Agenda packet — Beaumont City Council, April 16, 2024 (part 14 of 23)

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❑ Finding
Potential cumulative impacts of the Project related to air quality are discussed in detail in Section 4.3.7 of the DEIR. The Project would result in and cause NAAQS or CAAQS violations due to exceedance of regional thresholds for which the regional is in nonattainment for ozone and particulate matter. The Project would require a General Plan Amendment. Furthermore, the Project would exceed applicable regional thresholds for VOC, NOx, CO, PM10, and PM2.5, on a project- and cumulative level, see section 5.1.2, above. As such, the Project is considered to be inconsistent with the AQMP and a significant impact would occur. The Project is required to comply with Mitigation Measures MM 4.3- 1 through 4.3-17, which would reduce impacts to the extent feasible. The implementation of mitigation measures, the Project's emissions -reducing design features and operational programs are consistent with and support overarching AQMP air pollution reduction strategies. Project support of these strategies would globally promote timely attainment of AQMP air quality standards and would bring the Project into conformance with the AQMP to the extent feasible. However, impacts would remain significant and unavoidable. The City finds that the above mitigation measures are feasible, are adopted, and will reduce air quality impacts attributable to the proposed Project.

Several mitigation measures were recommended by commenters on the DEIR. These measures were evaluated in the FEIR and were: 1) already required through regulatory requirements, project design features, or mitigation; 2) added as mitigation and included, herein; or 3) determined to be infeasible.

For example, due to the reasons described under Section 5.1.1 "Substantial Evidence" above, the requirement that all heavy-duty vehicles must be zero emission was found to be economically and technologically infeasible because they are not commercially available for the foreseeable future.

Additionally, regulations that control heavy-duty truck emissions are the responsibility of the State and outside of the responsibility and control of the City. Therefore, pursuant to Section 21081(a)(3) of the California Public Resources Code, control of tailpipe emissions are within the responsibility and jurisdiction of another public agency and have been adopted by that other agency. See FEIR, Response to Comments B-34 through B-63 and D-4 through D-29.

Pursuant to Section 21081(a)(3) of the California Public Resources Code, as described below, the City has determined that specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or alternatives identified in the EIR. ❑ Substantial Evidence
The cumulative study area for air quality includes the City and the SCAB. The SCAB is designated as a nonattainment area for State standards of 03, PM10, and PM2.5. The region is also designated as a nonattainment area for federal standards of 03 and PM2.5. Cumulative growth in population, vehicle use, and industrial activity could inhibit efforts to improve regional air quality and attain the ambient air quality standards. Thus, with exception of odors, the setting for this cumulative analysis consists of the SCAB and associated growth and development anticipated in the air basin. For the issue of odors, the cumulative study area includes the Project site and lands in close proximity to the Project site, as odors diminish rapidly with distance from the source.

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According to South Coast AQMD, projects that exceed the project -specific significance thresholds are considered by the South Coast AQMD to be cumulatively considerable. Conversely, projects that do not exceed the project -specific thresholds are generally not considered to be cumulatively significant.

The Project would exceed the Project -specific regional significance thresholds for VOC, NOx, CO, PM10, and PM2.5 emissions. Therefore, impacts with regard to those thresholds would be cumulatively considerable.

As shown in DEIR Table 4.3-6, Maximum Daily Peak Construction Emission Summary, construction activities associated with the Project would exceed the significance results established by the South Coast AQMD for VOC and NOx. However, as discussed above, with the implementation of Mitigation Measure MM 4.3-1, Project construction -source emissions of VOCs would be reduced to less than significant levels and NOx would remain significant and unavoidable. Accordingly, impacts associated with Project -related construction emissions for NOx would be significant and cumulatively considerable.

As shown in DEIR Table 4.3-7, Summary of Peak Operation Emissions, Project operation -source emissions would exceed the South Coast AQMD regional thresholds of significance for emissions of VOC, NOx, PM10, and PM2.5. Therefore, impacts associated with Project -related operational emissions would be significant and cumulatively considerable. (DEIR pp. 4.3-49 to 4.3-50) As discussed in Sections 5.1.1 and 5.1.2, the Project would implement development -specific air quality mitigation measures (Mitigation Measures MM 4.3-1 through 4.3-17), to reduce the Project's construction -source and operational -source air pollutant emissions. Additionally, incorporation of contemporary energy -efficient technologies and operational programs, and compliance with South Coast AQMD emissions reductions and control requirements would reduce Project air pollutant emissions. However, with implementation of all feasible mitigation measures, Project's emissions - reducing design features, and operational programs, impacts would remain significant and unavoidable. (DEIR pp. 4.3-50 to 4.3-54)

5.2 GREENHOUSE GAS EMISSIONS

5.2.1 PROJECT DESIGN FEATURES
The Project includes the following Project Design Features (PDFs) that serve to reduce the Project's Greenhouse Gas (GHG) impacts. The PDFs will be included in the Project's Mitigation Monitoring and Reporting Program to ensure implementation of the PDFs.

PDF 8-1
Office space within the warehouses shall be insulated with a minimum R-13 value in the walls and R-30 in the attic, and all windows will have a minimum 0.57 U -factor and 0.32 SHGC or greater.

PDF 8-2 All roofs within the Project shall be rated at 0.15 aged solar reflectance and 0.75 thermal emittance or greater.

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PDF 8-3
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.

PDF 8-4 Office space heating within warehouses must utilize heat pumps with ducting insulation of R-4.2 or greater.

PDF 8-5 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 compliance with the City of Beaumont Idling Ordinance.

5.2.2 THRESHOLD A
Impact Statement: The Project would generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment.
❑ Findings
Potential impacts of the Project related to Threshold a are discussed in detail in Section 4.8.7 of the DEIR. Project GHG emissions will result in a total of approximately 63,911.07 MTCO2e per year, which would exceed the 3,000 MTCO2e per year threshold. Therefore, impacts are significant. The Project applicant proposes the Project Design Features (PDFs) 8-1 through PDF 8-5 which are measures all designed to reduce GHG emissions attributable to the Project. Moreover, the Project is required to comply with Mitigation Measures MM 4.3-3 through MM 4.3-17 and MM 4.8-1, which would reduce GHG impacts to the extent feasible. However, even with the implementation of mitigation measures, the Project's GHG emissions are estimated to be approximately 60,638.09 MT CO2e per year and impacts would remain significant and unavoidable. The City finds that the above PDFs and mitigation measures are feasible, are adopted, and will reduce GHG impacts attributable to the proposed Project. There are no additional measures available that would further reduce emissions because the majority of the Project's emissions come from mobile sources which are regulated by the State and not the City of Beaumont.

Several mitigation measures were recommended by commenters on the DEIR. These measures were evaluated in the FEIR and were: 1) already be required through regulatory requirements, project design features, or mitigation; 2) added as mitigation and included, herein; or 3) determined to be infeasible.

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As shown in the DEIR, Section 4.8, Greenhouse Gas Emissions, the Project requires compliance with a variety of GHG reduction measures. Mitigation Measure MM 4.8-1 requires that the Project provide documentation during the plan check process demonstrating that the Project will implement measures identified in DEIR Table 4.8-6, which were obtained from the Riverside County Greenhouse Gas Emissions Screening Table or that the Project achieves equivalent emission reductions from other measures approved by the City. Implementing these mitigation measures is required to be verified by the City prior to the issuance of the final Certificate of Occupancy. The Project as described in the FEIR identified a minimum requirement of 581 points under the County of Riverside Climate Action Plan (CAP; DEIR p. 4.8-38). The FEIR and underlying technical GHG emissions quantification is conservative and did not take credit for emissions reductions that would occur associated with the Project Design Features (PDFs) and Mitigation Measures (MMs) specified in the FEIR, including, but not limited to:
• Installation of electric vehicle (EV) passenger vehicle charging stations (Table 4.8-6 & MM 4.8- 1)
• Installation of conduit in tractor trailer parking areas to accommodate installation of EV truck charging stations and to supply power to trailers with transport refrigeration units (TRUs) during the loading/unloading of refrigerated goods and a sufficiently sized electrical room for additional panels (MMs 4.3-7 and 4.3-8)
• On -site idling of no more than three minutes per idling event (MM 4.3-4 & PDF 8-3) • Electrification of truck bays serving refrigerated trucks (MM 4.3-9) • Funding for Zero Emission (ZE) and Near Zero Emission (NZE) vans or trucks by providing a $1 per square foot lease credit to industrial tenants who purchase ZE or NZE vehicles (MM 4.3-12) In addition, the Project Applicant added the following project design features and measures:
• The industrial portion of the Project will meet LEED-ready requirements. • Natural gas will be prohibited in the industrial buildings, • New recycling measures
• An increase in the number of EV charging stations for passenger cars from 60 to 175 as required by the updated CalGreen Building Code requirements.

At the time the DEIR was prepared, only four mitigation measures (MM 4.3-10, MM 4.8-1, MM 4.3- 6, and MM 4.8-1) were quantified to provide a conservative analysis of emissions reductions for Air Quality and Greenhouse Gas emissions. The Air Quality & Greenhouse Gas Evaluation (see Attachment A of the Supplemental CEQA Memorandum) provides additional quantification of emissions reductions from project design features and mitigation measures described in the EIR but not quantified and from quantification of the new measures, which together would further reduce GHG emissions by 7,233.29 metric tons annually. In total, the Project would reduce GHG emissions by 10,506.27 metric tons annually. However, the Project would result in a total of approximately 53,404.80 MTCO2e per year and continue to result in a significant and unavoidable impact. The new measures further reduce impacts and do not result in a new significant environmental impact or substantial increase in severity of an environmental impact. Therefore, this does not represent significant new information as defined in Section 15088.5(a) of the State CEQA Guidelines. The new Beaumont Pointe Specific Plan Project
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measures do not change the finding in the Final EIR that there are no additional feasible mitigation measures available that would further reduce emissions because the majority of the Project's emissions come from mobile sources which are regulated by the State and not the City of Beaumont.

To reflect the additional measures added in response to Planning Commission requested modifications, Mitigation Measure MM 4.8-1 has been revised and MM 4.8-2 is proposed to increase the number of points that would be implemented from the Riverside County Greenhouse Gas Emissions Screening Tables and to prohibit natural gas in the industrial and warehouse components of the Project, respectively.

MM 4.8-1
MM 4.8-2
Prior to issuance of building permits, the Project shall provide documentation to the City as part of the plan check process demonstrating that the Project will measures identified in the Riverside County Greenhouse Gas Emissions Screening Tables, 2019 up to a minimum of 1,850 points. The Project may also achieve equivalent emission reductions from other measures approved by the City. Implementing these mitigation measures shall be verified by the City prior to the issuance of final Certificate of Occupancy.

The Project shall prohibit the use of natural gas in the industrial and warehouse components of the Project within Planning Areas 4 through 8, which shall be verified during plan check.

The revisions quantify reductions from existing measures, add recently adopted regulatory requirements, or make other minor modifications to the EIR that lessen GHG impacts without causing any new environmental impacts. Therefore, criteria for recirculation set forth in Section 15088.5(a) and (b) of the State CEQA Guidelines are not met.

Pursuant to Section 21081(a)(3) of the California Public Resources Code, the City has determined that specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or alternatives identified in the EIR.
❑ Substantial Evidence
For construction phase Project emissions, GHGs are quantified and amortized over 30 years, the economic life of a development project. To amortize the emissions over the life of the Project, the South Coast AQMD recommends calculating the total GHG emissions for the construction activities, dividing it by a 30 -year project life then adding that number to the annual operational phase GHG emissions. As such, construction emissions were amortized over a 30 -year period and added to the annual operational phase GHG emissions (DEIR Table 4.8-3, Amortized Annual Construction Emissions).

The annual GHG emissions associated with the operations of the Project would result in direct and indirect emissions of CO2, CH4, and N20 and would not generate other GHGs of sufficient quantity to affect the analysis, and the focus is on these three GHG emissions. Direct Project -related GHG Beaumont Pointe Specific Plan Project
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emissions include emissions from construction activities, area sources, and mobile sources, while indirect sources include emissions from electricity consumption, water demand, and solid waste generation. Project -related GHG emissions were quantified with Ca1EEMod, which relies upon vehicle trip rates and Project -specific land use data to calculate emissions.

Operational emissions generated by the proposed Project at full buildout (i.e., 2027) are used to indicate the total amount of GHG emissions for on -going operational emissions. Emissions will be generated when Phase 1 and Phase 2 of the Project become operational. Prior to mitigation, Phase 1 GHG emissions will commence when Phase 1 becomes operational and are estimated to be 17,296.43 MT CO2e per year. Phase 1 and Phase 2 combined emissions are estimated to be 58,708.70 MT CO2e per year beginning in 2025 when Phase 2 is completed and becomes operational. The emissions sources from Phase 1 and Phase 2 are the same as for full buildout at Phase 3. The same project design features and individual mitigation measures will be implemented for Phase 1 and Phase 2 operations as each is built and occupied as shown for Phase 3. Because total emissions are lower in Phase 1 and Phase 2 than in total buildout in Phase 3 which becomes operational in 2027, reporting emissions from the Project at full buildout is more conservative since the Project at full buildout would result in more total emissions than either Phase 1 or Phase 2 alone or combined. As such, the analysis conservatively reports emissions totals associated with the Project.

Annual GHG emissions were calculated for operation of the Project under Project Buildout scenario (Year 2027) as shown in DEIR Table 4.8-4, 2027 Project Buildout GHG Emissions. The Project will result in a total of approximately 63,911.07 MTCO2e per year, without mitigation. The Project operational phase emissions are from operation of the proposed land use, off -road equipment used for daily operations, and from Project -related vehicle trips. The primary source of Project -related emissions would be from mobile -source emissions generated from the Project- related mobile source (79%). The next largest sources of emissions would be from energy usage (12%) followed by waste (5%). Project Buildout GHG emissions would exceed the 3,000 MTCO2e per year threshold; therefore, the Project would generate greenhouse gas emissions that may have a significant impact on the environment. Impacts related to GHG emissions are considered significant. (DEIR pp. 4.8-34 to 4.8- 36).

The Project would be required to implement Air Quality Mitigation Measures MM 4.3-3 through MM

4.3-17, listed above which also serve to reduce GHG emissions, and MM 4.8-1 and MM 4.8-2, as follows:

MM 4.8-1
Prior to issuance of building permits, the Project shall provide documentation to the City as part of the plan check process, demonstrating that the Project will implement measures identified the Riverside County Greenhouse Gas Emissions Screening Tables, 2019 up to a minimum of 1,850 points. The Project may also achieve equivalent emission reductions from other measures approved by the City. Implementing these mitigation measures shall be verified by the City prior to the issuance of final Certificate of Occupancy.

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MM 4.8-2
The Project shall prohibit the use of natural gas in the industrial and warehouse components of the Project within Planning Areas 4 through 8, which shall be verified during plan check.

Mitigation Measures MM 4.3-3 through 4.3-17, MM 4.8-1 and MM 4.8-2 reduce emissions attributable to the proposed project for both air quality and GHG emissions. However, most of the measures cannot be quantified due to some uncertainty of the exact level of use or details needed to provide substantial evidence of reductions. As an example, the Ca1EEMod model does not provide reductions for the 60 EV charging systems and the TDM Program does not have enough detail to quantify at this time.

Therefore, the Project GHG emissions with mitigation is a conservative forecast of GHG emissions.

As shown in DEIR Table 4.8-10, 2027 Project Buildout GHG Emissions with Mitigation, the annual GHG emissions associated with the Project under Project Buildout scenario (Year 2027) with the implementation of mitigation measures are estimated to be approximately 60,638.09 MT CO2e per year, which exceeds the 3,000 MT CO2e per year threshold. At the time the DEIR was prepared, only four mitigation measures (MM 4.3-10, MM 4.8-1, MM 4.3-6, and MM 4.8-1) were quantified to provide a conservative analysis of emissions reductions. With the additional quantification of emissions reductions from project design features and mitigation measures described in the DEIR but not quantified and from quantification of the new measures (industrial portion of the Project will meet LEED-ready requirements, new recycling measures, an increase in number of EV charging stations for passenger cars from 60 to 175 as required by the updated CalGreen Building Code requirements, and MM 4.8-2), the Project would result in a total of approximately 53,404.80 MTCO2e per year and continue to result in a significant and unavoidable impact (Attachment A of the Supplemental CEQA Memorandum).

No additional feasible mitigation measures are available that can reduce impacts to less than significant. The Project incorporates all feasible mitigation measures that could be implemented to further reduce the Project's GHG emissions below the 3,000 MTCO2e threshold. There are no additional measures available that would further reduce emissions because the majority of the Project's emissions come from mobile sources which are regulated by the State and not the City.

The reliance on carbon offsets to reduce either the Project's mobile or non -mobile emissions is also not feasible; there is no local program available at this time that would meet CEQA's criteria for this to be a valid mitigation measure. To reduce emissions, purchased offset credits must be genuine, quantifiable, additional, and verifiable. Even offset credits purchased from CARB-approved offset project registries have been determined to not adequately assure that purchased offset credits accurately and reliably represent actual emissions reductions or cannot guarantee that such reductions are additional to any reduction that would occur under business -as -usual operations and reductions required by law. Such offsets have been determined to not comply with CEQA's definition of a valid mitigation measure. See Golden Door Properties, LLC v. County of San Diego (2020) 50 Ca1.App.5th 467.

The City, as Lead Agency and the entity responsible for enforcing any mitigation measures incorporated into the Project and relied upon to reduce impacts to a less than significant level, has no Beaumont Pointe Specific Plan Project
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enforcement authority over offset credits that fund carbon reduction projects outside of the City. Many offset credits "sell" reductions in emissions generated outside of California, which may not be verifiable. International offsets may also be difficult to verify and guarantee. Notably, CARB does not have enforcement authority over such reductions, let alone the City. Thus, the purchase of offset credits is not a feasible mitigation measure to reduce the emissions impact of the proposed Project and impacts would remain significant and unavoidable. (DEIR pp. 4.8-60 to 4.8-61)

5.2.3 THRESHOLD B
Impact Statement: The Project would conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. ❑ Findings
Potential impacts of the Project related to Threshold b are discussed in detail in Section 4.8.7 of the DEIR. The Project would not conflict with applicable plans, policies, and regulations adopted for the purpose of reducing the emissions of GHG emissions. However, despite plan consistency, the Project's long-term operational GHG emissions would exceed the City's significance threshold of 3,000 MTCO2e per year. As such, a significant GHG impact would occur as a result of the proposed Project.

The Project is required to comply with Mitigation Measures MM 4.3-3 through 4.3-17, MM 4.8-1 and MM 4.8-2, which would reduce impacts to the extent feasible, however, impacts would remain significant and unavoidable. Pursuant to Section 21081(a)(3) of the California Public Resources Code, as described below, the City has determined that specific economic, legal, social, technological, or other considerations make infeasible the alternatives identified in the EIR. ❑ Substantial Evidence
As previously stated, pursuant to 15064.4 of the CEQA Guidelines, a lead agency may rely on qualitative analysis or performance -based standards such as complying with an applicable plan to determine the significance of impacts from GHG emissions. Plans adopted for the purpose of reducing GHG emissions are the City's CAP (Sustainable Beaumont), County of Riverside CAP, SCAG's Connect SoCal, and City and County General Plan policies related to GHG emissions. A consistency analysis with the City's and County of Riverside CAP along with the SCAG's Connect SoCal, City and County General Plan is shown in DEIR Tables 4.8-5 through 4.8-9. As shown in these tables, the Project would not conflict with the City approved Sustainable Beaumont: The City's Roadmap to Greenhouse Gas Reductions in 2015 (which has not been updated), the County of Riverside Climate Action Plan (CAP) (which does not apply to the Project after annexation into the City), SCAG's 2020- 2045 RTP/SCS (Connect SoCal), the Riverside County General Plan policies related to the reduction of GHG emissions (which do not apply to the Project after annexation into the City), and the City's General Plan goals and policies related to reducing GHG emissions. (DEIR pp. 4.8-37 to 4.8-59) A consistency analysis with the City's and County of Riverside CAP along with the SCAG's Connect SoCal, City and County General Plan is also presented below.

City of Beaumont CAP Consistency
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The City approved Sustainable Beaumont: The City's Roadmap to Greenhouse Gas Reductions in 2015, which serves as a long-term plan to achieve sustainability in the City by reducing GHG emissions from existing and future development. Although it has expired, nevertheless, as shown in Table 4.8-5, Applicability of Sustainable Beaumont Goals, the Project would not conflict with the plan's goals.

Accordingly, the Project would have a less than significant impact.

Table 4.8-5 Applicability of Sustainable Beaumont Goals Sustainable Beaumont Goal
Applicability
Goal 1: Increase energy
efficiency in existing residential
units.

Not Applicable. The Project does not include existing residential land uses therefore this goal does not apply.

Goal 2: Increase energy
efficiency in new residential
development.

Not Applicable. The Project does not propose new residential land uses therefore this goal does not apply.

Goal 3: Increase energy
efficiency in existing
commercial units.

Not Applicable. The Project does not include any existing commercial development; therefore, this goal does not apply.

Goal 4: Increase energy
efficiency in new commercial
development.

No Conflict. The Project would comply with applicable provisions of the California Building Energy Efficiency Standards and applicable mitigation measures that would improve energy efficiency.

Goal 5: Increase energy
efficiency through water
efficiency.

No Conflict. The Project will incorporate low flow water fixtures and implement water reducing features (see DEIR Tables 3-2 and 4.8-6).

Goal 6: Decrease energy demand
through reducing urban heat
island effect.

No Conflict. The Project will incorporate light-colored building materials that would reduce heat reflection in accordance with the Section 140.3(a) of the California Building Code.

Goal 7: Decrease GHG emissions
through reducing vehicle miles
traveled.

No Conflict. The Project will incorporate a TDM program to reduce vehicle miles traveled, as required by Mitigation Measure MM 4.3-6.

Goal 8: Decrease GHG emissions
through reducing solid waste
generation.

No Conflict. The Project will comply with AB 939 which requires diversion of a minimum of 50% of solid waste from landfills.

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Sustainable Beaumont Goal
Applicability
Goal 9: Decrease GHG emissions
through increasing clean energy
use.

No Conflict. The Project will incorporate solar photovoltaic solar panels (see DEIR Table 4.8-6).

Goal 10: Decrease GHG
emissions from new development
through performance standards.

No Conflict. Although the City has not implemented a GHG screening table, the Project is consistent with and implements GHG screening tables that have been adopted by the County of Riverside.

Source: (Urban Crossroads, 2022d, Table 4-3)
County of Riverside CAP Consistency
The Project includes annexation into the City of Beaumont from the County of Riverside. Under the County of Riverside Climate Action Plan (CAP), projects that generate more than 3,000 MT CO2e, can be determined to be consistent with the County's CAP if the projects implement a minimum of 100 points based on the County's CAP Screening Tables. The Screening Tables establishes a points system that assigns values for each GHG emissions mitigation design element or operational program feature incorporated into a given development project. For informational purposes, the Project is also shown to be consistent with the Riverside County CAP. As shown in Table 4.8-6, CAP Screening Table for GHG Implementation Measures, the Project originally would achieve a minimum of 581 points, which is significantly more than the required minimum of 100 points to determine consistency with the County's CAP. Mitigation Measure 4.8-1 was revised to require a minimum of 1,850 points. As such, the project would be consistent with the goals and objectives of the County's CAP which aims to reduce GHG emissions through design and operational controls.

