EIR will be prepared, in which the City will respond to public comments on the Draft EIR.

According to § 15121 of the CEQA Guidelines, an EIR is an informational document which will inform public agency decision-makers and the public of the significant environmental effects of a proposed project. The purpose of this Draft EIR for the proposed Project is to review the existing conditions at and in the vicinity of the Project site; identify and analyze the potential environmental impacts; and suggest feasible mitigation measures or alternatives to reduce significant adverse environmental effects, as described in Section 3.0, Project Description and Section 6.0, Alternatives to the proposed Project. The potential impacts include both temporary construction-related effects and the long -term effects of development, operation, and maintenance of the Project, as described in Section 3.0, Project Description.

The intent of this EIR is to address the potential Project impacts utilizing the most current and detailed plans, technical studies, and related information available. This EIR will be used by the City as the Lead Agency, other responsible and trustee agencies, interested parties, and the general public to evaluate the potential environmental impacts of the proposed Project (refer to Section 3.10, Approvals Requested as Part of the “Project ,” for a list of anticipated responsible and trustee agencies and Project approvals).

Therefore, this EIR is intended to serve as the primary environmental document for all entitlements associated with the Project, including all discretionary approvals requested or required to implement the Project. The City, as Lead Agency, can approve subsequent actions without additional environmental documentation unless otherwise required by § 21166 of the CEQA Statutes and § 15162 of the CEQA Guidelines.

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Section 21166 of the CEQA Statutes states that:

When an environmental impact report has been prepared for a project pursuant to this division, no subsequent or supplemental environmental impact report shall be required by the lead agency or by any responsible agency, unless one or more of the following events occurs:
a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report.
b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report.
c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.

Additionally, § 15162 of the CEQA Statutes states that:
a) When an EIR has been certified or a negative declaration adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;
2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was ce rtified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be subst antially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible and would substantially reduce one or more

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significant effects of the project, but the project proponen ts decline to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but th e project proponents decline to adopt the mitigation measure or alternative.

2.2 Compliance with CEQA
According to the CEQA Guidelines (14 CCR § 15064[f][1]), preparation of an EIR is required whenever a project may result in a significant effect on the environment. An EIR is an informational document used to inform public agency decision-makers and the general public of the significant environment al effects of a project, identify possible ways to minimize the significant effects, and describe reasonable alternatives to the project that could feasibly attain most of the basic objectives of the Project while substantially lessening or avoiding any of the significant environmental impacts. Public agencies are required to consider the information presented in the EIR when determining whether to approve a project. CEQA requires that state and local government agencies consider the environmental effects o f projects over which they have discretionary authority before taking action on those projects.

This document analyzes the environmental effects of the Project to the degree of specificity appropriate to the current proposed actions, as required by § 15146 of the CEQA Guidelines. As defined by CEQA Guidelines § 15160, a project EIR focuses primarily on the changes in the environment that would result from the development project. The project EIR should examine all phases of the project including planning, construction, and operation. Another type of EIR is a programattic “program” EIR which, as defined by CEQA Guidelines § 15168, states that a program EIR may be prepared on a series of action that can be characterized as one large project and are related eit her of the following:
• Geographically;
• As logical parts in the chain of contemplated actions; • In connection with rules, regulations, plans, or other general criteria to govern the conduct of a continuing program; or
• As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in several different ways.

Further, CEQA Guidelines § 15165 requires preparation of a program EIR when an individual project is to be implemented in phases. Some EIRs combine program- and project -level analysis of phases of a project into one EIR. In this way, the initial phase of a planned series of actions can be evaluated in detail pursuant to CEQA Guidelines § 15161 and approved for construction, while the later phase encompassing the larger intentions of the lead agency can be disclosed and described.

Based on the type and level of analysis considered in this EIR, including all activities associated with the Project, to det ermine the short-term and long -term effects associated with their implementation. This EIR discusses both direct and indirect impacts of the Project , as well as cumulative impacts associated with

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other past, present, and reasonably foreseeable future proje cts. Because the Project would be implemented in phases and because a new Specific Plan is developed to guide future development on the site, the Project qualifies as both a project -level and program level EIR.

Based on significance criteria, the effects of the Project have been categorized as either “no impact,” “less than significant impact,” “less than significant with mitigation incorporated,” or “significant unavoidable impact” (refer to Section 4.0, Environmental Impact Analysis ). Mitigation measures are recommended for potentially significant impacts, to avoid or lessen impacts. In some cases, the Project results in significant unavoidable impacts even with implementation of feasible mitigation measures. In these situations, the decision-makers may approve the Project based on a “Statement of Overriding Considerations.” This determination would require the decision-makers to balance the benefits of the Project to determine if they outweigh identified unavoidable impacts. The CEQA Guidelines § 15093 provides in part the following:
• CEQA requires that the decision-maker balance the benefits of a proposed project against its unavoidable environmental risks in deter mining whether to approve the Project. If the benefits of the Project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.”
• Where the decision of the public agency allows the occurrence of significant effects that are identified in the Final EIR but are not avoided or substantially lessened, the agency must state in writing the reason to support its action based on the Final EIR and/or other information on the record. This statement may be necessary if the agency also makes the finding under § 15091 (a)(3) of the CEQA Guidelines.
• If an agency makes a Statement of Overriding Considerations, the statement should be included in the record of the Project approval and should be mentioned in the Notice of Determination.

2.3 Notice of Preparation/Early Consultation
In compliance with the CEQA Guidelines, the City provided opportunities for various agencies and the public to participate in the environmental review process. During preparation of the Dra ft EIR, efforts were made to contact various Federal, State, regional, and local government agencies and other interested parties to solicit comments on the scope of review in this document. This included the distribution of a Notice of Preparation (NOP) t o various responsible agencies, trustee agencies, and interested parties. Pursuant to CEQA Guidelines § 15082 and PRC § 21084.4, the City circulated the NOP directly to public agencies (including the State Clearinghouse Office of Planning and Research), sp ecial districts, and members of the public who had requested such notice. The NOP was distributed on September 22, 2021, with the 30-day public review period concluding on October 22, 2021.

Public Scoping Meeting
A public virtual scoping meeting was held on September 22, 2021, utilizing teleconference communications, and associated Federal, State, and local orders for safety requirements . The purpose of the scoping meeting was to obtain comments from the public and agencies regarding the scope of the environmental document.

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A total of six comment letters were received in response to the NOP. The comment letters received during the NOP comment period; along with Scoping Reports for the NOP, providing a more detailed summary of the issues raised during the public scoping meeting, are included in Appendix L, Notice of Preparation and Scoping Meeting .

Scoping Results
Areas of concern identified during the scoping period include:
• Traffic
• Lighting
• Noise
• Solid Waste
• Residential Property Values
Native American Consultation
Senate Bill (SB) 18, further discussed in Section 4.16, Tribal Cultural Resources , essentially requires local governments to consult with Native American tribes when amendment or adoption of a general or specific plan, or designation of open space occurs. Furthermore, SB 18 encourages local governments to consider the cultural aspects of California Native American prehistoric, archaeological, cultural, spiritual, and ceremonial places early in the land use planning process. In complian ce with SB 18, on April 18, 2021, the City contacted the Native American Heritage Commission (NAHC) to request a review of the Sacred Lands File (SLF). The NAHC responded on May 17, 2021, stating that the SLF was completed with negative results. However, NAHC noted that the absence of specific site information in the SLF does not indicate the absence of cultural resources within the Project area . For this reason, the NAHC requested that 15 Native American tribal groups be contacted to elicit information reg arding cultural resource issues related to the Project. Outreach letters to the 15 recommended tribal groups were sent on June 17, 2021.

These letters were followed up by phone calls on July 2, 2021. The Tribes contacted include the following:
• Agua Caliente Band of Cahuilla Indians
• Augustine Band of Cahuilla Mission Indians
• Cabazon Band of Mission Indians
• Cahuilla Band of Indians
• Los Coyotes Band of Cahuilla and Cupeno Indians
• Morongo Band of Mission Indians
• Pechanga Band of Luiseno Indians
• Quechan Tribe of the Fort Yuma Reservation
• Ramona Band of Cahuilla
• Rincon Band of Luiseno Indians

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• San Manuel Band of Mission Indians
• Santa Rosa Banda of C ahuilla Indians
• Serrano Nation of Mission I ndians
• Soboba Band of Luiseno Indians
• Torres -Martinez Desert Cahuilla Indians
The SB 18 consultation and correspondence (including the aforementioned NAHC response letter) is included as Appendix D, Cultural Resources Assessment.

Similarly, the City initiated Native American consultation consistent with Assembly Bill (AB) 52. As noted above, the City received responses from the tribes previously noted, but none of the tribes requested further consultation.

2.4 Environmental Review Pro cess
The Draft EIR has been prepared in accordance with CEQA to assess the environmental effects associated with the implementation of the proposed Project, as well as anticipated future discretionary actions and approvals. There are five main objectives of this document as established by CEQA:
• To disclose to decision-makers and the public the significant environmental effects of proposed activities;
• To identify ways to avoid or reduce environmental damage; • To disclose to the public reasons for agency approval of projects with any significant environmental effects;
• To foster interagency coordination in the review of projects; and • To enhance public participation in the planning process.

The Draft EIR, with an accompanying Notice of Completion (NOC), would be circulated to the State Clearinghouse, trustee agencies, responsible agencies, other government agencies, and interested members of the public for a 45-day review period as required by CEQA. During this pe riod, public agencies and members of the public may provide written comments on the analysis and content of the Draft EIR.

In reviewing a Draft EIR, readers should focus on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and on ways in which the significant effects of the proposed project might be avoided or mitigated.

Following the close of the public comment period, a Final EIR will be prepared to respond to all substantive comments raising environmenta l issues surrounding the proposed Project. The Final EIR will be completed prior to the final public hearing to consider this EIR and the proposed Project .

Concurrent with the City’s consideration of the Final EIR, the Planning Commission and City Council will also consider the merits of the proposed Project itself. This consideration may render a request to revise the proposed Project , or an approval or denial. If the proposed Project is approved, the City Council may require mitigation measures specified in this Draft EIR as conditions of proposed Project approval.

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Alternatively, the City Council could require other mitigation measures deemed to be effective mitigations for the identified impacts, or it could find that the mitigation measures cannot be fea sibly implemented.

For any identified significant impacts for which no mitigation measure is feasible, or where mitigation would not reduce the impact to a less than significant level, the City Council will be required to adopt a finding that the impacts a re considered acceptable because specific overriding considerations indicate that the proposed Project ’s benefits outweigh the impacts in question.

2.5 Compliance with CEQA
Public Review of Draft EIR
The Draft EIR is available to the general public for review at the locations listed below and on the City’s website at:
• https://www.beaumontca.gov/1239/Beaumont -Summit-Station • Community Development Department
550 E. 6th Street
Beaumont, CA 92223
As stated above, in accordance with CEQA Guidelines §§ 15087 and 15105, this Draft EIR will be circulated for a 45-day public review period.

Comment letters should be sent to:

City of Beaumont - Planning
Attn: Christina Taylor
Community Development Director
550 E. 6th Street
Beaumont, CA 92223
(951) 769-8518

2.6 Final EIR
Upon completion of the 45-day Draft EIR public review period, the City will evaluate all written comments received during the public review period on the Draft EIR . Pursuant to CEQA Guidelines § 15088, the City will prepare written responses to comments raising environmental issues. Pursuant to CEQA Guidelines § 15132 (Contents of Final Environmental Impact Report), the Final EIR will be prepared and will include:
a) The draft EIR or a revision of the draft;
b) Comments and recommendations received on the Draft EIR either verbatim or in summary; c) A list of persons, organizations, and public agencies commenting on the Draft EIR; and d) The Lead Agency’s responses to signific ant environmental points raised in the review and consultation process.

Additionally, pursuant to CEQA Guidelines § 15088 (Evaluation of and Response to Comments), after the Final EIR is completed, the City of Beaumont will provide a written proposed respo nse to each public agency on comments made by that public agency at least ten days prior to certifying the EIR.

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Certification of the Final EIR
The Draft EIR, as revised by the Final EIR, will be considered by the City of Beaumont City Council for certification, consistent with CEQA Guidelines § 15090, which states:

Prior to approving a project, the lead agency shall certify that:
1) The final EIR has been completed in compliance with CEQA; 2) The final EIR was presented to the decision-making body of the lead agency, and that the decision- making body reviewed and considered the information contained in the final EIR prior to approving the project; and
3) The final EIR reflects the lead agency’s independent judgment and analysis.

Regarding the adequacy of an EIR, according to CEQA Guidelines § 15151, “An EIR should be prepared with a sufficient degree of analysis to provide decision-makers with information which enables them to make a decision which intelligently takes account of e nvironmental consequences. An evaluation of the environmental effects of a proposed project need not be exhaustive, but the sufficiency of an EIR is to be reviewed in the light of what is reasonably feasible. Disagreement among experts does not make an EIR inadequate, but the EIR should summarize the main points of disagreement among the experts. The courts have looked not for perfection but for adequacy, completeness, and a good faith effort at full disclosure.”

2.7 Format of the EIR
The purpose of this EIR is to provide environmental review of the Project , such that the City will be able to utilize this EIR to satisfy CEQA for Project-related permits or approvals and to provide CEQA analysis.

This Draft EIR is organized into nine sections:

Section 1.0 Executive Summary provides a Project summary and summary of environmental impacts, and the proposed mitigation measures and alternatives.

Section 2.0 Introduction provides CEQA compliance information.

Section 3.0 Project Description provides Project history, as well as the environmental setting, Project characteristics and objectives, phasing, and anticipated permits and approvals that may be required for the Project.

Section 4.0 Environmental Impact Analysis provides a discussion of the existing conditions for each of the environmental impact areas. This section also describes methodologies for significance determinations, identifies both short -term and long -term environmental impacts of the Project, recommends mitigation measures to reduce the significanc e of environmental impacts, and identifies any areas of potentially significant and unavoidable impacts. This section includes a discussion of cumulative impacts that could arise as a result of the implementation of the proposed Project .

Section 5.0 Other CEQA Considerations , summarizes unavoidable significant impacts, and discusses significant irreversible environmental changes, growth -inducing impacts, and energy conservation, in accordance with CEQA Guidelines Appendix F.

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Section 6.0 Alternatives , describes potential Project alternatives, including alternatives considered but rejected from further consideration, the No Project Alternative, various Project Alternatives, and identifies the Environmentally Superior Alternative.

Section 7.0 Effects Found Not to Be Significant, describes potential impacts that have been determined not to be significant throughout the EIR process.

Section 8.0 EIR Consultation and Preparation identifies the CEQA Lead Agency and EIR preparation team, as well as summarizes the EIR consultation process.

Section 9.0 References.

Based on significance criteria, the effects of the proposed Project have been categorized as either “less than significant,” “less than significant with mitigation,” or “potentially significant.” Mitigation measures are recommended for potentially significant impacts, to avoid or lessen impacts. In the event the proposed Project results in significant impacts even after implementation of all feasible mitigation measures, the decision-makers are able to approve a proposed Project based on a Statement of Overriding Considerations. This determination would require the decision-makers to provide a discussion of how the benefits of the proposed Project outweigh identified unavoidable impacts. The CEQA Guidelines provide in part the following:
• CEQA requires that the decision-maker balance the benefits of a proposed Project against its unavoidable environmental risks in determining whether to approve the Project. If the benefits of the Project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered “acceptable.”
• Where the decision of the public agency allows the occurrence of significant effects that are identified in the Final EIR but are not mitigated, the agency must state in writing the reasons to support its action based on the Final EIR and/or other information in the record. This statement may be necessary if the agency also makes the finding under Section 15091 (a)(2) or (a)(3) of the CEQA Guidelines.
• If an agency makes a Statement of Overriding Considerations, the statement should be included in the record of the Project approval and should be mentioned in the Notice of Determination (Section 15093 of the CEQA Guidelines).

2.8 Incorporation by Reference
Pertinent documents relating to this EIR have been cited in accordance with CEQA Guidelines § 15148 or have been incorporated by reference in accordance with CEQA Guidelines § 15150, which encourages incorporation by reference as a means of reducing redundancy and the length of environmental reports.

The following documents are hereby incorporated by reference into this EI R and are available for review online. Information contained within these documents has been utilized for various sections of this EIR.

Riverside County General Plan. The County of Riverside adopted the County of Riverside General Plan in 2015. The General Plan serves as a blueprint for growth and development. The County of Riverside General Plan primarily focuses on the unincorporated area - territory that is not located within a city - but also addresses regional services and facilities provided by the C ounty such as regional parks, roads, and

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flood control facilities. As part of its General Plan, the County includes the following nine elements:
1) Land Use; 2) Circulation; 3) Multipurpose Open Space; 4) Safety; 5) Noise; 6) Housing; 7) Air Quality; 8) Healthy Communities; and 9) Administration. The General Plan is used throughout this EIR since it contains information, policies, and regulations relevant to the Project.

This document is available for review on the County’s website at:
https://planning.rctlma.org/General-Plan-Zoning/General-Plan Beaumont General Plan Update (Beaumont 2040 Plan). The City of Beaumont had a General Plan Update (Beaumont 2040 Plan). The Beaumont 2040 Plan is a comprehensive update of the City’s General Plan and provides a vision for the future of Beaumont over the next 20 to 30 years. The General Plan functions as a guide to the type of community that Beaumont citizens desire and prov ides the means by which that desired future can be achieved. The General Plan addresses a range of immediate, mid -, and long -term issues with which the community is concerned. The General Plan is intended to allow land use and policy determinations to be made within a comprehensive framework that incorporates public health, safety, and "quality of life" considerations in a manner that recognizes resource limitations and the fragility of the community's natural environment. In preparing the Beaumont 2040 Pla n and planning for the future of the City, it will be important for the City to closely coordinate with neighboring jurisdictions and regional agencies in order to plan for sustainable community growth. Land uses within the City’s Planning Area may include a combination of undeveloped, developing and developed properties. This City’s General Plan serves as the blueprint for future planning and development in the City. This General Plan indicates the City’s vision for the future through the policies, program s, and plans contained herein. The information contained in the individual sections or Elements that comprise this General Plan will shape the physical development of the City. Public and private decision-makers will refer to this General Plan to formulate decisions with respect to land use and development.

The General Plan consists of several elements:
• Vision and Guiding Principals • Conservation and Open Space • Land Use and Community Design • Safety
• Mobility • Noise
• Economic Development and Fiscal • Downtown Area Plan • Health and Environmental Justice • Implementation
• Community Facilities and Infrastructure
The Beaumont General Plan was used throughout this EIR since it contains policies and regulations relevant to the proposed Project. This document is available for review on the City’s website at:
https://www.beaumontca.gov/DocumentCenter/View/36923/Beaumont -GPU_Final-rev-22521 Beaumont Draft Environmental Impact Report . 2020 General Plan Update (SCH #2018031022). The City of Beaumont 2020 General Plan Update (referred to herein as the 2020 General Plan Update) more fully articulates Goals, Policies, and Implementation Programs which will provide for successful realization of

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the City’s near-term plans, and will facilitate implementation of land uses, supporting infrastructure, and services envisioned under Buildout conditions. Modifications incorporated in the 2020 General Plan Update, are evaluated in this Draft EIR (referred to herein also as the EIR).

More information about the City’s Draft EIR can be found here:
https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR -090720 Beaumont Municipal Code . The Beaumont Municipal Code (Beaumont MC) is (continuously) updated. The Beaumont Municipal Code establis hes detailed zoning districts and regulations based on the General Plan.

The Beaumont Zoning Code (Chapter 17.01) serves as the primary implementation tool for the General Plan. Whereas the General Plan is a policy document that sets forth direction for de velopment decisions, the Zoning Code is a regulatory document that establishes specific standards for the use and development of all properties in the City. The Zoning Code regulates development intensity using a variety of methods, such as setting limits on building setbacks, yard landscaping standards, and building heights. The Zoning Code also indicates which land uses are permitted in the various zones. The Municipal Code includes all the City’s zoning ordinance provisions and has been supplemented over time to include other related procedures such as subdivision regulations, environmental review procedures, and an advertising and sign code. Municipal Code regulations and maps must be consistent with the General Plan land uses, policies, and implementation programs. The Municipal Code is referenced throughout this Draft EIR to establish the proposed Project ’s baseline requirements according to the City’s regulatory framework.

The Beaumont MC can be accessed online at:
https://library.municode.com/ca/beaumont/codes/code_of_ordinances?nodeId=TIT17ZO Southern California Association of Governments. The Southern California Association of Governments (SCAG) 2020/2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) was adopted in September 2020. The RTP/SCS aims to create a long -range vision plan that balances future mobility and housing needs with economic, environmental and public health goals. The RTP/SCS charts a course for closely integrating land use and transportation – so that the region can grow in accordance with smart and sustainable growth strategies.

