Beaumont City Council
November 1, 2022

https://www . bls.gov/regions/west/news-release/2022/consumerpricei ndex_riverside_20220810. htm 3/3

BAUME ONTA -C A L I F O R N I
Staff Report
TO: City Council
FROM: Doug Story, Community Services Director
DATE November 1, 2022
SUBJECT: Consider Adopting a Resolution Waiving the Facility Use and Staff Fees at the Albert A. Chatigny Sr. Community Recreation Center (CRC)
Description Fee waiver request from the Beaumont -Cherry Valley Rotary Leadership Institute.

Background and Analysis:

The Rotary Club of Beaumont Cherry Valley has submitted a request for consideration of waiving facility and staff fees for their Leadership Institute (RLI) to be held at the Chatigny Community Recreation Center (CRC).

Beaumont -Cherry Valley Rotary is a nonprofit community organization serving the Beaumont community for 65 years. The Rotary Club supports the community through events such as the annual Thanksgiving Dinner, Cherries Jubilee, Winter Wish and support of the Interact Club for various community events. The Rotary Club volunteers at multiple city sponsored events throughout the year.

The RLI trains new and existing Rotary members on leadership and management skills that they can apply in their individual clubs and communities.

Beaumont -Cherry Valley Rotary is requesting a fee waiver in the amount of $1,380 for the use of the Albert A. Chatigny Sr. Community Recreation Center (CRC) on Saturday, November 5, 2022.

Fiscal Impact:

The total amount of facility use fees requested to be waived for the Rotary Leadership Institute is $1,380 of which $270 is for the deposit and $180 is for staff fees. City staff estimates the cost to prepare this report to be $98.

Recommended Action:

Waive the full reading and adopt by title only, "A Resolution of the City of Beaumont Authorizing the Waiver of a one-time Facility Use Fee at the Albert A.

Chatigny Sr. Community Recreation Center (CRC) for Beaumont Cherry Valley Rotary Club."
Attachments:

A. Resolution
B. Facility Use Application
C. Fee Waiver Request

RESOLUTION NO.

A RESOLUTION OF THE CITY OF BEAUMONT AUTHORIZING

THE WAIVER OF FACILITY USE AND STAFF FEES AT THE

CHATIGNY COMMUNITY RECREATION CENTER (CRC) FOR

BEAUMONT-CHERRY VALLEY ROTARY CLUB LEADERSHIP

INSTITUTE
WHEREAS, Beaumont -Cherry Valley Rotary is a non-profit community organization that provides volunteer service to the community of Beaumont; and WHEREAS, Beaumont -Cherry Valley Rotary provides scholarships to students who serve the community through volunteering for various activities and events; and WHEREAS, Beaumont -Cherry Valley Rotary need a space to hold their Leadership Academy and has requested a fee waiver for the facility use and staff fees; and WHEREAS, the City Council desires to waive facility use fees for Beaumont -Cherry Valley Rotary as it serves a public interest.

NOW, THEREFORE, BE IT RESOLVED, that the City of Beaumont does authorize a fee waiver of facility use fees for Beaumont -Cherry Valley Rotary's use of the Chatigny Community Recreation Center on Saturday, November 5, 2022, and finds that the fee waiver serves a valid public purpose in that the fee waiver will support the betterment of residents and youth within the Beaumont community.

MOVED, PASSED AND ADOPTED this day of October, 2022.

AYES:

NOES:

ABSTAIN:

ABSENT:

By:

Loyd White, Mayor, City of Beaumont
ATTEST:
1

Steven Mehlman

CITY CLERK
By:
2

Ashley Starr
[email protected]
Recreation Superintendent
City of Beaumont Parks & Recreation
1310 Oak Valley Pkwy
Beaumont, CA 92223
Dear Ashley,
On behalf of Beaumont Cherry Valley Rotary Club, we wish to request a fee waiver to use six classrooms at Chatigny Center. We will be holding our Rotary Leadership Institute on Saturday, November 5, 2022.

As you are aware, Rotary is a nonprofit service organization that continues to provide services to local seniors and youth in the City of Beaumont. We are active in many community activities including Interact, Cherry Festival Parade, Winter Wish, Thanksgiving Day Dinner, Veterans Day, Human Trafficking, just to name a few.

The RLI, Rotary Leadership Institute, trains new and existing Rotary members on leadership and management skills that they can apply in their individual clubs and communities.

We would greatly appreciate it if Council could waive all fees.

Sincerely,
Robin L Knight
President 2022-2023

AND

BEAUMONT RECREATION

FACILITIES USE AGREEMENT

GENERAL INFORMATION
Name T3 L'fttCi Vl tan
\ &.� 1�-C e (t to
j ,, (ice, 14 . •�-- G� `7
Address �i� i�� �d 0 `f" City !.i'l� ►� w dN � Zip] [�` Phone °115-1 -3 j� —� —1 Email f�U�,xio r �l�✓ i&t I/.j.� �IJ-• 1'" 1 1

FACILITIES USE AGREEMENT

ALL PERSONS UTILIZING CITY FACILITIES SHALL ABIDE BY ALL CITY RULES AND ORDINANCES INCLUDING BUT NOT LIMITED TO THE FOLLOWING:
(PLEASE INITIAL TO ACCEPT TERMS BELOW)
CI -N4 Applicant is responsible for leaving facilities in the same conditions as received: for cleanliness; and turning off all utilities.

It is understood and agreed that the applicant shall be solely responsible for the activities conducted by it or subject to its controls, and applicant agrees to and does here hold the City harmless from any and all liability or alleged liability arising out of, or in any way related to, the activities by said applicant: and in the event suit is brought arising out of any such activities, applicant will defend the City and pay any and all attorney fees and Court cost incurred in such suit.

Night and weekend use of the Beaumont Facilities will be by special arrangement only, with additional payment required for a city employee to be present in the building for the full length of your use. least 30 days in advance.

There will be a charge of $20.00 per hour of use for a city employee to open the building, be present during your activity and to close the building when your activity is finished. THIS EMPLOYEE IS NOT RESPONSIBLE FOR SET UP OR CLEAN UP.
(L�'A cleaning and damage deposit is required. YOUR DEPOSIT IS REQUIRED TO RESERVE YOUR DATE. $500.00 cleaning deposit which is refundable when the facility is left clean, and no damage occurs. If you do not clean the facility, and there are damages, your deposit will be retained to cover the cost, and you will be liable for any expenses incurred over and
above the deposit paid. Cleaning includes the hallway and the restrooms.

Ali Parties in the City facilities must end at 10:00p.m. There may be no alcohol served after this time. Everyone must ((bee off the premises by 12:00am.
kiiEvents at the CRC that use the overflow parking lot at night will be required to rent a light tower for their event. The lights� must be turned off by 10pm.

VAlcohol is not permitted in the Civic Center/CRC facilities unless you have provided proof of security. Security guards must be present entire time alcohol is being served. The number of guards is to be determined by the Beaumont Police Department for Civic Center or CRC. (# of guards on all facility rentals are subject to approval by the Beaumont Police Department). Arrangements may be made with a private security firm. A copy of the contract must be provided to this office.

All reservations must be made at
THE GUARD MUST BE LICENSED, BONDED, IN UNIFORM AND HAS NO ASSOCIATION WITH THE PARTY.

CATEGORY: 1 2 3 4

RENTAL RATES
Auditorium/gym N/A N/A $120.00 $220.00 First 2 hours
$500.00 Deposit N/A N/A $40.00 $100.00 Extra hours
C. Meeting Rooms
$45.00 Deposit
N/A
N/A
N/A $50.00
N/A \ $15.00
$100.00 First 2 hours
$40.00 Extra hours
Staff Fee per Hour: TBD
$20 PER HR \$20 PER HR $20 PER HR

CATEGORIES

1. City sponsored activities and use by departments and divisions of the City of Beaumont.

2. Local schools.

3. Civic groups; non-profit organizations, clubs, associations; other governmental agencies.

4. Wedding, receptions, and private parties. Commercially sponsored activities; use by business, groups, associations, or individuals for any type of profit -making activity or event.

CITY OF BEAUMONT FACILITY REQUEST
WORK OUT FORM 2_,
\ 3 2J � Q
LOCATION C FACILITY C_ " , n3C`{ ^ Y `.S �'(
FIRST 2 HRS
ADD. HRS

STAFF FEES

SUB TOTAL
DEPOSITX. (4,
TOTAL
$ JV (2-) *THIS IS ONLY A WORK SHEET AND DOES NOT RENT FACILITY* $ 105(7) X
*RATES ARE SUBJECT TO CHANGE, BEFORE PERMIT IS SIGNED*
$ 1 l t to
$210.(—
$t,7A0.d')
$\SD (q)
\n,r
Please return signed and completed application to the

BEAUMONT PARKS AND RECREATION DEPARTMENT
1310 Oak Valley Parkway, Beaumont, Ca 92223
(951) 769-8524 1 Parks(E BeaumnntCa_gnv 1 BeaumontCa.gov Staff approval signature: �=�yF 0Ma( Entered in Recdesk date: J D — I c) --

BAUME ONTA -C A L I F O R N I
Staff Report
TO: City Council
FROM: Carole Kendrick, Planning Manager
DATE November 1, 2022
SUBJECT: Public Hearing of Specific Plan Amendment and Tentative Parcel Map Description Specific Plan Amendment (SP2022-0008) and Tentative Parcel Map 38232 (PM2022-011) to Reflect the Current Intensity of Commercial Development on the Subject Parcels Including Lot Areas, Setbacks, Parking, Building Colors and Landscaping and a Request to Subdivide 17.3 Acres into Four (4) Lots for Financial Purposes (APNS 419-260-078 -079 and 080).

Background and Analysis:

On September 19, 2006, the Beaumont City Council adopted Resolution No. 2006-54 approving Mitigated Negative Declaration No. 06 -ND -12 and Specific Plan SP 06-01, as well as Ordinance No. 902 to re -zone the subject property SPA (Specific Plan Area) and approved Plot Plan No. 05 -PP -07 to establish the Marketplace Beaumont Specific Plan.

The 2006 approved Marketplace Beaumont Specific Plan called for the development of a 17.3 -acre multi -tenant shopping center with 194,569 square feet of commercial/retail uses and associated parking. The Specific Plan also included several roadway improvements including the realignment of Second Street and intersection improvements to accommodate the project. The project site is located south of the Union Pacific Railroad and Interstate 10 (I- 10), west of Highland Springs Avenue, and north of East Second Street. Surrounding land uses include the Walmart Supercenter to the east; California Highway Patrol facilities and undeveloped properties to the south; and commercial uses to the west in the City of Banning.

In September of 2021, the property owner submitted a preliminary review application (PLAN2021-0661) that was reviewed by the Development Review Committee on September 23, 2021, and written comments were provided to the applicant on September 24, 2021.

On March 18, 2022, the applicant (RRM Design Group), on behalf of the current property owner (Brixton Beaumont, LLC), submitted a request to amend the Marketplace Beaumont Specific Plan (Attachment A) to reflect the current intensity of

commercial development on the Project site. Due to various market and economic factors, several of the commercial/retail uses were developed at intensities less than what was originally approved in 2006 or simply not constructed at all. The proposed Specific Plan amendment includes modifications to building sizes as well as adjustments to lot area, setbacks, parking standards, building color, and landscaping found in the Specific Plan. The applicant's request also includes consideration of Tentative Parcel Map (Attachment B) to divide the existing site into four (4) separate legal lots for financial purposes with a Reciprocal Easement Agreement (REA) to address common lot maintenance, reciprocal assess, utilities, parking, etc. The Tentative Parcel Map has been prepared in accordance with state and local subdivision requirements.

Notable amendments to the Marketplace Beaumont Specific Plan and Tentative Parcel Map are detailed below.

Land Use
The proposed amendment to the Marketplace Beaumont Specific Plan does not include changing the commercial/retail nature of the site. It will remain a multi -tenant shopping center: however, several of commercial/retail Uses and building sizes have been modified to reflect the current development as shown in the following table.

Marketplace Beaumont Specific Plan - Land Uses
Building(Area
Commercial/Retail Uses
Size - (GLA)
Property 1
A
Retail
15,257 15.000 O.

B
Retail
20,390 s.f.

C
Retail
25,000 s.f.

D
Retail
30,204 30.187 s.f.

E
Retail
30,038 30.000 s.f.

F
Fast Food
3,000 s.f.

G
Retail/Food Court
X7,392 16.902 s.f.

H
Bank
5,405 s.f.

Restaurant
7,221 2.750 s.f.

J
Fast Food
004 1.750 s.f.

K
Retail/Food Court
33,389 32.467 s.f.

Total
1 8i 8 .2?? 182.851 s.f.

Property 2
Coffee

1.74 1 s.f.

I
Bank
5,000 s.f.

Total Specific Plan
-1-94;b64 187.851 s.f.

Of note on Property 2, Building "L" as identified in the 2006 Marketplace Beaumont Specific Plan called for the construction of a 1,724 square foot coffee shop; however, it was never built. Building "M" was constructed as a 5,000 square foot bank facility. For

the 2022 Specific Plan Amendment, Building "M" has been re -labeled as Building "L", as the coffee shop has been eliminated from the land use program.

The total square footage of all buildings within the Specific Plan has been reduced from 194,569 as originally approved to 187,851 which reflects the current development on - site.

Development Standards
Existing and future development within the Specific Plan area does and will comply with all applicable land use controls cited in the Beaumont Municipal Code, except as detailed in the Marketplace Beaumont Specific Plan in which standards may be adjusted to accommodate site- and project -specific development. The following table shows the proposed modifications to the Marketplace Beaumont Specific Plan development standards which reflect the current on -site development:

Marketplace Beaumont Specific Plan - Development Standards Lot Area and Dimensions
• Minimum lot size — 10.000 5,000 square feet
• Minimum average lot width depth = 75 60 feet
Setbacks
All buildings must be located within the envelope defined by the following setback standards:

Street Setback: An twelve i 12; ten 110) foot minimum setback is required.

Interior Side Setback: No setback is required from the interior side setback.
o Rear Setback: No setback is required from the rear setback.

Height Standards
A maximum height of fifty (50) feet from average finish grade of the structure's parcel, measuring to the top of parapet or ridge, shall be allowed.

For every two feet of building height over thirty-five (35) feet. an additional two feet of front setback shall be added.

Parking Stalls
• Standard parking stalls throughout the site shall be 9 feet wide by 19 feet in length.
• Compact parking stalls throughout the site shall be 8 feet wide by 16 feet in length.

Outdoor Display
Seasonal or clearance merchandise can be displayed immediately outside of the store.

Signs
Pylon signs shall not exceed 75 feet in height or 18 feet in width. Monument signs shall not exceed 15 feet in height or 12 feet in width. Refer also to the Master Sign Program for the Marketplace Beaumont Specific Plan.

Color Palette
When originally approved in 2006, the Marketplace Beaumont Specific Plan featured a color palette for all buildings and accessory structures that consisted primarily of muted, earth tones with complementary accents. As part of the Specific Plan amendment

request, the primary color palette will be modified to consist of light, neutral gray color tones with complementary accents. This updated color palette is intended to promote a well -coordinated color scheme that integrates with all exterior building features. The neutral gray color palette is also an appropriate choice as it aligns with other commercial developments in the surrounding area, most notably the adjacent Walmart and Home Depot which both feature a neutral color palette. The following table lists the proposed changes to the Marketplace Beaumont Specific Plan color palette. No changes to building materials are proposed with this amendment request.

Marketplace Beaumont Specific Plan - Material and Color Palette Use
Block
Plaster Colors
Material/Color
Angeles Block - "Harvest"
Angeles Block - "Wine"
Dunn EdwaFds DE 889- Thunder €chi"
Dunn Edwards DE 3042 "Copper Hedge"
Dunn Edwards DE 3009 "Pcwtcr Ring"
Dunn Edwards DE C795 — "Gray Pearl" or similar
Dunn Edwards DE 6379 — "Looking Glass" or similar
Dunn Edwards DE 6225 — "Fossil" or similar
Concrete Elements
Natural Concrete Color
Stained Wood Trellis
Olympic Stain "Fawn"
Dunn Edwards DE 6370 — "Charcoal Smudge" or similar
Aluminum Storefront
Clear Anodized Aluminum — Clear Glazin
Plant Trellis
"GreenScreen" Planting System
Parking Requirements
Based on the individual parking requirements of each of the commercial/retail land uses, the Marketplace Beaumont would require a total of 1,063 parking spaces when utilizing the current City of Beaumont parking rates.

City of Beaumont Parking Code Requirements - Marketplace Beaumont Use
Quantity
Parking Rate
Required Parking Spaces
Banks/Financial Institutions

10.405 s.f.
1 per 200 s.f.
53 Retail
136.161 s.f.
1 per 200 s.f.
681
Professional Offices, other than medical
9,901 s.f.
1 per 200 s.f.
45 Medical and Dental Offices

5.561 s.f.
1 per 250 s.f.
23 Restaurants, Fast Food
19,308 s.f.
1 per 100 s.f.
193
Restaurants. Sit -Down

6.515 s.f.
1 per 100 s.f.
66 Total
1,063
In March 2006, a Parking Demand Analysis was prepared to support the original Marketplace Beaumont Specific Plan application. This report included an analysis of differential parking rates and shared parking opportunities that would be present among the various commercial/retail uses. The 2006 Parking Demand Analysis concluded that a peak parking demand of 966 parking spaces would be needed to satisfy the parking requirement.

Currently, there are 920 parking spaces provided on Property 1 and 21 parking spaces on Property 2. In all, the Marketplace Beaumont shopping center presently maintains a total of 941 parking spaces. This total represents a 122 -space (12 percent) shortfall in code -based required spaces. In support of the proposed Marketplace Beaumont Specific Plan amendment request, the property owner commissioned an updated Shared Parking Analysis prepared by Urban Crossroads in December 2020. As detailed in the 2020 Shared Parking Analysis, the city's current parking rates are considered higher than the average parking generation rates found within the Institute of Transportation Engineers (ITE) 2019 Parking Generation Manual. For example, when utilizing the city's current parking rate for "Banks/Financial Institutions", 25 spaces would be required to serve the 5,000 square foot bank use on Property 2. However, when utilizing the appropriate ITE 2019 Parking Generation Manual rate for "Drive-in Banks", only 18 spaces are required to support the same bank facility on Property 2. Utilizing current ITE rates, the 2020 Shared Parking Analysis found that the parking demand for the entire shopping center is 718 spaces.

Marketplace Beaumont Parking Demand (with ITE Rates)
Use
Quantity
Parking Rate
Parking Demand
Drive-in Banks (ITE Code 912)

10.405 s.f.

3.72 spaces per 1,000 s.f.
39 Health/Fitness Club (ITE Code 492)

6.200 s.f.

4.73 spaces per 1.000 s.f.
29 Shopping Center -Non December
(ITE Code 710)
129.961 s.f.

2.61 spaces per 1,000 s.f.
339
General Office Building (ITE Code
710)

9.901 s.f.

2.39 spaces per 1.000 s.f.
24 Medical -Dental Office Building (ITE
Code 720)
5,561 s.f.

3.23 spaces per 1,000 s.f.
18 Coffee/Donut Shop with Drive-Thru
Window (ITE Code 937)
1,750 s.f.

5.22 spaces per 1,000 s.f.
9 Fast Food Restaurant without Drive-
Thru Window (ITE Code 933)
12,808 O.

9.91 spaces per 1.000 s.f.
127
Fast Food Restaurant with Drive-
Thru Window (ITE Code 934)
4,750 s.f.

12.41 spaces per 1.000 s.f.
59 High Turnover (Sit Down)
Restaurant -Family (ITE Code 932)
6,515 s.f.

11.33 spaces per 1,000 s.f.
74 Total
7 18
The 2020 Shared Parking Analysis also includes an updated evaluation of shared parking opportunities using the Urban Land Institute's (ULI) Shared Parking Methodology, as well as an analysis of the impact ride -sharing services would have on the development. The analysis found a shared parking reduction of approximately 4% of the peak parking demand would be present. When applied to the peak demand of 718 spaces, the 4% share parking reduction would result in a peak demand of 689 spaces. As there are a total of 941 existing parking spaces, the 2020 Shared Parking Analysis concludes that the Marketplace Beaumont site is supplied with more than

adequate parking capacity during peak demand periods and will be maintain a parking surplus of 252 spaces.

Tentative Parcel Map
The applicant's request also includes subdividing the existing single parcel into four (4) separate lots. A reciprocal easement agreement will be created and conditioned to cover the common lot maintenance, reciprocal access, utilities, parking and other items of common interest to each of the four (4) subdivided lots. The proposed subdivision of the existing improved property is solely to create separate legal lots for sale and no new construction is proposed or intended as a result of the proposed tentative map. The proposed tentative map is provided as Attachment B to this staff report.

Project Setting
The 17.3 -acre site is fully developed pad with a retail shopping center that includes curb, gutter, sidewalk, off -site landscaping improvements that were installed when the center was originally constructed. The center is currently occupied by Best Buy, Ross Dress for Less, Bed Bath and Beyond, and a large variety of restaurant, retail and service uses. Walmart is located to the west. The California Highway Patrol, Rite Aid, Sonic, Panera, Les Schwab, Fast 5 Express Carwash, and several restaurant and service uses are located to the south across Second Street. The Sun Lakes Village shopping center in the City of Banning is located to the east of the subject property, and 1-10 Freeway is located directly north of the center.

The project setting can also be seen in the following materials attached to this staff report:
• General Plan Land Use Map (Attachment D)
• Zoning Map (Attachment E)
• Aerial Photograph (Attachment F)
The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following table.

LAND USE

GENERAL PLAN
ZONING

PROJECT
SITE
Beaumont
Marketplace
shopping center
GC (General
Commercial )
SP (Beaumont
Marketplace)
NORTH
1-10 Freeway and
Food 4 Less
shopping center
pp g
DMU (Downtown
Mixed Use)
LC (Local
Commercial)
SOUTH
California Highway
Patrol
GC (General
Commercial)
CC (Community
Commercial)
EAST
Sun Lakes Village
shopping center
City of Banning
City of Banning
WEST
Walmart
GC (General
Commercial)
SP (Beaumont
Retail Partners)
Development Review Committee (DRC):

The Development Review Committee reviewed for the project for design on April 7, 2022, and September 9, 2022. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of approval.

Approval Authority:

Section 65453(a) of the California Government Code states that a specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body.

Chapter 17.02.090.D states that the Planning Commission shall act to recommend to the City Council approval, approval with modifications, or denial of the proposed application. A majority vote of the entire Planning Commission is required to recommend approval or approval with modifications. The Planning Commission's action shall include its recommendation and shall be transmitted to the City Clerk for scheduling the matter for public hearing before the City Council.

The Beaumont Municipal Code, Section 16.04.020 designates the Planning Commission as the "advisory agency" charged with reviewing and making recommendations on all proposal parcel map land divisions and tentative subdivision maps in the city. Section 16.24.050.A authorizes the Planning Commission to conditionally approval or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval.

At the October 26, 2022, Planning Commission meeting, the Commission by a vote of 4-0 recommended that the City Council adopt the Specific Plan Amendment to the Beaumont Marketplace Specific Plan and approve Tentative Parcel Map No. 38232 (PM2022-0011).

When a tentative map is required under the Subdivision Map Act (66463.5(a)), an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. The Subdivision Map Act does allow for up to four (4) years of extensions subject to approval by the original approving body.

Public Communications Received:

Property owners located within a 300 -foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10 -day hearing notice in addition to a public notice in the Press Enterprise. At the time of report preparation, the Planning Department has not received any letters of comment from the public in favor or opposition to the project. Any comments received prior to the time of the scheduled City Council meeting will be provided to the Council at the time of the public hearing. A proof of publication is included as Attachment H to this staff report.

CEQA Review:

From the standpoint of the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration (MND) was prepared and adopted in 2006 for the Marketplace Beaumont Specific Plan (SP06-01), assessing the environmental impacts of the overall project and subsequent implementation steps. The MND and the findings made by the City Council remain pertinent and adequate for use for the project. Execution of this amendment will not have any impact on the project that was not previously analyzed, and the overall project continues to be required to adhere to the mitigation monitoring program established for the project.

Fiscal Impact:

The cost for staff processing of the proposed applications and preparation of the staff report is approximately $2,500 covered by the application fees.

Recommended Action:

Hold a public hearing,
Adopt Specific Plan Amendment (SP2022-0008) to the Beaumont Marketplace Specific Plan,
Approve Tentative Parcel Map No. 38232 (PM2022-0011), subject to the attached conditions of approval, and
Direct staff to prepare a Notice of Determination to be filed with the Riverside County Clerk Recorder.

Attachments:

A. Amended Beaumont Marketplace Specific Plan previously called Marketplace Beaumont
B. Tentative Parcel Map No. 38232 (PM2022-0011)
C. Draft Conditions of Approval for Tentative Parcel Map No. 38232 D. General Plan Land Use Designation Map
E. Zoning Map
F. Aerial Photograph
G. Applicant Written Statement regarding Beaumont Municipal Code Chapter

16.20.010.B dated March 17, 2022
H. Proof of Publication
Incorporated herein by Reference:

City of Beaumont General Plan
City of Beaumont Zoning Ordinance
Project Site's Riverside Conservation Authority Multi -Species Habitat Conservation Plan Informational Map
Contents of City of Beaumont Planning Department Project File SP2022-0008, PM2022-0011 (TPM38232), Preliminary Review PLAN2021-0661, Marketplace Beaumont Specific Plan (SP 06-01), Plot Plan 05 -PP -07, and the associated Mitigated Negative Declaration 06 -ND -12.

iinalirk.