Table 4.8-6 CAP Screening Table for GHG Implementation Measures Description
Points
EE10.A.1
Insulation
Enhanced Insulation
(rigid wall insulation R-13, roof/attic R-38)
11 EE10.A.2
Windows
Greatly Enhanced Window Insulation
(0.28 or less U -factor, 0.22 or less SHGC)
7 EE10-A.3
Cool Roofs
Modest Cool Roof
(CRRC Rated 0.15 aged solar reflectance, 0.75 thermal emittance) 7 EE10.B.1
Heating/Cooling
Distribution System
Distribution loss reduction with inspection (HERS Verified Duct Leakage or Equivalent)
8 EE10.B.2
Space Heating/Cooling
Equipment
Improved Efficiency HVAC (EER 14/78% AFUE or 8 HSPF)
4 EE10B.4
Water Heaters
Improved Efficiency Water Heater (0.675 Energy Factor)
8 EE10.B.6
Artificial Lighting
Efficient Lights (25% of in -unit fixtures considered high efficiency. High efficiency is defined as 40 lumens/watt for 15 watt or less fixtures, 50 lumens/watt for 15-40 watt fixtures, 60 lumens/watt for fixtures >40 watt) 5 Beaumont Pointe Specific Plan Project
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EE10.B.7
Appliances
Description
Energy Star Commercial Refrigerator and Commercial Dishwasher Points
4 E 1 B.1
Photovoltaic
Solar Photovoltaic panels or wind installed on buildings or in collective arrangements such that the total power provided augments: 20% of the power needs of the Project.
e.g., 30%= 8 points, 40% = 12 points, 50% = 16 points, 60% = 19 points 19 W2.D.1
Water Efficient
Landscaping
Only low water using plants
3 W2.D.2
Water Efficient
Irrigation Systems
Weather based irrigation control systems combined with drip irrigation (demonstrate 20% reduced water)
3 W2.E.1
Toilets
Water Efficient Showerheads (2.0 gpm)
2 W2.E.2
Toilets
Water Efficient Toilets/Urinals (1.5 gpm)
3 W2.E.3
Faucets
Water Efficient faucets (1.28 gpm)
2 W2.E.4
Faucets
Water Efficient dishwasher (20% water savings)
2 W2.F.1
Recycled Water
Graywater (purple pipe) irrigation system on site
(p p p) g y
5 Car/vanpool program with preferred parking
2 T3.A.3
Employee
Bicycle/Pedestrian
Programs
Bike lockers and secure racks
Showers and changing facilities
3 T1 .F.1
Parking
Provide reserved preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles.
1 T4.B.1
Electric Vehicle (EV)
Recharging
Install EV charging stations in garages/parking areas
480a
S1.B.1
Recycling
Provide separated recycling bins within each building/floor and provide large external recycling collection bins at central location for collection trash pick-up.
2 Total Points
581
Minimum Target
100
Source: (Urban Crossroads, 2022d, Table 4-1)
a The Project is anticipated to include 60 EV charging stations. Per the Screening Tables, each station is 8 points.

SCAG's 2020-2045 RTC/SCS (Connect SoCal)
The 2020-2045 RTP/SCS, developed with input from local governments, including the City of Beaumont, establishes GHG emissions goals for automobiles and light -duty trucks for 2035, 2045 and establishes an overall GHG target for the region that is consistent with the statewide GHG-reduction targets for the post -2020 statewide GHG reduction goals. The 2020-2045 RTP/SCS links appropriate land use planning with the goal of improving the efficiency of the region's network to serve the mobility needs of goods and people. The RTP/SCS is supported by a combination of transportation and land use strategies that help the region achieve state GHG emission reduction goals and federal Beaumont Pointe Specific Plan Project
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Clean Air Act requirements, support the vital goods movement industry, and use resources more efficiently.

Table 4.8-7, SCAG Connect SoCal Applicability Analysis, provides an evaluation of the of the Project consistency with the 2020-2045 RTP/SCS goals. Additionally, while VMT associated with heavy duty trucks involved in goods movement is generally outside the realm of the RTP/SCS, which primarily focuses on VMT associated with passenger vehicles, the 2020-2045 RTP/SCS includes the following goods -movement strategies that could benefit the Project from a regional and macro -scale level:
• Clean Freight Corridor System/East-West Freight Corridor. Establishing a freight corridor system to connect the San Pedro Ports and industrial cluster areas in Los Angeles and the Inland Empire.
• Truck Bottleneck Relief Strategy. Working to relieve the top 57 truck bottlenecks. Examples of bottleneck relief strategies include ramp metering, extension of merging lanes, ramp and interchange improvements, capacity improvements and auxiliary lane additions. • Truck Climbing Lanes. Installing dedicated truck climbing lanes along key corridors, such as Interstate 10 (I-10), I-15, State Route 60 (SR -60), to enable other vehicles to move at a faster pace, thereby reducing congestion.

Table 4.8-7 SCAG Connect SoCal Applicability Analysis
Connect SoCal
Goal Number
Goal Statement
Applicability
1 Encourage regional
economic prosperity and
global competitiveness.

No Conflict. This policy would be implemented by cities and the counties within the SCAG region as part of comprehensive local and regional planning efforts. The City of Beaumont is identified as one of the priority growth areas for job centers in the region under the Connect SoCal Plan. The Project Applicant proposes to develop the Project site with industrial and commercial buildings that are designed to meet contemporary industry standards and operational characteristics, that can accommodate a wide variety of users and are economically competitive with similar industrial buildings in the local area and region. The Project would assist the City to meet its economic goal for fiscal strength and stability through business investment and employment generation. New job opportunities generated by the Project would improve the jobs to housing balance within the City (see DEIR Section 4.14, Population and Housing). Accordingly, the Project would not impede the economic development in the City of Beaumont or the region.
2 Improve mobility,
accessibility, reliability,
and travel safety for
people and goods.

No Conflict. The Project site is located approximately 12.4 miles east of March Air Reserve Base/Inland Port (MARB/IP). As such, Beaumont Pointe Specific Plan Project
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Goal Number
Goal Statement
Applicability
m
development of the site with the Project would efficiently facilitate the movement of goods.

Additionally, the Project 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. The Project is along the south side of the SR -60 and access to the regional transportation system is provided from Potrero Boulevard and 4th Street.

SR -60 also provides access to Interstate 10 (I-10), which is located approximately 2.0 miles north of the Project site, and I-215, which is located approximately 14.6 miles west of the Project site. Due to the Project site's proximity to SR -60, trucks accessing the Project site would efficiently reach the State highway system to facilitate the movement of goods throughout the region. 3 Enhance the
preservation, security,
and resilience of the
regional transportation
system.

No Conflict. This policy would be implemented by cities and the counties within the SCAG region as part of the overall planning and maintenance of the regional transportation system.

Additionally, this policy provides guidance to City staff to monitor the transportation network and to continue to coordinate with other agencies as appropriate. The implementation of the Project would have no adverse effect on such planning or maintenance efforts.
4 Increase person and
goods movement and
travel choices within the
transportation system.

No Conflict. The Project involves the development of a
contemporary industrial park that abuts a developing industrial area along a regional transportation network (SR -60, I-10 and I- 79). The Project would generate approximately 5,456 permanent jobs. By providing job opportunities in a housing -rich area and industrial uses in close proximity to the regional transportation network; the Project increases person, goods movement, and travel choices within the transportation system.
5 Reduce greenhouse gas
emissions and improve
air quality.

No Conflict. An analysis of the Project's environmental impacts is provided throughout this EIR and mitigation measures are specified where warranted. Air quality impacts are addressed in DEIR Section 4.3, Air Quality. Impacts would be reduced to the maximum extent feasible through the implementation of
Mitigation Measures and Project Design Features, which limit truck idling, provide incentives for using clean engines and equipment, require installation of conduit for EV truck charging stations, electric indoor material handling equipment and off -road equipment, preferential parking for fuel -efficient and carpool/van vehicles, EV charging stations.

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Goal Number
Goal Statement
Applicability
Additionally, as discussed herein, the Project would incorporate measures related to building design, landscaping, and energy systems to promote the efficient use of energy. The Project would be consistent with the County of Riverside CAP requirement by achieving a minimum of 1,850 points, which is significantly more than the required minimum of 100 points to determine
consistency. Furthermore, as demonstrated in Table 4.8-5 of the Draft EIR, the Project would not conflict with the City's Sustainable Beaumont: The City's Roadmap to Greenhouse Gas Reductions, which serves as a long-term plan to achieve sustainability in the City by reducing GHG emissions from existing and future development. Although the Project would exceed the City's GHG significance threshold of 3,000 MTCO2e per year, all feasible mitigation measures have been included to reduce GHG impacts. Specifically, Mitigation Measures 4.3-3 through 4.3-13 relating to air quality would also reduce GHG impacts and Mitigation Measure 4.8-1 requires verification that the Project would achieve a minimum of 1,850 points from the County CAP Screening Table for GHG Implementation
Measures.

Moreover, the City of Beaumont is identified as one of the priority growth areas for job centers in the region under the Connect SoCal Plan. When growth is concentrated in Job Centers, the length of vehicle trips for residents can be reduced, thereby reducing greenhouse gas emissions and improving air quality.
7 Adapt to changing
climate and support an
integrated regional
development pattern and
transportation network.

No Conflict. Connect SoCal indicates that since the adoption of the 2016 RTP/SCS, there have been significant drivers of change in the goods movement industry including emerging and new technologies, more complex supply chain strategies, evolving consumer demands and shifts in trade policies. E -commerce continues to be one of the most influential factors shaping goods movement. As previously identified, the Project involves the development of a Project site, historically vacant and
undeveloped, with industrial and commercial buildings that would diversity the City's economy and bring employment opportunities closer to the local workforce. Co -locating jobs near housing improves the jobs to housing balance within the City and reduces greenhouse gas emissions caused by long commutes and
contributes to integrated development patterns. Further, the Project site is located adjacent to an area surrounded by industrial development in the City, which is in close proximity to key freeway infrastructure (e.g., I-215, SR -60, I-10, etc.), thereby reducing travel distances. Development of the Project in western Riverside County, also would shorten the distance that goods need to travel between a logistics facility to their final destinations ("last mile" transit times).

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8 Leverage new
transportation
technologies and data-
driven solutions that
result in more efficient
travel.

No Conflict. Connect SoCal indicates that the advancement of automation is expected to have considerable impacts throughout regional supply chains. Notably, warehouses, such as those proposed with the Project, are increasingly integrating automation to improve operational efficiencies in response to the surge in direct -to -consumer e -commerce. Additionally, continued developments and demonstrations of automated truck
technologies will alter the goods movement environment with far - reaching impacts ranging from employment to highway safety.

The Project would meet contemporary industry standards and operational characteristics relative to transportation technologies and data -driven solutions.
9 Encourage development
of diverse housing types
in areas that are
supported by multiple
transportation options.

No Conflict. The implementation of the Project would result in the development of the Project site with industrial, commercial, and open space/conservation uses. Implementation of the Project would not interfere with the City's ability to encourage the development of diverse housing types that are supported by multiple transportation options in other parts of the City, as appropriate.
10 Promote conservation of
natural and agricultural
lands and restoration of
habitats.

No Conflict. The Project site is in a rural yet developing area of the City of Beaumont. The Project site contains natural lands and contains suitable habitat for native wildlife or plant species. In general, the Project site's natural lands are in the northwestern and southeastern portions, while development would occur in the northeast portion of the site. The Project Applicant proposes to designate 263.5 acres as Open Space and Open Space -
Conservation (PAs 9 and 10), including the Project's
northwestern and southeastern portions. These areas would remain undeveloped. Additionally, the Project site does not support agricultural uses. Therefore, implementation of the Project would not interfere with the City's ability to promote the conservation of natural and agricultural lands and the restoration of habitats.

Implementing SCAG's RTP/SCS will help reduce the regional GHG emissions from transportation, thus helping to achieve statewide emission reduction targets. As shown, the Project would be consistent with and would not conflict with the stated goals of the RTP/SCS; therefore, the proposed Project would not interfere with SCAG's ability to achieve the region's year post -2020 mobile source GHG reduction targets outlined in the RTP/SCS.

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The Riverside County General Plan has many policies that help reduce GHG emissions. Policies that indirectly contribute to reducing GHG emissions include Land Use strategies for improving air quality by emphasizing alternative transportation options for communities, energy conservation, reduce automobile use, and more. GHG reduction programs and measures listed in the CAP also support and help most of these General Plan policies. Table 4.8-8, County of Riverside General Plan Applicability Analysis, provides an analysis of the Project's consistency with County of Riverside General Plan goals and policies related to reducing GHG emissions. As shown in Table 4.8-8, the Project would not result in any inconsistency with the applicable County General Plan goals and policies, even though they would not be applicable after annexation. Accordingly, the Project would have a less than significant impact.

Table 4.8-8 County of Riverside General Plan Applicability Analysis General Plan Policy
Applicability
Land Use
LU 2.1 Accommodate land use development in
accordance with the patterns and distribution of use and density depicted on the General Plan Land Use Map
(Figure LU-1) and the Area Plan Land Use Maps, in
accordance with the following:
a. Provide a land use mix at the countywide and area
plan levels based on projected need and supported by
evaluation of impacts to the environment, economy,
infrastructure, and services.
b. Accommodate a range of community types and
character, from agricultural and rural enclaves to urban and suburban communities.
c. Provide for a broad range of land uses, intensities, and densities, including a range of residential, commercial, business, industry, open space, recreation, and public
facilities uses.
d. Concentrate growth near community centers that
provide a mixture of commercial, employment,
entertainment, recreation, civic, and cultural uses to the greatest extent possible.
e. Concentrate growth near or within existing urban and suburban areas to maintain the rural and open space
character of Riverside County to the greatest extent
possible.
f. Site development to capitalize upon multi -modal
transportation opportunities and promote compatible
land use arrangements that reduce reliance on the
automobile.

No Conflict. The Project would require a General Plan
Amendment and therefore the Project would not be
consistent with the County's General Plan Land Use
Plan and Area Plan Land Use Maps. However, the
Project would provide a broad range of land uses and
accommodate land use development in accordance with
policies (a —g).

Specifically, the Project would provide a broad range of land uses on the Project site. The Project would allow
for the development on the Project site of a maximum
of 246,000 square feet (sf) of general commercial uses
in addition to a 125 -room hotel (90,000 sf) and a
maximum of 4,995,000 sf of industrial uses.

The Project would concentrate employment growth near
entertainment in a housing -rich community adjacent to
SR -60 and the City of Beaumont's Interstate
Employment Subarea. This subarea will be developed
with industrial and commercial land uses. Therefore, the Project would not conflict with General Plan Policy LU

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g. Prevent inappropriate development in areas that are
environmentally sensitive or subject to severe natural
hazards.

LU 4.1 Require that new developments be located and
designed to visually enhance, not degrade the character of the surrounding area through consideration of the
following concepts:
e. Pursue energy efficiency through street configuration building orientation, and landscaping to capitalize on
shading and facilitate solar energy, as provided for in Title 24 Part 6 and/or Part 11, of the California Code of Regulations (CCR).
f. Incorporate water conservation techniques, such as
groundwater recharge basins, use of porous pavement,
drought tolerant landscaping, and water recycling, as
appropriate.
j. Provide safe and convenient vehicular access and
reciprocal access between adjacent commercial uses.
p. Require that new development be designed to provide
adequate space for pedestrian connectivity and access,
recreational trails, vehicular access and parking,
supporting functions, open space, and other pertinent
elements.
r. Site buildings access points along sidewalks,
pedestrian areas, and bicycle routes, and include
amenities that encourage pedestrian activity.

No Conflict. The Beaumont Pointe Specific Plan
provides an industrial/commercial business park that
capitalizes on the property's location south of SR -60.

The Project would complement the existing and planned
land uses in this portion the City of Beaumont. The
Project site is within the northwestern portion of the
City's SOI and is bordered to the east by land designated for industrial and commercial uses.

The Project proposes conventional industrial uses
reflecting contemporary energy efficient/energy
conserving designs and operational programs. Uses
proposed by the Project are not inherently energy
intensive, and the Project energy demands in total would be comparable to, or less than, other industrial projects of similar scale and configuration.

As discussed in DEIR Section 4.19, Utilities and Service Systems, the Project would construct an on -site recycled water system. The Project would connect a proposed 14 - inch recycled water line that would connect to the
existing 14 -inch recycled water line within the adjacent Hidden Canyon development at 4th Street.

The Project also includes a detailed circulation plan,
which is organized to ensure efficient access to
individual tenant areas, as well as to public places.

Therefore, the Project would not conflict with General
Plan Policy LU 4.1.

LU 8.12 Improve the relationship and ratio between jobs and housing so that residents have an opportunity to live and work within the county.

No Conflict. The Project would generate a substantial
number of jobs that would be filled by residents of the City and surrounding communities in the County. The
Project would provide opportunities for positive
economic benefit to the City and County. The Project
would create new job opportunities within the City of
Beaumont which improves the jobs to housing balance
within the City and reduces the need for members of the existing local workforce to commute long distances.

Refer also to DEIR Section 4.14, Population and
Housing. Therefore, the Project would not conflict with General Plan Policy LU 8.12.

LU 11.1 Provide sufficient commercial and industrial
development opportunities in order to increase local
No Conflict. As discussed previously, the Project would allow for the development on the Project site of a
maximum of 246,000 square feet (sf) of general
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employment levels and thereby minimize long-distance
commuting.
commercial uses in addition to a 125 -room hotel (90,000 sf) and a maximum of 4,995,000 sf of industrial uses,
which would create a substantial number of jobs that
would be filled by residents of the City and surrounding communities in the County. The Project would
accommodate a wide variety of users, and would be
economically competitive with similar industrial
buildings in the local area and region. Therefore, the
Project would not conflict with General Plan Policy LU

11.1. LU 11.3 Accommodate the development of community
centers and concentrations of development to reduce
reliance on the automobile and help improve air quality.

No Conflict. The Project site is in proximity to SR -60 and the City of Beaumont's Interstate Employment
Subarea, which will be developed with industrial and
commercial land uses. Due to the Project site's
proximity to SR -60, trucks accessing the Project site
would efficiently reach the State highway system to
facilitate the movement of goods throughout the region.

Therefore, the Project would not conflict with General
Plan Policy LU 11.3.

LU 11.4 Provide options to the automobile in
communities, such as transit, bicycle and pedestrian
trails, to help improve air quality.

No Conflict. The Project includes installation of
sidewalks along the Project site's frontage with Jack
Rabbit Trail and 4th Street and along Industrial Way, a proposed private road located along the north side of the proposed industrial buildings. The Project Applicant
proposes curb adjacent sidewalks and pedestrian paths
to encourage and enhance pedestrian activity throughout the Project site. Additionally, the Project would include the installation of bicycle racks and lockers at each of the proposed light industrial buildings. Therefore, the Project would not conflict with General Plan Policy LU

11.4. LU 11.5 Ensure that all new developments reduce
Greenhouse Gas emissions as prescribed in the Air
Quality Element and Climate Action Plan.

No Conflict. As discussed in DEIR Table 4.8-6, the
Project would be consistent with the County's CAP
requirement to achieve at least 100 points and thus the Project is considered to have a less than significant
individual and cumulatively considerable impact on
GHG emissions. Therefore, the Project would not
conflict with General Plan Policy LU 11.5.

Circulation —
C 5.2 Encourage the use of drought -tolerant native
plants and the use of recycled water for roadway
landscaping.

No Conflict. As shown on DEIR Figure 3-14, Master
Landscape Plan, the Project provides a plant palette for three categories: Entrance Planting, Native California
Planting, and Industrial Screen Planting; and selected to complement and enhance the setting of the site, while
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and habitats. Alternative plant species may be used
provided that they are drought -tolerant and complement the Project's design theme. As disused in DEIR Section

4.19, Utilities and Service Systems, the Project would
construct an on -site recycled water system. The Project would connect a proposed 14 -inch recycled water line
that would connect to the existing 14 -inch recycled
water line within the adjacent Hidden Canyon
development at 4th Street. Therefore, the Project would not conflict with General Plan Policy C 5.2.

Multipurpose Open Space
OS 1.4 Promote the use of recycled water for landscape
irrigation.

No Conflict. As disused in DEIR Section 4.19, Utilities and Service Systems, the Project would construct an on - site recycled water system. The Project would connect a proposed 14 -inch recycled water line that would connect to the existing 14 -inch recycled water line within the adjacent Hidden Canyon development at 4th Street.

Therefore, the Project would not conflict with General
Plan Policy OS 1.4.

OS 16.1 Continue to implement Title 24 of the
California Code of Regulations (the "California
Building Standards Code") particularly Part 6 (the
California Energy Code) and Part 11 (the California
Green Building Standards Code), as amended and
adopted pursuant to County ordinance. Establish
mechanisms and incentives to encourage architects and
builders to exceed the energy efficiency standards of
within CCR Title 24.

No Conflict. Energy efficiency/energy conservation
attributes of the Project would be complemented by
increasingly stringent State and federal regulatory
actions addressing vehicle fuel economies and vehicle
emissions standards; and enhanced building/utilities
energy efficiencies mandated under California building
codes (e.g., Title 24, California Green Building
Standards Code). The Project would comply with Title
24 of the California Code of Regulations and proposes
conventional industrial uses reflecting contemporary
energy efficient/energy conserving designs and
operational programs. Uses proposed by the Project are
not inherently energy intensive, and the Project energy demands in total would be comparable to, or less than,
other industrial projects of similar scale and
configuration. Therefore, the Project would not conflict with General Plan Policy OS 16.1.

OS 16.2 Specify energy efficient materials and systems, including shade design technologies, for county
buildings
No Conflict. As discussed in DEIR Table 4.8-6, the
Project shall implement the County of Riverside's 2019
Climate Action Plan (CAP) Screening Table Measures
which include cool roofs, enhanced insulation, and
energy efficient heating/cooling equipment.

Additionally, as shown on DEIR Figure 3-14, Master
Landscape Plan, streetscape landscaping presents a
combination of evergreen and deciduous trees, low
shrubs, and masses of groundcovers. Therefore, the
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Project would not conflict with General Plan Policy OS

16.2. OS 16.8 Promote coordination of new public facilities with mass transit service and other alternative
transportation services, including bicycles, and design structures to enhance mass transit, bicycle, and
pedestrian use.

16.8. OS 16.9 Encourage increased use of passive, solar design and day -lighting in existing and new structures.

No Conflict. As discussed in DEIR Table 4.8-6, the
Project shall implement the County of Riverside's 2019
Climate Action Plan (CAP) Screening Table Measures
which include cool roofs, enhanced insulation, and
energy efficient heating/cooling equipment.

Additionally, 20% of the Project's energy consumption
would be from solar consistent with the CAP
requirement. Furthermore, the Project's architecture
would include skylights and clerestory windows to
allow for increased use of passive solar design and day - lighted in new structures. Therefore, the Project would not conflict with General Plan Policy OS 16.9.

Air Quality
AQ 4.1 Require the use of all feasible building
materials/methods which reduce emissions.

No Conflict. During the Project's construction phase,
water would be sprayed throughout the site to abate dust particulate emissions. Air quality impacts are address in DEIR Section 4.3, Air Quality. Impacts would be
reduced to the maximum extent feasible through the
implementation of Mitigation Measures 4.3-2 through

4.3-9, which limit truck idling, provide incentives for using clean engines and equipment, require installation of conduit for EV truck charging stations, electric indoor material handling equipment and off -road equipment,
preferential parking for fuel -efficient and carpool/van vehicles, EV charging stations. Additionally, the Project is consistent with the CAP requirement that 20% of the
Project's energy consumption would be from solar. As
such, the Project would not conflict with General Plan
Policy AQ 4.1.

