Beaumont City Council
March 19, 2024

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
2023-24
Budget
Description Page Ref. Fund
General Financing Requirements
Legislative and Administrative
Board of Supervisors 177 10000
Assessment Appeals Board 178 10000
Executive Office 179 10000
Non -E0 Operations 185 10000
Augmentation 186 10000
EO-Approp for Contingency - General 204 10000
Riverside County Executive Office 206 10000
TLMA-Supervisorial Dist No. 4 305 22400
EO-Solar Program 195 22840
Total Legislative and Administrative
Finan
ce
225 10000
Auditor -Controller 228 10000
ACO-Intemal Audits 229 10000
ACO-County Payroll 230 10000
ACO-COWCAP Reimbursement 231 10000
Treasurer -Tax Collector 233 10000
Purchasing 353 10000
ACR-Crest 227 33600
Total Finance
Counsel
County Counsel 234 10000
Total Counsel
Personnel
Human Resources 221 10000
HR -Temporary Assignment Program 223 10000
HR -Air Quality Division 222 22000
Total Personnel
Elections
Registrar of Voters 235 10000
Total Elections
Communication
RCIT-RIVCOTV (PEG) 354 22750
Total Communication
Property Management
EO-Court Facilities 193 10000
FM -Administration 345 10000
FM -Project Management Office 346 10000
2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General (a) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution $ 15,162,913 $ 191,500 $ 1,038,356 $ - $ 7,048,221 $
905,796 - 400,000 -
13,929,986 - 1,873,171 -
16,115,585 7,071,106 - 8,357,934
20,000,000
20,000,000 - -
7,734,940 - -
2,014,510 6,403 - 893,074 -
2,668,432 - 1,824,435 - 843,997
$ 98,532,162 $ 7,269,009 $ 5,135,962 $ 9,251,008 $ 7,892,218 $ - $ - $ 2,500 $ 115,370 $ $ 6,766,966 100% $ 6,766,966
- - - - 505,796 100% 505,796
- 459,371 625,477 3,293,215 - 7,678,752 100% 7,678,752
- 418,214 3,952,033 12,375,675 - (16,059,377) 100% (16,059,377) - 20,000,000 100% 20,000,000
- - 20,000,000 100% 20,000,000
7,734,940 - - 100%
- 104,918 17,719 992,396 100%
- - - 100%
- $ 982,503 $ 12,332,669 $ 15,784,260 $ 992,396 $ 38,892,137 $ 38,892,137 $ 31,737,095 $ - $ 17,574,653 $ - $ - $ $ 145,936 $ - $ - $ - $ 14,016,505 50% $ 7,008,253 9,311,330 366,579,497 5,652,144 453,477,206 - - 163,716,646 - - - (980,114,163) 0% - 2,127,133 50,000 - 2,077,133 50% 1,038,567
1,221,285 - 1,221,285 - - - - - 50% -
(23,056,390) 5,669,964 - - - - (28,726,354) 50% (14,363,177) 18,620,463 - 13,638,634 13,200,736 - 7,303,183 863,132 40,000,000 - (56,385,222) 50% (28,192,611) 5,060,908 - 2,660,838 - - - 180,000 - - - 2,220,070 50% 1,110,035 8,724,930 - 2,997,131 - - - - 69,784 4,000,000 1,658,015 - 0% - $ 53,746,754 $ 366,629,497 $ 49,414,649 $ 466,677,942 $ - $ 7,303,184 $ 164,905,714 $ 40,069,784 $ 4,000,000 $ 1,658,015 $(1,046,912,031 $ (33,398,934) $ 5,658,888 $ 8,000 $ 4,741,222 $ - $ - $ - $ 81,660 $ - $ - $ - $ 828,006 50% $ 414,003 $ 5,658,888 $ 8,000 $ 4,741,222 $ - $ - $ - $ 81,660 $ - $ - $ - $ 828,006 $ 414,003 $ 28,117,125 $
438,651
$ 28,555,776 $
$ 23,077,125 $
401,651
$ 23,478,776 $
- $ _ $
37,000
- $ 5,040,000 $ - $ - $ - $ - 0% $
0%
0%
37,000 $ - $ 5,040,000 $
$ 14,323,238 $
$ 14,323,238 $
780,375 $ 1,402,150 $
780,375 $ 1,402,150 $
$ _ $
$ _ $
$
$
20,000 $
20,000 $
$ _ $
$ _ $
$ 12,120,713 50% $ 6,060,357
$ 12,120,713 $
500,000 $
500,000 $
- $ 500,000 $
- $ 500,000 $
$ $ - $ - $ - $
$ 8,240,801 $
4,792,007
7,556,126
$ - $
4,792,007
7,551,126
5,000
$
6,060,357
NA $
- $ - $ 8,240,801 50% $ 4,120,401
- 50%
- 50%

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
2023-24
Budget
Description Page Ref. Fund
FM -Energy 347 10000
FM -Department Pass Tbru 349 10000
EO-Mobile Homes 220 11065
Total Property Management
2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General (a) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution 19,373,487 - 11,227,863 - - 665,191 - 100,000 - 7,380,433 50% 3,690,217 82,474,760 1,530,930 80,943,827 - - 1 1 1 - 50% -
29,600 - 29,600 - - - - - 50%
$ 122,466,781 $ 1,530,930 $ 104,544,423 $ - $ - $ 670,192 $ 1 $ 100,001 $ - $ 15,621,234 $ 7,810,617 Plant Acquisition
EO-Court Reporting Tancsripts 197 10000 $ 983,368 $ - $ - $ - $ - $ - $ - $ - $ - $ 983,368 NA $ TLMA-Aviation-Capital 241 22350 5,078,480 4,495,898.00 - - - 8,512.00 260,791 313,279 - NA EO-Tobacco Settlement 200 30120 426,000 - - - - - 426,000.00 - - NA Fire Protection-Const and Land Acq-Fire 263 30300 4,827,630 - - - - - 4,827,630 - NA EO-Cap Imp Prg-Capital Projects 196 30700 31,201,868 - - - - - 251,641.00 306,000 30,644,227 - NA Total Plant Acquisition $ 42,517,346 $ 4,495,898 $ - $ - $ - $ - 686,153 $ 566,791 $ 35,785,136 $ 983,368 $ Promotion
ED -Agency Administration 236 21100 $ 4,182,549 $ - $ 3,639,640 $ - $ - $ - $ 174,521 $ 173,816 $ - $ 194,572 $ NA $ ED -Single Family Revenue Bond 237 21100 629,016 - - 629,016 - - - - NA ED -Business Services 240 21100 22,163,599 9,894,209 352,837 98,000 - 11,486,116 332,437 - NA FM -Desert Expo Center 352 22200 - - - - - - - NA
Total Promotion $ 26,975,164 $ 9,894,209 $ 3,992,477 $ - $ - $ - $ 901,537 $ 173,816 $ 11,486,116 $ 527,009 $ - $ Other General
EO-Contribution To Other Funds 181 10000 $ 66,602,594 $ $ $ - $ - $ - $ 11,537,208 $ - $ - $ $ 55,065,386 NA $ EO Subfimd Operations 192 10000 3,058,405 - - 202,000 20,000,000 - 41,395 2,815,010 - (20,000,000) NA EO-Court Sub -Fund Budget 182 11050 6,104,980 - - 5,465,302 - 639,678 - - NA EO-Tax Loss Reserve Fund 219 11060 3,110,035 - - - 3,110,035 - - - NA EO-OPEB 215 11121 - - - - - NA
EO-Countywide Oversight Board Reimb Fund 218 11186 199,231 - 199,231 - - - - - - - - NA Surveyor 304 20260 7,958,739 - 7,346,424 - - 33,630 275 578,410 - NA RCIT Geographical Info Systems 355 22570 2,414,533 - 2,399,533 - - - 15,000 - - NA EO-Mitigation Project Operation 189 30500 26,000 - - - - - 26,000 - NA Eo-Develop Impact Fee Op Org 191 30500 24,132,000 - 22,332,000 - - - - 1,800,000 - - - NA Total Other General $ 113,606,517 $ - $ 32,277,188 $ - $ 202,000 $ 28,575,337 $ 11,552,208 $ 1,875,025 $ 3,454,963 $ 604,410 $ 35,065,386 $ Total General Financing Requirements
Public Protection
Judicial
EO-Contrib To Trial Court Funding
EO-Confidential Court Orders
EO-Grand Jury Admin
EO-Indigent Defense
County Clerk - Recorder
District Attorney
$ 506,882,626 $ 390,607,918 $ 224,986,847 $ 475,928,950 $ 8,631,218 $ 35,878,521 $ 184,153,814 $ 55,137,448 $ 35,392,131 $ 39,566,966 $ (943,401,187) 19,778,180 180 10000 $ 26,495,758 $ $ 42,000.0 $ - $ - $ 12,288,499.0 $ 61.0 $ - $ - $ $ 14,165,198 25% $ 3,541,300 187 10000 517,224 - - - - - - - - - 517,224 25% 129,306 198 10000 580,708 - - - - - - - 580,708 25% 145,177
205 10000 14,699,720 1,168,090 10,000 - - - - - - 13,521,630 25% 3,380,408 226 10000 30,750,269 - 20,864,761 19,604,925 - - 15,170 27,612 - - (9,762,199) 25% (2,440,550) 244 10000 188,269,224 68,011,872 16,332,276 - - 4,633,500 1,316,800 - - - 97,974,776 25% 24,493,694

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
2023-24
Budget
Description Page Ref. Fund
District Attorney Forensic 245 10000
Department of Child Support Services 246 10000
Public Defender 247 10000
EO-Dispute Resolution 217 11149
Total Judicial
Police Protection
Sheriff Administration 248 10000
Sheriff Support 249 10000
Sheriff Patrol 250 10000
Sheriff Court Services 252 10000
Sheriff -CAC Security 253 10000
Sheriff -Ben Clark Training Center 254 10000
Sheriff -Public Administrator 256 10000
EO-Parimutuel In -Lieu Tax 216 11131
Sheriff Cal -Id 257 22250
Sheriff Cal -DNA 258 22250
Total Police Protection
Detention and Correction
Sheriff Correction 251 10000
Probation -Juvenile Hall 259 10000
Probation 260 10000
Probation -Administration and Support 262 10000
RUHS-MH-Public Guardian 312 10000
Total Detention and Correction
Fire Protection
Fire Protection 264 10000
Fire Protection Inventory 265 10000
Fire Protection -Battalion 01 266 10000
Fire Protection -Battalion 02 267 10000
Fire Protection -Battalion 03 268 10000
Fire Protection -Battalion 04 269 10000
Fire Protection -Battalion 05 270 10000
Fire Protection -Battalion 06 271 10000
Fire Protection -Battalion 07 272 10000
Fire Protection -Battalion 08 273 10000
Fire Protection -Battalion 09 274 10000
Fire Protection -Battalion 10 275 10000
Fire Protection -Battalion 11 276 10000
Fire Protection -Battalion 12 277 10000
Fire Protection -Battalion 13 278 10000
Fire Protection -Battalion 14 279 10000
Fire Protection -Battalion 15 280 10000
Fire Protection -Emergent Command Center 281 10000
Fire Protection -Office of the Fire Marshal 282 10000
Fire Protection -EMS Adminstration Bureau 283 10000
Fire Protection-Hazmat Bureau Services 284 10000
Fire Protection -Communications / IT Services 285 10000 2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General (a) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution 300,000 - 300,000 - - - 25%
56,047,963 55,729,831 - - 311,132 7,000 - - 25% -
58,795,962 11,922,652 1,506,742 - - - 45,366,568 25% 11,341,642 421,500 - 421,500 - - - - - 100% -
$ 376,878,328 $ 136,832,445 $ 39,177,279 $ 19,604,925 $ $ 17,221,999 $ 1,643,163 $ 34,612 $ $ $ 162,363,905 $ 40,590,976 $ 23,571,704 $ 1,291,368 $ 1,980,902 $ - $ 1,200,000 $ - $ - $ - $ - $ $ 19,099,434 50% $ 9,549,717 60,220,320 22,616,358 21,271,244 5,032 - 140,000 700,000 - 15,487,686 100% 15,487,686 491,772,666 101,701,705 248,395,555 28,895 3,020,579 295,721 1,409,724 - 136,920,487 100% 136,920,487 39,309,449 22,864,674 4,051,377 - 32,917 1,267 - 12,359,214 100% 12,359,214 1,031,837 94,494 - - - - 937,343 100% 937,343
33,194,344 5,700,568 2,537,328 - - - 780,000 660,655 - - 23,515,793 100% 23,515,793 2,883,572 93,260 614,206 - 5,640 5,088 2,165,378 100% 2,165,378 34,727 34,727 - - - - - - - - - 100% -
5,157,422 6,424,796 - - - 1,800 396,717 (1,665,891) - 100% - 241,583 241,263 - - - 320 - - - 100% -
$ 657,417,624 $ 154,397,154 $ 285,516,671 $ 1,233,927 $ 3,020,579 $ 1,254,278 $ 669,130 $ 2,506,441 $ (1,665,891) $ 210,485,335 $ 200,935,618 $ 325,132,424 $ 124,291,165 $ 3,925,987 $
62,444,193 51,234,946 -
88,664,460 66,016,059 2,931,029
23,060,905 12,007,585 543,103
9,229,508 3,996,720 660,480
$ 508,531,490 $ 257,546,475 $ 8,060,599 $
$ 48,599,447
5,222,900
82,222
21,830
28,804
28,718
32,961
24,006
10,700
18,311
12,700
11,700
61,763
12,700
11,700
36,252
23,700
1,241,251
1,708,573
1,979,738
190,000
7,132,695
$ 27,572,360 $ 95,550,660 $
- $ - - $ 3,217,200 $ 378,908 $ - $ - $ 193,319,164 100% $ 193,319,164 - 11,209,247 50% 5,604,624
- - - - - - - 19,717,372 50% 9,858,686
10,510,217 50% 5,255,109
- - - - - - - 4,572,308 50% 2,286,154
- $ $ - $ 3,217,200 $ 378,908 $ - $ - $ 239,328,308 $ 216,323,736 $ $
400,000 $ 1,009,000 $ 1,338,984 $
- $ (77,271,557) 100% $ (77,271,557)
5,222,900 NA -
- 82,222 NA -
21,830 NA -
- 28,804 NA -
28,718 NA -
- 32,961 NA -
24,006 NA -
- 10,700 NA -
18,311 NA -
- 12,700 NA -
11,700 NA -
- 61,763 NA -
12,700 NA -
- 11,700 NA -
36,252 NA -
- 23,700 NA -
1,241,251 NA
- 1,708,573 NA -
1,979,738 NA -
190,000 NA -
7,132,695 NA

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
2023-24 2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Budget Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General Description Page Ref. Fund (u) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution Fire Protection -Health and Safety Bureau 286 10000 138,655 - - - - - - 138,655 NA - FireProtection-Adminstration 287 10000 126,608,573 - - - 125,000 - 126,483,573 50% 63,241,787 Fire Protection -Public Information Office 288 10000 184,040 - - - - - - - - 184,040 50% 92,020 Fire Protection -Facility Maintenance Bureau 289 10000 2,654,404 - - - - 2,654,404 NA - Fire Protection -Volunteer Administration Bureau 290 10000 159,216 - - - - - - - - - 159,216 NA Fire Protection -Fire Prevention Bureau 291 10000 211,268 - - - - - - - 211,268 NA Fire Protection -Fleet Administration 292 10000 8,811,679 - - - - - - - - - 8,811,679 NA Fire Protection -Training Bureau 293 10000 1,722,450 - - - - - - - 1,722,450 NA Fire Protection -Technical Rescue 294 10000 160,000 - - - - - - - - 160,000 NA - Fire Protection -Contract Svc 296 10000 155,633,755 - 155,633,755 - - - - - - - NA Fire Protection -Non Forest 295 21000 89,705,437 441,918 - 68,562,850 - - 20,700,669 - - - - NA Total Fire Protection $ 452,482,148 $ 28,014,278 $ 251,184,415 $ 68,562,850 $ - $ - $ 21,225,669 $ 1,009,000 $ 1,338,984 $ - $ 81,146,952 $ (13,937,751) Protection/Inspection
Agricultural Commissioner
Building Safety
Agg Comm -Range Improvement
Total Protection/Inspection
297 10000 $ 8,384,195 $
301 20250 11,800,997
298 22500 2,578
4,648,262 $ 2,729,260 $ - $ 34,000 $ 68,216 $
6,504,263 - 5,232,585 -
(25,000)
$
- $ 904,457 50% $
89,149 - 50%

2.578 - NA
$ 20,187,770 $
4,648,262 $ 9,233,523 $
- $ 5,266,585 $ 68,216 $ (25,000) $ - $ - 91,727 $ 904,457 Other Protection
Emergency Management Department 243 10000 24,779,707 15,396,725 4,712,769 Sheriff Coroner 255 10000 16,418,634 6,254,581 854,511
Planning 302 10000 9,637,146 170,000 5,078,614
Code Enforcement 311 10000 14,552,256 1,240,000 1,796,057 Animal Control Services 322 10000 27,713,167 - 11,652,910 DAS Administration 323 10000 - -
DAS - Programs 324 10000
ACO-Prop 172 Public Safety Revenue 232 11038 2,051,984
EO-Cmty Recidivism Red Grant Frog 201 21410 -
EoCovidel9ARP 203 21735 34,380,176 34,380,176 -
EO-WC-MSHCP 190 22450 5,669,672 - 5,640,672
EO-DNA Identificaiton County 209 22820 580,000 -
EO-Natl Pollutant Dschrg Elim Sys - Casa Blanca 01 199 22850 493,835 31,500 Total Other Protection $ 136,276,577 $ 57,472,982 $ 29,735,533 $ Total Public Protection
- 4,670,213 - - - - 0%
22,118 13,340 - 9,274,084 100%
44,400 - 330,500 - - - 4,013,632 50%
890,880 1,276,718 576,045 10,000 755,000 - 8,007,556 NA 824,000 - 180,251 - - - 15,056,006 NA
- 100%
- 100%
2,051,984 100%
0%
- 0%
- - - - 29,000 - - - N/A
580,000 - - - - 0%
- - - - 462,335 - 0%
- $ 1,759,280 $ 1,856,718 $ 5,779,127 $ 52,340 $ 755,000 $ 2,514,319 $ 36,351,278 452,229
$
452,229
9,274,084
2,006,816
11,280,900
$ 2,151,773,937 $ 638,911,596 $ 622,908,020 $ 88,167,775 $ 8,259,792 $ 22,167,512 $ 33,094,437 $ 2,143,990 $ 4,600,425 $ 940,155 $ 730,580,235 455,645,708 Public Ways & Facilities
Roads
Transportation 303 20000 $ 59,160,640 $ 44,701,800 $ 11,010,665 $ - $ 113,200 $ 19,100 $ (1,125) $ 584,800 $ 50,000 $ 2,682,200 $ - NA $ Transportation Construction Projects 306 20000 218,836,933 145,367,759 44,361,833 13,116,463 11,659,409 1,391,861 8,523,278 (5,583,670) - NA Transportation Equipment 307 20000 4,476,254 1,500,000 758,592 - 46,151 59,517 166,100 1,945,894 - NA TLMA Adminstmtive Services 299 20200 10,339,031 8,894,533 - 2,200 4,245 1,438,053 - NA Consolidated Counter Services 300 20200 6,247,578 - 4,782,364 - - - 50 - 1,465,164 - NA TLMA - Landscape Maintenance District 309 20300 2,015,918 - 1,134,938 - - 709,393 9,200 162,387 NA Community and Business Services 310 20600 4,037,117 - 3,734,640 - 319,500 - - 11,900 - (28,923) - NA CFD Assessment Dist Admin 224 22050 580,000 321,000 - - - 4,000 3,000 252,000 - - NA TLMAALUC 308 22650 669,105 20,000 285,826 - - - - - 264,307 98,972 - NA Total Roads $ 306,362,576 $ 191,589,559 $ 75,284,391 $ 13,116,463 $ 432,700 $ 19,100 $ 12,420,078 $ 2,064,523 $ 9,255,685 $ 2,180,077 $ - $ Parking Facilities
FM -Parking 348 10000 $ 2,246,219 $
Total Parking Facilities $ 2,246,219 $
Total Public Ways and Facilities
$ 109,623 $
$ 109,623 $
$ - $
$ - $
77,024 $ 28,890 $ 1,335,391 $
77,024 $ 28,890 $ 1,335,391 $
-
$ _ g
$ _ $
695,291 50% $ 347,646
695,291 $
347,646
$ 308,608,795 $ 191,589,559 $ 75,394,014 $ 13,116,463 $ 432,700 $ 96,124 $ 12,448,968 $ 3,399,914 $ 9,255,685 $ 2,180,077 $ 695,291 347,646 Health and Sanitation
Public Health
EO-County Contrib To Hlth and ME 183 10000 $ 37,785,656 $ 28,906,889 $ - $ - $ - $ - $ - $ - $ - $ - 8,878,767 100% $ 8,878,767 Public Health 317 10000 181,517,074 169,438,331 3,646,752 - - - 1,616,457 - - - 6,815,534 100% 6,815,534 Califomia Children Services 318 10000 44,097,881 27,935,671 - - - 7,617,115 - - - 8,545,095 50% 4,272,548 Environmental Health 319 10000 8,982,384 - - - - - - - - 8,982,384 100% 8,982,384 Environmental Resource Management 320 10000 13,834,451 7,461,279 10,164,669 34,224 - - (3,825,721) 100% (3,825,721) District Environmental Services 321 10000 12,615,172 - 14,631,903 - 2,078,554 - 1,061,378 - - - (5,156,663) 100% (5,156,663) RUHS-Med Indigent Services Program 325 10000 8,090,270 6,131,449 161,976 - - - 1,796,845 100% 1,796,845 RUHS-Correctional Health Systems 326 10000 61,170,948 10,500,000 - - - - - - - 50,670,948 100% 50,670,948 EO-AB2766 Sher Bill - Air Quality 207 22300 591,038 500,000 - 90,000 - 1,038 - - 100% - EO-Casa Blanca Clinic Operations 211 22850 285,710 - - - - - 285,110 600 - - - 100%

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Description
Total Health
Mental Health
RUHS-Mental Health Treatment
RUHS-MH-Detention
RUHS-MH-Adminstration
Total Mental Health
Drug and Alcohol Abuse Services
RUHS-MH-Mental Health Substance Abuse
Total Sanitation
Total Health and Sanitation
2023-24
Budget
Page Ref. Fund
313 10000
314 10000
315 10000
316 10000
2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General (a) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution $ 368,970,584 $ 243,412,340 $ 25,901,910 $ - $ 12,243,223 $ 90,000 $ 10,614,284 $ 1,638 $ - $ - $ 76,707,189 $ 72,434,642 $ 593,034,060 $ 555,389,065 $ 29,726,925 $ 392,000 $ - $ - $ 289,104 $ 2,642,645 $ - $ $ 4,594,321 25% $ 1,148,580 34,303,479 20,484,970 383,591 - - - - - - - 13,434,918 25% 3,358,730 19,331,269 17,774,269 1,500,000 - - - 57,000 - - 25% -
$ 646,668,808 $ 593,648,304 $ 31,610,516 $ 392,000 $ $ - $ 289,104 $ 2,699,645 $ - $ - $ 18,029,239 $ 4,507,310 $ 123,158,707 $ 119,778,244 $ 1,530,463 $
$ 123,158,707 $ 119,778,244 $ 1,530,463 $
8 - $
1,850,000 $
1,850,000 $
- $ - $ -
- $ - $ - $
NA $
$ 1,138,798,099 $ 956,838,888 $ 59,042,889 $ 392,000 $ 12,243,223 $ 1,940,000 $ 10,903,388 $ 2,701,283 $ - $ - $ 94,736,428 $ 76,941,951

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Public Assistance
Welfare
Description
Administration DPSS
DPSS-Mandated Client Services
DPSS-Categorical Aid
DPSS-Other Aid
Local lnitiatve Admin DCA
HWS-DCA-Local Initiative Program
HWS-DCA-Other Program
HWS-Home Investment Partnership Act
Continuum of Care CFDA 14.267
Continuum of Care
HWS-Rental Relief Program
HWS-HUD-CDBG Home Grants
Workforce Development
Housing Workforce Solutions
Total Welfare
Care of Court Wards
Probation -Court Placement Care
Total Care of Court Wards
Veteran's Services
Veteran Services
Total Veteran's Services
Social Services

PLHA-HWS
HHW Home Grant Program
Office of Aging
Total Social Services
General Relief
EO-Cares Act Coronovims Relief
Total General Relief
Public Assistance - Other
ED -Health and Juvenile Services
EO-Cabazon CRA Infrastructure
ED -Wine Country Infrastructure
EO-Mead Valley Infrastructure
ED -RDA Capital Improvements
Total Public Assistance - Other
Total Public Assistance
Education
Library Services
RivCo/County Free Library
Total Library Services
Agricultural Education
Cooperative Extension
Total Agricultural Education
Total Recreation & Cultural Services
Recreation & Cultural Services
2023-24
Budget
Page Ret Fund
327 10000
328 10000
329 10000
330 10000
337 21050
338 21050
339 21050
340 21250
334 21300
335 21300
342 21330
341 21350
336 21550
333 21560
261 10000
332 10000
343 21340
238 21350
331 21450
202 21730
208 22430
212 30360
210 30370
213 30380
214 31540
239 21200
344 10000
2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General (a) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution $ 815,859,304 $ 767,310,277 $ 300,636 $ - $ - $ $ 2,901,244 $ - $ - $ $ 45,347,147 0% $ 170,228,705 137,539,073 - - - - - - - 32,689,632 0%
504,726,676 495,405,897 - - 1,096,570 - 8,224,209 0%
19,984,930 750,344 - - 346,593 353,407 - - - - 18,534,586 0% 2,988,401 2,908,665 55,755 - - - 23,981 - 0%
8,579,602 8,457,213 27,878 - 60,000 - 34,511 - - 0%
496,727 276,727 - 40,000 180,000 - - 0%
3,805,480 2,474,421 901,579 - - - 429,480 - - - 0%
12,542,874 12,542,874 - - 0%
59,553,013 57,122,447 347,809 - - - - 2,082,757 - - 0%
24,341,986 24,341,986 - - - - - - 0%
21,573,746 20,782,538 491,490 - - - 299,718 - - 0%
28,964,168 25,130,675 444,771 - - 78,895 809,827 2,500,000 - - 25% 3,624,558 3,374,558 - - - - - 250,000 - - 25%
$ 1,677,270,170 $ 1,555,043,137 $ 5,944,476 $ - $ 346,593 $ 353,407 $ 4,905,907 $ 809,827 $ 5,071,249 $ - $ 104,795,574 $ 360,500 - - - - - - - - - 360,500 100% 360,500
$ 360,500 $ $ - $ - $ - $ - $ - $ - $ - $ $ 360,500 $ 360,500 $ 3,130,860 $
$ 3,130,860 $
891,586 $ 58,000 $
891,586 $ 58,000 $
$
$
$ 2,181,274 100% $ 2,181,274
- $ 2,181,274 $ 2,181,274
$ 49,169,986 $ 49,169,986 $
32,245,318 27,302,995
$ 81,415,304 $
2,797,245
76,472,981 $ 2,797,245 $
- $ - $
212,280
- $ 212,280 $ - $ 1,932,798 $ - $ - $
- $ - $ - $ - NA $
NA
- 1,932,798 - - NA
$
$
$
$
$ $
$ - $
-
$ 1,677,800 $
248,000
30,000,597
$ 31,926,397 $
$
$
NA $
1,676,600 $ 1,200 $ - $ - $ - N/A $
458,883 (458,883) - N/A
- - 351,412 (351,412) - N/A
352,735 (104,735) - N/A
40,826,130 - - (10,825,533) - N/A
42,502,730 $ 1,200 $ 1,163,030 $ (11,740,563) $ $
$ 1,794,103,231 $ 1,632,407,704 $ 8,799,721 $
- $ 346,593 $ 353,407 $ 47,620,917 $ 811,027 $ 8,167,077 $ (11,740,563) $ 107,337,348 2,541,774 $ 46,858,367 $ 2,586,042 $ 6,613,839 $ 22,733,068 $
$ 46,858,367 $ 2,586,042 $ 6,613,839 $ 22,733,068 $
50,000 $
50,000 $
9,454,208 $ 48,514 $
9,454,208 $ 48,514 $
5,372,696 $ - NA $
5,372,696 $ - $
$ 785,784 $
$ 785,784 $
- $ - $ - $ - $ _ $ - $ - $ - $ - $
- $ - $ - $ - $ - $ - $ - $ - $ - $
785,784 100% $ 785,784
785,784 $
785,784
$ 47,644,151 $ 2,586,042 $ 6,613,839 $ 22,733,068 $ - $ 50,000 $ 9,454,208 $ 48,514 $ - $ 5,372,696 $ 785,784 $ 785,784

Table 9 - General Fund Financing Requirements Budget, Net of Revenue Sources Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Description
Recreation Facilities
FM -Community and Rec. Centers
REG Parks -Park Acq and Dev, District
FM -Lakeland Village Rec. Ctrs
Total Recreation Facilities
Recreation & Cultural Services
ED-RivCo / Edward Dean Museum
Total Recreation & Cultural Services
Total Recreation & Cultural Services
Debt Service
Interest Payment on Long -Term Debt
EO-Interest on Trans and Teeter
Riv Co Infrastructure Fin Auth
Total Interest Payment on Long -Term Debt
2023-24
Budget
Page Ref. Fund
351 10000
359 25400
350 21830
242 10000
184 10000
358 33800
2023-24 Adopted 2023-24 2023-24 Fines, 2023-24 2023-24 Rev Fr Use 2023-24 Retained 2023-24 General 2023-24 Total Expenditure 2023-24 2023-24 Charges Licenses and Forfeitures & Miscellaneous of Money and Earnings Fund Marginal 2023-24 Net General (a) Intergovernmental for Services 2023-24 Taxes Permits Penalties Revenue Property 2023-24 Other Contribution Contribution Increase Fund Contribution $ 4,973,169 $ 3,485 $
10,000,000 10,000,000
- $ 419,040 $
17,148 $ 1,186,959 $ 179,315 $
- $ 3,167,222 50% $ 1,583,611
- 50%
- 50%
$ 14,973,169 $ 10,003,485 $
$ 419,040 $ - $ $ 17,148 $ 1,186,959 $ 179,315 $ $ 3,167,222 $ 1,583,611 $ 3,592,486 $
$ 3,592,486 $ 3,050,000 $ 160,925 $
3,050,000 $ 160,925 $
- $
- $
- $
- $
31,462 $ 240,099 $ 110,000 $
31,462 $ 240,099 $ 110,000 $
- $
- $
- 100% $
$ 18,565,655 $ 13,053,485 $ 160,925 $ 419,040 $ - $ - $ 48,610 $ 1,427,058 $ 289,315 $ - $ 3,167,222 1,583,611 $ 20,005,000 $
42,301,212
$ 62,306,212 $
- $ - $ - $
20,312,476 - -
$ 20,312,476 $ - $ - $
-
- $
6,532,189 $
3,207,435
9,739,624 $
- $ 13,472,811 $
- 18,781,301
- $ 32,254,112 $
Principle Payment on Long -Term Debt
CORAL -General Government 356 31095 $ 21,787,381 $
Riv Co Public Financing Authority 357 32910 5,126,073
EO-Pension Obligation Bonds 194 35000 105,298,456
EO-Teeter Debt Service 188 37050 3,475,035
Total Principal Payment on Long -Term Debt $ 135,686,945 $ Total Debt Service
Total Financing Requirements
- $ 469,400 $
1,845,000
- 105,298,456
- $ 107,612,856 $
- $ - $ - $ 21,317,981 $
861,073 2,420,000
110,000 3,110,035
255,000
$
- $ - $ - $ 21,317,981 $ 971,073 $ 5,530,035 $ 255,000 $ $ 197,993,157 $
- $ 127,925,332 $ - $ - $ - $ 31,057,605 $ 971,073 $ 37,784,147 S 255,000 $ NA $
NA
0% $
0%
0%
0%
$ 6,164,369,651 $ 3,825,995,192 $ 1,125,831,587 $ 600,757,296 $ 29,913,526 $ 60,485,564 $ 328,781,947 $ 66,640,307 $ 95,488,780 S 36,574,331 $ (6,098,879) 557,624,654 (a) Per the County of Riverside Fiscal Year 2023-24 Recommended Budget, Volume II.