MONT
' marketplace

BEAUMONT

SPECIFIC
MARCH 2022

N AMENDMENT

Marketplace Beaumont
Specific Plan Amendment
March 2022
Prepared for:

The City of Beaumont
550 E. Sixth Street
Beaumont, CA 92223
Submitted by:

Brixton Beaumont, LLC
120 S. Sierra Avenue
Solana Beach, CA 92075
Prepared by:

Applied Planning, Inc.
2151 E. Convention Center Way, Suite 122
Ontario, CA 91764
2006
Amended by:

RRM Design Group
32332 Camino Capistrano, Suite 205
San Juan Capistrano, CA 92675
2022

TABLE OF CONTENTS
SECTION 1.0 — PLAN OVERVIEW

1.1 Introduction 1-1

1.2 Amendment Purpose 1-2

1.3 Project Location 1-3

1.4 Project Setting and Site Features 1-3

1.5 Relationship to the General Plan and Zoning Ordinance 1-5

1.6 Project Objectives 1-6

1.7 Compliance with CEQA 1-7
SECTION 2.0 — LAND USE

2.1 Land Use Plan 2-1

2.2 Land Use Summary 2-2
SECTION 3.0 — DEVELOPMENT REGULATIONS AND DESIGN GUIDELINES

3.1 General Provisions 3-1

3.2 Permitted Uses 3-1

3.3 Development Standards 3-2

3.4 Grading Concept 3-3

3.5 Architectural Concept 3-4

3.6 Landscape Concept 3-8

3.7 Walls and Fences 3-11

3.8 Signage and Lighting 3-13
SECTION 4.0 — INFRASTRUCTURE, UTILITIES, AND PUBLIC SERVICES

4.1 Circulation 4-1

4.2 Utilities 4-3
SECTION 5.0 — IMPLEMENTATION AND ADMINISTRATION

5.1 Methods and Interpretation 5-1

5.2 Development Review Process 5-2
Marketplace Beaumont
Specific Plan Amendment — March 2022
Table of Contents

LIST OF EXHIBITS
1-1 Specific Plan Location 1-2
2-1 Specific Plan Illustrative Site Plan 2-1
2-2 Buildings A through E 2-3
2-3 Building F 2-4
2-4 Building G 2-4
2-5 Buildings H and I 2-5
2-6 Building J 2-5
2-7 Building K 2-5
2-8 Property 2, Building L 2-6
3-1 Grading Concept 3-4
3-2 Architectural Perspective 3-5
3-3 Landscape Conceptual Plan 3-8
3-4 Highland Springs Avenue Paseo 3-10
3-5 Plaza Area 3-11
3-6 Second Street Paseo 3-11
3-7 Second Street Paseo 3-11
3-8 Wall Locations 3-11
3-9 Typical Wall and Cable Rail Treatment 3-12
3-10 Wall and Cable Rail Section 3-12
3-11 Sign Locations 3-13
3-12 Pylon Sign 3-14
3-13 Major Tenant Monument Sign 3-14
3-14 Minor Tenant Monument Sign 3-14
3-15 Property 2 Monument Sign 3-14
4-1 Utility Plan 4-4

LIST OF TABLES
2-1 Marketplace Beaumont Specific Plan - Land Uses 2-2
3-1 Marketplace Beaumont Specific Plan - Development Standards 3-2 3-2 Material and Color Palette 3-7
3-3 Plant Palette 3-9
4-1 City of Beaumont Parking Code Requirements - Marketplace Beaumont 4-2 4-2 Marketplace Beaumont Parking Demand (with ITE Rates) 4-3

APPENDICES
Appendix A: Legal Description
Appendix B: Shared Parking Analysis Report
Marketplace Beaumont
Specific Plan Amendment — March 2022
Table of Contents

ACKNOWLEDGMENTS
The majority of drawings and graphics contained within the Marketplace Beaumont Specific Plan were created by Bundy -Finkel Architects. The sign drawings were created by Sign Rescue. The illustrative landscape site plan was created by LandShapes. Several drawings, graphics, and associated captions have been modified by RRM Design Group to reflect changes associated with the Specific Plan amendment.

Marketplace Beaumont
Specific Plan Amendment — March 2022
Table of Contents

SECTION 1: PLAN OVERVIEW

SECTION 1: PLAN OVERVIEW

1.1- INTRODUCTION
The Marketplace Beaumont Specific Plan provides for the development of 187,851 square feet of commercial and related uses on 17.35 acres located northwesterly of the intersection of Second Street and Highland Springs Avenue, immediately southwesterly of the Interstate 10 (I-10)/Highland Springs Avenue interchange. The Specific Plan is designed to regulate development within the Project site, while allowing for a creative project design that relates to the surrounding context of the site.

As of December 2020, the Project site is designated by the General Plan Land Use Element for General Commercial uses and has been zoned Specific Plan since 2006. The General Commercial land use designation reflects the City's long-range vision for development and use of the affected properties. The Marketplace Beaumont Specific Plan is consistent with the General Commercial land use designation, and the Specific Plan represents a compatible continuation of commercial projects in the vicinity.

Within the framework of the General Plan, the Marketplace Beaumont Specific Plan provides development regulations and design guidelines that allow for the comprehensive development of the site in a creative manner that is compatible with surrounding existing and proposed development.

1.2 — AMENDMENT PURPOSE
On September 19, 2006, the Beaumont City Council approved the Marketplace Beaumont Specific Plan, allowing the development of 194,569 square feet of commercial and retail uses with associated parking on the 17 -acre Project site. A majority of the commercial uses were constructed on the Project site in accordance with the 2006 Specific Plan.

However, due to various market and economic factors, several of the planned uses were developed at commercial intensities less than what was initially programmed in the Marketplace Beaumont Specific Plan or not constructed at all.

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The purpose of this document is to amend the 2006 Marketplace Beaumont Specific Plan document to reflect the current intensity of commercial development on the Project site.

These changes include modifications to building sizes and adjustments to corresponding development standards such as lot area, building setbacks, and vehicle parking. In addition, the existing Marketplace Beaumont site is currently developed as a single parcel. This Specific Plan amendment has been prepared in conjunction with a subdivision map dividing the existing single parcel into four (4) separate legal lots for financial purposes with a Reciprocal Easement Agreement to address common lot maintenance, reciprocal assess, utilities, parking, etc. The subdivision map has been prepared in accordance with state and local subdivision requirements.

1.3 - PROJECT LOCATION
The 17.35 -acre Project site is
located in the City of
Beaumont, County of Riverside.

More specifically, the site is
located northwesterly of the
intersection of Second Street and
Highland Springs Avenue,
immediately southwesterly of
the Interstate 10 (I-10)/
Highland Springs Avenue
interchange. The legal
description for the Project site is
contained in Appendix A.

Figure 1-1 Specific Plan Location

1.4 - PROJECT SETTING AND SITE FEATURES
Previous Development
The Project site previously accommodated the Western Service Center for Wyle Laboratories. The site has since been cleared and rough graded. Pursuant to California Department of Health Services requirements and procedures, the Wyle Laboratories Marketplace Beaumont
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Western Service Center has been successfully decommissioned, and the subject site has been successfully remediated of any potential hazards or hazardous materials associated with previous uses and occupancies.

Surrounding Land Uses
The Project site is bounded to the north by the Union Pacific Railroad and Interstate 10, and the future realignment of Second Street to the south. Northerly of the Project site, across the Union Pacific Railroad and Interstate 10 (I-10), are developed areas of the City of Beaumont. Properties just north of the I-10 are developed typically with community/ highway -oriented commercial uses. South of the Project site, across Second Street, are California Highway Patrol facilities. Farther to the south are currently undeveloped and residential properties developed consistent with an approvedSpecific Plan.

Highlands Springs Avenue comprises the easterly boundary of the subject site. In the vicinity of the Project site, Highland Springs Avenue also defines the easterly limits of the City of Beaumont and is the corporate boundary between the City of Beaumont and the City of Banning. Easterly of the Project site, across Highland Springs Avenue, are commercial/retail properties located within the City of Banning. Wal-Mart and Home Depot retail centers are located immediately west of the Project site.

1.5 - RELATIONSHIP TO THE GENERAL PLAN AND ZONING ORDINANCE The Project site is designated by the General Plan Land Use Element for General Commercial uses and is zoned Specific Plan. The General Commercial Land Use designation reflects the City's long-range vision for development and use of the affected properties and recognizes commercial projects (Wal-Mart and Home Depot) within the affected area. The Marketplace Beaumont Specific Plan is consistent with the General Commercial Land Use designation, and the Project represents a compatible continuation of commercial projects in the affected area.

Because an adopted specific plan must be consistent with the City General Plan, all future projects that are found to be consistent with this Specific Plan are deemed consistent with Marketplace Beaumont
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Plan Overview

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the General Plan.

The Marketplace Beaumont Specific Plan works in concert with the City of Beaumont Development Code, but provides additional zoning, development standards and guidelines that are customized to achieve the specific vision for the project area. The City's zoning standards are utilized for certain aspects, while the Specific Plan provides other standards that are tailored to the Marketplace Beaumont Specific Plan. Development projects and new uses shall be subject to the review procedures, findings and provisions of the City of Beaumont Development Code and the provisions of this Specific Plan.

Related and/or subsequent approvals, such as Master or Plot Plan, Site Plan, and Subdivision Map, must be consistent with both the guidelines of the Specific Plan and the Development Code.

Where development regulations in this Specific Plan differ from those established in the City Code, the provisions of the Marketplace Beaumont Specific Plan shall prevail. Where this Specific Plan is silent on a development regulation, the City Code shall prevail.

1.6 - PROJECT OBJECTIVES
The following Objectives have been established for the Specific Plan:
• Update the previously approved 2006 Marketplace Beaumont Specific Plan based on changes of circumstances and existing conditions • Augment the City's economic base by providing a variety of tax generating uses
• Allow for the development of the site in a manner which will provide a productive mix of commercial opportunities
• Ensure development of the site in accordance with established functional and aesthetic standards
• Establish a well-balanced mix of specialized and general retail outlets which can take advantage of the site's established accessibility Marketplace Beaumont
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• Create employment -generating opportunities for the citizens of Beaumont and surrounding communities
• Expand the retail and service options for local consumers by providing daytime and nighttime shopping opportunities in a safe and secure environment
• Provide for a pedestrian -friendly development that creates architectural interest through the placement of buildings and landscape design • Implement the vision of the Elevate Beaumont 2040 General Plan Update

1.7 - COMPLIANCE WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT Adoption or amendment of a Specific Plan constitutes a project under the California Environmental Quality Act (CEQA). A Mitigated Negative Declaration (MND) was prepared in accordance with the CEQA Guidelines, to analyze the environmental impacts of the originally approved Marketplace Beaumont Specific Plan in 2006. As this amendment to the Marketplace Beaumont Specific Plan proposes no new development or construction and represents an overall reduction of commercial intensity than the originally approved 2006 Specific Plan, thus remaining consistent with previously approved MND, the City of Beaumont has determined the Project to be categorically exempt from CEQA.

Marketplace Beaumont
Specific Plan Amendment — March 2022
Plan Overview

SECTION 2: LAND USE

SECTION 2: LAND USE

2.1- LAND USE PLAN
The project area is 17.35 acres in size and is located northwesterly of the intersection of East Second Street and Highland Springs Avenue, immediately southwesterly of the Interstate 10 (I-10)/ Highland Springs Avenue interchange. A general description of uses proposed within the Specific Plan is provided below.

Figure 2-1 Specific Plan Illustrative Site Plan
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2.2 - LAND USE SUMMARY
The Project includes 187,851 square feet of mixed commercial/retail uses on an approximately 17 -acre site. For descriptive purposes, the site is divided into Property 1, the area located north of Second Street, and Property 2, the area located south of Second Street.

Architectural concepts for the Project depict a well-connected, pedestrian -oriented development, with an emphasis on wide, landscaped sidewalks, outdoor seating areas and dining areas. Workers and visitors to the Project site can avail themselves of retail and dining options without the need for multiple trips.

The Specific Plan provides various points of visual interest such as enhanced accent paving, trellises with climbing vines, fountains, and/or urban gardens. Building mass and placement is used to create interesting spaces and views for both pedestrians and motorists.

Table 2-1 presents a summary of land uses.

Table 2-1
Marketplace Beaumont Specific Plan - Land Uses
Building/Area
Commercial/Retail Uses
Size - (GLA)
Property 1
A
Retail
15,000 s.f.

B
Retail
20,390 s.f.

C
Retail
25,000 s.f.

D
Retail
30,187 s.f.

E
Retail
30,000 s.f.

F
Fast Food
3,000 s.f.

G
Retail/Food Court
16,902 s.f.

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Table 2-1
Marketplace Beaumont Specific Plan - Land Uses
Building/Area
Commercial/Retail Uses
Size - (GLA)
H
Bank
5,405 s.f.

I
Restaurant
2,750 s.f.

J
Fast Food
1,750 s.f.

K
Retail/Food Court
32,467 s.f.

Total
182,851 s.f.

Property 2
L
Bank
5,000 s.f.

Total Specific Plan
187,851 s.f.

The following discussions describe the general development concept, indicating approximate building sizes, arrangements, and orientations.

Property 1
Buildings A through E
Major retail uses within the
Specific Plan are located
within buildings A through E,
and range in size from 15,000
square feet to 30,000 square
feet.

Figure 2-2 Perspective of Major Tenants, Buildings A through E Marketplace Beaumont
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These buildings contain the major tenants of the development and are situated along the northern border of the Project site, facing south. Retail tenants include Petco, Aldi, Bed, Bath & Beyond, Ross, and Best Buy.

Building F
Figure 2-3 Building F
This 3,000 -square foot fast-food use is located
along the Highland Springs Avenue frontage,
immediately south of the secondary
driveway. The building has been designed
to accommodate a fast-food restaurant that
will provide drive-thru service and offer an
outdoor patio.

Building G
Building G is located at the southeast corner of Property 1 and contains 16,902 square feet of retail uses and a food court. The food court will contain a number of different types of quick -serve restaurants surrounding a common dining area. The food court area will also provide an outdoor seating patio featuring lush landscaping and accent paving. This structure is oriented towards the interior of the site. Given the proximity of this building to the site's Highlands Springs Avenue and Second Street frontages, the building will offers 360 -degree architecture to ensure equal design interest to visitors as well as passing motorists.

Figure 2-4 Building G, as viewed from parking lot area within the site Marketplace Beaumont
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Buildings H and I
These buildings are located along Second Street, on either side of the site's primary driveway. The architectural detail, design, and thematic landscaping of these uses aid in identifying this
driveway as the
main gateway
to the
Marketplace
Beaumont.

Figure 2-5 Buildin; s H mid 1, Pr
nrmry Project Entry
Building H, located on the east side of the driveway, contains a 5,405 -square foot bank, offering walk-up, as well as drive-thru, banking services. Building I, located on the west side of the driveway, contains a 2,750 -square foot drive-thru/sit-down restaurant with an outdoor dining area.

Figure 2-6 Building J
Building K
Building K is
located at the
southwest corner
of Property 1 and
contains
Building J
This 1,750 -square use is located along the Second
Street frontage. This structure is designed to
architecturally complement the entire center and
will contain a fast-food restaurant offering drive-
thru service.

Figure 2-7 South elevation of Building K, Second Street Frontage Marketplace Beaumont
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32,467 square feet of food and retail uses offering sit-down and quick -serve restaurants.

Similar to Building G, the building is designed with 360 -degree architecture to ensure equal design interest. This building features accent paving and additional curb planters. These planters contain Crape Myrtles and complementary under plantings.

Property 2
Located across Second Street, one additional building is proposed as part of this Specific Plan. This separate, but interrelated, pocket of development contains Building L, which is described below. This property has been designed in a manner that relates directly to the main property (Property 1). The use of complementary colors and materials, and common landscape treatments tie these separate pieces together in a unified fashion and offer an opportunity to identify the Marketplace Beaumont from both the north and south sides of Second Street.

Building L
Building L contains a 5,000 -square foot bank. The bank use provides walk-in and drive- thru service for its customers.

Figure 2-8 Property 2
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Land Use

SECTION 3: DEVELOPMENT REGULATIONS

AND DESIGN GUIDELINES

SECTION 3:

DEVELOPMENT REGULATIONS AND

DESIGN GUIDELINES

3.1- GENERAL PROVISIONS
The standards set forth in this section will ensure that future development proceeds in a manner consistent with City requirements and a defined design motif. The Marketplace Beaumont Specific Plan shall be the zoning document for the subject property, superseding other zoning designations and development standards of the City of Beaumont as described herein. If not specifically addressed in this Specific Plan as amended, the applicable provisions of the City of Beaumont Development Code shall apply.

3.2 - PERMITTED USES
Those uses specified below, excerpted from Chapter 17.03.120 of the City of Beaumont Development Code (C -C, Community Commercial District), shall apply. Other land uses have been added to the list of permitted uses to specifically address the mix of uses proposed within the Marketplace Beaumont Specific Plan. These additional uses have been identified by italics.

COMMERCIAL USES. Commercial uses in this zone include all uses which can be characterized as:

1. Providing any variety of goods and services to the surrounding community;
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2. Providing adequate traffic circulation improvements and parking facilities for the customers of these commercial uses; and

3. Having operating hours which maximize - to the extent possible - the use by the residences in the area to these commercial uses.

Examples of such uses, but not limited to these uses are: clothing stores, grocery stores, hotels, appliance stores, general department stores. Additional and similar uses could include restaurant uses, both sit-down and drive-thru (including patios and outdoor dining areas), banks and service -related commercial uses and those activities determined by the Community
Development Director to be "substantially similar" to the listed examples and in complete accord to the goals and objectives of this zone.

3.3 - DEVELOPMENT STANDARDS
Development within the project area shall comply with the applicable provisions of the City Code, except as expressly provided for below.

Table 3-1
Marketplace Beaumont Specific Plan - Development Standards

1. Lot Area and Dimensions
Minimum lot size = 5,000 square feet
Minimum average lot width/depth = 60 feet

2. Setbacks
All buildings must be located within the envelope defined by the following setback standards:

Street Setback: A ten (10) foot minimum setback is required.

Interior Side Setback: No setback is required from the interior side setback.

Rear Setback: No setback is required from the rear property line.

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Table 3-1
Development Standards

3. Height Standards
A maximum height of fifty (50) feet from average finish grade of the structure's parcel, measuring to the top of parapet or ridge, shall be allowed. For every two feet of building height over thirty-five (35) feet, an additional two feet of front setback shall be added.

4. Parking Stalls
Standard parking stalls throughout the site shall be 9 feet wide by 19 feet in length.

Compact parking stalls throughout the site shall be 8 feet wide by 16 feet in length.

5. Outdoor Display
Seasonal or clearance merchandise can be displayed immediately outside of the store.

6. Signs
Pylon signs shall not exceed 75' in height or 18' in width. Monument signs shall not exceed 15' in height or 12' in width. Refer also to the Master Sign Program for the Marketplace Beaumont Specific Plan.

3.4 - GRADING CONCEPT
The existing topography of the site could be described as generally flat. The site naturally drains from a northwest to southwest direction.

The grading concept, presented in Figure 3-1, illustrates the minimal extent of grading required for the Project. This grading plan shows level building pads for the structures, and assure safe and adequate drainage patterns across the Project site. The site has been generally graded in a manner that allows onsite stormwater to flow into a catch basin and underground detention system, located on the southeastern portion of Property 1.

Stormwater is then released into the City's storm drain system in a manner equal to or less than the flows that have historically been created from the site. The detention system has been designed not to introduce any increase in stormwater flows into the areawide drainage system.

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Figure 3-1 Grading Concept

3.5 - ARCHITECTURAL CONCEPT
The Marketplace Beaumont features contemporary architectural design with old-world touches. Tiled roofs, wood trellises, vibrant colors, enhanced pavement treatments, and abundant landscaping all contribute to create a pedestrian -friendly center designed to generate spaces to stroll, shop, relax, and dine in a pleasant environment.

In addition to sidewalks that meander through landscaped patio areas, under planted trellises and past shops and restaurants, special attention was paid to the streetscapes along Marketplace Beaumont Development Regulations
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both Highland Springs Avenue and Second Street, where finely detailed building facades, landscaped walkways, trellised sitting areas and corner patios create attractive parkways.

The architectural style of the Marketplace Beaumont will conform to exterior materials, treatments and colors reflected in the Specific Plan design guidelines. Development within the Project area also complies with the design guidelines contained within the adopted
City Code. Except as
provided herein, the
design guidelines in
the City Code shall
apply to all
improvements within
the Project area
including new
construction, remodels, additions, landscaping, paving, signage, amenities, and related facilities. They are provided to guide developers, builders, architects, engineers, landscape architects, and others involved in the preparation of future development proposals to ensure a consistent level of quality throughout the Project area. The design guidelines will assist the City of Beaumont staff and decision -making authorities with criteria to evaluate future development proposals.

Figure 3-2 Architectural Perspective
Architectural Design Objectives
• To establish a comprehensively designed project that incorporates unity through the use of complementary colors, materials, and landscape themes. • To design within the context of the local environs.
• To create a project that provides for efficient circulation for both vehicles and pedestrians.

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Architectural Design Guidelines
These Architectural Design Guidelines are intended to provide an overall direction in the design of structures within the Specific Plan. No particular style is intended to dominate; however, architectural concepts shall be compatible with existing, surrounding uses. These Guidelines are meant to be flexible over time and correspond with changing conditions in lifestyles, the marketplace, and economic conditions.

Building Mass, Form and Elements
Building massing, scale and roof forms are the primary design components within the Marketplace Beaumont Specific Plan. Therefore, these require careful articulation. The rear and side elevations, as well as the front, should provide variation in massing, wall, androof forms. Repetitive elements and modular materials are important elements and are encouraged.

Building Materials
Materials should be selected and detailed for compatibility throughout the site. Buildings should incorporate a mix of at least two of the prevalent materials including block veneer, plaster, wood, or tile. These materials shall be used in traditional combinations that yield an impression of permanence as well as respect for the surrounding environment.

Color Palette
The use of complementary neutral tones should be applied to building facades. The use of a neutral color palette and stone and/or tile accents that shall be repeated on multiple structures will act to unify the Specific Plan area. Company logos and colors shall be allowed on trims and accents.

Acceptable materials and colors are presented within Table 3-2.

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Table 3-2
Material and Color Palette
Use
Material / Color
Block
Angeles Block - "Harvest"
Angeles Block — "Wine"
Plaster Colors
Dunn Edwards DE C795 — "Gray Pearl" or similar
Dunn Edwards DE 6379 — "Looking Glass" or similar
Dunn Edwards DE 6225 — "Fossil" or similar
Concrete Elements
Natural Concrete Color
Wood Trellis
Dunn Edwards DE 6370 — "Charcoal Smudge" or similar
Aluminum Storefront
Clear Anodized Aluminum - Clear Glazing
Plant Trellis
"GreenScreen" Planting System
Roofing
Monier Tile - "Mission Blend"

3.6 - LANDSCAPE CONCEPT
Landscaping and buffering elements are provided within the Project site and along the Project's perimeter, to include enhanced landscape treatments along the site's Second Street and Highland Springs Avenue frontages. Materials presented in Figure 3-3, "Landscape Conceptual Plan," are detailed in Table 3-3, "Plant Palette." Marketplace Beaumont Development Regulations
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Figure 3-3 Landscape Conceptual Plan
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Plant Materials
The landscaping theme will enhance the overall Specific Plan's character. All landscape areas within the site are planted with a combination of ground cover, shrubs and trees.

Table 3-3 presents the plant palette.

Table 3-3
Plant Palette
Symbol
Botanical Name
Common Name
Size
GO Lagerstoemia
indica
Crape Myrtle
36" box
• fli Quercus
virginiana
Southern Live Oak
36" box
• ell
Schinus molle
California Pepper
24" box
11 Phoenix dactylifera
Date Palm
20' B.T.H.
*
Cocos plumosa
Queen Palm
18' B.T.H.

Washingtonia filifera
California Fan Palm
14' B.T.H.
•
Dalbergia sissoo
Rosewood
24" box
•
Podocarpus henkelii
Long Leafed Yellowwood
24" box
•
Strelitzia reginae
Bird of Paradise
15 gallon
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Table 3-3
Plant Palette
Symbol
Botanical Name
Common Name
Size
OM Anigozanthos
Bignoia cherere
Blood Red Trumpet Vine
5 gallon
Pittosporum tobira 'Wheeler's Dwarf'
-
5 gallon
Callistemon viminalis 'Little John'
Dwarf Bottlebrush
5 gallon
hybrid
Kangaroo Paw
5 gallon
Hemerocallis hybrid
Daylily
1 gallon
Tulbaghia violacea
Society Garlic
1 gallon
Parthenocissus tricuspidata
Boston Ivy
1 gallon
Pelargonium peltatum 'Balcan'
Balcan Ivy Geranium
4" pots
Source: Conceptual Planting Plan, Bundy Finkel Architects, March 17,2006 Streetscape
The Project has been designed to create visual interest along the streetscape and to be pedestrian -friendly through the creation of paseos that merge architectural form with landscape design.

Figure 3-5 presents the relationship of Highland
Springs Road to the fast-food restaurant proposed
south of the secondary driveway. The sidewalk
would be set back from the building by a 30 -foot
bermed landscaped planting area. The sidewalk
and pedestrian experience is framed by specimen -
sized trees that accentuate the paseo.

Figure 3-4 Highland Springs Avenue Paseo
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Figure 3-5 Plaza Area
Lushly landscaped plaza areas are designed to frame both the north and south sides of the intersection of Second Street and Highland Springs Avenue. Each plaza is framed by a garden wall identifying the Marketplace Beaumont and will
feature 5 -foot diameter pots planted with Bird of Paradise and perennial color. "Cut-outs" in the adjacent buildings further identify the plaza areas. Additional cut-outs, designed as pedestrian resting points, are also provided and feature seat walls and accent paving.

The Second Street frontage features a meandering sidewalk, separated from the buildings by a 12 -foot landscaped setback.

Paseos will be framed by turf
and specimen trees, located
on either side. Trellises and
other outdoor landscape
treatments accent the paseos.
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Figure 3-7 Second Street Paseo

3.7 - WALLS AND FENCES
The Marketplace Beaumont Specific Plan
features a 6 -foot wall along the northern
boundary, adjacent to the rail right-of-way.

The wall is designed to match the existing
wall to the west of the site and screen
views of the loading areas from the north.

Figure 3-6 Second Street Paseo
Figure 3-8 Wall Locations
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A retaining wall and cable rail is
situated along a portion of the eastern
site boundary. The retaining wall
provides the necessary transition from
the elevation of the railroad grade
separation to the Highland Springs
Avenue (secondary) driveway. The
retaining wall is designed to support the
parking adjacent to Highland Springs
Avenue and will be capped with a black
PVC cable rail. The design of this
system is presented in Figures 3-9 and
3-10.

Figure 3-10 Wall and cable rail section
Figure 3-9 Typical Wall and Cable Rail Treatment
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3.8 - SIGNAGE AND LIGHTING

3.8.1 - Signage
Retail center and tenant identification signs are situated along the Project site's public frontages. Specifications, designs, and locations of all Project -related signs are subject to review and approval by the City. Sign locations are presented in Figure 3-11 and keyed to subsequent Figures 3-12 through 3-15. Project signage is also discussed further below.

Figure 3-11 Sign Locations
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A freeway -oriented pylon sign has been erected at the northwest corner of the Project site, adjacent to the Union Pacific Railroad right-of-way, as shown on Figure 3-12. This is the largest of all signs, measuring 75 feet tall and 18 feet wide. This sign identifies the Marketplace Beaumont as a whole, as well as provide major and minor tenant identification.

Separate monument signs are also provided for the major and minor tenants, as shown in Figures 3-14 and 3-15. Both double - sided monument signs will have a maximum height of 15 feet.

Sign widths do not exceed 12 feet for the
minor tenants, or 8 feet for the major
tenant sign.
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Figure 3-13 Major
Tenant Monument Sign
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Figure 3-14 Minor Tenant
Monument Sign
An additional monument sign is
provided on Property 2 for identification
of Building L. This sign is a double -sided
and measures 5 feet tall and 7 feet wide.