The SCAG RTP/SCS can be accessed online at:
https://scag.ca.gov/read-plan-adopted-final-plan
Riverside County Climate Action Plan. The 2019 Climate Action Plan (CAP) Update was approved on December 17, 2019. The 2019 CAP Update refines the County's efforts to meet gree nhouse gas (GHG) reduction strategies, specifically for the years 2035 and 2050. The 2019 CAP Update builds upon the GHG reduction strategies in the 2015 Climate Action Plan.

This document is available for review on the County’s website at:
https://planning.rctlma.org/CAP
Summit Station Specific Plan. The Summit Station Specific Plan is a standalone specific plan document intended to replace the Sunny-Cal Specific Plan, which was approved in 2007 but never implemented.

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The Sunny-Cal Specific Plan is approximately 200 acres in size. The land uses included three residential planning areas approved for up to 560 low density residential units and a series of open space and park areas. The park areas were designed in support of the planned residential uses. The open space preserved an area of steep slope and a drainage course. As part of the Summit Station Specific Plan, the residential uses will be replaced with a commerce center and a 10.9 -acre commercial area.

The Summit Station Specific Plan further reduces the size of the Specific Plan area, eliminating the “panhandle” portion of original Planning Area 3, as that property was never annexed and is outside of the City’s SOI. The resulting Specific Plan area is approximately 188 gross acres.

Specific plans are a mechanism to ensure that projects develop in an organized and a cohesive manner.

Specific plans incorporate a development framework for detailed land use, circulation, infrastructure including drainage, sewer, and water facilities, and urban design and landscape plans. A comprehensive set of design guidelines and development regulations are included to guide and regulate site planning, landscape, and architectural character within the Specific Plan area ensuring that excellence in design is achieved during project development. The Summit Station Specific Plan establishes the procedures and requirements to approve new development within the Project site.

This document is available for review on the City’s website at:
https://www.beaumontca.gov/1239/Beaumont -Summit -Station

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3.0 PROJECT DESCRIPTION

3.1 Purpose
State CEQA Guidelines § 15124 requires a project description to contain the following:

1. The precise location and boundaries of the proposed project shown on a detailed map and along with a regional location map;

2. A clearly written statement of the objectives of the proposed project including the underlying purpose of the project and project benefits. The statement of objectives must be detailed enough to allow a Lead Agency the opportunity to develop and evaluate project alternatives;

3. A description of the proposed project’s technical, economic and environmental characteristics along with engineering and public service facilities details;

4. A statement describing the intended uses of the EIR, including a chronological list of all necessary approvals and a roster of other agencies that may use the document, a list of required permits and approvals, and a list of related consultation and environmental review necessary under local, state, and federal laws, regulations, and policies.

The purpose of this section of the Draft EIR is therefore meant to provide an accurate, stable, and finite description of the Project to allow for meaningful review by local, state, and federal reviewing agencies, decision-makers, and interested parties.

3.2 Project Overview
The Project includes the adoption of the new Beaumont Summit Station Specific Plan (Specific Plan), In addition to the Specific Plan, other related Project entitlements include a General Plan Amendment, Tentative Parcel Map, approval of a Plot Plan/Site Plan, and a Development Agreement.

Each of the specific Project entitlement applications and associated supporting documents are hereby incorporated by reference into this Draft EIR and are available for review in the City Planning Department located within the Beaumont Civic Center located at 550 E. 6th Street , Beaumont, CA 92223.

The purpose of this Draft EIR for the Project is to review the existing conditions at and in the vicinity of the Project site; identify and analyze the potential environmental impacts; and suggest feasible mitigation measures or alternatives to reduce significant adverse environmental effects, as described in this section and Section 6.0, Alternatives. This Project entails the development of an approximately 188-acre site with an e-commerce, commercial development, and open space components (see Table 3-1, Existing and Proposed Land Use Plan ). The Project would also include 6.7-acres of public and private roads.

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.

However, note that actual phasing sequence and years may vary depending on market conditions .

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3.3 Project Background
The Project area is comprised of the former Sunny‐Cal Egg and Poultry Ranch, which operated from 1964 to 2005. The owners of the poultry ranch desired to transition the property to residential uses through adoption of the Sunny‐Cal Specific Plan.

On September 26, 2006, City Planning Commission (Commission) held a public hearing on the Sunny‐Cal Specific Plan, North Brookside Community Plan, Sphere of Influence Amendment , and Annexation to the City. After the conclusion of the public testimony, the Commission closed the public hearing and continued the project to November 14, 2006, at which time the Commission requested refinements to the Sunny-Cal Specific Plan and took action to recommend City Council approval of the project.

On July 17, 2007, the City Council held a public hearing on the Project. At the conclusion of the public testimony, the City Council closed the public hearing and after consideration of the project, requested elimination of the North Brookside Community Plan component of the project and a revision to the Sphere of Influence Amendment to include only that territory within the boundaries of the Sunny‐Cal Specific Plan area. The approved 2007 Sunny‐Ca l Specific Plan document incorporated the City Council’s direction.

The Sunny‐Cal Specific Plan was accompanied by an EIR which was certified in August 2007; the Final EIR provided CEQA clearance for the Sunny‐Cal Specific Plan, General Plan Amendment, pr e‐zoning, and annexation. The Final EIR was challenged in 2007 and was upheld by the California Court of Appeals in 2010.

In 2017, the majority of the Sunny‐Cal property was annexed into the City and the Beaumont‐Cherry Valley Water District. The annexed portions constitute the entire Project area.

As stated above, the City adopted the Sunny‐Cal Specific Plan, which included the approval of 560 single - family residential dwelling units with lot sizes ranging from 7,000 to 20,000 square feet on approximately 200 acres in the City, in August 2007. The overall gross density of the Sunny‐Cal Specific Plan was

2.8 dwelling units per acre (du/ac). The Sunny‐Cal Specific Plan included four planning areas, pocket parks, trails, open space, circulation, and a neighborhood park. The Sunny‐Cal Specific Plan also included a General Plan Amendment, Pre-zoning, Local Agency Formation Commission (LAFCO) Annexation, and a Development Agreement. The Sunny‐Cal Specific Plan site is generally located south of Cherry Valley Boulevard, north of Brookside Avenue, and east of Interstate 10 (I -10).

3.4 Project Location
The Project site is located within the San Gorgonio Pass area , which is located between the Coachella, San Jacinto, and Moreno valleys and includes the incorporated cities of Banning, Beaumont, and Calimesa as well as the unincorporated communities of Cherry Valley, Cabazon, and Banning Bench. The Project site is in the northwestern portion of the City within the County of Riverside (County) and regional access to the site is provided by I -10 via the Cherry Valley Boulevard exit approximately 3,000 feet west of the Project site (see Exhibit 3.0-1, Regional Location ).

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The approximately 188-acres site is located south of Cherry Valley Boulevard, north of Brookside Avenue, and northeast of I -10. All proposed changes associated with the Project are located within areas previously annexed to the City by LAFCO. The following Assessor Parcel Numbers (APNs) are associated with the Project site: 407-230-22, -23, -24, -25, -26, -27, -28; 407-190-016; and 407-190-017; refer to Exhibit 3.0-2, Local Vicinity .

3.5 Environmental Setting
Existing and Surrounding Land Uses
The Project site is comprised of the former Sunny‐Cal Egg and Poultry Ranch remnants ; remnants include cement pads, several structures, and vacant property. The Project site topography slopes towards the southwest. A jurisdictional waterway with a sharply incised channel crosses the southern portion of the site in a southeast to northwest direction; refer to Exhibit 3.0-3, Specific Plan Area. Land uses surrounding the site are listed below:

North : Cherry Valley Boulevard with planned industrial uses zoned Industrial (I‐P) and Danny Thomas Ranch beyond in the County of Riverside.

South: Brookside Avenue and property zoned for neighborhood commercial and single-family residential uses beyond.

East: Scattered single‐family residences zoned Agriculture (A‐1‐1) and residential (R‐A‐1) in the County of Riverside.

West: Vacant property zoned for Residential (R‐A‐1) and Commercial (C‐P‐S) in the County of Riverside.

Existing General Plan Designations and Zoning Districts California Government Code (Title 7, Division 1, Chapter 3, Article 8, §§ 65450─65457) permits adoption and administration of specific plans as an implementation tool for the local general plan. Specific plans must demonstrate consistency in regulations, guidelines, and programs with the goals and policies set forth in the general plan.

The Project has been prepared in conformance with the goals and policies of the City’s General Plan as amended, in providing a commercial/e-commerce use on an underutilized property, creating new employment opportunities, and providing regulations that support the success of an employment area of the City.

The zoning for the property is “Specific Plan.” This designation would not change. The approval of the Project would replace the existing Sunny-Cal Specific Plan for the property to allow for the development of approximately 2,707,465 square feet of mixed commercial, e‐commerce, hotel, and office uses, as well as approximately 31 acres of passive open space ; refer to Exhibit 3.0-4, Specific Plan and Table 3-1, Existing and Proposed Land Use Plan .

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Table 3-1: Existing and Proposed Land Use Plan
Land Use Existing Sunny-Cal Specific Plan (2007) Summit Station Specific Plan (2022) Low Density Residential 158.65 acres 560 du -- --
E-Commerce Center
E-Commerce
Office
-- -- 139.8 acres

2,507,465 sf
50,000 sf
Commercial
Hotel (220 rooms)
Retail
Restaurant
-- -- 10.9 acres

100,000 sf
25,000 sf
25,000 sf
Open Space
Park/Trail
Buffer/Open Space

21.15 acres

8.71 acres

0 acres

30.6 acres
Road 9.8 acres 6.7 acres
Total 200 acres 188 acres
Source: Kimley -Horn. 2022. Beaumont Summit Station Specific Plan. Table 1. du = dwelling units; sf = square feet
Note: Land use acreages are net of roads and are rounded.

3.6 Proposed Project
The Project site encompasses approximately 188 acres consisting of one or more buildings with a total e - commerce building space in excess of 2,557,465 square feet in size and approximately 150,000-square feet of mixed commercia l uses responding to market demand and approximately 31-acres of passive open space; refer to Exhibit 3.0-5, Conceptual Land Use Plan , Table 3-2, Planning Areas , and Exhibit 3.0-6, Conceptual Site Plan , provide the overall vision for the Project and guide the development of th e anticipated e-commerce, open space and flexible commercial uses.

3.7 Project Design Features
The Project applicant proposes the following Project Design Features (PDFs) that would be incorporated into the Project design and constructed or implemented as part of the Project. PDFs are specific design and/or operational characteristics proposed by the Project Applicant that are incorporated into the Project and part of the Project description and Specific Plan. Because PDFs are incorporated into the Project, they do not constitute mitigation measures. It should be noted that PDF AQ -1 indicates that the Project would not include cold storage. Cold storage is also not an allowed use in the Specific Plan.

Therefore, this analysis models the warehouses as unrefrigerated. PDF AQ-2 notes that all cargo handling equipment would be powered by electricity. Emis sions from diesel cargo handling equipment are provided in the impact analysis for informational purposes and implementation of PDF AQ -2 is reflected under the mitigated scenario. Additional emissions benefits from implementation of PDF AQ -3 through PDF AQ-18 are conservatively not quantified; no credit is taken for these measures.

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

PDF AQ -2 All Phase 1 outdoor cargo handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, and forklift s) 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

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Rule 2305 (Warehous e Indirect Source Rule) Warehouse Actions and Investments to Reduce Emissions (WAIRE) points may be earned for electric/zero emission yard truck/hostler usage.

PDF AQ -3 Tenant lease agreements for Phase 1 shall include contractual language restricting trucks and support equipment from nonessential idling longer than 5 minutes while on site.

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 i ncluded 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 on-site 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).

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 ma nager or their designee shall be responsible for enforcing these requirements.

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 cours es. 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 enforc ing these requirements.

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 building manager or their designee shall be responsible for enforcing these requirements.

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 des ignee shall be responsible for enforcing these requirements.

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.

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

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conduit for future charging stations shall have properly sized and listed raceways/conduits, dedicated branch circuits, service panel or subpanel(s). Bot h the service panel or subpanel(s) and the raceway termination location shall be visibly marked as “EV CAPABLE.”
PDF AQ -11 Designate 119 parking spaces for clean air/electric vehicle/vanpool parking.

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.

PDF AQ -13 The Phase 1 facility operator shall provide tenants with an information packet that:
▪ Provides information on incentive pr ograms, 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 e fficiency 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.

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.

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 c an 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 complai nts 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.

PDF AQ -16 The Phase 1 portion of the Project sha ll 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.

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

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and the convective re-release (pavement emissivity) from solar radiation, as well as naturally decomposing surrounding atmospheric NO2 when exposed to ultraviolet (UV) light.

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 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 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 property owner(s) cannot be reached, no further action shall be required.

PDF NOI-1 The Project would be grade separated by approximately 48 feet and would include a retaining wall that would attenuate noise between the loading docks and receptors to the east.

PDF NOI-2 Loading dock doors would also be surrounded with protective aprons, gaskets, or similar improvements that, when a trailer is docked, would serve as a noise barrier between the interior warehouse activities and the exterior loading area.

3.8 Project Purpose and Objectives
The Project implements the goals and policies of the City’s General Plan, as amended; serves as an extension of the General Plan; and, can be used as both a policy and a regulatory document. The purpose of this Project is to implement the vision laid out in the Proje ct objectives by providing development standards, and design guidelines to direct future development within the Project area.

In order to promote a high-quality development, as well as the functional integrity, economic viability, environmental sensitivit y, and positive aesthetic impact of the Project, specific planning and development objectives for the Project were identified. The Project includes the following objectives:

1. Provide a comprehensive land use plan that designates the distribution, location, and extent of land uses.

2. Provide a land use plan that is sensitive to the environment through avoidance of sensitive resources, aesthetically pleasing through application of design guidelines, and places compatible land uses and facilities in an appropria te location.

3. Develop a state‐of‐the‐art logistics/e‐commerce center with complimentary commercial uses that take advantage of existing and planned infrastructure, is feasible to construct, is economically competitive with, and in the general vicinity of, similar logistics/e‐commerce center uses.

4. Develop and operate a large format logistics center that is in close proximity to the I‐10 freeway to support the distribution of goods throughout the region and that also limits truck traffic disruption to sensitive receptors within the surrounding region.

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5. Facilitate the development of underutilized land currently planned for residential uses with uses that maximize the use of the site as a large format 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 and approximately 150,000 square feet of mixed commercial uses responding to market demand.

6. Provide a system of infrastructure that includes public and private trans portation, sewer, water, drainage, solid waste disposal, and other essential facilities to serve the needs of the Project.

7. Provide access patterns that minimize traffic conflicts.

8. Develop project identity through the identification of project design elements such as architecture, landscaping, walls, fencing, signage, and entry treatments

9. Facilitate the establishment of design guidelines and development standards that create a unique, well‐defined identity for the proposed Project.

10. Positively contribute to the economy of the region through new capital investment, creation of new employment opportunities, and expansion of the tax base.

11. Establish landscape guidelines that emphasize the use of drought‐tolerant and water‐efficient plant materials.

12. Provide and plan that incorporates appropriate buffers with the surrounding development through the use of landscaped setbacks and expanded parkways along Cherry Valley Boulevard and Brookside Avenue.

3.9 Development Plan
The development plan has been derived from studies prepared by civil engineers, traffic engineers, land planners, landscape architects, and other consultants. Consultation with City staff has guided the content and character of this development plan.

Land Use
The Project site is divided into three planning areas comprised of five parcels and will be developed in two phases . Phase 1 will include Parcels 1, 2, and 3. The Project includes a Tentative Parcel Map (TPM) to create five legal development parcels. Planning Area 1 is designated for e-commerce; Planning Area 2 is designated for commercial; Planning Area 3 is designated for open s pace, as noted in Table 3-2, Planning Areas, below.

Planning Area 1 (Parcels 1, 2, and 3) is proposed to be developed with three separate e-commerce/warehouse buildings with supporting office, as follows:
• Building 1: 985,860 square feet
• Building 2: 1,213,235 square feet
• Building 3: 358,370 square feet
The Project proposes to amend the existing General Plan designation from Single-Family Residential to Industrial for Parcels 1, 2, and 3 to allow for the proposed e -commerce/warehouse uses.

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Planning Area 2 (Parcel 4) would include the development of up to 150,000 square feet of commercial uses and would be developed as part of Phase 2, as follows:
• Hotel: 100,000 square feet
• General Retail: 25,000 square feet
• Food Uses: 25,000 square feet
The Project proposes to amend the existing General Plan designation from Single -Family Residential to General Commercial for Parcel 4 to allow for commercial uses.

Planning Area 3 (Parcel 5) would remain as open space. The existing General Plan designation of Single Family Residential would be amended to Open Space.

Table 3-2: Planning Areas
Planning Area Land Use Acreage Square Footage FAR
Planning Area 1
E-Commerce Center
E-Commerce
Office
139.8 ac

2,507,465 sf
50,000 sf

0.4 5
Planning Area 2
Commercial
Hotel (220 Keys)
General Retail
Food Uses

10.9 ac

100,000 sf
25,000 sf
25,000 sf

0.3 5
Planning Area 3 Open Space 30.6 ac 0 --
Circulation Road 6.7 ac -- --
Total 188 ac 2,707,465 sf -
Source: Kimley -Horn. 2022. Beaumont Summit Station Specific Plan. Table 2-1.

E-Commerce - Planning Area 1
The majority of the Project area is comprised of e -commerce uses, which may include light industrial buildings, research and development, warehousing and distribution, and showroom space. The e - commerce planning area comprises 139.8 acres, approximately 74 percent of the site.

Commercial - Planning Area 2
Commercial uses within the Specific Plan will be flexible depending on market conditions and may contain a variety of commercial uses, including an assumption of hotel, general retail, and foodservice uses. The Commercial Planning area (Planning Area 2) comprises 10.9 acres, or approximately six percent of the site.

Planning Area 2 is planned to accommodate flexible commercial uses. The Commercial land use is located along the Cherry Valley Boulevard frontage and would provide the “face” of the Specific Plan area at Project buildout. Because of its visibility, architectural design will reflect a commercial design character rather than the style of the E-commerce Planning Area 1.

Open Space - Planning Area 3

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Planning Area 3 is 30.6 acres and contains slopes and a natural drainage feature which crosses the Planning Area in a southeast to northwest direction. The Planning Area represents the majority of the Specific Plan area’s frontage adjacent to Brookside Avenue. The drainage has been avoided by the land use plan through its placement in a natural open space area.

Circulation
Existing Circulation
Regional Circulation
Interstate 10 (I -10) provides regional access to the Project area via Cherry Valley Boulevard. I -10 is adjacent to Planning Area 3 (the natural Open Space Planning Area) of the Project site. This east -west oriented freeway provides access between Redlands and San Bernardino t o the northwest, and the City and the Coachella Valley to the southeast. There would be no direct access to I -10 from the Project area.

Access ramps exist from Cherry Valley Boulevard to the west of the Project area and at Oak Valley Parkway to the south. Exhibit 3.0-7, Conceptual Circulation Plan shows the hierarchy and general location of roadways within the Specific Plan area .

Local Circulation
Local access is provided to the property via Cherry Valley Boulevard, along the Specific Plan area’s northern boundary. No roadways are present within the Specific Plan area. The Specific Plan area is bordered by two public roadways: Cherry Valley Boulevard and Brookside Avenue.

Cherry Valley Boulevard
Cherry Valley Boulevard is designated in the County General Pla n as an Arterial Highway with a right -of- way of 128 feet, 4 travel lanes, and a raised landscaped median. This road runs in an east to west direction from I-10 to Beaumont Avenue.

The San Gorgonio Crossing project to the north of the Specific Plan area in the County of Riverside will make half-width improvements to Cherry Valley Boulevard and construct the median (see Exhibit 3.0-8, Cross Sections ) as part of a planned logistics project.

Brookside Avenue
Brookside Avenue is designated as a Secondary Street in the City’s General Plan Roadway Classification section. Secondary streets have a right-of-way of 88 feet with 4 travel lanes, 3-foot curb-adjacent parkways, 6-foot sidewalks , and 3-foot right -of-way adjacent parkways . Eight -foot Class I I (on-street) bike lanes are identified on both sides of the roadway section.

Site Access and Internal Circulation
Access to the Specific Plan area is proposed in several locations along Cherry Valley Boulevard as shown in Exhibit 3.0-2.