Table 10 - General Fund Financing Requirements Calculations Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Description
General Financing Requirements
Legislative and Administrative
Finance
Counsel
Personnel
Elections
Communication
Property Management
Plant Acquisition
Promotion
Other General
Table Budget Net
County
Equivalent
Ref. FY 2022/23 (a) Amount (b) Units (c) Factor
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Total General Financing Requirements
Public Protection
Judicial
Police Protection
Detention and Correction
Fire Protection
Protection/Inspection
Other Protection
Total Public Protection
Public Ways & Facilities
Roads
Parking Facilities
Total Public Ways and Facilities
Health and Sanitation
Public Health
Mental Health
Drug and Alcohol Abuse Services
Total Health and Sanitation
Public Assistance
Welfare
Care of Court Wards
Veteran's Services
Social Services
General Relief
Public Assistance - Other
Total Public Assistance
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
$ 98,532,162
53,746,754
5,658,888
28,555,776
14,323,238
500,000
122,466,781
42,517,346
26,975,164
113,606,517
$ 506,882,626 $ 19,778,180 $ 6.64
[1] [2] [1]/[2]=[3]
$ 38,892,137
(33,398,934)
414,003
6,060,357
7,810,617
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
$ 13.06
(11.21)

0.14 2.03

2.62 Measurement (c) (e)
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
$ 376,878,328 $ 40,590,976 2,978,584 $ 13.63 per capita & 50% employee, entire county 657,417,624 200,935,618
508,531,490 216,323,736 2,978,584
452,482,148 (13,937,751) -
20,187,770 452,229 2,978,584
136,276,577 11,280,900 2,978,584

72.63 0.15

3.79 per capita & 50% employee, entire county
not used
per capita & 50% employee, entire county
per capita & 50% employee, entire county
$ 2,151,773,937 $ 455,645,708 $ 90.19
Table 9 $
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9
Table 9 31,926,397
306,362,576 $
2,246,219
308,608,795 $
2,978,584 $
347,646 2,978,584
347,646 $
$ 368,970,584 $ 72,434,642
646,668,808 4,507,310
123,158,707
$ 1,138,798,099 $ 76,941,951
Education, Recreation and Cultural Services
Library Services Table 9
Agricultural Education Table 9
Recreation Facilities Table 9
Recreation & Cultural Services Table 9
Total Education, Rec. and Cultural Svcs.

Debt Service
Interest Payment on Long -Term Debt
Principle Payment on Long -Term Debt
Total Debt Service
$ 1,677,270,170 $
360,500
3,130,860
81,415,304
360,500
2,181,274
$ 1,794,103,231
$ 2,541,774
46,858,367 $
785,784
14,973,169
3,592,486
66,209,806 $ 2,369,395 $ 0.80
See Table 11
Project
Equivalent Financing
Units (d) Requirements
[4] [3]X[4]
1,863
1,863
1,863
1,863
1,863
1,863
1,863
1,863
1,863
1,863
$ 24,326
(20,890)
259
3,791
4,885

12.371
1,863 $ 25,388
- per capita & 50% employee, entire county

0.12 per capita & 50% employee, entire county

0.12 2,978,584 $ 24.32 per capita & 50% employee, entire county 2,978,584 1.51 per capita & 50% employee, entire county 2,978,584 - per capita & 50% employee, entire county
$ 25.83
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584
2,978,584

0.12 0.73
$ 0.85
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
per capita & 50% employee, entire county
- $ - not used
785,784 2,978,584 0.26 per capita & 50% employee, entire county 1,583,611 2,978,584 0.53 per capita & 50% employee, entire county 2,978,584 - per capita & 50% employee, entire county
Table 9 $
Table 9
Total General Fund Financing Requirements
Footnotes:
(a) Per the County of Riverside Fiscal Year 2023-24 Recommended Budget, Volume II. (b) See Table 9 - General Fund Financing Requirements Detail. (c) (b) Based on (i) 2,439,234 total Riverside County residents and 401,693 residents in the unincorporated sections of Riverside County per the Califomia Department of Finance as of January 1, 2023, (ii) 1,078,700 total Riverside County employees and 106,700 employees in the unincorporated sections of Riverside County per the California Employment Development Department, June 2023, and (iii) county employment was reduced by 50% to account for the estimated less frequent use of county public services by employees than residents. (d) See Table 3 - Land Use Assumptions.
(e) Fire Protecton and Library Services were treated as a case study. See Tables 12 and 13, respectively. 62,306,212 $
135,686,945
197,993,157 $ $
- not used
- not used
$ 6,164,369,651 $ 557,624,654 $ 124.43
1,863 135,303
1,863 283
1,863 7,056
$ 168,030
1,863 $
1,863
217
1,863 $
1,863
1,863
45,305
2,819
$ 48,124
1,863 $
1,863 225
1,863 1,364
1,863
1,863 -
1,863
1,863
1,863
1,863
491
990
$ 231,814

Table 11 - Police Protection Cost Calculation
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Police Protection Costs
Net General Fund Contribution
Sheriff: Administration
Sheriff: Cal -DNA
Sheriff: Cal -Id
Sheriff: Cal -Photo
Sheriff: Court Services
Sheriff: Patrol
Sheriff: Support
Sheriff: Ben Clark Training Center
Sheriff: CAC Security
Sheriff: Public Administrator
Net General Fund Contribution
Net General Fund Contribution
City Contracts for Sheriffs Services
Net Police Protection Budget
Total Officers
Cost per Officer
Projected Residents
Service Standard: Sworn Officers per 1,000 residents
Additional Sworn Officers Required @ buildout
Total Police Protection Costs
Footnotes:

Ref.

FY 2022/23
Budget
$ 25,037,403
24,453,136
151,445,079
Table 9 $ 200,935,618
Table 9 $ 200,935,618
Pg. 261 304,013,736
Table 3
$ 504,949,354
(a) 2,447
$ 206,354
1,862

1.00 (b)

1.86 $ 383,818
(a) Per the Riverside County FY 2023-24 Recommended Budget Volume 1, Sheriff:

Administration, Support, Patrol, and Court Services Current Filled Positions. (b) Per the Riverside County Service Goals and Strategies, the Board of Supervisors commits to continue efforts to maintain law enforcement services at a targeted staffing ratio of one deputy sheriff per 1,000 population in the unincorporated area.

Table 12 - Fiscal Impact to Fire Fund
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Fiscal Impact to Fire Fund
Financing Sources Table Project Marginal Project
Ad Valorem Tax Ref. Impact Increase Impact
Residential and Non -Residential Basic Tax Adj. for Deflation 4 $ 16,092,319 Structural Fire Fund Post-ERAF Share of Basic Tax 2 5.596% Total Structural Fire Tax $ 900,495 100% $ 900,495
Fire Protection Costs
Budget Project
Page Budget Marginal Equivalent Project
Ref. Amount (a) Increase Factor (c) Measure Units (b) Impact Fire Protection -Non Forest
Total Financing Requirements
Total Structural Fire Tax
Total Financing Requirements
303 $ 89,705,437 per capita & 50% employee, unincorporated only 455,043 $ 197.14 1,863 $ 367,265 $ 367,265
$ 900,495
$ 367,265
Net Annual Surplus/ (Deficit) $ 533,230
Footnotes:
(a) Per Riverside County Recommended Budget FY 2023-24. (b) Based on (i) 2,439,234 total Riverside County residents and 401,693 residents in the unincorporated sections of Riverside County per the California Department of Finance as of January 1, 2023, (ii) 1,078,700 total Riverside County employees and 106,700 employees in the unincorporated sections of Riverside County per the California Employment Development Department, June 2023, and (iii) county employment was reduced by 50% to account for the estimated less frequent use of county public services by employees than residents. (c) See Table 3 - Land Use Assumptions.

Table 13 - Fiscal Impact to Library Fund
Proposed Land Use Plan
Beaumont Pointe
October 5,2023
Fiscal Impact to Library Fund
Financing Sources Table Project Marginal Project
Ad Valorem Tax Ref. Impact Increase Impact
Residential and Non -Residential Basic Tax Adj. for Deflation 4 $ 16,092,319 County Library Post-ERAF Share of Basic Tax 1.369%
Total County Library Tax $ 220,285 100% $ 220,285
Budget County Project
Page Budget Marginal Net Equivalent Equivalent Project
Ref. Amount (a) Increase Amount Units (b) Factor Measure Units (c) Impact Fines and Forfeitures
Library Fines and Fees 96 $ 50,000 100% $ 50,000 2,978,584 $ 0.02 per capita & 50% employee, entire county 1,863 $ 31 Revenue From use of Money and Property
Interest -Invested Funds 96 $ 21,499 0% $ $ - not used $ Rents 96 24,732 100% 24,732 - not used
Lease to Non -County Agency 96 2,283 0% - not used
Intergovemmental Revenues
CA -State Revenue 97 $ 25,000 0% $ $ - not used $
CA -Homeowners Tax Relief 97 156,535 0% - not used
CA -Supplemental Homeowners Tax Relief 97 958 0% - not used CA -Other Operating Grants 97 25,000 0% - not used
Charges For Current Services
Communications Services 97 $ 0% $ $ - not used - $ -
Library Services 97 48,470 0% - not used - Interfund - Miscellaneous 97 22,353 0% - not used - Interfund - Salary Reimbursement 97 15,583 0% - not used - Interfund - Project Costs 97 6,527,433 0% - not used - Other In -Lieu and Other Government Other Gov -City Govemments 97 $ 2,378,549 0% $ - $ - not used - $ - Other Revenue
Sales of Surplus Property 97 $ - 0% $ - $ - not used - $ - Contractual Revenue 97 9,406,146 0% $ - $ - not used - $ - Cash Over -Short 98 0% $ - $ - not used - $ -
Rebates and Refunds 98 8,541 0% $ - $ - not used - $ -
Contributions and Donations 98 39,521 0% $ - $ - not used - $ - Other Misc Revenue 98 - 0% $ $ - not used $ -
Contrib Fr Other County Funds 98 0% - - not used
Total Financing Sources IF 220,316
Financing Requirements
Library Services 239 $ 46,858,367 100% 46,858,367 2,978,584 $ 15.73 per capita & 50% employee, entire county 1,863 $ 29,308 Total Financing Requirements $ 29,308
Net Annual Surplus/ (Deficit) $ 191,008
Footnotes:
(a) Per the County of Riverside Fiscal Year 2023-24 Recommended Budget. (b) Based on (i) 2,439,234 total Riverside County residents and 401,693 residents in the unincorporated sections of Riverside County per the Califomia Department of Finance as of January 1, 2023, (ii) 1,078,700 total Riverside County employees and 106,700 employees in the unincorporated sections of Riverside County per the Califomia Employment Development Department, June 2023, and (iii) county employment was reduced by 50% to account for the estimated less frequent use of county public services by employees than residents. (c) See Table 3 - Land Use Assumptions.

Table 14 - Fiscal Impact to Transportation Fund
Proposed Land Use Plan
Beaumont Pointe
October 5. 2023
Fiscal Impact to Transportation Fund Table Net Marginal Project Financing Sources Ref. Amount Increase Impact
Measure A Sales Tax (d)
Direct and Indirect Taxable Sales 5 45,300,000
Half Cent Transportation Sales Tax 0.50%
Total Measure A Sales Tax $ 226,500 0%
Budget County
Page Budget Marginal Net Equivalent
Ref. Amount (a) Increase Amount Units (b) Factor
Measure
Project
Equivalent Project
Units (c) Impact
Taxes
Local Transportation Act (e) 83 5 432,000 0% - - not used - S - Measure A -Local 5t & Roads 83 12,684,463 0% - - - not used - - Licenses & Permits
Business Licenses 83 - 0% - - - not used - -
Permit -Road Privileges 83 113,200 0% - - - not used - - Parade Fees 83 0% - - - not used - -
Fines, Forfeitures & Penalties
Interest -Invest Funds 83 19,100 0% - - not used - -
Revenue from use of Money and Property
Interest -Invested Funds 83 1,727,488 0% not used - -
Intergovernmental
CA-HWY User/Gas Tax Sec 21046 (f) 84 35,495,600 100% 35,495,600 2,439,234 14.55 per capita, entire county - - CA -H WY User/Gas Tax Sec 21048 (f) 84 - 100% 2,439,234 - per capita, entire county - - CA-HWY User/Gas Tax Sec 2103 (9) 84 18,088,190 100% 18,088,190 2,439,234 7.42 per capita, entire county - - CA -H WY User/Gas Tax Sec 2104C (9) 84 - 100% - 2,439,234 - per capita, entire county - - CA-HWY User/Gas 681 Sec 2103 84 45,123,569 100% 45,123,569 2,439,234 18.50 per capita, entire county - - CA -H WY User/Gas Tax Sec 2104DEF (f) 84 - 100% - 2,439,234 - per capita, entire county - - CA -H WY User/Gas Tax Sec 2105 (9) 84 - 100% - 2,439,234 - per capita, entire county - - CA -H WY User/Gas Tax Sec 2106 (f) 84 - 100% - 2,439,234 - per capita, entire county - - CA -From Other 5t. Govt Agencies 84 - 100% - 2,439,234 - per capita, entire county - - CA-Misc State Reimbursements 84 13,266,000 0% - - - not used - - CA -Other Operating Grants 84 2,875,000 0% - - not used - - Fed -Air For Disaster 84 - 0% - - - not used - -
Fed -Forest Reserve 84 206,200 0% - - - not used - -
Fed-Misc Reimbursement 84 68,218,000 0% - - - not used - - Charges for Services
Sale of Plans -Specifications 84 1,700 0% - - - not used - - Deposit Based Fee Draws 84 7,277,879 0% - - - not used - - Subdivisionlnspectionfees 84 16,500 0% - - - not used - - Encroachment Permit Fees 84 1,236,800 0% - - - not used - - Road Const Expense Reimb 84 24,326,648 0% - - not used - Road Maint Expense Reimb 84 105,600 100% 105,600 2,978,584 0.04 per capita & 50% employee, entire county 1,863 66 Road Signal Maint Exp Reimb 84 1,378,300 100% 1,378,300 2,978,584 0.46 per capita & 50% employee, entire county 1,863 862 Disposal Fees 84 25,000 0% - - - not used -
Fuel Sales 84 136,346 0% - not used
Development Fees 84 250 0% - - - not used - -
Beet Daily Rentals 84 17 0% - - - not used - -
Maintenance 84 10,824 0% - - - not used - -
ReimbursementforServices 84 4,007,700 0% - - - not used - - TUMF Revenue- Developer Fees 84 4,200,000 0% - - - not used - - Subpoena Fees 85 15 0% - - - not used - -
Interfnd - CDBG 85 543,000 0% - - - not used - -
Interfnd - CSA Intrac0unty 85 444,200 0% - - - not used - - Interfnd-Maintenance 85 11,139 0% - - - not used - -
Interfnd-Reimb for Service 86 3,294,500 0% - - - not used - - Interfnd-Salary Reimbursement 86 639,200 0% - - - not used - - Interfnd-Equipment Usage 86 20,374 0% - - - not used - - Interfnd-Project Costs 86 8,229,185 0% - - - not used - - Interfnd-Fuel Sales 86 223,913 0% - - - not used - -
Other In -Lieu and Other Govt
CVAG 86 8,337,000 0% - - not used - -
Miscellaneous Revenue
Sale of Surplus Property 86 7,990 0% - - - not used - - Rebates & Refunds 86 42,851 0% - - - not used - -
Contributions & Donations 86 1,817,000 0% - - - not used - - Insurance Claims 86 1,710 0% - - - not used - -
Other Misc Revenue 86 49,168 0% - - - not used - -
WitnessJuryFees-Employees 86 275 0% - - - not used - -
Program Revenue 86 (8,700) 0% - - - not used - -
Special District Income 87 6,953,000 0% - - - not used - - Sale of Automotive Equipment 87 166,100 0% - - - not used - Operating Transfer -in 87 50,000 0% - - - not used - - Contribution From Other County Funds 87 837,401 0% - - - not used - Total Financing Sources
Financing Requirements (Fund 20000)
Transportation (g) 303 59,160,640 100% 59,160,640 2,978,584 19.86 per capita & 50% employee, entire county 1,863 37,003 Transportation Construction Projects 306 218,836,933 0% - - - not used - - Transportation Equipment 307 4,476,254 0% - not used
Total Financing Requirements
Net Annual Surplus/ (Deficit) Before Additional Financing Sources Use General Fund Surplus
Surplus Available
Surplus Used (1)
Financing Sources
Transportation Fund
General Fund Transfer
Total Sources
Net Annual Surplus/ (Deficit)
Footnotes:
(a) Per the County of Riverside Fiscal Year 2023-24 Recommended Budget. (6) (b) Based on (i) 2,439,234 total Riverside County residents and 401,693 residents in the unincorporated sections of Riverside County per the California Department of Finance as of January 1, 2023, (ii) 1,078,700 total Riverside County employees and 106,700 employees in the unincorporated sections of Riverside County per the California Employment Development Department, June 2023, and (iii) county employment was reduced by 50% to account for the estimated less frequent use of county public services by employees than residents. (0) See Table 3 - Land Use Assumptions.
(d) All of the Measure A sales tax is earmarked for non -recurring capital projects per conversations with the Transportation Fund administrative office. (e) Local Transportation Act revenue is used solely for capital projects per conversations with the Transportation Fund administrative office. (f) All of the Gas Tax is earmarked for recurring street maintenance costs per conversations with the Transportation Fund administrative office. (01 The Transportation expense account includes street maintenance expenses as well as administrative expenses and overhead for both recurring expenses and non -recurring capital projects, per conversations with the (hl The Transp Const Project expense account only comprises expenses for non -recurring capital projects. (i) Represents the amount needed to fund the estimated annual negative fiscal impact. $ 4,104,470
36,075
928
36,075

Table 15 - Fiscal Impact to Flood Control Zone 5 Operations Fund Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
Flood Control Zone 5 Operations Fund
Financing Sources Table Marginal Project
Ad Valorem Tax Ref. Increase Impact
Residential and Non -Residential Basic Tax Adj. for Deflation 4 $ 16,092,319 Flood Control Zone 5 Post-ERAF Share of Basic Tax 4.673% Total Flood Control Zone 5 Tax $ 752,029 100% $ 752,029 Budget County Project
Page Budget Marginal Net Equivalent Equivalent Project
Ref. Amount (a) Increase Amount Units (b) Factor (c) Measure Units (b) Impact Taxes 489 $ 5,143,885 0% $ - - $ - not used $
Use of Money & Property 489 $ 531,055 0% $ - - $ - not used $ Intergovernmental - State 489 36,552 0% - - not used
Intergovernmental - Federal 489 0% - - not used
Charges for Services 489 0% - - - not used
Miscellaneous Revenue 489 1,245,594 0% - - - not used
Total Financing Sources $ 752,029
Financing Requirements (d)
Total Financing Requirements
$ 752,029
$ 752,029
Net Annual Surplus/ (Deficit) $
Footnotes:
(a) Per the County of Riverside Fiscal Year 2023-24 Recommended Budget Volume 2. (b) (b) Based on (i) 2,439,234 total Riverside County residents and 401,693 residents in the unincorporated sections of Riverside County per the California Department of Finance as of January 1, 2023, (ii) 1,078,700 total Riverside County employees and 106,700 employees in the unincorporated sections of Riverside County per the California Employment Development Department, June 2023, and (iii) county employment was reduced by 50% to account for the estimated less frequent use of county public services by employees than residents.
(c) See Table 3 - Land Use Assumptions.
(d) Per the Recommended Budget, Flood Control Zone 5 Operations appear to be funded using a reserve approach. Each year a portion of the revenues are allocated to fund current year expenditures, with the remainder allocated to the Fund Balance. In years when expenditures exceed revenues, the Fund Balance is used to pay the difference, maintaining a balanced fund. As such, DPFG assumes this fund remains balanced, with financial requirements equaling financing sources.

Table 16 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023 Table
Factor lief. 1 2 3 4 5 6 7 8 9 10
I. General Fund Financing Sources
Property Tax 4 $ - - 599,992 $ 597,361 $ 1,326,131 $ 1,320,317 $ 2,284,512 $ 2,274,496 $ 2,264,523 $ 2,254,594 Documentary Transfer Tax 4 - - 22,374 22,276 49,453 49,236 85,192 84,818 84,446 84,076 Property Tax In -Lieu ofMVLF 6 - - 371,006 369,379 820,016 816,421 1,412,633 1,406,440 1,400,273 1,394,134 Transient Occupancy Tax 7 - - - - - - 547,500 547,500 547,500 547,500 On -Site Retail Sales and Use Tax 5 - - - - - - 500,565 500,565 500,565 500,565 Interest Earrings 5 - - 4,864 4,843 10,751 10,704 22,432 22,351 22,270 22,190 Other Discretionary Revenue 8 - - 10,427 10,427 23,120 23,120 42,229 42,229 42,229 42,229 Total Financing Sources $ - - 1,008,663 $ 1,004,286 $ 2,229,471 $ 2,219,797 $ 4,895,064 $ 4,878,399 $ 4,861,807 $ 4,845,288 II. General Fund Financing Requirements
General Financing Requirements per capita&50% employee, entire county $ 6.64 10 $ - $ - 3,054 $ 3,054 $ 6,773 $ 6,773 $ 12,371 $ 12,371 $ 12,371 $ 12,371 Public Protection
Judicial per capita & 50% employee, entire county 13.63 10 - - 6,269 6,269 13,900 13,900 25,388 25,388 25,388 25,388 Police Protection - 11 - - 94,923 94,923 210,481 210,481 383,818 383,818 383,818 383,818 Detention and Correction per capita&50% employee, entire county 72.63 10 - - 33,408 33,408 74,079 74,079 135,303 135,303 135,303 135,303 Fire Protection notused - 10 - - - - - - - - - -
Protection/Inspection per capita & 50% employee, entire county 0.15 10 - - 70 70 155 155 283 283 283 283 Other Protection per capita&50% employee, entire county 3.79 10 - - 1,742 1,742 3,863 3,863 7,056 7,056 7,056 7,056 Public Ways & Facilities per capita&50% employee, entire county 012 10 - - 54 54 119 119 217 217 217 217 Health and Sanitation per copita&50% employee, entire county 25.83 10 - - 11,883 11,883 26,348 26,348 48,124 48,124 48,124 48,124 Public Assistance per copita&50% employee, entire county 0.85 10 - - 393 393 870 870 1,590 1,590 1,590 1,590 Education, Recreation and Cultural Services per capita & 50% employee, entire county 0.80 10 - - 366 366 811 811 1,482 1,482 1,482 1,482 Debt Service notused - 10 - - - - - - - - - -
Total Financing Requirements $ - $ - 152,161 $ 152,161 $ 337,400 $ 337,400 $ 615,633 $ 615,633 $ 615,633 $ 615,633 General Fund Fiscal Impact
Ongoing Surplus/(Defieit) $ - $ - 856,502 $ 852,125 $ 1,892,071 $ 1,882,397 $ 4,279,431 $ 4,262,766 $ 4,246,174 $ 4,229,655 Surplus/(Deficit) per Unit $ - $ - - $ - $ - $ - $
Revenue/Cost Ratio - - 6.63 6.60 6.61 6.58 7.95 7.92 7.90 7.87 III. Fiscal Impact to Fire Fund
Financing Sources 12 $ - - 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 Financing Requirements 12 - - 90,683 90,683 201,079 201,079 367,265 367,265 367,265 367,265 Net Annual Surplus /(Deficit) before Operating Reserve $ - $ - $ 159,722 $ 158,624 $ 352,377 $ 349,950 $ 586,168 $ 581,987 $ 577,825 $ 573,682 Cumulative Net Impact - - 159,722 $ 318,345 $ 670,722 $ 1,020,672 $ 1,606,840 $ 2,188,828 $ 2,766,653 $ 3,340,335 IV. Fiscal Impact to Library Fund
Financing Sources 13 $ - $ - $ 61,263 $ 60,995 $ 135,407 $ 134,813 $ 233,266 $ 232,244 $ 231,225 $ 230,212 Financing Requirements 13 - - 7,237 7,237 16,046 16,046 29,308 29,308 29,308 29,308 Net Annual Surplus / (Deficit) - - 54,027 $ 53,758 $ 119,361 $ 118,767 $ 203,958 $ 202,935 $ 201,917 $ 200,903 V. Fiscal Impact to Transportation Fund
Financing Sources 14 8 - - 9,137 $ 9,137 $ 20,259 $ 20,259 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Financing Requirements 14 - - 9,137 9,137 20,259 20,259 37,003 37,003 37,003 37,003 Net Anneal Surplus/(Deficit) $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - VI. Fiscal Impact to Flood Control Zone 4 Operations
Financing Sources 15 $ - - 209,120 $ 208,203 $ 462,207 $ 460,180 $ 796,239 $ 792,748 $ 789,272 $ 785,812 Financing Requirements 15 - - 209,120 208,203 462,207 460,180 796,239 792,748 789,272 785,812 Net Annual Surplus/(Deficit) $ - - - $ - $ - $ - $ - $
Net Fiscal Impact of Project
Financing Sources - - 1,538,587 $ 1,531,926 $ 3,400,800 $ 3,386,079 $ 6,915,004 $ 6,889,645 $ 6,864,397 $ 6,839,260 Financing Requirements - - 468,336 467,420 1,036,992 1,034,965 1,845,447 1,841,956 1,838,481 1,835,020 Net Annual Surplus/(Deficit) - - 1,070,250 $ 1,064,507 $ 2,363,808 $ 2,351,114 $ 5,069,557 $ 5,047,689 $ 5,025,917 $ 5,004,240

Table 16 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023

NON-RESIDENTIAL FINANCING SOURCES
Industrial
Industrial
Square Feet (a)
Cumulative Square Feet
Assessed Value Additions
Cumulative Employees
Taxable Sales
Indoor Activities
Square Feet (a)
Cumulative Square Feet
Assessed Value Additions
Cumulative Employees
Taxable Sales
Restaurant
Square Feet
Cumulative Square Feet
Assessed Value Additions
Cumulative Employees
Taxable Sales
Hotel
Number of Beds
Assessed Value Additions
Cumulative Employees
Taxable Sales
Total Non -Residential Assessed Value Additions
Previous Period Adjusted Assessed Value
Deflation Factor
Cum. Non -Residential AV Adj. for Deflation Factor 000.44% Total Non -Residential Cumulative Employees
50% of Cumulative Employees
Total Taxable Sales
Non -Residential Property Tax
Basic Tax Paid - Non -Residential
Non -Res. Unsecured Prop. Tax as a % of Secured
Total Non -Residential Property Tax
Total Residential and Non -Residential Property Tax
Non -Residential Documentary Transfer Tax
Non -Residential Property Turnover Rate
Transfer Tax as a %of Price
Total Non -Residential Documentary Transfer Tax
Total Residential and Non -Residential Documentary Transfer Tax Structural Fire Tax
Total Basic Tax Paid - Residential and Non -Residential Total Structural Fire Tax
On -Site Sales Tax
Sales Tax (@1% of Taxable Sales)
Use Tax (@10.5% of Sales Tax)
Total On -Site Sales Tax Allocated to County

MOTOR VEHICLE LICENSE FEES
Assessed Value Adjusted for Deflation
Residential
Non -Residential
Total Assessed Value
Motor Vehicle License Fees

OTHER GENERAL FUND DISCRETIONARY REVENUE
Franchises
Fee-POC Transaction
Fire -Traffic Motor Vehicle MC
Health -Safety Fees
Fire -Traffic School
AB 233 Realignment
Other Fines
Penalties & Int On Del Taxes
Penalties &Int - Del Tax
Teeter Overflow
Court Fees & Costs
Superior Court Fees
Rebates & Refunds
Total Other General Food Discretionary Revenue

INTEREST EARNINGS
County Share of Residential and Non -Res. Prop. Tax
Documentary Transfer Tax
Net On -Site Sales and Use Tax
Total Revenue Generating Merest Earnings
Total Interest Earnings
per capita & 50% employee, unincorporated only
per capita & 50% employee, entire county
per capita & 50% employee, unincorporated only
not used
per capita & 50% employee, unincorporated only
not used
per capita & 50% employee, unincorporated only
per capita & 50% employee, entire county
per capita & 50% employee, entire county
not used
per capita& 50% employee, entire county
per capita& 50% employee, entire county
per capita& 50% employee, entire county
Table
Factor Ref.
2 3
4 5
6 7
8 9 10
295 3 $
1,500 3
5 227 3 $
1,030 3
175 5
227 3
500 3
250 5
125 3
248,000 3
3 5

1.0000

1.00% 4 $

10.00% 4 $

13.4081% 2 $

5.00% 4 $

0.11% 4

5.5958% 2 $

1.00%

10.50%
912.00 6 $

15.49 8 $

0.03 8

1.87 2.31
5 $

0.9956
1,379,000
1,379,000
$ 406,805,000
919
406,805,000

0.9956
406,805,000
919
460
1,379,000
$ - $
919
$ - $
406,805,000

0.9956
$ 405,021,354 $
919
460
1,681,000
3,060,000
495,895,000 $
2,040
495,895,000
405,021,354

0.9956
899,140,528
2,040
1,020
1,935,000
3,060,000 4,995,000
570,825,000
2,040 3,330
- $
899,140,528

0.9956
$ 895,198,225
2,040
1,020
216,000
216,000
$ 49,032,000
210
37,800,000
30,000
30,000
$ 6,810,000
60 7,500,000
125
$ 31,000,000
125
$ 657,667,000
895,198,225

0.9956
$ 1,548,940,207
3,725
1,863
45,300,000
4,995,000
3,330
216,000
210
4,995,000 4,995,000
3,330 3,330
216,000
210
216,000
210
37,800,000 37,800,000 37,800,000
30,000
60 7,500,000
$ - $
125
1,548,940,207

0.9956
$ 1,542,148,842 $
3,725
1,863
45,300,000
30,000
60 30,000
60 7,500,000 7,500,000
125 125
1,542,148,842

0.9956
1,535,387,254 $
3,725
1,863
45,300,000
1,535,387,254

0.9956
1,528,655,312
3,725
1,863
45,300,000
4,068,050 $ 4,050,214 $ 8,991,405 $ 8,951,982 $ 15,489,402 $ 15,421,488 $ 15,353,873 $ 15,286,553 406,805 $ 405,021 $ 899,141 $ 895,198 $ 1,548,940 $ 1,542,149 $ 1,535,387 $ 1,528,655 599,992 $ 597,361 $ 1,326,131 $ 1,320,317 $ 2,284,512 $ 2,274,496 $ 2,264,523 $ 2,254,594 599,992 $ 597,361 $ 1,326,131 $ 1,320,317 $ 2,284,512 $ 2,274,496 $ 2,264,523 $ 2,254,594 20,340,250 $ 20,251,068 $ 44,957,026 $ 44,759,911 $ 77,447,010 $ 77,107,442 $ 76,769,363 $ 76,432,766 22,374 22,276 49,453 49,236 85,192 84,818 84,446 84,076 22,374 $ 22,276 $ 49,453 $ 49,236 $ 85,192 $ 84,818 $ 84,446 $ 84,076 22,374 $ 22,276 $ 49,453 $ 49,236 $ 85,192 $ 84,818 $ 84,446 $ 84,076 4,474,855 $ 4,455,235 $ 9,890,546 $ 9,847,180 $ 17,038,342 $ 16,963,637 $ 16,889,260 $ 16,815,208 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 453,000 $
47,565
500,565 $
453,000 $
47,565
500,565 $
453,000 $
47,565
500,565 $
453,000
47,565
500.565

0.64 1.13

1.04 0.14

0.01 0.00
$ - $ - $ - $ - $ - $ - $ - $ -
406,805,000 405,021,354 899,140,528 895,198,225 1,548,940,207 1,542,148,842 1,535,387,254 1,528,655,312 $ 406,805,000 $ 405,021,354 $ 899,140,528 $ 895,198,225 $ 1,548,940,207 $ 1,542,148,842 $ 1,535,387,254 $ 1,528,655,312 371,006 $ 369,379 $ 820,016 $ 816,421 $ 1,412,633 $ 1,406,440 $ 1,400,273 $ 1,394,134 7,125 $
13 859
1,061
296
521
480
65 6
0 7,125
13 859
1,061
296
521
480
65 fi
0 15,799
28 1,905
2,354
656
1,154
1,065
144
14 1
15,799
28 1,905
2,354
656
1,154
1,065
144
14 28,856 $
52 3,480
4,299
1,198
2,109
1,945
264
26 1
28,856
52 3,480
4,299
1,198
2,109
1,945
264
26 28,856
52 3,480
4,299
1,198
2,109
1,945
264
26 28,856
52 3,480
4,299
1,198
2,109
1,945
264
26 10,427 $ 10,427 $
23,120 $ 23,120 $
42,229 $ 42,229 $ 42,229 $ 42,229
4 $ - $ - $ 599,992 $ 597,361 $ 1,326,131 $ 1,320,317 $ 2,284,512 $ 4 - - 22,374 22,276 49,453 49,236 85,192
5 - - - - - - 500,565

0.78% 5 S
2,274,496 $
84,818
500,565
2,264,523 $
84,446
500,565
2,254,594
84,076
500,565
622,366 $ 619,637 $ 1,375,584 $ 1,369,552 $ 2,870,269 $ 2,859,879 $ 2,849,535 $ 2,839,235 4,864 $ 4,843 $ 10,751 $ 10,704 $ 22,432 $ 22,351 $ 22,270 $ 22,190

Table 16 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023 Table
Factor Ref. 1 2 3 4 5 6 7 8 9 10

POLICE PHASING
Cumulative Employees - - 919 919 2,040 2,040 3,725 3,725 3,725 3,725 50% of Cumulative Employees 3 - 460 460 1,020 1,020 1,863 1,863 1,863 1,863 Staffmg Service Standard Sworn Officer per 1,000 residents 1.00 11 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Number of Sworn Officers Required - 0 0 1 1 2 2 2 2
Police Costs $ 206,354 11 $ - 94,923 $ 94,923 $ 210,481 $ 210 481 $ 383,818 $ 383,818 $ 383,818 $ 383,818