All other proposed new signs within the
Specific Plan area will be addressed
through the provisions of the Marketplace
Beaumont Sign Program, available under
separate cover.

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Figure 3-12 Pylon Sign
Figure 3-15 Property 2
Monument Sign
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3.8.2 - Lighting
All outdoor lighting has been designed to complement the contemporary architectural theme of the Project. All lighting within the Specific Plan, including parking lot, security, landscape and ornamental lighting, has been installed and operates in conformance with Chapter 8.50 of the City of Beaumont Municipal Code, as well as the requisite portions of the Uniform Building and Electrical Codes.

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SECTION 4: INFRASTRUCTURE, UTILITIES,

AND PUBLIC SERVICES

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SECTION 4: INFRASTRUCTURE, UTILITIES,

AND PUBLIC SERVICES
Infrastructure and services to support the Marketplace Beaumont Specific Plan area have been extended and improved in conjunction with the commercial development.

Primary infrastructure facilities are described below.

4.1- CIRCULATION
An integral component of the Specific Plan was the realignment of Second Street. The realignment was completed prior to the completion of the Project and created Property

2. The realignment also included the relocation/improvement of the existing traffic signal on Highland Springs Avenue. The realigned Second Street provides a four-way intersection with the existing shopping center located on the east side of Highland Springs Avenue in the City of Banning. The realignment provides full access to the Project site and other developments located to the west.

Access to the Project site is provided by a primary driveway located along Second Streets, located at the approximate midpoint of the southerly Project boundary. This primary driveway is signalized to provide for full access from Second Street. A secondary driveway is also provided, connecting easterly to Highland Springs Avenue.

Easterly of the Project site, signalization of the Highland Springs Avenue/Second Street intersection is provided consistent with analysis and requirements of the previously approved Project Traffic Impact Analysis.

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Based on the individual parking requirements of each of the commercial/retail land uses, the Marketplace Beaumont would require a total of 1,063 parking spaces to satisfy the requirements of the City Code (Table 4-1). Currently, there are 920 spaces provided to support the multiple commercial uses on Property 1. Property 2 contains 21 spaces to support the existing bank use. In all, the Marketplace Beaumont shopping center contains a total of 941 parking spaces. This total represents a 122 -space (12 percent) shortfall in code -based required spaces (see Table 4-1).

Table 4-1
City of Beaumont Parking Code Requirements — Marketplace Beaumont Use
Quantity
Parking Rate
Required Parking
Spaces
Banks/Financial Institutions
10,405 s.f.
1 per 200 s.f.
53 Retail
136,161 s.f.
1 per 200 s.f.
681
Professional Offices, other than medical
9,901 s.f.
1 per 200 s.f.
45 Medical and Dental Offices
5,561 s.f.
1 per 250 s.f.
23 Restaurants, Fast Food
19,308 s.f.
1 per 100 s.f.
193
Restaurants, Sit -Down
6,515 s.f.
1 per 100 s.f.
66 Total
1,063
As explained in the 2020 Shared Parking Analysis prepared by Urban Crossroad for the Specific Plan amendment (Appendix B), the current parking rates in the city code are considered higher than the average parking generation rates found within the Institute of Transportation Engineers (ITE) 2019 Parking Generation Manual. For example, when utilizing the city's current parking rate for "Banks/Financial Institutions", 25 spaces would be required to serve the 5,000 square foot bank use on Property 2. However, when utilizing the appropriate ITE 2019 Parking Generation Manual rate for "Drive-in Banks", only 18 spaces are required to support the same bank facility on Property 2. The 2019 ITE Parking Generation Manual includes peak parking generation rates for the specific types of uses (e.g.: office, retail, restaurants, etc.) found within the Marketplace Beaumont center (Table 4-2). Utilizing current ITE rates, the Shared Parking Analysis Marketplace Beaumont Infrastructure, Utilities, and Public Services Specific Plan Amendment — March 2022 Page 4-2

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report concluded that the parking demand for the shopping center is 718 spaces, as summarized in Table 4-2.

Table 4-2
Marketplace Beaumont Parking Demand (with ITE Rates)
Use
Quantity
Parking Rate
Parking Demand
Drive-in Banks (ITE Code 912)
10,405 s.f.

3.72 spaces per 1,000 s.f.
39 Health/Fitness Club (ITE Code 492)
6,200 s.f.

4.73 spaces per 1,000 s.f.
29 Shopping Center -Non December (ITE
Code 710)
129,961 s.f.

2.61 spaces per 1,000 s.f.
339
General Office Building (ITE Code 710)
9,901 s.f.

2.39 spaces per 1,000 s.f.
24 Medical -Dental Office Building (ITE Code
720)
5,561 s.f.

3.23 spaces per 1,000 s.f.
18 Coffee/Donut Shop with Drive-Thru
Window (ITE Code 937)
1,750 s.f.

5.22 spaces per 1,000 s.f.
9 Fast Food Restaurant without Drive-Thru
Window (ITE Code 933)
12,808 s.f.

9.91 spaces per 1,000 s.f.
127
Fast Food Restaurant with Drive-Thru
Window (ITE Code 934)
4,750 s.f.

12.41 spaces per 1,000 s.f.
59 High Turnover (Sit Down) Restaurant -
Family (ITE Code 932)
6,515 s.f.

11.33 spaces per 1,000 s.f.
74 Total
718
In addition to studying parking demand under current ITE rates, the 2020 Shared Parking Analysis report also recognizes that Marketplace Beaumont includes a mix of complementary land uses that provide an opportunity to share parking spaces between land uses. To that end, the report utilizes the Urban Land Institute's (ULI) Shared Parking Methodology to estimate peak parking demand by applying hourly adjustment factors. Based on the analysis, the combination of existing uses suggests a peak parking utilization of 96% or a shared parking reduction of approximately 4% of the peak parking demand. When applied to the peak demand of 718 spaces (when using current ITE rates), the shared parking reduction results in a peak demand of 689 spaces. As there are 941 existing parking spaces, the project will maintain a parking surplus of 252 spaces during peak demand periods.

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The 2020 Shared Parking Analysis in its entirety is provided as Appendix B.

4.2 - UTILITIES
The on -site utility plan to
serve the site is shown in
Figure 4-1. The following
provides a brief overview of
how the services are
provided to the Marketplace
Beaumont.

Water
The Beaumont Cherry
Valley Water District has
confirmed that adequate
water supply and delivery
systems are sufficiently Figure 4-1 Utility Plan
serve the development.

The water system has been sized to utilize a 6 -inch on -site domestic water main system that connects (via a loop system) to an existing 12 -inch water line within Highland Springs Avenue and a 24 -inch water line within Second Street. On -site water line laterals consist of 3/4 inch to 2 1/z inch lines that tie to on -site uses.

Wastewater
The City of Beaumont has verified that there is adequate capacity within the existing sewerage collection system to serve the development. The sewer system has been sized to employ 6 -inch on -site laterals to serve the various on -site uses. These laterals connect to a 12 -inch sewer line constructed along the property frontage and connect into the City's existing 12 -inch sewer mains located within Second Street at Highland Springs Avenue.

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Storm Drain
Separate 36 -inch storm drains are constructed to collect on -site and off -site water runoff.

Additionally, approximately 3 -acre feet of stormwater is retained in a below- ground retention system located beneath the parking areas. The existing storm drain system ensures that runoff resulting from a 100 -year storm level deluge will not exceed current outflow levels.

The storm drain system ties into the storm drain system that currently exists south of Second Street and transects the CHP facility. This system ties into an open channel located west of Highland Springs Avenue where it is collected and transported easterly to a retention system located within Sun Lakes Country Club.

Dry Utilities
Dry utilities, including gas, electric, telephone, and broadband are provided on -site, as required. Adequate capacity exists to serve the Specific Plan area and substantial upgrades are not anticipated.

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SECTION 5:

IMPLEMENTATION & ADMINISTRATION

SECTION 5:

IMPLEMENTATION & ADMINISTRATION

5.1- METHODS AND INTERPRETATION
Development within the Project area shall be implemented through the City of Beaumont Specific Plan Review process as set forth in Section 17.03.140 of the City's Zoning Code.

The implementation process described below provides for the mechanisms for review and approval of development projects within the Project area.

5.1.1- Applicability
All development proposals within the Project area shall be subject to the implementation procedures established herein. Whenever the provisions and development standards contained herein conflict with those contained in the City Code, the provisions of this Specific Plan shall take precedence.

5.1.2 - Interpretation
Unless otherwise provided, any ambiguity concerning the content or application of the Marketplace Beaumont Specific Plan shall be resolved by the City of Beaumont Community Development Director in a manner consistent with the goals, policies, purpose, and intent established herein.

5.1.3 - Implementation of Design Guidelines
This Specific Plan includes the design guidelines contained in the City Code which shall be the sole design criteria by which development projects within the Project area will be reviewed during the Development Review process.

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5.2 - DEVELOPMENT REVIEW PROCESS

5.2.1- Development Review
Development Review is required for the adoption of the Specific Plan and concurrent Master Plot Plan for the project. Submittal of a Development Review Permit application shall be of a form and content consistent with the City of Beaumont requirements. The City Council shall review and concurrently approve the Specific Plan and Master Plot Plan.

Subsequent changes to the size, location, design, and color themes of any uses or structures, as well as modifications to the landscape and plant palette including implementation of water -saving plant programs may be approved by the Community Development Director. Upon determination by the Community Development Director that the proposed revisions are in substantial conformance with the provisions of this Specific Plan, the revised plan shall be approved by the Community Development Director or the Director's designee.

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APPENDIX A: LEGAL DESCRIPTION

LEGAL DESCRIPTION
Real property in the City of Beaumont, County of Riverside, State of California, described as follows:

PARCEL A:

THAT PORTION OF LOT 1 OF AMENDED MAP OF A PORTION OF THE SUBDIVISION OF SECTION 11, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SAN

BERNARDINO MERIDIAN, IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 23, PAGE 73 OF MAPS,

IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHEAST CORNER OF PARCEL 3 OF RECORD OF SURVEY, AS PER MAP ON FILE IN BOOK 50, PAGES 18 AND 19 OF RECORDS OF

SURVEY, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, SAID

CORNER BEING ON THE SOUTHERLY LINE OF THE SOUTHERN PACIFIC RAILROAD RIGHT OF WAY, 200.00 FEET WIDE AS SHOWN ON SAID RECORD OF

SURVEY AND THE
WESTERLY LINE OF HIGHLAND SPRINGS ROAD, 30.00 FEET WIDE AS SHOWN ON SAID AMENDED MAP; THENCE SOUTH 00° 31' 08" EAST ALONG THE EASTERLY LINE OF SAID PARCEL 3, ALSO BEING THE WESTERLY LINE OF SAID HIGHLAND SPRINGS ROAD, 53.73 FEET; THENCE SOUTH 00° 13' 08" WEST CONTINUING ALONG SAID LAST MENTIONED LINE, 829.52 FEET TO THE EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF PARCEL 4 AS SHOWN

ON SAID RECORD OF SURVEY, SAID LINE ALSO BEING THE CENTERLINE OF SECOND STREET AS SHOWN ON SAID MAP; THENCE NORTH 89° 46' 18" WEST ALONG SAID MENTIONED LINE 967.67 FEET THENCE NORTH 00° 13' 08" EAST PARALLEL WITH SAID EASTERLY LINE OF PARCEL 3, ALSO BEING THE WESTERLY LINE OF SAID HIGHLAND SPRINGS ROAD, 917.43 FEET TO THE NORTHERLY LINE OF SAID PARCEL 3, ALSO BEING THE SOUTHERLY LINE OF SAID SOUTHERN PACIFIC RAILROAD RIGHT OF WAY; THENCE SOUTH 87° 44' 49" EAST ALONG SAID LAST MENTIONED LINE, 967.59 FEET TO THE POINT OF BEGINNING.

PARCEL B:

AN EASEMENT FOR PARKING PURPOSES AS SHOWN IN THAT CERTAIN

AGREEMENT AND GRANT OF EASEMENT (VEHICULAR AND PEDESTRIAN ACCESS), DATED SEPTEMBER 12, 2008 BY AND BETWEEN THE STATE OF

CALIFORNIA AND FREDERICK J. HANSHAW AND RECORDED MAY 14, 2021 AS INSTRUMENT NO. 2021-301651, OFFICIAL RECORDS OF RIVERSIDE.

APN: 419-260-078 (Affects: Portion of Said Land);
419-260-079 (Affects: Portion of Said Land); and
419-260-080 (Affects: Portion of Said Land)

THE ABOVE RECITED LEGAL DESCRIPTION IS TAKEN FROM THE PRELIMINARY

TITLE REPORT PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANY, ORDER NO. NCS-991625-SD, DATED DECEMBER 29, 2021.

APPENDIX B: SHARED PARKING ANALYSIS

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SHARED PARKING ANALYSIS

CITY OF BEAUMONT
PREPARED BY:

Jose Alire, PE
[email protected]
Robert Vu, PE
[email protected]
DECEMBER 1, 2020
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TABLE OF CONTENTS

TABLE OF CONTENTS III

APPENDICES III

LIST OF EXHIBITS IV

LIST OF TABLES IV
EXECUTIVE SUMMARY 1
1 INTRODUCTION 3

1.1 Project Location 3

1.2 Paseo Beaumont Parking Demand Analysis 4

1.3 Existing Project 4
2 PARKING REQUIREMENTS 7

2.1 City of Beaumont Municipal Code Parking Requirements 7

2.2 Marketplace Beaumont Parking Requirements 7
3 PARKING GENERATION 12

3.1 ITE Parking Generation 12

3.2 Parking Reform 12
4 PARKING DEMAND 14
5 REFERENCES 16

APPENDICES
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LIST OF EXHIBITS
EXHIBIT 1-A: LOCATION MAP 3
EXHIBIT 1-B: PASEO BEAUMONT SITE PLAN 4
EXHIBIT 1-C: MARKETPLACE BEAUMONT 5

LIST OF TABLES
TABLE 2-1: CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS 7 TABLE 2-2: MARKETPLACE BEAUMONT PARKING REQUIREMENTS 8
TABLE 2-3: HOURLY WEEKDAY SHARED PARKING RATES 9
TABLE 2-4: HOURLY WEEKDAY SHARED PARKING DEMANDS AND UTILIZATION 10 TABLE 4-1: PARKING DEMAND (WITH ITE RATES) 15
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EXECUTIVE SUMMARY
This Shared Parking Analysis provides a review of the parking requirements, the historical parking demands, and the current parking demands at Marketplace Beaumont ("Project"). The Project is located on the northwest corner of S. Highland Springs Avenue and 2nd Street in the City of Beaumont. Project consists of 187,851 square feet of mixed commercial/retail uses and a total of 941 parking spaces.

A review of the municipal code parking rates shows that the City of Beaumont parking requirements are higher than the average parking demand as determined by the parking generation rates based on the Institute of Transportation Engineers (ITE) Parking Generation Manual (5th Edition, 2019).

This Shared Parking Analysis suggests that Marketplace Beaumont provides a surplus of parking spaces relative to the average parking demands determined by the Institute of Transportation Engineers (ITE) Parking Generation Manual (5th Edition, 2019). The parking demand with ITE rates and shared parking utilization at Marketplace Beaumont is 689 spaces with 252 spaces of surplus. As such, the reduced gross leasable area within the shopping center as compared to the gross leasable area evaluated in the Paseo Beaumont Parking Demand Analysis (Applied Planning, Inc., March 1, 2006) can be supported by the current number of existing parking spaces. 13396-02 Parking Evaluation

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1 INTRODUCTION
This Shared Parking Analysis for Marketplace Beaumont describes the existing parking conditions and identifies the available parking supply. This analysis provides a review of the parking requirements, the historical parking demands as evaluated in the Paseo Beaumont Parking Demand Analysis (Applied Planning, Inc., March 1, 2006), and the current parking demands.

1.1 PROJECT LOCATION
Marketplace Beaumont ("Project") is located on the northwest corner of S. Highland Springs Avenue and 2nd Street in the City of Beaumont as shown on Exhibit 1-A.

EXHIBIT 1-A: LOCATION MAP
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1.2 PASEO BEAUMONT PARKING DEMAND ANALYSIS
The Paseo Beaumont Parking Demand Analysis ("2006 Study") evaluated the site to contain 194,154 square feet of mixed commercial/retail uses on an approximately 17 -acre site and a total of 977 parking spaces. The 2006 Study site plan is shown on Exhibit 1-B.

EXHIBIT 1-B: PASEO BEAUMONT SITE PLAN
RAILROAD RKO17 OF -Y .Y
HIGHLAND SPftINGB
Source- Bundy Finkel Architects. February 2066

1.3 EXISTING PROJECT
The Project consists of 187,851 square feet of mixed commercial/retail uses and a total of 941 parking spaces, an overall reduction in the gross leasable area as evaluated in the 2006 Study.

The site plan is shown on Exhibit 1-C.
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EXHIBIT 1-C: MARKETPLACE BEAUMONT
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2 PARKING REQUIREMENTS
To ensure that adequate parking is provided to support the use, off-street parking rates by use have been established. This section outlines the adopted parking rate requirements.

2.1 CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS Section 17.05.040 of the City of Beaumont Municipal Code describes the off-street parking facilities required to meet the needs of uses within the City (see Appendix 2.1). The Code requires that all parking areas shall be designed to assure the provision and maintenance of safe, adequate and well -designed off-street parking facilities. It shall be the responsibility of the developer, owner or operator of a specific use to provide and maintain adequate off-street parking for that use. (1)
Table 2-1 provides a summary of the applicable City of Beaumont Municipal Code parking requirements.

TABLE 2-1: CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS Land Use
Spaces
Parking Rate
Banks/Financial Institutions
1 space per 200 sf gross floor area
1 per 200 sq. ft
Retail Uses
1 space per 200 sf gross floor
1 per 200 sq. ft
Professional Offices, other than
medical
1 space per 200 sf gross floor area
1 per 200 sq. ft
Medical and Dental Offices
1 space per 250 sf gross floor area
1 per 250 sq. ft
Restaurants, Fast Food
1 space for every 100 sf of gross floor area, but
not less than 10 spaces
1 per 100 sq. ft
Restaurants, Sit Down
1 space for every 100 sf of gross floor area, but
not less than 10 spaces
1 per 100 sq. ft
Based on the City of Beaumont Municipal Code Chapter 17.05.040 Parking Requirements. sq. ft: Square Feet

2.2 MARKETPLACE BEAUMONT PARKING REQUIREMENTS
According to the City of Beaumont parking requirements for the office, retail, and restaurant use, Marketplace Beaumont should provide approximately 1,063 spaces as shown on Table 2-2. 13396-02 Parking Evaluation

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TABLE 2-2: MARKETPLACE BEAUMONT PARKING REQUIREMENTS
Use
Quantity
Parking Rate
Required
Parking Spaces
Banks/Financial Institutions
10,405 sf
1 per 200 sq. ft
53 Retail Uses
136,161 sf
1 per 200 sq. ft
681
Professional Offices, other than
medical
9,901 sf
1 per 200 sq. ft
45 Medical and Dental Offices
5,561 sf
1 per 250 sq. ft
23 Restaurants, Fast Food
19,308 sf
1 per 100 sq. ft
193
Restaurants, Sit -Down
6,515 sf
1 per 100 sq. ft
66 Totals:
1,063
Based on the City of Beaumont Municipal Code Chapter 17.05.040 Parking Requirements.

DU: dwelling unit; sf: Square Feet

2.3 SHARED PARKING
Recognizing the many uses have parking demands that peak during different times of the day, there is an opportunity for these uses to "share" parking with other proposed uses. The Urban Land Institute (ULI) shared parking methodology estimates peak parking demand by applying hourly adjustment factors. Marketplace Beaumont includes a mix of complementary land uses that provide an opportunity to share parking spaces between land uses. Shared parking is the use of a single parking space to serve two or more individual land uses without conflict or encroachment as described in ULI's Shared Parking, 2nd Edition 2005. (2) For example, the parking supply needed for office uses during the morning and evening hours could be utilized by the retail use in the mid -day hours when office use demand is low. Table 2-3 presents the typical weekday parking utilization rates for Marketplace Beaumont land uses. Parking Utilization represents the number of parking spaces required (parking demand) expressed as a percentage of the number of parking spaces provided. According the Shared Parking report, the parking demand for Retail peaks during the daytime of 10:00 a.m. to 8:00 p.m., but rarely exceeds 35% all other hours of the day. The parking demand for restaurant use, suggests that 75% of the available parking spaces are typically occupied during normal lunch hours (12:00 p.m. to 1:00 p.m.) and fully occupied during the dinner hours (6:00 p.m. to 10:00 p.m.). Table 2-4 describes the shared parking utilization based on the existing City of Beaumont off-street parking requirements presented on Table 2-2. As shown on Table 2-4 the combination of existing uses suggests a peak parking utilization at 7:00 p.m. of 96%. This indicates a shared parking reduction of roughly 4%.

During full occupancy of the 941 existing parking spaces, based on the City's municipal code parking rates, Table 2-3 shows that the peak parking demand at Marketplace Beaumont is 1,023 spaces with a deficiency of 82 spaces.
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TABLE 2-3: HOURLY WEEKDAY SHARED PARKING RATES
Land user
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
11 PM
12 AM
Retail
1%
5%
15%
35%
65%
85%
95%
100%
95%
90%
90%
95%
95%
95%
80%
50%
30%
10%
0%
Restaurants
0%
0%
0%
0%
15%
40%
75%
75%
65%
40%
50%
75%
95%
100%
100%
100%
95%
75%
25%
1 Based on parking utilization rates by land use type according to the Urban Land Institute (ULI) Shared Parking Second Edition.

Hourly Parking Demand by Land Use
120%
100%
80%
60%
40%
20%
0%
6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11
12 AM AM AM AM AM AM PM PM PM PM PM PM PM PM PM PM PM PM AM Restaurants Retail
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TABLE 2-4: HOURLY WEEKDAY SHARED PARKING DEMANDS AND UTILIZATION Land use
Required
Spaced
6 AM
7 AM
8 AM
9 AM
10 AM
11 AM
12 PM
1 PM
2 PM
3 PM
4 PM
5 PM
6 PM
7 PM
8 PM
9 PM
10 PM
11 PM
12 AM
Retail
805
9 41
121
282
524
685
765
805
765
725
725
765
765
765
644
403
242
81 0
Restaurants
258
0 0
0 0
39 104
194
194
168
104
129
194
246
258
258
258
246
194
65 Parking Demandz
9 41
121
282
563
789
959
999
933
829
854
959
1,011
1,023
902
661
488
275
65 Parking Utilization3
1%
4%
11%
27%
53%
74%
90%
94%
88%
78%
80%
90%
95%
96%
85%
62%
46%
26%
6%
Based on the City of Beaumont Municipal Code Chapter 17.05.040 Parking Requirements. (Table 2-2) 'Estimated hourly parking demand by land use type according to Urban Land Institute (ULI) Shared Parking Second Edition. 3 Estimated hourly parking utilization (percentage of spaces occupied). 13396-02 Parking Evaluation

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3 PARKING GENERATION
The parking requirements adopted by cities in the municipal code are largely based on parking generation rates published by the previous editions of Institute of Transportation Engineers (ITE).

3.1 ITE PARKING GENERATION
ITE publishes a Parking Generation report describing the amount of parking demand for various land uses. Parking demand represents the accumulation of vehicles parked at a given site at any point in time. (3) Although the Parking Generation report provides estimates of parking demand by land use, it also contains information that can be easily misinterpreted without sound professional judgment. Since much of the data provided in the previous editions of the report are from the 1980's and 1990's, and it contains many broad land use terms which do not necessarily apply to current, more specific uses, it represents only the beginning point of information to be used in estimating parking demand. ITE recently published a 5th Edition of the Parking Generation in January 2019. The broad land uses from the previous editions have been separated into more specific land uses and have begun to include data from the 2000's and 2010's.

The Parking Generation report recognizes that additional information may be necessary to accurately determine local parking demand for a specific land use with unique site characteristics.

Therefore, surveys of comparable local conditions and the nature of the specific use should always be considered as one of the best means to estimate parking demand to account for local factors. However, due to the currently ongoing COVID-19 pandemic, schools and businesses within the study area may be closed or operating at less than full capacity at the time this study was prepared. As such, the actual parking demand of the site may not be accurately determined at this time.

3.2 PARKING REFORM
Minimum parking requirements generally reflect the communities desire to enjoy parking "where they want it, when they want it and for free." (4) Municipal codes requiring excessively generous parking forces developers to provide more parking than they want, or to construct smaller buildings than the zoning allows. Minimum parking requirements, not building floor area ratios or height limits, are often the primary determinant of development intensity. (4) In addition, parking is an inefficient consumer of land that is rarely used for any other purpose. For many land uses, there will be as much or more square footage of parking as there is in a building that generates the need for parking. (5) Since many of the parking requirements are based on planning practice from the 1980's and 1990's the Parking Consultants Council (PCC) recommends updating parking ordinances to better reflect actual parking need and utilization. (5) In addition, neither the ITE Parking Generation nor the City of Beaumont Municipal Code Parking requirements account for the potential reductions in parking demand associated with ride - sharing services.

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3.3 RIDE -SHARING
Ride -sharing services such as Uber and Lyft allow people to leave their cars at home and instead rely on a point-to-point transportation services that do not require dedicated parking spaces. As demand for ride sharing services increases over time it is reasonable to expect a reduction in traditional parking demands. Ride -sharing is changing transportation habits and it is having a material impact on parking demand across communities throughout the country. (6) According to a recent article titled The Future of Parking in Era of Car -Sharing, "These car -sharing services have the potential to change all of our assumptions about how parking works. Yes, people want and need convenient and immediate access to cars at any time. But the traditional approach to parking supposes that what people want is convenient and immediate access to one car that they own. Car -sharing services operate under the theory that it doesn't matter which car people travel in, so long as one is available immediately. And because most people travel only intermittently, then the same car, with or without a driver, can be used over and over again to transport people around. That's how car -sharing services make money, by keeping cars on the road rather than in a parking lot." (7)
This ride -shared parking demand reduction is supported by Ace Parking CEO John Baumgardener, suggesting that parking demand at hotels in San Diego have dropped by 5 to 10%, while restaurant valet demand is down 25%. The biggest drop, unsurprisingly, has been at nightclubs, where demand for valet parking has dropped by 50%. (8)
While this Shared Parking Analysis recognizes the potential parking demand reductions associated with ride -sharing services, no specific reductions in parking demands have been included in this analysis. Therefore, any existing or future parking demand reductions due to ride -sharing activities will only further reduce the number of parking spaces needed to support Marketplace Beaumont.