AQ 4.2 Require the use of all feasible efficient heating equipment and other appliances, such as water heaters,
No Conflict. As discussed in DEIR Table 4.8-6, the
Project would include the use of energy efficient
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swimming pool heaters, cooking equipment,
refrigerators, furnaces and boiler units.
heating/cooling equipment, water heaters, and
appliances. As such, the Project would not conflict with General Plan Policy AQ 4.2.

AQ 4.6 Require stationary air pollution sources to
comply with applicable air district rules and control
measures.

No Conflict. As discussed in DEIR Section 4.3, Air
Quality, the Project would comply with applicable air
district rules and control measures to reduce operational air quality emissions. All feasible mitigation measure
has been incorporated to reduce air quality impacts to
the extent feasible. Therefore, the Project would not
conflict with General Plan Policy AQ 4.6.

AQ 5.1 Utilize source reduction, recycling and other
appropriate measures to reduce the amount of solid
waste disposed of in landfills.

No Conflict. The Project would be required to
coordinate with Waste Management, Inc. to develop a
collection program for recyclables, such as paper,
plastics, glass, and aluminum, in accordance with local and State programs, including AB 341, Mandatory
Commercial Recycling, and the California Solid Waste
Reuse and Recycling Act of 1991. Therefore, the Project would not conflict with General Plan Policy AQ 5.1.

AQ 5.4 Encourage the incorporation of energy -efficient design elements, including appropriate site orientation and the use of shade and windbreak trees to reduce fuel consumption for heating and cooling.

Additionally, as shown on Figure 3-14, Master
Landscape Plan, streetscape landscaping presents a
combination of evergreen and deciduous trees, low
shrubs, and masses of groundcovers. Therefore, the
Project would not conflict with General Plan Policy AQ

5.4. AQ 8.6 Encourage employment centers in close
proximity to residential uses.

No Conflict. The Project would generate a substantial
number of jobs that would be filled by residents of the City and surrounding communities in the County. The
land to the north of the Project site, on the opposite side of SR -60 is designated for residential uses. The Project would create new job opportunities within the City of
Beaumont which improves the jobs to housing balance
within the City and reduces the need for members of the existing local workforce to commute long distances.

Therefore, the Project would not conflict with General
Plan Policy AQ 8.6.

AQ 8.8 Promote land use patterns which reduce the
number and length of motor vehicle trips.

No Conflict. The Project site is situated in close
proximity to the regional transportation network which
connects the site to the Ports of Long Beach and Los
Angeles, both major gateways for international trade,
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the Inland Empire and the Western United States.

Located along the south side of the SR -60 Freeway,
access to the regional transportation system from the site is provided via 4th Street, and access to the SR -60
Freeway from 4th Street is provided at the Potrero
Boulevard interchange, approximately 1.25 miles to the
east. Due to the Project site's proximity to SR -60, trucks accessing the Project site would efficiently reach the
State highway system to facilitate the movement of
goods throughout the region. Therefore, the Project
would not conflict with General Plan Policy AQ 8.8.

AQ 8.9 Promote land use patterns that promote
alternative modes of travel.

8.9. AQ 20.3 Reduce VMT and GHG emissions by
improving circulation network efficiency.

No Conflict. As discussed in DEIR Section 4.17,
Transportation, Transportation demand management
(TDM) strategies have been evaluated for reducing
VMT impacts. The Project also includes a detailed
circulation plan, which is organized to ensure efficient access to individual tenant areas, as well as to public places. The Project would locate industrial uses adjacent to SR -60, a 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; thereby
improving goods movement circulation efficiency.

As demonstrated herein, impacts related to GHG
emissions are less than significant. Therefore, the
Project would not conflict with General Plan Policy AQ

20.3. AQ 20.6 Reduce emissions from commercial vehicles, through VMT, by requiring all new commercial
buildings, in excess of 162,000 square feet, to install circuits and provide capacity for electric vehicle
charging stations.

No Conflict. As shown in DEIR Table 4.8-6, the Project
would provide a total of 15 electric vehicle charging
stations and electric conduit for truck charging.

Therefore, the Project would not conflict with General
Plan Policy AQ 20.6.

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AQ 20.7 Reduce VMT through increased densities in
urban centers and encouraging emphasis on mixed use
to provide residential, commercial and employment
opportunities in closer proximity to each other. Such
measures will also support achieving the appropriate
jobs -housing balance within the communities.

No Conflict. The Project would provide employment
opportunities within close proximity to residential uses.

The Project would create new job opportunities within
the City of Beaumont which improves the jobs to
housing balance within the City and reduces the need for members of the existing local workforce to commute
long distances. Therefore, the Project would not conflict with General Plan Policy AQ 20.7.

AQ 20.10 Reduce energy consumption of the new
developments (residential, commercial and industrial)
through efficient site design that takes into
consideration solar orientation and shading, as well as passive solar design.

Additionally, 20% of the Project's energy consumption
would be from solar consistent with the CAP
requirement. Additionally, as shown on Figure 3-14,
Master Landscape Plan, streetscape landscaping
presents a combination of evergreen and deciduous
trees, low shrubs, and masses of groundcovers to
provide adequate shading. Therefore, the Project would
not conflict with General Plan Policy AQ 20.10.

AQ 20.11 Increase energy efficiency of the new
developments through efficient use of utilities (water, electricity, natural gas) and infrastructure design. Also, increase energy efficiency through use of energy
efficient mechanical systems and equipment.

No Conflict. As discussed in DEIR Table 4.8-6, the
Project shall implement the County of Riverside's 2019
Climate Action Plan (CAP) Screening Table Measures
which include energy efficient heating/cooling system,
water heaters, appliances, water efficient irrigation
systems, and recycle water. Therefore, the Project
would not conflict with General Plan Policy AQ 20.11.

AQ 20.13 Reduce water use and wastewater generation
in both new and existing housing, commercial and
industrial uses. Encourage increased efficiency of water use for agricultural activities.

Therefore, the Project would not conflict with General
Plan Policy AQ 20.13.

AQ 20.14 Reduce the amount of water used for
landscaping irrigation through implementation of
County Ordinance 859 and increase use of non -potable
water.

No Conflict. As shown in DEIR Table 4.8-6, the Project
would include water efficient landscaping.

Additionally, as disused in Section 4.19, Utilities and Service Systems, the Project would construct an on -site recycled water system. Therefore, the Project would not conflict with General Plan Policy AQ 20.14.

AQ 20.17 Protect vegetation from increased fire risks
associated with drought conditions to ensure biological No Conflict. As discussed in DEIR Section 4.20,
Wildfire, the Project would implement on -site
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carbon remains sequestered in vegetation and not
released to the atmosphere through wildfires.
defensible space (FMA and fuel maintenance zone),
which would consist of asphalt roadways, parking stalls, loading zones, irrigated landscaping, and irrigated slope protecting landscaping to preclude wildfire impacts.

Therefore, the Project would not conflict with General
Plan Policy AQ 20.17.

City of Beaumont General Plan
Table 4.8-9, City of Beaumont General Plan Applicability Analysis, provides an analysis of the Project's consistency with the City's General Plan goals and policies related to reducing GHG emissions. As shown in Table 4.8-9, the Project would not result in any inconsistency with the applicable General Plan goals and policies. Impacts regarding the Project's consistency with applicable plans, policies, or regulations adopted for the purpose of reducing the emissions of GHG emissions and generation of GHG emissions were determined to be less than significant. However, despite plan consistency, the Project's long-term operational GHG emissions would exceed the City's significance threshold of 3,000 MTCO2e per year, even after implementation of all feasible mitigation measures. As such, the Project's GHG emission impacts would be significant.

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Table 4.8-9 City of Beaumont General Plan Applicability Analysis General Plan Policy
Applicability
Land Use and Community Design (Chapter 3)
Goal 3.1: A City structure that enhances the quality of life of residents, meets the community's vision for the future, and connects new growth areas together with established Beaumont neighborhoods.

Policy 3.1.12: Establish buffers between
open space areas and urban development by
encouraging less intensive rural
development within proximity to the open
space areas.

No Conflict. The Project site is bordered to the west and to the south by open space and conservation land uses. The Specific Plan designates PA 9 for 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 in PA 10. These areas would not be developed with the Project's proposed structures. Some disturbance would occur within the areas designated as Open Space; however, the disturbance would be limited to grading and landscaping. Therefore, the Project would establish a buffer between open space areas and urban development and would not conflict with General Plan Policy 3.1.12.

Goal 3.7: A City with a high -quality pedestrian environment for people, fostering interaction, activity, and safety
Policy 3.7.2: Create pedestrian -oriented
streetscapes by establishing unified street
tree planting, sidewalk dimensions and
maintenance, pedestrian amenities, and
high -quality building frontages in all new
development.

No Conflict. Passive recreational opportunities are provided to employees and visitors of Project site through curb -adjacent sidewalks and pedestrian paths. These amenities encourage and enhance pedestrian activity throughout the Project. 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, of the Specific Plan.

The Project includes installation of sidewalks along the Project site's frontage with Jack Rabbit Trail and 4th Street and along Industrial Way. The Project provides a plant palette for three categories: Entrance Planting, Native California Planting, and Industrial Screen Planting. Landscaping is selected to
complement and enhance the setting of the site, while ensuring the conservation of the site's natural vegetation and habitats.

Therefore, the Project would create pedestrian -oriented streetscapes by establishing unified street tree planting, sidewalks, and high -quality building frontages. As such, the Project would not conflict with General Plan Policy 3.7.2.

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

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General Plan Policy
Applicability
Policy 3.8.3 Ensure the design of context-
specific streetscaping that promotes safe
travel for all users, including signs, curbs,
trees and landscaping to provide a more
pleasant environment for drivers, cyclists,
and pedestrians.

No Conflict. The Project Applicant proposes curb adjacent sidewalks and pedestrian paths to encourage and enhance pedestrian activity throughout the Project site. In addition, all driveways and intersections to and from the Project site would be stop -controlled to ensure safety for all transportation users.

Based on the Project's roadway improvements, the Project would not conflict with General Plan Policy 3.8.3.

Mobility (Chapter 4)
Goal 4.1: Promote smooth traffic flows and balance operational efficiency, technological, and economic feasibility.

Policy 4.1.5: Require residential and
commercial development standards that
strengthen connections to transit and
promote walking to neighborhood services.

No Conflict. The Project Applicant proposes curb adjacent sidewalks and pedestrian paths to encourage and enhance pedestrian activity throughout the Project site. Additionally, the Project would provide pedestrian and bicycle network
improvements within the development connecting to existing off -site facilities to the east along 4th Street. Therefore, the Project would not conflict with General Plan Policy 4.1.5.

Goal 4.3: A healthy transportation system that promotes and improves pedestrian, bicycle, and vehicle safety in Beaumont.

Policy 4.3.5: Integrate land use and
transportation infrastructure to support
higher -density development, a balanced
mix of residential and commercial uses, and
a connected system of sidewalks, bikeways,
greenways, and transit.

No Conflict. The Project involves a mixed development of 232.6 acres of light industrial use, 30.2 acres of commercial use (i.e., hotel, restaurants, recreation -based retail uses), 124.7 acres of open space, and 152.4 acres of open space -
conservation use. The Project also includes a detailed
circulation plan, which is organized to ensure efficient access to individual tenant areas, as well as to public places. Because the Project would integrate land use and transportation infrastructure to support a balanced mix of land uses, the Project would not conflict with Policy 4.3.5.

Goal 4.4: A balanced transportation system that provides adequate facilities for people in the City to bicycle, walk, or take transit to their destinations.

Policy 4.4.3: Improve safety for all active
transportation users.

Based on the Project's roadway improvements, the Project would not conflict with General Plan Policy 4.4.3.

Health and Environmental Justice (Chapter 6)
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General Plan Policy
Applicability
Policy 6.7.2: Continue to work with State,
federal, regional, and local agencies to
eliminate and reduce concentrations of
regulated legacy pollutants.

No Conflict. There are no existing pollutants on site as the Project site is vacant and undeveloped. The Project would comply with State and federal Community -Right -to -Know laws, which allow the public to access information regarding the information about the amounts and types of chemicals that may be used by businesses on the Project site. Therefore, the Project would not conflict with General Plan Policy 6.7.2.

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

No Conflict. During the Project's construction phase, water would be sprayed throughout the site to abate dust particulate emissions. Additionally, Mitigation Measure MM 4.3-2 shall ensure that all 50 -horsepower or greater diesel -powered equipment is powered with California Air Resources Board (CARB)-certified Tier 4 Final engines, except where the project applicant establishes to the satisfaction of the City of Beaumont that Tier 4 Final equipment is not available.

Therefore, the Project would not conflict with General Plan Policy 6.7.5.

Community Facilities and Infrastructure (Chapter 7)
Goal 7.3: Buildings and landscapes promote water conservation, efficiency, and the increased use of recycled water.

Policy 7.3.6: Encourage innovative water
recycling techniques, such as rainwater
capture, use of cisterns, and installation of
greywater systems.

No Conflict. As disused in DEIR Section 4.19, Utilities and Service Systems, and Section 4.8, Greenhouse Gas Emissions, the Project would commit to using graywater (purple pipe) irrigation Recycled water will be utilized and used for construction dewatering, irrigation of manufactured and replanted slopes within PA 9, as well as for irrigation of parkway landscaping and irrigation of landscaping within the General Commercial and Industrial land uses (PAs 1-8). The Project would connect a proposed 14 -inch recycled water line that would connect to the existing 14 -inch recycled water line within the adjacent Hidden Canyon development at 4th Street (350 feet east of the Project site in the existing right of way).

As such, the Project would not conflict with General Plan Policy 7.3.6.

Goal 7.6: A zero -waste program that increases recycling and reduces waste sent to the landfill.

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General Plan Policy
Applicability
Policy 7.6.1: Encourage new construction
and additions to avoid "Red List" materials
and chemicals.1°
No Conflict. Refer to General Plan Policy 6.7.1. As concluded in DEIR Section 4.9, Hazards and Hazardous Materials,
construction contractors would be required to comply with all applicable federal, State, and local laws and regulations regarding the transport, use, and storage of hazardous
construction -related materials, including but not limited requirements imposed by the EPA and DTSC. With mandatory compliance of applicable hazardous materials regulations, the Project would not create significant hazard to the public or the environment through routine transport, use, or disposal of hazardous materials during the construction phase. The Project Applicant proposes to develop the Project site with industrial and commercial uses. Based on the facilities and uses that would be allowed at the Project site, hazardous materials (e.g., diesel fuel, lubricants, solvents, corrosives, toxic substances hazardous materials, etc.) could be used during the course of daily operations at the Project site. As concluded in DEIR Section 4.9, with mandatory regulatory compliance, the Project would not pose a significant hazard to the public or the environment through the routine transport, use, storage, emission, or disposal of hazardous materials, nor would the Project increase the potential for accident conditions which could result in the release of hazardous materials into the environment. Therefore, the Project would not conflict with General Plan Policy 7.6.1.

Goal 7.7: Provide for a clean and healthy community through an effective solid waste collection and disposal system.

Policy 7.7.3: Require businesses (including
public entities) that generate four cubic
yards or more of commercial solid waste
per week, or a multifamily residential
dwelling of five units or more, to arrange
for recycling services.

No Conflict. The Project would be required to coordinate with Waste Management, Inc. to develop a collection program for recyclables, such as paper, plastics, glass, and aluminum, in accordance with local and State programs, including AB 341, Mandatory Commercial Recycling, and the California Solid Waste Reuse and Recycling Act of 1991. Therefore, the Project would not conflict with General Plan Policy 7.7.3.

Conservation and Open Space (Chapter 8)
Goal 8.1: A City with green buildings and developments that promote energy efficiency.

Policy 8.1.5: Encourage new development
to reduce building energy use by adopting
No Conflict. As discussed in DEIR Section 3.0, Project
Description, the Project shall implement the County of
10 The "Red List" includes the worst types of materials and chemicals used in the building industry that are harmful to humans and the environment. For a list of material included on the "Red List," see: https://living- future.org/declare/declare-about/red-list/
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General Plan Policy
Applicability
passive solar techniques and heat island
reduction strategies:
• Maximizing interior daylighting
• Using cool exterior siding, cool
roofing, and paving materials with
relatively high solar reflectivity to
reduce solar heat gain
• Planting shade trees on south- and
west -facing sides of new buildings
to reduce energy load
• Installing water efficient
vegetative cover and planting,
substantial tree canopy coverage
Riverside's 2019 Climate Action Plan (CAP) Screening Table Measures which include 20% project energy generated from solar, cool roofs and water efficient landscaping. The Project would achieve a minimum of 201 Screening Table Points.

Additionally, the Project would include skylights and
clearstory windows to maximize day lighting. Therefore, the Project would not conflict with General Plan Policy 8.1.5.

Policy 8.1.7: Encourage new buildings and
buildings undergoing major retrofits to
exceed Title 24 energy efficiency
standards.

Uses proposed by the Project are not inherently energy
intensive, and the Project energy demands in total would comply with current Title 24 energy efficiency standards and due to the continued upgrades to Title 24 standards new construction would be comparable to, or less than, other industrial projects of similar scale and configuration in terms of energy use. Compliance with the Riverside County CAP provides additional energy efficiencies that exceed Title 24.

Therefore, the Project would not conflict with General Plan Policy 8.1.7.

Safety (Chapter 9)
Goal 9.10: A City that is prepared for the potential impacts of climate change.

Policy 9.10.2: Encourage new development
and redesign of existing buildings to take
steps to reduce the impacts of extreme heat
events, including:
• Design buildings to use less
mechanical heating and cooling
through use of passive solar
techniques.

No Conflict. As discussed in DEIR Section 3.0, Project
Description, the Project shall implement the County of
Riverside's 2019 Climate Action Plan (CAP) Screening Table Measures which include cool roofs, enhanced insulation, and energy efficient heating/cooling equipment, and on -site solar to provide 20% of the Project's energy requirements.

Additionally, as shown on DEIR Figure 3-14, Master Landscape Plan, streetscape landscaping presents a combination of evergreen and deciduous trees, low shrubs, and masses of Beaumont Pointe Specific Plan Project
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General Plan Policy
Applicability
• Support and incentivize, as
feasible, energy efficiency and
weatherization programs.
• Protect and expand the City's
urban tree canopy to provide
shade, increase carbon
sequestration, and purify the air.
• Provide shade structures in public
parks, outdoor playgrounds, and
bus shelters.
groundcovers. Therefore, the Project would not conflict with General Plan Policy 9.10.2.

Policy 9.10.3: Require enhanced water
No Conflict. As discussed in DEIR Section 4.19, Utilities and Service Systems, the Project would construct an on -site recycled water system. The Project would connect a proposed 14 -inch recycled water line that would connect to the existing 14 -inch recycled water line within the adjacent Hidden Canyon development at 4th Street. The Project will comply with CAP points for increased efficient use of water both inside the building and for landscaping irrigation. Additionally, the Project would be required to comply with Chapter 17.06 of the Municipal Code. Therefore, the Project would not conflict with General Plan Policy 9.10.3.
conservation measures in new development
and redesign of existing buildings to
address the possibility of constrained future
water supplies, including:
• Compliance with existing
landscape water conservation
ordinance (Chapter 17.06 of the
Municipal Code).
• Use of water conservation
measures in new development
beyond current requirements.
• Installation of recycled water use
and graywater systems.

Land Use (Chapter 11)
Goal 11.12: Encourage development to be efficient in the use of non-renewable resources, including water, energy, and air quality.

Policy 11.12.1: Promote the use of energy
and water conservation technologies and
practices.

Policy 11.12.3: Consider sustainable
development practices that reduce energy
and water demand.

No Conflict. The Project proposes conventional industrial uses reflecting contemporary energy efficient/energy conserving designs and operational programs. Energy efficiency/energy conservation attributes of the Project would be complemented by increasingly stringent State and federal regulatory actions addressing vehicle fuel economies and vehicle emissions standards; and enhanced building/utilities energy efficiencies mandated under California building codes (e.g., Title 24, California Green Building Standards Code). The Project would comply with Title 24 of the California Code of Regulations and proposes conventional industrial uses reflecting contemporary energy efficient/energy conserving designs and operational programs. Uses proposed by the Project are not inherently energy intensive, and the Project energy demands in total would be comparable to, or less than, other industrial projects of similar scale and configuration.

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General Plan Policy
Applicability
As discussed in DEIR Section 4.19, Utilities and Service Systems, the Project would construct an on -site recycled water system. The Project would connect a proposed 14 -inch
recycled water line that would connect to the existing 14 -inch recycled water line within the adjacent Hidden Canyon
development at 4th Street.

Therefore, the Project would not conflict with General Plan Policies 1.12.1 and 11.12.3.

Policy 11.12.4: Ensure that new
development does not result in wind and
solar access impacts.

No Conflict. As shown in DEIR Table 4.8-6, 20% of the
Project's energy consumption would be from solar consistent with the CAP requirement. Furthermore, the Project's
architecture would include skylights and clerestory windows to allow for increased use of passive solar design and day -lighted in new structures. Therefore, the Project would not conflict with General Plan Policy 11.12.4.

Policy 11.12.6: Improve air quality through
improved walkability, reduced vehicular
use and enhanced non- vehicular travel.

No Conflict. The Project includes installation of sidewalks along the Project site's frontage with Jack Rabbit Trail and 4th Street and along Industrial Way, a proposed private road located along the north side of the proposed industrial buildings. The Project Applicant proposes curb adjacent sidewalks and pedestrian paths to encourage and enhance pedestrian activity throughout the Project site. Additionally, the Project would include the installation of bicycle racks and lockers at each of the proposed light industrial buildings.

Therefore, the Project would not conflict with General Plan Policy 11.12.6.

The Project would be required to implement Mitigation Measures MM 4.3-3 through MM 4.3-17 and MM 4.8-1, above. As discussed under Section 5.2.2, above, even with incorporation of all feasible mitigation measures, impacts would exceed the applicable 3,000 MT CO2e threshold of significance and remain significant and unavoidable.

5.2.4 CUMULATIVE IMPACTS
Impact Statement: The Project would result in a cumulatively considerable impact related to GHG emissions.
❑ Findings
Potential cumulative impacts of the Project related to GHG emissions are discussed in detail in Section

4.8.8 of the DEIR. CEQA Guidelines Section 15130(f), clarify that the effects of GHG emissions are cumulative and should be analyzed in the context of CEQA's requirements for cumulative impact analysis (see Sections 5.2.2 and 5.2.3, above). Because GHG impacts would exceed the applicable 3,000 MT CO2e threshold of significance, project impacts are cumulatively considerable under CEQA Guidelines Section 15130(0. The Project would not conflict with plans, policies, and regulations adopted for the purpose of reducing the emissions of GHG emissions. However, despite plan Beaumont Pointe Specific Plan Project
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consistency, the Project's long-term operational GHG emissions would exceed the City's significance threshold of 3,000 MTCO2e per year. As such, a significant impact would occur as a result of the proposed Project. The Project is required to comply with Mitigation Measures MM 4.3-3 through 4.3- 17 and MM 4.8-1, which would reduce impacts to the extent feasible, however, impacts would remain significant and unavoidable.