FISCAL IMPACT TO OTHER COUNTY FUNDS
Fiscal Impact to Fire Fund
Financing Sources
Ad Valorem Tax
Residential and Non -Residential Basic Tax Adj. for Deflation $ - $ - $ 4,474,855 $ 4,455,235 $ 9,890,546 $ 9,847,180 $ 17,038,342 $ 16,963,637 $ 16,889,260 $ 16,815,208 Total Structural Fire Tax 5.596% 2 $ - $ - $ 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 Total Financing Requirements 12 $ - - 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 Net Annual Surplus (Deficit)
Additional Financing Sources
Cumulative Units
Cumulative Non -Residential Square Peet
Residential
Non Residential Sq. Ft.
- $ - $ - $ - $
- $ - $ - $ - $
1,379,000 1,379,000 3,060,000 3,060,000 5,241,000
5,241,000
5,241,000 5,241,000
- $ - $ - $ - $
- $ - $ - $ - $
Financing Sources
Structural Fire Tax - - 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 Total Financing Sources - 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 Total Financing Sources - - 250,404 $ 249,306 $ 553,456 $ 551,029 $ 953,433 $ 949,252 $ 945,090 $ 940,946 Total Financing Requirements $ 197 - - 90,683 90,683 201,079 201,079 367,265 367,265 367,265 367,265 Net Annual Surplus (Deficit) After Additional Sources - - 159,722 $ 158,624 $ 352,377 $ 349,950 $ 586,168 $ 581,987 $ 577,825 $ 573,682 Cumulative Net Impact - - 159,722 $ 318,345 $ 670,722 $ 1,020,672 $ 1,606,840 $ 2,188,828 $ 2,766,653 $ 3,340,335 Fiscal Impact to Library Fund
Financing Sources
Ad Valorem Tax
Residential and Non -Residential Basic Tax Adj. for Deflation 8 - $ - $ 4,474,855 $ 4,455,235 $ 9,890,546 $ 9,847,180 $ 17,038,342 $ 16,963,637 $ 16,889,260 $ 16,815,208 Total County Library Tax 1.3689% 2 8 - 8 - 8 61,256 $ 60,987 $ 135,390 $ 134,796 $ 233,235 $ 232,212 $ 231,194 $ 230,180 Fires and Forfeitures
Library Fires and Fees $ 0.02 13 $ - - 8 $ 8 $ 17 $ 17 $ 31 $ 31 $ 31 $ 31 Total Financing Sources - - 61,263 $ 60,995 $ 135,407 $ 134,813 $ 233,266 $ 232,244 $ 231,225 $ 230,212 Financing Requirements
Library Services $ 15.73 13 $ - - 7,237 $ 7,237 $ 16,046 $ 16,046 $ 29,308 $ 29,308 $ 29,308 $ 29,308 Total Financing Requirements - - 7,237 $ 7,237 $ 16,046 $ 16,046 $ 29,308 $ 29,308 $ 29,308 $ 29,308 Net Annual Surplus/ (Deficit) - $ - $ 54,027 $ 53,758 $ 119,361 $ 118,767 $ 203,958 $ 202,935 $ 201,917 $ 200,903 Fiscal Impact to Transportation Fund
Financing Sources
Intergovemmenlal
CA-HWY User/Gas Tax Sec 2104A 14.55 14 $-
CA-HWY User/Gas Tax Sec 2104B - 14 - - - - - - - - - -
CA-HWY User/Gas Tax Sec 2103 7 14 - - - - - - - - - -
CA-HWY User/Gas Tax Sec 21040 - 14 - - - - - - - - - -
CA-HWY User/Gas SBI Sec 2103 18 14 - - - - - - - - - -
CA-HWY User/Gas Tax Sec 2104DEF - 14 - - - - - - - - - - CA-HWY User/Gas Tax Sec 2105 - 14 - - - - - - - - - -
CA-HWY User/Gas Tax Sec 2106 - 14 - - - - - - - - - -
CA -From Other SL Govt Agencies - 14 - - - - - - - - - - Charges for Serives
Road Mai3O Expense Reimb 0.04 14 $ - - $ 16 $ 16 $ 36 $ 36 $ 66 $ 66 $ 66 $ 66 Road Signal Mamt Exp Reimb 0.46 14 - - 213 213 472 472 862 862 862 862 Total Financing Sources - $ - $ 229 $ 229 $ 508 $ 508 $ 928 $ 928 $ 928 $ 928 Financing Requirements
TLMA: Transportation 19.86 14 $ - $ - $ 9,137 $ 9,137 $ 20,259 $ 20,259 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Requirements - $ - $ 9,137 $ 9,137 $ 20,259 $ 20,259 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Net Annual Surplus/ (Deficit) - - (8,907) $ (8,907) $ (19,751) $ (19,751) $ (36,075) $ (36,075) $ (36,075) $ (36,075)

Table 16 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023 Table
Factor Ref. 1 2 3 4 5 6 7 8 9 10
Fund Transfer
General Fund Surplus - - 856,502 $ 852,125 $ 1,892,071 $ 1,882,397 $ 4,279,431 $ 4,262,766 $ 4,246,174 $ 4,229,655 General Fund Transfer to Transportation Fund - - 8,907 8,907 19,751 19,751 36,075 36,075 36,075 36,075 Total Financing Sources After Fund Transfer
Transportation Fund - - 229 $ 229 $ 508 $ 508 $ 928 $ 928 $ 928 $ 928 General Fund Transfer - - 8,907 8,907 19,751 19,751 36,075 36,075 36,075 36,075 Total Financing Sources - - 9,137 $ 9,137 $ 20,259 $ 20,259 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Requirement $ - $ - 9,137 $ 9,137 $ 20,259 $ 20,259 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Sources $ - $ - 9,137 $ 9,137 $ 20,259 $ 20,259 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Requirements - - 9,137 9,137 20,259 20,259 37,003 37,003 37,003 37,003 Net Annual Surplus) (Deficit) After Fund Transfer - - - $ - $ - $ - $ - $ - - $ - Fiscal Impact to Flood Control Zone 5 Operations
Financing Sources
Ad Valorem Tax
Residential and Non -Residential Basic Tax Adj. for Deflation $ - $ - 4,474,855 $ 4,455,235 $ 9,890,546 $ 9,847,180 $ 17,038,342 $ 16,963,637 $ 16,889,260 $ 16,815,208 Total Flood Control Zone 4 Operations Tax 4.6732% 2 $ - $ - 209,120 $ 208,203 $ 462,207 $ 460,180 $ 796,239 $ 792,748 $ 789,272 $ 785,812 Total Financing Sources $ - $ - $ 209,120 $ 208,203 $ 462,207 $ 460,180 $ 796,239 $ 792,748 $ 789,272 $ 785,812 Financing Requirements $ - $ - $ 209,120 $ 208,203 $ 462,207 $ 460,180 $ 796,239 $ 792,748 $ 789,272 $ 785,812 Total Fencing Requirements $ - $ - $ 209,120 $ 208,203 $ 462,207 $ 460,180 $ 796,239 $ 792,748 $ 789,272 $ 785,812 Net Annual Surplus/ (Deficit)
- $ - $ - $ - $

Table 16 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5,2023
11 12 13 14 15 16 17 18 19 20
I. General Fund Financing Sources
Property Tax 2,244,709 $ 2,234,867 $ 2,225,068 $ 2,215,312 $ 2,205,599 $ 2,195,929 $ 2,186,301 $ 2,176,715 $ 2,167,171 $ 2,157,669 Documentary Transfer Tax 83,707 83,340 82,975 82,611 82,249 81,888 81,529 81,172 80,816 80,462 Property Tax In -Lieu ofMVLF 1,388,021 1,381,935 1,375,876 1,369,844 1,363,837 1,357,858 1,351,904 1,345,977 1,340,075 1,334,200 Transient Occupancy Tax 547,500 547,500 547,500 547,500 547,500 547,500 547,500 547,500 547,500 547,500 On -Site Retail Sales and Use Tax 500,565 500,565 500,565 500,565 500,565 500,565 500,565 500,565 500,565 500,565 Interest Earnings 22,110 22,030 21,950 21,871 21,793 21,714 21,636 21,558 21,481 21,404 Other Discretionary Revenue 42229 42229 42229 42,229 42229 42,229 42229 42,229 42229 42.229 Total Financing Sources $ 4,828,841 $ 4,812,466 $ 4,796,164 $ 4,779,932 $ 4,763,772 $ 4,747,683 $ 4,731,664 $ 4,715,716 $ 4,699,837 - 4,684,028 II. General Fund Financing Requirements
General Financing Requirements 12,371 $ 12,371 $ 12,371 $ 12,371 $ 12,371 $ 12,371 $ 12,371 $ 12,371 $ 12,371 $ 12,371 Public Protection
Judicial 25,388 25,388 25,388 25,388 25,388 25,388 25,388 25,388 25,388 25,388 Police Protection 383,818 383,818 383,818 383,818 383,818 383,818 383,818 383,818 383,818 383,818 Detention and Correction 135,303 135,303 135,303 135,303 135,303 135,303 135,303 135,303 135,303 135,303 Fire Protection - - - - - - - - - -
Protection/Inspection 283 283 283 283 283 283 283 283 283 283 Other Protection 7,056 7,056 7,056 7,056 7,056 7,056 7,056 7,056 7,056 7,056 Public Ways& Facilities 217 217 217 217 217 217 217 217 217 217 Health and Sanitation 48,124 48,124 48,124 48,124 48,124 48,124 48,124 48,124 48,124 48,124 Public Assistance 1,590 1,590 1,590 1,590 1,590 1,590 1,590 1,590 1,590 1,590 Education, Recreation and Cultural Services 1,482 1,482 1,482 1,482 1,482 1,482 1,482 1,482 1,482 1,482 Debt Service - - - - - - - - - Total Financing Requirements $ 615,633 $ 615,633 $ 615,633 $ 615,633 $ 615,633 $ 615,633 $ 615,633 $ 615,633 $ 615,633 $ 615,633 General Fund Fiscal Impact
Ongoing Surplus/(Deficit) $ 4,213,209 $ 4,196,834 $ 4,180,531 $ 4,164,300 $ 4,148,140 $ 4,132,050 $ 4,116,032 $ 4,100,083 $ Surplus/(Deficit) per Unit
Revenue/Cost Ratio
III. Fiscal Impact to Fire Fund
Financing Sources $ 936,821 $ 932,713 $ 928,624 $ 924,552 $ 920,498 $ 916,463 $ 912,444 $ 908,444 $ 904,461 $ 900,495 Financing Requirements 367,265 367,265 367,265 367,265 367,265 367,265 367,265 367,265 367,265 367,265 Net Annual Surplus / (Deficit) before Operating Reserve $ 569,556 $ 565,449 $ 561 359 $ 557 288 $ 553 234 $ 549 198 $ 545 180 $ 541 179 $ 537 196 533 230 Cumulative Net Impact 3 909 891 $ 4 475 339 $ 5 036 699 $ 5 593 986 $ 2742161 $ 3 315 851 $ 3 885 514 $ 4 451 070 $ 5 012 535 6 127 216 IV. Fiscal Impact to Library Fund
Financing Sources $ 229,202 $ 228,198 $ 227,197 $ 226,201 $ 225,210 $ 224,222 $ 223,239 $ 222,261 $ 221,286 220,316 Financing Requirements 29,308 29,308 29,308 29,308 29,308 29,308 29,308 29,308 29,308 29,308 Net Annual Surplus/ (Denali) 199,894 $ 198,889 $ 197 889 $ 196,893 $ 195 901 $ 194,914 $ 193 931 $ 192,952 $ 191 978 191 008 V. Fiscal Impact to Transportation Fund
Financing Sources 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 37,003 Financing Requirements 37,003 37,003 37,003 37,003 37,003 37,003 37,003 37,003 37,003 37,003 Net Annual Surplus / (Deficit) $ - $ - $ - $ - $ - $ - $ - $ - $ - VI. Fiscal Impact to Flood Control Zone 4 Operations
Financing Sources 782,366 $ 778,936 $ 775,521 $ 772,120 $ 768,735 $ 765,364 $ 762,009 $ 758,668 $ 755,341 752,029 Financing Requirements
Net Annual Surplus / (Deficit)
Net Fiscal Impact of Project
Financing Sources 6,814,233 $ 6,789,316 $ 6,764,508 $ 6,739,809 $ 6,715,218 $ 6,690,735 $ 6,666,359 $ 6,642,090 $ 6,617,926 Ill 6,593,871
Financing Requirements 1,831,575 1,626,144 1,824,729 1,621,329 1,817,943 1,614,573 1,811,217 1,607,876 1,804,550 1,801,238 Net Annual Surplus / (Deficit) 4,982,659 $ 4.961.172 $ 4.939.779 $ 4.918.480 $ 4.897.275 $ 4.876.162 $ 4.855.142 $ 4,834,214 $ 4,813,378 4,792,634 4,084,204 $ 4,068,395
- $ $ - $ $ - $ - 5

7.84 7.82 7.79 7.76 7.74 7.71 7.69 7.66 7.63 7.61
782 366 778 936 775 521 772 120 768 735 765 364 762 009 758 668 755 341 752 029 - $ - $ - $ - $

Table 16 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5,2023
11 13 14 15 16 17 18 19 20

NON-RESIDENTIAL FINANCING SOURCES
Industrial
Industrial
Square Feet (a) - - - - - - - - - -
Cumulative Square Feet 4,995,000 4,995,000 4,995,000 4,995,000 4,995,000 4,995,000 4,995,000 4,995,000 4,995,000 4,995,000 Assessed Value Additions - $ - $ - $ - $ - $ - $ - $ - $ - $ - Cumulative Employees 3,330 3,330 3,330 3,330 3,330 3,330 3,330 3,330 3,330 3,330 Taxable Sales - - - - - - - - - -
Indoor Activities
Square Feet (a) - - - - - - - - - -
CumulativeSquareFeet 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 Assessed Value Additions $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Cumulative Employees 210 210 210 210 210 210 210 210 210 210 Taxable Sales 37,800,000 37,800,000 37,800,000 37,800,000 37,800,000 37,800,000 37,800,000 37,800,000 37,800,000 37,800,000 Restaurant
Square Feet - - - - - - - - - -
Cumulative Square Feet 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 Assessed Value Additions $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Cumulative Employees 60 60 60 60 60 60 60 60 60 60
Taxable Sales 7,500,000 7,500,000 7,500,000 7,500,000 7,500,000 7,500,000 7,500,000 7,500,000 7,500,000 7,500,000 Hotel
Number of Beds
Assessed Value Additions
Cumulative Employees
Taxable Sales
- $
125
- $
125
Total Noe -Residential Assessed Value Additions - $ -
Previous Period Adjusted Assessed Value 1,528,655,312 1,521,952,886 Deflation Factor 0.9956 0.9956
Cum. Non -Residential AV Adj. for Deflation Factor of 0.4. $ 1,521,952,886 $ 1,515,279,847 Total Non -Residential Cumulative Employees 3,725 3,725 50° o of Cumulative Employees 1,863 1,863
Total Taxable Sales 45,300,000 45,300,000
Non -Residential Property Tax
Basic Tax Paid -Non-Residential
15,219,529 $ 15,152,798 $
- $
125
- $
125
- $
125
- $
125
- $ - $ - $ -
1,515,279,847 1,508,636,067 1,502,021,416 1,495,435,767

0.9956 0.9956 0.9956 0.9956
1,508,636,067 $ 1,502,021,416 $ 1,495,435,767 $ 1,488,878,994 3,725 3,725 3,725 3,725
1,863 1,863 1,863 1,863
45,300,000 45,300,000 45,300,000 45,300,000
15,086,361 $ 15,020,214 $
14,954,358 $ 14,888,790 $
- $
125 125 125 125
- $ - $
- $ - $ - $ -
1,488,878,994 1,482,350,968 1,475,851,565 1,469,380,659

0.9956 0.9956 0.9956 0.9956
1,482,350,968 $ 1,475,851,565 $ 1,469,380,659 $ 1,462,938,124 3,725 3,725 3,725 3,725
1,863 1,863 1,863 1,863
45,300,000 45,300,000 45,300,000 45,300,000
14,823,510 $ 14,758,516 $
14,693,807 $ 14,629,381
Non -Res. Unsecured Prop. Tax as % of Secured $ 1,521,953 $ 1,515,280 $ 1,508,636 $ 1,502,021 $ 1,495,436 $ 1,488,879 $ 1,482,351 $ 1,475,852 $ 1,469,381 $ 1,462,938 Total Non -Residential Property Tax $ 2,244,709 $ 2,234,867 $ 2,225,068 $ 2,215,312 $ 2,205,599 $ 2,195,929 $ 2,186,301 $ 2,176,715 $ 2,167,171 $ 2,157,669 Total Residential and Non -Residential Property Tax 2,244,709 $ 2,234,867 $ 2,225,068 $ 2,215,312 $ 2,205,599 $ 2,195,929 $ 2,186,301 $ 2,176,715 $ 2,167,171 $ 2,157,669 Non -Residential Documentary Transfer Tax
Non -Residential Property Turnover Rate 76,097,644 $ 75,763,992 $ 75,431,803 $ 75,101,071 $ 74,771,788 $ 74,443,950 $ 74,117,548 $ 73,792,578 $ 73,469,033 $ 73,146,906 Transfer Tax as % of Price 83,707 83,340 82,975 82,611 82,249 81,888 81,529 81,172 80,816 80,462 Total Non -Residential Documentary Transfer Tax 83,707 $ 83,340 $ 82,975 $ 82,611 $ 82,249 $ 81,888 $ 81,529 $ 81,172 $ 80,816 $ 80,462 Total Residential and Non -Residential Documentary Transfer Tax $ 83,707 $ 83,340 $ 82,975 $ 82,611 $ 82,249 $ 81,888 $ 81,529 $ 81,172 $ 80,816 $ 80,462 Structural Fire Tax
Total Basic Tax Paid- Residential and Non -Residential $ 16,741,482 $ 16,668,078 $ 16,594,997 $ 16,522,236 $ 16,449,793 $ 16,377,669 $ 16,305,861 $ 16,234,367 $ 16,163,187 $ 16,092,319 Total Structural Fire Tax $ 936,821 $ 932,713 $ 928,624 $ 924,552 $ 920,498 $ 916,463 $ 912,444 $ 908,444 $ 904,461 $ 900,495 On -Site Sales Tax
Saks Tax ((O1% of Taxable Sales) 453,000 8 453,000 $ 453,000 8 453,000 $ 453,000 8 453,000 $ 453,000 $ 453,000 $ 453,000 8 453,000 Use Tax (®10.5% of Sales Tax) 47,565 47,565 47,565 47,565 47,565 47,565 47,565 47,565 47,565 47,565 Total On -Site Saks Tax Allocated to County $ 500,565 0 500,565 $ 500,565 5 500,565 $ 500,565 S 500,565 $ 500,565 $ 500,565 $ 500,565 S 500,565

MOTOR VEHICLE LICENSE FEES
Assessed Value Adjusted for Deflation
Residential - $ - $ - $ - $ - $ - $ - $ - $ - 6 -
Non -Residential 1,521,952,886 1,515,279,847 1,508,636,067 1,502,021,416 1,495,435,767 1,488,878,994 1,482,350,968 1,475,851,565 1,469,380,659 1,462,938,124 Total Assessed Value $ 1,521,952,886 $ 1,515,279,847 $ 1,508,636,067 $ 1,502,021 416 $ 1,495,435,767 $ 1,488,878,994 $ 1,482,350,968 $ 1,475,851,565 $ 1,469,380,659 $ 1,462,938,124 Motor Vehicle License Fees
1,388,021 $ 1,381,935 $
1,375,876 $ 1,369,844 $
1,363,837 $ 1,357,858 $
1,351,904 $ 1,345,977 $
1,340,075 $ 1,334,200

OTIIER GENERAL FUND DISCRETIONARY REVENUE
Franchises 28,856 $ 28,856 $ 28,856 $ 28,856 $ 28,856 $ 28,856 $ 28,856 $ 28,856 $ 28,856 $ 28,856 Fee-POC Transaction 52 52 52 52 52 52 52 52 52 52
Fire -Traffic Motor Vehicle MC 3,480 3,480 3,480 3,480 3,480 3,480 3,480 3,480 3,480 3,480 Health -Safety Fees - - - - - - - - - -
Fire -Traffic School 4,299 4,299 4,299 4,299 4,299 4,299 4,299 4,299 4,299 4,299 AB 233 Realignment - - - - - - - - - -
Other Fines 1,198 1,198 1,198 1,198 1,198 1,198 1,198 1,198 1,198 1,198 Penalties & Int On Del Taxes 2,109 2,109 2,109 2,109 2,109 2,109 2,109 2,109 2,109 2,109 Penalties & Int-Del Tax 1,945 1,945 1,945 1,945 1,945 1,945 1,945 1,945 1,945 1,945 Teeter Overflow - - - - - - - - - -
Court Fees & Costs 264 264 264 264 264 264 264 264 264 264 Superior Court Pees 26 26 26 26 26 26 26 26 26 26
Rebates & Refunds 1 1 1 1 1 1 1 1 1 1
Total Other General Fund Discretionary Revenue 42,229 $ 42,229 $ 42,229 $ 42,229 $ 42,229 $ 42,229 $ 42,229 $ 42,229 $ 42,229 $ 42,229

INTEREST EARNINGS
County Share of Residential and Non -Res. Prop. Tax 2,244,709 $ 2,234,867 $ 2,225,068 $ 2,215,312 $ 2,205,599 $ 2,195,929 $ 2,186,301 $ 2,176,715 $ 2,167,171 $ 2,157,669 Documentary Transfer Tax 83,707 83,340 82,975 82,611 82,249 81,888 81,529 81,172 80,816 80,462 Net On -Site Sales and Use Tax 500,565 500,565 500,565 500,565 500,565 500,565 500,565 500,565 500,565 500,565 Total Revenue Generating Interest Earnings $ 2,828,982 $ 2,818,773 $ 2,808,608 $ 2,798,489 $ 2,788,413 $ 2,778,382 $ 2,768,395 $ 2,758,452 $ 2,748,552 $ 2,738,696 Total Interest Earnings 22,110 $ 22,030 $ 21,950 $ 21,871 $ 21,793 $ 21,714 $ 21,636 $ 21,558 $ 21,481 $ 21,404

Table 10 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
11 13 14 15 16 17 18 19 20

POLICE PHASING
Cumulative Employees 3,725 3,725 3,725 3,725 3,725 3,725 3,725 3,725 3,725 3,725 50% of Cumulative Employees 1,863 1,863 1,863 1,863 1,863 1,863 1,863 1,863 1,863 1,863 Staffing Service Standard Sworn Officer per 1,000 residents 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Number of Sworn Officers Required
Police Costs $

FISCAL IMPACT TO OTHER COUNTY FUNDS
Fiscal Impact to Fire Fund
Financing Sources
Ad Valorem Tax
Residential and Non -Residential Basic Tax $
Total Structural Fire Tax $
Total Financing Requirements
Net Annual Surplus (Deficit)
2 2 2 2 2 2 2 2 2 2
383,818 $ 383,818 $
16,741,482 $ 16,668,078 $
936,821 $ 932,713 $
936,821 $ 932,713 $
- $
383,818 $ 383,818 $
16,594,997 $ 16,522,236 $
928,624 $ 924,552 $
928,624 $ 924,552 $
383,818 $ 383,818 $
16,449,793 $ 16,377,669 $
920,498 $ 916,463 $
920,498 $ 916,463 $
383,818 $ 383 818 $
16,305,861 $ 16,234,367 $
912,444 $ 908,444 $
912,444 $ 908,444 $
383,818 $ 383,818
16,163,187 $ 16,092,319
904,461 $ 900,495
904,461 $ 900,495
- $ - $ - $ - $ - $ - $ - $
- $
- $ - $ - $ - $ - $ - $ - $
Additional Financing Sources
Cumulative Units - - Cumulative Non -Residential Square Feet 5,241,000 5,241,000 5,241,000 Residential
Non Residential Sq. Ft.

Financing Sources
Structural Fire Tax
Total Financing Sources
Total Financing Sources
Total Financing Requirements
Net Annual Surplus (Deficit) After Additional Sources
Cumulative Net Impact
5,241,000
5,241,000
5,241,000
5,241,000 5,241,000
5,241,000
- $ - $ - $ - $ - $ - $ - $
5,241,000
- $ - - $ - - $ - - $
936,821 $ 932,713 $
936,821 $ 932,713 $
928,624 $ 924,552 $
928,624 $ 924,552 $
920,498 $ 916,463 $
920,498 $ 916,463 $
912,444 $ 908,444 $
912,444 $ 908,444 $
904,461 $ 900,495
904,461 $ 900,495
936,821 $ 932,713 $ 928,624 $ 924,552 $ 920,498 $ 916,463 $ 912,444 $ 908,444 $ 904,461 $ 900,495 367,265 367,265 367,265 367,265 367,265 367,265 367,265 367,265 367,265 367,265 569,556 8 565,449 $ 561,359 5 557,288 $ 553,234 5 549,198 $ 545,180 $ 541,179 $ 537,196 $ 533,230 3,909,891 $ 4,475,339 5
5,036,699 $ 5,593,986 5
2,742,061 $ 3,315,851 $
3,885,514 0 4,451,070 $
5,012,535 0 6,127,216
Fiscal Impact to Library Fund
Financing Sources
Ad Valorem Tax
Residential and Non -Residential Basic Tax $ 16,741,482 $ 16,668,078 $ 16,594,997 $ 16,522,236 $ 16,449,793 $ 16,377,669 $ 16,305,861 $ 16,234,367 $ 16,163,187 $ 16,092,319 Total County Library Tax $ 229,171 $ 228,166 $ 227,166 $ 226,170 $ 225,178 $ 224,191 $ 223,208 $ 222,229 $ 221,255 $ 220,285 Fires and Forfeitures
Library Fires and Fees 31 $ 31 $ 31 $ 31 $ 31 $ 31 $ 31 $ 31 $ 31 $ 31 Total Financing Sources 229,202 $ 228,198 $ 227,197 $ 226,201 $ 225,210 $ 224,222 $ 223,239 $ 222,261 $ 221,286 $ 220,316 Fhancmg Requirements
Library Services 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 Total Financing Requirements 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 $ 29,308 Net Annual Surplus/ (Deficit) 199,894 $ 198,889 $ 197,889 $ 196,893 $ 195,901 $ 194,914 $ 193,931 $ 192,952 $ 191,978 $ 191,008 Fiscal Impact to Transportation Fund
Financing Sources
Intergovernmental
CA-HWY User/Gas Tax Sec 2104A $-
CA-HWY User/Gas Tax Sec 2104B - - - - - - - - - -
CA-HWY User/Gas Tax Sec 2103 - - - - - - - - - -
CA-HWY User/Gas Tax Sec 21040 - - - - - - - - - -
CA-HWY User/Gas SBI Sec 2103 - - - - - - - - -
CA-HWY User/Gas Tax Sec 2104DEF - - - - - - - - -
CA-HWY User/Gas Tax Sec 2105 - - - - - - - - -
CA-HWY User/Gas Tax Sec 2106 - - - - - - - - - -
CA -From Other S1. Govt Agencies - - - - - - - - - -
Charges for Serives
Road Main[ Expense Reimb 66 $ 66 $ 66 $ 66 $ 66 5 66 $ 66 $ 66 $ 66 $ 66 Road Signal Mamt Exp Reimb 862 862 862 862 862 862 862 862 862 862 Total Financing Sources 928 $ 928 $ 928 S 928 $ 928 S 928 $ 928 $ 928 $ 928 $ 928 Financing Requirements
TLMA: Transportation
Total Financing Requirements
Net Annual Surplus/ (Deficit)
37,003 $ 37,003 $
37,003 $ 37,003 $
(36,075) $ (36,075) $
37,003 $ 37,003 $
37,003 $ 37,003 $
(36,075) $ (36,075) $
37,003 $ 37,003 $
37,003 $ 37,003 $
(36,075) $ (36,075) $
37,003 $ 37,003 $
37,003 $ 37,003 $
(36,075) $ (36,075) $
37,003 $ 37,003
37,003 $ 37,003
(36,075) $ (36,075)

Table 10 - Phasing Analysis Detail
Proposed Land Use Plan
Beaumont Pointe
October 5,2023
11 12 13 14 15 16 17 18 19 20
Fund Transfer
General Fund Surplus 4,213,209 $ 4,196,834 $ 4,180,531 $ 4,164,300 $ 4,148,140 $ 4,132,050 $ 4,116,032 $ 4,100,083 $ 4,084,204 $ 4,068,395 General Fund Transfer to Transportation Fund 36,075 36,075 36,075 36,075 36,075 36,075 36,075 36,075 36,075 36,075 Total Financing Sources After Fund Transfer
Transportation Fund 928 $ 928 $ 928 $ 928 $ 928 $ 928 $ 928 $ 928 $ 928 $ 928 General Fund Transfer 36.075 36,075 36,075 36,075 36,075 36,075 36,075 36,075 36,075 36,075 Total Financing Sources 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Requirement 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Sources 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 $ 37,003 Total Financing Requirements 37.003 37,003 37,003 37,003 37.003 37,003 37.003 37,003 37,003 37,003 Net Annual Surplusl(De040 After Fund Transfer $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - Fiscal Impact to Flood Control Zone 5 Operations
Financing Sources
Ad Valorem Tax
Residential and Non -Residential Basic Tax $
Total Flood Control Zone 4 Operations Ta, $
Total Financing Sources $
Financing Requirements $
Total Financing Requirements $
Net Annual Surplus/ (Deficit)
16,741,482 $ 16,668,078 $
782,366 $ 778,936 $
782,366 $ 778,936 $
782,366 $ 778,936 $
782,366 S 778,936 $
16,594,997 $ 16,522,236 $
775,521 $ 772,120 $
775,521 $ 772,120 $
775,521 5 772,120 $
775,521 S 772,120 $
16,449,793 $ 16,377,669 $
768,735 $ 765,364 $
768,735 $ 765,364 $
768,735 5 765,364 $
768,735 5 765,364 $
16,305,861 $ 16,234,367 $
762,009 $ 758,668 $
762,009 $ 758 6668 $
762,009 $ 758,668 $
762,009 $ 758,668 $
16,163,187 $ 16,092,319
755,341 $ 752,029
755,341 $ 752,029
755,341 5 752,029
755,341 S 752,029
- $ - $

Table 17 - Phasing Analysis Summary
Proposed Land Use Plan
Beaumont Pointe
October 5, 2023
5 -Years After 10 -Years After
Years Years Years Years Buildout Buildout Buildout
1-5 6-10 11-15 15-20 Year 20 Year 25 Year 30
Period 5 Years 5 Years 5 Years 5 Years 1 Year 1 Year 1 Year I. General Fund Financing Sources
Property Tax $ 2,523,483 $ 10,398,442 $ 11,125,556 $ 10,883,784 $ 2,157,669 $ 2,110,780 $ 2,064,910 Documentary Transfer Tax 94,103 387,768 414,883 405,867 80,462 78,713 77,003 Property Tax In -Lieu of MVLF 1,560,402 6,429,901 6,879,513 6,730,013 1,334,200 1,305,206 1,276,842 Transient Occupancy Tax - 2,190,000 2,737,500 2,737,500 547,500 547,500 547,500 On -Site Retail Sales and Use Tax - 2,002,260 2,502,825 2,502,825 500,565 500,565 500,565 Interest Earnings 20,457 99,947 109,754 107,794 21,404 21,024 20,652 Other Discretionary Revenue 43,974 192,036 211,144 211,144 42,229 42,229 42,229 Total Financing Sources $ 4,242,420 $ 21,700,354 $ 23,981,176 $ 23,578,927 $ 4,684,028 $ 4,606,017 $ 4,529,701 General Fund Financing Requirements
General Financing Requirements $ 12,882 $ 56,255 $ 61,853 $ 61,853 $ 12,371 $ 12,371 $ 12,371 Public Protection
Judicial 26,438 115,453 126,941 126,941 25,388 25,388 25,388 Police Protection 400,327 1,745,755 1,919,092 1,919,092 383,818 383,818 383,818 Detention and Correction 140,895 615,291 676,515 676,515 135,303 135,303 135,303 Fire Protection - - - - - - -
Protection/Inspection 295 1,286 1,414 1,414 283 283 283 Other Protection 7,347 32,086 35,279 35,279 7,056 7,056 7,056 Public Ways & Facilities 226 989 1,087 1,087 217 217 217 Health and Sanitation 50,114 218,846 240,622 240,622 48,124 48,124 48,124 Public Assistance 1,655 7,230 7,949 7,949 1,590 1,590 1,590 Education, Recreation and Cultural Services 1,543 6,739 7,410 7,410 1,482 1,482 1,482 Debt Service - - - - - - -
Total Financing Requirements $ 641,722 $ 2,799,930 $ 3,078,163 $ 3,078,163 $ 615,633 $ 615,633 $ 615,633 General Fund Fiscal Impact
Ongoing Surplus/(Deficit)
Revenue/Cost Ratio
$ 3,600,698 $ 18,900,424 $ 20,903,013 $ 20,500,765 $ 4,068,395 $ 3,990,384 $ 3,914,068

6.61 7.75 7.79 7.66 7.61 7.48 7.36
II. Fiscal Impact to Fire Fund
Financing Sources $ 1,053,166 $ 4,339,750 $ 4,643,209 $ 4,542,306 $ 900,495 $ 880,926 $ 861,782 Financing Requirements 382,444 1,670,138 1,836,323 1,836,323 367,265 367,265 367,265 Net Annual Surplus / (Deficit) $ 670,722 $ 2,669,613 $ 2,806,885 $ 2,705,983 $ 533,230 $ 513,661 $ 494,518 III. Fiscal Impact to Library Fund
Financing Sources $ 257,665 $ 1,061,760 $ 1,136,008 $ 1,111,325 $ 220,316 $ 215,529 $ 210,846 Financing Requirements 30,520 133,279 146,541 146,541 29,308 29,308 29,308 Net Annual Surplus / (Deficit) $ 227,145 $ 928,481 $ 989,467 $ 964,784 $ 191,008 $ 186,221 $ 181,538 IV. Fiscal Impact to Transportation Fund
Financing Sources $ 38,532 $ 168,271 $ 185,015 $ 185,015 $ 37,003 $ 37,003 $ 37,003 Financing Requirements 38,532 168,271 185,015 185,015 37,003 37,003 37,003 Net Annual Surplus / (Deficit) $ - $ - $ - $ - $ - $ - $ V. Fiscal Impact to Flood Control Zone 5 Operations
Financing Sources $ 879,530 $ 3,624,251 $ 3,877,678 $ 3,793,411 $ 752,029 $ 735,687 $ 719,699 Financing Requirements 879,530 3,624,251 3,877,678 3,793,411 752,029 735,687 719,699 Net Annual Surplus / (Deficit) $ - $ - $ - $ - $ - $ - $ VI. Net Fiscal Impact of Project
Financing Sources $ 6,471,313 $ 30,894,387 $ 33,823,085 $ 33,210,984 $ 6,593,871 $ 6,475,162 $ 6,359,032 Financing Requirements 1,972,748 8,395,869 9,123,720 9,039,453 1,801,238 1,784,895 1,768,908 Net Annual Surplus / (Deficit) $ 4,498,566 $ 22,498,518 $ 24,699,365 $ 24,171,531 $ 4,792,634 $ 4,690,267 $ 4,590,124

BEAUMONT POINTE SPECIFIC PLAN
SP2019-0003

CITY OF BEAUMONT

PUBLIC HEARING DRAFT
MARCH 2024

BEAUMONT POINTE SPECIFIC PLAN
SP2019-003

CITY OF BEAUMONT
PUBLIC HEARING DRAFT MARCH 2024
Prepared for:

CITY OF BEAUMONT
550 E. 6th Street
Beaumont, CA 92223
951 572 3212
Contact: Cristina Taylor,
Deputy City Manager
Developed by:

JRT BP1 LLC
18032 Lemon Drive, Suite 367
Yorba Linda, CA 92886
Contact: Michael Masterson,
CEO
In Collaboration With:

Civil Engineer.