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4 PARKING DEMAND
The ITE Parking Generation Manual (5th Edition, 2019) includes peak parking generation for specific types of uses (i.e., office, retail, restaurants, etc.). The following parking generation rates are used for this analysis:
• Health/Fitness Club (ITE LU Code 492)
• General Office Building (ITE LU Code 710)
• Medical -Dental Office Building (ITE LU Code 720)
• Shopping Center — Non -December (ITE LU Code 820)
• Drive-in Bank (ITE LU Code 912)
• High -Turnover (Sit -Down) Restaurant — Family (ITE LU Code 932) • Fast -Food Restaurant without Drive -Through Window (ITE LU Code 933) • Fast -Food Restaurant with Drive -Through Window (ITE LU Code 934) • Coffee/Donut Shop with Drive -Through Window (ITE LU Code 937) For the purposes of this analysis, the parking rates for weekday conditions were utilized in order to account for peak office and retail use. In order to present a conservative analysis, all leasable building area was assumed to be fully occupied. Table 4-1 suggests that the parking demand with ITE rates at Marketplace Beaumont is 689 spaces with 252 spaces of surplus.

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TABLE 4-1: PARKING DEMAND (WITH ITE RATES)
Use
Quantity i
Parking Rate'
Parking
Demand'
Parking
Supply'
Parking
Surplus'
Drive-in Bank
(ITE LU Code 912)
10,405 sf

3.72 spaces per 1,000 sf
39 Health/Fitness Club
(ITE LU Code 492)
6,200 sf

4.73 spaces per 1,000 sf
29 Shopping Center Non December
(ITE LU Code 820)
129,961 sf

2.61 spaces per 1,000 sf
339
General Office Building
(ITE LU Code 710)
9,901 sf

2.39 spaces per 1,000 sf
24 Medical Dental Office Building
(ITE LU Code 720)
5,561 sf

3.23 spaces per 1,000 sf
18 Coffee/Donut Shop with Drive
Through Window (ITE LU Code 937)
1,750 sf

5.22 spaces per 1,000 sf
9 Fast Food Restaurant without Drive
Through Window (ITE LU Code 933)
12,808 sf

9.91 spaces per 1,000 sf
127
Fast Food Restaurant with Drive
Through Window (ITE LU Code 934)
4,750 sf

12.41 spaces per 1,000 sf
59 High -Turnover (Sit Down) Restaurant
- Family (ITE LU Code 932)
6,515 sf

11.33 spaces per 1,000 sf
74 Totals:
718
941
223
Totals (with shared parking utilization):
689
941
252
DU: dwelling unit; sf: Square Feet.
'Calculated based on ITE Parking Generation Manual (535 Edition, 2019) 'Estimated parking park requirements based on existing parking rates (Total SF x Parking Rates). ' Total parking supply available on -site.
'Parking surplus based on the difference between parking supply and estimated parking demand. 0 CROSSROADS
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Marketplace Beaumont Shared Parking Analysis
5 REFERENCES

1. Municipal Code. Section 17.05.040 - Parking Requirements for land uses. Beaumont : s.n.

2. Urban Land Institute. Shared Parking 2nd Edition. 2005.

3. Institute of Transportation Engineers. Parking Generation 5th Edition. 2019.

4. Wilson, Richard W. Parking Reform Made Easy. s.l. : Island Press, 2013.

5. National Parking Association. Parking Space Design: Guidelines for Parking Geometrics, Sixth Edition. 2017.

6. Walker Consultants. Ride -Hailing Impacts on Pakring. [Online] [Cited: 12 10, 2018.] https://waIkerconsuItants.com/wp-content/uploads/2017/12/TNC-Impacts.pdf .

7. Fulton, William. The Future of Parking in an Era of Car -Sharing. [Online] April 1, 2015. http://www.govtech.com/transportation/The-Future-of-Parking-in-an-Era-of-Car-Sharing.htm 1.

8. Fortune. Yes, Uber Really is Killing the Parking Business. [Online] http://fortune.com/2018/02/24/yes- uber-really-is-killing-the-parking-business/.

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APPENDIX 2.1:

CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS
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Code of Ordinances
•
Q
Beaumont, California - Code of Ordinan... i TITLE 17 - ZONING i Chapter 17.05 - OFF-STREET PARKIN...

Beaumont, CA
Code of Ordinances

CODE OF ORDINANCES CITY OF BEAUMONT, CA

SUPPLEMENT HISTORY TABLE
TITLE 1 - GENERAL PROVISIONS
TITLE 2 - ADMINISTRATION AND PERSONNEL
TITLE 3 - REVENUE AND FINANCE
TITLE 5 - BUSINESS TAXES, LICENSES AND REGULATIONS
TITLE 6 - ANIMALS
TITLE 8 - HEALTH AND SAFETY
TITLE 9 - PUBLIC PEACE, MORALS AND WELFARE
TITLE 10 - VEHICLES AND TRAFFIC
TITLE 12 - STREETS, SIDEWALKS AND PUBLIC PLACES
TITLE 13 - PUBLIC SERVICES
TITLE 15 - BUILDINGS AND CONSTRUCTION
TITLE 16 - SUBDIVISIONS
v TITLE 17 - ZONING
Chapter 17.01 - INTRODUCTION
Chapter 17.02 - ADMINISTRATION AND ENFORCEMENT
Chapter 17.03 - ZONING MAP AND ZONE DISTRICTS
Chapter 17.04 - PERFORMANCE STANDARDS
v Chapter 17.05 - OFF-STREET PARKING AND LOADING STANDARDS modified
SOD 1Q

17.05.010 - Purpose and authority.

Code of OrdinarW •020-Applicability.

17.05.030 - General provisions.

17.05.040 - Parking requirements for land uses.

17.05.050 - Access requirements.

17.05.060 - Parking facility standards and dimensions.

17.05.070 - Parking required improvements.

17.05.080 - Shared and remote parking.

Chapter 17.06 - LANDSCAPING STANDARDS
Chapter 17.07 - SIGNS
Chapter 17.08 - NONCONFORMING USES
Chapter 17.09 - ANIMAL KEEPING
Chapter 17.10 - AFFORDABLE HOUSING INCENTIVES/DENSITY BONUS PROVISIONS Chapter 17.11 - GENERAL DEVELOPMENT STANDARDS
Chapter 17.12 - ADULT ENTERTAINMENT
Chapter 17.13 - UNLICENSED GROUP HOMES
Chapter 17.14 - DEFINITIONS
Chapter 17.16 - SINGLE ROOM OCCUPANCY FACILITIES
Chapter 17.17 - PAROLEE/PROBATIONER HOME
Chapter 17.18 - WIRELESS TELECOMMUNICATION FACILITIES

STATUTORY REFERENCES
modified

ORDINANCE LIST AND DISPOSITION TABLE

CODE COMPARATIVE TABLE
modified
R

Chapter 17.05 - OFF-STREET PARKING AND LOADING STANDARDS

Code of Ordinances

17.05.010 - Purpose and authority.
•
R
The purpose of the this section is to ensure that all land use and development in the City of Beaumont have sufficient parking in order to prevent or alleviate congestion. Parking and loading areas shall be provided in accordance with this section when a building or structure is constructed or a new use is established. Additional off-street parking shall be provided in accordance with this section if an existing building is altered, or dwelling units, apartments or guest rooms are added, or a use is intensified by the addition of floor space or seating capacity, or there is a change of use, at the time of such alteration, addition, intensification or change of use. The number of parking spaces and loading berths shall be in proportion to the need for such facilities created by the particular type of use. Off- street parking and loading areas shall be laid out in a manner that will protect the public safety and ensure their usefulness. Provide adequate off-street parking facilities, loading areas, and vehicle movement area associated with a use.
(Ord. 920 §2, 9/2007)

17.05.020 - Applicability.

The minimum standards of this Chapter 17.05 shall apply to all new construction, expansion, renovation, conversion, and alteration of existing uses or structures in all zone districts. Off-street parking spaces shall be provided at the time of commencement of the use of the land or construction of the building, or at the time of renovation, conversion, alteration, or expansion by adding floor area, dwelling units, rooms, beds, or seats to a structure or to changes in occupancy or the enlargement of a commercial or industrial building.
(Ord. 920 §2, 9/2007)

17.05.030 - General provisions.

This Section outlines the general requirements for parking in the City of Beaumont. The following parking regulations will be applicable to all development in the City.

A. Maintenance of Parking Areas. All covered or uncovered off-street parking and loading facilities required by Chapter 17.05 shall be permanently reserved for parking and loading purposes. All parking facilities, including but not limited to curbs, directional markings, handicapped symbols, landscaping, pavement, signs, striping and wheel stops, etc., shall be permanently maintained by the property owner/tenant in good repair, free of litter and debris, potholes, obstructions and stored material.

B. Restrictions Regarding Use of Parking Areas. Required parking spaces and areas shall not be used for the sale or display of goods and services, nor for the sale, display, repair or dismantling of motor vehicles, nor for the storage of inoperable or unlicensed vehicles,

Code of Ordlrlancs s therwise permitted by subsection C below. •
R
C. Truck Parking Prohibited in Residential Zones. The parking of commercial vehicles weighing 6,000 pounds or more shall be prohibited in all residential zones (R -SF and R- MF). This restriction shall apply to both on -street and off-street parking.

D. Temporary Parking. Parking areas in any zone may be used for temporary, special events with authorization from the owner or operator of the parking area and the Planning Director. The Planning Director may impose conditions to mitigate any adverse effect on surrounding properties. Provisions outlined in 17.03 (Temporary Use Permits and Special Events) shall govern the procedures and conditions for the application and approval of a temporary use/special event permit.
(Ord. 920 §2, 9/2007)

17.05.040 - Parking requirements for land uses.

Each land use shall provide the minimum number of off-street parking spaces required by this section, except where a greater number of spaces are required through conditional use permit conditions of approval.

A. Off-street Parking Requirements. Off-street parking and loading spaces with adequate ingress and egress must be provided for any new structure and for any new use established; for any addition to or enlargement of an existing structure or use; or for any change in the occupancy of any structure or the manner in which any use is conducted that would result in additional parking or loading spaces to be required. For any addition or any enlargement of an existing structure or use, or for any change of occupancy or manner of operation that would increase the number of parking or loading spaces required, the additional parking or loading shall be required only for such addition, enlargement, or change and not for the entire structure or use. Table 17.05-1 specifies the number of off-street parking spaces required for permitted land uses. rr EXPAND
Table 17.05-1
Off Street Parking Requirements
Land Use
Parking Required
Compact/Truck Parking
Residential

C
)c;ot Orar11ances .= Q
Off Street Parking Requirements
Land Use
Parking Required
Compact/Truck Parking
Single -Family Residential Units
2 enclosed spaces/unit
(accessory units that are rentals
must provide 2 spaces, of which
one shall be enclosed)
Not Applicable
Attached Single Family and
Duplex Units
2 enclosed spaces/unit
Not Applicable
Multi -Family (efficiency/1-
bedroom units)

1.25 spaces per unit (spaces
may be uncovered)
Not Applicable
Multiple -Family (2 or more
bedrooms/unit)

2.5 spaces per unit. (at least 1
space must be covered)
Not Applicable
Motels/Boarding Houses
1 space for each sleeping unit. 1
space per guest room or unit;
plus other spaces as required
for auxiliary uses such as
banquet facilities, bars, and
restaurants
Not Applicable
Commercial
Assembly Use
1 space per 4 permanent seats.

Where temporary seats are
used, 1 space per 20 sf of
assembly area.

Compact: Maximum 10% where
20+ spaces are provided.

Banks/Financial Institutions
1 space per 200 sf gross floor
area
Compact: Maximum 10% where
20+ spaces are provided.

Bars and Nightclubs
1 space per 75 sf gross floor
area; plus 1 space per 2
employees on the largest shift
Compact: Maximum 10% where
20+ spaces are provided.

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Off Street Parking Requirements
Land Use
Parking Required
Compact/Truck Parking
Churches and Other Religious
Institutions
1 space per 3 fixed seats. Where
no fixed seats are provided, 1
per 20 square feet of assembly
area.

Compact: Maximum 10% where
20+ spaces are provided.

Cinema
1 space per 3 seats.

Compact: Maximum 10% where
20+ spaces are provided.

Compact: Not permitted.

Day Care • Day care center
1 space for every 7 children
Compact: Not permitted.

Gasoline Service Stations
1 space per 200 sf gross floor
area; plus 1 space per service,
bay; plus any additional spaces,
required for accessory uses
such as retail or food service
Compact: Not permitted, Truck:
1 space per vehicle operated
from site.

Retail Uses
1 space per 200 sf gross floor
Compact: Maximum 10% where
20+ spaces are provided. Truck:

As required for service and
delivery vehicles.

Professional Offices, other than
medical
1 space per 200 sf gross floor
area
Compact: Maximum 10% where
20+ spaces are provided. Truck:
1 space per vehicle operated
from site.

Medical and Dental Offices
1 space per 250 sf gross floor
area
Compact: Maximum 10% where
20+ spaces are provided.

Restaurants, Fast Food 1
1 space for every 100 sf of gross
floor area, but not less than 10
spaces
Compact: Maximum 10% where
20+ spaces are provided.

C
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Off Street Parking Requirements
Land Use
Parking Required
Compact/Truck Parking
Restaurants, Sit -Down
1 space for every 100 sf of gross
floor area, but not less than 10
spaces
Compact: Maximum 25% where
20+ spaces are provided.

Trade or business school
1 space per 50 sf of gross
classroom area
Manufacturing
General Manufacturing
1 space per 500 sf gross floor
area.

Compact: Maximum 10% where
20+ spaces are provided. Truck:
1 space per vehicle operated
from site.

Office, accessory to
manufacturing use
1 space per 250 sf gross floor
area of office space.

Compact: Maximum 10% where
20+ spaces are provided.

Trucking and Truck Terminals
1 space per 1,000 sf gross floor
area within any building.

Truck: Per loading
requirements.

Warehousing
1 space per 1,000 sf gross floor
area.

Compact: Maximum 10% where
20+ spaces are provided. Truck:
1 space per vehicle operated
from site.
1 Minimum standard vehicle stacking capacity in a drive -through lane is eight vehicles.

Fractional Spaces. All fractional spaces shall be rounded up to the next highest whole number.

Combined Uses. When two or more uses are combined on a given site, the required parking shall be calculated as the combined total required for each individual use. Where two or more uses exist within a single building, parking shall be calculated based on the percentage of floor area devoted to each use.

Code of Ord.n Compact and Handicap Parking. The calculation of the number of compact and handj.�ap parking spaces to be provided shall be based on the total number of spaces required.

Handicapped (accessible) parking shall comply with standards set forth in Chapter 11 of the Uniform Building Code.

B. Unspecified Land Use. If a land use is not specifically listed in Table 17.05-1, the Planning Director shall decide which standard most closely reflects the demand for parking that will be generated by the proposed project. For uses not specifically mentioned, the requirements for off-street parking spaces shall be the same as for similar -mentioned uses and the Planning Director shall determine in writing the parking requirements for the proposed project. In the event the determination of the Planning Director shall be deemed unsatisfactory or unreasonable, the applicant may present the matter to the Planning Commission in writing for posting on the agenda of a regularly scheduled Commission meeting, for determination.

C. Reduction of Spaces. No reduction of required parking spaces shall be allowed, except through approval of a variance in accordance with the provisions of this Title 17.05. (Ord. 979, 12/07/2010)

17.05.050 - Access requirements.

Driveways providing ingress and egress to off-street parking spaces shall be designed, constructed and maintained as follows.

A. General Requirements. All lots shall have adequate vehicular access from a dedicated and improved street or service road to permit unimpeded movement of goods and people.

Visibility on streets and intersections shall not be blocked by signs, trees, hedges, fences, walls, or structures. Directional signs and graphics may be used to promote public safety and convenience.

B. Driveways. The following requirements are applicable to driveways:

1. Driveways shall not be located where they would impede traffic on streets or through intersections.

2. Driveways and aisles shall be maintained unobstructed at all times.

3. The minimum driveway width shall be 12 feet per lane for a one-way driveway and 25 feet for a two-way driveway.

C. Aprons. Each garage shall have an adequate paved area in front of the garage (apron) for maneuvering. The minimum paved apron width shall be 24 feet. (Ord. 920 §2, 9/2007)

17.05.060 - Parking facility standards and dimensions.

Code°o brectiRaar Ms reas shall be provided on the subject site, outside of any public right-ofway,jn compliance with this section. �t
A. Parking Stall Design. Parking facilities shall be designed to conform to the following minimum guidelines and standards:

1. Parking spaces shall be located on the same lot as the use to which they serve, unless remote parking is permitted by the Planning Director pursuant to the provisions of Section 17.05.80 (Remote Parking).

2. Access to parking stalls shall not be taken directly from a public or private street or alley.

3. The entrance to a private garage or carport shall be located a minimum of 24 feet from the street which the garage or driveway faces.

4. A 15 -foot vertical clearance shall be maintained over all parking areas, driveways, and access points.

5. Driveways serving a parking area with 20 or more spaces shall be designed with either one-way circulation or a double driveway system.

6. No parking area shall be designed so that vehicles back into a street, except for single- family dwelling units.

7. No parking space shall be located within 20 feet of the access driveway, except within the R -SF and R-MF zones.

8. All carpooling parking spaces and bicycle racks shall be located near the main entrance of the facility they are intended to serve.

B. Parking Space Dimensions. Table 17.05-2 identifies the minimum required dimensions for parking stalls and aisles for standard, compact, and truck parking spaces. No more than a six-inch vehicle overhang into a landscaped area is permitted only when curb stops are not provided.
/ EXPAND
Table 17.05-2
Parking Space Dimensions
Type of Parking
Angle
Stall
Depth
(Y)
Drive
Aisle
Width
Stall
Width
(X)
Section
Width
Standard Parking Spaces
0°
9 feet
10 feet
24 feet
28 feet

C
)cioti Ora ances
Parking Space Dimensions
.= Q
Type of Parking
Angle
Stall
Depth
(Y)
Drive
Aisle
Width
Stall
Width
(X)
Section
Width
45°
19 feet (a)
14 feet
12 feet 9
inches
52 feet (b)
90°
19 feet
26 feet
9 feet
64 feet
Compact Parking Spaces
0°
9 feet
10 feet
20 feet
25 feet
45°
16 feet
14 feet
8 feet
43 feet
90°
16 feet
26 feet
8 feet
64 feet
Truck Parking Spaces
0°
12 feet
24 feet
50 feet
52 feet
45°
44 feet
32 feet
17 feet
120 feet
50°
50 feet
46 feet
14 feet
145 feet
90°
50 feet
60 feet
12 feet
160 feet
Notes:
(a) 151-10" for overlapped or herringbone layout
(b) 451-9" for overlapped or herringbone layout
C. EmergencyAccess. Dedicated fire lanes to serve as access for fire vehicles and emergency apparatus from a public street shall be provided as set forth below and shall be posted as a fire lane:

1. If any structure is 50 feet from a right-of-way and more than 30 feet high; or

2. If any structure is 150 feet from a right-of-way and 30 feet high or less; or

3. If the structure or use is commonly associated with a fire or explosion hazard; or

4. If the structure or use attracts a large congregation of people, as determined by the Fire Department.

THAT PORTION OF LOT 1 OFAMENDED MAP OF A PORTIONOF THE SUBDIVISION OFSECTION 11, TOWNSHIP 3 SOUTH, RANGE 1 WESTFREDERICK J HANSHAWAPN:419-260-078871199 SQ. FT. ±20.000 ACRES ±NOW OR FORMERLYSOUTHERN PACIFIC TRANSPORTATION CO. CAAPN:419-260-023NOW OR FORMERLY

WAL MART REAL ESTATE BUSINESS TRUST
1540 E 2ND ST
BEAUMONT, CA 92223-3101
APN:419-260-081
N0°04'47"E
917.512'N87°53'19"W967.474'N0°01'42"E
883.394'N89°54'34"W967.657'246.2'246.2'Δ=7°14'56"R=1946.00'L=246.203'N89°55'01"W133.030'133.0'133.0'Δ=14°35'46"R=454.00'L=119.722'115.7'N0°00'00"E 133.86'N60°40'04"E78.95'N2
5 °
2 2
'
4 0
"
E

41. 0
1 'N67°15'41
"E72.98
'N71°16'00"W39.87'N61°20
'01
"E186.670
'N0°11'53"E32.46'N89°48'07"W106.46'N28°31'38"W59.12'N61°22'07"E26.90'N28°32'18"W47.13'110.2 '76.5
'L=125'R=346'Δ=20°46'26"N
4 0
°
4 8
'
3 5
"
E
3 6
.
3 1
'N0°33'31"W603.085'603.1'603.1'2ND S
T
S HIGHLAND SPRINGS AVEAPPROXIMATE EXISTINGCENTERLINEAPPROXIMATE EXISTINGCENTERLINETEMPORARYCONSTRUCTION EASEMENTPER H&O: #38165 V2VEHICULAR & PEDESTRIANACCESS PER H&O #38165 V2ACCESS EASEMENT PERH&O: #38165 V2UTILITY EASEMENT INST.NO. 2007-0623117EXISTING ROW EASEMENTPER INST NO.2007-062311812' PUBLIC ROAD AND DRAINAGE,PUBLIC UTILITY AND PUBLIC SERVICESAND INCIDENTAL PURPOSESEASEMENT INST NO. 84-177406.ELECTRIC EASEMENT INST.NO. 84-17740620' SEWER EASEMENTINST NO. 2008-0001093SANITARY SEWEREASEMENT INST NO.2007-062311610' VERIZON EASEMENTINST. NO. 2008-01566310.38 ACRES16438 SQFTPCL 20.36 ACRES15541 SQFTPCL 315.95 ACRES694706 SQFTPCL 110' VERIZON EASEMENTINST. NO. 2008-015663112' ZONINGSETBACK LINE10' VERIZON EASEMENTINST. NO. 2008-0156631SANITARY SEWEREASEMENT INST NO.2007-0623116PROPOSED MAPBOUNDARYPROPOSED MAPBOUNDARYEXISTING RIGHT OF WAY35.36'12.09'44.6'45.48 '11.72'19.48
'56.8
'25.89'32.01'41.22'36.34'

31.61'

20.13'N50°39'46"W36.34'N0°32'14"W136.36'N2°04'16"E309.19'S61°20'01"W309.19'L=70'R=254'Δ=15°43'08"0.67 ACRES29165 SQFTPCL 4BUILDING 7BUILDING 8BUILDING 1BUILDING 2BUILDING 3BUILDING 4BUILDING 5BUILDING 68.65'6.16'12.2'38.89'22.65'11.42'13.4'1 9 .
3 3
'12.46'SANITARY SEWEREASEMENT INST NO.2007-062311673.0
'73.0
'70.99
'N27°43'22"W99.90'N27°43'22"W135.53'TENTATIVE PARCEL MAPC1PROPOSED PROPERTY LINEPROPOSED EASEMENT/SETBACKPROPOSED RW0feet120SCALE: 1"=60'60180N:\2600\2715-01-CU22-Marketplace-Beaumont-Specific-Plan\Engineering\TTM\Sheet-Files\C1_Tentative Parcel Map.dwg, C2, Sep 27, 2022 3:54pm, ngwalters September 27, 2022BEAUMONT MARKETPLACESITE STATISTICSSITE SUMMARY:GROSS AREA:870,967 sf (20.00 ac) EXISTING PARCEL/LOTAPN NO. 419-260-078711,335 sf (16.33 ac)APN NO. 419-260-07928,314 sf (0.65 ac)APN NO. 419-260-08011,761 sf (0.27 ac)EXISTING RIGHT-OF-WAY124,139 sf (2.85 ac)PROPOSED DEDICATIONSROW DEDICATION TO CITY 0 sf (0 ac)TOTAL0 sf (0 ac)PROPOSED PARCELSPARCEL 1684,316 sf (15.71 ac)PARCEL 221,441 sf (0.49 ac)PARCEL 320,928 sf (0.48 ac)PARCEL 429,165 sf (0.67 ac)EXISTING RIGHT-OF-WAY115,349 sf (2.65 ac)TOTAL871,999 (20.00 ac)PARKING PROVIDED:REGULAR = 911ACCESSIBLE = 30TOTAL = 941GENERAL NOTEDIG ALERT (811) SHALL BE CONTACTED PRIORTO ANY EXCAVATION IN ACCORDANCE WITHGOVERNMENT CODE SECTION 4216.BUILDING STATISTICSEXISTING BUILDINGSTYPEOCCUPANCYFLOOR AREABUILDING 1 - RETAILII-BM120,577 sfBUILDING 2 - RETAIL II-BM3,000 sfBUILDING 3 - RETAILII-BM16,902 sfBUILDING 4 - RETAILII-BB5,405 sfBUILDING 5 - RETAILII-BM2,750 sfBUILDING 6 - RETAILII-BM1,750 sfBUILDING 7 - RETAILII-BM32,467 sfBUILDING 8 - RETAILII-BB5,000 sfTentative Parcel Map No. 38232IN THE CITY OF BEAUMONT, CALIFORNIABEING LOT 1 OF AMENDED MAP OF A PORTION OF THE SUBDIVISION OF SECTION 11, TOWNSHIP 3 SOUTH,RANGE 1 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OFCALIFORNIA, AS PER MAP RECORDED IN BOOK 23, PAGE 73 OF MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF RIVERSIDE COUNTYOWNERBRIXTON CAPITAL AC, LLC120 S. SIERRA AVESOLANA BEACH, CA 92075REPRESENTATIVERRM DESIGN GROUP3765 S. HIGUERA STREETSAN LUIS OBISPO, CA 93401(805) 543-1794SITE ADDRESS & APN1604, 1642, & 1693 EAST 2ND STREETBEAUMONT, CA 92223APN(s): 419-260-078, 419-260-079, & 419-260-080PROJECT DESCRIPTIONTHE PURPOSE OF THIS TENTATIVE PARCEL MAP IS FOR THESUBDIVISION OF THE SITE AS INDICATED HEREON. THE LINEWORKREFLECTED HEREON IS FOR PROOF OF DEVELOPMENT ONLY TOSUPPORT THIS PAPER SUBDIVISION.LAND USETHE EXISTING AND PROPOSED GENERAL COMMERCIAL LAND USE ISCONSISTENT WITH THE MARKETPLACE BEAUMONT SPECIFIC PLAN.TITLE INFORMATIONTITLE INFORMATION FOR THIS SURVEY BASED ON A PRELIMINARYREPORT PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANYAS ORDER NO. NCS-994355-SD, UPDATED AND AMENDED DATE:JANUARY 31, 2020.HORIZONTAL & VERTICAL CONTROLTHE BASIS OF BEARINGS FOR THE SUBJECT SURVEY IS THECENTERLINE OF SOUTH HIGHLAND SPRINGS AVENUE WHICHBEARS S 00°24'41" E PER CALIFORNIA STATE PLANECOORDINATE SYSTEM SIXTH ZONE, NAD83.LATITUDE= 33°55'27.14292", LONGITUDE= 116°56'57.23511"CONVERGENCE ANGLE= -00°23'03.26494"DISTANCES SHOWN ON PLAT ARE GRID.COMBINED SCALE FACTOR (GRID TO GROUND)= 0.99999291.TOPOGRAPHYTOPOGRAPHY SHOWN HEREON IS BASED ON AERIALPHOTOGRAMMETRIC MAPPING CONDUCTED BY PRECISION UAV.HORIZONTAL AND VERTICAL GROUND CONTROL WERE ESTABLISHED BYOMEGA LAND SURVEYING, INC. ON FEBRUARY 02, 2021 WITHSUPPLEMENTAL DATA COLLECTED ON FEBRUARY 04, 2021.LEGENDPROJECTLOCATIONE 2ND STE 1ST STE 1ST STE 2ND STW RAMSEY STW WILSON STE 8TH STALLEGHENY STW 5TH STXENIA AVEHIGHLAND SPRING AVEVICINITY MAPPage 260 of 628

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL

PLANNING COMMISSION DATE: October 11, 2022
CITY COUNCIL DATE: November 1, 2022

PROJECT NAME: Beaumont Marketplace
PROJECT NO.: Tentative Parcel Map 38232 (PM2022-0011)
DESCRIPTION: To subdivide 17.3-acres into four (4) parcels ranging in size from 0.48 to

15.71-acres.