Because no single project is large enough to result in a measurable increase in global concentrations of GHG emissions, climate change impacts of a project are considered on a cumulative basis consistent with the requirements outlined in CEQA Guidelines Section 15064(h)(3). As discussed, incorporation of mitigation would contribute to minimizing emissions. However, implementation of the Project would still result in net annual emissions that exceed the GHG emissions significance threshold of 3,000 MTCO2e/yr. Therefore, Project -related GHG emissions and their contribution to global climate change would be cumulatively considerable, and GHG emissions impacts would be significant. (DEIR p. 4.8-59)

5.3 NOISE

5.3.1 THRESHOLD A
Impact Statement: The Project would generate a substantial permanent increase in ambient noise levels from off -site traffic -related noise in the vicinity of the Project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies.

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❑ Findings
Potential impacts of the Project related to Threshold a are discussed in detail in Section 4.13.7 of the DEIR. The Project's incremental noise level represents the difference between the Existing (baseline) conditions and the Existing plus Project Buildout conditions. The Project would result in a significant impact from off -site traffic -related noise at four roadway segments (#1, #4, #5, and #6) due to the added Project traffic. Therefore, the Project -related off -site traffic noise level increases at adjacent noise -sensitive land uses are considered a significant impact. Both rubberized asphalt and off -site noise barriers are considered as potential noise mitigation measures to reduce the potentially significant off - site traffic noise level increases. However, due the reasons outlined below neither form of mitigation is recommended for implementation since they would not eliminate or substantially lessen the off -site traffic noise level increases at the adjacent land uses to the impacted roadway segments. No feasible mitigation measures exist to reduce Project traffic noise impacts. Impacts would remain significant and unavoidable. Pursuant to Section 21081(a)(3) of the California Public Resources Code, as described below, the City has determined that specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures or alternatives identified in the EIR. ❑ Substantial Evidence
Operational Noise Impact Analysis — Off -Site Traffic Noise To evaluate off -site noise increases that could result from Project -related traffic, noise levels were modeled for the following scenarios:
• Existing (2020) plus Project Conditions
o Existing plus Project (Phase 1)
o Existing plus Project (Phase 1 + 2)
o Existing plus Project (Project Buildout)
• Opening Year Conditions
o Opening Year (2023)
• Without Project
• With Project (Phase 1)
o Opening Year (2025)
• Without Project
• With Project (Phase 1 + 2)
o Opening Year (2027)
• Without Project
• With Project (Project Buildout)
• Horizon Year (2045) Conditions
o Without Project
o With Project
The Project would result in a significant impact from operational traffic noise during Existing (2020) plus Project conditions, Opening Year (2023 and 2027) plus Project Conditions, and Horizon Year (2045) Plus Project Conditions for three roadway segments (#4, #5, and #6, listed below). Additionally, Beaumont Pointe Specific Plan Project
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during Existing (2020) plus Project conditions, the Project would result in a significant impact for roadway segment #1. Under Opening Year (2025) plus Project Conditions, the Project would result in a significant impact for one roadway segment (segment #6). Project off -site traffic noise level ranges for each of the scenarios is provided in DEIR Tables 4.13-15 to 4.13-21.

DEIR Table 4.13-22, Off -Site Traffic Incremental Noise Level Increase Summary, presents a summary of the cumulative and project incremental noise level increases presented in Table 4.13-15 to Table

4.13-21 for each of the six -study area roadway segments by traffic condition. As shown, four of the following study area roadway segments are shown to experience potentially significant off -site traffic noise level increases due to the added Project traffic. Therefore, the Project's contribution to off -site traffic noise would result in a substantial permanent increase in ambient noise levels and Project -related impacts on the following road segments would be significant:
• Potrero Boulevard south of Oak Valley Parkway (Segment #1). o Project Increment Increase of 1.6 dBA, which is over the threshold of 1.0 dBA. • 4th Street east of Potrero Boulevard. (Segment #4).
o Project Increment of 5.8 dBA, which is over the threshold of 1.0 dBA • 4th Street east of Veile Avenue (Segment #5).
o Project Increment of 6.5 dBA, which is over the threshold of 1.0 dBA • 4th Street west of Potrero Boulevard. (Segment #6).
o Project Increment of 21.2 dBA, which is over the threshold of 0.0 dBA (DEIR pp. 4.13- 29 to 4.13-34)
As analyzed in DEIR Sections 4.13.10 and 4.13.11 and further discussed below, no feasible mitigation measures exist to reduce Project traffic noise impacts during Existing (2020) plus Project conditions, Opening Year (2023 and 2027) plus Project Conditions, and Horizon Year (2045) Plus Project Conditions for three roadway segments (#4, #5, and #6); and under Opening Year (2025) plus Project Conditions, for one roadway segment (segment #6).

Significant off -site traffic noise level increases identified under Existing Conditions do not have the potential to occur, since the Project will not be fully developed and occupied under existing conditions, but rather under future conditions. Additionally, Segments #4, #5, and #6 are located in industrial areas and are not located immediately adjacent to any noise sensitive land uses. This is consistent with the City's General Plan EIR that determined that buildout of the City's General Plan could result in new vehicular traffic which could exceed the FHWA thresholds and could substantially increase the ambient noise levels in the City and its SOI. The City's General Plan recognizes that an increase in noise levels will occur in industrial areas due to truck traffic. The City's General Plan goals and policies, therefore, are focused on protecting noise sensitive receptors from road noise, while encouraging timely and efficient goods movement that does not significantly contribute to noise in the City. The Project is located adjacent to the SR -60, which is identified as a Truck Priority roadway in General Plan Figure 4.9, and truck trips would be routed through an industrial area to Potrero Boulevard.

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The City incorporated a number of General Plan policies and implementation programs to reduce traffic -related noise impacts, including the following polices: 10.1.2 (enforce noise standards), 10.1.3 (protect noise sensitive uses), 10.1.4 (require noise mitigation in the design of new development),

10.1.5 (require new development to implement measures to normally compatible range), 10.1.8 (promote effective enforcement of federal, State, and City noise standards), 10.2.1 (work with Caltrans and FHA), 10.2.2 (enforce speed limits to reduce noise and enforce truck and bus routes), 10.2.3 (prohibit truck routes through neighborhoods with sensitive receptors), 10.2.4 (reduce roadway noise),

10.2.5 (traffic calming measures), 10.2.6 (encourage noise -reducing paving materials), and 10.2.7 (reduce noise generated from City -owned vehicles). Applicable implementation actions include: N2 (requirement for acoustical studies) and N5 (traffic noise assessments). Compliance with the City's General Plan policies and implementation actions would reduce impacts to the extent feasible but would remain significant and unavoidable. (DEIR, pp. 4.13-39 to 4.13-40) Rubberized Asphalt
Due to the potential noise attenuation benefits, rubberized asphalt is considered as a mitigation measure for the off -site Project -related traffic noise level increases. To reduce traffic noise levels at the noise source, Caltrans research has shown that rubberized asphalt can provide noise attenuation of approximately 4 dBA for automobile traffic noise levels. Changing the pavement type of a roadway has been shown to reduce the amount of tire/pavement noise produced at the source under both near - term and long-term conditions. Traffic noise is generated primarily by the interaction of the tires and pavement, the engine, and exhaust systems. For automobiles noise, as much as 75 to 90% of traffic noise is generated by the interaction of the tires and pavement, especially when traveling at higher and constant speeds. According to research conducted by Caltrans and the Canadian Ministry of Transportation and Highways a 4 dBA reduction in tire/pavement noise is attainable using rubberized asphalt under typical operating conditions.

The effectiveness of reducing traffic noise levels is higher on roadways with low percentages of heavy trucks, since the heavy truck engine and exhaust noise is not affected by rubberized alternative pavement due to the truck engine and exhaust stack height above the pavement itself Per Caltrans guidance, a truck stack height is modeled using a height of 11.5 feet above the road. With the primary off -site traffic noise source consisting of heavy trucks with a stack height of 11.5 feet off the ground, the tire/pavement noise reduction benefits associated rubberized asphalt will be primarily limited to autos.

While the off -site Project -related traffic noise level increases would theoretically be reduced with the 4 dBA reduction provided by rubberized asphalt, the reduction would not provide reliable benefits for the noise levels generated by heavy truck traffic. This, as previously stated, is due to the noise source height difference between automobiles and trucks. While rubberized asphalt will provide some noise reduction, this noise study recognizes that this is only effective for tire -on -pavement noise at higher speeds and would not reduce truck -related off -site traffic noise levels associated with truck engine and exhaust stacks to less than significant levels. Since the use of rubberized asphalt would not substantially lessen off -site traffic noise levels, rubberized asphalt is not proposed as mitigation for the Project and Beaumont Pointe Specific Plan Project
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the off -site Project -related traffic noise level increases at adjacent land uses under Existing Conditions would remain significant. (DEIR, p. 4.13-40)
Off -Site Noise Barriers
Since existing and future noise -sensitive receiving land uses are located adjacent to the impacted roadway segments in the Project study area, off -site noise barriers were considered in this analysis as a potential traffic noise mitigation measure to reduce the impacts. Off -site noise barriers are estimated to provide a readily perceptible 5 dBA reduction which, according to the FHWA, is simple to attain when blocking the line -of -sight from the noise source to the receiver. As previously discussed, Caltrans guidance in the Highway Design Manual, Section 1102.3(3), indicates that for design purposes, the noise barrier should intercept the line of sight from the exhaust stack of a truck to the receptor, and an

11.5 -foot -high truck stack height is assumed to represent the truck engine and exhaust noise source.

Therefore, any exterior noise barriers at receiving noise sensitive land uses experiencing Project - related traffic noise level increases would need to be high enough and long enough to block the line - of -sight from the noise source (at 11.5 feet high per Caltrans) to the receiver (at 5 feet high per FHWA guidance) in order to provide a 5 dBA reduction per FHWA guidance. Installation of a wall would be infeasible because it would require: 1) installation of a minimum 11.5 -foot wall approximately 2.75 miles along 4th Street (from the eastern project boundary to Veile Avenue) and approximately 0.25 miles along Potrero (from SR -60 to 4th Street); 2) permission from multiple landowners would need to be obtained; 3) a wall is currently constructed along Potrero from Oak Valley Parkway to SR -60; 4) installation of a wall would block views; and 5) there are no sensitive receptors along 4th Street or Potrero south of SR -60. Furthermore, the wall would not block traffic -related noise where gaps would be required for curb cuts and vehicle access.

As such, off -site noise barriers would not be feasible and would not lower the off -site traffic noise levels below a level of significance, and therefore, noise barriers are not proposed as mitigation for the Project. (DEIR, p. 4.13-41)
Summary
Both rubberized asphalt and off -site noise barriers are considered as potential noise mitigation measures to reduce the potentially significant off -site traffic noise level increases. However, due the reasons outlined above neither form of mitigation is recommended for implementation since they would not substantially lessen or eliminate the off -site traffic noise level increases at the adjacent land uses to the impacted roadway segments. Therefore, Project -related off -site traffic noise level increases are considered significant and unavoidable under Project -level and cumulative conditions. (DEIR, p.

4.13-41)

5.3.2 CUMULATIVE IMPACTS
Impact Statement: The Project would generate a substantial permanent increase in ambient noise levels from off -site traffic -related noise in the vicinity of the Project in excess of standards under cumulative conditions, as detailed in Section 5.3.1, above.

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❑ Findings
Potential cumulative impacts of the Project related to noise are discussed in detail in Section 4.13.8 of the DEIR. The Project would result in a significant impact from off -site traffic -related noise at four roadway segments (#1, #4, #5, and #6). Therefore, off -site traffic noise level increases at adjacent noise -sensitive land uses are considered a significant impact. No feasible mitigation measures exist to reduce or eliminate Project traffic noise impact and impacts would remain significant and unavoidable.

Specific economic, legal, social, technological, or other considerations, make infeasible the mitigation measures or project alternatives identified in the EIR. ❑ Substantial Evidence
The traffic -related noise analysis contained in the Noise Impact Analysis (DEIR Technical Appendix J) for Opening Year (2023, 2025, 2027) and Horizon Year (2045) was based upon the Project's Traffic Impact Analysis (DEIR Technical Appendix Kl) which considers impacts based on the addition of related projects as well as ambient growth. The percentage of ambient growth and cumulative development traffic applied to each cumulative scenario is detailed in Section 4.7 of the Traffic Analysis Report (DEIR Technical Appendix K1). As shown in DEIR Table 4.13-22, the Project's traffic -related noise impacts would be significant for four roadway segments: #1 (Potrero Boulevard south of Oak Valley Parkway); #4 (4th Street east of Potrero Boulevard); #5 (4th Street east of Veile Avenue); and #6 (4th Street west of Potrero Boulevard). Therefore, the Project's traffic -related noise impacts along study area roadway segments would be cumulatively considerable and result in a significant cumulative impact.

5.4 TRANSPORTATION

5.4.1 THRESHOLD B
Impact Statement: The Project would conflict with CEQA Guidelines Section 15064.3, subdivision (b).
❑ Findings
Potential impacts of the Project related to Threshold b are discussed in detail in Section 4.17.7 of the DEIR. The Project would result in a significant VMT impact. The Project is required to comply with Mitigation Measure MM 4.17-1, which would reduce impacts to the extent feasible; however, impacts would remain significant and unavoidable. The City finds that the above mitigation measures are feasible, are adopted, and will reduce some of the proposed Project transportation impacts attributable to trips generated by the proposed Project. However, since implementation and effectiveness of TDM measures will vary according to the tenants which are unknown at this time, the extent and effectiveness of mitigation cannot be determined. The significance determination is based on a conservative worst - case scenario whereby it is assumed that effectiveness of VMT mitigation and project design features cannot be guaranteed based on research to date and therefore, the impacts are significant and unavoidable.

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Pursuant to Section 21081(a)(3) of the California Public Resources Code the City has determined that specific economic, legal, social, technological, or other considerations make infeasible the mitigation measures and alternatives identified in the EIR.
❑ Substantial Evidence
Since the Project does not meet any of the Project Type, Low VMT, or Transit Priority Area (TPA) screening criteria, a Project level VMT analysis was prepared to determine the Project impacts on VMT. Consistent with City VMT Guidelines, Project generated VMT includes all vehicle trips that are traced to the Project's transportation analysis zone. In addition, since the proposed Project also contains a significant amount of industrial land use, a calculation of Project VMT related to heavy -trucks has also been provided for informational purposes. The Project would result in a significant project generated VMT impact if the following condition is met:
• Baseline project generated VMT per service population (SP) exceeds 3% below the City of Beaumont current average VMT per service population. The City's current average VMT per service population is 27.87.

DEIR Table 4.17-2, Project VMT per SP Comparison, shows the Project Baseline VMT per SP compared to the City's adopted impact threshold. As shown, the Project's baseline VMT per SP is

39.19, which would exceed the City's current VMT per service population by 45%. As such, the Project's VMT impact is potentially significant. (DEIR, pp. 4.17-14 to 4.17-16) As described in DEIR Section 4.17.10, Transportation demand management (TDM) strategies have been evaluated for reducing VMT impacts that were determined to be potentially significant. The effectiveness of TDM strategies to reduce VMT has been determined based on the SB 743 Implementation TDM Strategy Assessment (Fehr & Peers, 2019) ("WRCOG Report") prepared for WRCOG and the Quantifying Greenhouse Gas Mitigation Measures (CAPCOA, 2010). In addition to specific tenancy considerations, which may affect the effectiveness of TDM measures, land use context is a major factor relevant to the potential application and effectiveness of TDM measures. More specifically, the land use context of the Project is characteristically suburban. The analysis provided by WRCOG shows that a rural to suburban community like Beaumont without a well -developed transportation system is unlikely to achieve anywhere near a 15% reduction in VMT regardless of project -specific mitigation. The Project's suburban context acts to reduce the range of feasible TDM measures and moderates their potential effectiveness. Relevant discussion in this regard is presented in the following excerpt from the WRCOG Report:

The Technical Advisory relies on the Quantifying Greenhouse Gas Mitigation Measures, (CAPCOA) 2010 resource document to help justify the 15 percent reduction in VMT threshold stating, " . . . fifteen percent reduction in VMT are achievable at the project level in a variety of place types . . . ". A more accurate reading of the CAPCOA document is that a fifteen percent is the maximum reduction when combining multiple mitigation strategies for the suburban center place type. For suburban place types 10 percent is the maximum and requires a project to contain a diverse land use mix, Beaumont Pointe Specific Plan Project
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workforce housing, and project -specific transit. It is also important to note that the maximum percent reductions were not based on data or research comparing the actual performance of VMT reduction strategies in these place types. Instead, the percentages were derived from a limited comparison of aggregate citywide VMT performance for Sebastopol, San Rafael, and San Mateo where VMT performance ranged from 0 to 17 percent below the statewide VMT/capita average based on data collected prior to 2002. Little evidence exists about the long-term performance of similar TDM strategies in different land use contexts. As such, VMT reductions from TDM strategies cannot be guaranteed in most cases (Fehr & Peers, 2019, pp. 65-66).

Even under the most favorable circumstances, projects located within a suburban context, such as the proposed Project evaluated here, can realize a maximum 10% reduction in VMT through implementation of feasible TDM measures. This could result in reduction from 39.19 to 35.27 VMT per SP which would still exceed of the jurisdiction's current average VMT per SP threshold of 27.03 by 30.5%.

Given the City's rural/suburban land use context, the following TDM measures were identified as the most appropriate and incorporated into Mitigation Measure MM 4.17-1, below. • Diversifying land use;
• Improving pedestrian networks;
• Implementing traffic calming infrastructure;
• Building low -street bicycle network improvements;
• Encouraging telecommuting and alternative work schedules; and • Providing ride -share programs.

Consistent with VMT reduction measures described within CAPCOA and further evaluated within the WRCOG Report and City's VMT Guidelines, reductions to VMT shall include the strategies identified in Mitigation Measure MM 4.17-1. In addition to Mitigation Measure MM 4.17-1, the Project would provide pedestrian and bicycle network improvements within the development connecting to existing off -site facilities to the east along 4th Street. Additionally, Section 3.6, Energy Efficiency Development Criteria, of the Specific Plan includes the following TDM measures: car/vanpool program with preferred parking; bike lockers and secure bike racks; preferential parking spaces for car -share, carpool; and installation of electric vehicle charging stations (see DEIR pp. 3-18 to 3-19).

MM 4.17-1
Prior to the issuance of building permits, the Project Applicant shall incorporate the TDM measures identified below. Verification that the TDM measures completed shall be verified by the City's Public Works Director.
a. Where applicable ensure design of key intersections and roadways encourage the use of walking, biking and, where applicable, transit. b. Collaborate with the Riverside Transit Authority (RTA) to determine the feasibility of providing new or re-route existing transit services to the site.

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c. Commute trip reduction (CTR) programs offered to encourage the use of biking.
d. Encourage CTR programs may also provide for alternative work or compressed work schedules to reduce the number of days an employee commutes to work.

Project components and mitigation measures available to reduce VMT include: developing pedestrian network improvements, providing design features that encourage people to walk or bike instead of drive, implementing TDM measures such as those listed in Mitigation Measure MM 4.17-1, car/vanpool program with preferred parking; bike lockers and secure bike racks; preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles; and installation of electric vehicle charging stations. Various design features are included in the Project to encourage pedestrian and bicycle activity (sidewalks and bicycle parking). Encouraging businesses to allow telecommuting and alternative work week hours and to use ridesharing programs also can reduce VMT, but the City has no jurisdictional authority to mandate the businesses practices of private enterprises. Additionally, while these measures would reduce VMT, there is no means to quantify any VMT reductions that could result, and even if VMT reductions could be quantified, it likely would not reduce impacts to less than significant.

It is also recognized that as the Project area and surrounding communities develop as envisioned under the City's General Plan (Beaumont 2040 Plan), new residential, retail, and industrial development would be implemented. These actions could collectively alter transportation patterns, improve the region's jobs/housing ratio, reduce VMT, and support implementation of new or alternative TDM measures. Additionally, the effectiveness of some of the TDM strategies that have potential to reduce the Project VMT are dependent on as yet unknown Project building tenant(s), which can change over time; and as noted above, "VMT reductions from TDM strategies cannot be guaranteed in most cases." Hence, relying on TDM programs tied to tenants would likely result in the need for on -going monitoring to verify performance Therefore, Project impacts related to VMT would be significant and unavoidable. (DEIR pp. 4.17-22 to 4.17-24)

5.4.2 CUMULATIVE IMPACTS
Impact Statement: The Project would result in a cumulative VMT impact since the Project was found to have a significant and unavoidable impact at the project level. The Project's baseline VMT per SP is 39.19, which would exceed the City's current VMT per service population by 45%. ❑ Findings
Potential cumulative impacts of the Project related to transportation are discussed in detail in Section

4.17.8 of the DEIR. The Project would result in a significant cumulative VMT impact. The Project is required to comply with Mitigation Measure MM 4.17-1, which would reduce impacts to the extent feasible; however, impacts would remain significant and unavoidable. The City fmds that the above mitigation measures are feasible, are adopted, and will reduce some of the proposed Project transportation impacts attributable to trips generated by the proposed Project. However, since implementation and effectiveness of TDM measures will vary according to the tenants which are unknown at this time, Beaumont Pointe Specific Plan Project
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the extent and effectiveness of mitigation cannot be determined. The significance determination is based on a conservative worst -case scenario whereby it is assumed that effectiveness of VMT mitigation and project design features cannot be guaranteed based on research to date and therefore, the impacts are significant and unavoidable. Pursuant to Section 21081(a)(3) of the California Public Resources Code, as described below, the City has determined that specific economic, legal, social, technological, or other considerations make infeasible the alternatives and mitigation measures identified in the EIR.
❑ Substantial Evidence
OPR's Technical Advisory states that "a project that falls below an efficiency -based threshold (e.g., VMT per service population) that is aligned with long-term goals and relevant plans has no cumulative impact distinct from the project impact. Accordingly, a finding of a less than significant project impact would imply a less than significant cumulative impact and vice versa. This is similar to the analysis typically conducted for greenhouse gas emissions, air quality impacts, and impacts that utilize plan compliance as a threshold of significance." Since the Project was found to have a significant and unavoidable impact at the project level, it is also considered to be cumulatively considerable and therefore to have a significant cumulative impact. (DEIR p. 4.17-21) The Project would be required to implement Mitigation Measure MM 4.17-1 to reduce VMT, including car/vanpool program with preferred parking; bike lockers and secure bike racks; preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles; and installation of electric vehicle charging stations. However, for the reasons set for in Section 5.4.1, even with implementation of all feasible mitigation measures, impacts would not be substantially lessened and would remain significant and unavoidable.