Proactive Engineering Consultants West, Inc.
27404 Via Industria
Temecula, CA 92590
951-200-6842
Contact: George Lenfestey
Landscape Architect.

Hunter Landscape
711 S. Fee Ana Street
Placentia, CA 92870-6706
(714) 986-2400
Contact: Tom Hayes
Prepared by:

T&B PLANNING, INC.
3200 El Camino Real,
Suite 100
Irvine, CA 92602
714 505 6360 x 105
Contact: Joel Morse
JOB NUMBER: 1095-003
Commercia/Architect:

HTH Architects
3767 Overland Ave # 111
Los Angeles, CA 90034
310-342-7040
Contact: Jane Housden
Industrial Architect:

Herdman Architects
16201 Scientific,
Irvine, CA 92618
(949) 430-6065/ (949) 838-5204 cell
Contact: Bridget Herdman

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN 2019-0003

TABLE OF CONTENTS
CHAPTER 1 1 INTRODUCTION

1.1 Project Vision 1-1

1.2 Project Summary 1-2

1.3 Project Location 1-3

1.4 Surrounding Land Uses and Development 1-3

1.5 Document Purpose 1-3

1.6 Specific Plan Format 1-4

1.7 Planning Approach 1-5

1.8 Specific Plan Goals 1-5

1.9 Discretionary Actions and Approvals 1-6
CHAPTER 2 I DEVELOPMENT PLAN

2.1 Land Use Plan

2.2 Circulation Plan

2.3 Potable Water Plan

2.4 Reclaimed Water Plan

2.5 Sewer Plan

2.6 Drainage and Water Quality Plan

2.7 Grading Plan

2.8 Open Space Plan

2.9 Fire Protection Plan
2-1
2-5
2-12
2-15
2-17
2-21
2-24
2-26
2-27

TABLE OF CONTENTS I i

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN 2019-0003

TABLE OF CONTENTS
CHAPTER 3 I DEVELOPMENT STANDARDS

3.1 General Development Criteria

3.2 Permitted, Conditional, And Ancillary Uses

3.3 General Commercial Development Standards

3.4 Industrial Development Standards

3.5 Planning Area Development Standards

3.6 Energy Efficiency Development Criteria
CHAPTER 4 I DESIGN GUIDELINES

4.1 Purpose and Intent

4.2 Design Theme

4.3 Architectural Design Guidelines

4.4 Supplemental Guidelines for Industrial Uses

4.5 Supplemental Guidelines for General Commercial Uses

4.6 Landscape Design Guidelines
CHAPTER 5 I IMPLEMENTATION PLAN
3-1
3-3
3-11
3-13
3-16
3-30
4-2
4-3
4-4
4-13
4-14
4-16

5.1 Implementation of Specific Plan No. 2019-0003 5-2

5.2 Review and Approval of Implementing Development Projects 5-3

5.3 Conceptual Implementation Plan 5-7

5.4 Maintenance Plan 5-15
TABLE OF CONTENTS ii

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN 2019-0003

SPECIFIC PLAN FIGURES
Figure Title Page
Figure 1-1 Regional Map 1-7
Figure 1-2 Vicinity Map 1-8
Figure 1-3 Surrounding Land Uses Map 1-9
Figure 1-4 Topographic Map 1-10
Figure 2-1 Conceptual Land Use Plan 2-3
Figure 2-2 Conceptual Circulation Plan 2-10
Figure 2-3 Roadway Cross -Sections 2-11
Figure 2-4 Conceptual Potable Water Plan 2-14
Figure 2-5 Conceptual Reclaimed Water Plan 2-16
Figure 2-6 Conceptual Sewer Plan 2-19
Figure 2-6A As -Built Hidden Canyon Lift Station 2-20
Figure 2-7 Conceptual Drainage and Water Quality Plan 2-23 Figure 2-8 Conceptual Grading Plan 2-25
Figure 2-9 Conceptual Fuel Modification Plan 2-30
Figure 2-10 JRT & 60 Emergency Access Road 2-31
Figure 3-1 Planning Areas 1 & 2 3-18
Figure 3-2 Planning Area 3, 4, & 5 3-20
Figure 3-3 Planning Area 6, 7, 8c 8 3-24
Figure 3-4 Planning Areas 9 & 10 3-29
Figure 4-1 Master Landscape Plan 4-18
Figure 4-2 Conceptual Landscape Zones 4-19
Figure 4-3 Conceptual Plant Palette Imagery 4-20
Figure 4-4 Conceptual Jack Rabbit Trail Streetscape 4-29 Figure 4-5 Conceptual Entertainment Way Streetscape 4-30 Figure 4-6 Conceptual 4th Street Streetscape 4-31
Figure 4-7 Conceptual Industrial Way Streetscape 4-32
Figure 4-8 Conceptual Wall and Fence Details 4-33
Figure 4-9 Conceptual Wall and Fence Plan 4-34
Figure 4-10 Conceptual Interface #1 - Industrial (Planning Area 5) to Off -Site CA -60 Freeway 4-36 Figure 4-11 Conceptual Interface #2 - Commercial (Planning Area 1) to Off -Site (Eastern Boundary) 4-37 Figure 4-12 Conceptual Interface #3 — Commercial (Planning Area 1) to Off -Site (Southern Boundary) 4-38 Figure 4-13 Conceptual Interface #4 - Industrial (Planning Area 4) to Open Space (Planning Area 9) 4-39 Figure 4-14 Conceptual Interface #5 — Industrial (Planning Area 8) to Open Space (Planning Area 10) 4-40 TABLE OF CONTENTS I iii

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN 2019-0003
Figure 5-1
Figure 5-2
Figure 5-3
Figure 5-4
Figure 5-5
Conceptual Potable Water Phasing Plan
Conceptual Reclaimed Water Phasing Plan
Conceptual Sewer Phasing Plan
Conceptual Drainage and Water Quality Phasing Plan
Conceptual Grading Phasing Plan

SPECIFIC PLAN TABLES
5-10
5-11
5-12
5-13
5-14
Table Title Page
Table 1-1 Land Use Summary 1-2
Table 2-1 Land Use Plan Statistical Summary 2-2
Table 3-1 Permitted Uses 3-4
Table 3-2 Development Standards — General Commercial 3-11 Table 3-3 Development Standards - Industrial 3-13
Table 4-1 Plant Palette 4-21
Table 4-2 Prohibited Plant Species 4-24
Table 5-1 Maintenance Responsibilities 5-15
TABLE OF CONTENTS 1 iv

CHAPTER ONE establishes the goals and
purposes of this Specific Plan, its
physical context, its relationship to
other regulations and planning
documents, and its development goals.

1.1 PROJECT VISION

1.2 PROJECT SUMMARY

1.3 PROJECT LOCATION

1.4 SURROUNDING LAND USES & DEVELOPMENT

1.5 DOCUMENT PURPOSE

1.6 SPECIFIC PLAN FORMAT

1.7 PLANNING APPROACH
18 SPECIFIC PLAN GOALS

1.9 DISCRETIONARY ACTIONS AND APPROVALS
CHAPTER 1 - INTRODUCTION

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

1.1 PROJECT VISION
1 I INTRODUCTION
The BEAUMONT POINTE SPECIFIC PLAN provides for the development of up to 5,331,000 square foot state-of- the-art employment and retail entertainment center on 539.9 acres located in the City of Beaumont Sphere of Influence, Riverside County, California. The BEAUMONT POINTE SPECIFIC PLAN is designed as a place where businesses can prosper, and attract economic investment to the City of Beaumont, while providing entertainment, services, and job opportunities to the surrounding community and the region. BEAUMONT POINTE SPECIFIC PLAN provides up to 232.6 acres of Industrial development; the 30.2 acres comprising "The Experience at Beaumont Pointe" offers the community Recreation Commercial, Retail and Hospitality land uses. Additionally, the Specific Plan includes 124.7 acres of Open Space, and 152.4 acres of Open Space - Conservation anticipated to be conveyed to the Western Riverside County Regional Conservation Authority (RCA), pursuant to the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). At the time this Specific Plan was prepared, the property was located outside of the City of Beaumont's boundary but within the City's Sphere of Influence. As part of the Project, an application to the Local Agency Formation Commission (LAFCO) was submitted for Annexation of the Specific Plan into the City of Beaumont.

The mix of land uses established by the BEAUMONT POINTE SPECIFIC PLAN are designed to attract new businesses to the City of Beaumont by providing opportunities for the establishment or expansion of industrial, light manufacturing, as well as recreation commercial, retail and hospitality uses. Increased employment opportunities for the City's residents improves the City's jobs -to -housing balance, reduces residents' commute times, and the addition of retail, recreation and hospitality uses contribute to the City's sales tax base.
"The Experience at Beaumont Pointe" includes a combination of hospitality, restaurant, and recreation commercial uses and is designed to be a multi -generational, regional destination focusing on entertainment, physical activity and wellness -based retail. A tree -lined "Promenade" featuring water features, outdoor living room seating areas, and shading devices serves as the organizing spine of the project. The "Promenade" takes users from the hotel at one end, through each area to the next, past the "Activities Park", to its termination at a large climbing wall that has both indoor and outdoor climbing experiences. The "Activities Park" serves as the focal point of "The Experience at Beaumont Pointe", and consists of landscaping, seating, video screen walls, and programming provided by the Commercial Developer for wellness activities such as yoga, movies on the lawn, and "biergarten" games. The retail -use buildings feature large facade openings with large doors, to allow a dynamic interaction of indoor / outdoor activities and varied uses to spill out onto the "Promenade" and park areas. Potential activity and recreation -based retail uses proposed includes indoor go-karting, stationary surf wave pools, indoor trampoline parks, ninja obstacle course gyms, climbing gyms, training facilities, and various athletic and wellness studios. A cluster of restaurants with patio dining face the "Activities Park" and shelter it from the parking areas. The spaces between the restaurants serve as seating areas and portals into the project from the parking field.

CHAPTER 1 - INTRODUCTION 1 1-1

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

1.2 PROJECT SUMMARY
Located along the northeastern flanks of the Badlands of the San Jacinto Mountains, approximately 277.1 acres (51%) of the BEAUMONT POINTE SPECIFIC PLAN is designated for two Open Space land uses.

Approximately 124.7 acres are designated "Open Space" to accommodate manufactured slopes, fuel modification areas and provide a buffer between the development area and the natural open space.

Approximately 152.4 acres of the site are designated "Open Space - Conservation" and will be conveyed to the RCA, pursuant to the MSHCP, for preservation to augment existing, adjacent conserved lands in this part of Riverside County.

This Specific Plan guides development of BEAUMONT POINTE by establishing the distribution, location and extent of the uses of land, within the area covered by the plan. The Specific Plan provides land use designations, infrastructure plans, development standards, and design guidelines which address permitted uses, building placement, architectural style, landscaping materials and other design elements. The design elements create visual interest, unity, and thematic consistency through the use of complementary exterior building materials, colors, wall and facade treatments. In addition, a landscaping program for the entire BEAUMONT POINTE SPECIFIC PLAN ties together the hardscape and softscape elements of the various built environments to create a cohesive visual character which blends this employment and entertainment center into the fabric of the Beaumont community. The project design features contemporary architecture, lighting and super graphics, along with building facades and uses planned to attract a multi -generational demographic to the site for years to come.

Local access and connection to the regional transportation network is provided via a proposed extension of 4th Street, which connects the project site to Potrero Boulevard. In addition to roads, master -planned on - site infrastructure improvements include potable water, wastewater, reclaimed water lines, and stormwater management, including water quality management/ flood control systems. The Specific Plan ensures that necessary roads, utilities, landscape elements, and other infrastructure facilities are installed when needed to accommodate the needs of the Specific Plan as it builds out.

Table 1-1, Land Use Summary identifies the General Plan Land Use Designations within the BEAUMONT POINTE SPECIFIC PLAN.

Table 1-1 LAND USE SUMMARY

LAND USE DESIGNATION
ACRES

MAXIMUM BUILDING SQUARE

FOOTAG E

GENERAL COMMERCIAL

30.2 246,0001

INDUSTRIAL
232.6
4,995,000

OPEN SPACE
124.7
N/A

OPEN SPACE - CONSERVATION
152.4
N/A
PROJECT TOTAL 539.9 5,241,0001
Note 1: The General Commercial area (PA 1 and 2) is anticipated to also include a 125 -room limited - service hotel (approximately 90,000 square feet). The approximately 90,000 square feet of hotel use is not counted as part of the General Commercial's 246,000 Maximum Building Square Footage because the project's traffic analysis for the commercial site estimates General Commercial traffic based on square footage, while the hotels are analyzed based on the number of rooms. This 90,000 sf is counted towards the project total square footage of 5,331,000.

CHAPTER 1 - INTRODUCTION 1-2

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

1.3 PROJECT LOCATION
As shown on Figure 1-1, Regional Map, and Figure 1-2, Vicinity Map, the Beaumont Pointe Specific Plan is located at the western edge of the City of Beaumont and is situated astride the regional transportation network which connects the Ports of Long Beach and Los Angeles, both major gateways for international trade, to the Inland Empire and the Western United States. Located along the south side of the CA -60 (Moreno Valley Freeway), access to the regional transportation system via Potrero Boulevard from the site is provided via 4th Street. Access to CA -60 Freeway is provided at the Potrero Boulevard interchange, approximately 1.25 miles to the east. No direct access to the site is provided via CA -60. The site is approximately 2.5 miles west of the junction of CA -60 Freeway and Interstate 10, 3 miles west from the westbound on -ramp of the Interstate 10 Freeway at Oak Valley Parkway via Potrero Boulevard, and 14 miles east of Interstate 215.

1.4 SURROUNDING LAND USES AND DEVELOPMENT
As shown on Figure 1-3, Surrounding Land Uses, and Figure 1-4, Existing Topographic Map, the site is nestled in the rolling topography of the northern terminus of the San Jacinto Mountains as they transition into the San Gorgonio Pass and the right of way of CA -60 Freeway. The existing topography of the site consists of low rolling hills and canyons, ranging in elevation between the 2,300 and 2,450 -foot contours (Mean Sea Level). The Hidden Canyon industrial development is located directly to the east between BEAUMONT POINTE and Potrero Boulevard. The mountainous area to the west and to the south/southwest of the site are within the MSHCP, with rural mountainous lands directly to the south/southeast. Also to the south of the site is the private residence of Hoy Ranch (labeled Hoyt on some figures). On the north side of the freeway lies San Timoteo Creek, and the mainline of the Union Pacific/BNSF Railroad. Beyond the railroad right of way is Oak Valley Parkway, the Oak Valley Golf Course and the residential neighborhoods of the Fairway Canyon, Tournament Hills, and Olivewood communities.

1.5 DOCUMENT PURPOSE
Authorized by California Government Code § 65450 et seq., a Specific Plan is a tool that is used for the systematic implementation of the General Plan for all or part of the area covered by the General Plan. It effectively establishes a link between implementing policies of the General Plan and the individual development proposals in a defined area. As such, this document provides the City of Beaumont with policies and regulations to ensure efficient, orderly development of the subject property in accordance with the City's adopted General Plan.

The BEAUMONT POINTE SPECIFIC PLAN establishes standards for the development of a master planned industrial and general commercial center in the City of Beaumont. This Specific Plan includes regulations relative to land uses and building intensity, as well as design guidelines that are intended to provide for innovation in architecture, landscaping, and building arrangements, as future implementing projects are proposed to develop the Specific Plan. All future implementing actions (Plot Plans, Conditional Use Permits, Subdivision Maps, and other entitlements) for property located within the boundaries of this Specific Plan are required to be consistent with the Implementation Regulations and Design Guidelines set forth in this document, unless otherwise determined by the Community Development Director.

Implementation Regulations of this Specific Plan consist of the General Development Criteria, Infrastructure Improvement Standards, Permitted and Conditionally Permitted Uses, Development Standards, and Planning Area (PA) Standards which constitute the zoning regulations for the BEAUMONT POINTE Specific Plan. If any section, clause, phrase, or portion of this document is for any reason to be invalid by the decision CHAPTER 1 - INTRODUCTION 1-3

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 of any federal or state court of competent jurisdiction, such decision shall not affect the validity of the remaining portion of this Specific Plan.

1.6 SPECIFIC PLAN FORMAT
The BEAUMONT POINTE SPECIFIC PLAN is divided into the following sections: 1) Introduction; 2) Development Plan; 3) Development Standards; 4) Design Guidelines; and 5) Implementation Plan. This BEAUMONT POINTE SPECIFIC PLAN has been prepared to the provisions of California Government Code §65450, which grants local government agencies the authority to prepare specific plans of development for any area covered by a General Plan for the purpose of establishing systematic methods of implementation of the agency's General Plan. California Government Code §65450 through §65454 establish the authority to adopt a Specific Plan, identify the required content of a Specific Plan, and mandate consistency with the General Plan. According to § 65450, a Specific Plan shall include text and a diagram or diagrams which specify all of the following details:

1. The distribution, location, and extent of the uses of land, including open space, within the area covered by the Specific Plan;

2. The proposed distribution, location, and extent and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the Specific Plan;

3. Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable;

4. A program of implementation measures including regulations, programs, public works projects, and financing measures; and

5. A statement of the relationship of the Specific Plan to the General Plan.

California state law also provides for the inclusion of any other subject that, in the judgement of the local planning agency, is deemed necessary or desirable to implement the General Plan, such as architectural or landscaped design guidelines.

In response to government requirements, this Specific Plan has been prepared to provide the essential link to the policies of the City of Beaumont General Plan. By functioning as a regulatory document, the BEAUMONT POINTE SPECIFIC PLAN provides a means of implementing and detailing the City's General Plan and tailoring its policies to the subject property. In this regard, all future implementing projects are required to be generally consistent with the Implementation Regulations and Design Guidelines set forth in this document. This Specific Plan is designed to address site specific issues such as building setbacks and visual appearance, as well as community -wide concerns such as vehicular and non -vehicular circulation, energy conservation, landscaping, and the provision for infrastructure improvements. Additionally, a Sign Program for the BEAUMONT POINTE Specific Plan has been prepared as a separate document to accompany the Specific Plan. The BEAUMONT POINTE Sign Program (Sign Program) shall provide adequate and appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses. The BEAUMONT POINTE SPECIFIC PLAN also ensures that new development meets or exceeds City standards for environmental protection, infrastructure, and aesthetic quality.

CHAPTER 1 - INTRODUCTION 1 1-4

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

1.7 PLANNING APPROACH
The BEAUMONT POINTE SPECIFIC PLAN was created using an integrated, multi -disciplinary approach. The team assembled to undertake this project included the City, land planners, civil engineers, environmental resource specialists, historians, architects, landscape architects, geotechnical specialists, hydrology specialists, and market analysts. This team worked together to create a comprehensive development plan for the site that is consistent with the planned and proposed future land uses of surrounding property and responds to development, commercial and population trends in the City of Beaumont. The team also took great care to ensure that the development plan is consistent with the recommendation and requirements set forth by the City of Beaumont General Plan.

1.8 SPECIFIC PLAN GOALS
Many important issues were thoroughly examined and considered during the preparation of this Specific Plan. Engineering feasibility, market acceptance, economic viability, City General Plan goals, and local community goals were all considered during the planning process. To ensure the functional integrity, economic viability, environmental sensitivity, and positive aesthetic impact of this Specific Plan, planning and development goals for the community have been established and supported by extensive analysis.

With these specific goals in mind, the following goals have been established for the BEAUMONT POINTE SPECIFIC PLAN:
❑ Create a Specific Plan for the development of a state-of-the-art commercial and industrial land uses that accommodates a variety of modern industrial, business, hospitality and commercial activities. ❑ Provide opportunities for positive economic benefit to the City, including new revenues which can be used for vital City services.
❑ Anticipate market demand by providing a mixture of industrial and commercial land uses in a master - planned cohesive development that will be marketable and financially viable within the evolving economic profile of the City of Beaumont.
❑ Provide a mix of industrial and commercial land uses that create new job opportunities, new hospitality, entertainment and retail uses for the enjoyment of the residents and visitors to the City of Beaumont. ❑ Create a focal point of employment within the City of Beaumont which improves the jobs to housing balance within the City and reduces the need for members of the local workforce to commute long distances.
❑ Locate businesses that rely on transportation efficiency in a location with superior access to the local and regional transportation network.
❑ Identify capital improvements for water, reclaimed water, sewer, storm drain and circulation facilities that serve planned land uses within and adjacent to the BEAUMONT POINTE SPECIFIC PLAN. ❑ Provide for the permanent conservation of open space habitat along the property's western and southern boundaries in a configuration consistent with the MSHCP requirements.

CHAPTER 1 - INTRODUCTION 1 1-5

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 ❑ Establish a unified thematic concept for the BEAUMONT POINTE SPECIFIC PLAN through design elements such as architecture, monumentation, theme walls, and landscaping using a long-range comprehensive planning approach that cannot be accomplished on a parcel -by -parcel basis. ❑ Create a development -wide landscape concept that features drought -tolerant plant materials to provide for an aesthetically pleasing outdoor environment while minimizing the demand for water resources.

1.9 DISCRETIONARY ACTIONS AND APPROVALS
This Specific Plan has been prepared under the authority of the City of Beaumont Planning Department, which is also the Lead Agency for the Specific Plan approvals. This document will be used by the City in connection with the following decisions:

Riverside Local Agency Formation Commission (LAFCO)
❑ Annexation of the Specific Plan site from unincorporated Riverside County into the City of Beaumont.
❑ Annexation of the Specific Plan site into the Beaumont -Cherry Valley Water District.

CITY OF BEAUMONT PLANNING COMMISSION
❑ Recommendation to the City Council regarding certification of the Project EIR (ENV2019-0008). ❑ Recommendation to the City Council adopt the General Plan Amendment No. PLAN2019-0284 by Resolution.
❑ Recommendation to the City Council regarding the adoption Pre -zoning of Specific Plan No.

SP2019-0003 by Ordinance.
❑ Recommendation to the City Council regarding the Adoption of a Pre -Annexation and Development Agreement.
❑ Recommendation to the City Council regarding approval of Subdivision Map(s). ❑ Vacation of Jack Rabbit Trail right of way.

City of Beaumont City Council
❑ Certification of the Project EIR (ENV2019-0008).
❑ Adoption by Resolution of General Plan Amendment No. PLAN2019-0284. ❑ Adoption by Ordinance of Pre -Zoning Specific Plan No. SP2019-0003. ❑ Approval by Ordinance of a Pre -Annexation and Development Agreement. ❑ Approval of Subdivision Map(s).
❑ Vacation of Jack Rabbit Trail right of way.

Subsequent discretionary actions may include, but not be limited to, annexations, final maps, Conditional Use Permits, Plot Plans, subdivision maps, use permits, grading permits, water and sewer system approvals, encroachment permits, and state and federal resource agency permits and approvals.

CHAPTER 1 - INTRODUCTION 1 1-6

BEAUMONT POINTE SPECIFIC PLAN
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CHAPTER 1 - INTRODUCTION 1 1-7

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CHAPTER 1 - INTRODUCTION I 1-8

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CHAPTER 1 - INTRODUCTION I 1-10

CHAPTER Two provides descriptions
of the BEAUMONT POINTE Land Use
Plan, the circulation system, and the
plans for infrastructure including, but
not limited to potable water,
reclaimed water, sewer, drainage,
grading, and fire protection.

2.1 LAND USE PLAN

2.2 CIRCULATION PLAN

2.3 POTABLE WATER PLAN

2.4 RECLAIMED WATER PLAN

2.5 SEWER PLAN

2.6 DRAINAGE AND WATER QUALITY PLAN

2.7 GRADING PLAN

2.8 OPEN SPACE PLAN

2.9 FIRE PROTECTION PLAN

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.1 LAND USE PLAN
2 DEVELOPMENT PLAN

2.1.1 DEVELOPMENT CONCEPT
The BEAUMONT POINTE SPECIFIC PLAN establishes a mixture of Industrial, General Commercial, Open Space, and Open Space - Conservation Land Uses on 539.9 acres, providing approximately 5,331,000 sf of industrial and light manufacturing, as well as hospitality, restaurants, retail, office and recreation uses, and other employment opportunities. BEAUMONT POINTE is envisioned as a regional employment and entertainment center which will attract economic investment to the City of Beaumont, while providing a unique mixture of goods, services, recreation and job opportunities that will attract City residents and others from around Riverside County.

The Industrial Land Use Designation encompasses a total of 232.6 acres of the Specific Plan, with a total maximum of up to 4,995,000 -square feet of industrial and light manufacturing space permitted across six Planning Areas. Buildings in Planning Areas 3-8 are envisioned to range in size from approximately 35,000 - square feet up to approximately 1,379,000 -square feet and accommodate users such as industrial incubators, light manufacturing, parcel hub, warehouse/storage, fulfillment center, high cube warehouse, cold storage warehouse, and e -commerce operations. The full list of uses Permitted and Conditionally Permitted in these Planning Areas is provided in Chapter 3 (Development Standards).

The BEAUMONT POINTE SPECIFIC PLAN also establishes the 30.2 -acre General Commercial designated area in Planning Areas 1 and 2, named "The Experience at Beaumont Pointe". Envisioned as a premier, state-of- the-art recreation, restaurant, and hospitality destination within the City of Beaumont, "The Experience at Beaumont Pointe" combines these uses within a cohesive and carefully designed architectural and landscape theme.

The combination of Industrial and General Commercial land uses within the BEAUMONT POINTE SPECIFIC PLAN results in the creation of new job opportunities for local residents (thereby reducing their commute distances), assists the City in improving its jobs to housing balance, and generates sales tax revenue for the City.

Located along the northeastern flanks of the Badlands of the San Jacinto Mountains, the BEAUMONT POINTE SPECIFIC PLAN, provides for 277.1 acres of open space, which is comprised of 124.7 acres designated "Open Space" to accommodate manufactured slopes and fuel modification areas which buffer the development area from the approximately 152.4 acres of the site designated "Open Space - Conservation". This area will be conveyed to the Western Riverside County Regional Conservation Authority (RCA), to contribute to the MSHCP preserve within the Badlands.

This BEAUMONT POINTE SPECIFIC PLAN also includes a detailed Circulation Plan (Figure 2-2), which is organized to ensure efficient access to individual tenant areas, public areas as well as provide adequate access for firefighting and emergency evacuation. Primary access to the site is via 4th Street, which connects to the regional transportation system at Potrero Boulevard. Jack Rabbit Trail will be realigned to form the site's eastern boundary, and Industrial Way at the northeast corner of the site and with 4th Street at the project's southeast corner. Jack Rabbit Trail provides access to Planning Areas 1 & 2 via 4th Street. Jack CHAPTER 2 - DEVELOPMENT PLAN

2-1

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 Rabbit Trail does not provide access to the CA -60 Freeway, except via a 25 -foot wide (with 24 feet drivable) gated emergency access road. Access to the Industrial Planning Areas 3 through 8, is provided by the combination of 4th Street along the south, and Industrial Way which provides access along the north side, and connects with 4th Street, assuring a loop road for firefighting and evacuation. During site development, Interim Fire Access Loop Connections will be provided in each Planning Area assuring circulation between 4th Street and Industrial Way during all phases of development in the event of an emergency. Entertainment Way connects Jack Rabbit Trail and 4th Street and demarcates the change in land use between the Industrial uses in Planning Areas 3-8 and "The Experience at Beaumont Pointe" in Planning Areas 1 and 2.

2.1.2 LAND USE PLAN
This Specific Plan Land Use Plan establishes the boundaries of four (4) General Plan Land Use Designations:

General Commercial (GC), Industrial (I), Open Space (OS), and Open Space - Conservation (OS -C). For planning purposes, the BEAUMONT POINTE SPECIFIC PLAN is divided into 10 Planning Areas. A "Planning Area" is a specific geographic area to which identified General Development Criteria, Infrastructure Improvement Standards, Permitted and Conditionally Permitted Uses, Development Standards and Planning Area Standards are uniformly applied.

The BEAUMONT POINTE project provides for a total Maximum Building Square Footage of up to 5,331,000 square feet and establishes: General Commercial uses on 30.2 acres with a Maximum Building Square Footage up to 246,000 square feet, in addition to a 125 -room limited -service hotel (with approximately 90,000 square feet), Industrial uses on approximately 232.6 acres with a Maximum Building Square Footage up to 4,995,00 square feet, and 277.1 acres of Open Space Land Uses including 124.7 acres of Open Space and 152.4 acres of Open Space - Conservation.

Tables 2-1, Land Use Plan Statistical Summary, lists each Planning Area and its respective General Plan Land Use Designation, acreage, and overall development intensity (Maximum Building Square Footage) by General Plan Land Use Designations. The Specific Plan General Development Criteria, Development Standards, and Planning Area Standards provided in Chapter 3 are applicable to each Planning Area. The physical arrangement of General Plan Land Uses, acreages, Planning Areas, and the major roadways within and abutting the BEAUMONT POINTE Specific Plan are depicted by Figure 2-1, Conceptual Land Use Plan.

Table 2-1 LAND USE PLAN STATISTICAL SUMMARY
PA

BUILDING SQUARE FOOTAGE (GROSS

LAND USE DESIGNATION ACRES FLOOR AREA OF A BUILDING)
General Commercial

26.0 General Commercial

4.2 246,0001
General Commercial Subtotal

30.2 246,0001
3 Industrial
4 Industrial
5 Industrial
6 7
8 Industrial
Industrial
Industrial

1.8 67.3

52.2 33.6

30.2 47.5
35,000
1,379,000
981,000
700,000
600,000
1,300,00
Industrial Subtotal
232.6
4,995,000
9 Open Space
124.7
N/A
10 Open Space — Conservation
152.4
N/A
0 en Space Subtotal
•
277.1
N/A
Project Total 1 539.9 =I 5,241,0001 •
•
Note:
1 Planning Area 2 is anticipated to also include a 125 -room limited -service hotel (approximately 90,000 square feet). The approximately 90,000 square feet of hotel use is not counted as part of the General Commercial's 246,000 Maximum Building Square Footage because the project's traffic analysis for the commercial site estimates General Commercial traffic based on square footage, while the hotels are analyzed based on the number of rooms. This 90,000 sf is counted towards the project total square footage of 5,331,000.

CHAPTER 2 - DEVELOPMENT PLAN 1 2-2

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO 2019-0003
ESA; RCTLMA (2021). C, of Beaumont x:004), Nearmap nu,,igery (2023) Composite: Proactive Engineering Consultants (2020),Herdman Architecture (07-09-2021) Figure 2-1
41114
if 1,
P.A. 10

OPEN SPACE -
cONSERVATION
152.4 AC
Limits of
Disturbance
onaection to Existing
:; Jack Rabbit Trail
0 300 600 1,200
Feet
Limits of Disturbance
r& 11

GENERAL COMMERCIAL

FRONTAGE ROAD

PRIVATE ACCESS

TO HOY RANCH
124.7 AC
At
Limits of Disturbance sir
overlaps with —�
Property Boundary
Limits of Disturbance
overlaps with
Property Boundary

G( ROAD
P.A. 2

4.2 AC
Legend
WQMP Basin
In Lift Station
Water Tank (optional)
Limits of Disturbance

STATISTICAL SUMMARY

LAND USE DESIGNATION

GENERAL COMMERCIAL

GENERAL COMMERCIAL

GENERAL COMMERCIAL SUBTOTAL

INDUSTRIAL

INDUSTRIAL
INDUSTRIAL 11 =Fr

INDUSTRIAL

INDUSTRIAL

INDUSTRIAL

INDUSTRIAL SUBTOTAL

OPEN SPACE

OPEN SPACE - CONSERVATION
ACRES

30.2 47.5
232.6
PROJECT TOTAL 539.9
nrrf Fri airmnnt'.Vi . i') a•? Duvole •nr..f
P.A. 1.