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Private drives ais les are proposed to connect individual buildings within the Project area. Drive aisles would be located and sized at the time of design review, based on City Code and fire lane requirements.

Internal access and circulation would be based on a shared access easement shown on a final parcel map or an agreement or covenant recorded prior to building permit issuance. An existing right -of-way on the property’s western edge would be vacated as part of the subdivision map process.

Transit
There are no existing public transit stops in the vicinity of the Specific Plan area. Community Services may request a future transit stop in coordination with the local transit agency. The Pass Transit System provided by the City includes Routes 3, 4, 7, and 9 which run approximately two miles from the Specific Plan area. As the Project develops, the Pass Transit System may assess the potential demand for these facilities in the area and may establish new or extended routes in the area. Coordination with t he Pass Transit System would be required as the Project builds out to determine the need for future bus turnouts along Cherry Valley Boulevard.

Proposed Circulation Plan
Vehicular circulation is comprised of two components: peripheral public roadways and i nternal private drives. The Circulation Plan provides standards and guidelines that ensure the safe and efficient movement of people and vehicles into and through the Project area, addressing light trucks and passenger vehicles, heavy trucks, public transit, and non-vehicular circulation (pedestrians and bicycles).

Cherry Valley Boulevard
Project-related improvements to Cherry Valley Boulevard include the following:
• Construction along the Project frontage to its ultimate half width as an Arterial Highway (1 28-foot right-of-way). A raised median would be constructed by the San Gorgonio Crossing project to the north (see Exhibit 3.0-8). Depending on timing of adjacent improvements, the Project may be required to construct the median.
• Construction of three public (Industrial Collector) entries : one driveway entrance on the western side of Planning Area 1, on driveway entrance midway through Planning Area 1, and one driveway entrance at Planning Area 2 (Commercial).
• New and modified traffic signals in three locations (see Exhibit 3.0-7):
▪ A signal modification at the westernmost private drive to provide a four-legged signal. ▪ A new traffic signal at the central entry road.
▪ One 300-foot dedicated eastbound right -turn pocket into project driveway. ▪ One dedicated left-turn and one dedicated right -turn lane at northbound approach. • An entry road at the easternmost entry road that will be unsignalized and permit right -in/right- out only.
• Final traffic control (stop signs/signalization) would be determined by the Traffic Impact Analysis.

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Brookside Avenue
Project-related improvements to Brookside Avenue include the following:
• Construction along the Project frontage to its ultimate halfwidth as a Secondary Highway (88-foot right-of-way) (see Exhibit 3.0-8).
• Construction of a landscaped parkway along the Project frontage.

Note that the Traffic Impact Assessment for the Project showed that the Project functions as proposed and no Project -related access is needed from Brookside Avenue.

Internal Circulation
Three public drives /cul-de-sacs would be constructed to provide access to the e-commerce uses in Planning Area 1 and the commercial uses in Planning Area 2. These would be designed as Industrial Collectors and have a right -of-way width of 78 feet, and a paved width of 56 feet (see Exhibit 3.0-8).

On-site traffic signage and striping would be implemented in conjunction with construction documents for the property.

Access road alignments and access points are conceptual in nature and would be determined at the tentative parcel map stage. Intersections and access points would be designed in accordance with the County Design Standards for Cherry Valley Boulevard, and City standards for all other roadways.

Lighting
Lighting would 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 a nd parking lot lighting would meet City standards.

Utilities and Public Services
Water Plan
Water service for the Project area would be provided by the Beaumont -Cherry Valley Water District (BCVWD). BCVWD provides potable and non-potable water service to t he City and the unincorporated community of Cherry Valley. BCVWD’s potable water system is supplied by wells in Little San Gorgonio Creek (Edgar Canyon) and the Beaumont Basin (sometimes called the Beaumont Storage Unit or the Beaumont Management Zone). BC VWD has 24 wells (1 well is a standby). The Beaumont Basin is adjudicated and managed by the Beaumont Basin Watermaster. BCVWD augments its groundwater supply with imported State Project Water from the San Gorgonio Pass Water Agency which is recharged at B CVWD’s recharge facility at the intersection of Brookside Avenue at Beaumont Avenue. BCVWD has 11 pressure zones and 14 reservoirs (tanks) ranging in size from 0.5 million gallons (MG) to 5 MG. (Potable Water Master Plan). The property was annexed into the BCVWD in 2017, concurrent with the annexation into the City.

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Existing Facilities
An existing 16-inch water line is present in Cherry Valley Boulevard fronting the Project area. An existing 24-inch water line is also located within Brookside Avenue. The property also contains three existing wells (see Exhibit 3.0-9, Conceptual Water Plan ). There are no existing non‐potable water lines near the Project boundary to serve recycled water to the Project.

Proposed Facilities
The Project’s water infrastructure would connect to the existing 16-inch line in Cherry Valley Boulevard.

The new public water main would be placed in the central private drive and extend eastward within the drive aisles of Planning Area 1, connecting with an existing 24-inch water line in Brooks ide Avenue (see Exhibit 3.0-9). Laterals would be extended from this backbone main to individual buildings.

As noted above, BCVWD does not have existing a non‐potable water system adjacent to the Project boundary to serve the site with recycled water. The new recycled water main is proposed to run parallel to the public water main in the central entry road and follow the same path through the drive aisles of Planning Area 1, however the recycled water line layout would be dependent on the BCVWD’s future well location.

Water Supply
The Beaumont Basin is adjudicated. The Project has secured water rights in the Beaumont Basin, as an “overlaying party” to the basin adjudication, with an entitlement of approximately 1,440 Acre Feet per Year (AFY). The Project would be served from its water entitlement by BCVWD.

BCVWD is the water supplier to the City which includes the proposed Project. BCVWD has two sources of potables water supply: District wells in Edgar Canyon (Little San Gorgonio Creek) and the Beaumont Groundwater Basin (Beaumont Basin). The Beaumont Basin is an adjudicated basin. BCVWD also produces non-potable water from a District well in the Beaumont Basin. Recycled water is not yet available for distribution to BCVWD customers from the City Wastewater Treatment Plant. BCVWD purchases imported State Water Project (SWP) water from SGPWA for the purposes of recharging the Beaumont Basin; SWP water is not currently distributed directly to BCVWD customers. BCVWD service area includes the City of Beaumont and the majority of unincorporated Cherry Valley and BCVWD would provide potable and non-potable water to these areas. BCVWD owns and operates the water system that serves the areas surrounding the Project site. BCVWD owns approximately 1,524 acres of watersh ed land north of Cherry Valley along the Little San Gorgonio Creek (also known as Edgar Canyon) and Noble Creek that are used as water sources. BCVWD diverts water from Little San Gorgonio Canyon Creek into a series of ponds adjacent to the creek where it percolates and recharges the shallow aquifers in Edgar Canyon.

BCVWD's present service area covers approximately 28 square miles, virtually all of which is in Riverside County and includes the City of Beaumont and the community of Cherry Valley. The Projec t site is within the BCVWD Sphere of Influence (SOI) boundaries, but outside of the water service area boundaries. As part of the proposed Project, the Project site require annexation into the BCVWD water service area and a water main would be extended ont o the Project site.

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

Existing Sewer Facilities
There are no sewer facilities in the immediate vicinity. Existing 15 -inch sewer lines are located in a subdivision to the south of Brookside Avenue, flowing under I -10, and ultimately to the Beaumont Wastewater Treatment Plant No. 1.

Proposed Sewer Facilities
Project sewer infrastructure would be a gravity system placed in drive aisles and the central private drive and connecting with a proposed sewer line in Brookside Avenue (see Exhibit 3.0-10, Conceptual Sewer Plan). An approximately 488 feet long proposed sewer line is to be installed just s outheast of the site along Brookside Avenue to an existing sewer line located at Morgan Avenue.

Drainage Plan
The City is located in Zone 5 of the Riverside County Flood Control District’s Beaumont Area Master Drainage Plan.

The Specific Plan area slopes in a northeast to southwest direction with site elevations ranging from 2,570 to 2,420 feet above mean sea level (amsl).

A stream course crosses the Project area. The stream passes from Brookside Avenue across the southwest corner of the property. The Project site presently sheet flows towards the existing stream course.

Stormwater
The Project’s drainage plan would collect stormwater through catch basins placed throughout the Project area. Stormwater would 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; refer to Exhibit 3.0-11, Conceptual Drainage Plan .

Water Quality
Improvement of water quality is a critical issue for all development. Local, s tate, and federal laws include requirements for the treatment of stormwater runoff to reduce pollutants entering the environment.

The Specific Plan area lies within a hydromodification zone, as defined by the County Flood Control District. The purpose of hydromodification management is to incorporate hydrologic controls within a proposed development such that post -development peak flows do not exceed pre -development conditions.

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Each Planning Area is required to provide inde pendent treatment of stormwater. Each phase of development would be required to demonstrate compliance with current stormwater regulations independent of other developments.

Conceptual Grading Plan
Exhibit 3.0-12, Conceptual Grading Plan , illustrates the G rading master plan for the Project area. The intent of the Grading Plan is to balance the site to the extent feasible while avoiding the large jurisdictional area of the existing drainage course in Planning Area 3 that runs southeast of the site . This avoidance results in a number of retaining walls to provide for building pads to accommodate large e -commerce buildings while reducing grading adjacent to the stream course.

Fire Service
The City contracts with the Riverside County Fire Department (RCFD), who in turn contracts with the California Department of Forestry and Fire Protection (CAL FIRE), for C ity-wide fire protection, emergency medical services, dispatch, and fire prevention a nd safety education.

The fire station closest to the Specific Plan area is RCFD Station 22, the Cherry Valley Fire Station, located in the County approximately 2.8 miles northeast of the Project area.

The City, through its contract with the RCFD and CAL FI RE, also has the use of 7 shared engines in San Jacinto, 5 shared engines in Desert Hot Springs, and 9 shared engines in Moreno Valley for a total of 21 shared engines.

The Project would be required to comply with RCFD requirements for emergency access, fi re-flow, fire protection standards, fire lanes, and other site design/building standards.

Additionally, all future development within the Project 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 at the time of building fire plan check.

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

Dry Utilities
Electrical. The City, inclusive of its SOI , is 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.

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Natural Gas. The City, inclusive of its SOI , is 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 comm unities in a 24,000-square-mile service area .

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, I nc. 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).

Project Phasing
As discussed above, the Project site is divided into three planning areas comprised of five parcels and would be developed in two phases. Phase 1 would include Parcels 1, 2, and 3. Planning Area 1 is designated for e-commerce; Planning Area 2 (Parcel 4) would include the development of up to 150,000 square feet of commercial uses and would be developed as part of Pha se 2. Actual timing of phasing may vary depending on market conditions.

3.10 Approvals Requested as Part of the “Project”
California Environmental Quality Act – Environmental Review No. ENV2021-0017 This Beaumont Summit Station Specific Plan is considered a “Project” under CEQA. CEQA is a statute that requires state and local agencies to identify the significant environmental impacts of their actions and to avoid or mitigate those impacts, if feasible. To document the potential significant impacts this EIR is being prepared for this Specific Plan and would be certified by the City prior to adoption of the Project or any other Project entitlements. Subsequent development within the Specific Plan boundaries deemed consistent with Specific Plan standards would not require further environmental review. The City is the lead agency responsible for certification of the Project EIR.

Specific Plan Adoption. SP2021-0005
Adoption of the proposed Specific Plan is a discretionary action subject to City Council approval. Adopted by Ordinance, the Specific Plan document will serve both planning and regulatory functions. This document contains the development standards and proc edures necessary to fulfill these purposes , and would replace the existing Sunny-Cal Specific Plan. The proposed Specific Plan would implement the City’s General Plan as amended. The Specific Plan would be considered by the Planning Commission and City Council and would be adopted by Ordinance and would become the zoning for the Project.

General Plan Amendment No. PLAN2021-0656
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

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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.

Tentative Parcel Map No. PM2021-0009
The Specific Plan area is comprised of several parcels. The Project includes a Tentative Parcel Map (TPM) to create five legal development parcels and would dedicate the rights -of-way for utility easements, if required by the City.

Plot Plan/Site Plan (Plot Plan) No. PP2021-0388
Three separate Plot Plans for the Project, consisting of an e-commerce project with three proposed structures, parking, landscaping, drainage facilities, and new and driveways is proposed. A separate Plot Plan/Site Plan will be required for each building area within the Specific Plan. Statutory Development Agreement
A statutory development agreement, authorized pursuant to California Government Code § 65864 et seq., may be processed concurrently with the approval of this Specific Plan. The development agreement would include, among other items, the term of entitlements and any provisions for off‐site improvements if applicable. Ministerial actions that follow the initial approvals include the following:
• Grading Plans/Permits
• Improvement Plans
• Final Map review and approval (City), recordation (County) • Jurisdictional Permits (if required by agencies)
Additional Discretionary Approvals
Various land use permits (Plot Plans, Conditional Use Permits, Sign Pr ograms, Minor Changes, and Variances) would be submitted to the City for review and approval as they occur.

Responsible Agencies
California Department of Fish and Wildlife – Section 1602 Lake and Streambed Alteration Agreement Regional Water Quality Control Board – Section 401 Water Quality Certification and General Construction Wastewater Discharge Permit
South Coast Air Quality Management District – Construction Permit

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4.0 ENVIRONMENTAL IMPACT ANALYSIS
Section 4.0, Environmental Impact Analysis , examines the environmental setting of the Beaumont Summit Station Specific Plan (Project), analyzes the Project's effects and the significance of its impacts, and recommends mitigation measures to reduce or avoid impacts. This section contains separate subsections for each environmental issue area that was determined to need further study in this draft environmenta l impact report (Draft EIR). This scope was determined through the notice of preparation (NOP), which was published September 22, 2021, (see Appendix L), and through public and agency comments received during the NOP comment period from September 22, 2021 to October 22, 2021 (see Appendix L). Additionally, a scoping meeting was held on October 7, 2021. Environmental issues and their corresponding sections are:
• Section 4.1, Aesthetics • Section 4.10, Land Use and Planning • Section 4.2, Air Quality • Section 4.11, Noise
• Section 4.3, Biological Resources • Section 4.12, Population and Housing • Section 4.4, Cultural Resources • Section 4.13, Public Services • Section 4.5, Energy • Section 4.14, Recreation
• Section 4.6, Geology and Soils • Section 4.15, Transportation • Section 4.7, Greenhouse Gas Emissions • Section 4.16, Tribal Cultural Resources • Section 4.8, Hazards and Hazardous Emissions • Section 4.17, Utilities and Service Systems • Section 4.9, Hydrology and Water Quality • Section 4.18, Wildfire Sections 4.1 through 4.18 provide a detailed discussion of the environmental setting, effects associated with the project, and mitigation measures designed to reduce significant impacts where required and when feasible. The residual impacts following the implementation of any mitigation measure are also discussed.

During preliminary environmental analysis it was also determined that certain issues under an environmental topic would not be significantly affected by implementation of the Project. These issues are discussed in Section 7.0, Effects Found Not to be Significan t.

4.0.1 Approach to Environmental Analysis
Each potentially significant environmental issue area is addressed in a separate EIR Section (4.1 through

4.18) and is organized into the following subsections:
• “Environmental Setting” provides an overview of the existing physical environmental conditions in the study area that could be affected by implementation of the Project (i.e., the “affected environment”).

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• “Regulatory Setting ” identifies the plans, policies, laws, and regulations that are relevant to each resource area and describes permits and other approvals necessary to implement the Project . As noted above, the EIR needs to address possible conflicts between the Project and the requirements of Federal, State, regional, or local agencies, including consistency with adopted land use plans, policies, Specific Plan or other regulations for the area. Therefore, this subsection summarizes or lists the potentially relevant policies and objectives, such as from the applicable City of Beaumont General Plan and Municipal Code.
• “Impact Thresholds and Significance Criteria” provides the criteria used in this document to define the level at which an impact would be considered significant in accordance with CEQA.

Significance criteria used in this EIR are based on the checklist presented in Appendix G of the State CEQA Guidelines, factual or scientific information and data, and regulatory standards of Federal, State, and local agencies .
• “Impacts and Mitigation Measures ” are listed numerically and sequentially throughout each section, for each Project component. A bold font impact statement precedes the discussion of each impact and provides a summary of each impact and its level of significa nce. The discussion that follows the impact statement includes the analysis on which a conclusion is based regarding the level of impact .
• “Cumulative Impacts ” identifies potential environmental impacts of past, present and reasonably foreseeable future projects, in combination with the Project . • “Significant Unavoidable Impacts ” identifies environmental impacts that may remain significant even with implementation of reasonable and feasible mitigation measures. “Mitigation Measures” are recommended where feas ible to avoid, minimize, offset, or otherwise compensate for significant and potentially significant impacts of the Project , in accordance with the State CEQA Guidelines (14 California Code of Regulation [CCR] § 15126.4). Each mitigation measure is identif ied by resource area, numerically, and sequentially. For example, mitigation measures in Section 4.2, Air Quality, are numbered AQ-1, AQ-2, AQ-3 and so on. Pursuant to CEQA, the EIR provides a brief discussion of potential significant impacts of a given mitigation measure, if applicable.

The level of impact of the Project is determined by comparing estimated effects with baseline conditions, in light of the thresholds of significance identified in the EIR. Under CEQA, the existing environmental setting normally represents baseline conditions as of the distribution date of the NOP which for the Project is September 22, 2021, unless more recent data is determined appropriate for utilization in the EIR . Project component-specific analyses are conducted to evaluate each potential impact on the existing environment. This assessment also specifies why impacts are found to be significant, potentially significant, or less than significant, or why there is no environmental impact. 14 CCR § 15382 and Public Resour ces Code (PRC) § 21068 define a significant effect on the environment as a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the Project . A potentially significant effect is one that, if it were to occur, would be considered a significant impact; however, the occurrence of the impact is uncertain. PRC § 21100(b)(3) states that mitigation measures proposed to minimize significant effects on the environment, including,

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but not limited to, measures to reduce the wasteful, inefficient, and unnecessary consumption of energy, shall be included in the EIR. Subsection (d) of PRC § 21100 adds that for the purposes of this section (PRC § 21100), any significant effect on the environment shall be limit ed to substantial, or potentially substantial, adverse changes in physical conditions which exist within the area as defined in PRC § 21060.5. Therefore, a “potentially significant” effect and “significant” effect are treated the same under CEQA in terms of procedural requirements and the need to identify feasible mitigation. 14 CCR § 15364 and PRC § 21061.1 states that “feasible” means capable of being accomplished in a successful manner within a reasonable period of time, considering economic, environment al, social, and technological factors. A mitigation measure is determined to be feasible if it would avoid or substantially lessen a significant effect on a resource (PRC § 21082.3). A “less than significant” impact is one that would not result in a substa ntial adverse change in the physical environment (applicable significance thresholds would not be exceeded in consideration of Project Design Features and existing laws, ordinances, standards or regulations).

Both direct and indirect effects of the Project are evaluated for each environmental resource area (14 CCR § 15126.2 and PRC § 21065.3). Direct effects are those that are caused by the action and occur at the same time and place. Indirect effects are reasonably foreseeable consequences that may occur a t a later time or at a distance that is removed from the Project area, such as growth-inducing effects and other effects related to changes in land use patterns, population density, or growth rate, and related effects on the physical environment.

Cumulative impacts are discussed below and throughout Section 4.0, at the end of each individual resource section.

There are no mitigation measures proposed when there is “no impact” or the impact is determined to be “less than significant” prior to mitigation (14 CCR § 15126.4(a)(3)). Where sufficient feasible mitigation is not available to reduce impacts to a less than significant level, the impacts are identified as remaining “significant and unavoidable.”

4.0.2 Cumulative Impact Methodology
CEQA Requirements
Under the CEQA Guidelines, “a cumulative impact consists of an impact which is created as a result of the combination of the project evaluated in the EIR together with other projects causing related impacts” (14 CCR § 15130(a)(1)). According to CEQA, an EIR must di scuss cumulative impacts if the incremental effect of a project, combined with the effects of other projects is “cumulatively considerable” (14 CCR § 15130(a)). Together, these projects compose the cumulative scenario which forms the basis of the cumulative impact analysis.

Cumulative impacts analysis should highlight past actions that are closely related either in time or location to the Project being considered, catalogue past projects, and discuss how they have harmed the environment and discuss past act ions even if they were undertaken by another agency or another person.

Both the severity of impacts and the likelihood of their occurrence are to be reflected in the discussion,

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“but the discussion need not provide as great a detail as is provided for the effects attributable to the Project alone. The discussion should be guided by standards of practicality and reasonableness and should focus on the cumulative impact to which the identified other projects contribute rather than the attributes of other projects which do not contribute to the cumulative impact” (14 CCR § 15130(b)).