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6.0 OTHER CEQA CONSIDERATIONS

6.1 SIGNIFICANT IRREVERSIBLE ENVIRONMENTAL CHANGES
The State CEQA Guidelines require EIRs to address any significant irreversible environmental changes that would be involved with the proposed action should it be implemented (CEQA Guidelines Section 15126.2[d]). An environmental change would fall into this category if: a) the project would involve a large commitment of non-renewable resources; b) the primary and secondary impacts of the project would generally commit future generations to similar uses; c) the project involves uses in which irreversible damage could result from environmental accidents associated with the project; or d) the proposed consumption of resources is not justified (e.g., the project results in the wasteful use of energy).
❑ Finding
The Project's potential to result in significant irreversible environmental changes are discussed in detail in Subsection 5.2 of the DEIR. Significant irreversible environmental changes have been identified, as described below. The Project would permanently alter the site by converting vacant and undeveloped property to urban uses, which would commit future generations to similar uses. Construction and long- term operation of the Project would require the commitment and reduction of nonrenewable and/or slowly renewable resources; however, nonrenewable resources are not expected to negatively impact the availability of these resources. As demonstrated in the analysis presented throughout the DEIR, implementation of the proposed Project would not result in significant and unavoidable environmental effects that cannot be feasibly reduced to below levels of significance, with the exception of significant and unavoidable impacts to air quality, greenhouse gas emissions, off -site traffic noise, and VMT impacts.
❑ Substantial Evidence
Determining whether the Project may result in significant irreversible effects requires a determination of whether key resources would be degraded or destroyed in such a way that there would be little possibility of restoring them. The Project site is currently and has historically been vacant and undeveloped, except for the eastern portion of the site that contains the paved portion of Jack Rabbit Trail. The Project would permanently alter the site by converting vacant and undeveloped property to urban uses, which would commit future generations to similar uses. This is a significant irreversible environmental change that would occur because of Project implementation.

Construction and long-term operation of the Project would require the commitment and reduction of nonrenewable and/or slowly renewable resources, including petroleum fuels and natural gas (for vehicle emissions, construction, lighting, heating, and cooling of structures) as well as lumber, sand/gravel, steel, copper, lead, and other metals (for use in building construction, piping, and roadway infrastructure). Other resources that are slow to renew and/or recover from environmental stressors would also be impacted by Project implementation, such as air quality (through the combustion of fossil fuels and production of greenhouse gases) and water supply (through the increased demands for potable water for drinking, cleaning, landscaping, and general maintenance needs). However, use of Beaumont Pointe Specific Plan Project
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nonrenewable resources is not expected to negatively impact the availability of these resources because there is adequate supply (DEIR Section 4.6, Energy). Additionally, the Project is required by law to comply with the California Green Building Standards Code (CALGreen), which will minimize the Project's demand for energy, including energy produced from non-renewable sources. Further, as indicated in DEIR Section 4.6, Energy, the Project would not result in the inefficient, wasteful, or unnecessary consumption of energy.

An increased commitment of public and utility services (e.g., police, fire, sewer, and water services) would also be required, as it is for all projects, although to less than significant extent. Project development is an irreversible commitment of the land and energy resources and building materials.

After the 50- to 75 -year structural lifespan of the building is reached, it is improbable that the site would revert to its current use due to the large capital investment that will already have been committed. (DEIR, p. 5-4)

6.2 GROWTH -INDUCING IMPACTS
CEQA requires a discussion of the ways in which the proposed Project could be growth inducing. The CEQA Guidelines identify a project as growth inducing if it would foster economic or population growth or the construction of additional housing, either directly or indirectly, in the surrounding environment (CEQA Guidelines Section15126.2[e)]).
❑ Finding
The Project's potential to result in growth -inducing impacts is discussed in detail in Subsection 5.3 of the DEIR. For the reasons described in detail below, the Project will not 1) remove obstacles to growth because the infrastructure on site is designed and sized to only serve the Project and would not extend beyond the Project site; 2) result in the need to expand one or more public services (see Section 4.15, Public Services, of the DEIR); 3) encourage or facilitate economic effects that could result in other activities that could significantly affect the environment because it would provide jobs in a housing - rich area and will improve the jobs -housing ratio and it is anticipated that workers would come from the City and nearby in the region; and 4) involve a precedent setting action that could encourage and facilitate other activities that could significantly affect the environment because the Project is limited to the Project site's boundaries and does not include any components that would indirectly affect existing or planned uses on neighboring properties . Additionally, Project development is occurring adjacent to an industrial corridor, as designated by the City. The development of the proposed commercial, industrial, and open uses on the Project site would not reasonably or foreseeably cause the redevelopment of other properties or cause development on other properties. Based on the entire record, the City finds that the Project would not directly or indirectly induce growth in the surrounding area which could result in a significant adverse effect to the environment.

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❑ Substantial Evidence
Would this project remove obstacles to growth (e.g., through the construction or extension of major infrastructure facilities that do not presently exist in the project area or through changes in existing regulations pertaining to land development)? No. While the Project would require the construction and extension of roadways and utility infrastructure to serve the development (DEIR Figure 3-8, Conceptual Circulation Plan, shows the Project's proposed circulation and roadway sizes and classifications), the Project is located at the end of a cul-de-sac, no further adjacent development is likely to occur near it, and roadway infrastructure on site is designed and sized to serve only the Project. The Project would construct four main roadways for on -site circulation -4th Street, Jack Rabbit Trail, Entertainment Avenue, and Industrial Way, with access to the Project site from 4th Street, which would be constructed from Jack Rabbit Trail at the easterly edge of the Project site to provide a looped road system around the entire site. Since all proposed roadways would be constructed on site and for the exclusive purpose of serving the proposed development, the Project would not create major new infrastructure that could result in substantial, unplanned growth or remove obstacles to population growth or facilitate additional development.

The same assessment applies to utilities which are being extended to serve the Project. Water, reclaimed water, and sewer infrastructure is currently under construction to the center line of 4th Street 350 feet east of the eastern boundary of the Project site. As shown in DEIR Figures 3-9, 3-10, and 3- 11, the proposed potable water, reclaimed water, and sewer system would connect to infrastructure lines from the Hidden Canyon Industrial Park project located immediately to the east to the Project to provide service to the Project site. The Project site is located at the end of a cul-de-sac and is surrounded by existing development to the east, the SR -60 to the north, and MSHCP conservation land to the west and to the south/southwest of the site, with rural mountainous lands directly to the south/southeast.

Therefore, infrastructure would not extend beyond the Project site and would not induce population growth. Since all proposed utility infrastructure would connect to lines at the eastern edge of the Project site and would be sized to exclusively serve the proposed development, this Project infrastructure would not directly or indirectly remove obstacles to population growth or facilitate additional development.

Would this project result in the need to expand one or more public services to maintain desired levels of service?
No. The Project would not require the expansion of existing public service facilities either to serve the Project or maintain desired levels of service. Implementation of the Project would result in an increased requirement for fire and police protection services. However, considering the existing resources available, the Project is not expected to result in the need for new or physically altered governmental facilities, the construction of which could cause significant environmental impact. Development of the Project would not result in an increase in the population of the Project area and therefore would not increase the demand for schools, parks or libraries, which would require the construction of new or expanded public facilities. As such, implementation of the Project would not adversely affect other public facilities or require the construction of new or modified public facilities and no impact would Beaumont Pointe Specific Plan Project
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occur. If these facilities or associated resources do need to be expanded in the future to accommodate planned growth within the City, funding mechanisms are in place through existing regulations and standard practices to obtain funds from each new project in the City to contribute to future expansion which would enable to City to accommodate growth. This Project would not, therefore, have significant growth inducing consequences with respect to public services.

Would this project encourage or facilitate economic effects that could result in other activities that could significantly affect the environment?
No. A project could indirectly induce growth at the local level by increasing the demand for additional goods and services associated with the increase in project population and thus reducing or removing the barriers to further growth. This occurs in suburban or rural areas where population growth results from a project and causes an increased demand for services and commodity markets responding to the new population. This type of growth is, however, a regional phenomenon resulting from introduction of a major employment center or regionally significant housing project. For example, additional commercial uses may be drawn to the area by the increased number of residents in the area because of a project.

While economic growth is expected to take place as a result of Project implementation from construction jobs, visitors to the commercial uses, and employees generated by the Project, it is anticipated that they will be drawn from the City and nearby and will not result in unplanned population growth within the City. The Project's employees (short-term construction and long-term operational) and visitors would likely be from the region and purchase goods and services from the Project.

As shown in DEIR Table 4.14-1, the City's population and employment has grown steadily over the past decades. As discussed in Section 4.14, Population and Housing, by 2045, the City is anticipated to have a population of 80,200 residents according to SCAG's Connect SoCal and 131,949 by 2040 based on City's estimates. Similarly, SCAG forecasted 15,900 jobs in the City by the year 2045 and the City's General Plan forecasted 21,497 jobs within the City limits (exceeding SCAG forecasts) and 16,727 jobs within the SOI, totaling 38,224 jobs within the City and its SOI by 2040 (City of Beaumont, 2020b). The Project's proposed 5,456 total jobs were anticipated by the City's General Plan and represent approximately 33% of the anticipated jobs within the City's SOI and approximately 14% of the City's total job pool. Therefore, the Project's employment is within both SCAG and City growth forecasts and would contribute to a more balanced job -housing ratio (see DEIR Table 4.14-4). The Project, therefore, is not growth inducing.

The extent to which the new jobs created by a project are filled by existing residents makes a project not growth -inducing. Project construction would require temporary design, engineering, and construction -related jobs. It is anticipated that workers would come from the City and nearby in the region and would not relocate to the City. This would last until Project construction is completed. At Beaumont Pointe Specific Plan Project
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full -Project build out, the Project is estimated to generate approximately 5,456 permanent jobs." Employees would come from within the City or the surrounding region because there is an imbalance of jobs and housing in Western Riverside County and the jobs that an industrial and commercial project in the region is likely to provide would be consistent with the job skills of residents in the area. For example, according to SCAG's Pre -Certified Local Housing Data, Beaumont has 19,385 workers living within its borders who work across 13 major industrial sectors. The most prevalent industry is Education & Social Services with 5,714 employees (29.5% of total) and the second most prevalent industry is Retail trade with 2,593 employees (13.4% of total). Additionally, the Construction industry has 1,071 employees (0.06% of total) and the Manufacturing industry has 1,483 employees (0.08% of total). (SCAG, 2021b) The Project's employment generation would not induce substantial growth in the area because the Project would result in service -oriented and industrial -oriented jobs, which are jobs that are anticipated to be filled by residents of the City and surrounding area.

According to the Bureau of Labor Statistics (BLS), in August 2021, the Riverside -San Bernardino - Ontario region's civilian labor force has an unemployment rate of 7.6% (or 159,300 persons) (BLS, 2021), well above average for the state. Accordingly, the Riverside -San Bernardino -Ontario region contains an ample supply of potential employees and the Project's labor demand is not expected to draw a substantial number of new, unplanned residents to the area. Furthermore, approximately 91.1% of Beaumont residents commute outside of the City for work and more housing units are expected to be built within the City over the next 20 years. The Project would provide job opportunities close to home for Beaumont residents, which would subsequently help achieve a better job -to -housing balance within the City.

In summary, because it is anticipated that most of the Project's future employees would already be living in the City or the surrounding areas, the Project's introduction of employment opportunities on the Project site would not induce substantial unplanned growth in the area.

Would approval of this project involve some precedent setting action that could encourage and facilitate other activities that could significantly affect the environment? No. The Beaumont General Plan Land Use and Community Design Element designates the Project site as Rural Residential The Project Applicant's proposed General Plan Amendment (GPA) PLAN2019- 0284 would amend the City's General Plan Land Use Map to modify the land use designations for the Project site from "Rural Residential" to "Industrial (I)," "General Commercial (GC)," "Open Space (OS)," and "Open Space -Conservation (OS -C)." The Project Applicant also proposes to annex and incorporate the Project site into the City. As such, the Project Applicant is proposing Pre -Zone PLAN2019-0283 to amend the City's Zoning Map to include the Project site and classify the Project site as "Specific Plan (Beaumont Pointe Specific Plan)". The Project is limited to the Project site's boundaries and does not include any components that would indirectly affect existing or planned uses on neighboring properties. Project development is occurring adjacent to an industrial corridor, as " Based on standard employment factors in the City's General Plan. Specifically, 1,000 s.f./employee for 4,500,000 s.f. Industrial Warehouse, 750 s.f./employee for 500,000 s.f. General Light Industrial, and 1,163 s.f./employee for 336,000 s.f. of Commercial.

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designated by the City. The development of the proposed commercial, industrial, and open uses on the Project site would not reasonably or foreseeably cause the redevelopment of other properties or cause development on other properties.

Furthermore, the Project's potential influence on other nearby properties to redevelop at greater intensities and/or different uses than the City's General Plan and Zoning Code allow is speculative; however, it should be noted that implementation of the Project would not result in the approval of proposed uses on any other property outside of the Project site. CEQA does not require the analysis of speculative effects (State CEQA Guidelines Section 151454). If any other property owner were to propose development of a property in the Project vicinity or in any part of the City, the development project would require evaluation under CEQA based on its own merits.

The operation and maintenance of the Project would generate jobs, but any potential growth -inducing impact of the employment of persons at the Project site was accounted for in the City's General Plan, as the Project's proposed 5,456 total jobs represent approximately 33% of the anticipated jobs within the City's SOI and approximately 14% of the City's total job pool. Accordingly, the Project would not directly or indirectly promote growth either at the Project site or at the adjacent and surrounding properties that were not accounted for in the City's General Plan. Upon the approval of the General Plan Amendment, Pre -Zone, Specific Plan, VTPM, and Development Agreement for the Project, the Project would be consistent with the existing General Plan land use designation and Zoning classification for the Project site. (DEIR, pp. 5-5 to 5-8).

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7.0 ALTERNATIVES

7.4.1 ALTERNATIVES CONSIDERED AND REJECTED
An EIR is required to identify any alternatives that were considered by the Lead Agency but were rejected. Factors described by CEQA Guidelines Section 15126.6 in determining whether to exclude alternatives from detailed consideration in the EIR include: a) failure to meet most of the basic project objectives, b) infeasibility, or c) inability to avoid or substantially lessen one or more significant environmental impacts. The Project's significant impacts that cannot be mitigated to less than significant are: air quality, greenhouse gas emissions, noise, and VMT.

With respect to the feasibility of potential alternatives to the proposed Project, CEQA Guidelines Section 15126.6(f)(1) provides:
"Among the factors that may be taken into account when addressing the feasibility of alternatives are site suitability, economic viability, availability of infrastructure, general plan consistency, other plans or regulatory limitations, jurisdictional boundaries ...and whether the proponent can reasonably acquire, control or otherwise have access to the alternative site..." In determining a range of reasonable alternatives to be evaluated in the EIR, a number of possible alternatives were initially considered and, for a variety of reasons, rejected. Alternatives were rejected because either: 1) they could not accomplish the basic objectives of the Project, 2) they would not have avoided or substantially lessened significant adverse environmental impacts, or 3) they were considered infeasible to construct or operate. Alternatives that were considered but rejected are described below.

Alternative Sites
CEQA does not require that an analysis of alternate sites always be included in an EIR. The key question and first step in the analysis is whether any of the significant effects of the project would be avoided or substantially lessened by putting the project in another location. Only locations that would avoid or substantially lessen any of the significant effects of the project need be considered for inclusion in the EIR (CEQA Guidelines Section 15126.6(f)(2)(A)). In addition, an alternative site need not be considered when implementation is "remote and speculative," such as when the alternative site is beyond the control of a project applicant.

The Project proposes to develop an approximately 539.9 -acre site with a maximum of 246,000 sf of general commercial uses in addition to a 125 -room hotel (90,000 sf) and a maximum of 4,995,000 sf of industrial uses. The Project Applicant has ownership and control over the Project site, and the Project site's location in proximity to SR -60, which provides direct access to the regional transportation network, connecting the site to the Ports of Long Beach and Los Angeles, adjacent to an existing industrial development (under construction) and away from residential uses is conducive to industrial and commercial development.

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There are no alternative sites within the City or its sphere of influence that are similarly sized that would be suitable for industrial and commercial uses proposed by the Project. Other developable land within the City would either require a general plan amendment and zone change or would place industrial and commercial uses closer to established residential communities. Additionally, the Project Applicant does not own or control another suitable site that would achieve the underlying purpose and objectives of the Project. Moreover, an alternative site would not result in reduction of significant impacts.

Given the size and type of the proposed development, a similarly sized project and land use elsewhere in the South Coast Air Basin would result in the same or greater project -level and cumulative air quality, GHG emission, and transportation impacts. Significant unavoidable regional air quality and GHG emission impacts of the Project relate primarily to mobile emissions during operation and are not site specific; therefore, relocation of the Project would not substantially reduce these impacts whether located elsewhere in the City or region. The Project's location is preferrable for industrial and commercial development to other areas of the City because of its proximity to 1) the regional transportation network and major infrastructure, reducing vehicle miles traveled; and 2) within an industrial corridor separated from sensitive receptors (e.g. residential uses, schools, etc.), reducing potential located air quality and associated health risk impacts to surrounding neighborhoods.

Therefore, analysis of an alternative site for the Project is neither meaningful nor necessary, because the significant impacts resulting from the Project would not be avoided or substantially lessened by its implementation in an alternate location.

As a result, this alternative was rejected from further consideration in the DEIR. (DEIR, pp. 6-5 to 6- 6)
All -Commercial Alternative
The All -Commercial Only Alternative would propose the Project site for regional commercial uses only. This was considered as an alternative land use that met or partially met some basic Project objectives. Namely, the All -Commercial Alternative would have the ability to minimize the demand for water resources in support of Objective I and partially meet the following Project Objectives:
• Objective C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City. • Objective D. Creating new job opportunities within the City of Beaumont to improve and maximize the jobs to housing balance within the City and reduce the need for members of the existing local workforce to commute long distances.
• Objective G. Developing a project that utilizes existing investment in capital improvements for water, reclaimed water, sewer, storm drain and circulation facilities to further the planned development of land in the City and in its sphere of influence.

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However, while the commercial uses under the All -Commercial Alternative would construct regional shopping uses providing shopping and restaurants, it would not provide wellness -based retail, including recreation or hospitality, thereby only partially meeting Project Objective E: Fulfilling a need in the City and region for wellness -based retail, including entertainment, recreation, hospitality, and restaurants. Furthermore, this alternative would not meet the following objectives:
• •Objective A. Develop large land areas in the City and particularly south of SR -60 and adjacent to existing industrial uses, infrastructure and truck routes to meet the growing demand for large scale industrial and warehouse development in the City while minimizing impacts of industrial development on residential and other sensitive receptors in the City, which are primarily located north of SR -60.
• Objective F. Developing a center that will accommodate a variety of future tenants, including light manufacturing, warehouse, distribution tenants and other businesses that rely on transportation efficiency within an industrial corridor in a location with superior access to the local and regional transportation network, thereby minimizing truck traffic on local streets and reducing vehicle miles traveled in the region.
• Objective H. Developing a range of warehouse facility options, such as varying structure sizes and building configurations within the City with high -quality businesses to facilitate local and regional distribution of goods while minimizing vehicle miles traveled, air quality and greenhouse gas impacts.

Additionally, the All -Commercial Alternative was rejected from further consideration because it would not reduce or eliminate the Project's significant and unavoidable impacts for air quality, GHG emissions, or VMT. Based on the Institute of Transportation Engineers (ITE) trip rate for regional shopping centers (ITE 820), the All -Commercial Alternative would result in a substantial increase in vehicle trips in comparison to the Project. For example, a 750,000 square foot regional shopping center would generate 34,786 daily trips. Although this alternative would reduce truck trips, it would nearly double the Project's 16,266 daily trips resulting in a substantial increase in air quality emissions, GHG emissions, and transportation impacts. (see DEIR Technical Appendix P). (DEIR, pp. 6-5 to 6-8) Rural Residential Alternative
A Rural Residential Alternative was considered that assumed rural residential uses consistent with the County's existing General Plan and zoning designations. The Project site is designated as Rural Mountainous (RM) in the County of Riverside General Plan, which allows single-family residential uses with a minimum lot size of 10 acres. Based on Riverside County Ordinance No. 348, the Project site is zoned Controlled Development Areas with a minimum 20 -acre lot (W-2-20). Based on the County's existing general plan and zoning designations, the 539.9 -acre Project site would be allowed to develop up to 27 rural residential units. However, the Project site is not well suited to rural development in that it lacks potable groundwater and would require use of septic tanks, which is discouraged. Although water, sewer and roadway infrastructure is available at the easternmost portion of the site, the limited number of units that could be constructed would not be able to sustain the costs Beaumont Pointe Specific Plan Project
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needed to develop roadways or to take the infrastructure connections across the site for these homestead type developments rendering such development infeasible. In addition, development of homes in very high and high severity fire hazard zones in such a dispersed development pattern significantly increases wildfire risk and is highly discouraged, and the amount of fuel modification required could also be difficult to achieve given the limited number of units that would be permitted. Additionally, this alternative would not meet any of the Project objectives. Therefore, this alternative was rejected from further consideration in the DEIR. (DEIR, p. 6-8)

7.4.2 ALTERNATIVES UNDER CONSIDERATION
A. No Project/No Development Alternative
❑ Finding
The No Project/No Development Alternative assumes that no development or improvements would occur on the Project site and the entire site would remain vacant and undeveloped. Under this alternative, no impact would occur and all significant and unavoidable impacts would be eliminated.

However, none of the Project Objectives would be met and environmental benefits from the Project would not be constructed. Thus, The City finds that each of the reasons set forth below is an independent ground for rejecting the No Project/No Development Alternative, and by itself, independent of any other reason, justifies rejection of the No Project/No Development Alternative, and hereby rejects the No Project/No Development Alternative. ❑ Substantial Evidence
The No Project/No Development Alternative assumes that no development or improvements would occur on the Project site and the entire 539.9 -acre site would remain vacant and undeveloped. This alternative was selected by the City as required by CEQA Guidelines Section 15126.6(e)(3)(B) to compare the environmental effects of the Project with an alternative that would leave the Project site in its existing condition (as described in DEIR Section 3.0).

The No Project/No Development Alternative would result in no physical environmental impacts to the Project site. All significant and unavoidable impacts of the Project would be eliminated by the selection of the No Project/No Development Alternative. However, this alternative would not receive the environmental benefits from the permanent conservation of 152.42 acres of natural habitat consistent with the MSHCP; implementation of stormwater drainage and water quality filtration features; and ignition resistant structures and other wildfire prevention protocols, parking areas, and irrigated landscaping within a HFHSZ and VHFHSZ that would be constructed by the Project. Specifically, drainage improvements or water quality features would not be installed and runoff would continue to flow northeast across the site to the 16 existing Caltrans maintained culverts, as it does under existing conditions. The four detention basins proposed under the Project, which remove pollutants from runoff and filter the water to meet water quality standards, would not occur. The No Project/No Development Alternative would not result in the removal of existing fuel sources or development of ignition resistant structures, parking areas, and irrigated landscaping within a VHFHSZ and HFHSZ, which reduces potential wildfire risks The No Project/No Development Alternative would also fail to meet all the Project Objectives, as described in DEIR Section 6.1.1. (DEIR, pp. 6-9 to 6-15) Beaumont Pointe Specific Plan Project
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B. Ex/sting City General Plan Alternative
❑ Finding
The No Project - Existing General Plan Alternative considers development of the Project site with residential development of up to 383 single family units on the Project site. Under this alternative, impacts related to aesthetics, construction -related air quality, GHG emissions, energy, hazards and hazardous materials, noise, transportation, utilities and service systems, and some impacts from wildfire would be reduced and significant and unavoidable impacts related to operational -related air quality, off -site traffic -related noise, and transportation impacts would be eliminated. However, none of the Project Objectives would be met. Thus, The City finds that each of the reasons set forth above is an independent ground for rejecting the Existing City General Plan Alternative, and by itself, independent of any other reason, justifies rejection of the Existing City General Plan Alternative, and hereby rejects the Existing City General Plan Alternative. ❑ Substantial Evidence
In accordance with CEQA Guidelines Section 15126.6(e)(3)(A), the No Project - Existing General Plan Alternative considers development of the Project site with land uses that are consistent with the existing City's General Plan land use designation. The City's General Plan designates the Project site as Rural Residential 1 which permits one single-family dwelling per one acre lot. The General Plan further anticipates that buildout of the Rural Residential 1 land use in the City's Sphere of Influence (SOI) would consist of up to 383 dwelling units. Accordingly, the Existing City General Plan Alternative considers that the Project site would be annexed into the City for a residential development of up to 383 single family units on the Project site. Under this alternative, the Project site would be graded within approximately the same boundaries as the limit of grading for the Project in order to create residential one acre lots.