26.0 AC

GATED EMERGENCY

ACCESS ONLY
4TH STREET

PRIVATE ACCESS

TO HOY RANCH
Conceptual Land Use Plan
CHAPTER 2 - DEVELOPMENT PLAN 2-3

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 F. General Commercial (GC) 1 Planning Areas 1 and 2 1 30.2 acres Approximately 30.2 acres are designated General Commercial. These two Planning Areas establish "The Experience at Beaumont Pointe". Within "The Experience at Beaumont Pointe", a combination of hospitality, restaurant, recreation and other commercial uses is designed to be a multi -generational, regional destination focusing on entertainment, physical activity and wellness -based retail. "The Experience at Beaumont Pointe" is anticipated to include a 125 -room limited -service hotel (approximately 90,000 square feet), approximately 30,000 square feet of restaurants, and approximately 216,000 square feet of retail and commercial recreation businesses. The approximately 90,000 square feet of hotel use is not counted as part of the up to 246,000 Maximum Building Square Footage of General Commercial (due to the fact that hotels are analyzed in traffic studies by rooms, not square footage), but is counted as part of the project total overall square footage. The full list of uses Permitted, Conditionally Permitted, and Ancillary Uses in these Planning Areas is provided in Chapter 3, Development Standards.

The "Activities Park" serves as the focal point of "The Experience at Beaumont Pointe", and consists of landscaping, seating, video screen walls, and programming for wellness activities such as yoga, movies on the lawn, and "biergarten" games. A tree -lined "Promenade" featuring water features, outdoor living room seating areas, and shading devices. The "Promenade" serves as the organizing spine of the project, taking users from the hotel at one end, through each area to the next, past the "Activities Park", to its termination at a planned large climbing wall, with both indoor and outdoor climbing experiences. A cluster of restaurants with patio dining face the "Activities Park" and shelter it from the parking areas. The spaces between the restaurants serve as seating areas and portals into the project from the parking area.

The retail -use buildings feature large facade openings with large doors, to allow for dynamic interaction of indoor / outdoor activities and varied uses to spill out onto the "Promenade" and park areas. Potential activity, wellness -based and other retail uses are listed on Table 3-1 (Permitted Uses) and include indoor go-karting, stationary surf wave pools, indoor trampoline parks, ninja obstacle course gyms, climbing gyms, training facilities, and various athletic and wellness studios. The General Development Criteria, Development Standards, and Design Guidelines set forth in this Specific Plan require buildings in Planning Areas 1 and 2 to be arranged and designed in a contemporary manner, so that the buildings are softened by landscaping.

In addition to providing a unique location for the intended leisure, hospitality and recreational activities, "The Experience at Beaumont Pointe" provides increased employment opportunities for the City's residents, improves the City's jobs -to -housing balances, and reduces residents' commute times, while the addition of retail, recreation commercial and hospitality uses contribute to the City's sales tax base. b. Industrial (1) 1 Planning Areas 3, 4, 5, 6, 7, & 8 232.6 acres Approximately 232.6 acres of the Specific Plan are designated for Industrial land uses under the City of Beaumont General Plan Land Use Element. A total Maximum Building Square Footage (gross floor area of a building) of up to 4,995,000 square feet (is permitted across these Planning Areas. Buildings in Planning Areas 3-8 are envisioned to range in size from approximately 35,000 square feet up to 1,379,000 square feet and accommodate users such as industrial incubators, light manufacturing, parcel hub, warehouse/storage, fulfillment center, high cube warehouse, cold storage warehouse, and e -commerce operations. The full list of uses Permitted, Conditionally Permitted, and Ancillary Uses in these Planning Areas are provided in Chapter 3, Development Standards.

Industrial uses typically attract a wide range of vehicle types including passenger cars, and local and long - haul trailer -truck traffic that benefit from the site's short, direct routes to the regional transportation network via posted city Truck Routes. This site is located along the south side of the CA -60 (Moreno Valley Freeway), CHAPTER 2 - DEVELOPMENT PLAN 1 2-4

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 and access to the regional transportation system from the site is provided via 4th Street. Access to CA -60 Freeway is provided at the Potrero Boulevard interchange, approximately 1.25 miles to the east. The site is approximately 2.5 miles west of the junction of CA -60 Freeway and Interstate 10, 3 miles from the westbound on -ramp of the Interstate 10 Freeway at Oak Valley Parkway, and 14 miles east of Interstate 215.

The Development Standards and Design Guidelines set forth in this Specific Plan require buildings in Planning Areas 3 through 8 to be arranged and designed in a contemporary manner, so that the buildings are softened by landscaping, and the public visibility of loading dock areas and truck parking areas is minimized.
c. Open Space (OS) 1 Planning Area 9 1 124.7 acres
•
Planning Area 9 consists of approximately 124.7 acres, designated Open Space, which accommodates landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Specific Plan's developed areas and the Open Space — Conservation area in Planning Area 10. The boundary between Planning Area 9 and Planning Area 10 is designated as the "Limits of Disturbance" on the Land Use Plan. This designation means that all development activity will take place "inside" of that line, within Planning Area 9 (or within Planning Areas 1-8). d. Open Space - Conservation (OS -C) 1 Planning Area 10 1 152.4 acres Planning Area 10 consists of approximately 152.4 acres, which are intended to be conveyed to the Western Riverside Regional Conservation Authority (RCA) to augment existing, adjacent conserved lands within this part of Riverside County. This area consists of deeply incised hillsides and watercourses along with the habitats associated with these landforms.

2.2 CIRCULATION PLAN

2.2.1 VEHICULAR CIRCULATION
The BEAUMONT POINTE Specific Plan includes a detailed Circulation Plan, which is organized to ensure efficient access to the site and within the site to individual tenant areas, as well as to public places within the site. The project is situated in close proximity the regional transportation network which connects the site to the Ports of Long Beach and Los Angeles, both major gateways for international trade, the Inland Empire and the Western United States. Located along the south side of the CA -60 (Moreno Valley Freeway), access to the regional transportation system from the site is provided via 4th Street, and access to CA -60 Freeway from 4th Street is provided at the Potrero Boulevard interchange, approximately 1.25 miles to the east. The site is approximately 2.5 miles west of the junction of CA -60 Freeway and Interstate 10, 3 miles from the westbound on -ramp of the Interstate 10 Freeway at Oak Valley Parkway, and 14 miles east of Interstate 215.

As shown in (Figure 2-2, Conceptual Circulation Plan), Jack Rabbit Trail has been realigned to form the site's eastern boundary and connects to Industrial Way at the northeast corner of the site and with 4th Street at the project's southeast corner. No construction of Jack Rabbit Trail will occur within the Cal -Trans Right of Way, and only a 25 -foot wide (with 24 feet drivable) gated emergency access to CA -60 will be provided.

This access to be constructed prior to the issuance of the first Grading Permit, excluding the work needed to construct alternative temporary paved access from existing 4th Street to the project site, including a connection to the private access to Hoy Ranch to the south and existing Jack Rabbit Trail south of the site.

Jack Rabbit Trail provides access to Planning Areas 1 & 2 via 4th Street. Primary access to the Industrial Planning Areas 3 through 8 is provided by 4th Street along the south, with Industrial Way providing secondary access along the north. Industrial Way connects with 4th Street at the south side of Planning Area CHAPTER 2 - DEVELOPMENT PLAN 1 2-5

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 8, assuring a permanent looped road for firefighting and evacuation purposes. Additional looped connections are created by the parking drives within each Planning Area which connect4th Street and Industrial Way. Entertainment Way also provides access to Planning Area 3 and 4 along their western edges.

Entertainment Way provides a second connection between Jack Rabbit Trail and 4th Street and demarcates the change in land use between the Industrial uses in Planning Areas 3-8 and "The Experience at Beaumont Pointe" in Planning Areas 1 and 2.

To provide looped fire and emergency access during each phase of development, 40' wide Interim Fire Access Loop Connections will be constructed between Planning Areas 4 and 5 for Phase 1 (PA 1, 2, 3 and 4), between Planning Areas 6 and 7 for Phase 2 (PA 5 and 6). The permanent Fire Lane Loop, consisting of a continuous connection between Industrial Way and 4th Street, will be completed when Industrial Way is constructed around the perimeter of Planning Area 8 as part of Phase 3. The Interim Fire Access Loop Connections will be integrated into the design of the permanent parking areas as dedicated drive aisles for each Planning Area during development: providing permanent connections between Industrial Way and 4th Street within each Planning Area.

A 20' graded dirt road through Planning Area 9 connects the onsite portions of Jack Rabbit Trail with the existing unmaintained County roadway dedication of Jack Rabbit Trail at the site's southern boundary.

From there, the existing Jack Rabbit Trail continues off -site to the south as an unmaintained County roadway, through the Badlands, where it ultimately connects to Gilman Springs Road. The BEAUMONT POINTE Specific Plan will only be constructing the 20' graded dirt road within Planning Area 9 to connect the realigned Jack Rabbit Trail on -site, to this existing off -site roadway, and is not responsible for construction of the road south of Planning Area 9.

Additionally, there is one existing ranch property (Hoy Ranch) south of 4th Street, which currently utilizes Jack Rabbit Trail to access a private easement for the ranch. The ranch will continue to have access during construction and following completion, through Planning Area 9, via a connection with 4th Street.

The Vehicular Circulation Plan includes roadway sizes and classifications as described below and illustrated on Figure 2-2, Circulation Plan, and Figure 2-3, Roadway Cross -Sections. The phasing of project circulation and roadway construction is discussed in Chapter 5, Implementation Plan.

1. 4th Street — 2 Lane Modified Secondary (78' ROW)
As depicted on Figure 2-2, Conceptual Circulation Plan, primary access to the Project site will be provided from the future extension of 4th Street. Fourth Street was recently extended (as an industrial collector with a 78 -foot right-of-way and 56 -foot curb -to -curb) from Potrero Boulevard (just south of the Potrero/SR-60 interchange) through the Hidden Canyon Industrial Park and now terminates just east of the Project site.

As part of this Project, 4th Street will be further extended (with a 78 -foot right-of-way and 56 -foot curb -to - curb) from its current terminus, through the southerly portion of Project site to its new termination at a cul- de-sac within PA 8. All normal traffic - both commercial and industrial, including all trucks — will access the Project site via this extension of 4th Street.
4th Street is considered a Modified Secondary Street because there are no bike lanes and the sidewalk is only on one side of the street, due to the industrial nature of the site and the adjacent open space in PA 9.

As shown in Figure 2-3, Roadway Cross -Sections, the 78 -foot of right of way comprising 4th Street consists of 56 feet of paving, with an 11' wide parkway on the south side, and a 6' wide curb adjacent sidewalk and 5' landscaped parkway along the north side. At Planning Area 8, 4th Street connects to Industrial Way, creating a looped road system around the entire site.

CHAPTER 2 - DEVELOPMENT PLAN

2-6

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2. Jack Rabbit Trail — 2 Lane Modified Industrial Collector (78' ROW) As depicted on Figure 2-2, Conceptual Circulation Plan, the existing un-maintained Jack Rabbit Trail road will be realigned and improved through the Project site as part of final maps. The northerly limit of Jack Rabbit Trail within the Project site will remain at its current connection point with the CalTrans right-of-way at SR -60, and emergency access gates will be installed just south of the CalTrans right-of-way. The alignment for the portion of the new Jack Rabbit Trail just south of the emergency access gates will curve southeastward until it intersects with the new Entertainment Way at the easterly boundary of the Project site; this section of Jack Rabbit Trail (between the CalTrans right-of-way and Entertainment Way) will be improved with 24 -feet of paving (on a 25 -feet curb to curb roadway) and will be utilized only for secondary emergency egress (and fire and emergency vehicle ingress/egress) to SR -60.

At the intersection with Entertainment Way, Jack Rabbit Trail will transition to its ultimate full -width as a modified collector (78 -foot right-of-way) and continue south until it connects with the extension of 4th Street; this section of Jack Rabbit Trail (between Entertainment Way and 4th Street) will be open to the public and will provide general Project circulation and direct access to PA 1 and PA 2.

Jack Rabbit Trail also connects Entertainment Way to 4th Street. Jack Rabbit Trail is designed as a Modified Industrial Collector because there is no median and the sidewalk is only on one side of the street due to the industrial nature of the site.

As shown in Figure 2-3, Roadway Cross -Sections, the 78 -foot of right of way comprising Jack Rabbit Trail consists of 56 feet of paving, with an 11' wide parkway on the easterly side, and a 6' wide curb adjacent sidewalk and 5' landscaped parkway along the west side. This configuration provides pedestrian circulation along the eastern boundary of "The Experience at Beaumont Pointe". The BEAUMONT POINTE Specific Plan will construct the full width of Jack Rabbit Trail. Also shown on Figure 2-3, Roadway Cross -Sections, is the proposed gated emergency access to CA -60. Jack Rabbit Trail will be realigned within the project boundary from the Caltrans right of way to 4th Street; a new 20' wide graded dirt road connection will be constructed through Planning Area 9 to connect to the existing right of way and dirt road south of Planning Area 9. To the south of Planning Area 9, Jack Rabbit Trail remains an unmaintained Riverside County roadway.

3. Entertainment Way — Private Road (50' ROW)
As depicted on Figure 2-2, Conceptual Circulation Plan, Entertainment Way connects Jack Rabbit Trail and 4th Street, as well as forming the western edge of, and providing access to, "The Experience at Beaumont Pointe". Entertainment Way also separates the Industrial Uses of Planning Areas 3-8 from the recreation, leisure and entertainment uses within "The Experience at Beaumont Pointe". As shown in Figure 2-3, Roadway Cross -Sections, Entertainment Way is designated as a 2 -Lane Private Road, with 56 feet of paving and a 5' sidewalk along the south side and a 6' landscaped parkway on the north side of the street, outside of the right of way.

4. Industrial Way — Private Road (40' ROW)
As depicted on Figure 2-2, Conceptual Circulation Plan, Industrial Way creates a looped connection from Entertainment Way at the project's eastern boundary, to 4th Street at PA 8. Industrial Way is intended to provide secondary access to each Planning Area. Industrial Way also forms the edge of the open space located in Planning Area 9 to the north, west and a portion of the south side of the Project. As shown in Figure 2-3, Roadway Cross -Sections, the 40 -foot of right of way comprising Industrial Way consists of 40 feet of paving.

CHAPTER 2 - DEVELOPMENT PLAN

2-7

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

5. Interim Fire Access Loop Connections (40' ROW)
As depicted on Figure 2-2, Conceptual Circulation Plan secondary access to each phase of development will provided by 40' wide "Interim Fire Access Loop Connection" roads connecting Industrial Way and 4th Street. Each "Interim Fire Access Loop Connection" will be incorporated into the parking design for each subsequent phase as a dedicated drive aisle. For Phase 1, an Interim Fire Access Loop Connection will be constructed between Planning Areas 4 and 5 and will be incorporated into the Parking for Planning Area 5 during development of Phase 2. For Phase 2, an Interim Fire Access Loop Connection will be constructed between Planning Areas 6 and 7, and will be incorporated into the parking for Planning Area 7, during development of Phase 3. For Phase 3, 4th Street and Industrial Way shall be connected at Planning Area 8 to create a system of permanent fire and emergency access circulation loops.

2.2.2 CIRCULATION PLAN IMPROVEMENT STANDARDS
1) The on -site system depicted on Figure 2-2, Conceptual Circulation Plan, shall serve as the conceptual roadway plan for implementing development.
2) Public roads within the Specific Plan boundary shall be constructed consistent with the criteria in this Specific Plan and to City standards.
3) Roadway alignments, designations, widths identified in the Specific Plan are conceptual and are subject to detailed engineering review and approval by the City Engineer through the Public Works Department Project Design Review (PDR), and may be modified as needed to address regulatory standards and obtain City Approvals.
4) Roadway alignments, designations, widths identified in the Specific Plan must comply with the Specific Plan and any subdivision map. Roadway technical details to be provided at subdivision stage. 5) The Applicant applying for an implementing project (Plot Plan or Conditional Use Permit) shall install traffic control measures per the recommendations of the project's Traffic Study or participate in the phased construction of traffic signals as determined by the City Engineer. 6) Intersections, road alignments, driveways, and access point locations, as shown in this Specific Plan, are conceptual until approved by the City Engineer and shall conform to the City's standard intersection spacing and access spacing, depending upon the street's classification. 7) Landscape requirements in roadway rights -of -way shall be in accordance with the Roadway Landscape Treatments as depicted in Chapter 4.
8) Landscaping within public road rights -of -way or within private roadways will require approval by the City of Beaumont, including assurance of continuing maintenance through the establishment of a landscape maintenance district or Master Property Owner Association, as approved by the City Engineer.
9) All applicable Transportation Uniform Mitigation Fees (TUMF) shall be paid in accordance with Chapter

3.39 of the City of Beaumont Zoning Ordinance (Western Riverside County Transportation Uniform Mitigation Fee Program). The transfer of TUMF credits between Planning Areas and their respective owners is permitted by this Specific Plan, provided such transfers are consistent with the policies of the Western Regional Council of Governments (WRCOG).
10) Sight distances shall be reviewed by the City Engineer in conjunction with the preparation of grading, landscaping, and street improvement plans. This review shall insure setbacks that allow for clear unobstructed sight distances at intersections.

CHAPTER 2 - DEVELOPMENT PLAN 1 2-8

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 11) In order to assure adequate evacuation time, alternate or secondary access shall be provided via CA - 60 at Jack Rabbit Trail, and improved as 24 -feet of all-weather paving, on a 25 -feet curb to curb roadway.
12) No construction of Jack Rabbit Trail shall be permitted to occur within the Cal -Trans Right of Way without Cal -Trans approval.
13) Gated, emergency access to CA -60 shall be provided prior to the issuance of the first Grading Permit, excluding the work needed to construct alternative temporary paved access from existing 4th Street to the project site, including a connection to the private access to Hoy Ranch to the south and existing Jack Rabbit Trail south of the site.
14) Looped fire and emergency access during each phase of development shall be provided via 40' wide Interim Fire Access Loop Connections, which shall be maintained as dedicated drive aisles in parking lots for each Planning Area, and with a permanent looped roadway system on site. 15) Prior to the construction of the emergency access gates on Jack Rabbit Trail, construction of alternative temporary paved access from 4th Street to the project site, including connection to the private access to Hoy Ranch to the south and existing Jack Rabbit Trail south of the site shall be provided.

CHAPTER 2 - DEVELOPMENT PLAN

2-9

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

4.0) off111,r19111.11.<1
�..
de -4;rnf
Connection to Existing
Jack Rabbit Trail - 20'
0 300 600
1,200
Feet
L RCTLM . , 2019). City of Beaumont (2004), Nearmap imagery (2023), Proactive Engineering Consultants (04-2022) Composite: Proactive Engineering Consultants (2020)
Figure 2-2

PRIVATE ACCESS TO

HOY RANCH

GATED EMERGENCY

ACCESS ONLY

FRONTAGE ROAD
_ doomm,..-••
Legend
P.A. 3
P.A. 9
P.A. 10
4th Street - 78' ROW
(Modified Secondary)
Jack Rabbit Trail - 78' ROW
(Modified Industrial Collector)
Entertainment Way - 56' ROW
(Private Road)
Industrial Way - 40' ROW
(Private Road)
Emergency Access Road - 25' ROW
( 24' Drivable)
Jack Rabbit Trail - 20' ROW
(Dirt Road)
Connection Via Internal Drives
Interim Fire Access Loop Connection

GATED EMERGENCY
Arrc`ONLY

PRIVATE ACCESS

TO HOY RANCH
Conceptual Circulation Plan
CHAPTER 2 - DEVELOPMENT PLAN 2-10

PFAUMONT POINTE SPECIFIC PLAN
SPECIFIC PI AN NO. 2019-0003
Entertainment Way - 56' ROW
(Private Road)

SOUTHERLY
R/W
5' 6'
28'

WESTERLY
R/W
78'
56'
4th Street - 78' ROW
(Modified Secondary)
78'
28'

NORTHERLY
R/W
6'
F0EWALK1 5'

EASTERLY
R/W
6'
5' 51DEWALKL
56'
y 6' 5'
28'
56'
• LANDSCAPE PARKWAY
28'
• LANDSCAPE PARKWAY
Southerly
R/W
1 5'
28'
R/W

WESTERLY
R/W

EASTERLY
R/W

FINISHED ROUGH

GRADED PAD
R/W
Industrial Way - 40' ROW
(Private Road)
20'
Jack Rabbit Trail - 78' ROW
(Modified Industrial Collector)
20'
24'

DRIVABLE
25'

12.5' 'k 12.5'
/-6* CURB
6" CURB
2%
Emergency Access Road

EXISTING GROUND
10'
20'
C

WATER QUALITY BASIN BOTTOM
10'
/

GRAVEL ROAD

TO CONNECT

EXISTING
Jack Rabbit Trail
South of 4th Street - 20' ROW
(Dirt Road)

EXISTING GROUND
H.; -2022)
i o 'o
Figure 2-3
Roadway Cross -Sections
CHAPTER 2 - DEVELOPMENT PLAN 1 2-11

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.3 POTABLE WATER PLAN

2.3.1 POTABLE WATER PLAN DESCRIPTION
The Beaumont - Cherry Valley District (BCVWD) provides potable water service to the BEAUMONT POINTE Specific Plan. At the time this Specific Plan was prepared (2021), an Annexation application to the Local Agency Formation Commission was submitted for the Specific Plan area to be annexed into the Beaumont - Cherry Valley Water District's boundary.

The BEAUMONT POINTE Project will consist of general commercial/retail land uses and five large industrial warehouse buildings totaling approximately 5.0 million square feet of floor space. The Project's potable water and fire flow demands are proposed to be serviced by the BCVWD's 2650 pressure zone, which currently serves the westerly part of the BCVWD service area. As part of on -going water conservation efforts and the Project's plan of service with the BCVWD, all outdoor irrigation demands will utilize non -potable water distributed by the BCVWD.

As stated in the Project's Water Supply Assessment, the Project's indoor potable water demands will be 120.67 acre -ft per year or approximately 75 gallons per minute. Because of the Project's location near the end of the BCVWD's service area, a small distribution system will be required in order to ensure the Project's indoor potable water demands will provide sufficient turnover of the distribution system to ensure water quality is maintained. Alternatively, the Project's industrial land uses will require a fire flow of approximately 4,000 GPM for a 4 -hour duration as dictated by the Riverside County Fire Department. To meet this requirement, large distribution lines will be required to convey the Project's large fire flows.

As shown on Figure 2-4, Conceptual Potable Water Plan, BEAUMONT POINTE will have its indoor potable water (domestic) and fire flow demands serviced by two separate systems connecting to the BCVWD 2650 pressure zone through the existing 18 -inch line 350 Linear Feet from the project's southeastern boundary from -the adjacent Hidden Canyon Development. To maintain water quality, the indoor potable water system will consist of an 8 -inch line running along 4th Street. The fire flow distribution system will consist of a single distribution loop primarily constructed out of 12 and 16 -inch lines. Separating the two systems will allow for District to service the different indoor potable water and fire flow demands without decreasing the performance of the two different demands. To prevent stagnant water from the Project's fire flow distribution system from re-entering the BCVWD's service area, District approved backflow prevention devices will be installed on the fire flow distribution system as the lines enter the Project's limits. Phasing of Potable Water Plan components is detailed in Figure 5-1, Conceptual Potable Water Phasing Plan.

Precise alignments and sizing of potable water facilities will be determined at the Plot Plan, Conditional Use Permit, and/or final map stages of Specific Plan implementation. The location and size of facilities identified in this document may change, subject to the approval of City of Beaumont and the BCVWD.

2.3.2 POTABLE WATER IMPROVEMENT STANDARDS
1) All Potable Water lines shall be placed underground. 2) All Potable Water lines and facilities shall be owned and maintained by BCVWD and designed in accordance with the requirements of the BCVWD.
3) The Specific Plan's Potable Water distribution system shall provide adequate flows for fire protection in accordance with requirements of the County of Riverside Fire Department.

CHAPTER 2 - DEVELOPMENT PLAN 2-12

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 4) All water mains and fire hydrants providing required fire flows shall be constructed in accordance with the City of Beaumont's standards, subject to approval by the Riverside County Fire Department. 5) Proposed Potable Water facilities dedicated to and maintained by BCVWD shall be placed within public utility easements or public rights -of -way, which shall include rights for BCVWD. 6) The Potable Water infrastructure system shall be installed to the requirements of Beaumont -Cherry Valley Water District and the City of Beaumont.
7) The Specific Plan's Potable Water distribution system is conceptual and is subject to detailed engineering review and approval by the City Engineer through the Public Works Department Project Design Review (PDR) if appropriate, and may be modified as needed to address regulatory standards and obtain City Approvals.

CHAPTER 2 - DEVELOPMENT PLAN 1 2-13

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Connection to Existing
Jack Rabbit Trail
s(s): ESA.', RCTLL",: , 2019). City of
Composite: Proactive Engineering Consultants (2020)
„y,y .,,nuary 2023i
Figure 2-4

PRIVATE ACCESS TO

HOYT RANCH
0 300 600 1.200
Feet

GATED EMERGENCY

ACCESS ONLY

FRDNTAGE ROOD
2650 PZ
4TH STREET
-J
-2750 PZ
Legend
Proposed 16" Potable Water Lines from
2650 and 2750 Pressure Zones 1
Flow Direction
Point of Connection2
Water Tank (optional)
Check Valve3
Notes:

1. Proposed dual line looped system creates connection between 2650 and 2750 Pressure Zone lines within the project.

2. Proposed Potable Water System connects to the existing dual lines located within 4th Street at the project's eastern boundary.

3. Check Valve Connecting the 2650 and 2750 PZ's located at Potrero Blvd. -_� PA.3
PA.�A. 9
P..A.101\
P.A.

PRIVATE ACCESS

TO HOYT RANCH
Conceptual Potable Water Plan
CHAPTER 2 - DEVELOPMENT PLAN 1 2-14

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.4 RECLAIMED WATER PLAN

2.4.1 RECLAIMED WATER PLAN DESCRIPTION
Reclaimed Water within the BEAUMONT POINTE Specific Plan and surrounding area is provided by the Beaumont — Cherry Valley Water District. Although not currently available, it is anticipated that reclaimed water will become available to BEAUMONT POINTE. Until reclaimed water is available the reclaimed water system may utilize potable water for construction dewatering and landscaping purposes. When available, reclaimed water will be utilized and used for construction dewatering, irrigation of manufactured and replanted slopes within Planning Area 9, as well as for irrigation of parkway landscaping and irrigation of landscaping within the General Commercial and Industrial land uses (Planning Areas 1-8).

As shown in Figure 2-5 Reclaimed Water Plan, an existing 14" reclaimed water line within the adjacent Hidden Canyon development at 4th Street, 350 Linear Feet from Specific Plan's eastern boundary. From this Point of Connection, a proposed 14" reclaimed water line will extend within the full length of the on -site portion of 4th Street, to the cul-de-sac located at Planning Area 8. Phasing of Reclaimed Water Plan components is detailed in Figure 5-2, Conceptual Reclaimed Water Phasing Plan.

Additionally, a proposed 8' reclaimed water line will branch off from the 14" main line within 4th Street, and extend between Planning Areas 7 and 8, to provide irrigation water to the portion of Planning Area 9, on the north side of the project. The Project may include a non -potable water well to be located within the northwestern portion of PA 8. This well is not necessary to service the Project, however the Beaumont Cherry Valley Water District has requested the well be included as a possible improvement that they might use as part of their overall reclaimed water system in the future. The water well would be located on an approximately 0.5 -acre parcel with related pumps, utilities, and structures."

2.4.2 RECLAIMED WATER IMPROVEMENT STANDARDS
1) All Reclaimed Water lines shall be placed underground. 2) All Reclaimed Water lines and facilities shall be owned and maintained by BCVWD and designed in accordance with the requirements of BCVWD.
3) All water mains and fire hydrants providing required fire flows shall be constructed in accordance with BCVWD's standards, subject to approval by the Riverside County Fire Department. 4) Proposed Reclaimed Water facilities dedicated to and maintained by BCVWD shall be placed within public utility easements or public rights of way which shall include rights for BCVWD. 5) The Reclaimed Water infrastructure system shall be installed to the requirements of BCVWD. 6) The Specific Plan's Reclaimed Water distribution system is conceptual and is subject to detailed engineering review and approval by the City Engineer through the Public Works Department Project Design Review (PDR) if appropriate, and may be modified as needed to address regulatory standards and obtain City and BCVWD Approvals.

CHAPTER 2 - DEVELOPMENT PLAN 1 2-15

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
RCTLM-., 2019), City of Beau, —n;
Composite: Proactive Engineering Consultants (2020)
to
�,rnuary 2023)
0 300 600 1,200
Feet

GATED EMERGENCY

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FRONTAGE ROAD
4TH STREET,
Legend
Existing 14" Reclaimed Water Line
Proposed 14" Reclaimed Water Line
Proposed 8" Reclaimed Water Line
Flow Direction
Point of Connection)
Notes:

5. Proposed Reclaimed Water System connects to the existing line located with,. 4th Street at the project's eastern boundary.

P.A. 3
P.A. 9
P.A. 10

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4TH STREET

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TO HOYT RANCH
Figure 2-5
Conceptual Reclaimed Water Plan
CHAPTER 2 - DEVELOPMENT PLAN 2-16

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.5 SEWER PLAN

2.5.1 SEWER PLAN DESCRIPTION
The BEAUMONT POINTE Specific Plan is designed per the City's sewer infrastructure requirements, which are based on the Eastern Municipal Water District's (EMWD) Sanitary Sewer System Planning and Design standards and the East Valley Water District's (EVWD) wet weather criteria for all sewer infrastructure built within the City's service area.

BEAUMONT POINTE utilizes gravity lines for wastewater collection, along with a force main and lift station to convey wastewater from within the Specific Plan to the City of Beaumont's existing sanitary sewer system located off -site, as described below. Due to the grading limitations and topography of the Specific Plan site, BEAUMONT POINTE's sewer system utilizes 8" gravity sewer main lines, located within Industrial Way, to move wastewater flows from the project's high points (at PA 8 and PA 1), to the lift station constructed at the low point between PA 5 and 6. Flows from the lift station are then conveyed in dual 6" force main lines located within Industrial Way, Entertainment Way, Jack Rabbit Trail, and 4th Street, to the point of connection at the existing 12" gravity main line at the manhole located at the eastern boundary of the site.

The on -site lift station shall be designed to ultimate capacity with no interim condition except potential pump quantity. Phasing of Sewer Plan components is detailed in Figure 5-3, Conceptual Sewer Phasing Plan.

As shown on Figure 2-6, Conceptual Sewer Plan, the BEAUMONT POINTE provides the following sewer improvements:

1. Proposed Dual 6" Sewer Force Main within Industrial Way through Entertainment Way to Jack Rabbit Trail and 4th Street to the POC at 4th Street.

2. Proposed 8" gravity sewer lines within Industrial Way.

3. Lift Station in Planning Area 5.

4. Connection to the existing 12" gravity sewer main within 4th Street.

5. POC at 4th Street, east of Jack Rabbit Trail.

Beyond the point of connection, the existing 12" gravity line continues to the east within 4th Street, downstream approximately 2,500', where it connects to the existing Hidden Canyon Lift Station (also known as the Beaumont Crossroads Lift Station). From there, the existing 6" and 16" force mains within 4th Street continue conveyance.

The existing Beaumont Crossroads Lift Station will require improvements to accommodate the Project.

Such improvements will consist of installing a new larger below ground precast wet well sized for the full buildout flows of the service area, upsizing the pumps to handle in the increased flows and associated electrical and mechanical improvements as shown in Figure 2-6A, As -Built Hidden Canyon Lift Station. The construction of the new onsite sewer lift station and the improvements to the existing Beaumont Crossroads Lift Station shall be completed prior to the issuance of any Certificate of Occupancy for any of the project buildings.

Precise alignments and sizing of sewer facilities will be determined at the Plot Plan, Conditional Use Permit, and/or final map stages of Specific Plan implementation in conformance with the results of Preliminary Design Review of the sewer plans by the City Public Works Department. The location and size of sewer CHAPTER 2 - DEVELOPMENT PLAN 2-17

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 facilities identified in this document are conceptual and may change, subject to the approval of the City of Beaumont, Waste Water, and City Public Works Department.

2.5.2 SEWER PLAN IMPROVEMENT STANDARDS
1) All sewer lines shall be placed underground.
2) All sewer main lines (8" gravity and dual 6" force) and the lift station facilities shall be owned and maintained by the City of Beaumont, and designed in accordance with the requirements of the City of Beaumont.
3) All 8" sewer laterals shall be privately owned and maintained, either by the Master Property Owner or individual property owners and shall be designed in accordance with the requirements of the City of Beaumont.
4) All new sewer facilities to be maintained by the City of Beaumont shall be placed within public utility easements which shall include rights for the City of Beaumont. 5) The sewer infrastructure system including any new sewer force mains shall be designed and constructed per City of Beaumont's standards and provided with the necessary appurtenances such as Airvacs.
6) All gravity sewer improvements within the extension of 4th Street from the adjacent property to the site shall be completed.
7) If needed, the Beaumont Pointe Specific Plan shall be responsible for all improvements towards planned upgrades and/or planned expansion of the existing Hidden Canyon (Beaumont Crossroads) Lift Station on 4th Street.
8) The Specific Plan's Sewer Facilities system is conceptual and is subject to detailed engineering review and approval by the City Engineer through the Public Works Department Project Design Review (PDR) if appropriate and may be modified as needed to address regulatory standards and obtain City Approvals.