For purposes of this EIR, the proposed Project would cause a cumulatively considerable and therefore significant cumulative impact if:
• The cumulative effects of other past, current, and probable future projects without the Project are not significant and the Project ’s incremental impact is substantial enough, when added to the cumulative effects, to result in a significant impact.
• The cumulative effects of other past, current, and pr obable future projects without the Project are already significant and the Project would result in a cumulatively considerable contribution to the already significant effect. The standards used herein to determine whether the contribution is cumulatively considerable include the existing baseline environmental conditions, and whether the Project would cause a substantial increase in impacts, or otherwise exceed an established threshold of significance.

The approach and geographic scope of the cumulative imp act evaluation vary depending on the environmental topic area being analyzed. The individual “Cumulative Impacts” subsections within each environmental topic present impacts and mitigation measures for the proposed Project. Each section of the D raft EIR begins with a summary of the approach and the geographic area relevant to that environmental topic area. For most environmental topic areas, the list approach is used. The list of potentially relevant projects as well as methodology and relevant planning doc uments are discussed in each impact section’s discussion of “Cumulative Impacts.” The cumulative analysis must be in sufficient detail to be useful to the decision-maker in deciding whether, or how, to alter the Project to lessen cumulative impacts. Table 4-1, Cumulative Projects list provides a list of projects that were used in assessing the potential for cumulative impacts from the proposed Project.

Most of the projects included in the cumulative analysis are undergoing, or will be required to undergo, their own independent environmental review under CEQA. Significant adverse impacts of the cumulative projects would be required to be reduced, avoide d, or minimized through the application and implementation of mitigation measures. The net effect of these mitigation measures is assumed to be a general lessening of contribution to cumulative impacts. This discussion, found at the end of each impact section, provides an analysis of overall cumulative effects of the Project taken together with other past, present, and reasonably foreseeable probable future projects.

Geographic Scope
In respect to this EIR analysis, cumulative effects can generally be geogr aphically classified as localized, site-specific resource issues, regional, watershed level resource issues and global resource issues. At the localized, site-specific resource scale, the Project’s cumulative impacts have been analyzed for all 1 8 resource topics.

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Each of the cumulative impact categories (EIR Section 4.0) is analyzed and regulated by different agencies and associated regulatory or policy documents, in order to best protect the resource in question. The analysis of cumulative effects consider s a number of variables, including geographic (spatial) limits, time (temporal) limits, and the characteristics of the resource being evaluated. The geographic scope of each analysis is based on the topography surrounding the Project site and the natural boundaries of the resource affected, rather than jurisdictional boundaries. The geographic scope of cumulative effects will often extend beyond the scope of the direct effects, but not beyond the scope of the direct and indirect effects of the proposed Project. The EIR addresses the Project’s potentially significant impacts, recommends Project-specific mitigation measures, and then also identifies existing or recommended measures to address potential cumulative impacts.

Cumulative Analysis Approach
There are two commonly used approaches, or methodologies, for establishing the cumulative impact setting or scenario. One approach is to use a “list of past, present, and probable future projects producing related or cumulative impacts including, if necess ary, those projects outside the control of the agency, …” (14 CCR § 15130(b)(1)(A) and PCR § 21083(b)(2)). The other is to use a “summary of projections contained in an adopted local, regional or statewide plan, or related planning document, that describes or evaluates conditions contributing to the cumulative effect” (14 CCR § 15130(b)(1)(B) and PCR § 21100(e)).

This EIR uses the list -based approach to provide a broad understanding and context for analyzing the cumulative effects of a project.

From a broad perspective, the Project is situated northeast of Interstate 10, in a rapidly developing , and extreme northern portion of the City of Beaumont in Riverside County. The Project represents commercial, e-commerce, and open space development, on approximately 2,707,465 square feet on approximately 188 acres. The Project would include various uses such as e-commerce, commercial uses, and reserved land for open space. The Project would include other associated facilities and improvements such as a perimeter fencing, parking, onsite and perimeter landscaping, lighting, and exterior sidewalks.

Specific cumulative projects were developed in consultation with City staff and incorporated into the Project Traffic Impact Analysis (TIA) (refer to Section 4.15, Transportation , and Appendix K, Traffic Impact Analysis and Vehicle Miles Travelled ). Traffic Study Table 4 and Figure 9, Location of Cumulative Projects specifically show the 53 cumulative project s used in the TIA, which were then factored into the cumulative analysis for related quantitative environmental issues , such as air quality and noise. The 53 cumulative projects are listed below in Table 4-1, Cumulative Projects .

Taken together, the projects identified above and included in the TIA cumulative analysis, together with previously certified local and regional planning program EIRs, provide context as to the nature of potential cumulative projects.

Types of Projects Considered
Impacts associated with implementation of the Project would be near- and long-term as the proposed Project would include future construction and operational activities associated with the Project buildout.

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The following project summaries represent past, present and probable future projects that could result in cumulative impacts when combined with the Beaumont Summit Station Specific Plan Project. Related projects and other possible development in the Project area determined as having the potential to interact with the proposed Project to the extent that a significant cumulative effect may occur are outlined in Table 4-1, Cumulative Projects .

Table 4-1: Cumulative Projects
Project# Description Land Use Quantity Units
1 Noble Creek Vistas Single -Family Detached Housing 648 DU 2 Cougar Ranch Single -Family Detached Housing 148 DU
3 Oak Valley Greens Senior Center Senior Adult Housing-Detached 372 DU 4 Oak Valley Village Shopping Center 490.000 KSF
5 Kirkwood Ranch Single -Family Detached Housing 403 DU 6 Sundance Corporate Center General Office Building 300.000 KSF 7 Beaumont Commons Single -Family Detached Housing 120 DU 8 Tuscany Townhomes Multifamily Housing (Low-Rise) 188 DU 9 Prologis General Light Industrial 2,200.000 KSF
10 Beaumont Industrial Park Industrial Park 2,890.000 KSF 11 San Gorgonio Village Shopping Center 130.000 KSF
12 Jerome Taurek Single -Family Detached Housing 244 DU 13 Legacy Highlands (Phase 1) Single -Family Detached Housing 1,159 DU 14 Hidden Canyon Industrial Park No Land Use 2,890.000 KSF 15 Fairway Canyon Single -Family Detached Housing 1,650 DU 16 Potrero Creek Estates Single -Family Detached Housing 700 DU 17 High-Cube Fullfillment Center High-Cube Parcel Hub Warehouse 4,500.000 KSF General Light Industrial General Light Industrial 500.000 KSF Hotel Hotel 125 Room
Multipurpose Recreational
Facility (Go-Cart) Multipurpose Recreational Facility 77.00 KSF Rock Climbing Rock Climbing Gym 26.000 KSF
Miniature Golf Miniature Golf Course 36 Hole
Trampoline Park Trampoline Park 24.000 KSF
Bowling Alley Bowling Alley 40.000 KSF
18 Beyond Beaumont Commercial 6.580 KSF
19 CUP 03629 Mini-Warehouse 90 Storage
Units
20 TR 31966 Single -Family Detached Housing 60 DU
21 TTM 30545 Holbert Ranch Single -Family Detached Housing 131 DU 22 Borstein Property Single -Family Detached Housing 209 DU San Gorgonio Crossing High-Cube Warehouse 1,861 KSF
23 Heartland Single -Family Detached Housing 988 DU
Shopping Center 126.000 KSF
23 Heartland Single -Family Detached Housing 988 DU
Shopping Center 126.000 KSF
24 American Villas Single -Family Detached Housing 36 DU 8th Street Condos Multifamily Housing (Low-Rise) 16 DU
Pennsylvania Ave Apartments Multifamily Housing (Low-Rise) 8.000 DU 25 Sundance Single -Family Detached Housing 4,716 DU
26 Rolling Hills Ranch Industrial
Prologis Warehousing 1,200.000 KSF

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Project# Description Land Use Quantity Units
27 Dowling Orchard Business Park Warehousing 548.820 KSF 28 Farmer Boys Shopping Center 6.752 KSF
Ramona Tire / Firestone Shopping Center 4.792 KSF
29 Aspen Creek (TT 31426) Single -Family Detached Housing 106 DU 30 Taurek (Tract No. 31162) Single -Family Detached Housing 244 DU 31 Pacific Scene (Tract No. 32850) Single -Family Detached Housing 95 DU 32 Jack Rabbit Trail Single -Family Detached Housing 2,000 DU Shopping Center 49.005 KSF
33 Four Seasons (Tract NO. 31462) Single -Family Detached Housing 2,041 DU Shopping Center 95.832 KSF
34 TTM 33931 Fiesta Oak Valley /
Mesa Verde Estates
Single Family Residential 3535 DU
Condos/Townhomes 453 DU
Active Park 48.000 Acre
Recreational Community Center 9.000 KSF
Elementary School 1200 Student
Commercial Retail 200.000 KSF
35 Summerwind Ranch
Single -Family Detached Housing 3,683 DU
Elementary School 1,200 Student
Middle School/Junior High School 900 Student
Business Park 1,579.000 KSF
Shopping Center 1,000.000 KSF
36 Sun Cal / Various Builders Single -Family Detached Housing 2,366 DU Shopping Center 505.296 KSF
37 World Logistics Center Warehousing 21,450.000 KSF
38 TAZ 28
Single -Family Detached Housing 193 DU
General Office Building 182.342 KSF
Shopping Center 130.244 KSF
39 TAZ 29
General Light Industrial 59.512 KSF
General Office Building 49.876 KSF
Business Park 26.737 KSF
Shopping Center 69.827 KSF
40 TAZ 30 General Office Building 2.363 KSF
Shopping Center 1.688 KSF
41 TAZ 31 General Office Building 86.826 KSF
Shopping Center 62.019 KSF
42 TAZ 32 Single -Family Detached Housing 94 DU
43 TAZ 33
General Light Industrial 35.109 KSF
Multifamily Housing (Low-Rise) 41 DU
General Office Building 9.605 KSF
Business Park 78.147 KSF
Shopping Center 6.861 KSF
44 TAZ 34 General Office Building 76.459 KSF
Shopping Center 54.613 KSF
45 TAZ 35 Single -Family Detached Housing 28 DU
46 TAZ 36 Single -Family Detached Housing 17 DU
47 TAZ 37
Single -Family Detached Housing 6 DU
General Office Building 16.618 KSF
Shopping Center 11.870 KSF
48 TAZ 38 General Office Building 97.269 KSF
Shopping Center 69.478 KSF

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Project# Description Land Use Quantity Units
49 TAZ 39 General Office Building 42.460 KSF
Shopping Center 103.023 KSF
50 TAZ 40 Single -Family Detached Housing 478 DU
51 Singleton Heights (Mastercraft)
TR 26811 Single -Family Detached Housing 268 DU
52 Sunset Ranch (Osborne/Dunham)
TR 31450 Single -Family Detached Housing 231 DU
53 JP Ranch5 Single -Family Detached Housing 689 DU
Shopping Center 72.700 KSF

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4.1 AESTHETICS

4.1.1 Introduction
The purpose of this section is to describe the visual resources and aesthetic qualities present on and near the Beaumont Summit Station Specific Plan (Project), while also assessing the potential impact the Project could have on those resources within the City of Beaumont (City). Per the California Environmental Quality Act (CEQA), the emphasis in this Draft Environmental Impact Report (Draft EIR) is on impacts to aesthetics which are assessed on their effects on scenic vistas, scenic resources (e.g., trees, rock outcroppings, or historic buildings) within scenic highways, or the degradation of the visual quality of the area. The analysis also considers the potential effects of light and glare generation from the Project. Information provided in this section was primarily obtained from the City of Beaumont General Plan (Beaumont GP) and the City of Beaumont Municipal Code (MC).

Visual Resource Terminology and Concep ts
When viewing the same landscape, people may have different responses to that landscape and any proposed visual changes, based upon their values, familiarity, concern, or expectations for that landscape and its scenic quality. Due to each person’s unique attachment to and value for a landscape, visual changes to that landscape inherently affect viewers differently. However, generalizations can be made about viewer sensitivity to scenic quality and visual changes. Recreational users (e.g., hikers, equestrians, tourists, and people driving for pleasure) are expected to have high concern for scenery and landscape character. People commuting daily through the same landscape generally have a moderate concern for scenery, while people working at industrial sites generally have a lower concern for scenic quality or changes to existing landscape character.

The visual sensitivity of a landscape is affected by the viewing distances at which it is seen, such as close- up or far away. The visual sensitivity of a landscape is also affected by the travel speed at which a person is viewing the landscape (high speeds on a highway, low speeds on a hiking trail, or stationary at a residence). The same project feature can be perceived differently by people depending on the distance between the observer and the viewed object. When a viewer is closer to a viewed object in the landscape, greater detail is visible, and there is greater potential influence of the object on visual quality because of its form or scale (relative size of the object in relation to the viewer). When the same object is viewed at background distances, details may be imperceptible but overall forms of terrain and vegetation are evident, and the horizon and skyline are dominant. In the middle ground, some detail is evident (e.g., the foreground), and landscape elements are seen in context with landforms and vegetation patterns (e.g., the background).

The following terms and concepts are used in the discussion below to describe and assess the aesthetic setting and Project impacts.

Scenic Vista. An area that is designated, signed, and accessible to the public for the express purposes of viewing and sightseeing. This includes any such areas designated by a federal, state, or local agency.

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Scenic Highway. Any stretch of public roadway that is designated as a scenic corridor by a federal, state, or local agency.

Sensitive Receptors. Viewer responses to visual settings are inferred from a variety of factors, including distance and viewing angle, types of viewers, number of viewers, duration of view, and viewer activities.

The viewer type and associated viewer sensitivity are distinguished among project viewers in recreational, residential, commercial, military, and industrial areas. Viewer activities can range from a circumstance that encourages a viewer to observe the surroundings more closely (such as recreational activities) to one that discourages close observation (such as commuting in heavy traffic). Viewers in recreational areas are considered to have high sensitivity to visual resources. Residential viewers generally have moderate sensitivity but extended viewing periods. Viewers in commercial, military, and industrial areas are considered to have low sensitivity.

Viewshed. A project’s viewshed is defined as the surrounding geographic area from which the project is likely to be seen, based on topography, atmospheric conditions, land use patterns, and roadway orientations. “Project viewshed” is used to describe the area surrounding a Project site where a person standing on the ground or driving a vehicle can view the Project site.

Visual character. Typically consists of the landforms, vegetation, water features, and cultural modifications that impart an overall visual impression of an area’s landscape. Scenic areas typically include open space, landscaped corridors, and viewsheds. Visual character is influenced by many different landscape attributes including color contrasts, landform prominence, repetition of geometric forms, and uniqueness of textures, among other characteristics.

4.1.2 Environmental Setting
The Project site contains primarily vacant land within the western and southern portions of the site. The central and eastern portion of the site include concrete pads/foundations and several outbuildings that supported poultry and egg farm operations of the former Sunny‐Cal Egg and Poultry Ranch. The site’s surface elevation of the site is approximately 2,524 feet above mean sea level (amsl) and topography slopes down toward the southwest. The Project site contains primarily vacant land and no trees, rock outcroppings, or other visually significant features. A jurisdictional waterway with a sharply incised channel crosses the Planning Area 3 in the southern portion of the site in a southeast to northwest direction.

Facing south.Facing northwest.

Facing west within are of lower topographic
between two gentle slopes.

Southeast facing view of the site.

View of slight depressional area facing
southwest.

Looking southwest towards erosional
feature.

Not to scale
Exhibit 4.1-1: Site Photos
Beaumont Summit Station Specific Plan EIR
City of Beaumont Page 1636 of 2513

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Scenic Vistas
Under CEQA, a scenic vista is defined as a viewpoint that provides expansive views of a highly-valued landscape for the benefit of the public. The Beaumont GP does not designate any scenic vistas near the Project site or in the City. Although no area within the City is officially designated as a scenic vista, the City is situated at a half-mile elevation in the County’s The Pass Area Plan, south of southern California’s highest peak, San Gorgonio Mountain, and north of San Jacinto Peak which provide the most prominent views from the City.

Scenic Highways
Scenic highways and routes are a unique component of the circulation system as they traverse areas of unusual scenic or aesthetic value. No state scenic highway traverses the Project site, nor is a scenic highway located in the immediate vicinity. The nearest designated Scenic Highway is State Route (SR)-243, located approximately nine miles east of the Project site.

Light and Glare
Generally, there are two types of light intrusion. Light which emanates from the interior of structures and passes through windows and light that projects from exterior sources, such as exterior building parking, street lighting, security lighting, and landscape lighting. “Light spill” is typically defined as the presence of unwanted and/or misdirected light on properties adjacent to the property being illuminated. Glare is the sensation produced by luminance within the visual field that is significantly greater than the luminance to which the eyes are adapted, which causes annoyance, discomfort, or loss in visual performance and visibility.

The Project is in a largely vacant area of the City, bordering Interstate 10 (I-10). Light and glare in the Project area are typical of that found in urban and rural environments. Sources of light and glare include light from I-10 and local roadways and related traffic. No stationary light sources are present in the Project site.

4.1.3 Regulatory Setting
Federal
There are no federal regulations related to aesthetics that are applicable to the Project.

State
California Department of Transportation (Caltrans)
The Project site is located adjacent to I-10 and north of SR-60. Caltrans manages the California Scenic Highway Program (CSHP), which is intended to preserve and protect scenic highway corridors from changes that would diminish the aesthetic value of lands adjacent to highways. State laws governing State Scenic Highways are found in Streets and Highways Code (SHC) §§ 260 to 263. A highway may be designated as scenic based on certain criteria, including how much of the natural landscape can be seen by travelers, the landscape’s scenic quality, and the extent to which development intrudes on the

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traveler’s enjoyment of the view. The CSHP’s Scenic Highway System List identifies scenic highways that are either eligible for designation or have already been designated as such. The list can be found here:
• https://dot.ca.gov/-/media/dot-media/programs/design/documents/desig-and-eligible- aug2019_a11y.xlsx
Local
Beaumont Municipal Code Chapter 8.50 – Outdoor Lighting Chapter 8.50, of the Beaumont MC (referred to herein as the “City’s Outdoor Lighting Ordinance”) establishes regulations and standards which will reduce light pollution generated by residential, commercial, and industrial lighting fixtures and devices, minimize light pollution which has a detrimental effect on the environment and the enjoyment of the night sky, reduce and minimize lighting and lighting practices which cause unnecessary illumination of adjacent properties, correct problems of glare and light trespass, and reduce energy use. (Beaumont MC, § 8.50.010.) To these ends, Beaumont MC § 8.50.030 establishes three Lighting Zones in the City for the purpose of regulation and establishing standards for the reasonable use of outdoor lighting. These lighting zones, which are defined on the basis of land uses are: The Residential Lighting Zone, consisting of all areas of the City zoned exclusively for residential uses; The Commercial Industrial Lighting Zone, consisting of all areas of the City zone exclusively for commercial and industrial uses; and The Special Use Lighting Zone, consisting of specific land uses, which require more accurate color rendition, such as automobile sales lots, outdoor recreation facilities, outdoor advertising displays, service stations, and industrial area where higher pole heights are required to avoid interference with vehicle operations. (Beaumont MC, §§ 8.50.030 and 8.50.080.1.) The City’s Outdoor Lighting Ordinance establishes specific design, construction, and performance standards applicable to lighting and lighting fixtures within the City. This includes “lighting curfews” generally applicable to commercial and industrial properties to reduce illumination of affected properties and preserve dark skies.

Beaumont Municipal Code Title 17- Zoning
Beaumont MC Title 17, Chapter 17.07 – Signs are intended to make the City attractive to residents, visitors and commercial, industrial, and professional businesses while maintaining economic stability and vitality through an attractive signing program.

Chapter 17.07.010 (A) – Recognition of Needs; Goals. The City recognizes the need for signs as a means to identify businesses and other necessary and beneficial activities within the community. The City finds that signing is an important design element of the physical environment. Provisions consistent with the goals and objectives of the community are necessary to ensure that the special character and image the community is striving for can be attained while serving business and other needs in the community. The City is striving to provide an economically stable and visually attractive community through high-quality site planning, building designs, landscaping, and signing. As a planned architectural feature, a sign can be pleasing and can harmonize with the physical character of its environment. Proper controls can achieve this goal and will make the City a more attractive place to live, work and shop.

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City of Beaumont 2040 General Plan
Conservation and Open Space Element
Goal 8.5: A City that preserves and enhances its natural resources.