APPLICANT: RRM Design Group
LOCATION: Northwest corner of 2nd Street and Highland Springs Avenue APN: 419-260-078, -079 & -080

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

STANDARD CONDITIONS

1. The following conditions of approval are for TENTATIVE PARCEL MAP NO. 38232 (PM2022-0011).

2. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning TENTATIVE PARCEL MAP NO. 38232 and related documents, which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

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

4. This conditionally approved tentative map will expire two (2) years after the original approval date, unless extended as provided by the Beaumont Municipal Code, the State Subdivision Map Act or by a development agreement. Action on a minor

change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is required.

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

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

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

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

9. A Mitigated Negative Declaration was prepared for the Beaumont Marketplace Specific Plan, and a series of mitigation measures were adopted by the City Council to mitigate the potential impacts of the project. All of the mitigation measures set forth in the subject environmental document that have are herewith established as conditions of approval for Tentative Parcel Map No. 38232.

10. If human remains are encountered during grading and other construction excavation, work in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7070.5.

11. In the event that significant Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be retained to assess the find. Work on the overall project may continue during this assessment period. If a Treatment Plan or cultural resources management plan is required, the developer shall be required to have the archaeologist consult with the relevant Native American authority regarding the disposition of any found artifacts.

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

RECORDATION CONDITIONS

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

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

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

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

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

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

16. A recorded reciprocal parking and access agreement or covenants, conditions and restrictions (CC&R’s) shall be provided to Planning to demonstrate adequate access and parking has been afforded to owners, tenants and customers utilizing the Beaumont Marketplace shopping center.

PUBLIC WORKS

Surveying and Mapping

17. The applicant is responsible for resolving any conflicts with existing or proposed easements.

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

19. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department. Per the Subdivision Map Act, Section 66496, internal monuments may be set at a later date if the applicant furnishes security guaranteeing the payment of the cost of setting such monuments.

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

21. PRIOR TO FINAL MAP RECORDATION: The applicant shall provide easements for all sewer and storm drain facilities that are publicly maintained.

22. PRIOR TO MAP RECORDATION: The applicant shall provide an exhibit showing all onsite public sewer and storm drain facilities.

End of Conditions

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General Plan Land Use Designation
San Bernardino County, Maxar
General Plan
Open Space
Single Family Residential
Downtown Mixed Use
General Commercial
City Boundary
Street Labels
Highways/Major Streets
10/5/2022, 3:44:17 PM 0 0.1 0.20.05 mi
0 0.2 0.40.1 km
1:9,028
City of Beaumont
San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT |

1ST ST COUNTRY CLUB DRLA QUINTA DRWINGFOOT AVE1ST ST HIGHLAND SPRINGS AVE1ST ST 2ND S
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SP2022-0008 Zoning Map
San Bernardino County, Maxar
Zoning
Union Pacific Rail Roadway
Specific Plan
Community Commercial
City Boundary
Street Labels
Highways/Major Streets
Minor Streets
9/26/2022, 4:03:51 PM 0 0.06 0.120.03 mi
0 0.1 0.20.05 km
1:4,514
City of Beaumont
San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT |

*IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS
Legend
SP2022-0008 Aerial Photograph
Notes
REPORT PRINTED ON...9/26/2022 4:16:51 PM
0 752376 Feet
Parcels
County Centerline Names
County Centerlines
World Street Map

MEMORANDUM

Date: March 17, 2022

To: Beaumont Planning

Organization: City of Beaumont

From: Noah Walters, PE

Title: Project Manager

Project Name: Beaumont Marketplace TPM

Project Number: 2715-01

Topic: Tentative Map Submittal Accompanying Information

The following information is provided to complete the Tentative Parcel Map application as identified in page 5 of the City of Beaumont Planning Department “Tentative Map Submittal Requirements”:

A. 1: The project does not create any additional impervious area; the existing improvements were permitted previously.

A. 2: The project is exempt from a WQMP. The WQMP checklist for applicability is included as an attachment to this memo.

A. 3:
a. The project has no additional proposed services; the site is currently served by the BCVWD. b. Water service permit on file, existing service.
c. Not applicable, existing service and permit on file. d. Not applicable, no well exist on the site.
e. No additional on-site sewer service proposed, existing facilities currently permitted.

B: Not applicable, not within a special study zone.

If you have any questions regarding the information above or the attached checklist, please contact me at (310) 924-5076

Sincerely,

Noah Walters, PE

Staff Report

TO: City Council
FROM: Carole Kendrick, Planning Manager
DATE November 1, 2022
SUBJECT: Public Hearing of Request to Subdivide Tentative Parcel Map

Description Tentative Parcel Map 38519 (PM2022-0013) for a Request to Subdivide

3.5-Acres into Three (3) Lots Ranging in Size from 0.42-Acres to 1.58 Acres within the Sundance Specific Plan and Located on the Northwest Corner of Eighth Street and Highland Springs Avenue (APN 419-750-004)
Background and Analysis:

The applicant is requesting approval of Tentative Parcel Map 38519 (PM2022-0013) that was submitted on August 24, 2022, to subdivide Parcel 4 of Parcel Map 35789 into three (3) parcels with lot size ranging from 0.42 to 1.58-acres located on the northwest corner of Eighth Street and Highland Springs within the Sundance Specific Plan, and commonly referred to as Sundance Corporate.

The original Deutsch Specific Plan approved in 1991 consisted of 1,162 acres of mixed use including residential, commercial and public facilities. The plan included 1,968 single-family (492 acres), 2,208 patio homes (368 acres), 540 condominium (45 acres), commercial (15 acres), Institutional uses (60 acres), parks and trails (65 acres), and roads and easements (117 acres). The average density of the Deutsch Specific Plan was 4.1 dwelling units for a total of 4,716 dwelling units.

In 2004, the City Council approved Sundance Specific Plan (Amendment 1 to the Deutsch Specific Plan), a comprehensive update to the Specific Plan. In 2006 the City Council approved further amendments changing the land use including:

 Planning Areas 20 and 44 to Low Density Residential from school/institutional use
 Planning area 24 to High Density Residential from commercial

The 2018 Amendment 3 included the following land use changes:

 Change Planning Area 13 from Institutional (school site) to High Density Residential land use for proposed 90 dwelling units. PA 13 is proposed to decrease in size, adjacent PA 14 (Open Space/Basin) will increase in size, and PA 53 is created for a proposed Beaumont Cherry Valley Water District (BCVWD) well site out of the previous PA 13 area.
 Change Planning Area 47 from Very Low Density to Low Density-6,000 Residential land use, increasing the anticipated number dwelling units (DUs) on PA 47 by 44 DUs.
 Add Planning Area 54 (former Chavez school site) to Sundance Specific Plan area as Low Density-7,000 Residential. PA 54 is proposed with 31 single- family residential lots/units on 8 acres.

The subject property is located in Planning Area 10 of the Sundance Specific Plan and is designated as commercial which is intended to provide for service commercial and retail uses to serve the neighborhoods of the Sundance community. The permitted uses include a variety of commercial and offices that are listed in Section V – Development Regulations of the Sundance Specific Plan. The existing center is partially developed with a mix of medical, office and service uses. No tenants fo r the proposed subdivision have been identified to date but will need to be consistent with the Specific Plan.

The subject property is currently partially developed with parking, drive aisles and on and off-site landscaping. The future subdivision will further advance the development of the site to allow separate ownership interests within the center.

The project setting can also be seen in the following materials attached to this staff report:

 General Plan Land Use Map (Attachment C)
 Zoning Map (Attachment D)
 Aerial Photograph (Attachment E)

The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following table.

LAND USE GENERAL PLAN ZONING

PROJECT
SITE
Vacant land with
a portion of
developed
parking for
Sundance
Corporate
Single Family
Residential (SFR) Specific Plan (Sundance)
NORTH
Existing Single-
Family
Residences
(Sundance)
Single Family
Residential (SFR) Specific Plan (Sundance)
SOUTH
7-Eleven and
Dutch Bros.

Coffee (under
construction)
Single Family
Residential (SFR)
Community Commercial
(CC)
EAST Vacant land City of Banning City of Banning
WEST Sundance
Corporate
Single Family
Residential (SFR) Specific Plan (Sundance)

Analysis:

The applicant is proposing to subdivide 3.52-acres into three (3) lots. Parcel 1 proposes a 0.42 gross acre lot that is located on Eighth Street and the easterly driveway providing main access to the center from Eighth Street. Parcel 2 propose a 1.58 gross acre lot that is partially developed with parking areas and drive aisles that service the existing businesses with the Sundance Corporate project. Parcel 2 is located includes the hard corner of Eighth Street and Highland Springs Avenue. Parcel 3 is located on Highland Springs Avenue and encompasses 1.50 gross acres. All three (3) parcels include existing landscape planters along the street frontages and the drive aisles.

The subject property is zoned Specific Plan (Sundance). The proposed subdivision would be subject to various development standards in terms of lot width and depth as defined in the Beaumont Municipal Code due to the Sundance Specific Plan being silent on these standards. Staff has reviewed the proposed subdivision and determine d that it complies with the minimum development standards of the Beaumont Municipal Code Section 17.03.090.C. The table below summarizes the required development standards.

DEVELOPMENT

STANDARDS REQUIRED PROPOSED
Minimum Lot Width 100 feet 133 feet
Minimum Lot Depth 100 feet 115 feet
Minimum Lot Size 10,000 sq. ft./0.23-
acres
16,172 sq.
ft./0.37-acres

The proposed lots will have reciprocal parking and access that was established in the Covenants, conditions and restrictions (CC&R’s) that were recorded on September 29, 2017. Article 2.2 of the CC&R’s states that the common area is reserved for non - exclusive use of the owners, occupants and their permittees, and may be used for vehicular driving, parking areas, pedestrian traffic, among several othe r items.

Article 4.1(a) states that the developer hereby creates, dedicates and grants nonexclusive, irrevocable easements appurtenant to each parcel over common areas of all parcels for the purpose of ingress and egress by vehicular and pedestrian traf fic of owners, occupants, permittees, their customers, licensees and invitees, and emergency vehicles and personnel; and parking of vehicles for the above mentioned.

Article 4.1(b) also creates, dedicates and grants nonexclusive, irrevocable easements appurtenant to each parcel over the common areas of all other parcels for the purpose of furnishing access and the right of access between the public streets and any parking areas situated on the professional center and between the public streets and parking areas.

Approval Authority:

The Beaumont Municipal Code, Section 16.04.020 designates the Planning Commission as the “advisory agency” charged with reviewing and making recommendations on all proposal parcel map land divisions and tentative subdivision maps in the city. Section 16.24.050.A authorizes the Planning Commission to conditionally approval or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval.

When a tentative map is required under the Subdivision Map Act (66463.5(a)), an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. The Subdivision Map Act does allow for up to four (4) years of extensions subject to approval by the original approving body.

At the October 26, 2022, Planning Commission meeting, the Commission by a vote of 4-0 recommend that the City Council approve Tentative Parcel Map No. 38519 (PM2022-0013).

Public Notice and Communications:

Property owners located within a 300-foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10 -day hearing notice in addition to a public notice in the Press Enterprise. The Planning Department has not received any letters of comment from the public as of the writing of this report. Any comments received prior to the time of the scheduled City Council hearing will be provided to the Council at the time of the meeting.

CEQA Review:

This project is exempt from review under the Califo rnia Environmental Quality Act (CEQA) under CEQA Guidelines Section 15315 (four or fewer parcels) in that information contained in the project file and documents incorporated herein by reference demonstrates that: Tentative Parcel Map No. 38519 (PM2022-0013) General Plan land use designation is Single Family Residential (SFR), however the subject property has been identified to be modified under a clean -up General Plan Amendment to bring the designation into conformance with the underlying Specific Plan, and the project will be consistent with the General Plan and all applicable General Plan policies as well as the applicable zoning designation of Sundance Specific Plan (SP); the proposed project site is located within the boundaries of the City of Beaumont ; Tentative Parcel Map No. 38519 (PM2022-0013) has no value as habitat for endangered, rare or threatened species; there is no substantial evidence in the record that Tentative Parcel Map No. 38519 (PM2022-0013) will result in significant effects related to traffic, noise, air quality or water quality in that the proposed design incorporates and otherwise is subject to air and water quality resource agency design requirements to avoid harmful effects; and the site is or can be adequately served by all required utilities and public services. As such, the project meets the criteria for application of a Class 15 (Minor Land Divisions) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project.

In addition, an Environmental Impact Report (EIR-90-2) was prepared and certified in 1991 for the Sundance Specific Plan (SP-89-1) (SCH# 1989070309), with the latest

Addendum of the EIR that was approved by City Council in 2018 (ENV2017-0003), assessing the environmental impacts of the overall project and subsequent implementation steps, including subdivision of the site. The EIR and the findings made by the City Council remain pertinent and adequate for use for the project. Appr oval of the proposed subdivision will not have any impact on the project that was not previously analyzed, and the overall project continues to be required to adhere to the mitigation monitoring program established for the project.

Fiscal Impact:

The cost for staff processing of the proposed application and preparation of the staff report is approximately $1,000 covered by application fees.

Recommended Action:

Hold a Public Hearing, and
Approve Tentative Parcel Map No. 38519 (PM2022-0013) for a two-year period, subject to the attached conditions of approval.

Attachments:

A. Tentative Parcel Map 38519 (PM2022-0013)
B. Draft Conditions of Approval
C. General Plan Land Use Designation Map
D. Zoning Map
E. Aerial Photograph
F. Applicant Written Statement regarding Beaumont Municipal Code Chapter

16.20.010.B dated September 22, 2022
G. Proof of Publication

Incorporated herein by Reference:
 City of Beaumont General Plan
 City of Beaumont Zoning Ordinance
 Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map
 Contents of City of Beaumont Planning Department Project File TPM38519 (PM2022-0013), 07-PP-012, TPM35789, LAFCO Annexation 93-20-3, Sundance Specific Plan SP-89-1, Pre-Annexation Zone Change 90-RX-8, SP2017-0001, ENV2017-0003, and Environmental Impact Report EIR-90-2.

PARCEL 1
PARCEL 2
PARCEL 3 MBAKERINTL.COMI N T E R N A T I O N A L5050 AVENDIA ENCINAS SUITE 260CARLSBAD, CA 92008Phone: (760) 476-9193 8TH STREET HIGHLAND SPRINGS AVE PARCEL MAP NO. 38519Page 277 of 628

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL

PLANNING COMMISSION DATE: October 11, 2022
CITY COUNCIL DATE: November 1, 2022

PROJECT NAME: Sundance Corporate Tentative Parcel Map 38519 PROJECT NO.: PM2022-0013 (TPM38519)
DESCRIPTION: To subdivide 3.5-acres into three (3) parcels ranging in size from 0.42 to

1.58 gross acres.

APPLICANT: Beaumont Sundance, LLC
LOCATION: Northwest corner of 8th Street and Highland Springs Avenue APN: 419-750-004

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

STANDARD CONDITIONS

1. The following conditions of approval are for TENTATIVE PARCEL MAP NO. 3 8519 (PM2022-0013).

2. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning TENTATIVE PARCEL MAP NO. 38519 and related documents, which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

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

4. This conditionally approved tentative map will expire two (2) years after the original approval date, unless extended as provided by the Beaumont Municipal Code, the State Subdivision Map Act or by a development agreement. Action on a minor

change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is required.

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

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

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

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

9. An Environmental Impact Report EIR was prepared for the Sundance Specific Plan, and a series of mitigation measures were adopted by the City Council to mitigate the potential impacts of the project. All of the mitigation measures set forth in the subject environmental document are herewith established as conditions of approval for Tentative Parcel Map No. 38519 as well as the underlying Parcel Map 35789.

10. If human remains are encountered during grading and other construction excavation, work in the immediate vicinity shall cease and the County Coroner shall be contact ed pursuant to State Health and Safety Code Section 7070.5.

11. In the event that significant Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be retained to assess the find. Work on the overall project may continue during this assessment period. If a Treatment Plan or cultural resources management plan is required, the developer shall be required to have the archaeologist consult with the relevant Native American authority regarding the disposition of any found artifacts.

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

RECORDATION CONDITIONS

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

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

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

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

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

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

PUBLIC WORKS

Surveying and Mapping

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

17. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department. Per the Subdivision Map Act, Section 66496, internal monuments may be set at a later date if the applicant furnishes security guaranteeing the payment of the cost of setting such monuments.

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

19. PRIOR TO FINAL MAP RECORDATION: The applicant shall show the dedication of additional right-of-way along Eight Street to allow for unrestricted public use of the curb ramps and path or travel between the curb ramps located west of, and coincident to, parcel 1 of Tentative Parcel Map No. 35819.

End of Conditions

SUNBURST DRSPICA DRANSER LNPHOENI
X
D
R

APOLLO WAY

HADAR WAY

APOLLO WAY PAVO DRAPOLLO WAY
ALLEGHENY AVEWILSON STHIGHLAND SPRINGS AVE8TH ST
PM2022-0013 General Plan Land Use Designation
San Bernardino County, Maxar
General Plan
Single Family Residential
Downtown Mixed Use
City Boundary
Street Labels
Minor Streets
9/26/2022, 3:52:30 PM 0 0.06 0.120.03 mi
0 0.1 0.20.05 km
1:4,514
City of Beaumont
San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT |

SUNBURST DRSPICA DRANSER LNPHOENI
X

D
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APOLLO WAY

HADAR WAY

APOLLO WAY
ALLEGHENY AVEWILSON STHIGHLAND SPRINGS AVE8TH STPAVO DRAPOLLO WAY PM2022-0013 Zoning Map
San Bernardino County, Maxar
Zoning
Specific Plan
Downtown Residential Multifamily
Sixth Street Mixed Use
Local Commercial
City Boundary
Street Labels
Minor Streets
9/26/2022, 3:43:29 PM 0 0.06 0.120.03 mi
0 0.1 0.20.05 km
1:4,514
City of Beaumont
San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT |

*IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS
Legend
PM2022-0013 Aerial Photograph
Notes
REPORT PRINTED ON...9/26/2022 3:56:52 PM
0 752376 Feet
Parcels
County Centerline Names
County Centerlines
World Street Map

Staff Report

TO: City Council
FROM: Jennifer Ustation, Finance Director
DATE November 1, 2022
SUBJECT: Public Hearing and Consideration of a Resolution for the First Amendment to the Five-Year FY23-27 Capital Improvement Plan and Amendment to the FY23 Budget

Description Hold a public hearing to consider amending the five-year FY23-27 Capital Improvement Plan (CIP) and amend the FY23 budget.

Background and Analysis:

On June 21, 2022, the City Council, by resolution, adopted the Fiscal Year (FY) 2022- 2023 citywide budget. The General Fund was adopted with revenues exceeding expenditures by $7,376,932.

On October 25, 2022, the City Council held a special workshop to discuss the current financial condition of the City, and to discuss recommendations that were brought forward to the City Council for programming of the unprogrammed revenues of $7.3M.

The City Council also discussed the current General Fund unaudited fund balance (also known as unassigned fund balance) of $40.4M and decided on the level of reserves necessary for the following three categories:

Working Capital Reserve requirement to remain at 16% of the operating budget which currently is $60,668,702. This would leave the required current FY reserve at $9.7M to cover any cash needs throughout the year.

Budget Stabilization Reserve set at $5.0M to provide City staff time to address an economic downturn without having to dip into the W orking Capital Reserve.

Emergency Disaster Reserve set at $1.0M to provide funds that may not be available within the budget to address an unforeseen emergency disaster brought upon by nature or man.

Leave a placeholder in the fund balance for MOU agreements which is an anticipated lump sum payment for any years that revenues exceed budget by 10%. This amount is

based off the annual audited financial statements and is anticipated for the FY22 financial statements.

The remaining amount of fund balance available for the City Council to appropriate is $24.2M.

Recommended Appropriation of FY23 Unprogrammed Revenues

Recommended Appropriation of Available Fund Balance

Recommended Appropriation of Alternative Funding Sources

DEPT REQUEST COST CIP
Street Maintenance/Wastewater Vactor truck payoff $185,917.00 HR/Risk Management Liability and Property Insurance increase $334,948.00 Police Public Safety Radio System Upgrade $415,323.00 Yes Police Police Station Renovations (Perimeter fencing)$175,000.00 Yes City Clerk Advertising increase costs $20,000.00
Parks/Grounds Electrician work for Cherry Festival $45,860.00 Public Works Pennsylvania Widening $4,000,000.00 Yes
Fire Increased Cal Fire MOU $500,000.00
Fire Fire Truck increase over SLFRF appropriation $400,000.00 Yes Police Overtime for Downtown Patrol Pilot Program $50,000.00 Community Development/Planning Assistant Planner $70,000.00 Parks and Rec/Community Services Sports Park Field Lighting and Field Expansion (Lighting)$1,019,884.00 Yes Parks and Rec/Community Services Concert in the Park $60,000.00 Community Development/Planning Legislative Affairs budget increase $100,000.00 Total $7,376,932.00

DEPT REQUEST COST CIP
Parks and Rec/Community Services Sports Park Field Lighting and Field Expansion (Turf)$4,000,000 Yes Community Development/Planning Downtown Revitalization/Grace Bldg/Real Estate Acquisition $5,000,000 Yes Public Works Public Works Corporate Yard $1,000,000 Yes Public Works Mid Year Street Enhancement Program 2022 (Pavement mgmt plan increase)$1,000,000 Yes Public Works 6th Street Medians $2,000,000 Yes
Community Development/Planning Zoning code update and citywide design guidelines $350,000 Yes City Clerk Plans Retention (document scanning)$50,000
Public Works City-wide Traffic Analysis $250,000 Yes
Public Works City-wide Monument Program (streets and parks)$2,000,000 Yes Public Works 2nd Street Construction increase $500,000 Yes Public Works Pennsylvania Grade Separation $1,000,000 Yes Public Works Downtown Street Light Replacement $1,000,000 Yes Total $18,150,000

DEPT REQUEST COST CIP
Public Works Pennsylvania Avenue/Ramp Additions (Penn Interchange)$2,800,000 Yes Public Works Pennsylvania Widening $1,200,000 Yes
Parks and Rec/Community Services Shadow Creek Park Playground Rehab - 100% matching grant $250,000 Yes Parks and Rec/Community Services Master Park Plan - Citywide $250,000 Yes Total $4,500,000

Some of the identified items within the recommendations are identified capital improvements that need to be included within the Capital Improvement Plan and have been identified in the tables above.

Fiscal Impact:

The recommended appropriations will program $7,376,932 of expenditures from the current General Fund budget balancing current FY budgeted revenues to equal current FY expenditures. It will also decrease the General Fund unassigned fund balance by $18,150,000. It will increase the current FY Wastewater Fund revenue and expense budget by $157,335 for the payoff of the vactor truck. The recommended alternative funding recommendations will decrease the Road and Bridge Development Impact Fee fund balance by $4,000,000 and decrease the Community Facility District Fund balance by $500,000.

Recommended Action:

Conduct a Public Hearing, and
Waive the full reading and adopt by title only, “A Resolution of the City Council of the City of Beaumont Amending the Five-Year Capital Improvement Plan for Fiscal Years 2022/2023-2027.” and
Approve the FY2022-2023 budget amendments provided within Attachment C Attachments:

A. Resolution
B. FY2022/2023-2027 Capital Improvement Plan
C. Schedule of FY2022-2023 Budget Amendments

1 RESOLUTION NO. 2022-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BEAUMONT AMENDING A FIVE-YEAR CAPITAL IMPROVEMENT
PLAN FOR FISCAL YEARS 2022/2023-2026/2027

WHEREAS, the City Council of the City of Beaumont desires to adopted the City’s Five-Year Capital Improvement Plan for Fiscal Years 2022/2023 through 2026/2027 (“CIP”), as defined below;

WHEREAS, the City Council received a presentation on the proposed CIP at a public meeting held on October 25, 2022, where members of the public had the opportunity to comment on the proposed CIP;

WHEREAS, the proposed CIP is attached hereto as Exhibit “A”;

WHEREAS, pursuant to Government Code, section 66002, the City duly gave public notice of the public meeting of the proposed CIP amendment, a copy of which has been on file with the City Clerk Board at least 10 calendar days prior to the City Council’s commencement of such public hearing; and

WHEREAS, the City Council desires to amend the CIP;

NOW, THEREFORE BE IT RESOLVED BY THE BEAUMONT CITY COUNCIL AS FOLLOWS:

Section 1. The City Council hereby approves and amend the Capital Improvement Plan for Fiscal Years 2022/2023 through 2026/2027, a copy of which is attached hereto as Exhibit “A” and made a part hereof by this reference.

Section 2. The Capital Improvement Plan may be updated by the City Council from time to time pursuant to California Government Code, section 66002, or as otherwise provided by law.

Section 3. This Resolution shall take effect immediately upon its passage and adoption.

MOVED, PASSED AND ADOPTED this 1st day of November 2022.