CHAPTER 2 - DEVELOPMENT PLAN 2-18

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Connection to Existing
Jack Rabble Trail
sc.uce(s):ESr;, RCTLMA u04),Nearmap Engineering Consultants (04-05-2022) Figure 2-6

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3 � FRONT4GEROAD

PRIVATE ACCESS TO

HOY RANCH
Composite: Proactive Engineering Consultants (2020)
0 300 600 1.200
Feet
Legend
Existing 12" Gravity Sewer Line
Phase 1- Existing 6" Force Main
Phase 2 - Existing 16" Force Main
Proposed City -Maintained 8" Gravity Sewer Line
Proposed City -Maintained 6" Dual Force Main
Proposed POA-Maintained 8" Gravity Sewer Line
Flow Direction
Hidden Canyon Lift Station (see Figure 4-6A)
Proposed Lift Station
Point of Connection)

1. The Project's Sewer Force Main will discharge via air gap to the existing 4 -foot diameter manhole under 4th Street.

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HOY RANCH
Conceptual Sewer Plan
CHAPTER 2 - DEVELOPMENT PLAN 1 2-19

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
<_ - - - 'a5 - ;:a-. :a: 7A5 rAS�- �\{rAS CAS -CAS GA: GA_ _ - ,. _ _ CAS GAS G S CAS GAS GAS. GAS

EX GAS
4TH ST

DRIVEWAY PER SEPARATE PERMIT

FIRE HYDRANT PER

SEPARATE PLANS
EX 4' DIA SEWER

MANHOLE
I.E. IN:2367.35
I.E. OUT: 2367.15
RIM: 2385.53

PROP GENERATOR
AREA
\- FUTURE SEWER PER

SEPARATE PERMIT
lee.mOrementa TO the Ez.et
Electrical System as required for
the pump station expansion
Generator Capacity to be
Verified and Upsaed d needed
PROP 6' HIGH

CMU WALL

EX SEWER MANHOLE -------
RIM: 2385.29
INV: 2375.33
EX 12" PVC SEWER GRAVITY

MAIN PER SEPARATE PERMIT
EX 16' STORM DRAIN
W
PROP 1' WATER SERVICE
20'
EX 18" RECYCLED
WATER

82.51'

MAIN STUB
EX 16" DOMESTIC
WATER
FUTURE SCE METER -1

PEDESTAL
PROP 5' DIA SEWER MANHOLE .---C:1—
I.E. IN(W): 2360.77 1
I.E. IN(E):2351.31 T
— I.E. OUT:2380.44
RIM:238438 _
ICI
44 FUTURE PHASE - -4
46 SE EiAMET"

SEWER STATION TNI
18" FORCE71-_.`L

FUTURE ABOVE
GROUND

VALVE VAULT

EX SEWER MANHOLE
RIM: 2382.62
INV: 2362.63
EX 48" STORM DRAIN
EX 5' PVC SEWER
Repair Civil Improvements to
original design intent
;'1
I
6" PVC FORCE MAIN
`r' \-16" PVC FORCE MAIN
1 1 1 1 `CONNECT TO EXISTING
■ I FORCE MAIN.

I ` LE.=2374.35
I I I
J 11
PROP 6' HIGH- I

CMU WALL

EX LIFT STATION

EASEMENT

PROP CONDENSER UNIT
PROP 0008 PROP 6' HIGH 6-A

CONTROL PAD RETA RING WALL
104'
Ex 4, STORM DRAIN
1 PRIVATE ON -SITE

ACCESS DRIVE
EX 30" STORM DRAM

PROP SPREAD

WALL FOOTING
New SSFM Connect to
Existing 16" Stub Out

EX PRIVATE CURB

EX RIPRAP
u-
//r EX 15" PVC SEWER
.[EX

MAIN PER
/ SEPARATE PERMIT
EX 4' DIA SEWER

MANHOLE
I.E. IN: 2362.20
I.E. OUT: 2362.00
RIM: 2382.72

PROP IS ACCESS DRIVEWAY
EX 24" STORM DRAIN
S
R,W

PRIVATE CURB

AND GUTTER
Install Necessary Au and
Vacuum Relief Valves on
Existing 16' Force Main
LEGEND

GATED EMERGENCY

ACCESS ONL
_�ONT.�rOE R
AO.-

PREUMINARY

HIDOEN CANYON

LIFT STATION

PRNATE ACCESS TO
HOY.RANCH
--illSTREET _
Proposed Improvements
Shown in Red
Existing Improvements Shown
In Black
Key Map
Source(s): I(imley-Horn (03.03.2023)
Figure 2-6A
As -Built Hidden Canyon Lift Station
CHAPTER 2 - DEVELOPMENT PLAN 1 2-20

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.6 DRAINAGE AND WATER QUALITY PLAN

2.6.1 DRAINAGE AND WATER QUALITY DESCRIPTION
The watershed from the developed areas of the property flows generally to the north, offsite into 16 culverts under the CA -60 freeway. The topography of the BEAUMONT POINTE site features steep, eroded hillside grades and natural depressed grasslands at the entrances of the culverts, which provide natural detention and mitigation areas for the culverts before the runoff confluences with San Timoteo Creek on the northern side of the CA -60 Freeway.

BEAUMONT POINTE maintains the 16 existing culverts under the CA -60 Freeway as the ultimate discharge locations for the property but the runoff from the proposed buildings, parking lots, and road improvements will be collected by a proposed drainage system. The most northwestern culvert is an existing 54" CMP and the most southeastern culvert is a double 48" CMP, adjacent to the CA -60 Freeway at Jack Rabbit Tail.

The proposed drainage system will consist of catch basins, grated inlets, storm drainpipes with sizes varying from 18" to 48", and four detention basins. The drainage system routes the runoff from the proposed impervious surfaces to four proposed stormwater treatment and mitigation basins. Each basin provides stormwater treatment and peak flow mitigation for each of their respective tributaries to prevent the post - development flows from exceeding the pre -development flows. Basins will be maintained by the Master Property Owners' Association, through access and maintenance easements with owners of each property where basins are located.

As shown on Figure 2-7, Conceptual Drainage and Water Quality Plan, on -site and off -site flows will be conveyed within the streets to a series of catch basins and storm water lines which direct storm flows to four (4) Water Quality Management Plan basins on -site: one within Planning Area 4, one within Planning 5, one within Planning Area 6 shared between Planning Areas 6 and 7, and one within Planning Area 8 shared between Planning Areas 7, 8, and 9.

The Specific Plan captures flow from a tributary which originates off -site (beyond Planning Area 10), in a proposed inlet structure located in Planning Area 9, around the developed area of Planning Area 8 and outlets into Planning Area 9 on the west side of Planning Area 8, where flows are routed via a proposed overflow pipe which outlets at the most western existing 54" culvert under CA -60. The southeastern off - site drainage is captured and collected by a proposed storm drainpipe which bypasses the flows and directly outlets into the natural detention area for the double 48" culvert. This bypass line also accepts runoff from Planning Areas 1 and 2 via proposed temporary inlets and permanent storm drain laterals. In the interim condition, temporary inlets with sediment basins are proposed as these planning areas will not be developed until after the last phase is completed. The future Planning Areas 1 and 2 will be required to provide treatment and peak runoff mitigation before discharging into the proposed storm drain laterals provided. The future development of these planning areas will have the option to implement a stormwater treatment and peak flow mitigation system that will work with the future site plan and site water quality requirements. Phasing of Drainage and Water Quality Plan components is detailed in Figure 5-4, Conceptual Drainage and Water Quality Phasing Plan.

Flood protection facilities will be designed in accordance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFCWCD) with adequate access easements and facilities provided, subject to approval by the City of Beaumont Public Works Department. The location and size of facilities identified in this document may change, subject to the approval of the City of Beaumont Public Works Department.

CHAPTER 2 - DEVELOPMENT PLAN 1 2-21

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.6.2 DRAINAGE AND WATER QUALITY IMPROVEMENT STANDARDS
1) All drainage facilities including on site water quality and detention basins will be maintained by Master Property Owners' Association, Property Owners' Association, and/or Sub -Association (pursuant to Table 5-1, Maintenance Responsibilities), and shall have recorded access and maintenance easements. 2) Storm drains 36 inches or larger in diameter or other facilities that could be considered regional in nature or a logical extension of an RCFC facility may be owned and maintained by RCFC upon written request by the City.
3) A National Pollutant Discharge Elimination System (NPDES) permit from the Regional Water Quality Control Board (RWQCB) shall be obtained prior to the commencement of construction and operational activities. The permits will require the Developer to implement source control and structural best management practices (BMPs) during and after construction activities. The City will be responsible for enforcing implementation of the BMPs.
4) This Specific Plan and its future implementing projects shall comply with the Water Quality Control Plan of the Regional Water Quality Control Board, Santa Ana Region. 5) The storm water management system shall be designed to meet requirements established in the site - specific Preliminary Water Quality Management Plan (P-WQMP). This includes Low Impact Development (LID) Best Management Practices (BMPs) as detailed in the RCFCWCD LID Handbook:

Extended Detention Basins & Bioretention Facilities. In addition, the site will also utilize, where feasible, depressed landscape areas in and around the parking lots. 6) Design of attenuation basins shall be in accordance with Conditions of Approval. 7) The Specific Plan's Drainage and Water Quality system is conceptual and is subject to detailed engineering review and approval by the City Engineer through the Public Works Department Project Design Review (PDR) if appropriate, and may be modified as needed to address regulatory standards and obtain City Approvals.
8) This project will be subject to a National Pollutant Discharge Elimination System (NPDES) permit from the State Water Resources Control Board. Clearance for grading should not be given until the City has determined that the project has been granted a permit or is shown to be exempt. 9) If this project involves a Federal Emergency Management Agency (FEMA) mapped floodplain, then the applicant shall provide all studies, calculations, plans, and other information required to meet FEMA requirements, and should further require that the applicant obtain a Conditional Letter of Map Revision (CLOMR) prior to grading, recordation, or other final approval of the project and a Letter of Map Revision (LOMR) prior to occupancy.
10) If a natural watercourse or mapped floodplain is impacted by this project, the project is required to obtain a Section 1602 Agreement from the California Department of Fish and Wildlife and a Clean Water Act Section 404 Permit from the U.S. Army Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Water Quality Control Board prior to issuance of the Corps 404 permit.

CHAPTER 2 - DEVELOPMENT PLAN 2-22

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
L sus RCTLMA (2019), City of Beaumont (2004), Nearmap imagery (January 2023) Composite: Proactive Engineering Consultants (2020)
Figure 2-7
INSET #1
41114
if 1,
0 300 600
1,200
Feet
BASIN
#3
P.A.10 P.A.9

PRIVATE ACCESS

TO HOYT RANCH
t •
BASIN
#3
Legend
T Existing 24"-48" CMP or RCB 1
Proposed 18"-48" Storm Drain Lines
Flow Direction
Proposed Outlet
• Proposed Inlet
0 Proposed Catch Basin 1
Proposed WQMP Basin
Notes:
r For Clarity, not all locutions shown.

U. All facilities shall be maintained by the Master Property Owners Association.

P.A. 3
PA. 9
P.A. 10
_PRIVATE ACCESS

TO HOYT RANCH
a.

Conceptual Drainage and Water Quality Plan
CHAPTER 2 - DEVELOPMENT PLAN 12-23

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.7 GRADING PLAN

2.7.1 GRADING DESCRIPTION
As shown on Figure 2-8, Conceptual Grading Plan, BEAUMONT POINTE is located west of Jack Rabbit Trail, which forms the eastern Project site boundary. Topographically, the post development of the site generally slopes from southwest to northeast, with post grading elevations within Planning Areas 1-9 ranging from a low point at approximately 2,271 feet above mean sea level (msl) the northeastern portion of the site in Planning Area 2, to a high point of approximately 2,480 feet above msl in the southern portion of the site in Planning Area 9. Planning Area 9 located in the southwestern portion of the Specific Plan is designated Open Space, which consists of manufactured slopes, fuel modification zones and natural open space to buffer Open Space - Conservation in Planning Area 10 from development impacts. The Limits of Disturbance Line forms the boundary between Planning Areas 9 and 10, and no grading or disturbance is permitted in Planning Area 10. The conceptual grading design provides for an overall balanced earthwork condition. Site grading will be done in conformance with the recommendations of a Geotechnical Engineer and the City of Beaumont. Phasing of Grading Plan is detailed in Figure 5-5, Conceptual Grading Phasing Plan.

2.7.2 GRADING PLAN IMPROVEMENT STANDARDS
1) All grading activities shall conform to City of Beaumont code requirements, be generally consistent with Figure 2-8, Conceptual Grading Plan, and implement any grading -related mitigation measures identified in the project EIR and specifications identified in the associated geotechnical studies. 2) Contour grading, slope rounding, and land forming shall be used, as appropriate, to grade roadways and edge condition slopes into natural configurations consistent with the natural topography of the site.
3) The Master Grading Plan, if utilized, shall be used as a guide for the preparation and evaluation of subsequent detailed grading plans for implementing development, which shall include the following:
a. Approximate mass grading design and rough elevations. b. Approximate roadway locations and grades.
4) A project Mass Grading Plan (if utilized), consistent with the Conceptual Grading Plan, and individual implementing project Grading Plans shall govern such activity. 5) Prior to initial grading activities, a detailed soils report and geotechnical study for portions of the site anticipated to be graded shall be prepared to analyze on -site soil conditions and slope stability and will include appropriate measures to control erosion and dust during construction. 6) A grading permit shall be obtained from the City of Beaumont, prior to any grading, including mass grading, rough grading and precise grading.
7) The Specific Plan's Grading Plan is conceptual and is subject to detailed engineering review and approval by the City Engineer, through the Public Works Department Project Design Review (PDR) if appropriate, and may be modified as needed to address regulatory standards and obtain City Approvals.
8) No grading or any ground disturbance is permitted in Planning Area 10.

CHAPTER 2 - DEVELOPMENT PLAN 1 2-24

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
s(s): ESA., RCTLM,: , 2021), City of 8eeu,; ont (2000), Nearmap imagery (January 2023) Composite: Proactive Engineering Consultants (2020)
Figure 2-8
Limits of
Disturbance
Limits of Disturbance

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FRONTAGE ROAD
0 300 600 1.200
Feet
Limits of Disturbance
overlaps with
Property Boundary
I P.A. 10
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
Legend
—XXX'— Conceptual Grading Contour
P.A. 3—
P.A. 9
P.A. 10 1 ��
Limits of Disturbance

GATED EMERGENCY
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TO HOYT RANCH
Conceptual Grading Plan
CHAPTER 2 - DEVELOPMENT PLAN 2-25

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

2.8 OPEN SPACE PLAN

2.8.1 DESCRIPTION
An important element of the BEAUMONT POINTE Specific Plan is the approximately 277.1 acres of Open Space areas provided along the site's northern and southern boundaries (see Figure 2-1, Conceptual Land Use Plan). Approximately 152.4 acres (Planning Area 10) are designated as Open Space - Conservation in order to preserve habitats to be conveyed to the RCA for inclusion in the MSCHP Reserve. Approximately 124.7 acres in Planning Area 9 are designated as Open Space to accommodate landscaped manufactured slopes, fuel
modification areas, project signage, optional water tank, and natural open space to act as a buffer for the Open Space - Conservation area in Planning Area 10.

Passive recreational opportunities are provided to employees and visitors of BEAUMONT POINTE through curb -adjacent
sidewalks and pedestrian paths. These amenities encourage and enhance pedestrian activity throughout BEAUMONT
POINTE. Provisions for sidewalks and pedestrian walkways, bicycle storage facilities, and employee and visitor gathering areas interior to the planning areas are set forth in Chapter 4, Design Guidelines.

In addition, to encourage social interaction, the Industrial and General Commercial building sites within BEAUMONT POINTE may include outdoor programmable public space, employee break areas with tables affixed to the ground to provide employees with a location to eat, gather, and enjoy being outside. Shading of these areas may be achieved through a combination of shade trees, umbrellas, or man-made shade structures. Other recreational amenities within the Industrial areas may include, but are not limited to, outdoor programmable public space pedestrian walkways, pocket parks, seating areas, overhead structures, and open space areas.

2.8.2 OPEN SPACE IMPROVEMENT STANDARDS
1) Open Space - Conservation area within Planning Area 10 will be the responsibility of a public conservancy agency, pending acceptance by such agency.
2) Gathering areas, outdoor plazas, and landscaping within private roads and driveways will be the responsibility of a Master Property Owners' Association, Property Owners' Association, or Sub - Association.
3) Sidewalks will be the responsibility of a Master Property Owners' Association, Property Owners' Association, Sub -Association, and/or the City of Beaumont. Maintenance entity to be determined with each implementing subdivision map.
4) Landscaping within roadway rights -of -way will be the responsibility of a Landscape and Lighting Maintenance District (LLMD), Landscape Maintenance District (LMD) or the Master Property Owners' Association (MPOA).
5) In accordance with the conditions of approval for implementing projects, conceptual landscape plans for their respective landscape areas shall be submitted to the City of Beaumont Planning Department with the implementing project application for review and approval. The plans shall include details of special treatments and buffer areas between open space and developed areas where appropriate, as well as any applicable mitigation measures involving the open space areas.

CHAPTER 2 - DEVELOPMENT PLAN 2-26

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 6) Fuel Management, Brush Clearing and other Fuel Modification related to fire protection shall be prohibited within Planning Area 10, which is conserved as habitat under the MSHCP.

2.9 FIRE PROTECTION PLAN
The southern half of the BEAUMONT POINTE Specific Plan is located within the "Very High" Fire Hazard Severity Zone, with the northern half located within the "High" Fire Hazard Severity Zone. CAL FIRE has released an updated version of their fire hazard severity zone maps that, if adopted, would revise the fire hazard designation of BEAUMONT POINTE and its surroundings to all Very High rather than the current combination of Very High and High. Because of these designations, a Fire Protection Plan (FPP) has been prepared (Beaumont Pointe Specific Plan Fire Protection Plan, Dudek, May 2023) to ensure the protection of all development within BEAUMONT POINTE from fire hazards. The BEAUMONT POINTE FPP provides this protection while at the same time creating a smooth visual transition from the natural vegetation which may be located to a building's front, side, and/or rear landscapes, to the modified fuel zones beyond. Adoption of CAL FIRE's new fire hazard zone maps would not change the findings in the FPP, which was planned and prepared for Beaumont Pointe as if it was entirely within the Very High Fire Hazard Severity Zone. After being annexed into the City of Beaumont, it is possible that BEAUMONT POINTE could be re -designated as Local Responsibility Area (LRA) in a future update of CAL FIRE's hazard severity zone maps, which would mean the City of Beaumont would have the primary responsibility for the prevention and suppression of wildland fires at BEAUMONT POINTE.

Fuel modification zones within BEAUMONT POINTE are provided adjacent to open space areas where these abut development areas. Fuel modification planting shall be in accordance with the Riverside County Fire Department (RCFD) standards and requirements, and utilize appropriate plant materials and irrigation treatments. Lots within Planning Areas adjacent to open space will be developed in accordance with the FPP to provide adequate buffering and fuel modification zones consistent with RCFD standards. No Fuel Modification Zones shall be established within Planning Area 10. Fuel modification zones will be provided where the conditions outlined below exist, as per the RCFD standards.

The project Conceptual Circulation Plan (Figure 2-2) identifies a looped perimeter road system (4th Street & Industrial Way) along with a phased series of 40' wide Interim Fire Access Loop Connections, to ensure adequate fire -fighting and emergency access, during construction and operation of the site. During each phase of development, an Interim Fire Access Loop Connection will be constructed; for Phase 1, between Planning Areas 4 and 5; for Phase 2, between Planning Areas 6 and 7; for Phase 3, the permanent looped access will be completed with construction of the connection of Industrial Way with 4th Street at Planning Area 8. Upon development of each Planning Area, the Interim Access Loop Connections shall be incorporated into the parking lot design as dedicated drive aisles to allow access from 4th Street to Industrial Way.

As shown on Figure 2-10, JRT & 60 Emergency Access Road, emergency secondary access to and from the site is provided from State Highway 60 via Jack Rabbit Trail, where an emergency access gate will be installed to provide access for firefighting and for evacuation. Emergency access gates shall be installed on Jack Rabbit Trail just south of the Caltrans right-of-way upon construction of alternative temporary access to Hoy Ranch from 4th Street and installation of a temporary connection from 4th Street to Jack Rabbit Trail south of the development area of the Property. The emergency access gates shall be installed prior to the commencement of any grading or development work that disrupts the existing Jack Rabbit Trail. The emergency access gate will meet all fire code requirements including an automatic gate opener with battery backup and solar charging. There are a number of methods for providing automatic opening of the gate for first responders, fire fighters or for evacuation, including but not limited to a) controlled by an on - site entity such as property manager; b) a "bump to open" mechanism; c) an "Opticom" system that can be controlled by first responders; or d) a subscription system that allows a 24/7 security company (and CHAPTER 2 - DEVELOPMENT PLAN 2-27

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 others) to unlock the gate remotely with a cell phone. The final determination regarding the selected control mechanism will be made by the Riverside County Fire Department. The Property Owners' Association will maintain the gate and provide test confirmation to the Riverside County Fire Department on a regular schedule.

2.9.1 URBAN WILDLAND INTERFACE
For projects located within areas of "Very High" and "High" wildfire risk, measures designed to manage areas of "urban-wildland interface" are critical. In order to adequately protect structures adjacent to on - site and off -site open space areas, there must be sufficient "defensible space" between the structure and the fuel associated with the open land. A total of one -hundred feet of fuel modification treatment shall be required on all lots abutting native vegetation. In those areas where 100 feet of fuel modification zones cannot be achieved due to open space protection issues or property boundary limitation, special fire protection measures (discussed below in Section 2.9.2 (3) will be implemented to help protect the structures from wildfire, subject to the review and approval of the Riverside County Fire Department.

2.9.2 FUEL MODIFICATION ZONES
A fuel modification zone is an area of land where combustible vegetation has been removed and/or modified and partially or totally replaced with more appropriately spaced, drought -tolerant, fire resistant plants in order to provide a reasonable level of protection to structures from wildland fire. Typical landscape/fuel modification consists of a 100 -foot -wide fuel management area from the side or rear lot boundary extending outwards towards undeveloped/open space areas. Access points will be provided at the time implementing projects are submitted. Below are the descriptions and required treatments for the two (2) fuel modification zones, Fuel Modification Area (FMA) and Fuel Maintenance Zone (FMZ), within BEAUMONT POINTE Specific Plan.

1. Fuel Modification Area (FMA)— Irrigated/Paved Zone (Property Owners' Association Maintained) FMA is a 100 -foot -wide irrigated zone surrounding the building pad and is measured from the edge of the developed pad and moving outward. FMA is applicable Specific Plan -wide for every perimeter structure.

Most of the landscaped areas within Industrial and General Commercial Planning Areas meet FMA standards. All highly flammable native vegetation, as listed in Table 4-2, Prohibited Plant Species, shall be removed except for species approved by the Riverside County Fire Department. FMA is planted with drought -tolerant, less flammable plants, subject to Riverside County Fire Department approval. A permanent, automatic irrigation system shall be installed in FMA to maintain hydrated plants. Landscaping in this zone shall be in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

2. Fuel Maintenance Zone (FMZ) — (Property Owners' Association Maintained) FMZ reduces the fuel load of a wildland area adjacent to the FMA, and thereby, reduces heat and ember production from wildland fires, slows fire spread, and reduces fire intensity. FMZ consists of thinning treatment and removal of plants to ensure that areas in this zone are free of any dead and dying combustible vegetation and is measured from the end of FMA's limits extending outwards 20 feet. Some areas within this zone may have irrigated vegetation on manufactured slopes, others may have native vegetation. Landscaping in this zone shall be in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

CHAPTER 2 - DEVELOPMENT PLAN 12-28

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

3. Special Fire Protection Features
Special Fire Protection Features may be required for a few buildings located within Industrial and General Commercial Planning Areas because they do not meet the minimum 100 -foot fuel treatment setback. These Special Fire Protection Features will be based on worst case scenarios (slope, wind, native vegetation, fuel moisture, humidity, etc.) and fire fuel modeling. Any building that is located less than 100 feet of setback may, subject to review and approval by the RCFD as part of the Plot Plan review process, include one or more of the following or similar Special Fire Protection Features which provide a functional safety equivalency of a 100 -foot -wide fuel treatment setback: one -hour rated construction (or greater rating), limitations on window and/or door openings, increased width of required irrigated landscaping, exterior fire sprinklers, or additional ignition resistant construction requirements.

2.9.3 FIRE PROTECTION PLAN IMPROVEMENT STANDARDS
1) The Riverside County Fire Department shall review and approve the final Fire Protection Plan for all implementing projects.
2) Once the Fire Protection Plan is implemented, the Fuel Modification Area and the Fuel Maintenance Zones shall be maintained in a manner consistent with the Plan by the Property Owners' Association. 3) The Specific Plan's Plant Palette, as listed in Table 4-1, Plant Palette, shall be approved by the RCFD. 4) Any landscaping provided within parkways and slopes adjacent to native habitat within natural open space areas shall conform to the landscaping prohibitions outlined in Table 4-1, Plant Palette andTable 4-2, Prohibited Plant Species.
5) Vegetation management of the Fuel Modification Area and Fuel Maintenance Zone (i.e. assessment of condition and removal of dead and dying and undesirable species), as well as thinning as necessary to maintain specified plant spacing and fuel densities, shall be completed annually by May 1 of each year and more often as needed for fire safety, as determined by the Riverside County Fire Department during the interim period where Fuel Modification Area and Fuel Maintenance Zone is maintained on - or off -site.
6) Vegetation management will also be implemented as an interim Fuel Modification Area and Fuel Maintenance Zone throughout the construction for each structure as there may be a period as long as one or more years where developing areas of the Specific Plan are exposed on multiple sides to wildland fuels.
7) Fuel Management, Brush Clearing and other Fuel Modification related to fire protection shall be prohibited within Planning Area 10, which is conserved as habitat under the MSHCP. 8) An emergency access route from Jack Rabbit Trail to State Route 60 shall be constructed (24 -feet of paving on a 25 -feet curb to curb roadway) to provide emergency access into and out of the site, consistent with the configuration shown in Figure 2-10, JRT and Hwy 60 Emergency Access. 9) The Specific Plan's Fire Protection Plan is conceptual and is subject to detailed engineering review and approval by the City Engineer and may be modified as needed to address regulatory standards and obtain City Approvals.

CHAPTER 2 - DEVELOPMENT PLAN 12-29

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
ELEV 24811
PA 9
VARIES
2:1 SLOPE
I
1 I
1 1
I

BUILDINGS
LEGEND
Fuel Modification
Fuel Modification Area - Irrigated/Paved Zone (100 feet wide) Fuel Maintenance Zone (20 feet wide)
• Interim Fire Access Loop Connection
Fuel Maintenance Zone
Fuel Modification Area
{ 20 100'
ELEV 24001
R/W
78'
4TH STREET
Fuel Management Section — Upslope Condition • LANDSCAPE PARKWAY VARIES
2:1 SLOPE
Fuel Maintenance Zone
20 42'

DRIVE AISLE
R/W
PARCEL 1
Fuel Modification Area
100'
VARIES

PLANTER
128'

PARKING LOT
• LANDSCAPE PARKWAY Fuel Management Section - Downslope Condition 0 Project Boundary
Building
Pad
( j Landscape
Manufactured Slope
Woter Quality
• Roadway/Park
Hardscape
Open Space
a
Basin
ing

VICINITY MAP
Alt
Source(s): Dudek (09-29-2022)
CrliordEMI:=
Figure 2-9
Conceptual Fuel Modification Plan
CHAPTER 2 - Development Plan 1 2-30

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
HIGHWAY 60
Nwv so e OFF 'TAMP
•
ENTERTAINMENT_ _
.,ng (03.31-3022)
Rg
GATE POST (6*)

HINGE (BI-DIRECTIONAL SWIG)
TYPE 111

REFLECTIVE
T
34* 3a",
20' MN
10'

WESTERLY EASTERLY
R/W 24' R/W
Drivable
FINISHED ROUGH 25' i

GRADED PAD
'

12.5' , 12.5
6" CURB I 6• CURB
Emergency Access Road
Gate Detail
PPE RAIL (2-3/8•)

PIPE BRACING

ROAD SURFACE
10'
LOCKNG LATCH (MIN 7/16' LATCH HOLE)
WTH KNOX PADLOCK MODEL 3770 TYPE AI
PPE RAIL (2-3/8•) REFLECTIVE
*NO PARKING
FIRE LANE* SIGN
(WTI1 ARROWS)

PIPE BRACING
NOTES:
20• MN

1. ALL MATERIALS SHALL BE SCHEDULE 40, GALVANIZED STEEL PIPE.

2. PROTECTIVE FINISH SHALL BE HOT -DIPPED, GALVANIZED GRAY.

3. CONTRACTOR TO INSTALL NO PARKING, FIRE LANE SIGN CN EACH 90E OF GATE MEETING THE REQURE1r1ENTS OF OFC D103.6 AS AMENDED 8Y CITY OF IILLSBORO HAW 11.28.010.

4. CONTRACTOR 10 INSTALL TYPE III REFLECTIVE STRIPING ON BOTH SCES OF GATE. STRIPING SHALL BE ALTERNATING RED/WHITE STRPES, 6• WIDE & AT 45' ANGLE.

5. CONCRETE SHALL BE 3,000 P9.

6. COORDINATE INSTALLATION OF KNOX PADLOCK WITH CITY OF HILLSBORO FRE DEPARTMENT. 461k
•

WATER QUALITY BASIN BOTTOM
GATE POST (6•)
HINGE (81-DRECTICNAL SWNG)
Figure 2-10
JRT & 60 Emergency Access Road
CHAPTER 2 - Development Plan 1 2-31

CHAPTER THREE establishes the
General Development Criteria,
Permitted, Conditional, and
Ancillary Uses, Development
Standards, and Planning Area
Standards in BEAUMONT
POINTE.

3.1 GENERAL DEVELOPMENT CRITERIA

3.2 PERMITTED, CONDITIONAL, AND ANCILLARY USES

3.3 GENERAL COMMERCIAL DEVELOPMENT STANDARDS

3.4 INDUSTRIAL DEVELOPMENT STANDARDS

3.5 PLANNING AREA STANDARDS

3.6 ENERGY EFFICIENCY DEVELOPMENT CRITERIA

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 3 DEVELOPMENT STANDARDS
Chapter 2 established the infrastructure improvement standards for the Specific Plan. Chapter 3 establishes the Implementation Regulations for each Planning Area in the BEAUMONT POINTE Specific Plan, and consists of the General Development Criteria, Permitted and Conditionally Permitted Uses, Development Standards, and Planning Area Standards provided in this Chapter. The Implementation Regulations provided herein work in concert with the architecture and landscape design guidelines set forth in Chapter 4, Design Guidelines, to achieve the desired vision for BEAUMONT POINTE. This chapter shall apply to all Subdivision Maps, Plot Plans, Conditional Use Permits, and any other action requiring approval for implementation of the BEAUMONT POINTE Specific Plan.

Planning Areas within the BEAUMONT POINTE Specific Plan were formed on the basis of logical separate areas of land use and development to ensure that development of the Industrial, General Commercial, and Open Space areas are consistent with the quality of development and vision of City of Beaumont for the BEAUMONT POINTE Specific Plan.

Section 3.1 provides General Development Criteria for the entire Specific Plan area to ensure the orderly and sensitive development of the BEAUMONT POINTE SPECIFIC PLAN. Table 3-1 within this section provides a list of Permitted, Conditionally Permitted, Ancillary, and Prohibited Uses that establish and support the purpose, intent, and standards of the General Commercial and Industrial Land Use Designations. The Development Standards presented in this section (Tables 3-2 and Table 3-3) identify the criteria for the development of the General Commercial and Industrial Planning Areas, respectively. The Planning Area Standards for each Planning Area reference the relevant Figures, including Figures that depict desired architecture and landscaping elements contained throughout this Specific Plan. The Planning Area Figures (Figures 3-1 through 3-4) presented in this section are derived from the Specific Plan Land Use Plan for BEAUMONT POINTE and are illustrated in Figure 2-1, Conceptual Land Use Plan.

Whenever the Implementation Regulations contained herein differ from those contained in the City's Zoning Ordinance, the provisions of this Specific Plan shall take precedence. Permitted, Conditionally Permitted, and Ancillary Uses provided in this Specific Plan shall take precedence over the uses identified in the City's Zoning Ordinance. Any standard, condition, or situation not specifically addressed either by the Implementation Regulations herein, shall be subject to the applicable requirements of the City of Beaumont.

For additional information and specifications on the implementation of development within the BEAUMONT POINTE Specific Plan see Chapter 5, Implementation Plan.

3.1 GENERAL DEVELOPMENT CRITERIA
To ensure the orderly and sensitive development of the BEAUMONT POINTE SPECIFIC PLAN area, the following General Development Criteria apply to the entire Specific Plan area and augment the Development CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-1

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 Standards and Planning Area Standards provided elsewhere in Chapter 3. The Specific Plan -wide General Development Criteria are as follows:

1. The BEAUMONT POINTE SPECIFIC PLAN shall be developed as an employment and retail entertainment center containing Industrial, General Commercial, Open Space, and Open Space - Conservation land uses on approximately 539.9 acres, as illustrated on Figure 2-1, Conceptual Land Use Plan.

2. The BEAUMONT POINTE SPECIFIC PLAN shall be developed with a Maximum Building Square Footage of 5,331,000 square feet including up to 246,000 of General Commercial uses, a 125 -room limited -service hotel (approximately 90,000 square feet) and up to 4,995,000 square feet of Industrial development.