Policy 8.5.2: Require new developments adjacent to identified plant and wildlife habitat areas to maintain a protective buffer, minimize new impervious surface, minimize light pollution, and emphasize native landscaping.

Goal 8.6: A City that protects and enhances its scenic vistas and views.

Policy 8.6.1: Protect and preserve existing, signature views of the hills and mountains from the City.

Policy 8.6.4: When grading is necessary, encourage grading for new development that complements the surrounding natural features.

Policy 8.6.6: Limit light pollution from outdoor sources, especially in rural, hillside and mountain areas, and open spaces, to maintain darkness for night sky viewing.

4.1.4 Impact Thresholds and Significance Criteria
State CEQA Guidelines Appendix G contains the Environmental Checklist Form, which includes questions concerning aesthetics. The questions presented in the Environmental Checklist Form have been utilized as significance criteria in this section. Accordingly, the Project would have a significant effect on the environment if it would:
• Have a substantial adverse effect on a scenic vista;
• Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway;
• In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality; and • Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.

Methodology and Assumptions
The Project is evaluated against the aforementioned significance criteria/thresholds, as the basis for determining the impact’s level of significance concerning aesthetics. This analysis considers the existing regulatory framework (i.e., laws, ordinances, regulations, and standards) that avoid or reduce the potentially significant environmental impact. Where significant impacts remain despite compliance with the regulatory framework, feasible mitigation measures are recommended, to avoid or reduce the Project’s potentially significant environmental impacts.

Additionally, the Summit Station Specific Plan (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

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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, § 65454 requires that a Specific Plan be consistent with the General Plan.

Upon adoption, actions deemed to be consistent with the Specific Plan would be judged to be consistent with the City of Beaumont General Plan as amended. Where conflicts exist between the standards contained in the Specific Plan and those found in the City of Beaumont Zoning Ordinance or Municipal Code, the regulations and standards in the Specific Plan would take precedence. Any area of site development, administration, review procedures, environmental review, landscaping requirements, and regulations not expressly addressed by this Specific Plan would 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. As such, applicable Specific Plan standards have been considered in the preparation of the section.

Approach to Analysis
This analysis of impacts on aesthetic resources examines the Project’s temporary (i.e., construction) and permanent (i.e., operational) effects based on significance criteria/threshold’s application outlined above.

For each criterion, the analyses are generally divided into two main categories: (1) temporary impacts; and (2) permanent impacts. Each criterion is discussed in the context of Project components that share similar characteristics/geography. The impact conclusions consider the potential for changes in environmental conditions, as well as compliance with the regulatory framework enacted to protect the environment.

The baseline conditions and impact analyses are based on field observations; review of Project maps and drawings; analysis of aerial and ground‐level photographs; and review of various data available in public records, including local planning documents. The determination that a Project component would or would not result in “substantial” adverse effects on scenic resources or visual character considers the site’s aesthetic resource value and the severity of the Project component’s visual impact (e.g., the nature and duration of the impact). For example, a Project component resulting in a severe impact on a site with a low aesthetic resource value would result in a less than significant impact concerning scenic or visual character. In other words, new conspicuous structures or visual changes in areas with a low aesthetic resource value may not necessarily result in substantial adverse effects on visual resources.

Visual sensitivity can be described as viewer awareness of visual changes in the environment and is based on the viewers’ perspective while engaging in activities from public areas near a project site. The Project site is visible to various users. The sensitivity of those users to changes within a project site varies with the type of use, length of time that the viewer would be within a project site’s zone of visual influence (ZVI), and the viewer’s distance from a Project site. Viewers of the Project site may include nearby residents, future e-commerce/commercial employees, travelers, and commuters within the Project’s ZVI.

4.1.5 Impacts and Mitigation Measures
Impact 4.1-1 Would the Project have a substantial adverse effect on a scenic vista? Level of Significance: Less than Significant Impact

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The Project site consists of primarily vacant land on the west and south portions. The central and east portions of the Project site are developed with multiple concrete foundations and several outbuildings that are related to prior operations as a poultry and egg farm that previously occupied the Project site.

The topography of the Project site slopes towards the southwest. The Project site is vacant and has been subject to regular human disturbances from previous agricultural uses and grading/construction activities.

The disturbed nature of the site caused by agricultural activity, contributes to the diminished aesthetic value of the Project site and the surrounding area. The City does not contain any designated scenic vistas.

The most prominent scenic vistas are provided by the San Bernardino Mountains located approximately eight miles north and the San Jacinto Mountains located approximately 12 miles southeast.

Construction and Operations
Construction of the Project would require grading for recontouring and leveling purposes of the site.

Trenching and installation of water, wastewater, recycled water pipelines, and dry utilities would be necessary. Project construction would also require the temporary use and storage of heavy equipment and vehicles on-site which may be visible off-site. Project construction equipment and activity would temporarily alter views of the site but would not obstruct any scenic vistas. The associated visual impacts from the construction phases are anticipated to occur over the duration of construction and would cease upon completion of the Project, resulting in a less than significant impact.

The visual character of the Project site would be permanently altered by the Project.

As noted in Section 3.0, Project Description, and in Exhibit 3.0-6, Conceptual Site Plan, the Project site is approximately 200 acres of vacant land that would be divided into three planning areas comprised of five parcels. Phase 1 will include Parcels 1, 2, and 3. Planning Area 1 is designated for e-commerce; Planning Area 2 is designated for commercial; Planning Area 3 is designated for open space. The Project would change the character of the site with the following uses:

Planning Area 1 (Parcels 1, 2, and 3) is proposed to be developed with three separate e-commerce/warehouse buildings with supporting office, as follows:
• Building 1: 985,860 square feet
• Building 2: 1,213,235 square feet
• Building 3: 358,370 square feet
The Project proposes to amend the existing General Plan designation from Single-Family Residential to Industrial for Parcels 1, 2, and 3 to allow for the proposed e-commerce/warehouse uses.

Planning Area 2 (Parcel 4) would include the development of up to 150,000 square feet of commercial uses and would be developed as part of Phase 2, as follows:
• Hotel: 100,000 square feet
• General Retail: 25,000 square feet
• Food Uses: 25,000 square feet

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The Project proposes to amend the existing General Plan designation from Single-Family Residential to General Commercial for Parcel 4 to allow for commercial uses.

Planning Area 3 (Parcel 5) would remain as open space. The existing General Plan designation of Single Family Residential would be changed to Open Space.

According to the Specific Plan, Planning Area 1 buildings are subject to a 60 foot maximum height and Planning Area 2 buildings are subject to a 50 foot maximum height.

Because there are no scenic vistas on the Project site or in the vicinity of the Project site and the implementation of the Project would not obstruct views of the scenic vistas provided by the San Bernardino Mountains and the San Jacinto Mountains from any publicly accessible point outside of the Project site, impacts in this regard would be less than significant.

Mitigation Measures
No mitigation is necessary.

Level of Significance
Less than significant impact.

Impact 4.1-2 Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? Level of Significance: No Impact
Construction and Operations
No State Designated Scenic Highway traverses the Project site nor is the Project site in the vicinity of a State Designated Scenic Highway.1 The nearest State Designated Scenic Highway is SR-243, located approximately nine miles southeast of the Project site, south of the Banning city limits. Due to distance and topography, the Project is not visible from the State Designated Scenic Highway portion of SR-243.

Additionally, no structures exist on-site; the Project site is not near a State Designated Scenic Highway, or scenic resources, including but not limited to trees, rock outcroppings, or historic buildings. Thus, impacts to scenic resources within a State Designated Scenic Highway would not occur.

Mitigation Measures
No mitigation is necessary.

Level of Significance
No impact.

1 Caltransg. (2019). State Scenic Highway Map. Retrieved from:
https://caltrans.maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa . (accessed June 16, 2021).

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Impact 4.1-3 In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point). If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
Level of Significance: Less than Significant Impact
Construction and Operations
Construction activities will require the use of heavy equipment and machinery typically utilized for grading and compaction activities. Construction machinery will be shielded from public views at the end of each working day with fencing and screens. Long-term development of the site is anticipated to alter the site from vacant to an e-commerce and commercial destination. Limited public views of the Project site are available to fast-moving traffic along I-10 and local roadways.

Although construction activities and long-term development are anticipated to change the existing conditions of the site, the Project would not degrade the visual character of the site as much of the site’s view from the public right-of-way is limited and those areas that are currently visible contain remnants of the former eggs and poultry farm. As such, the proposed Project development is anticipated to enhance the Project site in the long-term through the incorporation of aesthetically pleasing building, landscaping, ornamental trees, lighting, among other features.

Site grading and other construction activities would be required to comply with the Beaumont GP provisions and the Beaumont MC construction requirements included in Title 15.2 Construction activities also would have to comply with all other applicable state, regional, and local requirements.

Conformance to these codes would help reduce the potential stark changes to the visual environment during construction. Additionally, construction equipment and activities would be shielded as much as possible from public views through the use of privacy fencing. Therefore, construction impacts to the existing visual character or quality of the site and its surroundings would be less than significant.

Project implementation and operation would allow for new development within a currently undeveloped vacant space, which would result in permanent alteration of the existing landforms and visual quality in the area. The Project would involve grading, landform alteration, and the development of several buildings involving commercial and e-commerce uses. The Project development would be consistent with the high-cube warehouse buildings planned north of Cherry Valley Boulevard, San Gorgonio Crossing (refer to Table 4-1, Cumulative Projects, identified as TAZ-22). Further, high quality development with visually appealing elements including landscaping and natural-like building materials would create cohesive designs with other similar facilities in the general vicinity.

The Project site would transition from a former egg and poultry farm currently containing building pads which are remnant of previous buildings among other debris from the previous use. The Project site has

2 Beaumont MC. (2021). Title 15- Buildings and Construction. Retrieved from:
https://library.municode.com/ca/beaumont/codes/code_of_ordinances?nodeId=TIT15BUCO . (accessed June 16,2021).

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been previously graded to serve the previous use. The site is anticipated to change from its existing condition to a fully developed site containing the proposed uses. The development would not substantially degrade the existing visual character of the site or public views. To further reduce changes in the visual environment, the Project would incorporate perimeter landscaping, trees, and ground covers to visually buffer the structures. For this reason, it is anticipated that implementation of the commercial and e-commerce uses would not degrade the visual characteristics that are already considered low.

Impacts in this regard would be less than significant.

Mitigation Measures
No mitigation is necessary.

Level of Significance
Less than significant impact.

Impact 4.1-4 Would the Project create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area?
Level of Significance: Less than Significant Impact
Lighting effects are associated with the use of artificial light during the evening and nighttime hours. There would be two primary sources of light: light emanating from building interiors passing through windows and light from exterior sources (i.e., street lighting, building illumination, security lighting, parking lot lighting, and landscape lighting). Light introduction can be a nuisance to adjacent residential areas, diminish the clear night sky’s view and, if uncontrolled, can cause disturbances.

The Project site is vacant and undeveloped and does not currently create any light or glare. New sources of light and glare would be introduced by the Project within the Project site. Additionally, lighting would also occur mainly along Cherry Valley Boulevard, but could also reach as far as Brookside Avenue. Because Brookside Avenue is contiguous to the Planning Area 3 which is designated as open space, less lighting would be introduced into this area and beyond to Brookside Avenue, compared to Planning Areas 1, 2 and Cherry Valley Boulevard. Typical light sources will include street lighting, exterior night lighting of the structure, and lighting necessary for safety and security. City Zoning Ordinance, Chapter 8.50, “Outdoor Lighting” currently contains restrictive lighting standards that act to prevent or minimize overall illumination levels, and effectively reduce or preclude potential light/glare overspill impacts. In this regard, the City’s Outdoor Lighting Ordinance establishes specific design, construction, and performance standards applicable to lighting and light fixtures within the City.

The Project is analyzed below for its potential to generate obtrusive light, infusing spill light, glare, and sky glow. With respect to obtrusive lighting, the degree of impact would vary widely depending on the amount of light generated, light sources heat, presence of barriers/obstructions, type/design of light source, and weather conditions.

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Construction and Operations
Project construction would result in the temporary increase of light and glare from construction equipment, staging areas, lighting poles, and security lighting. Construction of the commercial and e- commerce uses would be limited to daytime hours. Nighttime security lighting could be utilized for security purposes of the site and equipment. Additionally, it is a common practice to provide night-time lighting when a guardhouse/shack is provided on-site for security personnel. No short-term, construction- related impacts associated with light and glare are expected to occur.

Project build out would increase nighttime lighting in this portion of the City. Sources of lighting include interior and exterior lighting sources, streetlights, signage, and on-building and freestanding security lighting. According to Project Design Guidelines, the Project would incorporate design elements to reduce sources of lighting as approved by the City. In addition, all future development within the City limits would be subject to the provisions of Chapter 8.50, Outdoor Lighting of the Beaumont MC. Chapter 8.50 sets forth restrictive lighting standards that act to prevent or minimize overall illumination levels, and effectively reduce or preclude potential light/glare overspill impacts. In this regard, the City’s Outdoor Lighting Ordinance establishes specific design, construction, and performance standards applicable to lighting and light fixtures within the City.

Operational impacts resulting from new sources of light or glare would be less than significant with implementation of Project Design Guidelines and adherence to Beaumont MC Chapter 8.50.

Mitigation Measures
Mitigation is not required.

Level of Significance
Less than significant impact.

4.1.6 Cumulative Impacts
When evaluating cumulative aesthetic impacts, several factors must be considered. The cumulative study area for aesthetic impacts is the viewshed that includes the Project area and its surroundings. The context in which a project is being viewed will also influence the aesthetic impact’s significance. The contrast a project has with its surrounding environment may be reduced by the presence of other cumulative projects. If most of an area is or is becoming more urbanized, the contrast of a project with the natural surrounding may be less since it would not stand out in contrast as much. For a cumulative aesthetic impact to occur, the proposed cumulative projects’ elements need to be seen together or in proximity to each other. If the projects were not near each other, the viewer would not perceive them in the same scene.

A significant cumulative impact would occur if cumulative projects would adversely impact views of a scenic vista or scenic resources within a Designated State Scenic Highway. Although the Project would change the current visual quality of the Project site, the changes would not result in degradation of the site. As noted in Section 4.0 Design Guidelines of the Specific Plan, the architectural design guidelines

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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 that contributes significantly to the visual order and consistency of the entire Specific Plan area and provide a high-quality development. specific planning and development objectives for the Project are identified in Section 3.8, Project Purpose and Objectives. The applicable Project objectives that would guide the aesthetics of the Project include the following:

1. Provide a land use plan that is sensitive to the environment through avoidance of sensitive resources, aesthetically pleasing through application of design guidelines, and places compatible land uses and facilities in an appropriate location.

2. Develop a state‐of‐the‐art logistics/e‐commerce center with complimentary commercial uses that take advantage of existing and planned infrastructure, is feasible to construct, is economically competitive with, and in the general vicinity of, similar logistics/e‐commerce center uses.

3. Facilitate the establishment of design guidelines and development standards that create a unique, well‐defined identity for the proposed Project.

4. Provide and plan that incorporates appropriate buffers with the surrounding development through the use of landscaped setbacks and expanded parkways along Cherry Valley Boulevard and Brookside Avenue.

These objectives specifically have some bearing on the aesthetic design of the development within the Specific Plan. As such, the Project would not adversely affect any protected public viewsheds or destroy any scenic vistas, nor would it impede views of the San Jacinto Mountains or the San Bernardino Mountains. Therefore, the Project, in conjunction with other cumulative projects, would not result in a cumulatively considerable contribution. The cumulative impact related to scenic vistas and resources would be less than significant.

4.1.7 Significant Unavoidable Impacts
No significant unavoidable aesthetic impacts have been identified.

4.1.8 References
City of Beaumont. 2020. Beaumont General Plan.
https://www.beaumontca.gov/DocumentCenter/View/36923/Beaumont-GPU_Final-rev-22521 .

City of Beaumont. 2020. Draft Program Environmental Impact Report, Beaumont General Plan, SCH No. 2018031022. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720 .

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4.2 AIR QUALITY

4.2.1 Introduction
The purpose of this section is to describe the potential air quality impacts that would be generated by construction and operation of the Beaumont Summit Station Specific Plan Project (Project). The ambient air quality of the local and regional area is described, along with relevant federal, state, and local air pollutant regulations and pollutant concentrations. This evaluation is based on the methodology recommended by the South Coast Air Quality Management District (SCAQMD).

The setting, context, and impact analysis in this section are based primarily on air quality and health risk assessments conducted by Kimley-Horn that are contained in Appendices A and B:
• Kimley-Horn. February 2022. Air Quality Assessment: Summit Station (Appendix A); • Kimley-Horn. February 2022. Health Risk Assessment: Summit Station (Appendix B).

4.2.2 Environmental Setting
Climate and Meteorology
The California Air Resources Board (CARB) divides the State into 15 air basins that share similar meteorological and topographical features. The Project is located within the South Coast Air Basin (SCAB), which includes the non-desert portions of Los Angeles, Riverside, and San Bernardino counties, as well as all of Orange County. The SCAB is on a coastal plain with connecting broad valleys and low hills, bounded by the Pacific Ocean on the southwest and high mountains forming the remainder of the perimeter .1 Air quality in this area is determined by such natural factors as topography, meteorology, and climate, in addition to the presence of existing air pollution sources and ambient conditions. These factors al ong with applicable regulations are discussed below.

The SCAB is part of a semi-permanent high-pressure zone in the eastern Pacific. As a result, the climate is mild and tempered by cool sea breezes. This usually mild weather pattern is occasionally interrupted by periods of extreme heat, winter storms, and Santa Ana winds. The annual average temperature throughout the 6,645-square-mile SCAB ranges from low 60 to high 80 degrees Fahrenheit with little variance. With more oceanic influence, coastal areas show less variability in annual minimum and maximum temperatures than inland areas.

Contrasting the steady pattern of temperature, rainfall is seasonally and annually highly variable. Almost all annual rainfall occurs between the months of November and April. Summer rainfall is reduced to widely scattered thundershowers near the coast, with slightly heavier activity in the east and over the mountains.

Although the SCAB has a semiarid climate, the air closer to the Earth’s surface is typicall y moist because of the presence of a shallow marine layer. Except for occasional periods when dry, continental air is brought into the SCAB by offshore winds, the “ocean effect” is dominant. Periods of heavy fog are

1 South Coast Air Quality Management District, CEQA Air Quality Handbook, 1993.

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frequent and low clouds known as high fog are characteristic climatic features, especially along the coast.

Annual average humidity is 70 percent at the coast and 57 percent in the eastern portions of the SCAB.

Wind patterns across the SCAB are characterized by westerly or southwesterly on -shore winds during the day and easterly or northeasterly breezes at night. Wind speed is typically higher during the dry summer months than during the rainy winter. Between periods of wind, air stagnation may occur in both the morning and evening hours. Air sta gnation is one of the critical determinants of air quality conditions on any given day. During winter and fall, surface high-pressure systems over the SCAB, combined with other meteorological conditions, result in very strong, downslope Santa Ana winds. Th ese winds normally continue for a few days before predominant meteorological conditions are reestablished.

The mountain ranges to the east affect the diffusion of pollutants by inhibiting the eastward transport of pollutants. Air quality in the SCAB genera lly ranges from fair to poor and is similar to air quality in most of coastal Southern California. The entire region experiences heavy concentrations of air pollutants during prolonged periods of stable atmospheric conditions.

In addition to the characteristic wind patterns that affect the rate and orientation of horizontal pollutant transport, two distinct types of temperature inversions control the vertical depth through which air pollutants are mixed. These inversions are the marine inversion and the rad iation inversion. The height of the base of the inversion at any given time is called the “mixing height.” The combination of winds and inversions is a critical determinant leading to highly degraded air quality for the SCAB in the summer and generally good air quality in the winter.

Air Pollutants of Concern
The air pollutants emitted into the ambient air by stationary and mobile sources are regulated by state and federal laws. These regulated air pollutants are known as “criteria air pollutants” and are c ategorized into primary and secondary pollutants.

Primary air pollutants are emitted directly from sources. Carbon monoxide (CO), reactive organic gases (ROG), nitrogen oxide (NOX ), sulfur dioxide (SO2 ), coarse particulate matter (PM10), fine particulate matter (PM2.5 ), and lead are primary air pollutants. Of these, CO, NOX, SO2, PM10, and PM2.5 are criteria pollutants.

ROG and NOX are criteria pollutant precursors and form secondary criteria pollutants through chemical and photochemical reactions in the atmosphere. For example, the criteria pollutant ozone (O3) is formed by a chemical reaction between ROG and NOX in the presence of sunlight. O3 and nitrogen dioxide (NO2) are the principal secondary pollutants. Sources and health effects commonly associated with criteria pollutants are summarized in Table 4.2-1, Air Contaminants and Associated Public Health Concerns.