The Existing City General Plan Alternative would reduce the number of vehicle trips by 78% and associated VMT, which is calculated based on square footage/dwelling units and the types of use.

Therefore, implementation of the Existing General Plan Alternative would result in fewer impacts from construction -related air quality and GHG emissions that would occur from implementation of the Project. Under the Existing City General Plan Alternative, the volume of VOC, NOx, PM10, and PM2.5 operational -related emissions would be reduced to approximately 29.78, 21.88, 27.45, and 8.11 pounds per day during summer and 28.26, 22.66, 27.45, and 8.11 pounds per day during winter, respectively (see Technical Appendix P of the DEIR). The South Coast AQMD thresholds for VOC, NOx, PM1o, and PM2.5 are 55, 55, 150, and 55, respectively. Therefore, this alternative would eliminate the Project's significant and unavoidable operational air quality emissions, and impacts under this alternative would be less than significant. Moreover, the Project would result in a net increase of 60,638.09 MTCO2e per year after the implementation of mitigation measures, which would be reduced to 5,131.02 MTCO2e per year under the Existing City General Plan Alternative. This alternative would still result in significant and unavoidable GHG impacts, since it would exceed the threshold of 3,000 MTCO2e per year. Therefore, GHG emissions impacts would remain significant and unavoidable, but reduced compared to the Project.

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Operational noise impacts would be reduced under this alternative for both on -site stationary noise sources and off -site traffic -related noise, since residential uses do not generate significant stationary noise sources and truck trips would be eliminated. Therefore, the Existing City General Plan Alternative would eliminate the Project's significant and unavoidable off -site traffic -related noise impacts that mainly occur due to truck trips, and impacts would be less than significant. As shown in DEIR Table 6-2, this alternative would also eliminate the Project's significant and unavoidable VMT impact, and impacts would be less than significant (see Technical Appendix P of the DEIR).

The Existing City General Plan Alternative would reduce impacts related to aesthetics, construction - related air quality, GHG emissions, energy, hazards and hazardous materials, noise, transportation, utilities and service systems, and some impacts from wildfire. By constructing ignition resistant buildings in a focused area, creating defensible space, and implementing vegetation management protocols, the Project would reduce the overall risk of wildfire spread on and off site while the development of homes in very high and high severity fire hazard zones in such a dispersed development pattern significantly increases wildfire risk, and the amount of fuel modification required could also be difficult to achieve given the limited number of units.

Additionally, this alternative would eliminate the Project's significant and unavoidable impacts related to operational -related air quality, off -site traffic -related noise, and transportation impacts. The Existing City General Plan Alternative would result in greater impacts related to population and housing, public services, and recreation compared to the Project. Impacts related to agricultural and forestry resources, biological resources, cultural resources, geology and soils, hydrology and water quality, land use and planning, mineral resources, and tribal cultural resources would be similar to the Project. The Existing City General Plan Alternative would also fail to meet all the Project Objectives, as described in DEIR Section 6.1.1. (DEIR, pp. 6-15 to 6-22)
C. Reduced Development Area and Intensity Alternative
❑ Finding
The Reduced Development Area and Intensity Alternative would result in a development with overall 50% reduction of commercial portion within Planning Areas 1 and 2 and an overall reduction of 995,000 sf of industrial portion. Due to the reduction in square footage, development area, and vehicular trips, impacts related to aesthetics, air quality, biological resources, cultural resources, energy, geology, and soils, GHG emissions, hydrology and water quality, noise, public services, transportation, and tribal cultural resources would be reduced. Impacts related to population and housing, therefore, would be greater under this alternative compared to the Project due to the decrease in the jobs -housing ratio. Moreover, all significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would remain. The Reduced Development Area and Intensity Alternative would meet most of the basic objectives including Project Objectives A, B, and F -I. As compared with the Project, this alternative would not meet the Project Objectives C, D, and E to the same extent, due to a reduced industrial and commercial building square footage and proportional reduction in employees and economic benefit. Thus, the City finds that each of the reasons set forth above is an independent ground for rejecting the Reduced Development Area and Intensity Alternative, Beaumont Pointe Specific Plan Project
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and by itself, independent of any other reason, justifies rejection of the Reduced Development Area and Intensity Alternative, and hereby rejects the Reduced Development Area and Intensity Alternative. ❑ Substantial Evidence
The Reduced Development Area and Intensity Alternative would result in an overall 50% reduction of commercial development within Planning Areas 1 and 2 and an overall reduction of 995,000 sf of industrial development. The reduction in industrial development would occur by eliminating 995,000 sf in Planning Area 8 and expanding Planning Area 7 to allow an additional 305,000 sf (up to 905,000 sf) of industrial development. Overall, the Reduced Development Area and Intensity Alternative would allow for up to 123,000 sf of commercial development, a 125 -room hotel, and 4,000,000 sf of industrial development.

The Reduced Development Area and Intensity Alternative was selected to reduce impacts associated with air quality, GHG emissions, noise, and transportation. Additionally, the Reduced Development Area and Intensity Alternative would result in a considerable reduction in grading activities (eliminating approximately 3 million cubic yards of cut and fill) which would result in the less construction -related air quality impact compared to the Project.

The Reduced Development Area and Intensity Alternative would reduce the number of vehicle trips by approximately 15% and associated VMT, which is calculated based on square footage and the types of use. Under the Project, the volume of VOC, NOx, PM10, and PM2.s emissions would be 44.52, 143.99, 50.89, 15.25 pounds per day respectively during summer of Phase 1; 160.65, 461.71, 195.00,

57.71 pounds per day respectively during summer of Phase 2; 188.63, 470.01, 236.44, 69.23 pounds per day respectively during summer of Phase 3; 43.22, 151.09, 50.89, 15.25 pounds per day respectively during winter of Phase 1; 155.69, 485.80, 195.00, 57.71 pounds per day respectively during winter of Phase 2; and 179.96, 494.43, 236.44, 69.23 pounds per day respectively during winter of Phase 3. Under the Reduced Development Area and Intensity Alternative, the volume of VOC, NOx, PM10, and PM2.5 emissions would be reduced to approximately 156.97, 327.60, 188.64, 54.78 pounds per day respectively during summer and 149.44, 344.82, 188.64, and 54.78 pounds per day respectively during winter, respectively (see Technical Appendix P of the DEIR). The South Coast AQMD thresholds for VOC, NOx, PM10, and PM2.5 are 55, 55, 150, and 55, respectively. Under this alternative, PM2.s emissions for both summer and winter would be reduced to a less than significant level, but the Project's operational air quality emissions for VOC, NOx, PM10 emissions would remain significant and unavoidable. Moreover, the Reduced Development Area and Intensity Alternative would result in 48,007.58 MTCO2e per year of GHG emissions (approximately 83% mobile source) compared to the Project's 63,911.07 MTCO2e per year (approximately 80% mobile source) prior to the implementation of mitigation measures. This alternative would result in a reduction of GHG emissions by approximately 24.88% but would not avoid the Project's significant and unavoidable GHG impacts, since it would significantly exceed the threshold of 3,000 MTCO2e per year. Therefore, GHG emissions impacts would remain significant and unavoidable, but substantially lessened compared to the Project.

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Operational noise would also be reduced under this alternative as traffic -generated and stationary noise sources would decrease in relation to the reduction in industrial and commercial square footage.

However, Project -related off -site traffic noise level increases are considered significant and unavoidable. Noise impacts from the Reduced Development Area and Intensity Alternative would remain significant and unavoidable but reduced compared to the Project.

Construction and operation -related vehicle truck trips would be reduced under the Reduced Development Area and Intensity Alternative and Project trip generation would decrease vehicle trips by 15% from 16,266 trips -ends per day to 13,614 trips -ends per day. This would result in a corresponding decrease in overall VMT and proportional decrease in employees. As shown, in DEIR Table 6-4, Comparison of Project VMT to the Reduced Development Area and Intensity Alternative, this alternative would also reduce VMT per service population by approximately 7% (from 39.19 to

36.45) compared to the Project (see DEIR Technical Appendix P). However, the Reduced Development Area and Intensity Alternative would continue to exceed the City's baseline VMT threshold of 27.03 and impacts would remain significant and unavoidable but reduced when compared to the Project.

The Reduced Development Area and Intensity Alternative would result in reduced impacts related to aesthetics, energy, hydrology and water quality, and public services, , due to the reduction in overall square footage, development area, and associated vehicular trips. Impacts related to biological resources, cultural resources, geology, and soils, and tribal cultural resources would be less than significant with mitigation and reduced compared to the Project. However, significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would not be avoided but would be reduced from implementation of this alternative. In addition, this alternative would not achieve the maximum improvement in jobs housing ratio. Impacts related to population and housing, therefore, would be greater under this alternative compared to the Project due to the decrease in the jobs -housing ratio. Impacts related to agriculture and forestry resources, hazardous and hazardous materials, land use and planning, mineral resources, recreation, utilities and service systems, and wildfire would be similar to the Project.

The Reduced Development Area and Intensity Alternative would meet most of the basic objectives including Project Objectives A, B, and F -I, as described in Section 6.1.1 of the DEIR. As compared with the Project, this alternative would not meet Project Objectives C and D, and would not meet Project Objective E to the same extent, due to a reduced industrial and commercial building square footage and proportional reduction in employees and economic benefit:
• Objective C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City. • Objective D. Creating new job opportunities within the City of Beaumont to improve and maximize the jobs to housing balance within the City and reduces the need for members of the existing local workforce to commute long distances.

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• Objective E. Fulfilling a need in the City and region for wellness based retail, including entertainment, recreation, hospitality, and restaurants. (DEIR, pp. 6-22 — 6-30) D. Reduced intensityAiternative
❑ Finding
The Reduced Intensity Alternative would result in a development with 4,495,500 sf of industrial development, 221,400 sf of commercial development, and a 125 -room hotel. Under this alternative, impacts related to air quality, energy, GHG emissions, noise, public services, and utilities and service systems would be reduced due to the reduction in square footage and associated vehicular trips.

However, significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would continue to occur from implementation of this alternative. Impacts related to aesthetics, agriculture and forestry resources, biological resources, cultural resources, geology and soils, hazardous and hazardous materials, hydrology and water quality, land use and planning, mineral resources, population and housing, recreation, transportation, tribal cultural resources, and wildfire would be similar to the Project. The Reduced Intensity Alternative would meet most of the basic objectives including Project Objectives A, B, and F —I, as described in DEIR Section 6.1.1. As compared with the Project, this alternative would not meet Project Objectives C, D, and E to the same extent, due to the reduced industrial and commercial building square footage and proportional reduction in employees. Thus, The City finds that each of the reasons set forth above is an independent ground for rejecting the Reduced Intensity Alternative, and by itself, independent of any other reason, justifies rejection of the Reduced Intensity Alternative, and hereby rejects the Reduced Intensity Alternative.
❑ Substantial Evidence
The Reduced Intensity Alternative would consider development of the Project site with a 10% reduction in industrial and commercial development. Under this alternative, the Project would allow for 4,495,500 sf of industrial development, 221,400 sf of commercial development, and a 125 -room hotel. The development impact area would generally remain the same as the Project. Access to the site would be the same with a proportional reduction in the number of parking spaces. The Reduced Intensity Alternative was selected to reduce significant impacts associated with air quality, GHG emissions, noise, and transportation.

The Reduced Intensity Alternative would reduce the number of vehicle trips and associated VMT by 10%, which is calculated based on square footage and the types of use. Under the Reduced Intensity Alternative, the volume of VOC, NOx, PMIo, and PM2.5 emissions would be reduced to approximately 188.63, 468.14, 236.20, 69.01 pounds per day during summer and 180.30, 491.49, 236.20, and 69.01 pounds per day during winter, respectively (see DEIR Technical Appendix P). Under the Project, the volume of VOC, NOx, PM10, and PM2.5 emissions would be 44.52, 143.99, 50.89, 15.25 pounds per day respectively during summer of Phase 1; 160.65, 461.71, 195.00, 57.71 pounds per day respectively during summer of Phase 2; 188.63, 470.01, 236.44, 69.23 pounds per day respectively during summer of Phase 3; 43.22, 151.09, 50.89, 15.25 pounds per day respectively during winter of Phase 1; 155.69, 485.80, 195.00, 57.71 pounds per day during winter of Phase 2; and 179.96, 494.43, 236.44, 69.23 Beaumont Pointe Specific Plan Project
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pounds per day during winter of Phase 3, respectively. The South Coast AQMD thresholds for VOC, NOx, PM10, and PM2.5 are 55, 55, 150, and 55, respectively. Therefore, this alternative would reduce the Project's operational air quality emissions, but all impacts would remain significant and unavoidable. The Project would result in approximately 63,911.07 MTCO2e per year (approximately 80% mobile source) with the implementation of PDFs and prior to the implementation of mitigation measures, which would be reduced by approximately 19.33% to 51,556.08 MTCO2e per year (approximately 84% mobile source) under the Reduced Intensity Alternative (see Technical Appendix P of the DEIR). However, the Project's significant and unavoidable GHG impacts would remain, since the alternative's GHG emissions would exceed the threshold of 3,000 MTCO2e per year. Therefore, GHG emissions impacts would remain significant and unavoidable, but substantially lessened compared to the Project.

As shown, in DEIR Table 6-6, Comparison of Project VMT to the Reduced Intensity Alternative, this alternative would slightly increase VMT per service population by approximately 1.61% (from 39.19 to 39.82) compared to the Project (see DEIR Technical Appendix P). Therefore, the Reduced Intensity Alternative would continue to exceed the City's baseline VMT threshold and impacts would remain significant and unavoidable, but similar compared to the Project.

Operational noise would also be reduced under this alternative as traffic -generated and stationary noise sources would decrease in relation to the reduction in industrial and commercial square footage.

However, Project -related off -site traffic -related noise level increases would remain significant and unavoidable. Noise impacts from the Reduced Intensity Alternative would remain significant and unavoidable for off -site traffic -related noise but reduced compared to the Project.

The Reduced Intensity Alternative would result in reduced impacts related to energy public services, and utilities and service systems due to the reduction in square footage and associated vehicular trips.

However, significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would not be avoided or substantially lessened from implementation of this alternative.

Impacts related to aesthetics, agriculture and forestry resources, hazardous and hazardous materials, hydrology and water quality, land use and planning, mineral resources, population and housing, recreation, and wildfire would be similar to the Project. Impacts related to biological resources, cultural resources, geology, and soils, and tribal cultural resources would be less than significant with mitigation, and similar compared to the Project.

The Reduced Intensity Alternative would meet most of the basic objectives including Project Objectives A, B, and F —I, as described in DEIR Section 6.1.1. As compared with the Project, this alternative would not meet Project Objectives C, D, and E to the same extent, due to the reduced industrial and commercial building square footage and proportional reduction in employees and would not maximize opportunities to create jobs within the City, which are core components of Objectives C Beaumont Pointe Specific Plan Project
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and D The Reduced Intensity Alternative would result in a total of 4,700 jobs 12, a reduction in 756 jobs when compared to the Project -generated 5,456 jobs:
• Objective C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City. • Objective D. Creating new job opportunities within the City of Beaumont to improve and maximize the jobs to housing balance within the City and reduces the need for members of the existing local workforce to commute long distances.
• Objective E. Fulfilling a need in the City and region for wellness based retail, including entertainment, recreation, hospitality, and restaurants. (DEIR, pp. 6-30 — 6-37) E. Truck Storage YardAiternative
❑ Finding
The Truck Storage Yard Alternative would result in a development of up to 246,000 sf of commercial development, a 125 -room hotel, 4,000,000 sf of industrial development, and a truck storage yard for an approximately 20% decrease in total building square footage. Under this alternative, impacts related to air quality, energy, GHG emissions, noise, public services, and utilities and service systems would be reduced due to the reduction in square footage and associated vehicular trips. However, significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would continue to occur from implementation of this alternative. Impacts related to aesthetics, agriculture and forestry resources, biological resources, cultural resources, geology and soils, hazardous and hazardous materials, hydrology and water quality, land use and planning, mineral resources, recreation, transportation, tribal cultural resources, and wildfire would be similar to the Project; and impacts related to population and housing would be greater compared to the Project. The Truck Storage Yard Alternative would meet most of the basic objectives including Project Objectives, A, B, and E —I, as described in DEIR Section 6.1.1. As compared with the Project, this alternative would not meet Project Objectives C and D to the same extent, due to the reduced industrial and commercial building square footage and proportional reduction in employees. Thus, The City finds that each of the reasons set forth above is an independent ground for rejecting the Truck Storage Yard Alternative, and by itself, independent of any other reason, justifies rejection of the Truck Storage Yard Alternative, and hereby rejects the Truck Storage Yard Alternative.
❑ Substantial Evidence
The Truck Storage Yard Alternative would be the same as the Project except that it would replace the warehouse building in Planning Area 8 (approximately 1,000,000 sf) with a truck storage and lay down 12 Based on standard employment factors in the City's General Plan. Specifically, 1,000 s.f./employee for 4,450,500 s.f. Industrial Warehouse, 750 s.f./employee for 45,000 s.f. General Light Industrial, and 1,163 s.f./employee for 221,400 s.f. of Commercial
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yard. Overall, the Project would allow for up to 246,000 sf of commercial development, a 125 -room hotel, 4,000,000 sf of industrial development, and a truck storage yard for an approximately 20% decrease in total building square footage. It is assumed that the truck storage yard would be an ancillary use to one of the adjacent industrial warehouse buildings. The Truck Storage Yard Alternative was selected to reduce impacts associated with air quality, GHG emissions, noise, and transportation. The grading quantities and phases would be the same as the Project. The Truck Storage Yard Alternative would reduce the number of vehicle trips. Trip generation is calculated based on square footage and the types of use. The Truck Storage Yard Alternative would result in a total of 14,136 vehicle trips, compared to the Project's 16,266 trips (see DEIR Technical Appendix P).

The Truck Storage Yard Alternative would reduce the number of vehicle trips by 13% and associated VMT, which is calculated based on square footage and the types of use. Under the Project, the volume of VOC, NOx, PM10, and PM2.s emissions would be 44.52, 143.99, 50.89, 15.25 pounds per day respectively during summer of Phase 1; 160.65, 461.71, 195.00, 57.71 pounds per day respectively during summer of Phase 2; 188.63, 470.01, 236.44, 69.23 pounds per day respectively during summer of Phase 3; 43.22, 151.09, 50.89, 15.25 pounds per day respectively during winter of Phase 1; 155.69, 485.80, 195.00, 57.71 pounds per day respectively during winter of Phase 2; and 179.96, 494.43, 236.44, 69.23 pounds per day respectively during winter of Phase 3, respectively. Under the Truck Storage Yard Alternative, the volume of VOC, NOx, PM10, and PM2.5 emissions would be reduced to approximately 162.47, 322.85, 196.97, 57.09 pounds per day respectively during summer and 154.16, 350.34, 196.98, and 57.10 pounds per day respectively during winter, respectively. The South Coast AQMD thresholds for VOC, NOx, PM10, and PM2.s are 55, 55, 150, and 55, respectively. Therefore, this alternative would not reduce the Project's operational air quality emissions to a less than significant level and a significant unavoidable air quality impact would remain. Moreover, the Project would result in approximately 63,911.07 MTCO2e per year (approximately 80% mobile source) with the implementation of PDFs prior to the implementation of mitigation measures, which would be reduced by approximately 23.87% to 48,655.28 MTCO2e per year (approximately 83% mobile source) under the Truck Storage Yard Alternative. This alternative would still result in significant and unavoidable GHG impacts, since it would exceed the threshold of 3,000 MTCO2e per year. Therefore, GHG emissions impacts would remain significant and unavoidable, but substantially lessened compared to the Project.

Operational noise would also be reduced under this alternative as traffic -generated and stationary noise sources would decrease in relation to the reduction in industrial square footage. However, Project - related off -site traffic noise level increases are considered significant and unavoidable. Noise impacts from the Truck Storage Yard Alternative would remain significant and unavoidable but reduced compared to the Project.

As shown, in DEIR Table 6-8, Comparison of Project VMT to the Truck Storage Yard Alternative, this alternative would result in a slight increase VMT per service population by 1.76% (from 39.19 to

39.88) compared to the Project (see DEIR Technical Appendix P). Therefore, the Truck Yard Alternative would continue to exceed the City's baseline VMT threshold and impacts would remain significant and unavoidable, and similar to the Project.

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Under the Truck Storage Yard Alternative, buildout would result in a total of 4,345 jobs, 1,111 fewer jobs compared to the Project's generated 5,456 jobs. However, the jobs -housing ratio would decrease from the Project's 0.92 to 0.85 for the City under existing plus Alternative Project conditions and from

0.93 to 0.88 under buildout year plus project conditions, creating a greater jobs -housing imbalance as compared to the Project, and would impede the project objective of maximizing the opportunity of increasing the jobs housing balance. Overall, impacts to population and housing would remain less than significant with this alternative, but would be greater than the Project.

The Truck Storage Yard Alternative would result in reduced impacts related to air quality, energy, GHG emissions, noise, public services, and utilities and service systems due to the reduction in square footage and associated vehicular trips. However, significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would not avoid or substantially lessened from implementation of this alternative. Impacts related to aesthetics, agriculture and forestry resources, biological resources, cultural resources, geology and soils, hazardous and hazardous materials, hydrology and water quality, land use and planning, mineral resources, recreation, transportation, tribal cultural resources, and wildfire would be similar to the Project; and impacts related to population and housing would be greater compared to the Project. The Truck Storage Yard Alternative would meet most of the basic objectives including Project Objectives, A, B, and E —I, as described in DEIR Section

6.1.1. As compared with the Project, this alternative would not meet the Project Objectives C and D to the same extent, due to the reduced industrial and commercial building square footage and proportional reduction in employees and would not maximize opportunities to create jobs within the City, which are core components of Objectives C and D:
• Objective C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City. • Objective D. Creating new job opportunities within the City of Beaumont to improve and maximize the jobs to housing balance within the City and reduces the need for members of the existing local workforce to commute long distances. (DEIR, pp. 6-37 — 6-44)

7.4.3 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The City finds as follows with respect to selection of an environmentally superior alternative and, in accordance with Section 15126.5 of the CEQA Guidelines selects the Reduced Development Area and Intensity Alternative as the environmentally superior alternative. In addition to the discussion and comparison of impacts of a proposed project and the alternatives, Section 15126.6 of the CEQA Guidelines requires that an "environmentally superior" alternative be selected and the reasons for such a selection disclosed. In general, the environmentally superior alternative is the alternative that would be expected to generate the least amount of adverse impacts.

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Section 15126.6(e)(2) of the CEQA Guidelines states if the No project Alternative is the environmentally superior alternative, then the EIR shall also identify an environmentally superior alternative among the other alternatives.