AYES:

NOES:

ABSTAIN:

2 ABSENT:

By: __________, Mayor , Lloyd White

ATTEST:

Nicole Wheelwright
Deputy City Clerk

By: _____________

Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL TOTAL $ - $ - $ - $ - $ - $ - $ - Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL New City Hall 18,000,000$ 18,000,000$
TOTAL $ - $ - $ - $ - $ - $ 18,000,000 $ 18,000,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL 2nd Street Extension Construction R-12 1,500,000$ 1,300,000$ 2,800,000$ 1st Street Widening Penn to Beaumont Ave Design & Construction 1,600,000$ 1,600,000$ Pennsylvania Widening 2017-009 1,200,000$ 1,200,000$ Pennsylvania Avenue/Ramp Additions 2017-001 2,800,000$ 2,800,000$ TOTAL $ 5,500,000 $ 1,300,000 $ - $ - $ - $ 1,600,000 $ 8,400,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Citywide Traffic Signal Upgrade & Capacity Improvement Phase 3 R-13 150,000$ 150,000$ Citywide Traffic Signal Upgrade & Capacity Improvement Phase 4 150,000$ 150,000$ Citywide Traffic Signal Upgrade & Capacity Improvement Phase 5 150,000$ 150,000$ TOTAL $ 150,000 $ 150,000 $ 150,000 $ - $ - $ - $ 450,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL -$
TOTAL $ - $ - $ - $ - $ - $ - $ - Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL -$
-$
TOTAL $ - $ - $ - $ - $ - $ - $ - Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL -$
-$
TOTAL $ - $ - $ - $ - $ - $ - $ - Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL -$
Five Year Capital Improvement Plan FY 23-27
Funding Source: TUMF
Funding Source: Basic Services DIF
Funding Source: Road & Bridge DIF
Funding Source: Traffic Signal DIF
Funding Source: Community Park DIF
Funding Source: Neighborhood Park DIF
Funding Source: Recreation Facilities DIF
Funding Source: Regional Park DIF

-$
TOTAL $ - $ - $ - $ - $ - $ - $ - Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL TOTAL $ - $ - $ - $ - $ - $ - $ - Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Building C Renovation PS-06 750,000$ 750,000$
New Police Station Design PS-07 700,000$ 700,000$ TOTAL $ 1,450,000 $ - $ - $ - $ - $ - $ 1,450,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL -$ -$ -$ -$ -$ -$ $ - Funding Source: CFD
Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL New Police Station Design PS-07 $ 1,300,000 $ 1,500,000 2,800,000$ Shadow Creek Park Playground Rehab - 100% matching grant P-16 250,000$ 250,000$ Master Park Plan - Citywide P-17 250,000$ 250,000$ TOTAL $ 1,800,000 $ 1,500,000 $ - $ - $ - $ - $ 3,300,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Annual Citywide Street Rehabilitation and Maintenance 22/23 R-14 $ 604,800 $ 604,800 Annual Citywide Street Rehabilitation and Maintenance 23/24 $ 616,800 $ 616,800 Annual Citywide Street Rehabilitation and Maintenance 24/25 $ 629,200 $ 629,200 Annual Citywide Street Rehabilitation and Maintenance 25/26 $ 641,600 $ 641,600 Annual Citywide Street Rehabilitation and Maintenance 26/27 $ 654,400 $ 654,400 TOTAL $ 604,800 $ 616,800 $ 629,200 $ 641,600 $ 654,400 $ - $ 3,146,800 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Annual Citywide Street Rehabilitation and Maintenance 22/23 R-15 $ 892,435 $ 892,435 Annual Citywide Street Rehabilitation and Maintenance 23/24 $ 900,840 $ 900,840 Annual Citywide Street Rehabilitation and Maintenance 24/25 $ 898,837 $ 898,837 Annual Citywide Street Rehabilitation and Maintenance 25/26 $ 908,101 $ 908,101 Annual Citywide Street Rehabilitation and Maintenance 26/27 $ 916,000 $ 916,000 TOTAL $ 892,435 $ 900,840 $ 898,837 $ 908,101 $ 916,000 $ - $ 4,516,213 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Pennsylvania Ave/UPRR Grade Separation - Construction 40,000,000$ 40,000,000$ California Ave/UPRR Grade Separation - Construction 34,000,000$ 34,000,000$ Oak Valley/I-10 Interchange - Construction 65,000,000$ 65,000,000$ Funding Source: RMRA/SB 1
Funding Source: Grants
Funding Source: Measure A
Funding Source: Public Safety CFD
Funding Source: Fire Station DIF
Funding Source: Police Facilities Mitigation DIF

Shadow Creek Park Playground Rehab - 100% matching grant P-16 250,000$ 250,000$ Public Safety Radio System Upgrade PS-04 112,000$ 112,000$ TOTAL $ 362,000 $ - $ - $ - $ - $ 139,000,000 $ 139,362,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Bus Prediction Platform T-11 260,000$ 260,000$
2-Electric Support Vehicles T-12 80,000$ 80,000$ Shop Truck T-13 150,000$ 150,000$
Microtransit Feasability Analysis T-14 100,000$ 100,000$ 2-EZ Rider ll Buses T-15 1,700,000$ 1,700,000$
New Vehicle Communications T-16 57,498$ 57,498$ TOTAL $ 2,347,498 $ - $ - $ - $ - $ - $ 2,347,498 Project Name Project Number FY21/22 FY22/23 FY23/24 FY24/25 FY26/27 Future Funding TOTAL TOTAL $ - $ - $ - $ - $ - $ - $ - Funding Source: CDBG Grants
Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Citywide Street Improvements 22/23 - CDBG R-16 $ 130,000 $ 130,000 Citywide Street Improvements 23/24 - CDBG $ 130,000 $ 130,000 Citywide Street Improvements 24/25 - CDBG $ 130,000 $ 130,000 Citywide Street Improvements 25/26- CDBG 130,000$ $ 130,000 Citywide Street Improvements 26/27- CDBG 130,000$ $ 130,000 TOTAL $ 130,000 $ 130,000 $ 130,000 $ 130,000 $ 130,000 $ - $ 650,000 Funding Source: General Fund
Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Police Station Renovations PS-02 175,000$ 175,000$ Pennsylvania Widening 2017-009 4,000,000$ 4,000,000$ Fire Truck Purchase PS-05 400,000$ 400,000$
Sports Park Field Lighting and Field Expansion P-04 5,019,884$ 5,019,884$ 2nd Street Extension Construction R-12 500,000$ 500,000$ Pennsylvania Ave/UPR Grade Seperation 2017-012 1,000,000$ 1,000,000$ Downtown Street Light Replacement R-19 1,000,000$ 1,000,000$ City-Wide Monument Program (Street & Parks)R-20 2,000,000$ 2,000,000$ 6th Street Medians R-21 2,000,000$ 2,000,000$
Public Works Corp Yard R-22 1,000,000$ 1,000,000$
Downtown Revitalization/Grace Bldg/Real Estate Acquisition CD-03 5,000,000$ 5,000,000$ Zoning code update and citywide design guidelines CD-04 350,000$ 350,000$ City-Wide Traffic Analysis R-23 250,000$ 250,000$ Sundance Detention Basin Concrete Replacement 700,000$ 700,000$ Michigan Ave Storm Drain Culvert Crossing R-17 30,200$ 30,200$ Memorial Park Plaza P-14 1,750,000$ 1,750,000$
Memorial Park Plaza Cameras P-15 50,000$ 50,000$ Public Safety Radio System Upgrade PS-04 544,005$ 344,479$ 888,484$ 3rd St to California Ave Storm Drain 650,000$ 650,000$ Pavement Management Study 250,000$ 250,000$
Funding Source: Transit Grants
Funding Source: Asset Forfeiture

Mid Year Street Enhancement Program 2022 R-18 1,907,200$ 1,907,200$ Mid Year Street Enhancement Program 2023 925,200$ 925,200$ Mid Year Street Enhancement Program 2024 943,800$ 943,800$ Mid Year Street Enhancement Program 2025 962,400$ 962,400$ Mid Year Street Enhancement Program 2026 981,600$ 981,600$ Storm Drain Facilities $ 1,000,000 $ 1,000,000 Storm Drain Master Plan $ 500,000 $ 500,000 Parking Garage Facility - Downtown $ 10,000,000 $ 10,000,000 TOTAL $ 26,976,289 $ 2,169,679 $ 1,643,800 $ 962,400 $ 981,600 $ 11,500,000 $ 44,233,768 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL I&I Rehabilitation Project - Phase 3 200,000$ 200,000$ 4th Street Manhole Replacement WW-06 200,000$ 200,000$ Oak Valley Lift Station Access Point WW-07 210,000$ 210,000$ Vactor Dump Station WW-08 450,000$ 450,000$
UV Bulb Replacement 50,000$ 50,000$ 50,000$ 150,000$ RO Module Replacement 300,000$ 300,000$
TOTAL $ 860,000 $ 250,000 $ 50,000 $ 350,000 $ - $ - $ 1,510,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL 16" Mesa Force Main Construction WW-09 2,000,000$ 2,000,000$ 4,000,000$ Mesa Lift Station Pump Capacity Enhancement Construction WW-10 750,000$ 750,000$ Mesa Lift Station - Construction WW-11 900,000$ 700,000$ 1,600,000$ TOTAL $ 3,650,000 $ 2,700,000 $ - $ - $ - $ - $ 6,350,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Mesa Lift Station - Construction WW-11 100,000$ 2,300,000$ 2,400,000$ TOTAL $ 100,000 $ 2,300,000 $ - $ - $ - $ - $ 2,400,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Grace Roof Remove & Replace ISFB-10 350,000$ 350,000$ -$
-$
-$
TOTAL $ 350,000 $ - $ - $ - $ - $ - $ 350,000 Project Name Project Number FY22/23 FY23/24 FY24/25 FY25/26 FY26/27 Future Funding TOTAL Lift Station Spare Pump Program ISFWW-01 300,000$ 300,000$ VFD ISFWW-02 250,000$ 250,000$
-$
-$
TOTAL $ 550,000 $ - $ - $ - $ - $ - $ 550,000 Funding Source: WW Internal Service Fund-Repair and Replacement Funding Source: Wastewater DIF
Funding Source: Internal Service Fund
Funding Source: Wastewater
Funding Source: State and Local Fiscal Recovery Funds Program

DATE:11/1/2022
DEPARTMENT NAME:Various
PREPARED BY:Tara Astran

APPROVED BY
Revenue = (Credit)
Expense = Debit
Revenue = (Credit)
Expense = Debit Debit (Credit)
ACCOUNT/PROJECT NUMBER ACCOUNT DESCRIPTION CURRENT BUDGET ADJUSTMENT NEW BUDGET AMT Explanations / Justification 700-4050-9950-0000 Transfers In - (157,335.00) (157,335.00) Vactor Truck Payoff 700-4050-8060-0000 Vehicles - Wastewater 33,576.00 157,335.00 190,911.00 Vactor Truck Payoff 100-0000-9960-0000 Transfers Out 7,932,671.00 157,335.00 8,090,006.00 Vactor Truck Payoff 100-3250-8060-0000 Vehicles 38,340.00 28,582.00 66,922.00 Vactor Truck Payoff 100-1240-7080-0000 Liability and Property Insurance 1,833,000.00 334,948.00 2,167,948.00 Unanticipated 20% increase 100-1150-7020-0000 Advertising 11,000.00 20,000.00 31,000.00 Advertising costs have substantially increased 100-6050-7068-5500 Contractual Services - 45,860.00 45,860.00 Unanticipated electrical work for FY22 Cherry Festival 100-2100-7068-0000 Contractual Services 4,619,765.00 500,000.00 5,119,765.00 Increased Cal Fire MOU 100-2050-6012-0000 Overtime - PD 415,075.00 50,000.00 465,075.00 PD overtime for downtown patrol -pilot program 100-1350-6010-0000 Assistant Planner 411,196.00 70,000.00 481,196.00 Additional 1 FTE for business and development support 100-1550-7049-0000 Special Community Events - 60,000.00 60,000.00 Concert in the Park 100-1350-7068-0000 Contractual Services 155,000.00 100,000.00 255,000.00 Legislative affairs budget increase for lobbying services and travel 100-0000-9960-0000 Transfer Out 7,932,671.00 415,323.00 8,347,994.00 Needed radios to complete transition PS-04-0 Transfer In Citywide Radio Project (477,056.00) (415,323.00) (892,379.00) Needed radios to complete transition PS-04A Citywide Radio Project Costs 1,421,841.00 415,323.00 1,837,164.00 Needed radios to complete transition 100-0000-9960-0000 Transfer Out 7,932,671.00 175,000.00 8,107,671.00 Increased cost over PD Perimeter fencing approved FY21/22 PS-02-T1 Transfer In Police Perimeter Fencing - (175,000.00) (175,000.00) Increased cost over PD Perimeter fencing approved FY21/22 City of Beaumont
Budget Adjustment Form
FY 2022/2023
FY23 UNPROGRAMMED REVENUES
https://beaumontca.sharepoint.com/sites/financegroup2/Shared Documents/Council Reports/FY2023/First Amendment to CIP and budget amendment/Attachment C Budget Adjustment Form for 11.01.22 CC meeting.xlsx: Budget Adjustment Form

ACCOUNT/PROJECT NUMBER ACCOUNT DESCRIPTION CURRENT BUDGET ADJUSTMENT NEW BUDGET AMT Explanations / Justification FY23 UNPROGRAMMED REVENUESPS-02-A Police Perimeter Fencing Costs 250,000.00 175,000.00 425,000.00 Increased cost over PD Perimeter fencing approved FY21/22 100-0000-9960-0000 Transfer Out 7,932,671.00 4,000,000.00 11,932,671.00 Additional funds needed to award contract for Pennsylvania widening 2017-009T Transfer In Pennsylvania Widening - (4,000,000.00) (4,000,000.00) Additional funds needed to award contract for Pennsylvania widening 2017-009B Pennsylvania Widening 1,050,000.00 4,000,000.00 5,050,000.00 Additional funds needed to award contract for Pennsylvania widening 100-0000-9960-0000 Transfers Out 7,932,671.00 400,000.00 8,332,671.00 Increase to Fire Truck cost on top of the $1.4M SLFRF appropriation PS-05-T Transfer In Fire Truck - (400,000.00) (400,000.00) Increase to Fire Truck cost on top of the $1.4M SLFRF appropriation PS-05-A Fire Truck Purchase 1,400,000.00 400,000.00 1,800,000.00 Increase to Fire Truck cost on top of the $1.4M SLFRF appropriation 100-0000-9960-0000 Transfers Out 7,932,671.00 1,019,884.00 8,952,555.00 Current fields don't have sufficient lighting for sports played in the evening
P-04-T1 Transfer In Sports Park Field Lights - (1,019,884.00) (1,019,884.00) Current fields don't have sufficient lighting for sports played in the evening
P-04A Sports Park Field Light Costs 1,000,000.00 1,019,884.00 2,019,884.00 Current fields don't have sufficient lighting for sports played in the evening
TOTAL 7,376,932.00
100-1150-7068-0000 Contractual Services 130,600.00 50,000.00 180,600.00 Plans retention - document scanning for electronic archives 100-0000-9960-0000 Transfers Out 7,932,671.00 4,000,000.00 11,932,671.00 Upgrade grass fields to turf P-04-T1 Transfer In Sports Park Artifical Turf - (4,000,000.00) (4,000,000.00) Upgrade grass fields to turf P-04-A Sports Park Artificial Turf Costs 1,000,000.00 4,000,000.00 5,000,000.00 Upgrade grass fields to turf 100-0000-9960-0000 Transfers Out 7,932,671.00 5,000,000.00 12,932,671.00 Grace Bldg repairs and Acquisition of land for future needs CD-03-T
Transfer in Downtown Revitalization/Grace
Bldg/Real Estate Acquisition - (5,000,000.00) (5,000,000.00) Grace Bldg repairs and Acquisition of land for future needs CD-03-A
Downtown Revitalization/Grace Bldg/Real
Estate Acquisition - 5,000,000.00 5,000,000.00 Grace Bldg repairs and Acquisition of land for future needs 100-0000-9960-0000 Transfers Out 7,932,671.00 1,000,000.00 8,932,671.00 4th & Veile Project fair share cost R-22-T Transfer In Public Works Corporate Yard - (1,000,000.00) (1,000,000.00) 4th & Veile Project fair share cost R-22-A Public Works Coprorate Yard Costs - 1,000,000.00 1,000,000.00 4th & Veile Project fair share cost 100-0000-9960-0000 Transfers Out 7,932,671.00 1,000,000.00 8,932,671.00 Increase in current pavement management plan R-18-T Transfer In Pavement Management Increase (907,200.00) (1,000,000.00) (1,907,200.00) Increase in current pavement management plan R-18-A Pavement Management Costs 907,200.00 1,000,000.00 1,907,200.00 Increase in current pavement management plan

AVAILABLE FUND BALANCE
https://beaumontca.sharepoint.com/sites/financegroup2/Shared Documents/Council Reports/FY2023/First Amendment to CIP and budget amendment/Attachment C Budget Adjustment Form for 11.01.22 CC meeting.xlsx: Budget Adjustment Form

ACCOUNT/PROJECT NUMBER ACCOUNT DESCRIPTION CURRENT BUDGET ADJUSTMENT NEW BUDGET AMT Explanations / Justification FY23 UNPROGRAMMED REVENUES100-0000-9960-0000 Transfers Out 7,932,671.00 2,000,000.00 9,932,671.00 Beautification of City's gateway - 6th Street Medians R-21-T Transfer In 6th Street Medians - (2,000,000.00) (2,000,000.00) Beautification of City's gateway - 6th Street Medians R-21-A 6th Street Medians Costs - 2,000,000.00 2,000,000.00 Beautification of City's gateway - 6th Street Medians 100-0000-9960-0000 Transfers Out 7,932,671.00 350,000.00 8,282,671.00 Zoning code is dated and currently does not include design guidelines CD-04-T
Transfer In Zoning code update and citywide
design guidelines - (350,000.00) (350,000.00) Zoning code is dated and currently does not include design guidelines CD-04-A
Zoning code update and citywide design
guidelines costs 350,000.00 350,000.00 Zoning code is dated and currently does not include design guidelines 100-0000-9960-0000 Transfers Out 7,932,671.00 2,000,000.00 9,932,671.00 Upgrade and install monuments citywide R-20-T
Transfer In Citywide monument program
(streets and parks)- (2,000,000.00) (2,000,000.00) Upgrade and install monuments citywide R-20-A
Citywide monument program (streets and
parks) costs - 2,000,000.00 2,000,000.00 Upgrade and install monuments citywide 100-0000-9960-0000 Transfers Out 7,932,671.00 500,000.00 8,432,671.00 Increase 2nd Street current project's funding to complete the job R-12-T1 Transfer In 2nd Street Construction Increase - (500,000.00) (500,000.00) Increase 2nd Street current project's funding to complete the job R-12-A 2nd Street Construction Costs 1,500,000.00 500,000.00 2,000,000.00 Increase 2nd Street current project's funding to complete the job 100-0000-9960-0000 Transfers Out 7,932,671.00 1,000,000.00 8,932,671.00 Seed money for Pennsylvania Grade Separation project 2017-012T1 Transfer In Pennsylvania Grade Separation - (1,000,000.00) (1,000,000.00) Seed money for Pennsylvania Grade Separation project 2017-012B Pennsylvania Grade Sep Costs - 1,000,000.00 1,000,000.00 Seed money for Pennsylvania Grade Separation project 100-0000-9960-0000 Transfers Out 7,932,671.00 1,000,000.00 8,932,671.00 Part of downtown revitalization - Downtown Street Light Replacement R-19-T
Transfer In Downtown Street Light
Replacement - (1,000,000.00) (1,000,000.00) Part of downtown revitalization - Downtown Street Light Replacement R-19-A Downtown Street Light Costs 1,000,000.00 1,000,000.00 Part of downtown revitalization - Downtown Street Light Replacement 100-0000-9960-0000 Transfers Out 7,932,671.00 250,000.00 8,182,671.00 Citywide Traffic Analysis R-23-T Transfer In - Citywide Traffic Analysis (250,000.00) (250,000.00) Citywide Traffic Analysis R-23-A Citywide Traffic Analysis 250,000.00 250,000.00 Citywide Traffic Analysis TOTAL 18,150,000.00
-
TOTALS 25,526,932.00$
https://beaumontca.sharepoint.com/sites/financegroup2/Shared Documents/Council Reports/FY2023/First Amendment to CIP and budget amendment/Attachment C Budget Adjustment Form for 11.01.22 CC meeting.xlsx: Budget Adjustment Form

ACCOUNT/PROJECT NUMBER ACCOUNT DESCRIPTION CURRENT BUDGET ADJUSTMENT NEW BUDGET AMT Explanations / Justification FY23 UNPROGRAMMED REVENUES Net Effect
562-0000-9960-0000 Transfers Out - 2,800,000.00 2,800,000.00 Additional CalTrans Requirements for Pennsylvania Ave Interchange 2017-001T Transfer In Penn Ave Interchange (3,950,000.00) (2,800,000.00) (6,750,000.00) Additional CalTrans Requirements for Pennsylvania Ave Interchange 2017-001B Penn Ave Interchange Costs 3,000,000.00 2,800,000.00 5,800,000.00 Additional CalTrans Requirements for Pennsylvania Ave Interchange 562-0000-9960-0000 Transfers Out - 1,200,000.00 1,200,000.00 Inreased funding for Pennsylvania Widening Project 2017-009T1 Transfer In Penn Widening (650,000.00) (1,200,000.00) (1,850,000.00) Inreased funding for Pennsylvania Widening Project 2017-009B Penn Widening Costs 1,050,000.00 1,200,000.00 2,250,000.00 Inreased funding for Pennsylvania Widening Project 255-0000-9960-0000 Transfers Out 3,858,848.00 250,000.00 4,108,848.00 CPRS grant requires 100% mathing funds from the City for Shadow Creek Park Playground Rehab
P-16-T
Transfer In Shadow Creek Park Playground
Rehab - (250,000.00) (250,000.00) CPRS grant requires 100% mathing funds from the City for Shadow Creek Park Playground Rehab
P-16-A Shadow Creek Playground Rehab Costs - 250,000.00 250,000.00 CPRS grant requires 100% mathing funds from the City for Shadow Creek Park Playground Rehab
P-16-G Shadow Park Playground Rehab Grant - (250,000.00) (250,000.00) CPRS grant funding for Shadow Creek Playground Rehab P-16-A Shadow Creek Playground Rehab Costs - 250,000.00 250,000.00 CPRS grant funding for Shadow Creek Playground Rehab 255-0000-9960-0000 Transfers Out 3,858,848.00 250,000.00 4,108,848.00 Coordinated plan for future park needs and designs - Master Park Plan Citywide
P-17-T Transfer In Master Park Plan - Citywide - (250,000.00) (250,000.00) Coordinated plan for future park needs and designs - Master Park Plan Citywide
P-17-A Master Park Plan - Citywide costs - 250,000.00 250,000.00 Coordinated plan for future park needs and designs - Master Park Plan Citywide
TOTAL 4,500,000.00
Alternative Funding Sources
https://beaumontca.sharepoint.com/sites/financegroup2/Shared Documents/Council Reports/FY2023/First Amendment to CIP and budget amendment/Attachment C Budget Adjustment Form for 11.01.22 CC meeting.xlsx: Budget Adjustment Form

Staff Report

TO: City Council
FROM: Christina Taylor, Deputy City Manager
DATE November 1, 2022
SUBJECT: Public Hearing and Consideration of Proposed Amendments to Beaumont Municipal Code Chapter 17.02 “Administration”, Chapter 17.03.120 “Permitted Uses for Base Zone Districts”, and Chapter 17.19.120 “Downtown Districts”

Description Recommended changes to the Beaumont Municipal Code to help facilitate business activity in the downtown and City wide.

Background and Analysis:

Planning and Economic Development staff have been attending downtown business meetings and Economic Development Committee (EDC) meetings in an effort to learn about the issues facing the business community in the City of Beaumont.

After attending both downtown business meetings, numerous EDC meetings, attending site specific meetings in the downtown area and having discussions with business owners and operators in the City staff has identified several items with in the Beaumont Municipal Code which can be modified to reduce the barrier of entry to doing business within the City. The proposed modifications to the zoning code are as follows:

 Revision to the Administrative Plot Plan Process (Attachment A)  Modification of footnotes in Table 17.19-1 (Attachment C)  Addition of brewery, distillery and other alcoholic beverage production with or without onsite sales, tasting or consumption (Attachments B & C)  Addition of public parking lots or structures (Attachment C)

Two additional zoning code amendments propo sed are as follows:
 Change self-storage facilities from Not Permitted (N) to Conditionally permitted (C) in the Urban Village Zone (Attachment B)
 Addition of a use determination option for uses not identified in the permitted use tables (Attachment A)

Changes to Chapter 17.02 Administration (Attachment A)

The proposed revision to the Administrative Plot Plan process is intended to streamline the new business application process. The current application is approximately 26 pages, and the code requires any business going into any existing structure and change of ownership to fill out the entire package. The complexity of the application has proven to be challenging for businesses of all sizes and scopes to navigate. The proposed changes to the Administrative Plot Plan process will not require a business license but not a full Administrative Plot Plan application unless there is a change in building occupancy classification. In addition to the proposed change to the code, staff is also modifying the application itself to be more reflective of current informational needs.

Staff is proposing removing the Administrative Plot Plan requirement for m odel home complexes and temporary uses. The revision would instead require a Minor Plot Plan for real estate offices used for the sales of homes and temporary offices used to operate a business on the same site under is construction for permanent structures in conjunction of an approved plot plan. The Minor Plot Plan is a more appropriate mechanism for review of long term, temporary uses which are development related.

B. Type of Plot Plan Application. The Community Development Director shall determine the type and scope of application required of any applicant for a proposed use.

1. An administrative plot plan application, not requiring a public hearing, shall be required for the following:
a. Occupancy or assumption of a structure where building occupancy classification will change from the previously established or permitted use.

Occupancy or assumption of an existing use or business which conforms to this Zoning Ordinance and does not change building occupancy classification does not require an Administrative Plot Plan but does require an updated Business License
b. Site plans for a single-family dwelling unit on an existing legal lot and other residential projects with two to four dwelling units on one legal lot. c. Development plans that are exempt from the California Environmental Quality Act.
d. Model home complexes and temporary real estate sales offices used exclusively for the first sales of homes.
e. Temporary uses, unless a conditional use permit is required or the Community Development Director determines that Planning Commission approval is required due to the uniqueness, size, and/or location of the proposed temporary event

2. A Minor Plot Plan, not requiring a public hearing and containing information as required by the Planning Director and subject to approval by the Planning Director, shall be required for the following:
a. Model home complexes and temporary real estate offices used for the sales of homes
b. Temporary offices used to operate a business on the same site under is construction for permanent structures in conjunction of an approved plot plan

3. A plot plan application, requiring a public hearing conducted by the Planning Commission, shall be required for the following:
a. Any use which is subject to the provisions of the California Environmental Quality Act.
b. Any use which exceeds the limitations applicable to the administrative plot plan application process, as set forth in this Zoning Ordinance (Section

17.02.070(B)1).

The final change proposed to the Administration section of the zoning code is the addition of a proposed determination option for uses not identified in the code.

Currently, the municipal code has no provision to allow uses similar in nature to specifically listed uses without a zoning code amendment. This causes significant and generally unnecessary delays in the development process. The proposed change would allow the Community Development Director to make a determination if a proposed use not specifically listed is sufficiently similar to a permitted or conditionally permitted use. The proposed language is as follows:

F. The Community Development Director, upon written request or upon their own initiative, when a use is not specifically listed as a permitted use or conditional use under a particular zone, and when that use is proposed or classification is requested, shall determine whether the use is sufficiently similar to a listed use in the particular zone to justify a finding that it should be deemed a permitted use or a conditional use in one or more zones. Before permitting or classifying an unlisted use, the director shall first determine that all of the following conditions exist:

(1) The proposed use would meet the objectives of the zone; (2) The proposed use and its operation are compatible with the uses permitted in the zone; and
(3) The proposed use is similar to one or more uses in the zone. (4) The director shall notify the planning commission and city council of determination of use.