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Table 4.2-1: Air Contaminants and Associated Public Health Concerns Pollutant Major Man-Made Sources Human Health Effects
Particulate Matter
(PM10 and PM2.5)
Power plants, steel mills, chemical plants,
unpaved roads and parking lots, wood -
burning stoves and fireplaces, automobiles,
and others.

Increased respiratory symptoms, such as
irritation of the airways, coughing, or difficulty
breathing; asthma; chronic bronchitis; irregular
heartbeat; nonfatal heart attacks; and
premature death in people with heart or lung
disease. Impairs visibility.

Ozone (O3) Formed by a chemical reaction between
reactive organic gases/volatile organic
compounds (ROG or VOC)1 and nitrogen
oxides (NOX) in the presence of sunlight.

Motor vehicle exhaust industrial emissions,
gasoline storage and transport, solvents,
paints and landfills.

Irritates and causes inflammation of the
mucous membranes and lung airways; causes
wheezing, coughing, and pain when inhaling
deeply; decreases lung capacity; aggravates
lung and heart problems. Damages plants;
reduces crop yield.

Sulfur Dioxide (SO2) A colorless gas formed when fuel containing sulfur is burned and when gasoline is
extracted from oil. Examples are petroleum
refineries, cement manufacturing, metal
processing facilities, locomotives, and ships.

Respiratory irritant. Aggravates lung and heart
problems. In the presence of moisture and
oxygen, sulfur dioxide converts to sulfuric acid
which can damage marble, iron, and steel.

Damages crops and natural vegetation. Impairs
visibility. Precursor to acid rain.

Carbon Monoxide (CO) An odorless, colorless gas formed when carbon in fuel is not burned completely; a
component of motor vehicle e xhaust.

Reduces the ability of blood to deliver oxygen
to vital tissues, affecting the cardiovascular and
nervous system. Impairs vision, causes
dizziness, and can lead to unconsciousness or
death.

Nitrogen Dioxide (NO2) A reddish-brown gas formed during fuel combustion for motor vehicles and
industrial sources. Sources include motor
vehicles, electric utilities, and other sources
that burn fuel.

Respiratory irritant; aggravates lung and heart
problems. Precursor to O3. Contributes to
global warming and nu trient overloading which
deteriorates water quality. Causes brown
discoloration of the atmosphere.

Lead (Pb) Lead is a metal found naturally in the
environment as well as in manufactured
products. The major sources of lead
emissions have historically been motor
vehicles (such as cars and trucks) and
industrial sources. Due to the phase out of
leaded gasoline, metals processing is the
major source of lead emissions to the air
today. The highest levels of lead in air are
generally found near lead smelters. Other
stationary sources are waste incinerators,
utilities, and lead-acid battery
manufacturers.

Exposure to lead occurs mainly through
inhalation of air and ingestion of lead in food,
water, soil, or dust. It accumulates in the blood,
bone s, and soft tissues and can adversely affect
the kidneys, liver, nervous system, and other
organs. Excessive exposure to lead may cause
neurological impairments such as seizures,
mental retardation, and behavioral disorders.

Even at low doses, lead exposur e is associated
with damage to the nervous systems of fetuses
and young children, resulting in learning
deficits and lowered IQ.
1 Volatile Organic Compounds (VOCs or Reactive Organic Gases [ROG]) are hydrocarbons/organic gases that are formed solely of hy drogen and carbon. There are several subsets of organic gases including ROGs and VOCs. Both ROGs and VOCs are emitted from the in complete combustion of hydrocarbons or other carbon-based fuels. The major sources of hydrocarbons are combustion engine exhaust, oil refineries, and oil-fueled power plants; other common sources are petroleum fuels, solvents, dry cleaning solutions, and p aint (via evaporation).

Source: California Air Pollution Control Officers Association (CAPCOA), Health Effects, http://www.capcoa.org/health-effects/ , Accessed August 19, 2020.

Toxic Air Contaminants
Toxic air contaminants (TACs) are airborne substances that can cause short‐term (acute) or long‐term (i.e., chronic, carcinogenic or cancer causing) adverse human health effects (i.e., injury or illness). TACs include both organic and inorganic chemical s ubstances. They may be emitted from a variety of common sources including gasoline stations, automobiles, dry cleaners, industrial operations, and painting

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operations. The current California list of TACs includes more than 200 compounds, including particul ate emissions from diesel‐fueled engines.

CARB identified diesel particulate matter (DPM) as a toxic air contaminant. DPM differs from other TACs in that it is not a single substance but rather a complex mixture of hundreds of substances. Diesel exhaust is a complex mixture of particles and gases produced when an engine burns diesel fuel. DPM is a concern because it causes lung cancer; many compounds found in diesel exhaust are carcinogenic. DPM includes the particle-phase constituents in diesel exhaust. The chemical composition and particle sizes of DPM vary between different engine types (heavy-duty, light-duty), engine operating conditions (idle, accelerate, decelerate), fuel formulations (high/low sulfur fuel), and the year of the engine. Some short -term (acute) effects of diesel exhaust include eye, nose, throat, and lung irritation, and diesel exhaust can cause coughs, headaches, light -headedness, and nausea. DPM poses the greatest health risk among the TACs.

Almost all diesel exhaust particle mass is 10 microns or less in diameter. Due to their extremely small size, these particles can be inhaled and eventually trapped in the bronchial and alveolar regions of the lung.

Ambient Air Quality
CARB monitors ambient air quality at approximately 250 air monitoring stations across the State. These stations usually measure pollutant concentrations ten feet above ground level; therefore, air quality is often referred to in terms of ground-level concentrations. Existing levels of ambient air quality, historical trends, and projections near the Project are documented by measurements made by the SCAQMD, the air pollution regulatory agency in the SCAB that maintains air quality monitoring stations which p rocess ambient air quality measurements.

Pollutants of concern in the SCAB include O3, PM10, and PM2.5. The closest air monitoring station to the Project that monitors ambient concentrations of these pollutants is the Banning Airport Monitoring Station (located approximately 9.5 miles to the southeast). Local air quality data from 201 8 to 2020 are provided in Table 4.2-2, Ambient Air Quality Data , which lists the monitored maximum concentrations and number of exceedances of state or federal air quality standards for each year.

Table 4.2-2: Ambient Air Quality Data
Criteria Pollutant 2018 2019 2020
Ozone (O3) 1
1-hour Maximum Concentration (ppm) 0.119 0.119 0.150
8-hour Maximum Concentration (ppm) 0.106 0.096 0.115
Number of Days Standard Exceeded
CAAQS 1 -hour (>0.09 ppm) 33 24 29
NAAQS 8 -hour (>0.070 ppm) 69 59 68
Carbon Monoxide (CO) 2
1 -hour Maximum Concentration (ppm) 2.21 1.51 1.85
Number of Days Standard Exceeded
NAAQS 1 -hour (>35 ppm) 0 0 0
CAAQS 1 -hour (>20 ppm) 0 0 0
Nitrogen Dioxide (NO2) 1
1 -hour Maximum Concentration (ppm) 0.0506 0.0560 0.0511 Number of Days Standard Exceeded
NAAQS 1 -hour (>0.100 ppm) 0 0 0
CAAQS 1 -hour (>0.18 ppm) 0 0 0

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Criteria Pollutant 2018 2019 2020
Particulate Matter Less Than 10 Microns (PM 10) 1
National 24 -hour Maximum Concentration 39.3 63.8 69.3 State 24-hour Maximum Concentration 36.3 58.8 63.9
State Annual Average Concentration (CAAQS=20 µg/m 3) — — — Number of Days Standard Exceeded
NAAQS 24 -hour (>150 µg/m 3) 0 0 0
CAAQS 24-hour (>50 µg/m3) 0 2 1
Particulate Matter Less Than 2.5 Microns (PM 2.5) 1
National 24 -hour Maximum Concentration — —
State 24-hour Maximum Concentration 32.0 23.4 46.7
Number of Days Standard Exceeded
NAAQS 24 -hour (>35 µg/m 3) — — —
NAAQS = National Ambient Air Quality Standards; CAAQS = California Ambient Air Quality Standards; ppm = parts per million. µg/m3 = micrograms per cubic meter; – = not measured
1 Measurements taken at the Banning -Airport Monitoring Station at 200 S. Hathawa y Street, Banning, California 92220 (CARB# 33164) 2 Measurements taken at the Rubidoux - Mission Boulevard Monitoring Station at 5888 Mission Boulevard, Riverside, California 92509 (CARB# 33144), which is the closest monitoring station that measures CO.

Source: All pollutant measurements are from the CARB Aerometric Data Analysis and Management system database ( https://www.arb.ca.gov/adam) except for CO, which were retrieved from the CARB Air Quality and Meteorological Information System ( https://www.arb.ca.gov/aqmis2/aqdselect.php) .

Sensitive Receptors
Sensitive populations are more susceptible to the effects of air pollution than is the general population.

Sensitive receptors that are in proximity to localized sources of toxics are of particular concern. Land uses considered sensitive receptors include residences, schools, playgrounds, childcare centers, long‐term health care facilities, rehabilitation centers, convalescent centers, and retirement homes. The Project site is mainly surrounded by vacant/undeveloped land uses to the west, north, and east with few scattered residential and industrial units to the east. South of the Project site is primarily residential. Sensitive land uses nearest to the Project are shown in Table 4.2-3, Sensitive Receptors.

Table 4.2-3: Sensitive Receptors
Receptor Description Distance and Direction from the Project Single -family Residences Adjacent to the east
Single -family Residences 165 feet to the south
Single -family Residences 530 feet to the southeast
Single -family Residences 740 feet to the west
Source: Google Earth

4.2.3 Regulatory Setting
Federal
Federal Clean Air Act
The Air quality is federally protected by the Federal Clean Air Act (FCAA) and its amendments. Under the FCAA, the United States Environmental Protection Agency (EPA) developed the primary and secondary National Ambient Air Quality Standards (NAAQS) for the criteria air pollutants including O3, NO2 , CO, SO2, PM10, PM2.5 , and lead. Proposed projects in or near nonattainment areas could be subject to more stringent air permitting requirements. The FCAA requires each state to prepare a State Implementation Plan to demonstrate how it will attain the NAAQS within the federally imposed deadlines.

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The EPA can withhold certain transportation funds from states that fail to comply with the planning requirements of the FCAA. If a state fails to correc t these planning deficiencies within two years of Federal notification, the EPA is required to develop a Federal implementation plan for the identified nonattainment area or areas. The provisions of 40 Code of Federal Regulations Parts 51 and 93 apply in all nonattainment and maintenance areas for transportation -related criteria pollutants for which the area is designated nonattainment or has a maintenance plan. The EPA has designated enforcement of air pollution control regulations to the individual states . Applicable federal standards are summarized in Table 4.2-4, State and Federal Ambient Air Quality Standards.

Table 4.2-4: State and Federal Ambient Air Quality Standards Pollutant Averaging Time State Standards1 Federal Standards2 Ozone (O3) 2, 5, 7 8 Hour 0.070 ppm (137 µg/m3) 0.070 ppm 1 Hour 0.09 ppm (180 µg/m3) NA
Carbon Monoxide (CO) 8 Hour 9.0 ppm (10 mg/m 3) 9 ppm (10 mg/m 3) 1 Hour 20 ppm (23 mg/m3) 35 ppm (40 mg/m 3)
Nitrogen Dioxide (NO2) 1 Hour 0.18 ppm (339 µg/m3) 0.10 ppm11 Annual Arithmetic Mean 0.030 ppm (57 µg/m3) 0.053 ppm (100 µg/m 3) Sulfur Dioxide (SO2) 8
24 Hour 0.04 ppm (105 µg/m3) 0.14 ppm (365 µg/m 3)
1 Hour 0.25 ppm (655 µg/m3) 0.075 ppm (196 µg/m 3)
Annual Arithmetic Mean NA 0.03 ppm (80 µg/m 3)
Particulate Matter (PM10) 1, 3, 6 24-Hour 50 µg/m3 150 µg/m3 Annual Arithmetic Mean 20 µg/m3 NA
Fine Particulate Matter (PM2.5) 3, 4, 6, 9 24-Hour NA 35 µg/m3 Annual Arithmetic Mean 12 µg/m3 12 µg/m3
Sulfates (SO4-2) 24 Hour 25 µg/m3 NA
Lead (Pb) 10, 11
30-Day Average 1.5 µg/m3 NA
Calendar Quarter NA 1.5 µg/m3
Rolling 3 -Month Average NA 0.15 µg/m3
Hydrogen Sulfide (H2S) 1 Hour 0.03 ppm (42 µg/m3) NA
Vinyl Chloride (C 2H3CI) 10 24 Hour 0.01 ppm (26 µg/m3) NA Notes:
ppm = parts per million; µg/m3 = micrograms per cubic meter; mg/m3 = milligrams per cubic meter; – = no information available. 1 California standards for O3, carbon monoxide (except Lake Tahoe), sulfur dioxide (1-hour and 24-hour), nitrogen dioxide, suspended particulate matter - PM 10, and visibility reducing particles are values that are not to be exceeded. The standards for sulfates, Lake Tahoe carbon monoxide, lead, hydrogen sulfide, and vinyl chloride are not to be equaled or exceeded. If the standard is for a 1 -hour, 8-hour or 24-hour average (i.e., all standards except for lead and the PM 10 annual standard), then some measurements may be excluded.

Measurements are excluded that CARB determines would occur less than once per year on the average. The Lake Tahoe carbon mono xide standard is 6.0 ppm, a level one-half the national standard and two-thirds the State standard. 2 National standards shown are the "primary standards" designed to protect public health. National standards other than for O3, particulates and those based on annual averages are not to be exceeded more than once a year. The 1 -hour O3 standard is attained if, during the most recent three-year period, the average number of days per year with maximum hourly concentrations above the standard is equal to or less than one. The 8-hour O3 standard is attained when the 3-year average of the 4th highest daily concentrations is 0.070 ppm or less. The 24-hour PM 10 standard is attained when the 3-year average of the 99th percentile of monitored concentrations is less than 150 µg/m 3. The 24-hour PM 2.5 standard is attained when the 3-year aver age of 98th percentiles is less than 35 µg/m3. 3 Except for the national particulate standards, annual standards are met if the annual average falls below the standard at eve ry site. The national annual particulate standard for PM 10 is met if the 3-year average falls below the standard at every site. The annual PM 2.5 standard is met if the 3-year average of annual averages spatially -averaged across officially designed clusters of sites falls below the standard.

NAAQS are set by the EPA at levels determined to be protective of public health with an adequate margin of safety. 4 On October 1, 2015, the national 8-hour O3 primary and secondary standards were lowered from 0.075 to 0.070 ppm. An area will meet the standard if the fourth-highest maximum daily 8-hour O 3 concentration per year, averaged over three years, is equal to or less than

0.070 ppm. EPA will make recommendations on attainment designations by October 1, 2016, and issue final designations October 1, 2017.

Nonattainment areas will have until 2020 to late 2037 to meet the health standard, with attainment dates varying based on the O3 level in the area.
5 The national 1-hour O3 standard was revoked by the EPA on June 15, 2005. 6 In June 2002, CARB established new annual standards for PM 2.5 and PM 10. 7 The 8-hour California O 3 standard was approved by the CARB on April 28, 2005 and became effective on May 17, 2006.

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Pollutant Averaging Time State Standards1 Federal Standards2 8 On June 2, 2010, the EPA established a new 1-hour SO 2 standard, effective August 23, 2010, which is based on the 3-year average of the annual 99th percentile of 1-hour daily maximum concentrations. The existing 0.030 ppm annual and 0.14 ppm 24 -hour SO2 NAAQS however must continue to be used until one year following EPA initial designations of the new 1 -hour SO 2 NAAQS. 9 In December 2012, EPA strengthened the annual PM 2.5 NAAQS from 15.0 to 12.0 μg/m3. In December 2014, the EPA issued final area designations for the 2012 primary annual PM 2.5 NAAQS. Areas designated “unclassifiable/attainment” must continue to take steps to prevent their air quality from deteriorating to unhealthy levels. The effective date of this standard is April 15, 2015. 10 CARB has identified lead and vinyl chloride as ‘toxic air contaminants’ with no threshold level of exposure below which there are no adverse health effects determined.
11 National lead standards, rolling 3-month average: final rule signed October 15, 2008. Final designations effective December 31, 2011.

Source: South Coast Air Quality Management District, Air Quality Management Plan, 2016; California Air Resources Board, Ambient Air Quality Standards, May 6, 2016.

U.S. Environmental Protection Agency
The EPA is the lead Federal Agency charged with the implementation and enforcement of the Clean Air Act (CAA). As part of this effort, the EPA is responsible for the establishment of national ambient air quality standards (referred to herein as the “Federal Standards” or NAAQS). They are designed to protect those sensitive receptors most susceptible to further respiratory distress such as asthma tics, the elderly, very young children, people already weakened by other disease or illness and persons engaged in strenuous work or exercise. Healthy adults can tolerate occasional exposure to air pollutant concentrations considerably above these minimum standards before adverse effects are observed.

The EPA has established ambient air quality standards for the following air pollutants:
• Ozone (O3)
• Nitrogen dioxide (NO2 )
• Carbon monoxide (CO)
• Sulfur dioxide (SO2)
• Lead (Pb)
• Particulate matter (PM-10 and PM-2.5).

The CAA (and its subsequent amendments) requires each state to prepare an air quality control plan referred to as a State Implementation Plan (SIP). The CAA Amendments dictate that states containing areas violating the NAAQS must revise their SIPs to include extra control measures to reduce air pollution.

California’s SIP includes strategies and control measures to attain the NAAQS by deadlines established by the CAA. The SIP is periodically modified to reflect the latest emissions inventories, pla ns and rules and regulations of the various agencies with jurisdiction over the state’s air basins. The EPA has the responsibility to review all SIPs to determine if they conform to the requirements of the CAA.

The 1977 federal CAA Amendments required the EPA to identify national emissions standards for hazardous air pollutants (HAPs) to protect public health and welfare. HAPs include certain volatile organic chemicals, pesticides, herbicides, and radionuclides that present a tangible hazard, based on scien tific studies of exposure to humans and other mammals. Under the 1990 federal CAA Amendments, which expanded the control program for HAPs, 189 substances and chemical families were identified as HAPs.

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State
Assembly Bill 617
Assembly Bill (AB) 617, approved in July 2017, focuses on criteria air pollutants and toxic air contaminants from non-mobile sources. AB 617 requires CARB to develop an air monitoring plan for the state, and then select, based on the plan, the highest priority locations to deploy commun ity air monitoring systems.

AB 617 also requires CARB to prepare a statewide strategy (with input from public stakeholders) to reduce emissions of toxic air contaminants and criteria pollutants in communities affected by a high cumulative exposure burden, which was due October 1, 2018. Air districts (including SCAQMD) that are in nonattainment must adopt expedited schedules to implement Best Available Retrofit Control Technology (BARCT) for existing sources of air pollution, and CARB is required to maintain a statewide clearinghouse that identifies Best Available Control Technology (BACT) and BARCT for criteria air pollutants and related technologies for toxic air contaminants.

In response to AB 617, CARB established the Community Air Protection Program (CA PP or Program). The Program’s focus is to reduce exposure in communities most impacted by air pollution. CARB staff has already begun working closely with local air districts, community groups, community members, environmental organizations, and regulated industries to develop a new community-focused action framework for community protection. In September 2018 CARB selected 10 communities, three of these are in SCAQMD’s jurisdiction. Muscoy, San Bernardino, one of the 2018 selected communities, is about 30 miles from Beaumont. In December 2019 CARB approved the AB 617, 2019 Community Selections. The 2019 communities located within SCAQMD boundaries are East Coachella Valley and South East Los Angeles, neither of which are proximate to the Planning Area. (CAPP 2019).

California Air Resources Board
CARB administers the air quality policy in California. The California Ambient Air Quality Standards (CAAQS) were established in 1969 pursuant to the Mulford-Carrell Act. These standards, included with the NAAQS in Table 3.2-3, are generally more stringent and apply to more pollutants than the NAAQS. In addition to the criteria pollutants, CAAQS have been established for visibility reducing particulates, hydrogen sulfide, and sulfates.

The California Clean Air Act (CCA A), which was approved in 1988, requires that each local air district prepare and maintain an Air Quality Management Plan (AQMP) to achieve compliance with CAAQS. These AQMPs also serve as the basis for the preparation of the State Implementation Plan for meeting federal clean air standards for the State of California. Like the EPA, CARB also designates areas within California as either attainment or nonattainment for each criteria pollutant based on whether the CAAQS have been achieved. Under the CCAA, areas are designated as nonattainment for a pollutant if air quality data shows that a state standard for the pollutant was violated at least once during the previous three calendar years.