The No Project/No Development Alternative has the least impact to the environment because it would not involve any construction activities or commercial/industrial operations. There would be no impacts associated with a cumulatively considerable increase of VOC, NOX, PM10, and PM2.5 during construction and operation, and no cumulative impacts related to GHG emissions, off -site traffic - related noise, and VMT. These impacts are considered significant and unavoidable for the Project.

While this alternative would avoid the significant effects of the Project, it would not receive the environmental benefits from conservation of 152.42 acres of natural habitat; implementation of stormwater drainage and water quality filtration features; and ignition resistant structures, parking areas, and irrigated landscaping within a VHFHSZ and HFHSZ that would be constructed by the Project. Additionally, none of the Project Objectives would be met.

The Existing City General Plan Alternative would eliminate the Project's significant and unavoidable impacts related to operational -related air quality, off -site traffic -related noise, and transportation impacts. However, the Existing City General Plan Alternative would result in greater impacts related to population and housing, public services, and recreation compared to the Project due to the increase in residents. Additionally, none of the Project Objectives would be met.

The Reduced Development Area and Intensity Alternative is environmentally superior to the Project because the alternative reduces the commercial and industrial square footage of the Project the most (non -hotel commercial square footage by 50% and the industrial square footage of the Project by approximately 20%) and also reduces the development footprint, with resulting reductions in grading, construction and off -site vehicular travel. As shown in DEIR Table 6-9, Comparison of Alternatives and Project -related Environmental Impacts, the Reduced Development Area and Intensity Alternative would result in reduced impacts related to aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, GHG emissions, hydrology and water quality, noise, public services, transportation, tribal cultural resources, and utilities and service systems, due to the reduction in overall square footage, development area, and associated vehicular trips. Despite the reductions to the Project scope under this alternative, significant and unavoidable impacts related to air quality, GHG emissions, noise, and transportation would be reduced but would continue to occur from implementation of this alternative. Impacts related to population and housing would be greater under this alternative compared to the Project but would not be significant. Impacts related to agriculture and forestry resources, hazardous and hazardous materials, land use and planning, mineral resources, recreation, and wildfire would be similar to the Project.

As shown on DEIR Table 6-10, Alternatives Attainment of Project Objectives, the Reduced Development Area and Intensity Alternative would meet Project Objectives A, B, and F —I, as described in Section 6.1.1 of the DEIR. As compared with the Project, this alternative would not meet the following objectives to the same extent, due to the reduced industrial and commercial building square footage and proportional reduction in employees and economic benefit and would not maximize opportunities to create jobs within the City, which are core components of Objectives C and D:

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Objective C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City.

Objective D. Creating new job opportunities within the City of Beaumont to improve and maximize the jobs to housing balance within the City and reduces the need for members of the existing local workforce to commute long distances. • Objective E. Fulfilling a need in the City and region for wellness -based retail, including entertainment, recreation, hospitality, and restaurants. (DEIR, pp. 6-44 — 6.45) Beaumont Pointe Specific Plan Project
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8.0 GENERAL CEQA FINDINGS

8.4.1 RECIRCULATION NOT REQUIRED
The City finds that the DEIR does not require recirculation under CEQA (CEQA Section 21092.1, CEQA Guidelines Section 15088.5).
(a) CEQA requires that the lead agency recirculate an EIR when significant new information is added to the EIR after public notice of its availability has previously been given but prior to its certification. "Significant new information" requiring recirculation includes, for example, a disclosure showing that:
(1) A new significant environmental impact would result from the project or from a new mitigation measure proposed to be implemented;
(2) A substantial increase in the severity of an environmental impact would result unless mitigation measures are adopted that reduce the impact to a level of insignificance; (3)
A feasible project alternative or mitigation measure considerably different from others previously analyzed would clearly lessen the environmental impacts of the project, but the project's proponents decline to adopt it; or
(4) The draft EIR was so fundamentally and basically inadequate and conclusory in nature that meaningful public review and comment were precluded. (b) Recirculation is not required where the new information added to the EIR merely clarifies or amplifies or makes insignificant modifications in an adequate EIR. (c) If the revision is limited to a few chapters or portions of the EIR, the lead agency need only recirculate the chapters or portions that have been modified. (d) Recirculation of an EIR requires notice pursuant to Section 15087, and consultation pursuant to Section 15086.
(e) A decision not to recirculate an EIR must be supported by substantial evidence in the administrative record.

The DEIR documents changes to the DEIR. The DEIR provides additional analysis that was not included in the DEIR. Furthermore, Responses to Comments contained in the DEIR fully considered and responded to comments claiming that the Project would have significant impacts or more severe impacts not disclosed in the DEIR. Furthermore, the Responses to Comments include substantial evidence that none of these comments provided substantial evidence that project would result in changed circumstances, significant new information, considerably different mitigation measures, or new or more severe significant impacts than were discussed in the DEIR. In addition, CEQA Guidelines Section 15088.5(b) provides that "recirculation is not required where the new information Beaumont Pointe Specific Plan Project
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added to the EIR merely clarifies and amplifies or makes insignificant modifications in an adequate EIR." Recirculation also is not required simply because new information is added to the EIR indeed, new information is oftentimes added given CEQA's public/agency comment and response process and CEQA's post-DEIR circulation requirement of proposed responses to comments submitted by public agencies.

The City staff, Planning Commission, and City Council have thoroughly reviewed the public comments received regarding the Project and the DEIR to determine whether any of the public comments provide substantial evidence that would require recirculation of the EIR prior to its adoption.

8.4.2 MITIGATION MONITORING AND REPORTING PROGRAM
To the extent that these Findings conclude that the proposed mitigation measures outlined in herein are feasible and have not been modified, superseded, or withdrawn, the City hereby commits to implementing these measures. These Findings, in other words, are not merely informational, but rather constitute a binding set of obligations that will come into effect when the City approves the proposed project. The mitigation measures that are referenced herein and adopted concurrently with these Findings will be effectuated through the process of construction and implementation of the proposed Project. In accordance with the Requirements of Public Resources Code § 21081.6, the City must adopt the Mitigation Monitoring Program, which is described in full in Section IV of the DEIR and is incorporated herein by this reference. The City reserves the right to make amendments and/or substitutions of mitigation measures if the City determines that the amended or substituted mitigation measure will mitigate the identified potential environmental impacts to at least the same degree as the original mitigation measure, and where the amendment or substitution would not result in a new significant impact on the environment which cannot be mitigated.

8.4.3 CONSIDERATION OF RECORD; INDEPENDENT JUDGMENT
In approving the proposed Project, the City decision -makers have reviewed and considered the DEIR and appendices, the DEIR and appendices, and all other pertinent evidence in the record of proceedings. The Applicant's consultants prepared the screen check versions of the DEIR, DEIR and technical studies. All such materials and all other materials related to the EIR were extensively reviewed and, where appropriate, modified by the Planning Department or other City representatives.

As such, the DEIR, DEIR, technical studies, and all other related materials reflect the independent judgment and analysis of the Lead Agency.

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9.0 STATEMENT OF OVERRIDING CONSIDERATIONS
This Section specifically addresses CEQA Guidelines Section 15093, which requires the City, acting as the Lead Agency, to balance the benefits of the Project against its significant and unavoidable adverse environmental impacts and determine whether the benefits which will accrue from the development of the Project outweigh its significant and unavoidable impacts. If the City finds that the major benefits of the Project outweigh its significant and unavoidable adverse environmental impacts, the City may approve the Project. Each of the separate benefits listed below are hereby determined to be, in itself, and independent of the Project's other benefits, the basis for overriding all significant and unavoidable environmental impacts identified in the EIR.

As set forth in Section 3.0 above, the EIR identified all of the Project's adverse environmental impacts and mitigation measures that can reduce the Project's impacts to less -than -significant level where feasible, or to the lowest feasible levels. Mitigation imposed by the City must have a proportional nexus to the Project's impacts. As further set forth in Section 5.0, the EIR presents evidence that implementing the Project would cause or contribute to impacts that would remain significant and unavoidable even after the imposition of all feasible mitigation measures. Finally, as set forth in Section

7.0, herein, there are no feasible alternatives to the Project that would mitigate the Project's significant and avoidable impacts to less -than -significant level or avoid those environmental impacts while still attaining most of the Project's basic objectives. Based on the facts presented throughout this document, the City makes the following finding:

As the CEQA Lead Agency for the proposed Project, the City has reviewed the Project description and the alternatives to the Project, as presented in the EIR, and the City fully understands the Project and its alternatives. The City finds and determines that:
(i)
the majority of the significant impacts of the Project will be reduced to less -than significant and acceptable levels by the mitigation measures described in the Final EIR and approved and adopted by these Findings;
(ii) the City's approval of the Project will result in certain significant adverse environmental effects that cannot be avoided even with the incorporation of all feasible mitigation measures into the Project; and
(iii) all potential adverse environmental impacts and all feasible mitigation measures to reduce the impacts from the Project have been identified in the DEIR, Final EIR and public testimony and there are no other feasible mitigation measures or feasible Project alternatives that would further mitigate or avoid the remaining significant environmental effects. The significant effects that have not been mitigated to a less - than -significant level are therefore considered significant and unavoidable. Having considered the potential for the Project to cause or contribute to significant and unavoidable adverse impacts to air quality, greenhouse gas emissions, noise, and transportation, the City hereby determines that all feasible mitigation measures have been adopted to reduce or avoid the significant and unavoidable impacts identified in Beaumont Pointe Specific Plan Project
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the EIR, and that no additional feasible mitigation or alternatives are available to further reduce or avoid significant impacts.
(iv) economic, social, and other considerations of the Project outweigh the Project's significant and unavoidable impacts and that approval of the Project is appropriate.

Despite the potentially significant impacts, it is the City's considered judgment that the benefits offered by the proposed Beaumont Pointe Specific Plan Project (Project) outweigh the potentially adverse effects of the significant impacts. Each of the twelve overriding considerations set forth below constitutes a separate and independent ground for finding that the benefits of the Project outweigh its potential adverse effects and each such consideration, standing alone, warrants approval of the Project.

Each of the Project benefits separately and individually outweighs all of the unavoidable adverse environmental effects identified in the EIR, and the City therefore finds those impacts to be acceptable.

The Project would meet the following objectives:

A. Develop large land areas in the City and particularly south of SR -60 and adjacent to existing industrial uses, infrastructure, and truck routes to meet the growing demand for large scale industrial and warehouse development in the City while minimizing impacts of industrial development on residential and other sensitive receptors in the City, which are primarily located north of SR -60.

B. Providing for conservation of open space habitat within MSHCP criteria cells in a manner consistent with the MSHCP requirements and providing access for wildlife movement to Caltrans constructed and proposed wildlife under -crossings along the SR -60 Freeway that abut the northern Project boundary to accommodate wildlife movement.

C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City.

D. Creating new job opportunities within the City of Beaumont which improves the jobs to housing balance within the City and reduces the need for members of the existing local workforce to commute long distances.

E. Fulfilling a need in the City and region for wellness -based retail, including entertainment, recreation, hospitality, and restaurants.

F. Developing a center that will accommodate a variety of future tenants, including light manufacturing, warehouse, distribution tenants and other businesses that rely on transportation efficiency within an industrial corridor in a location with superior access to the local and regional transportation network, thereby minimizing truck traffic on local streets and reducing vehicle miles traveled in the region.

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G. Developing a project that utilizes existing investment in capital improvements for water, reclaimed water, sewer, storm drain and circulation facilities to further the planned development of land in the City and in its sphere of influence.

H. Developing a range of warehouse facility options, such as varying structure sizes and building configurations within the City with high quality businesses to facilitate local and regional distribution of goods while minimizing vehicle miles traveled, air quality and greenhouse gas impacts.

I. Minimizing the demand for water resources by creating a development -wide landscape concept that features drought -tolerant plant materials to provide for an aesthetically pleasing outdoor environment and developing a project where recycled water is planned to be available.

1. The Beaumont Pointe Specific Plan Project is consistent with and will contribute to achieving the policies, goals and objectives established by the City of Beaumont General Plan. Implementing the City's General Plan as a policy is a legal and social prerogative of the City.

The Beaumont General Plan Land Use and Community Design Element designates the Project site as Rural Residential 1. The Project Applicant's proposed GPA PLAN2019-0284 would amend the City of Beaumont's General Plan Land Use Map to modify the land use designations for the Project site from "Rural Residential" to "Industrial (I)," "General Commercial (GC)," "Open Space (OS)," and "Open Space -Conservation (OS -C)." The Beaumont Pointe Specific Plan is consistent with the General Plan policies, goals and objectives for these land use designations and other applicable General Plan policies, goals and objectives. With the approval of the proposed Project, including the Specific Plan, any future development plans and entitlement applications (tract maps, site plans, and other similar entitlements) would be required to comply with the Specific Plan and substantially conform to the standards and guidelines set forth in the other sections of the Specific Plan, as well as any other applicable City of Beaumont regulations and therefore would also be consistent with General Plan policies, goals and objectives. Although the Project would result in a change to the General Plan land use designations for the Project site to allow for implementation of the Specific Plan, these changes would not result in a conflict with applicable plans, polices, or regulations adopted for the purpose of avoiding or reducing an environmental effect (DEIR, Table 4.11- 1).

2. The Beaumont Pointe Specific Plan Project is consistent with the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) and will dedicate natural habitat to the Regional Conservation Authority (RCA) pursuant to the Western Riverside County MSHCP.

The Project site is located in the MSHCP Criteria Area, within portions of independent Cells 933, 936, 1030, 1032, and 1125, as well as a portion of Cell Group A', divided between two Area Plans. The Pass Area Plan (Cells 933, 936, 1030, 1032, and 1125) and the Reche Beaumont Pointe Specific Plan Project
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Canyon/Badlands Area Plan (Cell Group A'). The Project required a Criteria Refinement to approve the Specific Plan, as designed, to be consistent with the MSHCP Reserve Assembly requirements.

The Criteria Refinement analysis was approved and determined to be in concurrence with the MSHCP by the RCA, USFWS and the CDFW on November 9, 2022. On November 9, 2022, the Wildlife Agencies issued a letter to the City of Beaumont concurring with the RCA's Findings that the proposed Revised Criteria Refinement is superior or equivalent to conservation described within Proposed Core 3. In furtherance of the findings, the Project will be constructed in compliance with the Criteria Refinement analysis and the City will condition the Project to require shielded, wildlife friendly lighting for all outdoor lighting consistent with the MSHCP Urban/Wildlife Interface Guidelines (MSHCP Volume I, Section 6.1.4).

The Project would provide 124.7 acres of open space to accommodate landscaped manufactured slopes, fuel modification areas, and natural open space as a buffer to adjacent conservation area and 152.4 acres of open space — conservation. The open space — conservation area would be preserved as natural habitat and would be dedicated to the RCA as required by the Western Riverside County MSHCP. Additionally, 78.40 acres of off -site lands would be conserved and conveyed to the RCA.

3. The Beaumont Pointe Specific Plan Project will contribute towards implementing employment opportunities in the City to improve the jobs -housing balance and to reduce unemployment within the City. Jobs for residents at a variety of income levels will be provided. The Project furthers the regional goals of Connect SoCal which designates the Beaumont area as a Job Center within a designated Priority Growth Area13.

The Project would provide job opportunities close to home for Beaumont residents, which would subsequently help achieve a better job -to -housing balance within the City and the region (DEIR, Section 4.14). At full -Project buildout, the Project is estimated to generate approximately 5,456 permanent jobs. SCAG forecasted 15,900 jobs in the City by the year 2045; the Project's proposed jobs would represent approximately 34% of SCAG's forecast.

The Project would contribute new employment to a housing -rich area contributing to an improved jobs -housing ratio of 0.92 for the City under existing plus Project conditions and

0.93 at Project buildout (DEIR, Table 4.14-4). Therefore, the Project would have a beneficial impact on the City's jobs -housing ratio and contribute to the City goal of reaching the recommended jobs -housing ratio of approximately 1.0. The Project would be within the anticipated business growth projections of the City and would contribute to a more balanced job -housing ratio.
13 https://scag.ca.gov/sites/main/files/file-attachments/0903fconnectsocal-plan_0.pdf ? 1606001176 Beaumont Pointe Specific Plan Project
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4. Development and construction of the Beaumont Pointe Specific Plan Project will create both temporary and permanent onsite jobs and will indirectly support local and regional jobs. Additionally, construction spending will create a one-time stimulus to the local and regional economies. Once the Project is completed, the Beaumont Pointe Specific Plan Project will ultimately spur the creation of both local and regional jobs, and there would be additional output and earnings to the local and regional economies.

Temporary construction and long-term operational jobs created by the Project would result in increased spending throughout the region, including in the City of Beaumont. It is anticipated that annual personal earnings would increase through the generation of new jobs, and these earnings would ripple through the local and regional economy, creating a one-time increase in output and earnings associated with construction jobs and an on -going increase in output and earnings associated with permanent jobs. Employment generation associated with operation of the proposed buildings is discussed under Item 4, above. Refer to Exhibit A, Beaumont Point Specific Plan Fiscal Impact Analysis.

5. The Beaumont Pointe Specific Plan Project will provide new development that will generate revenues for the City in the years and decades ahead. Once construction is completed, the facility will annually generate additional City revenue. This increased revenue from the development will be driven by sales tax, property tax, property tax in lieu of Motor Vehicle Licensing Fees, hotel lodging tax, business license fees and other tax, license, permit charges and fees as documented in the Fiscal Impact Analysis (Exhibit A).

The Project would have a positive fiscal impact on the City of Beaumont through construction and development of the Project, as well as throughout the life of the Project. The construction and development of the site would produce an economic stimulus as a result of the payment of one-time fees and recurring revenues. An Economic and Fiscal Impact Analysis was prepared for the Project in August 2023 by Development Planning & Financing Group (see Exhibit A.1).

At Project buildout, the Project is expected to generate approximately $2,092,151 per year in property tax revenue (of which the City will receive approximately $523,038 per year) and $1,476,082 in Property Taxes In lieu of Motor Vehicle License Fee (MVLF). The hotel within the Project will generate approximately $547,500 per year in transient occupancy tax for the City, and $453,000 in annual sales tax to the City from the commercial components of the Project. This amounts to over $3.5 million in gross recurring annual revenues and over $1.5 million in net recurring annual general fund surplus paid to the City. Over a twenty-year period after Project buildout, assuming a 1% growth per year in Transient Occupancy Tax Revenue and a 2% growth per year for all other revenue categories, the Project is anticipated to generate $85,113,976 in total tax revenues to the City.

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In summary, as documented in the Fiscal Impact Analysis (Exhibit A):

1. Property is anticipated to have a total assessed value of approximately $1.56 Billion at build -out. (Appendix B, Table 3)

2. The Project is anticipated to increase the City's job base by 22%. (City currently has approximately 24,300 employees. The Project is anticipated to create 5,451 new employees.) (Table 3)

3. The Project is anticipated to generate an annual General Plan surplus of $1.6MM at build -out. (At build -out, the Project is projected to generate $3.6MM of recurring annual revenue to the City. The Projected is anticipated to require $2.0MM of recurring annual expenditure to the City.) (Table 2)

4. The Project is anticipated to increase key recurring tax revenue to the City by 16%. (For the City's Adopted Budget for fiscal year 2023/2024, the City expects to receive $15.6MM total per year in Secured Property Tax, Motor Vehicle In -Lieu Taxes, and Transient Occupancy Tax — Appendix B, Table 8. The Project is anticipated to contribute an additional $2.5MM per year in these categories — Table 2)

5. The Project is anticipated to increase demand on City services by only approximately

4.0%. (The City currently has demand on City services from approximately 68,890 Equivalent Residents. The Project will increase demand on City services by approximately 2,725 Equivalent Residents.) (Table 3).

6. The Beaumont Pointe Specific Plan Project will help meet the existing demand for high - quality, large-scale, Class A high cube warehouse/distribution centers within a geographic area that allows for access to a multi -modal transportation system.

Regional access to the Project site is provided via the SR -60 Freeway at the Potrero Boulevard interchange, approximately 1.3 miles to the east, and the I-10 Freeway at SR -79, approximately

3.3 miles to the east. The Project site is approximately 2.5 miles west of the junction of SR -60 Freeway and I-10, 3 miles west from the westbound on -ramp of the I-10 Freeway at Oak Valley Parkway via Potrero Boulevard, and 14 miles east of Interstate 215 (I-215). The Project will help to fulfill southern California's unconstrained demand for warehousing space (i.e., demand without accounting for the amount of suitably zoned land for future development), which is estimated to be approximately 1.81 billion square feet by the year 2040, as projected by SCAG14. In doing so, the Project will further diversify the City's economy and secure the City's position in the regional, State, and international marketplace. 14 SCAG. (April 2018). Southern California Association of Governments Industrial Warehousing Supply. Available at:
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7. The Beaumont Pointe Specific Plan Project will fulfill a need in the City and region with wellness -based retail, including entertainment, recreation, hospitality, and restaurants.

The City currently lacks diversity in its retail market and desires to expand and diversify its retail and commercial sectors. Incorporation of wellness -based retail, including entertainment, recreation, hospitality, and restaurants would diversify the City's current retail and commercial sectors consistent with City General Plan Goals 5.1, 5.5, 5.7, and 5.815 by establishing an active setting that would provide a gathering place for the community and a variety of retail, recreation and restaurants uses not currently available in the City. This would diversify and expand available commercial services for City residents, could attract visitors traveling along the SR -60 corridor, and would also diversify the City's tax revenues, stabilizing the City's revenues by expanding sources of revenue generation.

Planning Areas 1 and 2 totaling 30.2 acres are designated General Commercial. This area is intended to provide an outdoor retail experience with a variety of wellness activities for all ages unique to the City and region. "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.

8. The Beaumont Pointe Specific Plan Project will provide significant job opportunities while providing additional infrastructure benefits to the City and local area in an efficient and cost-effective manner.

The Project is estimated to generate approximately 5,456 permanent jobs which would represent approximately 34% of SCAG's forecast. By contributing new employment to a 15 Goal 5.1: A dynamic local economy that attracts diverse business and investment. Goal 5.5: A community with vibrant shopping areas. Goal 5.7: A unique destination that celebrates Beaumont's location, history, and community.

Goal 5.8: A financially stable community.

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housing -rich area, the Project will contribute to an improved jobs -housing ratio for the City and would be within the anticipated business growth projections of the City.

The Project would construct four main roadways for on -site circulation -4th Street, Jack Rabbit Trail, Entertainment Avenue, and Industrial Way. All roadways will be public right of way unless otherwise indicated in the Beaumont Pointe Specific Plan; Entertainment Avenue and Industrial Way are private roads. The precise location of roadways and access points identified in the DEIR are considered conceptual in that they may be modified to meet the requirements of the City of Beaumont Public Works Depth tiuent and to address final grading requirements.

The Project Applicant would be required to pay Transportation Uniform Mitigation Fees (TUMF), Development Impact Fees (DIF), and fair share improvement fees that the City would use to ensure the implementation of roadway improvements in the area in order to minimize traffic congestion. In addition, these fees would fund additional traffic improvements to General Plan roadways in the Project area and would go toward the maintenance of roadway infrastructure in the Project area.

The Project would include domestic and recycled water infrastructure, sewer lines, lift station, upgrading Hidden Canyon Lift Station, storm drain infrastructure, and dry utilities which would be installed in compliance with the requirements of the respective utility providers and consistent with final plans approved by the utility providers.

The Project would provide over $2 million in fair -share contributions toward infrastructure improvements.