3. The City of Beaumont Planning Department shall prepare and maintain a Development Intensity Table which identifies each approved implementing project by Planning Area along with the approved building square footage, so that a running total of the approved square footage is monitored to assure that the maximum square footage permitted by the Specific Plan document (in the Industrial or General Commercial) is not exceeded.

4. No development is permitted within Planning Area 10, which is reserved as Conservation Open Space and is intended to be conveyed to the Multiple Species Habitat Conservation Plan.

5. Prior to issuance of a building permit for construction of any new use contemplated by this Specific Plan approval, the applicant shall first obtain clearance from the Planning Department verifying that all pertinent conditions of this Specific Plan approval have been satisfied for the phase of development in question.

6. A review in compliance with the California Environmental Quality Act (CEQA) shall be conducted to determine potential environmental impacts resulting from each discretionary land use application required to implement this Specific Plan, unless such proposal is determined by the Community Development Director to be consistent with the project EIR (ENV2019-0008) and does not require subsequent environmental review, or is exempt from the provisions of CEQA, pursuant to Section 5.2.6, Environmental Review. Any required CEQA review shall be prepared as part of the review process for implementing project.

7. Lots or parcels created within the Specific Plan area pursuant to any concurrent or subsequent tentative subdivision map(s) shall be in conformance with the Implementation Regulations of the Specific Plan herein applied to the property, or as modified pursuant to Chapter 5, Implementation Plan.

8. For the security and safety of future employees and visitors, the applicant and/or developer shall incorporate the following design concepts within each individual Plot Plan or Conditional Use Permit, or as approved by the Community Development Director:
a. Circulation for pedestrians, vehicles, police patrols and fire protection. b. Lighting of streets, parking areas, and walkways.
c. Visibility of doors and windows from the street and between buildings, where practical. d. Fencing heights and materials.

9. All lighting shall be consistent with the City of Beaumont's Outdoor Lighting Ordinance (Chapter 8.50 of the City of Beaumont Municipal Code — Outdoor Lighting) and its provisions.

10. A Sign Program for the BEAUMONT POINTE Specific Plan shall be prepared and approved by the City of Beaumont prior the issuance of occupancy permits of new structures or facilities. The BEAUMONT POINTE Sign Program shall provide adequate and appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-2

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

11. Common areas identified in the Specific Plan are intended to be owned and maintained pursuant to Table 5-1, Maintenance Responsibilities, as described below:
a. One or more permanent master maintenance organizations shall be established for the Specific Plan area, such as a Master Property Owners Association, Property Owners Association, and/or Sub -Association, to assume ownership and/or maintenance responsibility for all common space, private circulation systems, common parking lots, pedestrian paths, and other landscaped areas. Such a maintenance organization(s) may be public or private, or a combination of public and private. b. The maintenance organizations shall be established concurrent with approval of the first Plot Plan or Conditional Use Permit. The ownership and maintenance responsibility shall be identified for each common area at the time Plot Plans or Conditional Use Permits are filed.

12. Structures shall be constructed to comply with California Energy Commission Title 24, Energy Efficiency Standards for Non -Residential Construction in place at the time Building Permits are issued.

13. In accordance with the California Solid Waste Reuse and Recycling Access Act of 1991, Cal Pub Resources Code §42911, adequate areas for collecting and loading recyclable materials shall be provided.
a. Separate recycling bins and large external recycling collection bins at a central location shall be provided for collection trash pick-up.

14. Please refer to Section 3.6 for Energy Efficiency Development Criteria.

3.2 PERMITTED, CONDITIONAL, AND ANCILLARY USES
Land within the BEAUMONT POINTE Specific Plan and structures/facilities therein may be developed, divided, and/or used for those activities listed in Table 3-1, Permitted Uses. Table 3-1 lists the Permitted, Conditionally Permitted, Ancillary and Prohibited land uses for each land use district established by this Specific Plan (Industrial and General Commercial).

The symbols shown in Table 3-1 have the following meanings:
➢ "P" means the land use is Permitted by right in the specified Land Use Designation, subject to the Development Standards applicable to that Land Use Designation. ➢ "C" means the land use is Conditionally Permitted, subject to the filing of a Conditional Use Permit Application in accordance with the requirements of the City Zoning Ordinance and must be approved by the City of Beaumont before the use can be established within a particular Land Use Designation.
➢ "A" means the land use is Permitted by right in the specified Land Use Designation, only when the use is Ancillary to (in support of) the main Permitted or Conditionally Permitted use of the property. ➢ "N" means the land use is Not Permitted within that Land Use Designation.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-3

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
TABLE 3-1

PERMITTED USES
USE LEGEND: P=PERMITTED
I C=CONDITIONAL
General
Commercial
(Planning Areas
1 & 2)
P
USE I A=ANCILLARY
Industrial
(Planning Areas
3, 4, 5, 6, 7, & 8)
I N=NOT PERMITTED
Use
Notes
Administrative/Professional Services
Administrative/Professional Offices
P
Advertising Agencies
P
P
Architectural/Engineering/Design Services
P
P
Attorney/Legal Services
P
P
Business Management Services
P
P
Government Offices
P
P
Agricultural Uses
Commercial Growing Establishments
N
N
Kennels (all Classes)
N
C
Alcohol Service and Sales
Restaurants with Alcoholic Beverage Sales
P
N
Less than 10,000 sf in size
Restaurants with Alcoholic Beverage Sales
C
N
Greater than 10,000 sf in size
Automotive Services
Automobile, Motorcycle, and Marine Craft
Sales (New and Used)
N
C
Automobile Parking Facilities
N
P
Off -site storage of automobiles not
ancillary to an on -site use
Automobile Rental Agencies
N
P
Automobile and/or Truck Repair Facilities
with or without eight (8) or fewer fueling
stations
N
A
Limited to basic maintenance such as tire
repairs, oil changes, and other minor non -
engine vehicle maintenance
Automobile Towing and/or Wrecking
Facilities
N
C
Body and Paint Shops
N
C
Car Wash
C
A
Gas/Service Stations
N
N
Limousine Services
N
P
Recharging Stations
P
P
Any number of electric vehicle recharging
and payment kiosks.

Towing Services With Indoor Vehicle Service
N
C
Towing Services With Outdoor Vehicle
Storage
N
C
Truck/Trailer Storage
N
C
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-4

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
USE LEGEND: P=PERMITTED
I C=CONDITIONAL USE I A=ANCILLARY
General Industrial
Commercial (Planning Areas
(Planning Areas 3, 4, 5, 6, 7, & 8)
1 & 2)
N P
I N=NOT PERMITTED
Use
Notes
Truck/Trailer Rentals
Communications Facilities
Wireless Telecommunication Facility —
Stealth (camouflaged)
C
C
Wireless Telecommunication Facility —Non-
Stealth
N
N
Radio and Television Broadcasting Studios
N
P
Recording and Sound Studios
N
P
Satellite Dishes (Non -Private)
C
P
Satellite Dishes (Private Use)
C
P
Ham Radio Antennae (Private Use)
N
P
Daycare Facilities
Commercial Day Care Facilities
P
A
Educational Establishments
Tutoring & Testing
P
C
Vocational and Trade Schools
P
C
Food and Beverage Sales
Ancillary Retail Food and Beverage (No
Alcohol)
P
P
Sale of products/food/beverages as part
of the operation of any commercial or
recreation establishment.

Bakeries
P
P
Bakeries whose primary business is the
retail sale of products baked on -site.

Large Commercial Bakeries
N
P
Bakeries whose primary business is the
wholesale sale and distribution of
products baked on -site. Retail Sales on -
site would be ancillary to the primary
wholesale business
Catering Establishments
P
P
Convenience Markets
P (No Alcohol)
C (with Alcohol)
N
Retail business which has a wide range of
products for sale with the majority of
inventory in food products including
prepackaged or quick -prepare food
products for consumption on site.

General Merchandise and Trade
Antique Sales
P
A
Appliance Sales
N
C
Art Galleries and Supplies
P
N
Books and Magazines
P
N
Building Materials
N
P
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-5

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
USE LEGEND: P=PERMITTED
Use
I C=CONDITIONAL
General
Commercial
(Planning Areas
1 & 2)
N
USE I A=ANCILLARY
Industrial
(Planning Areas
3, 4, 5, 6, 7, & 8)
C
I N=NOT PERMITTED
Notes
Building Materials with outdoor
sales/storage
Camera and Photographic Supplies
P
N
Candy Stores
P
N
Cigar/Cigarette Shops
C
N
Electronic Equipment Sales
P
C
Equipment Sales and Rentals
N
P
Freight Forwarding Services
N
P
Location where truckloads of freight are
unloaded, broken down into small loads
and re -loaded for distribution. Or a
location where such activity is managed.

Gifts, Crafts, and Novelties
P
N
Hobby, Toy, and Game Stores
P
N
Indoor Swap Meets
C
N
Building under single ownership where a
variety of retail businesses have
permanent, semi -permanent, or
temporary sales stalls or spaces in which
they execute retail sales.

Jewelry Sales and Repair
P
N
Leather Goods
P
N
Office Equipment, Furniture, and Supplies
N
C
Records, Tapes, and Videos
P
N
Retail, Other Specialty
P
N
Sporting Goods and Equipment
P
P
Surplus Stores
P
C
Variety Stores
P (No Alcohol)
C (with Alcohol)
N
Retail business which has a wide range of
products for sale with inventory focused
on non-food goods including but not
limited to clothing, toys, books, hardware,
cleaning supplies. May include
prepackaged or quick -prepare food
products.

Wholesale Establishments
N
C
Lodging
Bed and Breakfast Facilities
P
N
Emergency Shelters
N
C
Hotels and Motels
P
N
Restaurants, Bakeries, and Bars within Hotel
A
N
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-6

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
USE LEGEND: P=PERMITTED
I C=CONDITIONAL
General
Commercial
(Planning Areas
1 & 2)
P
USE I A=ANCILLARY
Industrial
(Planning Areas
3, 4, 5, 6, 7, & 8)
I N=NOT PERMITTED
Use
Notes
Residence Inns
N Extended stay transient occupancy use
with limited kitchen facilities.

Manufacturing and Industrial
Apparel/Textile Products
N
P
Assembly Plants
N
P
Bottling Plants
N
P
Bulk Postal Service Facilities,
Shipping/parcel delivery hub, or sorting
center
N
P
Chemicals and Pharmaceuticals
N
C
Chemical rooms are permitted (P) as an
ancillary use to any conditionally
permitted (C) primary use.

Contract Construction Services
N
P
Wholly enclosed within the building.

Data Services
N
P
Exterminating Services
N
C
Feed and Fuel Yards
N
C
Food and Kindred Products
N
P
Furniture
N
P
Lumber/Wood Products
N
P
Heavy Manufacturing (with significant
impacts to wastewater treatment, parking,
etc.)
N
C
Moving and Storage Establishments
N
C
Metal Salvage Yards (fully enclosed)
N
C
Paper Products — Distribution Only
N
P
Petroleum -Related Materials
N
C
Primary Metal Industries (Electroplating)
N
C
Printing/Publishing
N
P
Professional/Scientific/Electronic Products
N
P
Research Services and Laboratories
N
P
Retail Sales of Products Manufactured or
Stored On -Site
N
P
Sandblasting and Beadblasting
N
C
Taxidermy
N
C
Personal Services
Barbers and Beauty Parlors
P
N
Commercial Pet Grooming Services
P
C
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-7

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
USE LEGEND: P=PERMITTED
I C=CONDITIONAL
General
Commercial
(Planning 2Areas
USE I A=ANCILLARY
Industrial
(Planning Areas
3, 4, 5, b, 7, 8,8)
C
I N=NOT PERMITTED
Use
Notes
Laundries, Laundromats
N
Massage Establishment
C N
Photocopying and Photo Developing
Services
N
P
Photography Studios
P
N
Tattoo/Body Piercing Services
C
N
Public and Quasi -Public Uses
Community Recreation Centers
P
N
Cultural Facilities
C
N
Libraries
C
N
Museums
C
N
Parks
P
N
Public Safety Facilities
P
P
Senior Citizen Activity Centers
P
N
Recreation and Entertainment
Amusement Parks
C
N
Athletic Fields
P
N
Batting Cages
P
N
Billiard and Pool Halls
P
N
Bowling Alleys
P
N
Commercial Athletic Facility
P
N
Dance Studios
P
N
Golf Driving Ranges
C
N
Health Clubs and Gymnasiums
P
P
Miniature Golf Courses
P
N
Off -Road Mini -Bike and Motor -cross
Courses
C
N
Public Auditorium/Auditoriums
P
N
Rock Climbing Walls
P
N
Shooting Range (Indoor)
C
C
Skating Rinks
P
P
Video Arcades
P
N
Recycling
Collection Facilities
N
C
Conducted fully within building.

Processing Facilities
N
C
Conducted fully within building.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-8

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
USE LEGEND: P=PERMITTED I C=CONDITIONAL USE I A=ANCILLARY I N=NOT PERMITTED General Industrial
Use Commercial (Planning Areas
(Planning Areas 3, 4, 5, 6, 7, & 8)
1 & 2) Notes
Religious Institutions
Churches
C C
Monasteries, Convents, or Similar Religious
Use
C
C
Repair Services
Electrical and Household Appliances Repair
N
P
Furniture Refinishing
N
P
Furniture Reupholstering
N
P
Machine Shops
N
P
Welding Shops
N
P
Restaurant
Delicatessens, Cafes, and Refreshment
Stands
P (No Alcohol)
C (with Alcohol)
A
Bakery Shops
P
A
Fast -Food Restaurants —Without Drive-Thru
P
N
Fast -Food Restaurants —With Drive-Thru
C
N
Sit -Down Restaurants
P
N
Sit Down Restaurant with live Entertainment
C
N
Restaurant, serving alcohol
C
N
Less than 10,000 sf in size
Restaurant, serving alcohol
C
N
Greater than 10,000 sf in size
Service Organizations
Philanthropic and Charitable Institutions
N
C
Service Organizations
N
C
Temporary Uses
Street/Craft Fairs and Farmers' Markets
C
N
Christmas Tree/Pumpkin Lots, and Similar,
Not Exceeding 90 Days
P
P
Outdoor Displays
C
C
Parking Lot Sales
P
P
Amusement Enterprises/Recreational
Activity Centers
C
C
Transportation Facilities
Bus Passenger Terminals
N
C
Charter Bus Companies
N
C
Motor Vehicle Transportation (Taxi/Shuttle)
N
C
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-9

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
USE LEGEND: P=PERMITTED
I C=CONDITIONAL
General
Commercial
(Planning Areas
1 & 2)
N
USE I A=ANCILLARY
Industrial
(Planning Areas
3, 4, 5, 6, 7, & 8)
C
I N=NOT PERMITTED
Use
Notes
Truck Stops, Storage Yards and Terminals
Utilities
Public Utility/Service Structures
P
P
Utility Company Offices
P
P
Public Storage Facilities
N
P
Additional Uses Not Listed in City's Ordinance
Linen and Uniform Supply
N
P
Distribution warehouses, general
warehouses, and e -commerce fulfillment
centers, for dry goods
N
P
Distribution warehouses, general
warehouses, and e -commerce fulfillment
centers for chilled, cooled, or frozen goods
N
P
Industrial Robotics Manufacturing and
Assembly
N
P
Data processing centers and data storage
services
N
P
Such as computer server centers. Excludes
employee -intensive call centers.

Computer and electronic parts
manufacturing and assembly
N
P
Machinery manufacture
N
P
Day/health spa
P
N
Showroom (with Primary Use)
A
A
Indoor Go Kart Racing Tracks
P
P
Indoor Trampoline Parks and/or Indoor
Obstacle Courses
P
P
Indoor, Man-made Surf and Wave
Recreation
P
P
Electronic (Internet) Shopping and Auctions,
and Mail Order Houses
P
P
Includes direct business to consumer
internet retail sales, auction houses,
and/or mail order retail sales.

Recreational Uses within fully enclosed
building with ancillary outdoor activities.

P
P
Notes:

1. There are no permitted uses in Planning Area 10.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-10

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

3.3 GENERAL COMMERCIAL DEVELOPMENT STANDARDS
The Development Standards identified below establish the criteria that shall apply to Planning Areas 1 and 2 (THE EXPERIENCE AT BEAUMONT POINTE) which are designated General Commercial within BEAUMONT POINTE. The Maximum Building Square Footage for Planning Areas 1 and 2 is a total of 246,000 square feet of General Commercial Maximum Building Square Footage plus a 125 -room limited -service hotel (approximately 90,000 square feet) at a maximum Floor Area Ratio (FAR) of 0.75. The approximately 90,000 square feet of hotel use is not counted as part of the General Commercial's 246,000 Maximum Building Square Footage due to the manner in which Traffic Reports analyze hotels, which is based on the number of rooms, not facility square footage. Additional design criteria for this Planning Area can be found in Chapter 4, Design Guidelines.

TABLE 3-2

DEVELOPMENT STANDARDS - GENERAL COMMERCIAL
Site Requirements
Minimum Lot Area
N/A
Minimum Average Lot Width
N/A
Maximum Floor Area Ratio (F.A.R.)1

0.75 F.A.R.

Minimum Landscape Coverage2
(Calculation of Landscape Coverage shall include
slope banks, parking islands, enriched paving,
landscaped portions of basins, and plantings (trees,
shrubs, groundcovers, vines) and may include
walkways, benches, trellises, thematic fencing, walls,
and related amenities.)
1502
2003
Notes:

1. The F.A.R. shall be calculated for each Planning Area or Parcel. The overall Maximum Building Square Footage for General Commercial uses within the BEAUMONT POINTE Specific Plan (246,000 s.f.) in addition to a 125 - room limited -service hotel (approximately 90,000 square feet) shall not be exceeded regardless of the F.A.R. achieved throughout the entire Specific Plan. The 90,000 square feet of hotel use is not counted as part of the General Commercial's 246,000 Maximum Building Square Footage because the project's traffic analysis for the General Commercial uses analyzes traffic based on square footage, while the traffic analysis for hotels is based on the number of rooms.

2. The Minimum Landscape Coverage calculated on a Planning Area by Planning Area and/or parcel by parcel basis.

3. Overall of the entire Specific Plan site (Planning Areas 1 through 8) at build -out. Slopes adjacent to roadways are included in calculation of Plannin• Area landsca•in• and overall landsca•in• acrea•e.

Minimum Setback Requirements (When abutting a public
(As measured from the building to the edge of the right-of-way Front, Rear, and Side
or private street)
or to the property line.)
Building Heights under 35 feet: 25' (50' if parking in front) Building Heights over 35 feet: Maximum 25'
Architectural features such as cornices, eaves,
canopies, decorative wall elements
May encroach up to 4 feet into the setback, provided
that adequate emergency access can be maintained,
subject to approval by the Riverside County Fire
Department.

Minimum Setback Requirements at Interior Side Yards
Building
(as measured from the parcel line.)
5 feet
Drive Aisle and Passenger Car and Truck Parking
5 feet
Screened Loadin• and Stora•e Yards
Minimum Drive Aisle and Parking Space Separation Requirements (as measured from the building to the drive aisle or parking Adjacent to building office element
0 feet
space)
10 feet
Adjacent to solid building wall or screen wall/fence,
and not within a screened/enclosed yard.
5 feet
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-11

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Adjacent to solid building wall or screen wall/fence,
and within a screened/enclosed ard.
0 feet
Other Development Standards
Maximum Building Height
(Measured from the building's finished floor elevation
to the highest point of the building's roof, parapet, or other architectural projection. Excluding roof-
mounted equipment and screening, such as solar
panels, which may extend up to 10 feet above the
roofline.)
60 feet
Ground and Roof -Mounted Equipment
All ground and roof mounted mechanical equipment
(except solar panels) shall be screened or obscured by
landscaping when visible from adjacent public roadways.

Signage
Signage shall be in conformance with the BEAUMONT
POINTE Sign Program.

Outside Storage
If a non -screened outdoor general retail area is
proposed, this area shall be identified on the
implementing Plot Plan or Conditional Use Permit and
shall be set back a minimum of 25 feet from the edge of the right-of-way.

3.3.1 OTHER GENERAL COMMERCIAL DEVELOPMENT STANDARDS
1) The maximum F.A.R. for General Commercial Planning Areas is 0.75 F.A.R. The overall Maximum Building Square Footage for General Commercial uses within BEAUMONT POINTE (246,000 square feet in addition to a 125 -room limited -service hotel at approximately 90,000 square feet) shall not be exceeded regardless of the F.A.R. achieved throughout the entire Specific Plan. The approximately 90,000 square feet of hotel use is not counted as part of the General Commercial's 246,000 Maximum Building Square Footage because the project's traffic analysis for the commercial site estimates traffic based on square footage, while the traffic analysis for hotels is based on the number of rooms. 2) A 15% variation in the acreage and/or development intensity (square footage) of each Planning Area is permitted without a Specific Plan Amendment or Substantial Conformance. However, acreage and/or development intensity (square footage) variations between 15.1 and 25% will require a Substantial Conformance, with variations over 25% requiring a Specific Plan Amendment. Chapter 5, Implementation Plan, identifies the mechanisms and procedures for Substantial Conformances and Specific Plan Amendments to the BEAUMONT POINTE Specific Plan. 3) Loading docks and truck parking areas shall be visually screened from 4th Street, Jack Rabbit Trail, and Entertainment Way, in conformance with the wall height restrictions and other requirements contained in the Development Standards, by the use of walls, landscaping, and/or other screening features or barriers (such as berms) or any combination thereof.
4) Parking within Planning Area 1 shall conform to Section 17.05.040 of the City of Beaumont Zoning Ordinance.
5) Within outdoor storage areas, materials or equipment shall be stored to a height no greater than fourteen feet (14'). Outdoor loading and storage areas and loading doors shall be screened from view from public streets and/or public views by concrete or masonry walls, tubular steel fencing, and/or landscaping in conformance with the wall height restrictions and requirements contained in the Development Standards. All gates shall be lockable. Walls, fencing, and/or landscaping used as screening shall be of sufficient height to screen all outdoor materials and equipment, from view of public streets. Screening walls and/or other screening features shall be a minimum eight feet (8') in height and shall not exceed fourteen feet (14') in height. A combination of walls, landscaping, and/or CHAPTER 3 - DEVELOPMENT STANDARDS 3-12

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 other screening features or barriers (such as berms) or any combination thereof may exceed fourteen feet (14') in height.
6) Ground- and roof -mounted exterior mechanical equipment, heating and ventilating, air conditioning, tanks, and other mechanical devices (except solar panels) visible from 4th Street, Jack Rabbit Trail, and Entertainment Way, shall be screened and treated with a neutral color. 7) Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets, open space, and/or adjacent properties. All exterior lighting shall comply with applicable requirements of Chapter 8.50 of the City of Beaumont Municipal Code — Outdoor Lighting.
8) If a non -screened outdoor general retail exhibit area is proposed, the exhibit area shall be identified on the implementing Plot Plan or Conditional Use Permit and shall be set back a minimum of 10 feet from the edge of the right-of-way.
9) Signage shall be in conformance with the approved BEAUMONT POINTE Sign Program and the BEAUMONT POINTE Specific Plan. The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to an approved BEAUMONT POINTE Sign Program. 10) Please refer to Section 3.6 for Energy Efficiency Development Criteria.

3.4 INDUSTRIAL DEVELOPMENT STANDARDS
iii
The Development Standards identified below establish the criteria that shall apply to the Planning Areas designated Industrial within the BEAUMONT POINTE Specific Plan (Planning Areas 3, 4, 5, 6, 7, and 8). The combined Maximum Building Square Footage for Planning Areas 3, 4, 5, 6, 7, and 8 is 4,995,000 square feet of Industrial Maximum Building Square Footage, at a maximum Floor Area Ratio (FAR) of 0.75. Additional design criteria for these Planning Areas can be found in Chapter 4, Design Guidelines.

ABLE i-i DEVELOPMENT

STANDARDS - INDUSTRIAL
Site Requirements
Minimum Lot Area
N/A
Minimum Average Lot Width
N/A
Maximum Floor Area Ratio (F.A.R.)1

0.75 F.A.R.

Minimum Landscape Coverage2
(Calculation of Landscape Coverage shall include
slope banks, parking islands, enriched paving,
landscaped portions of basins, and plantings (trees,
shrubs, groundcovers, vines) and may include
walkways, benches, trellises, thematic fencing, walls,
and related amenities.)
1502
2003
Notes:

1. The F.A.R. shall be calculated for each Planning Area or Parcel. The overall Maximum Building Square Footage for Industrial uses within BEAUMONT POINTE (4,995,000 s.f.) shall not be exceeded regardless of the F.A.R. achieved throughout the entire Specific Plan.

2. The Minimum Landscape Coverage calculated on a Planning Area by Planning Area and/or parcel by parcel basis.

3. Overall of the entire Specific Plan site (Planning Areas 1 through 8) at build -out. Slopes adjacent to roadways are included in calculation of Planning Area landsca.in• and overall acrea.e of landsca.in..

Minimum Setback Requirements (When abutting a public or private street) (As measured from the building to the edge of right-of-way or property line.) When abutting any public street — 25 feet (of which 10
Front
feet adjacent to the right-of-way shall be landscaped)
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-13

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
All other instances — 0 feet
Rear
0 feet
Side
0 feet
Architectural features such as cornices, eaves,
canopies, decorative wall elements
May encroach up to 4 feet into the setback, provided
that adequate emergency access can be maintained,
subject to approval by the Riverside County Fire
Department.

Minimum Setback Requirements at Interior Side Yards
(as measured from the parcel line.)
Building
5 feet
Drive Aisle and Passenger Car and Truck Parking
5 feet
Screened Loadin• and Stora•e Yards
Minimum Drive Aisle and Parking Space Separation Requirements (as measured from the building to the drive aisle or parking Adjacent to building office element
0 feet
space)
10 feet
Adjacent to solid building wall or screen wall/fence,
and not within a screened/enclosed yard.
5 feet
Adjacent to solid building wall or screen wall/fence,
and within a screened/enclosed ard.
0 feet
Other Development Standards
Maximum Building Height
(Measured from the building's finished floor elevation
to the highest point of the building's roof, parapet, or other architectural projection. Excluding roof -
mounted equipment and screening, such as panels,
which may extend up to 10 feet above the roofline.)
60 feet
Ground and Roof -Mounted Equipment
All ground and roof mounted mechanical equipment
(except solar panels) shall be screened or obscured by
landscaping when visible from adjacent public roadways.

Signage
Signage shall be in conformance with the BEAUMONT
POINTE Sign Program.

Outside Storage
If a non -screened outdoor general retail exhibit area is proposed, the exhibit area shall be identified on the
implementing Plot Plan or Conditional Use Permit and
shall be set back a minimum of 10 feet from the edge of the right-of-way.

3.4.1 OTHER INDUSTRIAL DEVELOPMENT STANDARDS
1) The maximum F.A.R. for Industrial Planning Areas is 0.75 F.A.R. The overall Maximum Building Square Footage for Industrial uses within Jack Rabbit Trail (4,995,000 square feet) shall not be exceeded regardless of the F.A.R. achieved throughout the entire Specific Plan. 2) A 15% variation in the acreage and/or development intensity (square footage) of each Planning Area is permitted without a Specific Plan Amendment or Substantial Conformance. However, acreage and/or development intensity (square footage) variations between 15.1 and 25% will require a Substantial Conformance, with variations over 25% requiring a Specific Plan Amendment. Chapter 5, Implementation Plan, identifies the mechanisms and procedures for Substantial Conformances and Specific Plan Amendments to the Beaumont Pointe Specific Plan. 3) Loading docks and truck parking areas shall be visually screened to the extent possible from 4th Street, Jack Rabbit Trail and Entertainment Way, in conformance with the wall height restrictions and other requirements contained in the Development Standards, by the use of walls, landscaping, and/or other screening features or barriers (such as berms) or any combination thereof.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-14

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 4) Parking shall be limited to 1/1000 square feet for the first 20,000 square feet or 1/2500 square feet for over 20,000 square feet for warehouse space, no parking requirement for office space if it is less than 10% of the warehouse, and 1 truck per every 4 dock doors for truck parking. 5) Within outdoor storage areas, materials or equipment shall be stored to a height no greater than fourteen feet (14').
a. Outdoor loading and storage areas and loading doors shall be screened, to the extent feasible in conformance with the wall height restrictions and requirements contained in the Development Standards, from view from public streets and/or public views, by concrete or masonry walls, tubular steel fencing, buildings and/or landscaping. b. All gates shall be lockable.
c. Walls, fencing, and/or landscaping used as screening shall be of sufficient height to screen all outdoor materials and equipment, tractors and trailers, and loading doors from view of public streets. Screening walls and/or other screening features shall be a minimum eight feet (8') in height and shall not exceed fourteen feet (14') in height. d. A combination of walls, landscaping, and/or other screening features or barriers (such as berms) or any combination thereof may exceed fourteen feet (14') in height. 6) Truck Terminal/Truck Storage Use:
a. An operations and truck route plan shall be submitted for review and approval as part of the conditional use permit or plot plan application as required under Beaumont Pointe Specific Plan Sections 5.2.1 Plot Plan or 5.2.3 Conditional Use Permit, as may be applicable. i. The plan shall describe the operational characteristics of the proposed use, including but not limited to, hours of operation, number of employees, types of items to be stored at the site, and property maintenance. ii . The plan shall also include physical and operational measures for preventing truck queuing, stopping, and parking on public streets.
b. The queuing of trucks on streets or elsewhere outside of facility shall be prohibited. All queuing, stacking, loading, unloading, and parking shall occur exclusively on -site. c. The operator of the storage use shall be responsible for implementing and monitoring an operations and truck route plan during all operations, including, but not limited to posting the plan and educating truck drivers on the approved routes. d. Facilities shall not store any products, goods, materials, or containers outside of any building on -site, except for trucks and trailers associated with the facility, unless such storage is permitted through the entitlement process in accordance with this chapter. e. Drivers shall not sleep or reside within any vehicle on -site overnight or for any other extended duration of time.
7) Ground- and roof -mounted exterior mechanical equipment, heating and ventilating, air conditioning, tanks, and other mechanical devices (except solar panels) visible from 4th Street and Entertainment Way, shall be screened and treated with a neutral color. 8) Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets and/or adjacent properties. All exterior lighting shall CHAPTER 3 - DEVELOPMENT STANDARDS 3-15

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 comply with applicable requirements of Chapter 8.50 of the City of Beaumont Municipal Code — Outdoor Lighting.
9) All manufacturing and processing activities shall be conducted within a wholly -enclosed building. 10) Products for sale on the premises may be displayed outdoors and unscreened. This is most appropriate for retail businesses such as manufacturing/assembly businesses that produce large items such as boats, RVs, or other similar goods.
11) If a non -screened outdoor general retail exhibit area is proposed, the exhibit area shall be identified on the implementing Plot Plan or Conditional Use Permit and shall be set back a minimum of 10 feet from the edge of the right-of-way.
12) Signage shall be in conformance with the approved Beaumont Pointe Sign Program and the Beaumont Pointe Specific Plan. The Sign Program shall be consistent with the applicable portions of the Specific Plan. The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved Beaumont Pointe Sign Program. 13) Please refer to Section 3.6 for Energy Efficiency Development Criteria. 14) Hours of Operation: Facilities within Planning Areas 3 through 8 may operate 24 hour per day, seven days per week (24/7)

3.5 PLANNING AREA STANDARDS
PLANNING AREAS 1 & 2 1 GENERAL COMMERCIAL 126.0 ACRES
a. Description
Planning Area 1 is designated for 26.0 acres and Planning Area 2 is designated for 4.2 acres of General Commercial land uses in the eastern portion of BEAUMONT POINTE and is designed as a regional draw, providing a multi -generational leisure and entertainment destination focusing on activity and wellness - based retail uses along with a 125 -room limited -service hotel, named THE EXPERIENCE AT BEAUMONT POINTE. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses.

As shown on Figure 3-1, THE EXPERIENCE AT BEAUMONT POINTE within Planning Areas 1 and 2 are located east of Jack Rabbit Trail, and west of Entertainment Way.

It is at the hotel that a tree -lined esplanade begins to take the user to the heart of THE EXPERIENCE AT BEAUMONT POINTE, serving as the organizing spine of the project, taking users from one area and activity to the next. This tree -lined promenade is punctuated by water features, outdoor living room seating areas, and shading devices.

The "Activities Park" serves as the focal point of THE EXPERIENCE AT BEAUMONT POINTE, and consists of landscaping, seating, video screen walls, and programming for wellness activities such as yoga, movies on the lawn, and "biergarten" games. The tree -lined "Promenade" takes users from the multi -story hotel at one end, through each area, past the "Activities Park", to its termination at a planned large climbing wall, with both indoor and outdoor climbing experiences. A cluster of restaurants with patio dining faces the "Activities Park" and shelter it from the parking areas. The spaces between the restaurants serve as seating areas and portals into the project from the parking area.

The retail -use buildings feature large facade openings with large doors, to allow for dynamic interaction of indoor / outdoor activities and varied uses to spill out onto the "Promenade" and park areas. Potential activity and wellness -based retail uses consist of indoor go-karting, stationary surf wave pools, indoor CHAPTER 3 - DEVELOPMENT STANDARDS 3-16

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 trampoline parks, ninja obstacle course gyms, climbing gyms, training facilities, and various athletic and wellness studios.