Exceedances that are affected by highly irregular or infrequent events such as wildfires, volcanoes, etc. are not considered violations of a state standard, and are not used as a basis for designating areas as nonattainment. The applicable State standards are summarized in Table 4.2-4, State and Federal Ambient Air Quality S tandards .

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Regional
South Coast Air Quality Management District
The SCAQMD is the air pollution control agency for Orange County and the urban portions of Los Angeles, Riverside, and San Bernardino Counties. The agency’s primary responsibility is ensuring t hat state and federal ambient air quality standards are attained and maintained in the SCAB. The SCAQMD is also responsible for adopting and enforcing rules and regulations concerning air pollutant sources, issuing permits for stationary sources of air pollutants, inspecting stationary sources of air pollutants, responding to citizen complaints, monitoring ambient air quality and meteorological conditions, awarding grants to reduce motor vehicle emissions, conducting public education campaigns, and many oth er activities. All projects are subject to SCAQMD rules and regulations in effect at the time of construction.

The SCAQMD is also the lead agency in charge of developing the AQMP, with input from the Southern California Association of Governments (SCAG) and CARB. The AQMP is a comprehensive plan that includes control strategies for stationery and area sources, as well as for on-road and off-road mobile sources.

SCAG has the primary responsibility for providing future growth projections and the development a nd implementation of transportation control measures. CARB, in coordination with federal agencies, provides the control element for mobile sources.

The 2016 AQMP was adopted by the SCAQMD Governing Board on March 3, 2017. The purpose of the AQMP is to set forth a comprehensive and integrated program that would lead the SCAB into compliance with the federal 24-hour PM2.5 air quality standard, and to provide an update to the SCAQMD’s commitments towards meeting the federal 8 -hour O3 standards. The AQMP incorporates the latest scientific and technological information and planning assumptions, including the 2016 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS) and updated emission inventory methodologies for various source categories.

The SCAQMD has published the CEQA Air Quality Handbook (approved by the SCAQMD Governing Board in 1993 and augmented with guidance for Local Significance Thresholds [LST] in 2008). The SCAQMD guidance helps local government agencies and consultants to develop environmental documents required by California Environmental Quality Act (CEQA) and provides identification of suggested thresholds of significance for criteria pollutants for both construction and operation (see discussion of thresholds below). With the help of the CEQA Air Quality Handbook and associated guidance, local land use planners and consultants are able to analyze and document how proposed and existing projects affect air quality in order to meet the requirements of the CEQA review process. The SCAQMD periodically provides supplemental guidance and updates to the handbook on their website.

The SCAG is the regional planning agency for Los Angeles, Orange, Ventura, Riverside, San Bernardino, and Imperial counties and serves as a forum for regional issues relating to transportation, the economy, community development, and the environment. Under federal law, SCAG is designated as a Metropolitan Planning Organization and under State law as a Regional Transportation Planning Agency and a Council of Governments.

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The state and federal attainment status designations for the SCAB are summarized in Table 4.2-5, South Coast Air Basin Attainment Status. The SCAB is currently designated as a nonattainment area with respect to the State O3 , PM10, and PM2.5 standards, as well as the national 8-hour O3 and PM2.5 standards. The SCAB is designated as attainment or unclassified for the remaining state and federal standards.

Table 4.2-5: South Coast Air Basin Attainment Status
Pollutant State Federal
Ozone (O3)
(1 Hour Standard) Non-Attainment Non-Attainment (Extreme) Ozone (O3)
(8 Hour Standard) Non-Attainment Non-Attainment (Extreme) Particulate Matter (PM2.5)
(24 Hour Standard) – Non-Attainment (Serious)
Particulate Matter (PM2.5)
(Annual Standard) Non-Attainment Non-Attainment (Moderate) Particulate Matter (PM10)
(24 Hour Standard) Non-Attainment Attainment (Maintenance) Particulate Matter (PM10)
(Annual Standard) Non-Attainment –
Carbon Monoxide (CO)
(1 Hour Standard) Attainment Attainment (Maintenance)
Carbon Monoxide (CO)
(8 Hour Standard) Attainment Attainment (Maintenance)
Nitrogen Dioxide (NO2)
(1 Hour Standard) Attainment Unclassifiable/Attainment Nitrogen Dioxide (NO2)
(Annual Standard) Attainment Attainment (Maintenance)
Sulfur Dioxide (SO2)
(1 Hour Standard) Attainment Unclassifiable/Attainment Sulfur Dioxide (SO2)
(24 Hour Standard) Attainment –
Lead (Pb)
(30 Day Standard) – Unclassifiable/Attainment
Lead (Pb)
(3 Month Standard) Attainment –
Sulfates (SO4-2)
(24 Hour Standard) Attainment –
Hydrogen Sulfide (H2S)
(1 Hour Standard) Unclassified –
Source: South Coast Air Quality Management District, Air Quality Management Plan, 2016; United States Environmental Protection Agency, Nonattainment Areas for Criteria Pollutants (Green Book), 2021.

The following is a list of SCAQMD rules that are required of construction activities associated with the Project:
• Rule 402 (Nuisance) – This rule prohibits the discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health, or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property. This rule does not apply to odors emanating from agricultural operations necessary for the growing o f crops or the raising of fowl or animals.

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• Rule 403 (Fugitive Dust) – This rule requires fugitive dust sources to implement best available control measures for all sources, and all forms of visible particulate matter are prohibited from crossing any property line. This rule is intended to reduce PM10 emissions from any transportation, handling, construction, or storage activity that has the potential to generate fugitive dust. PM10 suppression techniques are summarized below.
a) Portions of a construction sit e to remain inactive longer than a period of three months will be seeded and watered until grass cover is grown or otherwise stabilized. b) All on-site roads will be paved as soon as feasible or watered periodically or chemically stabilized.
c) All material tra nsported off-site will be either sufficiently watered or securely covered to prevent excessive amounts of dust.
d) The area disturbed by clearing, grading, earthmoving, or excavation operations will be minimized at all times.
e) Where vehicles leave a construction site and enter adjacent public streets, the streets will be swept daily or washed down at the end of the workday to remove soil tracked onto the paved surface.
• Rule 1113 (Architectural Coatings) – This rule requires manufacturers, distributors, and end users of architectural and industrial maintenance coatings to reduce ROG emissions from the use of these coatings, primarily by placing limits on the ROG content of various coating categories. • Rule 2305 (Warehouse Indirect Source Rule) - Rule 2305 was adopted by the SCAQMD Governing Board on May 7, 2021 to reduce NOX and particulate matter emissions associated with warehouses and mobile sources attracted to warehouses. This rule applies to all existing and proposed warehouses over 100,000 square feet locate d in the SCAQMD. Rule 2305 requires warehouse operators to track annual vehicle miles traveled associated with truck trips to and from the warehouse. These trip miles are used to calculate the warehouses WAIRE (Warehouse Actions and Investments to Reduce E missions) Points Compliance Obligation. WAIRE Points are earned based on emission reduction measures and warehouse operators are required to submit an annual WAIRE Report which includes truck trip data and emission reduction measures.

Reduction strategies listed in the WAIRE menu include acquire zero emission (ZE) or near zero emission (NZE) trucks; require ZE/NZE truck visits; require ZE yard trucks; install on -site ZE charging/fueling infrastructure; install onsite energy systems; and install filtration s ystems in residences, schools, and other buildings in the adjacent community. Warehouse operators that do not earn a sufficient number of WAIRE points to satisfy the WAIRE Points Compliance Obligation would be required to pay a mitigation fee. Funds from t he mitigation fee will be used to incentivize the purchase of cleaner trucks and charging/fueling infrastructure in communities nearby.

Air Toxics Control Plan
The Air Toxics Control Plan (March 2000, revised March 26, 2004) is a planning document designed to examine the overall direction of the SCAQMD’s air toxics control program. It includes development and

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implementation of strategic initiatives to monitor and control air toxics emissions. Control strategies that are deemed viable and are within the SCAQMD’s jurisdiction will each be brought to the SCAQMD Board for further consideration through the normal public review process. Strategies that are to be implemented by other agencies will be developed in a cooperative effort, and the progress will be repor ted back to the Board periodically.

Multiple Air Toxics Exposure Study
The SCAQMD conducted an in‐depth analysis of the toxic air contaminants and their resulting health risks for all of Southern California. The Multiple Air Toxics Expos ure Study in the SC AB (MATES V) (August 2021) shows that carcinogenic risk from air toxics in the SCAB, based on the average concentrations at the 10 monitoring sites, is approximately 40 percent lower than the monitored average in MATES IV and 84 percent lower than the average in MATES II.

MATES V is the most comprehensive dataset documenting the ambient air toxic levels and health risks associated with the SCAB emissions. Therefore, MATES V stud y represents the baseline health risk for a cumulative analysis. MATES V estimates the average excess cancer risk level from exposure to TACs is 424 in one million basin-wide. In comparison, the MATES IV basin average risk was 897 per million. These model estimates were based on monitoring data collected at ten fixed sites within the SCAB. None of the fixed monitoring sites are near the Project site. However, MATES V has extrapolated the excess cancer risk levels throughout the SCAB by modeling the specific grids. MATES V modeling predicted an excess cancer risk of 286 in one million for the Project area 2. DPM is included in this cancer risk along with all other TAC sources. DPM accounts for 72.4 percent of the total risk shown in MATES V in this area .

Local
Beaumont Municipal Code
The Beaumont Municipal Code establishes the following air quality provisions relative to the Project.

Title 17 – Zoning, Chapter 17.04 – Performance Standards Section 17.04.050 Air Quality
The California Air Resources Board a nd the South Coast Air Quality Management District (SCAQMD) are the agencies responsible for the implementation of the Clean Air Act at the local level. In order to protect the health and welfare of those persons living, working, or visiting the City of Be aumont, the following performance standards with respect to air quality are outlined in this Section.

A. Smoke and Particulates. No smoke of any type shall be emitted from a source in excess of SCAQMD standards. No elements of dust, fly ash, vapors, fumes , gases or other forms of air pollution shall be permitted in excess of the standards set by the SCAQMD or that can cause damage to human health, animals, vegetation, or that can cause excessive soiling at any location.

2 South Coast Air Quality Management District, MATES V Estimated Risk , https://experience.arcgis.com/experience/79d3b6304912414bb21ebdde80100b23/page/home/?data_id=dataSource_105 - a5ba9580e3aa43508a793fac819a5a4d%3A315&views=view_38%2Cview_1

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B. Permits. Before a building or occupancy permit is issued by the City, the applicant shall be required to show proof that he has secured the necessary permits from the SCAQMD or that the project is exempt from SCAQMD regulations as of the date of filing of the City application.

C. Enforcement and Standards. In enforcing these regulations, the City shall use the same point of measurement as utilized by the SCAQMD.

Section 17.04.060 Odors
In order to protect the wellbeing of the community and to eliminate the blighting influences of odors , the following performance standards with respect to the generation of odors are outlined in this Section.

A. Odor Generating Activities. Any process that creates or emits any odors, gases, or other odorous matter shall comply with the standards set by t he South Coast Air Quality Management District (SCAQMD).

B. Quantified Standard. No odors, gases, and odorous matter shall be emitted in quantities to be detectable when diluted in a ratio of one (1) volume diluted air to four (4) volumes of clean air at the point of greatest concentration.

Title 17 – Zoning, Chapter 17.11 – General Development Standards This Chapter establishes general development standards for all land uses and development in the City.

B eaumont MC § 17.11.040 states dust shall be controlled by watering or other approved methods.

City of Beaumont 2040 General Plan
The Beaumont 2040 Plan goals, policies, and implementation actions that reduce potential impacts to air quality include:

Land Use and Commu nity Design Element
Goal 3.4: A City that maintains and expands its commercial, industrial and other employment-generating land uses.

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.

Goal 3.8: A City that encourages a healthy lifestyle for people of all ages, income levels, and cultural backgrounds.

Policy 3.8.2 Establish buffers between residential development and high-volume roadways, including SR-79, I -10, and SR -60, to protect residents from negative environmental health impacts.

Goal 3.10: A City designed to improve the quality of the built and natural environments to reduce disparate health and environmental impacts.

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Policy 3.10.1 Participate in air quality planning efforts with local, regional, and State agencies that improve local air quality to protect human health and minimize the dispropor tionate impacts on sensitive population groups.

Policy 3.10.2 Reduce particulate emissions from paved and unpaved roads, construction activities, and agricultural operations.

Policy 3.10.3 Discourage development of sensitive land uses – defined as schools, hospitals, residences, and elder and childcare facilities – near air pollution sources that pose health risks – including freeways and polluting industrial sites.

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

Policy 3.10.6 Provide educational information about air quality issues and their health effects, including best practices for reducing and/or eliminating sources of indoor air pollution.

Policy 3.10.7 Support practices that promote low impact development, incl uding water resilient communities, prevention of urban runoff, and mitigation of industrial pollution.

Mobility Element
Goal 4.1: Promote smooth traffic flows and balance operational efficiency, technological, and economic feasibility.

Policy 4.1.1 Reduce vehicular congestion on auto-priority streets to the greatest extent possible.

Goal 4.6: An efficient goods movement system that ensures timely deliveries without compromising quality of life, safety, or smooth traffic flow for Beaumont residents.

Policy 4.6.2 Minimize or restrict heavy vehicle traffic near sensitive areas such as schools, parks, and neighborhoods.

Implementation M3 TDM Plan Requirements. Update the City’s development processing requirements to require that TDM plans and strategies are developed for residential and employment land uses that reduce vehicle trips or vehicle trip lengths.

Implementation M26 Truck Route Map. Update the City's truck route map to focus trucks on key streets in the City that should be used for goods movement and reduce heavy vehicle travel adjacent to sensitive areas.

Health and Environmental Justice Element
Goal 6.5: A City that builds neighborhoods that enhance the safety and welfare of all people of all ages, income levels, and cultural backgrounds.

Policy 6.5.6 Discourage development of sensitive land uses – defined as schools, hospitals, residences, and elder and childcare facilities – near air pollution sources that pose health risks – including freeways and polluting industrial sites.

Goal 6.7: A City that safely and systemically addresses toxics, legacy pollutants, and hazardous materials.

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Policy 6.7.5 Reduce particulate emissions from paved and unpaved roads, construction activities, and agricultural operations.

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

Policy 6.7.8 Establish a local ordinance that exceeds the state vehicle idling restrictions where appropriate, including restrictions for bus layovers, delivery vehicles, trucks at warehouses and distribution facilities and taxis, particularly when these activities take place close to sensitive land uses (schools, senior centers, medical facilities and residences).

Implementation HEJ19 Idling Ordinance. Update zoning code to support an idling ordinance that reduces emissions from on-road heavy-duty vehicles.

Implementation HEJ20 Particulate Mitigation. Adopt mitigation measures that limit vehicular and construction-related particulate emissions.

Conservation and Open Space Element
Goal 8.4: A City that improves awareness and mitigation of negative air quality impacts.

Policy 8.4.1 Provide educational information about air quality issues and their health effects, including best practices for reducing and/or eliminating sources of indoor air pollution.

Policy 8.4.2: Participate in air quality planning efforts with local, regional, and State agencies that improve local air quality to protect human health, minimize the dispropo rtionate impacts on sensitive population groups, and ensure that City concerns are resolved early in the process.

Policy 8.4.3 Avoid the siting of new projects and land uses that would produce localized air pollution (e.g., Interstate 10, SR -60 high traffic roads, certain industrial facilities) in a way that would adversely impact existing air quality-sensitive receptors including schools, childcare centers, senior housing, and subsidized affordable housing. The recommended minimum distance separating these uses should be 500 feet.

Policy 8.4.4 For sensitive land uses that cannot be avoided within 500 feet of sources of localized air pollution, potential design mitigation options include:
▪ Providing residential units with individual HVAC syst ems in order to allow adequate ventilation with windows closed;
▪ Locating air intake systems for heating, ventilation, and air conditioning (HVAC) systems as far away from existing air pollution sources as possible; ▪ Using HEPA air filters in the HVAC syst em and developing a maintenance plan to ensure the filtering system is properly maintained; and ▪ Utilizing only fixed windows next to any existing sources of pollution. ▪ Using sound walls, berms, and vegetation as physical barriers. ▪ Notifying new potentia l home buyers of risks from air pollution.

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Implementation C14 Air Quality Efforts. Partner with local and regional agencies to educate and support efforts that improve local air quality.

Implementation C15 Sensitive Uses. Update the municipal code to prohibit and/or mitigate the impacts of localized air pollution, addressing specific strategies for sensitive receptors.

Safety Element
Goal 9.9: A City that promotes preparedness related to the adverse effects of high winds common in the Pass area.

Policy 9.9.2 Require implementation of best practices for dust control at all excavation and grading projects.

Policy 9.9.3 Prohibit excavation and grading during high wind conditions, defined as instantaneous wind speeds that exceed 25 miles per hour by South Coast AQMD.

Implementation S25 Dust Control. Develop guidelines for dust control at all excavation and grading projects, including addressing high wind conditions.

Noise Element
Goal 10.2: A City with minimal mobile source -generated noise levels.

Policy 10.2.3 Prohibit truck routes through neighborhoods with sensitive receptors, where feasible.

Implementation N10 Vehicle and Equipment Idling. Establish requirements that construction vehicles and equipment are not left idling for longer than five minutes when not in use.

4.2.4 Impact Thresholds and Significan ce Criteria
State CEQA Guidelines Appendix G contains the Environmental Checklist Form, which includes questions concerning air quality. The questions presented in the Environmental Checklist Form ha ve been utilized as significance criteria in this section. Accordingly, the Project would have a significant effect on the environment if it would:
• Conflict with or obstruct implementation of the applicable air quality plan. • Result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is in nonattainment under an applicable state or federal ambient air quality standard. • Expose sensitive receptors to substantial pollutant concentrations. • Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people.
• Exceed SCAQMD Thresholds .

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SCAQMD Thresholds
The significance criteria established by SCAQMD may be relied upon to make the above determinations.

According to the SCAQMD, an air quality impact is considered significant if the Project would violate any ambient air quality standard, contribute substant ially to an existing or projected air quality violation, or expose sensitive receptors to substantial pollutant concentrations. The SCAQMD has established thresholds of significance for air quality during construction and operational activities of land use development projects, as shown in Table 4.2-6, South Coast Air Quality Management District Emissions Thresholds.

Table 4.2-6: South Coast Air Quality Management District Emissions Thresholds Criteria Air Pollutants and Precursors Construction-Related Ope rational-Related Reactive Organic Gases (ROG) 75 55
Carbon Monoxide (CO) 550 550
Nitrogen Oxides (NOX) 100 55
Sulfur Oxides (SOX) 150 150
Coarse Particulates (PM10) 150 150
Fine Particulates (PM2.5) 55 55
Source: South Coast Air Quality Management District, South Coast AQMD Air Quality Significance Thresholds .

Localized Carbon Monoxide
In addition to the daily thresholds listed above, development associated with the project would also be subject to the ambient air quality standards. These are addressed th rough an analysis of localized CO impacts. The significance of localized impacts depends on whether ambient CO levels near the Project site are above state and federal CO standards (the more stringent California standards are 20 ppm for 1 -hour and 9 ppm for 8-hour). The SCAB has been designated as attainment under the 1 -hour and 8-hour standards.

Localized Significance Thresholds
In addition to the CO hotspot analysis, the SCAQMD developed LSTs for emissions of NO2 , CO, PM10, and PM2.5 generated at new development sites (off-site mobile source emissions are not included in the LST analysis ). LSTs represent the maximum emissions that can be generated at a project without expecting to cause or substantially contribute to an exceedance of the most stringent state or federal ambient air quality standards. LSTs are based on the ambient concentra tions of that pollutant within the Project source receptor area (SRA), as demarcated by the SCAQMD, and the distance to the nearest sensitive receptor. LST analysis for construction is applicable for all projects that disturb 5 acres or less on a single da y. The City of Beaumont is located within SCAQMD SRA 29 . Table 4.2-7, Local Significance Thresholds for Construction/Operations shows the LSTs for a 1-acre, 2-acre, 4-acre (interpolated), and 5-acre project in SRA 29. Because the nearest sensitive receptor s are approximately 20 meters to the east of the Project site, the thresholds for distances of 25 meters or less are listed below.