The Planning Commission considered this item which included discussion on process if the Commission or Council disagrees with the determination made by staff on an administrative application and alternative options to the report after determination. The Commission has forwarded a recommendation of approval with the request that Council further discuss the process.

Proposed Change to Table 17.03-3 of Chapter 17.03 Zoning Map and Zone Districts (Attachment B)

Staff is proposing addition of brewery, distillery and alcoholic beverage production with or without an onsite consumption component. These uses are not currently identified in the zoning code. Staff has received a number of inquiries regarding establishing these uses within the city. The uses are proposed subject to Conditional Use Permit approval by the Planning Commission as there are licensing requirements set by the State of California Department of Alcohol Beverage Control.

The conditional use permit process also allows staff and the Commission to evaluate location, operation, compatibility and other factors when determining if a use is appropriate in a given location.

Discussion was held at Planning Commission and the Commission’s recommendation is as follows:

Alcohol Service and Sales RC PF RR RSF RTN RMF CN CC M UV Brewery or Distillery N N N N N N N N C N
Brewery, Distillery or other Alcoholic
Beverage Production with onsite tasting
and consumption

N N N N N N C C C C

The other change proposed to the zoning table is related to Mini-Storage, Mini- Warehouse, Self-Storage or Public-Storage. Currently, these uses are only permitted in the Manufacturing (M) zone. Staff is proposing to allow these uses in the Urban Village (UV) zone subject to Conditional Use Permit approval by the Planning Commission. The uses would also still be required to meet the standards established in the Storage Ordinance found in Beaumont Municipal Code Chapter

17.11.150. The proposed change is requested by staff for two reasons:

1) Existing Mini-Storage, Mini-Warehouse, Self-Storage or Public-Storage uses in the Urban Village (UV) zone are unable to expand or modify their footprint because these uses are now considered non -conforming. Allowing the existing uses to expand subject to Conditional Use Permit approval by the Planning

Commission, provides the opportunity for improvement to the site and expansion of an existing service to the residents of the City.

There are parcels in the southeast portion of the Urban Village (UV) zone which are irregularly shaped and are subject to environmental constrain ts. These properties could fit the criteria in the Storage Ordinance for potentially hosting a Mini-Storage, Mini-Warehouse, Self-Storage or Public-Storage. Allowing these uses subject to Conditional Use Permit approval by the Planning Commission, provides an opportunity for parcels which may not otherwise be utilized to provide a service to the community and to expand the infrastructure and improvements in the general area.

Discussion was held at Planning Commission, and the Commission recommends City Council considering limiting the Conditional Use Permit allowance to properties fronting Western Knolls Avenue. This would be addressed through a footnote on Table 17.03-3 as follows:

Manufacturing and Industrial RC PF RR RSF RTN RMF CN CC M UV Mini-Storage, Mini-Warehouse, Self-
Storage or Public-Storage 8

N N N N N N N N P N
C8
8 Only applies to properties fronting Western Knolls Avenue

Proposed Change to Table 17.19-1 Downtown Zone Districts (Attachments C) The remaining proposed code amendments are to Chapter 17.19 Downtown Zone Districts. The first proposed change mirrors the change to Table 17.03 -3, the addition of brewery, distillery and alcoholic beverage production with or without an onsite consumption component. These uses are not currently identified in the Downtown area. Staff has received a number of inquiries regarding establishing these uses within the city. The uses are proposed subject to Conditional Use Permit approval by the Planning Commission as there are licensing requirements set by the State of California Department of Alcohol Beverage Control. The conditional use permit process also allows staff and the Commission to evaluate location, operation, compatibility and other factors when determining if a use is appropriate in a given location.

Discussion was held at Planning Commission and the Commission’s recommendation is as follows:

Alcohol Service and Sales DMU BMU SSMU SSMU-R LC DMF
Brewery or Distillery N N C N C N

Brewery, Distillery or other Alcoholic
Beverage Production with onsite sales,
tasting or consumption

C C C C C N

The next proposed change to Table 17.19 -1 is the addition of Public Parking Lots or Structures. This proposal has come out of EDC as well as addressed in the City’s Parking Management Master Plan. Adding public parking lots and structures as permitted uses, helps facilitate the city’s vision of having “park once and walk” opportunities throughout downtown.

The Planning Commission held discussion on this item a nd staff is bringing forth the recommendation of allowing the uses subject to Conditional Use Permit approval by the Planning Commission.

Public and Quasi-Public Uses DMU BMU SSMU SSMU-R LC DMF Public Parking Lots or Structures C C C C N N

The third proposed change is to allow or conditionally allow uses listed on the remaining 4 lines in the table.

Personal Services
Commercial Pet Grooming Services P N P P N P N
Tattoo/Body Piercing Services N C N C C C C N
Recreation and Entertainment
Billiard and Pool Halls C N C C N C N
Dance Studios C N C C N C N

The final proposed change is to the footnotes for Table 17.19-1. The changes requested are as follows:

Footnotes:
2 Use is not allowed on parcels fronting 6th Street and Beaumont Avenue unless approved by the Planning Commission through the Conditional Use Permit process. 3 Use is limited to 2,500 square feet unless approved by the Planning Commission through the Conditional Use Permit process.
4 These uses shall not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center unless approved by the Planning Commission through the Conditional Use Permit process.
7 Use is limited to 5,000 square feet unless approved by the Planning Commission through the Conditional Use Permit process.

8 Use is limited to 10,000 square feet unless approved by the Planning Commission through the Conditional Use Permit process.

The changes above have come out of talks with businesses and staff analysis of existing and proposed uses. Staff has encountered numerous cases where existing businesses cannot expand due to the strictly defined cap on square footage for certain use types. Providing the opportunity for consideration by the Planning Commission for uses which may not fit the specific criteria still allows the opportunity to present for consideration uses which would otherwise not be reviewed based on size alone.

In cases where the proposed use is already subject to a Conditional Use Permit, the consideration of the increase in square footage can be considered at the same time, if requested.

This item was presented before the Planning Commission at their October meeting. A public hearing was held and the language presented includes recommendations from the Commission.

Fiscal Impact:

Cost to prepare this staff report is approximately $1,500.

Recommended Action:

Hold a Public Hearing; and
Waive the first full reading and approve by title only, “An Ordinance of the City Council of the City of Beaumont Amending Beaumont Municipal Code Chapter 17.02 ‘Administration’, Chapter 17.03.120 ‘Permitted Uses for Base Zone Districts’, and Chapter 17.19.120 ‘Downtown Districts.’”
Attachments:

A. Ordinance Adopting revisions to the municipal code
B. Redline Beaumont Municipal Code Chapter 17.02 Administration C. Redline Beaumont Municipal Code Table 17.03-3
D. Redline Beaumont Municipal Code Table 17.19-1

ORDINANCE NO.

AN ORDINANCE OF THE CITY COUNCIL OF

THE CITY OF BEAUMONT, CALIFORNIA
AMENDING CHAPTER 17.02 “ADMINISTRATION”,
CHAPTER 17.03.120 “PERMITTED USES FOR BASE ZONE DISTRICTS”, AND CHAPTER 17.19.120 “PERMITTED USES FOR DOWNTOWN BASE ZONE DISTRICTS”

OF THE BEAUMONT MUNICIPAL CODE

BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF BEAUMONT, RIVERSIDE COUNTY, STATE OF CALIFORNIA AS FOLLOWS:

SECTION 1. CEQA. The City Council finds that the actions contemplated by this Ordinance are exempt from the California Environmental Quality Act (“CEQA”) pursuant to 15061(b)(3), CEQA review is not required because there is no possibility that this Ordinance may have a significant effect upon the environment and the proposed text amendments constitute a minor alteration in a land use limitation under CEQA Guidelines Section 15305, and such a land use limitation is a permissible exercise of the City's zoning powers.

SECTION 2. Severability. The City Council hereby declares that if any provision, section, paragraph, sentence, or word of this Ordinance is rendered or declared to be invalid or unconstitutional by any final court action in a court of competent jurisdiction, or by reason of any preemptive legislation, such invalidity shall not affect the other provisions, sections, paragraphs, sentences, or words of this Ordinance, and to this end the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any particular portion thereof and intends that the invalid portions should be severed, and the balance of the Ordinance enforced.

SECTION 3. Prosecution of Prior Ordinances. Neither the adoption of this Ordinance nor the repeal of any other ordinance of this City shall in any manner affect the prosecution of any violation of any City ordinance or provision of the City of Beaumont Municipal Code, committed prior to the effective date hereof, nor be construed as a waiver of any penalty or the penal provisions applicable to any violation thereof.

SECTION 4. The City Council hereby amends Title 17, Chapter 17.02 “Administration”, Chapter 17.03.120 “Permitted Uses for Base Zone Districts”, and Chapter 17.19.120 “Permitted Uses for Downtown Base Zone Districts” to include amendments to the Beaumont Municipal Code Zoning to read as specifically set forth in Exhibit “A”, which Exhibit is attached hereto and made a part hereof.

SECTION 5. Effective Date and Publication. The Mayor shall sign and the City Clerk shall certify to the passage of this Ordinance and cause the same or a summary thereof to be published within 15 days after adoption in accordance with Government Code Section 36933. This Ordinance shall take effect 30 days after adoption in accordance with Government Code Section 36937.

NOW, THEREFORE, BE IT ORDAINED that the City Council of the City of Beaumont, California, approves an amendment to the City Code.

INTRODUCED AND READ for the first time and ordered posted at a regular meeting of the City Council of the City of Beaumont, California, held on the 1st day of November 2022, by the following roll call vote:

AYES:

NOES
ABSENT

ABSTAIN
PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Beaumont, California, held on the 15th day of November 2022.

AYES:

NOES:

ABSENT:

ABSTAIN:

_______________________
Lloyd White, Mayor

Attest: ______________________
City Clerk

Approved as to form:

_________________________
John O. Pinkney, City Attorney

TITLE 17 ‐ ZONING
Chapter 17.02 ADMINISTRATION AND ENFORCEMENT

Beaumont, California, Code of Ordinances    Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2)

Chapter 17.02 ADMINISTRATION AND ENFORCEMENT

17.02.010 Purpose and authority.

The purpose of Chapter 17.02 is to outline those activities and/or procedures that will implement this Zoning Ordinance. The purpose of this section of the Zoning Ordinance is to accomplish the following:

A. To identify each reviewing and approval authority within the City of Beaumont along with their powers, duties, and related information;
B. To identify the steps necessary to obtain the requisite City approvals related to land use and development;
C. To establish and identify the procedures for filing applications for permits and other approvals; and, D. To establish and identify the appeal process.
( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.020 Community Development Director duties and responsibilities.

The Community Development Director shall be responsible for the enforcement of the Zoning Code and shall have the authority to undertake the activities and duties indicated in this section.

A. The Community Development Director shall administer the Zoning Ordinance; B. The Community Development Director shall consider and approve administrative plot plan applications which are in conformance with applicable zoning standards and which do not require a public hearing; C. The Community Development Director shall review and make recommendations to the Planning Commission and the City Council on planning applications, land use and planning issues, or other activities as may be directed by the City Council, the Planning Commission, or the City Manager; D. The Community Development Director shall assist applicants in the submittal of development applications; and,
E. The Community Development Director shall review and make recommendations to the Planning Commission and City Council on all applications and any attendant approvals and environmental documents.

F.  The Community Development Director, upon written request or upon their own initiative, when a use is not specifically listed as a permitted use or conditional use under a particular zone, and when that use is proposed or classification is requested, shall determine whether the use is sufficiently similar to a listed use in the particular zone to justify a finding that it should be deemed a permitted use or a conditional use in one or more zones. Before permitting or classifying an unlisted use, the director shall first determine that all of the following conditions exist:
(1) The proposed use would meet the objectives of the zone; (2) The proposed use and its operation are compatible with the uses permitted in the zone; and (3) The proposed use is similar to one or more uses in the zone. (4) The director shall notify the planning commission and city council of determination of use.

Formatted: Indent: First line: 0"

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.030 Planning Commission duties and responsibilities.

The duties of the Planning Commission are outlined in this section.

A. The Planning Commission shall instruct the Community Development Director to exercise administrative duties where applicable;
B. The Planning Commission shall conduct public hearings to consider and make recommendations to the City Council regarding general plan amendments, zone changes, zone variances, and specific plans; C. The Planning Commission shall conduct public hearing to recommend approval (to the City Council) of all the tentative parcel maps and tentative tract maps; D. The Planning Commission shall consider the appeals of determinations made by the Community Development Director regarding site plan reviews, signage plans, and temporary use permits; and, E. The Planning Commission shall conduct public hearings to approve plot plans, variances and conditional use permits.

Table 17.02‐1 identifies the permits and approvals that may be necessary as required by this Zoning Code, as well as approving authority and appeal body.

Table 17.02‐1
Permit Approval Matrix
Application Staff Planning Commission City
Council
Conditional Use Permit  Review  Approval  Appeal
Final Map  Review  —  Approval
General Plan Amendment  Review  Recommendation  Approval Lot Line Adjustment & Parcel
Merger
Approval  Appeal  Appeal
Administrative Plot Plan Review  Approval  Appeal  Appeal Plot Plan (without EIR)  Review  Approval  Appeal
Plot Plan (with EIR)  Review  Approval  Appeal
Sign Plans  Approval  Appeal  Appeal
Modification of Standards  Approval  Appeal  Appeal
Specific Plan  Review  Recommendation  Approval
Temporary Use Permit  Approval  Appeal  Appeal
Tentative Parcel Map  Review  Recommendation  Approval
Tentative Tract Map  Review  Recommendation  Approval
Variance  Review  Approval  Appeal
Zone Change  Review  Recommendation  Approval
Zoning Ordinance  Review  Recommendation  Approval

( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

17.02.040 Application process.

Applications for permits, permit modifications, amendments, and other matters pertaining to the Zoning Code, shall be filed with the Planning Department on the appropriate City application form. The following procedures apply to the granting of a development application:

A. Submittal Information. All plans, and any other information required by the Planning Department shall be submitted with the application form. Applications shall be completed by the owner(s) of properties, their agents, or other persons who have written authority from the property owner(s) to complete and file the application on the owner's behalf. Any person or authorized representative desiring a permit or approval required by this Title, shall file an application with the Planning Director or the designee on forms provided by the Planning Director.

B. Pre‐application Meeting. Prior to the filing of an application for any discretionary permit requiring approval by the Planning Commission or City Council, the applicant may request a pre‐application conference with the Community Development Director or the designee. The purpose of the pre‐ application conference is to advise the applicant of the development regulations applicable to the property for which the application is being filed and to review any preliminary site plan or other development plans the applicant may have prepared.

C. Application is Deemed Completed. No application shall be processed until it is deemed complete by the Community Development Director or the designee. No application shall be deemed complete until all required information is provided in the required quantity and format.

D. Concurrent Applications. Whenever more than one permit or approval is required for a proposed Project or use, all applications shall be filed and processed concurrently. All such related applications will be reviewed in accordance with the procedures set forth for the application requiring the highest level of review.

E. Application Fees. Each applicant for a land use action authorized by this Zoning Ordinance shall pay those fees and costs as established by resolution of the City Council.

F. Re‐submittal of Application. Whenever an application or portion of an application has been denied or revoked and the denial or revocation becomes final, no new application for the same or similar request may be accepted within one year of the date of the denial, unless the Community Development Director finds that the conditions surrounding the application have sufficiently changed to warrant a new application. Changed conditions shall mean a substantial change in land use on properties in the vicinity, improved infrastructure in the vicinity, altered traffic patterns, or any such similar change resulting in a changed physical environment.
( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.050 Public hearings.

For applications requiring a public hearing, upon accepting an application as complete, the Planning Director shall establish the time and place of the public hearing consistent with the requirements of this Section. The City Council shall have the authority to change the time or place of a hearing. The hearing body for any given matter shall be determined based upon the nature and type of permit as set forth in this Zoning Ordinance. However, in all cases, the hearing shall be held within 30 days of the date on which the application has been accepted as complete, unless a longer time period is required to accommodate the requisite environmental review under the provisions of the California Environmental Quality Act. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

17.02.051 Public hearings, noticing.

The procedures for the noticing of public hearings are indicated in this section.

A. Newspaper Publication. The notice of the public hearing shall be published in a newspaper of general circulation not less than ten days prior to the date of the hearing, or as prescribed in the California Environmental Quality Act where relevant. The notice shall include the time, place, and identity of the hearing body or officer, the nature of the application, the application number, and the location of the property under consideration.

B. Notice to Surrounding Properties. Notice shall be given to all owners of property located within the designated radius of the exterior boundaries of the subject property pursuant to the requirements of the State of California Planning and Zoning Development Law.

C. Additional Notice. Additional notice of the hearing shall be provided in accordance with procedures established by the Planning Commission and as may be required under the California Environmental Quality Act.
( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.052 Public hearing, evidence of noticing.

When notice of a public hearing is given, the documentation indicated in this section shall be deemed sufficient to serve as proof that such notice was given.

A. Affidavit of Publication Required. When notice is given by publication, an affidavit of publication by the newspaper in which the publication was made is required.

B. Affidavit of Mail Delivery Required. When notice is given by mail or other delivery, an affidavit or proof of mailing/delivery must be made, showing, at a minimum, the date or dates of mailing/delivery and the list of persons and groups to which the mailing/delivery was made.

C. Failure to Comply. Failure to send notice to any property owner whose address is not on the most recent roll of the Riverside County Assessor shall not invalidate any of the proceedings. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.053 Public hearing, procedures.

The conduct of the public hearing(s) must include the following elements identified in this section.

A. Discretionary Review. At the public hearing, the authorized hearing body shall review the application and any pertinent materials submitted with the application, and any report prepared by the Community Development Director or his designee based on City staff's investigation of the application.

B. The Applicant's Rights at Public Hearing. During any public hearing, the applicant for the application shall have the right to be represented to provide testimony and to present evidence.

C. The Public's Rights at Public Hearing. All other persons shall have the right to comment on any relevant aspect of the application under consideration.

D. Discretionary Action. Following the completion of testimony at a public hearing, action shall be taken to approve, conditionally approve, deny, continue, or take under advisement, the subject of the public hearing.

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

E. Continuation of Public Hearing. If the action is taken to continue the item being considered or to take the matter under advisement, before adjournment or recess, the person presiding at the public hearing shall publicly announce the time and place to which the hearing will be continued. No further notice shall be required.

F. Final Decision. The decision of the hearing body shall be considered final unless a decision is appealed.

In all cases, the City Council shall represent the final authority. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.060 Appeals and revocations.

An applicant is afforded the right to appeal a decision made by the Community Development Director and/or the Planning Commission. The appeals procedures are indicated in this section.

A. Appeal of Community Development Director's Decision. Decisions of the Community Development Director, authorized by this Zoning Ordinance, may be appealed to the Planning Commission. All such appeals shall be filed in writing with the Secretary of the Planning Commission.

B. Appeal of Planning Commission Decision. All actions and decisions of the Planning Commission, authorized by this Zoning Ordinance, may be appealed to the City Council. All such appeals shall be filed in writing with the City Clerk.

C. Persons Eligible to File an Appeal. Any person may appeal a decision or action of the Community Development Director or Planning Commission, in accordance with the terms of this Zoning Ordinance.

D. Time Limit for Filing an Appeal. All appeals must be filed within 15 calendar days of the date of the rendering of the decision. If the 15th day occurs on a holiday or weekend, the appeal period shall be extended to the next City workday. No appeal shall be accepted after the appeal period has expired.

E. Appeals Form. All appeals must be submitted in writing on the appropriate form provided by the City.

The appeal must specifically state the grounds for the appeal and instances in which the review body erred in reaching the particular determination subject to the appeal.

F. Payment of Fees. A fee shall be paid concurrent with filing of the appeal in accordance with the fee schedule established by resolution of the City Council.

G. Scheduling of Public Hearing. Within 15 days upon receipt of an appeal, the Planning Commission Secretary (in the case of an appeal of a Community Development Director decision) or the City Clerk (in the case of an appeal of a decision by the Planning Commission) shall set the matter for public hearing.

The hearing shall be noticed as provided for in Section 17.42.

H. Findings. All actions to affirm, reverse, or modify in whole or part any decision of the Community Development Director or Planning Commission shall be made with supporting findings for the affirmation, reversal, or modification.
( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.061 Revocations and right of revocation.

Upon determination that there has been a violation of the terms or conditions of any permit or approval granted under this Zoning Ordinance; or if a determination is made that a permit or approval was obtained by deception or fraud, or represents a public nuisance; or the use subject to the approval no longer exists; or the permit or approval has not been activated in accordance with the terms of this Title 17, the Community Development Director shall have the authority to initiate revocation proceedings.

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

A. Public Hearing Required for Revocation. The Community Development Director shall schedule a hearing before the Planning Commission for the purpose of considering revocation of the permit or approval.

In the case where the Planning Commission's original action consisted of a recommendation to the City Council, the Planning Commission's action on the revocation shall also consist of a recommendation to the City Council, and the City Council shall have the authority to revoke the permit or approval.

B. Written Notice to Permittee. At least 30 days prior to the revocation hearing, the permittee (the owner of the property, use, or business subject to the revocation) subject to the revocation hearing shall be given written notice of the City's intent to conduct the hearing. The notice to the permittee shall be served either in person or by registered mail, return receipt requested.

C. Public Notice. At least ten days prior to the revocation hearing, public notice of the hearing shall be given in the same manner as was required for the original permit or approval.

D. Evidence in Support of Motion. At the hearing, the Community Development Director shall present evidence supporting the motion for the revocation of the permit or approval. The permittee shall be given the opportunity to present reasons why the permit or approval shall not be revoked. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.070 Plot plans.

A plot plan permit shall be required of any party proposing to establish a new land use, or to assume an existing use, consistent with the zoning of the proposed location of the use, prior to the use and occupancy of any property for such land use. The purpose of a plot plan permit is to implement the provisions of the Zoning Ordinance and to protect the character and integrity of residential, commercial and industrial areas in the City.

Plot plan applications shall be processed by the Community Development Director and shall entail a review of the configuration, design, location and impact of the proposed use by comparing the use to established standards and design guidelines in order to determine whether the permit should be approved. The Community Development Director is empowered to grant and deny administrative plot plan applications for projects which entail use and occupancy of existing facilities and to impose reasonable conditions upon the granting of such permits. The Planning Commission is empowered to grant and deny plot plan applications for projects, and to impose reasonable conditions upon the granting of such permits.

A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a plot plan permit. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to acceptance of any application.

B. Type of Plot Plan Application. The Community Development Director shall determine the type and scope of application required of any applicant for a proposed use.

1. An administrative plot plan application, not requiring a public hearing, shall be required for the following:
a. Occupancy or assumption of a structure where building occupancy classification will change from the previously established or permitted use. Occupancy or assumption of an existing use or business which conforms to this Zoning Ordinance. and does not change building occupancy classification does not require an Administrative Plot Plan but does require an updated Business License
b. Site plans for a single‐family dwelling unit on an existing legal lot and other residential projects with two to four dwelling units on one legal lot.

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

c. Development plans that are exempt from the California Environmental Quality Act. d. Model home complexes and temporary real estate sales offices used exclusively for the first sales of homes.
e. Temporary uses, unless a conditional use permit is required or the Community Development Director determines that Planning Commission approval is required due to the uniqueness, size, and/or location of the proposed temporary event.

2. A Minor Plot Plan, not requiring a public hearing and containing information as required by the Planning Director, and subject to approval by the Planning Director, shall be required for the following:
a.  Model home complexes and temporary real estate offices used for the sales of homes b. Temporary offices used to operate a business on the same site under is construction for permanent structures in conjunction of an approved plot plan

3.  A plot plan application, requiring a public hearing conducted by the Planning Commission, shall be required for the following:
a. Any use which is subject to the provisions of the California Environmental Quality Act. b. Any use which exceeds the limitations applicable to the administrative plot plan application process, as set forth in this Zoning Ordinance (Section 17.02.070(B)1).

C. Filing of Application. The application shall be filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.040).

D. Review of Application by Community Development Director. The Community Development Director or his designee shall investigate the application and proposal, including the analysis of precedent cases as appropriate. For administrative plot plan applications, the Community Development Director shall render a decision in writing without notice or hearing. For plot plan applications, the Community Development Director or his designee shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the applicant prior to any scheduled public hearing on the application.

E. Planning Commission Public Hearing. For plot plans acted upon in accordance with Section

17.02.070.B.2, a public hearing of the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed use and the proposed conditions under which it would be operated and maintained, particularly with respect to the findings prescribed in Subsection G of this section (Findings of Approval).

F. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.060 Appeals and Revocations).

G. Findings of Approval. The Planning Commission may approve and/or modify a plot plan permit in whole or part, with or without conditions, provided that all of the following findings of fact are made:

1. The proposed use is permitted, or is substantially similar to a use permitted, within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance;

2. The proposed use is consistent with the objectives, policies, general land uses and programs of the general plan and any applicable specific plans;
Formatted: Indent: First line: 0"

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

3. The subject site is physically suitable for the type and intensity of the proposed land use;

4. The location, size, design and operating characteristics of the proposed use is compatible with existing land uses within the general area in which the proposed use is located;

5. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed land use would not be detrimental to the public convenience, health, safety or general welfare;

6. The approval of the plot plan permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act and there would be no significant adverse impacts upon environmental quality and natural resources that cannot be reasonably mitigated and monitored.

H. Imposition of Conditions of Approval. In granting a permit, the Community Development Director or Planning Commission may impose such conditions as deemed necessary to ensure that the public health, safety and general welfare are protected and that the proposed use is not a detriment to the community. All conditions shall be binding upon the applicant, heirs, successors, or assignees.

I. Plot Plan Time Limits. The grantee of a plot plan permit shall have one year from the effective date of the permit to establish a right to use the permit; otherwise, the plot plan permit shall lapse and become void. For the purposes of this section, such a right shall be established if either:

1. A building permit has been issued and construction commenced and diligently pursued towards completion of the project.

2. In the event that no building permit is required, a certificate of occupancy and/or business license has been issued for the use.

J. Plot Plan Lapse in Time. A plot plan permit subject to lapse may be renewed up to one additional year, provided that the applicant files an application for renewal with the Planning Director prior to the expiration date, and subject to consideration in a public hearing. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.080 Zone changes.

In recognition of that fact that physical, economic, and other conditions in the City may change over time, provisions are hereby made to allow for amendments to the zoning map and Zoning Ordinance text in accordance with the procedures outlined in this Section. All such changes of zone or zoning ordinance text amendments shall be adopted in the manner in which other City ordinances are adopted.

A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate applications for a change of zone or zoning ordinance text amendment. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application.