Planning Areas 1 and 2 provides decorative landscaping along their frontage with 4th Street, Jack Rabbit Trail, and Entertainment Way (within the R.O.W.) as a visual amenity. b. Planning Area Standards
1) Land uses within Planning Areas 1 and 2 shall comply with the Permitted, Conditionally Permitted, and Ancillary Uses for General Commercial land uses provided in Section 3.2 and shall be consistent with Table 3-1.
2) Planning Areas 1 and 2 shall comply with the Development Standards for General Commercial land uses provided in Section 3.3.
3) Primary access to Planning Areas 1 and 2 shall be provided by 4th Street, Entertainment Way, and/or Industrial Way as shown on Figure 2-2, Conceptual Circulation Plan. 4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along Jack Rabbit Trail, Entertainment Way, 4th Street, and Industrial Way as conceptually illustrated on Figure 4-4, Conceptual Jack Rabbit Trail Streetscape, Figure 4-5, Conceptual Entertainment Way Streetscape, Figure 4-6, Conceptual 4th Street Streetscape, and Figure 4-7, Conceptual Industrial Way Streetscape. 6) Walls and fencing along the exterior of Planning Areas 1 and 2 shall be provided as shown in Figure 4- 8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 1 will be established in conjunction with development of this Planning Area.
7) A landscaped transition shall be provided between Planning Areas 1 and the off -site areas located to the east and south, as conceptually illustrated in Figure 4-11, Conceptual Interface #2 — Commercial (Planning Area 1) to Off -Site (Eastern Boundary), and Figure 4-12, Conceptual Interface #3 — Commercial (Planning Area 1) to Off -Site (Southern Boundary). 8) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
9) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 3-17

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Legend
0 4
Primary Entry Monumentation (Figure 4-4)*
Secondary Project and Tenant Monumentation (Figure 4-5)* 50' Freeway Oriented Pylon Signs (Figure 4-5A)*
Jack Rabbit Trail Streetscape (Figure 4-6)
Entertainment Way Streetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
Emergency Access Road (Figure 2-10)
Interface #2 - Commercial (PA 1) to Off -Site (Eastern Boundary) (Figure 4-13)
Interface #3 - Commercial (PA 1) to Off -Site (Southern Boundary) (Figure 4-14)

GENERAL

COMMERCIAL

4.2 AC
P.A. 1

GENERAL COMMERCIAL

26.0 AC
4TH STREET
Notes:
*This exhibit identifies the conceptual locations and heights of entry monumentation and freewayoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.

GATED EMERGENCY

ACCESS ONLY
4TH STREET

PRIVATE ACCESS

TO HOYT RANCH
Source(s): ESRI, RCTLMA (2021), City of Beaumont (2004), Nearmap Imagery (2023) Composite: Proactive Engineering Consultants (2020)
0 75 150
300
Feet
Figure 3-1
Planning Areas 1 & 2
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-18

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.2 PLANNING AREA 3 I INDUSTRIAL 1 1.8 ACRES
/1
a. Description
As shown on Figure 3-2, Planning Area 3 is designated for 1.8 acres of Industrial land uses and located adjacent to 4th Street and west of Entertainment Way, and adjacent to Planning Area 4. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses. PA3 is relatively small and irregularly shaped and is not well suited for a standard commercial or industrial use. It is highly suitable for a self -storage facility.

Automobile and heavy commercial truck access to Planning Area 3 is provided via 4th Street and Entertainment Way and also may be provided by other internal roadways established during development of Planning Area 3 or Planning Area 4. Connections to private driveways and drive aisles within Planning Area 3 will be designed and provided, as needed, in conjunction with development of this Planning Area.

Planning Area 3 may provide employees and visitors with recreational amenities in proximity to the I uses.

Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures. Planning Area 3 provides decorative landscaping along its frontage with Entertainment Way and 4th Street (within the R.O.W.) as a visual amenity. b. Planning Area Standards
1) Land uses within Planning Area 3 shall comply with the Permitted, Conditionally Permitted, and Ancillary Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1. 2) Planning Area 3 shall comply with the Industrial Development Standards described in Section 3.4. 3) Primary access to Planning Area 3 shall be provided from 4th Street and Entertainment Way, as shown on Figure 2-2, Conceptual Circulation Plan.
4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along Entertainment Way and 4th Street as conceptually illustrated on Figure 4-5, Conceptual Entertainment Way Streetscape, and Figure 4-6, Conceptual 4th Street Streetscape.
6) Walls and fencing along the exterior of Planning Area 3 shall be provided as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 3 will be established in conjunction with development of this Planning Area.
7) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
8) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 3-19

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Legend
❑FP
•
0 0
Secondary Project and Tenant Monumentation (Figure 4-5)* 50' Freeway Oriented Pylon Signs (Figure 4-5A)*
Lift Station (Figure 2-6)
Entertainment Way Streetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
Interface #1 - Industrial (PA 5) to Off -Site SR -60 (Figure 4-12) Interface #4 - Industrial (PA 4) to Open Space (PA 9) (Figure 4-15) Key Map
•
..
oAK ..- - VOL"
....LEY PARKWAY
Notes:
*This exhibit identifies the conceptual locations and heights of entry monumentation and freewayoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.

Source(s): ESRI, RCTLMA (2019). City of Beaumont (2004), Nearmap Imagery (January 2023) Composite: Proactive Engineering Consultants (2020)
0 150 300 600
Feet
Figure 3-2
Planning Areas 3, 4, & 5
CHAPTER 3 - DEVELOPMENT STANDARDS! 3-20

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.3 PLANNING AREA 4 I INDUSTRIAL 167.3 ACRES
iii
a. Description
As shown on Figure 3-2, Planning Area 4 is designated for 67.3 acres of Industrial land uses and is located between 4th Street and Industrial Way, between Planning Areas 3 and 5. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses.

Automobile and heavy commercial truck access to Planning Area 4 is provided primarily via 4th Street, with Industrial Way providing secondary access. Additional access may be provided by other internal roadways established during development of the site or adjacent sites. Connections to private driveways and drive aisles within Planning Area 4 will be designed and provided, as needed, in conjunction with development of this Planning Area.

Planning Area 4 may provide employees and visitors with recreational amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures. Planning Area 4 provides decorative landscaping along its frontage with 4th Street (within the R.O.W.) and Industrial Way as a visual amenity. b. Planning Area Standards
1) Land uses within Planning Area 4 shall comply with the Permitted, Conditionally Permitted and Ancillary Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1. 2) Planning Area 4 shall comply with the Industrial Development Standards described in Section 3.4. 3) Primary access to Planning Area 4 shall be provided from 4th Street with secondary access provided by Industrial Way, as shown on Figure 2-2, Conceptual Circulation Plan. 4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along 4th Street and Industrial Way, as illustrated on Figure 4-6, Conceptual 4th Street Streetscape, and Figure 4-7, Conceptual Industrial Way Streetscape. 6) Walls and fencing along the exterior of Planning Area 4 shall be provided as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 4 will be established in conjunction with development of this Planning Area.
7) A landscaped transition shall be provided between Planning Area 4 and the Open Spaces area within Planning Area 9 located to the south, as conceptually illustrated on Figure 4-13, Conceptual Interface #4 - Industrial (Planning Area 4) to Open Space (Planning Area 9). 8) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
9) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 3-21

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.4 PLANNING AREA 5 I INDUSTRIAL 152.2 ACRES
iii
a. Description
As shown on Figure 3-2, Planning Area 5 is designated for 52.2 acres of Industrial land uses and is located between 4th Street and Industrial Way, adjacent to Planning Areas 4 and 6. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses.

Automobile and heavy commercial truck access to Planning Area 5 is provided primarily via 4th Street, with Industrial Way providing secondary access. Additional access may be provided by other internal roadways established during development of the site or adjacent sites. Connections to private driveways and drive aisles within Planning Area 5 will be designed and provided, as needed, in conjunction with development of this Planning Area.

Planning Area 5 may provide employees and visitors with recreational amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures. Planning Area 5 provides decorative landscaping along its frontage with 4th Street (within the R.O.W.) and Industrial Way as a visual amenity. A Sewer Lift Station is permitted included in Planning Area 5 as part of the Sewer Plan. b. Planning Area Standards
1) Land uses within Planning Area 5 shall comply with the Permitted, and Conditionally Permitted, and Ancillary Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1. 2) Planning Area 5 shall comply with the Industrial Development Standards described in Section 3.4. 3) Primary access to Planning Area 5 shall be provided from 4th Street with secondary access provided by Industrial Way, as shown on Figure 2-2, Conceptual Circulation Plan. 4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along 4th Street and Industrial Way, as illustrated on Figure 4-6, Conceptual 4th Street Streetscape, and Figure 4-7, Conceptual Industrial Way Streetscape. 6) Walls and fencing along the exterior of Planning Area 5 shall be provided as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 5 will be established in conjunction with development of this Planning Area.
7) A landscaped transition shall be provided between Planning Area 5 and off -site CA -60 Freeway located to the north, as conceptually illustrated on Figure 4-10, Conceptual Interface #1 - Industrial (Planning Area 5) to Off -Site CA -60 Freeway.
8) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
9) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 3-22

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.5 PLANNING AREA 6 1 INDUSTRIAL 133.6 ACRES
iii
a. Description
As shown on Figure 3-3, Planning Area 6 is designated for 33.6 acres of Industrial land uses and is located between 4th Street and Industrial Way, between Planning Areas 5 and 7. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses.

Automobile and heavy commercial truck access to Planning Area 6 is provided primarily via 4th Street, with Industrial Way providing secondary access. Additional access may be provided by other internal roadways established during development of the site or adjacent sites. Connections to private driveways and drive aisles within Planning Area 6 will be designed and provided, as needed, in conjunction with development of this Planning Area.

Planning Area 6 should provide employees and visitors with recreational amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures. Planning Area 6 provides decorative landscaping along its frontage with 4th Street (within the R.O.W.) and Industrial Way as a visual amenity. b. Planning Area Standards
1) Land uses within Planning Area 6 shall comply with the Permitted, and Conditionally Permitted, and Ancillary Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1. 2) Planning Area 6 shall comply with the Development Standards for Industrial land uses described in Section 3.4.
3) Primary access to Planning Area 6 shall be provided from 4th Street with secondary access provided by Industrial Way, as shown on Figure 2-2, Conceptual Circulation Plan. 4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along 4th Street and Industrial Way, as illustrated on Figure 4-6, Conceptual 4th Street Streetscape, and Figure 4-7, Conceptual Industrial Way Streetscape. 6) Walls and fencing along the exterior of Planning Area 6 shall be provided as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 6 will be established in conjunction with development of this Planning Area.
7) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
8) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-23

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Legend
condary Project and Tenant Monumentation (Figure 4-5)
50' Freeway Oriented Pylon Signs (Figure 4-5A)*
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
Interface #5 - Industrial (PA 8) to Open Space (PA 9) (Figure 4-16) P.A. 10
111.1 Limits of Disturbance
aR
•
41116 -
PA. 9
Limits of Disturbance
overlaps with
Property Boundary
Notes:
*This exhibit identifies the conceptual locations and heights of entry monumentation and freewayoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.

P.A. 5
Source(s). ESP!, RCTLMA (2021), City of Beaumont (2004), Nearmap Imagery (January 2023) Composite: Proactive Engineering Consultants (2020)
0 150 300 600
Feet
Figure 3-3
Planning Areas 6, 7, & 8
CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-24

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.6 PLANNING AREA 7 I INDUSTRIAL 130.2 ACRES
iii
a. Description
As shown on Figure 3-3, Planning Area 7 is designated for 30.2 acres of Industrial land uses and is located between 4th Street and Industrial Way, between Planning Areas 6 and 8. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses.

Automobile and heavy commercial truck access to Planning Area 7 is provided primarily via 4th Street, with Industrial Way providing secondary access. Additional access may be provided by other internal roadways established during development of the site or adjacent sites. Connections to private driveways and drive aisles within Planning Area 7 will be designed and provided, as needed, in conjunction with development of this Planning Area.

Planning Area 7 should provide employees and visitors with recreational amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures. Planning Area 7 provides decorative landscaping along its frontage with 4th Street (within the R.O.W.) and Industrial Way as a visual amenity. b. Planning Area Standards
1) Land uses within Planning Area 7 shall comply with the Permitted, and Conditionally Permitted, and Ancillary Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1. 2) Planning Area 7 shall comply with the Development Standards for Industrial land uses described in Section 3.4.
3) Primary access to Planning Area 7 shall be provided from 4th Street with secondary access provided by Industrial Way, as shown on Figure 2-2, Conceptual Circulation Plan. 4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along 4th Street and Industrial Way, as illustrated on Figure 4-6, Conceptual 4th Street Streetscape, and Figure 4-7, Conceptual Industrial Way Streetscape. 6) Walls and fencing along the exterior of Planning Area 7 shall be provided as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 7 will be established in conjunction with development of this Planning Area.
7) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
8) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 13-25

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.7 PLANNING AREA 8 1 INDUSTRIAL 147.5 ACRES
iii
a. Description
As shown on Figure 3-3, Planning Area 8 is designated for 47.5 acres of Industrial land uses is located west of Planning Area 7. The full list of Permitted, Conditionally Permitted, and Ancillary Uses for this Planning Area is provided in Table 3-1, Permitted Uses.

Automobile and heavy commercial truck access to Planning Area 8 is provided primarily via 4th Street, with Industrial Way providing secondary access. Additional access may be provided by other internal roadways established during development of the site or adjacent sites. Connections to private driveways and drive aisles within Planning Area 8 will be designed and provided, as needed, in conjunction with development of this Planning Area.

Planning Area 8 should provide employees and visitors with recreational amenities in proximity to the Industrial uses. Such amenities may include, but are not limited to, shared outdoor patio break areas, pedestrian walkways, seating areas, and overhead structures. b. Planning Area Standards
1) Land uses within Planning Area 8 shall comply with the Permitted, and Conditionally Permitted, and Ancillary Uses for Industrial land uses provided in Section 3.2 and shall be consistent with Table 3-1. 2) Planning Area 8 shall comply with the Development Standards for Industrial land uses described in Section 3.4.
3) Primary access to Planning Area 8 shall be provided from 4th Street with secondary access provided by Industrial Way, as shown on Figure 2-2, Conceptual Circulation Plan. 4) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses.
5) Roadway landscape treatments shall be provided along 4th Street and Industrial Way, as illustrated on Figure 4-6, Conceptual 4t" Street Streetscape, and Figure 4-7, Conceptual Industrial Way Streetscape. 6) Walls and fencing along the exterior of Planning Area 8 shall be provided as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 8 will be established in conjunction with development of this Planning Area.
7) A landscaped transition shall be provided between Planning Area 8 and the Open Space area within Planning Area 9 located to the northwest, as conceptually illustrated on Figure 4-14, Conceptual Interface #5 - Industrial (Planning Area 8) to Open Space (Planning Area 9). 8) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
9) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-26

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.8 PLANNING AREA 91 OPEN SPACE 1 124.7 ACRES
a. Description
Planning Area 9 consists of 124.7 acres designated as Open Space in the southern, western, and northern portion of the BEAUMONT POINTE Specific Plan as shown on Figure 3-4. Planning Area 9 is intended to contain a combination of landscaped manufactured slopes, fuel modification areas, Freeway Oriented Pylon Signs, Wildlife Fencing, natural open space, and an optional 1.2 MG water tank (and booster station).

As shown on Figure 3-4, Planning Area 9 is bordered by Planning Area 10 to the south, the Specific Plan boundary to the north, and forms a buffer between the development in Planning Areas 1-8 and the Conservation lands within Planning Area 10. The boundary between Planning Area 9 and Planning Area 10 is designated as the "Limits of Disturbance" on the Land Use Plan, meaning that no grading, fuel management or development activities will occur beyond the location of that line. b. Planning Area Standards
1) Development within Planning Area 9 shall be limited to grading, Freeway Oriented Pylon Signs, landscaped manufactured slopes, fuel modification areas and access roads, storm water management facilities (and access roads), Wildlife Fencing and other fencing, storm water management facilities, and optional water tank site (with booster station).
2) The grading for two roadways is anticipated in Planning Area 9:
a. A 20 -foot wide graded dirt road connecting the off -site portion of Jack Rabbit Trail to the existing off -site un-maintained County portion of Jack Rabbit Trail. b. A 20 -foot wide graded dirt road connecting the existing residence (Hoy Ranch) off -site, south of the Specific Plan.
3) The location(s) of all monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to the approved BEAUMONT POINTE Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations and design of the Freeway Oriented Pylon Signs. 4) No development shall occur beyond the Limits of Disturbance line forming the boundary between Planning Area 9 and Planning Area 10.
5) Walls and fencing along the perimeters of Planning Areas 3 through 8 may be provided as a visual and physical buffer between the Industrial Uses and Planning Area 9, as shown in Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan. The location(s) of walls/fences interior to Planning Area 9 will be established in conjunction with development of this Planning Area. 6) The final locations, design, and materials of Wildlife Fencing will be determined in consultation with and subject to approval by the Resource Agency. Such fencing may include chain link and other materials as stipulated by the Resource Agency.
7) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
8) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 3-27

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.9 PLANNING AREA 10 1 OPEN SPACE - CONSERVATION 1 152.4 ACRES a. Description
Located along the southern and western boundary of the Specific Plan, Planning Area 10 designates a total of 152.4 acres of BEAUMONT POINTE with the Open Space - Conservation Land Use Designation, as illustrated on Figure 3-4. Planning Area 10 is intended to be conveyed to the Western Riverside County Regional Conservation Authority (RCA) contributing to the MSHCP preserve within the Badlands. This area consists of deeply incised hillsides and watercourses along with the associated habitats of these landforms.

The boundary between Planning Area 9 and Planning Area 10 is designated as the "Limits of Disturbance" on the Land Use Plan. This designation means that no development will take place beyond that boundary; no development, grading or fuel management, will take place within Planning Area 10, except for an MSHCP Access Road connecting Planning Area 9 to Planning Area 10 in the northwestern portion of the site.

Planning Area 10 constitutes the southern and western boundary of the BEAUMONT POINTE Specific Plan. b. Planning Area Standards
1) No grading or development, except as may be needed for Wildlife Fencing, shall occur within Planning Area 10 to protect the habitat areas being preserved and conveyed to the RCA for inclusion in the MSCHP preserve.
2) Fuel Management, Brush Clearing and other Fuel Modification related to fire protection shall be prohibited within Planning Area 10, which is conserved as habitat under the MSHCP. 3) The final locations, design, and materials of Wildlife Fencing will be determined in consultation with and subject to approval by the Resource Agency. Such fencing may include chain link and other materials as stipulated by the Resource Agency.
4) Landscaping requirements shall not apply to Planning Area 10, which is conserved as natural habitat under the MSHCP.
5) Please refer to Section 3.1, General Development Criteria, for other applicable criteria that apply across the BEAUMONT POINTE Specific Plan.
6) Please refer to Chapter 4, Design Guidelines, for other applicable design criteria.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-28

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Limits of Disturbance
Legend
S
0 0
Secondary Project and Tenant Monumentation (Figure 4-5) 50' Freeway Oriented Pylon Signs (Figure 4-5A)*
Jack Rabbit Trail Streetscape (Figure 4-6)
Entertainment Way Streetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
Interface #1 - Industrial (PA 5) to Off -Site SR -60 (Figure 4-12) Interface #4 - Industrial (PA 4) to Open Space (PA 9) (Figure 4-15) © Interface #5 - Industrial (PA 8) to Open Space (PA 9) (Figure 4-16) Notes:
*This exhibit identifies the conceptual locations and heights of entry monumentation and freewayoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.

P.A. 9
124.7 AC
Limits of Disturbance
overlaps with
Property Boundary
P,A. 10
Limits of Disturbance
overlaps with
Property Boundary
4a�
P.A. 5
Limits of Disturbance
Connection toi
Existing Jack Rabbit Trail
ANT WA
PA. 1

GATED EMERGENCY

ACCESS ONLY

FRONTAGE ROAD
1110---- 4TH STREET

PRIVATE ACCESS

TO HOYT RANCH
Source(s): ESRI, RCTLMA (2019), City of Beaumont (2004), Nearmap Imagery (January 2023) Composite: Proactive Engineering Consultants 12020)
0 275 550 1.100
Feet
Figure 3-4
Planning Areas 9 & 10
CHAPTER 3 - DEVELOPMENT STANDARDS 3-29

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

3.6 ENERGY EFFICIENCY DEVELOPMENT CRITERIA
Development within BEAUMONT POINTE shall be Energy Efficient in conformance with the criteria from the City of Beaumont Climate Action Plan. The Developer and City of Beaumont recognize that the technological and methodological specifications in the criteria could become obsolete in the future due to advancement over time. In that event, BEAUMONT POINTE may implement new technologies and methodologies if they achieve at least as much environmental protection and do not result in new or greater significant environmental impacts than the technologies or methodologies specified in the following criteria:

1. Energy Efficient Structures
a. Office space within the warehouses shall be insulated with a minimum R-13 value in the walls and R-30 in the attic, all windows shall have a minimum 0.57 U -factor and 0.32 SHGC or greater. b. Modest Cool Roofs with CRRC Rated 0.15 aged solar reflectance, 0.75 thermal emittance, etc. shall be provided.
c. 20% of the power needs of each building shall be provided by Solar Photovoltaic panels or wind, installed on buildings or in collective arrangements.

2. Energy Efficient Heating and Cooling (HVAC)
a. Distribution loss reduction with inspection shall be provided via HERS Verified Duct Leakage or Equivalent.
b. Improved Efficiency HVAC (EER 14/78% AFUE or 8 HSPF) shall be provided. c. Office space heating within warehouses shall utilize heat pumps with ducting insulation of R-

4.2 or greater.

3. Energy Efficient Potable Water
a. Improved Efficiency Water Heater (0.675 Energy Factor) shall be provided. b. Water Efficient Showerheads (2.0 gpm) shall be provided. c. Water Efficient Toilets/Urinals (1.5 gpm) shall be provided. d. Water Efficient Faucets (1.28 gpm) shall be provided. e. Water Efficient Dishwasher (20% water savings) shall be provided.

4. Energy Efficient Appliances
a. Efficient Lights shall be provided.
b. Energy Star Commercial Refrigerators and Commercial Dishwashers shall be provided. c. Occupant sensing lighting that dims to at least 50% when unoccupied shall be installed within the interior areas of warehouses. All interior lighting shall be LED lighting with 40 lumens/watt for 15 watt or less fixtures, 50 lumens/watt for 15-40 watt fixtures, and 60 lumens/watt for all fixtures exceeding 40 watts.

5. Energy Efficient Landscaping
a. Only low water using plants shall be used.
b. Weather based irrigation control systems combined with drip irrigation (demonstrate 20% reduced water) shall be used.
c. Graywater (purple pipe) irrigation system shall be provided on site.

6. Energy Efficient Transportation
a. A Car/vanpool program with preferred parking shall be provided within BEAUMONT POINTE. b. Bike lockers and secure racks shall be provided.

CHAPTER 3 - DEVELOPMENT STANDARDS 3-30

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 c. Development shall provide reserved preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles.
d. EV charging stations shall be installed in employee garages/parking areas. e. Tenant lease agreements for the Project shall include contractual language restricting trucks and support equipment from nonessential idling longer than 3 minutes while on site in exceedance of the City of Beaumont Idling Ordinance.

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-31

4.1 PURPOSE AND INTENT

4.2 DESIGN THEME
CHAPTER FOUR establishes the
quality and character of the built
environment through the design of
architecture and landscaping for
the master -planned development
of BEAUMONT POINTE.

4.3 ARCHITECTURAL DESIGN GUIDELINES

4.4 SUPPLEMENTAL GUIDELINES FOR

INDUSTRIAL USES

4.5 SUPPLEMENTAL GUIDELINES FOR GENERAL

COMMERCIAL USES

4.6 LANDSCAPE DESIGN GUIDELINES

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 4 I DESIGN GUIDELINES

4.1 PURPOSE AND INTENT
The Design Guidelines presented in this section establish the quality and character of the built environment for the master -planned development of BEAUMONT POINTE. While the Design Guidelines provide direction, they are meant to provide a certain level of flexibility to allow creative expression during the design of implementing development projects.

The guidelines provide criteria for architecture, lighting, energy efficiency, signage, and landscape design.

BEAUMONT POINTE's visual identity will be expressed primarily through landscape, hardscape, and certain signage elements. The Architectural Design Guidelines contained herein are presented in a manner that ensures consistent architectural expression across the Specific Plan area, while allowing for flexibility in evolving modern building design.

The objectives of the Design Guidelines are:
❑ To define the thematic elements and the construction quality expected for BEAUMONT POINTE. ❑ To provide the City of Beaumont with assurance that BEAUMONT POINTE will be developed in accordance with the quality and character described within this Specific Plan. ❑ To serve as a guide to developers, builders, engineers, architects, landscape architects, and other professionals involved with implementing development within BEAUMONT POINTE, in order to achieve and maintain the desired design quality.
❑ To provide an aesthetic benchmark for the City of Beaumont in its review of future implementing projects within the Specific Plan.
❑ To provide a reference point for BEAUMONT POINTE which conveys a contemporary aesthetic theme and character, while allowing flexibility for practical application and creative expression. ❑ To encourage the implementation of energy efficiency design features that can be implemented in the site planning, design, and construction phases of the Specific Plan to minimize waste deposited at landfills, decrease energy use (particularly fossil fuel consumption), and reduce potable water consumption.
❑ To ensure that the Specific Plan implements the intent of the City of Beaumont's General Plan and applicable City Ordinances.

The Design Guidelines presented in this section apply to all development within BEAUMONT POINTE, regardless of the land use category. All photographs, illustrations, and diagrams contained in these Design Guidelines serve as visual aids to convey the overall theme, therefore exact replication of the examples provided is neither required nor anticipated. These guidelines are subject to modification and contemporary interpretation to allow for responses to unanticipated conditions, including but not limited to changes in the market, needs and desires of building users, technology advancements, and fluctuations in economic conditions. The Design Guidelines are not compulsory, but are intended instead to provide clear direction while allowing flexibility during the design of implementing development projects.

CHAPTER 4 - DESIGN GUIDELINES 1 4-2

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 Consistency with the Design Guidelines of implementing projects shall be determined by the Community Development Director pursuant to Section 5.1.3, Interpretations, of this Specific Plan.

4.2 DESIGN THEME
The BEAUMONT POINTE Specific Plan is a contemporary employment and commercial center containing General Commercial, Industrial, Open Space, and Open Space - Conservation land uses. The property's location provides the businesses located here with access to the regional transportation network, proximity to a work force, proximity to the Ports of LA and Long Beach, and visibility to passers-by traveling on the CA -60 Freeway. A cohesive design theme for BEAUMONT POINTE is created for the General Commercial and Industrial land uses to maintain design continuity throughout the Specific Plan area.

4.2.1 GENERAL COMMERCIAL DESIGN
The BEAUMONT POINTE SPECIFIC
PLAN establishes the General
Commercial designated area,
named THE EXPERIENCE AT
BEAUMONT POINTE. Envisioned as
a premier, state-of-the-art
recreation, restaurant, and
hospitality destination within the
City of Beaumont, THE

EXPERIENCE AT BEAUMONT POINTE
combines these uses within a
carefully designed and cohesive
architectural and landscape
theme.

Conceptual design theme for THE EXPERIENCE AT BEAUMONT POINTE.

The "Activities Park" serves as the focal point
of THE EXPERIENCE AT BEAUMONT POINTE, and
consists of landscaping, seating, video screen
walls, and programming for wellness activities
such as yoga, movies on the lawn, and
"biergarten" games. A tree -lined
"Promenade" is punctuated by water features,
outdoor living room seating areas, and
shading devices serves as the organizing spine
of the project, taking users from the multi -story
hotel at one end, through each area and
activity to the next, past the "Activities Park",
to its termination at a large climbing wall, that
has both indoor and outdoor climbing
experiences. A cluster of restaurants with patio dining face the "Activities Park" and shelter it from the parking areas. The spaces between the restaurants serve as seating areas and portals into the project from the parking field.

CHAPTER 4 - DESIGN GUIDELINES 1 4-3

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

4.2.2 INDUSTRIAL DESIGN
The design theme for the Industrial land uses
features a contemporary aesthetic, which provides
architectural styling with attractive detailing, steel
accents, a light earth -toned color palette, and
timeless features. Design elements are included
to reduce the visibility and intensity of the
industrial activities, including walls, landscaping,
and building design. Signs are modern, lighting is
focused and directed, landscaping is colorful and
drought- tolerant, and design features are applied
that lower energy use demands of building
operations.

4.3 ARCHITECTURAL DESIGN GUIDELINES
A cohesive architectural design for BEAUMONT POINTE is established for the General Commercial and Industrial land uses to maintain architectural continuity throughout the Specific Plan area. The Industrial architectural style of BEAUMONT POINTE emphasizes a contemporary interpretation of the traditional context, with a focus on reducing the appearance of building massing with the use of structural articulation.

Buildings are characterized by simple and distinct cubic masses with interlocking volumes of wall planes, colors, and materials to create visual appeal, aesthetically pleasing proportions and strong shadow patterns. Colors, materials, and textures can be mixed to create interest. THE EXPERIENCE AT BEAUMONT POINTE provides General Commercial uses
within a carefully designed and cohesive
architectural and landscape theme to maintain
design continuity with the Industrial design and
throughout the Specific Plan area.

The retail -use buildings feature large facade
openings with bay doors, to allow a dynamic
interaction of indoor / outdoor activities and varied
uses to spill out onto the "Promenade" and park
areas. Potential activity and wellness -based retail
uses consist of indoor go-karting, stationary surf
wave pools, indoor trampoline parks, ninja obstacle
course gyms, climbing gyms, training facilities, and
various athletic and wellness studios. The uses
provide dynamic lighting, fun wellness
supergraphics, contemporary architecture using
warm and inviting materials, and lush landscaping.

Design elements are selected to be compatible
in character, massing, and materials in order to
promote a clean and contemporary feel.

Individual creativity and identity is encouraged,
but design integrity and compatibility must be
maintained among all buildings and between
Planning Areas, to reinforce a unified image
and campus -like setting for BEAUMONT POINTE.

Conceptual design theme for the Industrial land uses within BEAUMONT POINTE.

Conceptual architectural aesthetic for BEAUMONT POINTE.

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.3.1 BUILDING FORM
Building form is one of the primary elements of architecture. Numerous design aspects, including shape, mass (size), scale, proportion, and articulation, are elements of a building's "form." Building forms are especially important for building facades that are visible along the following view corridors:
❑ Building facades in Planning Areas 1 and 2 that are visible from CA -60 Freeway, Jack Rabbit Trail, Entertainment Way, and 4th Street.
❑ Building facades in Planning Areas 3, 4, 5, 6, 7, and 8 that are visible from CA -60 Freeway, 4th Street and/or Entertainment Way.

Although provided for illustrative
purposes only, the image to the right
shows how building faces visible from
public roadways incorporate angular
changes in massing, building
materials, color, texture, and accents;
no loading docks are to be visible
from these roadways.

The following guidelines ensure that structural development is visually consistent, appealing, and inviting to the site's business owners and employees, their visitors and customers, and passing motorists. Note that building facades that orient inward to truck courts or service areas or that are not clearly visible from abutting public roads, or are not abutting publicly accessible viewing areas, are still encouraged to incorporate these Building Form guidelines.
(1) Use simple geometric shapes as the overall building form. Rectangular forms are encouraged to promote balance and visual interest. Avoid arbitrary, complicated building forms while providing variation.
(2) Long horizontal wall planes visible from a public street should include a combination of periodic changes in exterior building materials, color, decorative accents, and articulated features. (3) Modulation and variation of building masses between adjacent buildings visible from public streets is encouraged.
(4) Pedestrian entrances to buildings (with the exception of service doors and emergency exit doors) should be obvious, using changes in massing, color, and/or building materials. (5) Pedestrian and ground -level building entries intended for visitor use should be recessed or covered by architectural projections, roofs, or arcades in order to provide shade and visual relief. (6) Architectural and trim detailing on building facades shall be clean, simplistic, and not overly complicated.
(7) Materials applied to any elevations shall turn the corner of the building and continue to a logical termination point in relation to other architectural features or massing.

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

4.3.2 BUILDING MATERIALS, COLORS, AND TEXTURES
Building materials and colors play a key role in developing a clean, contemporary visual environment; therefore, the selected exterior materials, colors, and textures should complement one another throughout the BEAUMONT POINTE. Slight variations are encouraged to provide visual interest. (1)
Appropriate primary exterior building materials include concrete and similar materials, including tilt up panels. The primary materials should be accented by secondary materials including but not limited to natural or fabricated stone, fire resistant wood siding (horizontal or vertical), and metal. (2) Trim details may include metal finished in a consistent color, plaster, stone or concrete elements finished consistently with the building treatment. Use of overly extraneous "themed" detailing, like oversized or excessive foam cornice caps, foam molding and window detailing is discouraged. (3) Material changes should occur at intersecting planes, preferably at the inside corners of wall planes, or where architectural elements intersect.
(4) Primary exterior building colors should be light and earth tones. Darker or lighter contrasting earth - tone accent colors may be provided in focal point areas, such as around building entrances and near outdoor gathering spaces.
(5) Bright primary colors, garish use of color and arbitrary patterns or stripes that will clash with this color palette are discouraged, except in signage logos.
(6) Exposed downspouts, service doors and mechanical screen colors shall be the same color as the adjacent wall.

4.3.3 WINDOWS AND DOORS
The patterns of window and door openings shall correspond with the overall rhythm of the building and should be consistent in form, pattern, and color within each Planning Area. Guidelines for windows and doors within BEAUMONT POINTE are as follows:
(1) When possible, the positioning of doors and windows on individual building facades should occur in a symmetrical and repetitive pattern to create continuity.

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