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Table 4.2-7: Local Significance Thresholds for Construction/Operations Project Size
Maximum Pounds Per Day
Nitrogen Oxide
(NOx)
Carbon Monoxide
(CO)
Coarse Particulates
(PM10)
Fine Particulates
(PM2.5)
1 Acre 103/103 1,000 /1,000 6/2 4 /1
2 Acres 149/149 1,541/1,541 10/3 6 10/6 /2
4 Acres 207/207 2,392/2,392 17/5 9/3
5 Acres 236/236 2,817/2,817 21/6 11/3
Source: South Coast Air Quality Management District, Localized Significance Threshold Methodology, July 2008.

LSTs associated with all acreage categories are provided in Table 4.2-7 for informational purposes.

Table 4.2-7 shows that the LSTs increase as a creages increase. It should be noted that LSTs are screening thresholds and are therefore conservative. The construction LST acreage is determined based daily acreage disturbed. The operational LST acreage is based on the total area of the Project site. Although the Project site is greater than five acres, the 5 -acre operational LSTs are conservatively used to evaluate the Project.

Methodology
This air quality impact analysis considers construction and operational impacts associated with the Project. Where criteria air pollutant quantification was required, emissions were modeled using the California Emissions Estimator Model (CalEEMod). CalEEMod is a Statewide land use emissions computer model designed to quantify potential criteria pollutant emissions asso ciated with both construction and operations from a variety of land use projects. Air quality impacts were assessed according to methodologies recommended by CARB and the SCAQMD. Refer to the Project Air Quality Assessment and Health Risk Assessment (Appendices A and B ) for a full discussion of analysis methodology and model outputs/calculations.

Construction equipment, trucks, worker vehicles, and ground-disturbing activities associated with Project construction would generate emissions of criteria air pollutants and precursors. Daily regional construction emissions are estimated by assuming construction occurs at the earliest feasible date (i.e., a conservative estimate of construction activities) a nd applying off-road, fugitive dust, and on-road emissions factors in CalEEMod. Construction was modeled generally according to the following timeline:
• Phase 1: Commence in the second quarter of 2023 and conclude in the third quarter of 2024 (an approximate 18-month duration).
• Phase 2: Commence in early 2026 and conclude mid to late 2027 (an approximate 18 -month duration).

Project operations would result in emissions of area sources (consumer products, architectural coating, and landscape equipment), ene rgy sources (natural gas usage), mobile sources (motor vehicles from Project generated vehicle trips), and off-road equipment. Project -generated increases in operational emissions would be predominantly associated with motor vehicle use. Emissions from eac h of these categories are discussed below.
• Area Sources. Area source emissions would be generated due to consumer products, on -site equipment, architectural coating, and landscaping that were previously not present on the site.

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Consumer products are various solvents used in non-industrial applications, which emit VOCs during product use. These typically include cleaning supplies, kitchen aerosols, cosmetics, and toiletries. The default area source VOC emission factor developed for CalEEMod is based on a statewide factor and is not applicable to the project. The e ntire project would not use consumer products as specified by CalEEMod user guide. The warehouses in Phase 1 include offices and may have small kitchen areas and bathrooms that would use cleaning products, however the majority of the square footage for the Project (98 percent) would be used for warehousing/distribution.

Negligible quantities of personal care products, home, lawn, and garden products, disinfectants, sanitizers, polishes, cosmetics, and floor finishes would be used. The CalEEMod default consu mer product VOC emissions factor assumes 2008 statewide VOC inventory and building area square footage from 2000 data. Therefore, in order to account for more recent California rulemaking to reduce VOC emissions, the emissions rate was updated to use the l atest consumer products emissions from CARB (252.2 tons per day)3 and the statewide building area has been adjusted for growth (25,625,589,321 square feet) to result in 1.97x10 -5 pounds VOC per day per square foot.

This is consistent with the methodology used in CalEEMod. • Energy Sources. Energy source emissions would be generated due to electricity and natural gas usage associated with the Project. Primary uses of electricity and natural gas by the Project would be for miscellaneous warehouse equipment, space heating and cooling, water heating, ventilation, lighting, appliances, and electronics. Energy source emissions were calculated in CalEEMod. No changes were made to the default energy usage consumption rates or emissions factors.
• Mobile Sources. Mobile sources are emissions from motor vehicles, including tailpipe and evaporative emissions. Depending upon the pollutant being discussed, the potential air quality impact may be of either regional or local concern. For example, ROG, NO X , PM10, and PM2.5 are all pollutants of regional concern. NOX and ROG react with sunlight to form O3, known as photochemical smog. Additionally, wind currents readily transport PM 10 and PM2.5 . However, CO tends to be a localized pollutant, dispersing rapidly at the source.

Project-generated vehicle emissions are based on the trip generation within the Project Traffic Impact Study and incorporated into CalEEMod as recommended by the SCAQMD. The Project generated traffic was obtained from the Project’s Traffic Impact Study prepare d by Kimley-Horn and Associates (February 2022). Project trip generation from the Trip Generation Analysis is based on the following Institute of Transportation Engineers (ITE) land use categories:

Phase 1
• ITE Land Use 154: High-Cube Short-Term Storage (2,199.095 thousand square feet, 3,079 total daily vehicle trips, which include 493 truck trips).
• ITE Land Use 150: Warehousing (358.370 thousand square feet, 613 total daily vehicle trips, which include 166 truck trips).

3 California Air Resources Board, Criteria Pollutant Emission Inventory Data, 2017 Estimated Annual Average Emissions Statewide , https://ww2.arb.ca.gov/applications/statewide-emissions

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Phase 2
• ITE Land Use 310: Hotel (220 rooms, 1,758 daily vehicle trips). • ITE Land Us e 820: Shopping Center (25 thousand square feet, 1,361 total daily vehicle trips, 898 net trips after pass -by reduction).
• ITE Land Use 932: High-Turnover (Sit -Down) Restaurant (15 thousand square feet, 1,608 total daily vehicle trips, 1,539 net trips after pass -by reduction). • ITE Land Use 934: Fast -Food Restaurant with Drive-Through (10 thousand square feet, 4,675 total daily vehicle trips, 4,290 net trips after pass -by reduction).

Phase 1 of the Project would generate 3,692 daily trips, which includes 3,03 3 passenger car trips and 659 truck trips. Passenger car/employee commute trip lengths use CalEEMod default lengths for projects in Riverside County, truck trip lengths are assumed to be 33.2 miles one way.4 Phase 2 of the Project would generate 8,485 daily vehicle trips. Full Project buildout (Phase 1 and Phase 2) would generate 12,177 total daily vehicle trips. Warehouse truck mix percentages are based on the SCAQMD Truck Trip Generation Study applied to ITE truck percentages. Mobile source emissions rat es in CalEEMod have been updated with EMFAC2021 emissions rates consistent with the methodology described in the CalEEMod User’s Guide (Appendix A, Section 5.2)5. It should be noted that EMFAC2021 emissions rates include CARB SAFE Rule adjustment factors.6
• Off-Road Equipment. Operational off-road emissions would be generated by off-road cargo handling equipment used during operational activities. For this project it was assumed that the warehouses would include 51 forklifts and 9 off-highway trucks for loading and unloading goods per the SCAQMD High Cube Warehouse Truck Trip Study White Paper 7 . It should be noted that Project Design Feature (PDF) AQ-1 indicates that the Project does not include cold storage. Cold storage is also not an allowed use in the Specific Plan. Therefore, this analysis models the warehouses as unrefrigerated, and the Project would not include emissions from transport refrigeration units (TRUs).
• Emergency Backup Generators. As the Project warehouses are speculative, it is unknown whether emergency backup generators would be used. Backup generators would only be used in the event of a power failure and would not be part of the Project’s normal daily operations. Nonetheless, emissions associated with this equipment were included to be conservative. Emissions from an emergency backup generator for each warehouse building were calculated separately from CalEEMod; refer to Appendix A. However, CalEEMod default emissions rates were used. If backup generators are required, the end user would be required to obtain a permit from the SCAQMD prior to installation. Emergency backup generators must meet SCAQMD's Best Available Control Technology (BACT) requirements and comply with SCAQMD Rule 1470 (Requirements for

4 California Air Resources Board, Appendix B: Emissions Estimation Methodology for On-Road Diesel-Fueled Heavy -Duty Drayage Trucks at California Ports and Intermodal Rail Yards, 2007. Available at: https://ww3.arb.ca.gov/msei/onroad/downloads/drayage_trucks/appbf.pdf 5 California Air Pollution Control Officers Association (CAPCOA), CalEEMod User Guide Appendix A: Calculation Details, Section 5.2 Methodology for Converting EMFAC2017 Emission Rates into CalEEMod Vehicle Emission Factors , May 2021. 6 California Air Resources Board, EMFAC2021 Volume III Technical Document, March 21, 2021. 7 SCAQMD, High Cube Warehouse Truck Trip Study White Paper Summary of Business Survey Results, June 2014.

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Stationary Diesel-Fueled Internal Combustion and Other Compression Ignition Engines), which would minimize emissions.

As discussed above, the SCAQMD provides significance thresholds for emissions associated with proposed Project construction and operations. The proposed Project’s construc tion and operational emissions are compared to the daily criteria pollutant emissions significance thresholds in order to determine the significance of a Project’s impact on regional air quality.

The localized effects from the Project’s on-site emissions were evaluated in accordance with the SCAQMD’s LST methodology, which uses on-site mass emissions rate look-up tables and Project -specific modeling. LSTs represent the maximum emissions from a project that are not expected to cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standards and are developed based on the ambient concentrations of that pollutant for each source receptor area and distance to the nearest sensitive receptor.

According to the SCAQMD LST methodology, LSTs would apply to the operational phase of a project only if it includes area sources or attracts mobile sources that may spend long periods queuing and idling at the site (e.g., warehouse or transfer facilities). However, the CalEEMod model outputs do not separate on- and off-site emissions for mobile sources. On-site mobile emissions equate to approximately three percent of the project -related new mobile sources. The on-site one-way trip length is conservatively anticipated to be up to one mile, which is approximately three percent of the 33.2 -mile truck trip length modeled in CalEEMod.

Emissions reductions attributable mitigation measures were applied in CalEEMod are derived from methodologies compiled in the CAPCOA report Quantifying GHG Measures 8 . Each measure was assessed to determine its consistency with CAPCOA criteria for the use of the measure. The following mitigation measure were applied in CalEEMod include:
• Transportation Demand Management Measures: TRT -1 (Implement Trip Reduction Program), TRT-7 (Market Commute Trip Reduction Option), and TRT -11 (Employee Vanpool/Shuttle). • A-1 - Electric Landscape Equipment.
• BE-1 – Exceed Title 24. The project would be required to comply with CALGreen Tier 2, which requires a 30 percent improvement.
• SW-1 – 75 Percent Reduction in Solid Waste Disposal.

Additionally, the following design feature was quantified outside of CalEEMod:
• Electric Cargo Handling Equipment . Electric cargo handling equipment (see PDF AQ-2, below) emissions from energy consumption were calculated based on 51 forklifts and 9 yard trucks operating for 12 hours per day and the Southern California Edison (SCE) electricity CO 2e emissions factor from CalEEMod. As noted above, the assumptions for th e equipment are based on the SCAQMD High Cube Warehouse Truck Trip Study White Paper (2014).

8 California Air Pollution Control Officers Association, Quantifying Greenhouse Gas Mitigation Measures , August 2010.

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Project Design Features
The Project applicant proposes the following PDFs that would be incorporated into the Project design and constructed or implemented as part of the Project. PDFs are specific design and/or operational characteristics proposed by the Project applicant that are incorporated into the Project and part of the Project description and Specific Plan. Because PDFs are incorporated into the Project, the y do not constitute mitigation measures. It should be noted that PDF AQ-1 indicates that the Project would not include cold storage. Cold storage is also not an allowed use in the Specific Plan. Therefore, this analysis models the warehouses as unrefrigera ted. PDF AQ-2 notes that all cargo handling equipment would be powered by electricity. Emissions from diesel cargo handling equipment are provided in the impact analysis for informational purposes and implementation of PDF AQ-2 is reflected under the mitig ated scenario. Additional emissions benefits from implementation of PDF AQ-3 through PDF AQ-18 are conservatively not quantified; no credit is taken for these measures.

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

PDF AQ -2 All Phase 1 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 des ignee 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.

PDF AQ -3 Tenant lease agreements for Phase 1 shall include contractual language restricting trucks and support equipment from nonessential idling longer than 5 minutes while on site.

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).

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.

PDF AQ -6 Phase 1 tenants shall train its staff in charge of keeping vehicle recor ds 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

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request. The building manager or their designee shall be responsible for enforcing these requirements.

PDF AQ -7 Phase 1 tenants shall maintain records on its fleet equipment and vehicle engine maintenance to ensure that equipment and vehic les 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.

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 B oard-approved courses (such as the free, one-day Course #512). The building manager or their designee shall be responsible for enforcing these requirements.

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.

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 .”
PDF AQ -11 Designate 119 parking spaces for clea n air/electric vehicle/vanpool parking.

PDF AQ -12 Phase 1 t enants shall enroll in the United States Environmental Protection Agency’s SmartWay program and tenants shall use carriers that are SmartWay carriers.

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 vehic le 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

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

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 C ode.

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 manager or designee. The building manager or designee shall be responsible for ensuring compliance with this measure tenant and third- party truck owners.

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-s ite 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, grant ees 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.

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.

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 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 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 property owner(s) cannot be reached, no further action shall be required.

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4.2.5 Impacts and Mitigation Measures
Impact 4.2-1 Would the Project conflict with or obstruct implementation of the applicable air quality plan?
Level of Significance: Significant Unavoidable Impact.

As part of its enforcement responsibilities, the EPA requires each state with nonattainment areas to prepare and submit a State Implementation Plan that demonstrates the means to attain the federal standards. The State Implementation Plan must integrate federal, state, and local plan components and regulations to identify specific measures to reduce pollution in nonattainment areas, using a co mbination of performance standards and market -based programs. Similarly, under State law, the CCAA requires an air quality attainment plan to be prepared for areas designated as nonattainment regarding the state and federal ambient air quality standards. A ir quality attainment plans outline emissions limits and control measures to achieve and maintain these standards by the earliest practical date.

The Project is located within the SCAB, which is under the jurisdiction of the SCAQMD. The SCAQMD is required, pursuant to the FCAA, to reduce emissions of criteria pollutants for which the SCAB is in nonattainment. To reduce such emissions, the SCAQMD drafted the 2016 AQMP. The 2016 AQMP establishes a program of rules and regulations directed at reducing air poll utant emissions and achieving state (California) and national air quality standards. The 2016 AQMP is a regional and multi-agency effort including the SCAQMD, the CARB, the SCAG, and the EPA. The plan’s pollutant control strategies are based on the latest scientific and technical information and planning assumptions, including SCAG’s 2016 RTP/SCS, updated emission inventory methodologies for various source categories, and SCAG’s latest growth forecasts. SCAG’s latest growth forecasts were defined in consult ation with local governments and with reference to local general plans. The Project is subject to the SCAQMD’s AQMP.

Criteria for determining consistency with the AQMP are defined by the following indicators:
• Consistency Criterion No. 1: The Project will not result in an increase in the frequency or severity of existing air quality violations, or cause or contribute to new violations, or delay the timely attainment of air quality standards or the interim emissions reductions specified in the AQMP. • Consistency Criterion No. 2: The Project will not exceed the assumptions in the AQMP or increments based on the years of the Project build-out phase.

According to the SCAQMD’s CEQA Air Quality Handbook, the purpose of the consistency finding is to determine if a project is inconsistent with the assumptions and objectives of the regional air quality plans, and thus if it would interfere with the region’s ability to comply with CAAQS and NAAQS.

The violations to which Consistency Criterion No. 1 refers are CAAQS and NAAQS. As shown in Table 4.2-8, Phase 1 Construction -Related Emissions and Table 4.2-9, Phase 2 Construction-Related Emissions, the Project would not exceed construction emission standards with Mitigation Measures (MM) AQ -1 and MM AQ-2. However, mitigated Phase 1 operational emissions would exceed the operational standard for NOX and mitigated Project Buildout emissions would exceed the opera tional standards for ROG, NOX, CO, and PM10, despite the implementation of all feasible mitigation, as shown in Table 4.2-11, Mitigated

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Phase 1 Operational Emissions and Table 4.2-13, Project Buildout Mitigated Operational Emissions.

MMs AQ-3 through AQ-7 are included to reduce operation emissions to the greatest amount feasible.

However, even with mitigation, operational emissions would remain above the SCAQMD threshold.

Therefore, the Project would potentially contribute to an existing air quality violation. Thus, the Project is not consistent with the first criterion.

Concerning Consistency Criterion No. 2, the AQMP contains air pollutant reduction strategies based on SCAG’s latest growth forecasts, and SCAG’s growth forecasts were defined i n consultation with local governments and with reference to local general plans. 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. The Project includes the adoption of the Beaumont Summit Station Specific Plan. The City adopted the Sunny‐Cal Specific Plan, which included the approval of 560 single-family residential dwelling units with lot sizes ranging from 7,000 to 20,000 square feet on approximately 200 acres in the City, in August 2007.

The AQMP contains air pollutant reduction strategies based on SCAG’s latest growth forecasts, and SCAG’s growth forecasts were defined in consultation with local governments and with reference to local general plans. The Project would result in a change of land use designations not reflected in the AQMP. Therefore, the Project is conservatively assumed to generate emissions not reflected within the current 2016 AQMP regional emissions inventory for the SCAB and is considered to be inconsistent with the AQMP . Thus, the Project is not consistent with the second criterion.

As noted above (and discussed further in Threshold 4.2-2, below), Project implementation would result in air pollutant emissions that exceed SCAQMD’s operational emission thresholds. Although mitigation would reduce emissions by the greatest feasible amount, Project emissions levels would remain significant and would contribute to the nonattainment designations in the SCAB. Therefore, the Project would be inconsistent with the AQMP, resulting in a significant and unavoidable impact despite the implementation of mitigation.

In addition, in accordance with SCAQMD Rule 2305 (refer to South Coast Air Quality Management District under Section 4.2.3, Regulatory Setting ) the Project operator would be required to pay a mitigation fee if the Project does not generate enough WAIRE Points. The Project operator may be required to implement additional emission reduction strategies. As noted above, a preliminary WAIRE calculation has been conducted for the Project and the Project would more than fulfill its Warehouse Points Compliance Obligation (WPCO) and would bank 8,161 points with implement ation of MM GHG-1 (refer to the Greenhouse Gas Emissions Assessment, see Appendix F) requiring rooftop solar and PDF AQ-2 requiring ZE yard trucks .9 ,10

9 Conservatively assumes nine yard trucks each operating 8 hours per day (i.e., less than the nine trucks each operating 12 hours per day assumed for the emissions analysis).
10 Note that this calculation is preliminary and provided for informational purposes. The WAIRE Points Compliance Obligation is determined by the actual number of truck trips to the facility based on logs of truck trips submitted on January 1 after the first year of operation. T he trip rates that SCAQMD uses in the WAIRE User Calculator would be slightly different than what is used in the Project’s Traffic Study.

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Mitigation Measures :

Mitigation Measures AQ-1 through AQ-6 (refer to Impact Threshold 4.2-2, below).

Level of Significance
Significant and unavoidable impact. No additional feasible mitigation measures are available that can reduce impacts to less than significant.

Impact 4.2-2 Would the proposed project, result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard? Level of Significance: Significant Unavoidable Impact
Construction Emissions
Construction associated with the Project would generate short -term emissions of criteria air pollutants.

The criteria pollutants of primary concern within the Project area include O3 -precursor pollutants (i.e., ROG and NOX) and PM10 and PM2.5. Construction-generated emissions are short term and of temporary duration, lasting only as long as construction activities occur, but would be considered a significant air quality impact if the volume of pollutants generated exceeds the SCAQMD’s thresholds of significance.

Construction results in the temporary generation of emissions resulting from site grading, road paving, motor vehicle exhaust associated with construction equipment and worker trips, and the movement of construction equipment, especially on unpaved surfaces. Emissions of airborne particulate matter are largely dependent on the amount of ground disturbance associated with site preparation activities as well as weather conditions and the appropriate application of water.

Phase 1 Construction
Construction activities associated with Phase 1 of the Project are estimated to be completed within approximately 1.5 years. Construction-generated emissions associated with the Project were calculated using the CARB -approved CalEEMod computer program, which is designed to model emissions for land use development projects, based on typical construction requirements. See Appendix A , A ir Q uality Assessment, for more information regarding the construction assumptions used in this analysis. Predicted maximum daily construction-generated emissions for the Phase 1 are summarized in Table 4.2-8, Phase 1 Construction-Related Emissions.