B. Zone Changes for Properties Under Multiple Ownership. In the case of a change of zone application, if the property for which the change of zone is proposed is in more than one ownership, all owners or their authorized agents shall be required to sign the application.

C. City Council Initiated Zone Change. The City Council may initiate an application to change the boundaries of any zone district or to amend the text of the zoning ordinance.

D. Planning Commission Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Chapter 17.02 (Sections 17.02.051 to 17.02.053).

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

E. Recommendation of Zone Change by Planning Commission. The Planning Commission shall recommend to the City Council approval, approval with modifications, or denial of the proposed application. The Commission's recommendation shall be transmitted to the City Clerk for scheduling the matter for consideration by the City Council.

F. Denial of Zone Change by Planning Commission. Upon receipt of a Planning Commission recommendation for denial of a change of zone, the City Clerk shall place the Commission's recommendation on the City Council agenda as a receive‐and‐file item. The Commission's decision shall be considered final and no further action by the Council will be required unless an appeal is filed in accordance with the provisions of this Zoning Ordinance (Section 17.02.060, Appeals), or unless the Council chooses to set the matter for hearing.

G. City Council Public Hearing. Upon receipt of a Planning Commission resolution recommendation for approval of a change of zone or zoning ordinance amendment, or denial of a zoning ordinance text amendment, the City Clerk shall set the matter for hearing before the City. At the hearing, the City Council shall review the Commission's recommendation and receive evidence as to how or why the proposed change of zone or zoning ordinance text amendment is consistent with the objectives of this Zoning Ordinance, the City of Beaumont General Plan, and development policies of the City. The City Council shall act to approve or deny the application by resolution.

H. Referral of Matter Back to the Planning Commission. If the Council proposes any substantial modification to the application not previously considered by the Planning Commission, the Council shall refer the matter back to the Commission for consideration. No public hearing shall be required.

Failure of the Commission to act within 40 days of receiving the Council's request shall provide the Council with authority to act without the Commission's recommendation.

I. Approval of Zone Change by City Council. The City Council shall be required to make the following findings of fact before approving a change of zone or zoning ordinance text amendment:

1. That the proposed change of zone or zoning ordinance text amendment is consistent with the goals, policies, and objectives of the General Plan; and

2. That the proposed change of zone or zoning ordinance text amendment will not adversely affect surrounding properties; and

3. That the proposed change of zone or zoning ordinance text amendment promotes public health, safety, and general welfare and serves the goals and purposes of this Zoning Ordinance. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.090 General plan amendments.

This Section is established pursuant to Section 65358 of the California Government Code, to allow for the amendment of the City of Beaumont General Plan.

A. Providing Proof of Vested Interest. Applications to amend the General Plan text or maps may be initiated by any person who is able to demonstrate a legal vested interest in the proposed application.

The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply, prior to the acceptance of any application.

B. General Plan Amendments for Properties Under Multiple Ownership. In the case of a proposed amendment to the General Plan land use policy map, if the property for which the amendment is proposed is in more than one ownership, all owners or their authorized agents shall be required to sign the application.

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

C. City Council Initiated General Plan Amendment. The Community Development Director and/or City Council may initiate an application to amend the General Plan.

D. Planning Commission Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of Section 17.02.051. At the public hearing, the Planning Commission shall review the application and proposal and receive evidence as to how or why the proposed General Plan amendment is consistent with the objectives of this Title 17, the balance of the General Plan, and development policies of the City.

E. Planning Commission Action. The Planning Commission shall act to recommend to the City Council approval, approval with modifications, or denial of the proposed application. A majority vote of the entire Planning Commission is required to recommend approval or approval with modifications. The Planning Commission's action shall include its recommendation and shall be transmitted to the City Clerk for scheduling the matter for public hearing before the City Council.

F. City Council Public Hearing. Upon receipt of a Planning Commission resolution, the City Clerk shall set the matter for hearing before the City Council as provided for in Section 17.42 [17.02.050] (Public Hearings). At the hearing, the City Council shall review the Commission's recommendation and may receive evidence as to how or why the proposed General Plan amendment is consistent with the objectives of this Zoning Ordinance, the balance of the General Plan, and development policies of the City.

G. City Council Action. The City Council shall act to approve or deny the application. A majority vote of the entire Council is required to amend the General Plan. The City Council's action to amend the General Plan shall be by formal resolution.

H. Referral of General Amendment to the Planning Commission. If the City Council proposes any substantial modification to the application not previously considered by the Planning Commission, the City Council shall refer the matter back to the Commission for consideration. No public hearing shall be required. Failure of the Planning Commission to act within 40 days of receiving the City Council's request shall provide the City Council with authority to act without the Planning Commission's recommendation.

I. Required Findings. Prior to approving a General Plan amendment, the City Council shall make the following findings:

1. That the proposed amendment is in the public interest, and that there will be a community benefit resulting from the amendment;

2. That the proposed amendment is consistent with the other goals, policies, and objectives of the General Plan;

3. That the proposed amendment will not conflict with provisions of the zoning ordinance or subdivision regulations; and

4. In the event that the proposed amendment is a change to the land use policy map, that the amendment will not adversely affect surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.100 Conditional use permits.

The City recognizes that certain uses, due to the nature of use, intensity, or size, require special review to determine if the use proposed, or the location of that use, is compatible with surrounding uses, or through the imposition of development and use conditions, can be made compatible with surrounding uses. The conditional

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use permit is provided for this purpose. The Planning Commission is empowered to grant and deny applications for conditional use permits and to impose reasonable conditions upon the granting of such permit.

A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a conditional use permit. The authorized agent of any person with a legal vested interest may also initiate an application. Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application.

B. Scope of Application. Applications for conditional use permits may be submitted only for those uses specified as allowable conditional uses in the applicable zone district. A conditional use permit is not a substitute for a change of zone or zoning ordinance text amendment.

C. Filing of Application. The application shall be filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.040).

D. Review of Application by Community Development Director. The Community Development Director or his designee, shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the Planning Commission and the applicant prior to any scheduled public hearing on the application.

E. Planning Commission Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed use and the proposed conditions under which it would be operated or maintained, particularly with respect to the findings prescribed in subsection G of this section (Required Findings).

F. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.060 Appeals and Revocations).

G. Findings of Approval. The Planning Commission may approve and/or modify a conditional use permit in whole or in part, with or without conditions, provided that all of the following findings of fact are made:

1. The proposed use is one conditionally permitted within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance;

2. The proposed use would not impair the integrity and character of the zone in which it is to be located;

3. The subject site is physically suitable for the type of land use being proposed;

4. The proposed use is compatible with the land uses presently on the subject property;

5. The proposed use would be compatible with existing and future land uses within the zone and the general area in which the proposed use is to be located;

6. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety;

7. There would be adequate provisions for public access to serve the subject proposal;

8. The proposed use is consistent with the objectives, policies, general land uses, and programs of the City of Beaumont General Plan;

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9. The proposed use would not be detrimental to the public interest, health, safety, convenience, or welfare; and

10. The proposed design and elevations preserve and maximize the image, character, and visual quality of the neighborhood.

11. The Planning Commission shall find that the proposed use does not have a disproportionately high and adverse human health or environmental effect on minority and low‐income populations.

12. This subsection G shall apply only to the uses identified in Chapter 17.03. This subsection shall not invalidate any conditional use permit for an operating facility but shall be complied with prior to issuance of a building permit for all projects for which no building permit has been issued upon the effective date of this provision.

H. Imposition of Conditions of Approval. The following provisions shall apply with respect to the imposition of conditions of approval:

1. In granting a conditional use permit, the Planning Commission may impose such conditions as it deems necessary to ensure that the public health, safety, and general welfare are protected and that the proposed operation is not a detriment to the community.

2. All conditions shall be binding upon the applicant, heirs, successors, or assignees and shall restrict the construction, location, maintenance, and use of all land within the development.

3. A deed restriction may be recorded with the County Recorder of Riverside County, as approved by the City Attorney, regarding the conditions of this section and other requirements of the conditional use permit.

I. Conditional Use Permit, Attachment, Suspension, and Revocation. A conditional use permit that is valid and in effect and granted pursuant to the provisions of this Title 17 shall be valid only on the property for which it was granted and shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a conditional use permit pursuant to provisions set forth in Section 17.02.61.

J. Conditional Use Permit Time Limits. The grantee of a conditional use permit shall have one year from the effective date of the permit to establish a right to use the permit; otherwise, the conditional use permit shall lapse and become void. For the purposes of this section, such a right shall be established if either:

1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the conditional use permit was approved; or

2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the conditional use permit was approved; or

3. In the event no building permit or occupancy is required, the site for which the conditional use permit was approved is occupied and used for the permitted purpose; or

4. Prior to the date on which the conditional use permit will elapse, the grantee files an application to renew the permit pursuant to subsection K below.

K. Conditional Use Permit Lapse in Time. A conditional use permit subject to lapse may be renewed up to an additional one‐year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date. A public hearing before the Planning Commission shall be required.

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L. Conditional Use Permit Renewal. The Planning Commission may grant or deny an application for renewal of a conditional use permit. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the conditional use permit and surrounding properties.

M. Lapsing in Conditional Use Permit. If any conditional use permit fails to be actively exercised for a continuous 180‐day period, the permit shall lapse and become void. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.110 Variances.

The variance procedure is provided pursuant to Section 65906 of the California Government Code to grant relief from zoning provisions when, because of special circumstances applicable to a property, including size, shape, topography, location, or surroundings, the strict application of this Zoning Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under the identical zoning classification.

A. Limitations in Variances. Variances shall not be granted to authorize a use or activity on a property that is not otherwise expressly authorized by the provisions of this Zoning Ordinance governing that property. A variance is not a substitute for a zone change, zone text amendment, or conditional use permit. Financial hardship in and of it does not represent grounds on which to file a variance application to gain relief from zoning provisions.

B. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a variance. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application.

C. Notice of Public Hearing. An application shall be filed pursuant to the provisions of Section 17.02.051.

D. Filing of Application. In addition to the application filing requirements established in this Zoning Ordinance, the applicant shall file a statement of the precise nature of the variance requested and the practical difficulty or unnecessary physical hardship that would result from the strict or literal interpretation of this ordinance, together with any other data pertinent to the application and the making of requisite findings (Section 17.02.040).

E. Review of Application by Community Development Director. The Community Development Director shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the Planning Commission and the applicant prior to any scheduled public hearing on the application.

F. Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed variance and the conditions which make compliance with specific provisions of this ordinance difficult.

G. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of Section 17.02.060 (Appeals and Revocations).

H. Findings of Approval. In granting a variance, the Planning Commission must make all of the following findings:

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1. That the strict or literal interpretation and application of this Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Zoning Ordinance, or would deprive applicants of privileges granted to others in similar circumstances; and

2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended development of the property that do not apply generally to other property in the same zone; and

3. That the granting of such variance will not constitute the granting of a special privilege inconsistent with the limitations on other properties in the vicinity classified in the same zone; and

4. That the granting of such variance will not be materially detrimental to the public health, safety, or general welfare nor injurious to property or improvements in the zone or neighborhood in which the property is located; and

5. That the granting of such variance will not create any inconsistency with any objective contained in the General Plan.

I. Imposition of Conditions of Approval. A variance that is valid and in effect and granted pursuant to the provisions of this Zoning Ordinance shall be valid only on the property for which it was granted and only for the improvements for which it is granted and further, shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property.

J. Conditions of Approval will be Binding. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a variance pursuant to provisions set forth in Section

17.02.61. K. Time Limits. The grantee of a Variance shall have one year from the effective date of the approval to establish a right to use the approval; otherwise, the variance shall lapse and become void. For the purposes of this section, such a right shall be established if either:

1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the variance was approved; or

2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the variance was approved; or

3. In the event no building permit or occupancy is required, the site for which the variance was approved is occupied; or

4. Prior to the date on which the variance will elapse, the grantee files an application to renew the permit pursuant to subsection L below.

L. A variance subject to lapse may be renewed up to an additional one‐year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date.

M. The Planning Commission may approve or deny an application for renewal of a variance. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the variance and surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

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(Supp. No. 6, Update 2)

17.02.120 Modification of standards.

The modification of standards procedure is established to grant minor relief from development standards, under limited circumstances, when the granting of such relief will provide for better design and function of the structure, or addition to a structure, proposed.

A. Use of Modification of Standards. An application for the purposes of this Section, a modification of standards application shall be filed whenever any one of the following deviations from the provisions of this Title 17 is proposed:

1. A decrease of not more than 20 percent of the minimum required setback area.

2. An increase of not more than ten percent of the maximum permitted building height.

3. Any deviation in the permitted maximum height or location of a fence or wall.

4. An increase of not more than ten percent of the maximum permitted lot coverage.

5. A decrease of not more than 20 percent of the minimum usable open space requirement.

6. Any deviation in the applicable development standards of not more than 20 percent to allow for improved productivity of solar energy systems.

7. A decrease of not more than 20 percent of the minimum number of required parking spaces. a. If a fractional number is obtained with this calculation, the number of parking spaces that may be reduced shall be rounded up to the next highest whole number, except that the parking requirement shall not be reduced to zero (e.g., if two to four parking spaces are required, a minor modification approval could reduce the requirement by one parking space).

8. Modifications in excess of those cited in subparagraph 1 through 7 above shall require a variance.

B. Modification of Standards, Initiation. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a modification of standards. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application. In addition to the application filing requirements, the applicant shall file a statement of the precise nature of the modification of standards requested and reasons for the request.

C. Community Development Director Investigation. The Community Development Director or the designee shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The Community Development Director may request written statements from adjoining property owners who may be affected by the proposed application.

D. Community Development Director Action. Based on the investigation undertaken pursuant to C above, the Director or designee shall act to approve, approve with conditions, or deny the modification of standards application. In granting a modification of standards, the Director or designee shall make findings of fact that establish the circumstances appropriate for the approval. Action on a modification of standards application shall be taken within ten days of the date the application is deemed complete.

E. Modification of Standards Findings. An application shall not be granted unless all of the following findings can be made:

1. A modification is needed to allow property to be used in a more beneficial manner; and

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(Supp. No. 6, Update 2)

2. A modification would not be detrimental to public health, safety, or general welfare or to surrounding property owners or the community; and

3. The granting the modification would not grant special privileges to the applicant not enjoyed by surrounding property owners; and

4. There are physical circumstances due to the shape or condition of the property which would result in hardship under existing regulations; and

5. The purpose of modification is not based exclusively on the financial advantage of the owner; and

6. The alleged difficulties were not created by the owner; and

7. The modification would not diminish property values in the area;

8. The modification would not increase traffic or endanger public safety; and,

9. The modification would not have detrimental effects on adjoining properties.

F. Modification of Standards, Attachment, Revocation, and Suspension. A modification of standards that is valid and in effect and granted pursuant to the provisions of this Zoning Ordinance shall be valid only on the property for which it was granted and only for the improvements for which it is granted and further, shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a modification of standards pursuant to provisions set forth in Section 17.02.61.

G. Modification of Standards, Time Limits. The grantee of a modification of standards shall have one year from the effective date of the approval to establish a right to use the approval; otherwise, the approval shall lapse and shall become void. For the purposes of this section, such a right shall be established if either:

1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the modification of standards was approved; or

2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the modification of standards was approved; or

3. In the event no building permit or occupancy is required, the site for which the modification of standard was approved is occupied; or

4. Prior to the date on which the modification of standards will elapse, the grantee files an application to renew the permit pursuant to subsection 5 below.

5. A modification of standards approval subject to lapse may be renewed for an additional one‐year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date.

H. Approval or Denial of Application. The Community Development Director may approve or deny an application for renewal of a modification of standards. As part of the action, the Director may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the modification of standards and surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

17.02.125 Certificates of appropriateness.

This purpose of this section is to provide various levels of historic protection and review and to preserve existing elements of historic resources in the City. The City's intent is to be lenient in its review of plans for structures which have little or no historic value, or of plans for new construction, unless such plans would impair the historic value of surrounding structures. The establishment of a certificate of appropriateness is intended to protect structures of historic significance including areas of architectural, cultural, historic, economic, political, and social importance from the adverse effects of any alteration, demolition, or removal.

A. Applicability.

1. A certificate of appropriateness is required for the exterior alteration, demolition, removal, or relocation of any historic resource or potential historic resource. A historic resource includes:
a. A resource identified in a City‐approved historic or cultural resources study; b. A structure over 50 years old; and/or
c. A structure potentially eligible for registration on a local, state, or national register.

2. The following activities do not require approval of a certificate of appropriateness:
a. Painting, routine maintenance, or minor repair, as determined by the Director to be consistent with existing colors and materials and not to have an adverse effect on the integrity of the historic resource. Such work includes:

1. Alterations to the interior of the structure that do not have the possibility of adversely affecting the integrity of the historic resource;

2. Repairing pavement or repaving flat concrete work that is not considered a character‐defining feature of the historic resource;

3. Landscaping, unless the landscaping is considered a character‐defining feature of the historic resource;

4. Construction, repair, demolition, or alterations to other structures on the property not determined to qualify as a historic resource;

5. Re‐glazing windows;

6. Replacement of incompatible windows or doors with more historically appropriate windows or doors;

7. In‐kind replacement of windows and doors on side and rear façades not readily visible from the public right‐of‐way;

8. Minor changes to front and street side fences;

9. Construction, repair, demolition, or alterations to side and rear yard fences;

10. Roofing work, if there is minimal change in roof structure and exterior appearance;

11. Foundation work, if there is minimal change in exterior appearance; and/or

12. Repair of exterior siding, if consistent in material, size, and orientation to existing or proven historic siding.

B. Review Procedure.

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

1. Community Development Director review. Minor modifications that do not involve new construction, additions to existing structures, or demolition of existing structures shall be subject to review and approval or denial by the Director.

2. Planning Commission review. All other modifications that do not meet the criteria for Director review as specified above shall be subject to review and approval or denial by the Commission.

The Commission shall conduct a public hearing on the request in compliance with Section

17.02.053 (Public hearing, procedures).

3. Notice. Noticing for a certificate of appropriateness shall be provided in compliance with Section

17.02.051 (Public hearings, noticing); however, the notice for a certificate of appropriateness subject to Director review shall state the following:
a. The Director will decide whether to approve or deny the certificate of appropriateness on a date specified in the notice; and
b. A public hearing will be held by the Director only if requested in writing by any interested person before the specified date for the decision.

4. Community Development Director public hearing. If a public hearing is requested in writing for a certificate of appropriateness application subject to Director review, the Director shall schedule the hearing which shall be noticed and conducted in compliance with Chapter 17.02.053 (Public hearing, procedures). If no public hearing is requested, the Director shall render a decision on the date specified in the public notice.

C. Findings of Approval. The review authority shall approve, with or without conditions, a certificate of appropriateness only after the following findings are made:

1. Either, (a) the proposed work will neither adversely affect the significant features or character of a historic resource, or (b) a statement of overriding considerations has been adopted by the review authority finding that the benefits of the proposed work outweigh the impact on historic resources; and

2. The proposed project is consistent with the General Plan and any applicable specific plan.

D. Unsafe or Dangerous Conditions. None of the provisions of this section shall be construed to prevent any alteration or demolition necessary to correct the unsafe or dangerous conditions of any structure, feature, or part thereof, when such condition has been declared unsafe or dangerous by the Building Official or the Fire Chief and where the proposed measures have been declared necessary by such official to correct such conditions. Work shall be performed in compliance with the current adopted version of the Uniform Code for the Abatement of Dangerous Buildings. However, only such work as is necessary to correct the unsafe or dangerous condition may be performed without compliance with this section.
( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.130 Enforcement.

This section outlines the procedures to ensure that the provisions of this Title are enforced.

A. Special Prosecutor Responsibilities. The Special Prosecutor, upon the request of the City Council, shall institute any necessary legal proceedings to enforce this Zoning Ordinance (Title 17). The Special Prosecutor shall be authorized, in addition to any other remedy provided in this Zoning Ordinance to institute an action for an injunction to restrain or any other appropriate action or proceedings for enforcement.

Created: 2022‐05‐02 10:29:16 [EST]
(Supp. No. 6, Update 2)

B. Clarification of Ambiguity. If ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this Zoning Ordinance, or if ambiguity exists with respect to matters of height, yard requirements, area requirements, or zone boundaries as set forth herein, it shall be the duty of the Community Development Director to ascertain all pertinent facts, and to set forth in writing the findings and the interpretations. The Director can refer the matter to the Planning Commission as a scheduled matter not requiring public hearing, and the findings and interpretations of the Planning Commission shall be set forth in the recorded minutes. Thereafter, such interpretations shall govern.

C. Enforcement and Penalty for Violation. The Planning Commission, the Community Development Director, the City Attorney, the City Clerk, and all officials charged with the issuance of licenses or permits shall enforce the provisions of this Zoning Ordinance. Any permit, certificate, or license issued in conflict with the provisions of this Zoning Ordinance shall be void.

D. Actions Deemed a Nuisance. Any building or structure erected or maintained, or any use of property contrary to the provisions of this Zoning Ordinance shall be declared to be unlawful and a public nuisance, subject to abatement pursuant to the City of Beaumont Municipal Code.

E. Remedies. All remedies concerning this Zoning Ordinance shall be cumulative and not exclusive.

Conviction and punishment of any person hereunder shall not relieve such persons from the responsibility of correcting prohibited conditions or removing prohibited buildings, structures, or improvements, and shall not prevent the enforced correction or removal thereof. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020)

17.02.140 Reserved.

Created: 2022-05-02 10:29:17 [EST]
(Supp. No. 6, Update 2)

17.03.120 Permitted uses for Base Zone Districts.

The permitted uses for the Base Zone Districts (identified in Section 17.03.040 through 17.03.110) are listed in Table 17.03-3.

Table 17.03-3
Permitted Land Uses For Base Zone Districts1

RC PF RR RSF RTN RMF CN CC M UV
Administrative Professional Services
Administrative/Professional Offices N N N P N N P P P P Advertising Agencies N P N N N N P P C P
Architectural/Engineering/Design
Services

N P N N N N P P P P
Attorney/Legal Services N P N N N N P P C P
Business Management Services N P N N N N P P C P Government Offices P P P P P P P P P P
Travel Agencies N P N N N N P P C P
Agricultural Uses
Animal Keeping (Commercial Use) N N P C C N C C C C Animal Keeping (Accessory Use) N A A A A A C C C C Animal Rescue Facilities N N P C C N N N C N
Apiaries N N P C C N N N N N
Aviaries N N P N N N N N C N
Catteries N N P C C N C C C C
Commercial Growing Establishments N N P N N N N N C N Community Gardens N N P P P P P P N P
Dairies N N P N N N N N N N
Kennels (all Classes) N N P C C N C C C C
Produce Stands N N P N N N N N P N
Stables N N P N N N N N N N
Alcohol Service and Sales
Bars or Cocktail Lounges2 C N N N N N C C C7 C Liquor Stores2, 4 N N N N N N C C N C
Restaurants with Alcoholic Beverage
Sales

C N N N N N C C C C
Brewery or Distillery N N N N N N N N C N
Brewery, Distillery or other Alcoholic
Beverage Production with onsite
tasting and consumption

N N N N N N C C C C

Created: 2022-05-02 10:29:17 [EST]
(Supp. No. 6, Update 2)

Automotive Services
Automobile, Motorcycle, and Marine
Craft Sales (New and Used)

N N N N N N C P C C
Automobile Parking or Storage
Facilities

N N N N N N C P P C
Automobile Rental Agencies N N N N N N P P P C Automobile Repair Facilities N N N N N N C P P N Automobile Towing and/or Wrecking
Facilities

N N N N N N N N C N
Body and Paint Shops N N N N N N C C C N
Car Wash N N N N N N C C C C
Gas/Service Stations N N N N N N C C C C
Limousine Services N N N N N N P P P N
Recharging Stations Allowed (P) in any area designed for the parking or loading of vehicles.

Tire Repair N N N N N N N P P N
Tire Store N N N N N N N P P N
Towing Services with Indoor Vehicle
Service

N N N N N N C C C N
Towing Services with Outdoor Vehicle
Storage

N N N N N N N N C N
Truck/Trailer Rentals N N N N N N C C P N
Communications Facilities
Ham Radio Antennae (Private Use) N N P P P P P P P P Radio and Television Broadcasting
Studios

N N N N N N N P P P
Recording and Sound Studios N N N N N N N P P P Satellite Dishes (Non-Private) N N N N N N P P P P Satellite Dishes (Private Use) N N P P P P N N C P Wireless Telecommunication Facility—
Stealth

C N N N N N C C C C
Daycare Facilities
Commercial Day Care Facilities N N N C5 C5 N P P C C Educational Establishments
Elementary, Junior, and High
Schools/Private & Charter

N P C C C C C C C C
Elementary, Junior, and High
Schools/Public

N P P P P P C C C C
College or University N P C C C C C C C C
Tutoring & Testing N P A A A A C C C C

Created: 2022-05-02 10:29:17 [EST]
(Supp. No. 6, Update 2)

Vocational and Trade Schools N P C C C C C C C C Food and Beverage Sales
Bakeries N N N C5 C6 C5, 6 P P P P
Catering Establishments N N N N N N P P P P
Convenience Markets N N N C5 C6 C5, 6 P P P P Grocery Stores/Supermarkets N N N C5 C6 C5, 6 P P N P Grocery Store, Alcohol Sales N N N C5 C6 C5, 6 P P N P General Merchandise and Trade
Antique Sales N N N N N N P P A P
Appliance Sales N N N N N N P P C P
Art Galleries and Supplies N N N N N N P P N P Beauty Supplies N N N N N N P P N P
Books and Magazines N N N C5 C6 C5, 6 P P N P Building Materials N N N N N N N P P N
Building Materials with outdoor
sales/storage

N N N N N N N C P N
Camera and Photographic Supplies N N N N N N P P N P Candy Stores N N N N N N P P N P
Cigar/Cigarette Shops2 N N N N N N C C N C
Clothing Stores N N N N N N P P N P
Department Stores N N N N N N P P N P
Discount Stores N N N N N N P P N P
Electronic Equipment Sales N N N N N N P P C P Equipment Sales and Rentals N N N N N N C C P N Florists N N N C5 C6 C5, 6 P P N P
Freight Forwarding Services N N N N N N P P P P Furniture and Home Furnishings N N N N N N P P N P Garden Supply N N N N N N P P N P
Gifts, Crafts, and Novelties N N N C5 C6 C5, 6 P P N P Guns and Ammunition N N N N N N N C C P
Hardware Stores N N N N N N P P N P
Hobby, Toy and Game Stores N N N C5 C6 C5, 6 P P N P Indoor Swap Meets N N N N N N N C C N
Jewelry Sales and Repair N N N N N N P P N P
Leather Goods N N N N N N P P N P
Luggage Sales N N N N N N P P N P
Office Equipment, Furniture, and
Supplies

N N N N N N P P P P
Pet Sales and Supplies N N N N N N P P P P