9. The Beaumont Pointe Specific Plan Project will provide other Community Benefits.

Through the Project's Development Agreement, the Project Applicant will be providing additional Community Benefits supporting the surrounding community, including but not limited to the following:
• Full cost of build out and dedication of 4th Street and Jack Rabbit Trail on the Project site as new public roads.
• Expansion of the sewer lift station at 4th Street and Potrero Boulevard to increase capacity required to serve the Project, providing capacity for the Project and wet well available to the City.
• Payment of TUMF fees, school fees, MSHCP fees, Development Fees, and utility connection fees subject to fee credits.

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• Construction of Offsite Traffic Improvements and/or payment of fair share contributions towards traffic improvements as described on Exhibit "D" of the Development Agreement.
• Conveyance of 230.82 acres of land, including 152.42 acres on the Project site (Planning Area 10) and 78.40 acres of land offsite, to RCA or to another conservation agency or non-profit organization with the approval of RCA to further wildlife interests, providing access for wildlife movement to Caltrans constructed and proposed wildlife undercrossings along the SR -60 Freeway abutting the northern Project boundary and construction of fencing around property perimeter to support the function of Proposed Core 3 of the MSHCP, consistent with the MSHCP goals of providing live-in habitat and facilitating movement of wildlife.
• Increase in local tax revenues including sales and property taxes and transit occupancy taxes.
• Increase in employment opportunities in local area.

10. The Beaumont Pointe Specific Plan Project development will facilitate the City's goal of sustainable development by being energy and water efficient in conformance with the City's Climate Action Plan.

Development within the Specific Plan will be energy efficient in conformance with the criteria from the City of Beaumont Climate Action Plan. Because technological and methodological specifications in energy efficiency criteria could become obsolete in the future due to advancement over time, the Project 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. Enhanced Insulation shall be provided via methods such as rigid wall insulation R-13, roof/attic R-38, etc.
b. Greatly Enhanced Window Insulation with 0.28 or less U -factor, 0.22 or less SHGC, etc. shall be provided.
c. Modest Cool Roofs with CRRC Rated 0.15 aged solar reflectance, 0.75 thermal emittance, etc. shall be provided.
d. 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.

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b. Improved Efficiency HVAC (EER 14/78% AFUE or 8 HSPF) shall be provided.

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.

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.
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.

11. The Beaumont Pointe Specific Plan Project will reduce the overall risk of wildfire spread on and off site.

The Project site is undeveloped, disturbed, vacant, and has hills in the south which contain existing native and non-native vegetation that would be susceptible to wildfire. The Project site is designated within Very High Fire Hazard Severity Zone (VHFHSZ) and High Fire Hazard Severity Zone (HFHSZ) within a State Responsibility Area (SRA) by the Riverside County General Plan and CalFire.

The Project includes a Fire Protection Plan (FPP) to ensure the protection of all development within Project from fire hazards and to reduce the overall risk of wildfire spreading off site with implementation of fire safety requirements, defensible space, and vegetation management.

The Project site improvements are designed to facilitate emergency apparatus and personnel access throughout the Project site. Driveway and road improvements with fire apparatus turnarounds provide access to the sides of every building. Water availability and flow will be Beaumont Pointe Specific Plan Project
Facts and Findings and Statement of Overriding Considerations

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"ATTACHMENT 1"
consistent with requirements including fire flow and hydrant distribution required by local and state codes. These features along with the ignition resistance of all buildings, the interior sprinklers, and the pre -planning, training and awareness will assist responding firefighters through prevention, protection, and suppression capabilities. Buildings will be constructed in conformance with Riverside County codes for building within Wildland Urban Interface (WUI) areas that focus on preventing structure ignition from heat, flame, and burning embers.

As indicated in the FPP, all the existing fuel on the Project site and within fuel modification zone (FMZ) areas will be converted into hardscape and or partially or totally replaced with more appropriately spaced drought -tolerant, fire-resistant plants. Fuel conditions will be addressed through various vegetation management techniques, including FMZs to protect natural resources from fires in developed areas and to provide a managed area where fire spread is not facilitated toward the Project or away from the Project into wildland areas to lower the probability of burning and the potential fire size. As a result, the risk of a structure being destroyed, whether from a fire from with the development or outside the development, is significantly lower when defensible space is implemented. Fuel modification areas and fuel maintenance zone will also be implemented to minimizing the potential for an on -site fire spreading offsite. Specifically, in addition to a 100 -foot Fuel Modification Area (FMA), the Project will provide a 20 -foot wide fuel maintenance zone around the perimeter of the Project's wildland exposures. The fuel maintenance zone will be landscaped and irrigated to the pad edge, extending the protections provided by the FMA.

The Project would construct four main roadways for on -site circulation -4th Street, Jack Rabbit Trail, Entertainment Avenue, and Industrial Way. The roadways would increase access for first responses to the area. Additionally, the Project includes 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. An 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. The emergency access gate will meet all fire code requirements including an automatic gate opener with battery backup and solar charging.

Finally, the Project buildings will be constructed of concrete which is non-combustible and highly resistant to heat.

In conclusion, the City finds after consideration of the FEIR and the evidence in the record, that each of the specific overriding economic, legal, social, technological and other benefits of the Project as set out above independently and collectively outweighs the identified significant adverse environmental impacts and is an overriding consideration warranting approval of the Project. The City further finds that each of the individual benefits discussed above outweigh the unavoidable adverse environmental effects identified in the EIR and, therefore, finds those impacts to be acceptable. The City further finds that each of the benefits listed above, standing alone, is sufficient justification for the City Council to override these unavoidable environmental impacts.

The reasons for approval cited above are not unitary, so that even if a court were to conclude that not every reason is supported by substantial evidence, the City determines that each remaining reason Beaumont Pointe Specific Plan Project
Facts and Findings and Statement of Overriding Considerations

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"ATTACHMENT 1"
standing alone would be sufficient to justify approval of the Project. The substantial evidence supporting the various benefits can be found in the FEIR and the CEQA Findings, above, which are incorporated by reference into the documents found in the administrative record. On the basis of the Findings made in Sections 3.0 through 8.0 included herewith, and the substantial evidence in the whole record of this proceeding, it is specifically found that there are significant benefits of the Project in spite of the unavoidable significant impacts. It is further found that, as part of the process of obtaining Project approval, all significant effects on the environment from implementation of the Project have been eliminated or substantially lessened where feasible. Any remaining significant effects on the environment found to be unavoidable are found to be acceptable due to the above -discussed specific overriding economic, technical, legal, social and other considerations.

Beaumont Pointe Specific Plan Project
Facts and Findings and Statement of Overriding Considerations

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"ATTACHMENT I"

10.0 ADDITIONAL FACTS ON RECORD

10.1 CUSTODIAN OF RECORD
The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Beaumont, 550 East 6"' Street, CA 92223. The custodian for these records is Carole L. Kendrick, Planning Manager. This information is provided in compliance with Public Resources Code Section 21081.6.

Beaumont Pointe Specific Plan Project
Facts and Findings and Statement of Overriding Considerations

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Exhibit A
Beaumont Pointe Specific Plan
Fiscal Impact Analysis

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Beaumont Pointe Specific Plan

FISCAL IMPACT ANALYSIS
Prepared for the
JRT BP1, LLC

BEAUMONT
—CALIFORNIA—
August 2023
Prepared By:

DPFG

DEVELOPMENT PLANNING & FINANCING GROUP

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Fiscal Impact Analysis
August 2023 Beaumont Pointe Specific Plan
Beaumont Pointe Business Park

FISCAL IMPACT ANALYSIS
Table of Contents
Page

1. Purpose of Fiscal Impact Analysis 3

2. Project Description 3

3. Executive Summary 4

4. FIA Recurring Revenues 5

4.1 Property Taxes 5

4.2 Property Taxes In -Lieu of MVLF 6

4.3 Sales Taxes 6

4.3.1 Transient Occupancy Taxes 6

4.3.2 Commercial Retail Sales Taxes 6

4.4 Other Revenues 6

5. FIA Recurring Costs 7

5.1 Non Departmental 7

5.3 Community Development 7

5.5 Public Safety 7

5.6 Public Works 8

6. Limiting Conditions 8

7. General Sources of Information and FIA Methodology 9 Appendix A: Project Maps
Appendix B: Detailed Fiscal Impact Analysis
Appendix C: Time -Phased Fiscal Impact Analysis (Term of City Forecast) 2

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August 2023 Beaumont Pointe Specific Plan

1. Purpose of Fiscal Impact Analysis
Representatives of JRT BP1, LLC have requested that DPFG, LLC. ("DPFG") prepare a Fiscal Impact Analysis ("FIA") to estimate the annual recurring net fiscal impact that the Beaumont Pointe Specific Plan ("Project") is anticipated to have on the City of Beaumont, California's ("City") General Fund at the Project's buildout, as well as its cumulative impact in the 20 years after buildout, if it were to be annexed into the City. Please note that the FIA is subject to limiting conditions outlined in this Report.

2. Project Description
The proposed Project is an employment and retail entertainment development which at buildout is anticipated to include approximately 246,000 square feet of general commercial uses, a 125 -room hotel, and approximately 4,995,000 square feet of industrial and warehouse uses in five buildings ranging in size from 600,000 and 1,400,000 square feet.

Beaumont Pointe Specific Plan (SP2019-0003)
The Project includes approximately 539.9 gross acres that are predominantly located just outside the City of Beaumont in the Unincorporated Area of the County of Riverside, between Moreno Valley and Beaumont, adjacent to Jack Rabbit Trail and below SR -60. The Project is within the Beaumont Pointe Specific Plan, which provides for the development of up to 539.9 acres comprising of 30.2 acres of General Commercial uses, approximately 232.6 acres of Industrial uses, and approximately 277.1 acres of Open Space. It is estimated that the Project will include an additional approximately 4,995,000 square feet of industrial uses, approximately 246,000 square feet of general commercial uses, and a 125 -room hotel upon buildout. A summary of the Project's land use assumptions is shown on the next page in Table -1, while the site plan is included in Appendix A-1. 3

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August 2023
Fiscal Impact Analysis
Beaumont Pointe Specific Plan
Table -1
Beaumont Pointe Land Use Assumptions
Industrial
Probable Tenant Type
Bldg. SF (a)
Estimated Assessed
Total Assessed
Value per SF (b)
Value
Industrial (Self Storage) - PA 3
35,000
$
295
$ 10,325,000
Industrial Building 1- PA 4
1,379,000
295
406,805,000
Industrial Building 2 - PA 5
981,000
295
289,395,000
Industrial Building 3 - PA 6
700,000
295
206,500,000
Industrial Building 4- PA7
600,000
295
177,000,000
Industrial Building 5 - PA 8
1,300,000
295
383,500,000
Subtotal Industrial
4,995,000
$
295
$ 1,473,525,000
Commercial
Probable Tenant Type
Bldg. SF (a)
Estimated Assessed
Value per SF (b)
Total Assessed
Value
General Commercial
Restaurant
216,000
30,000
227
227
49,032,000
6,810,000
Subtotal Commercial Retail
246,000
$ 227
$ 55,842,000
Hospitality
Description
Estimated Assessed Total Assessed
Number of Rooms
Value per Room Value
Hotel
125
248,000
31, 000, 000
Total Project Assessed Value
$ 1,560,367,000
Footnotes:
(a) Per Developer and Beaumont Point Specific Plan. Represents maximum allowable building square footage.
(b) Per Developer.

3. Executive Summary
It is estimated that the Project, at buildout, if annexed into the City, would generate a positive annual recurring net fiscal impact to the City General Fund of $1,596,439. It is estimated that the Project will generate a positive net fiscal impact to the City General Fund of $24,850,643 over the 20 years after buildout as detailed in Table -2 on the following page.

Table -2
4

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Fiscal Impact Analysis
Beaumont Pointe Specific Plan
Beaumont Pointe Net Fiscal Impact Analysis Summary
Fiscal Impact Summary
Recurring Annual Revenues:

Property Taxes
Property Taxes In Lieu of MVLF
Transient Occupancy Taxes
On -Site Sales Tax Revenue
Other Recurring Revenues
Total Annual Revenues
Recurring Annual Expenditures:

Non -Departmental
Administration
Community Development
Community Services
Public Safety
Public Works
Total Annual Expenditures:

Buildout (a) Buildout + 20 Yrs (b)
$ 523,038 $
1,476,082
547,500
453,000
554,731
12,708,439
35,864,922
12,055,405
11,006,709
13,478,502
$ 3,554,351 $ 85,113,976
$ - $
226,753
77,875
167,679
1,235,317
250,287
Table 5
Table 6
Table 7
Table 8
Table 9
Table 10
6,092,928 Table 10
2,092,538 Table 10
4,505,604 Table 10
40,846,946 Table 10
6,725,317 Table 10
$ 1,957,912 $ 60,263,333
Annual General Fund Surplus/(Deficit) $ 1,596,439 $ 24,850,643 Footnotes:
(a) Anticipated revenues are shown in 2023-2024 dollars. (b) 20 year projection assumes the sum of all 20 years assuming a 1% growth per year in Transient Occupancy Tax Revenue and a 2% growth per year for all other revenue categories for 20 years.

Expenditures assume a 5% Public Safety escalation with the remaining expenditures increasing at 3% per year for 20 years. Escalation factors per City of Beaumont.

Using the same escalation assumptions in the Buildout + 20 Yrs summary in Table 2 an annual time - phased analysis was prepared consistent with the term of the City forecast of sixteen years. This analysis includes the anticipated absorption of the project over 5 years and is included in Appendix C.

4. FIA Recurring Revenues
The revenue estimates in this section utilize the Equivalent Resident approach, with the exception of property and sales taxes which are estimated from the number of commercial square feet, industrial square feet, and number of hotel rooms developed, as shown in detail in Appendix B.

4.1 Property Taxes
In addition to the other ad valorem chargers imposed by various local agencies, landowners in the State of California are required to pay annual property taxes of 1% on the assessed value of their 5

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property pursuant to Proposition 13. Each county in California is divided into tax rate areas ("TRA").

After the basic 1% property tax is collected by the County, the tax is allocated to various local agencies based on their respective share of the basic tax within the applicable TRA. Due to the Project being located within multiple TRA's, this analysis calculates a weighted average percentage of the share of the basic tax that would be allocated to the City if the Project were to be annexed. Property taxes are estimated by applying estimated assessed values to the number of commercial square feet, industrial square feet, and hotel rooms built within the Project. If it were to be annexed into the City, the Project is estimated to generate $523,038 in annual recurring revenues at buildout and $12,708,439 in cumulative annual revenues during the 20 years after buildout as shown in Appendix B Table 4.

4.2 Property Taxes In -Lieu of MVLF
In May 2004, Governor Schwarzenegger proposed a swap of city and county VLF revenue for additional property tax share as part of a budget agreement between the State and local governments.

The swap was included in the 2004 budget package. Under this legislation, property tax in -lieu of VLF is allocated to Cities and Counties pursuant to a complex formula involving each agencies relative share of assessed value. The property tax in -lieu of VLF revenue that will be generated by the Project can be estimated by determining the (i) percentage growth in the total assessed value of the City attributable to the Project and multiplying by (ii) the property tax in -lieu of VLF revenue of $6,762,693 expected to be received by the City in FY 2023-24 per the City Budget. Based on these calculations, the Project is anticipated to generate $1,476,082 in annual recurring revenue at buildout and $35,864,922 in cumulative annual revenues during the 20 years after buildout, as shown in Appendix B Table 5.

4.3 Sales Taxes

4.3.1 Transient Occupancy Taxes
Lodging Taxes are estimated from the number of hotel rooms built within the Project. Lodging tax revenues of 10.0% on all hotel rooms rented within the Project are collected by the City. This revenue estimate utilizes a 125 -room hotel, an average hotel room rate of $160 and an occupancy rate of

75.0%. Based on the total hotel lodging taxes, if it were to be annexed into the City, the Project is estimated to generate $547,500 in annual recurring revenue at buildout and $12,055,405 in cumulative annual revenues during the 20 years after buildout as shown in Appendix B Table 6.

4.3.2 Commercial Retail Sales Taxes
Commercial retail sales taxes are estimated from the number of square feet of retail space built within the Project. If it were to be annexed into the City, the Project is estimated to generate $453,000 in annual recurring revenue at buildout. If it were to be annexed into the City, the Project is anticipated to generate $11,006,709 in cumulative annual revenue during the 20 years after buildout as shown in Appendix B Table 7.

4.4 Other Revenues
The City receives revenues from other budgetary items for which case studies were not conducted upon. These revenues are in the form of Other Taxes, Licenses, Permits, and Fees, Charges for 6

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Service, Fines and Forfeitures, Cost Recovery, and Miscellaneous Revenue. Other Revenues are estimated using the estimated Project Equivalent Residents of 2,622. The Project is estimated to generate $554,731 in annual recurring revenue at buildout and $13,478,502 in cumulative annual revenues during the 20 years after buildout as shown in Appendix Table 8.

5. FIA Recurring Costs
The cost estimates in this section utilize the Equivalent Resident approach, as shown in detail in Appendix B.

5.1 Non Departmental
Transfers Out are the only expense that makes up the Non -Departmental cost category. Costs are estimated using a Per Capita & 50% Employee Multiplier. This analysis assumes that 0% of the non -Departmental costs for Transfers Out are estimated to be impacted by the Project. The Project is estimated to generate $0 in annual recurring costs at buildout and $0 in cumulative annual costs during the 20 years after buildout as shown in Appendix B, Table 9.

5.2 Administration
The Administration cost category includes all expenses incurred by the City for Administrative services, City Council, City Clerk, Administration, Communication, IT Department, Risk and Human Resources, Legal services, and Finance and Budgeting. Costs are estimated by using a Per Capita & 50% Employee Multiplier, and 50.0% of the budgeted costs are estimated to be impacted by the Project. The Project is estimated to generate $226,753 in annual recurring costs at buildout and $6,092,928 in cumulative annual costs during the 20 years after buildout as shown in Appendix B, Table 9.

5.3 Community Development
The Community Development cost category includes all expenses related to the Planning Department, Community Enhancement, Building and Safety, and Economic Development, and is responsible for administering the City's planning and construction and code regulation programs.

Costs are estimated using a Per Capita & 50% Employee Multiplier, and 50.0% of the budgeted costs are estimated to be impacted by the Project. The Project is estimated to generate $77,875 in annual recurring costs at buildout and $2,092,538 in cumulative annual costs during the 20 years after buildout as shown in Appendix B, Table 9.

5.4 Community Services
The Community Services cost category includes expenses related to maintenance of parks, trails, and open space, maintenance of City owned facilities, and manages recreational operations and programs. Costs are estimated using a Per Capita & 50% Employee Multiplier, and 50.0% of the budgeted costs are estimated to be impacted by the Project. The Project is estimated to generate $167,679 in annual recurring costs at buildout and $4,505,604 in cumulative annual costs during the 20 years after buildout as shown in Appendix B, Table 9.

5.5 Public Safety
The Public Safety cost category includes expenses related to providing quality law enforcement, Fire Protection, animal control, and emergency management services in the most effective and 7

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August 2023 Beaumont Pointe Specific Plan
efficient manner possible. A majority of the costs are related to personnel expenses and operating expenses. This analysis has also modified the Fire costs from an original budgeted amount of $6,820,202 to a total of $11,396,728 which includes an anticipated $4,576,526 for a fire contract to operate an additional fire station. Costs are estimated using a Per Capita & 50% Employee Multiplier, and 100% of the budgeted costs are estimated to be impacted by the Project. The Project is estimated to generate $1,235,317 in annual recurring costs at buildout and $40,846,946 in cumulative annual costs during the 20 years after buildout as shown in Appendix B, Table 9.

5.6 Public Works
The Public Works cost category includes expenses related to the Public Works Department and the Street Maintenance Department for providing cost effective infrastructure and services to promote public health. Costs are estimated using a Per Capita & 50% Employee Multiplier, and 100.0% of the budgeted costs are estimated to be impacted by the Project. The Project is estimated to generate $250,287 in annual recurring costs at buildout and $6,725,317 in cumulative annual costs during the 20 years after buildout as shown in Appendix B, Table 9.

6. Limiting Conditions
This study prepared by DPFG, LLC is subject to the following considerations and limiting conditions. • It is our understanding that this Report is for the client's due diligence and other planning purposes.

Neither our Report, nor its contents, nor any of our work were intended to be included and, therefore, may not be referred to or quoted in whole or in part, in any registration statement, prospectus, public filing, private offering memorandum, or loan agreement without our prior written approval. This report is intended to be read and used as a whole and not in parts. • The reported recommendation(s) represent the considered judgment of DPFG, LLC based on the facts, analyses and methodologies described in the Report. • Except as specifically stated to the contrary, this Report will not give consideration to the following matters to the extent they exist: (i) matters of a legal nature, including issues of legal title and compliance with federal, state and local laws and ordinances; and (ii) environmental and engineering issues and the costs associated with their correction. The user of this Report will be responsible for making his/her own determination about the impact, if any, of these matters. This Report has not evaluated the feasibility or marketability of any site for planned uses. • The Report does not consider all of the costs to local governments associated with providing services such as emergency services to the development. Such analysis is beyond the scope of this Report.
• The analysis is based on the current tax structure and rates imposed by the State, County and City.

Changes in those rates would alter the findings of this Report. All dollar amounts are stated in 2023 dollars and, unless indicated, do not take into account the effects of inflation. The results of this Report are meant to reflect a typical year based on averages. While dollar figures are expressed in current dollars, the results from year to year will vary based on events held at the development generated throughout the year.
8

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• Our analysis is based on currently available information and estimates and assumptions. Such estimates and assumptions are subject to uncertainty and variation. Some assumptions inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, the actual results achieved may vary materially from the forecasted results. The assumptions disclosed in this Report are those that are believed to be significant to the estimates of results.

7. General Sources of Information and FIA Methodology
Annual recurring revenues/costs were calculated using the City of Beaumont's Fiscal Year 2024 Adopted Budget ("Budget"), as this was the most recent budget available. Annual recurring revenue/cost impacts to the City General Fund are estimated in 2023 dollars, and by using primarily either per person ("Per Capita") or equivalent resident ("Equivalent Resident") methodologies. In some simpler instances the FIA estimates impacts based on the number of Project commercial square feet, industrial square feet, or number of hotel rooms.

The Equivalent Resident approach is used for annual recurring revenues/costs that are impacted by the number of Project employees. This approach uses the Budget's revenues/costs, as well as the City's number of residents plus 50.0% of the employees in 2023 to establish an Equivalent Resident Factor. The Equivalent Resident Factor is then applied to the number of Project residents plus 50.0% of Project employees to estimate annual recurring fiscal impacts. 50.0% is estimated to be the percentage of Project employees that will live and shop in the City.

These approaches are summarized on Table -3.

Table -3
Beaumont Pointe Assumptions Summary
City
Project
Per Capita (a)
56,590
-
Per Employee (b)
24,600
5,451
Per Capita & 50% Employee
68,890
2,725
Case Study
-
-
N/A
-
-
Footnotes:
(a) Population data for the City of Beaumont per State of California Depai lnient of Finance E-5 Population and Housing Estimates for January 1, 2023.
(b) Employee data per the State of California Employment Development Department Monthly Labor Force Data for Cities and Census Designated Places - May 2023.

Information used in preparing the FIA was obtained from the following sources: (1) City of Beaumont Fiscal Year 2024 Adopted Budget; (2) Beaumont Pointe Specific Plan; (3) U.S. Census 9

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Bureau population, household, employment, income, and other demographic data; (4) City Revenue Division taxing data; (5) County Assessor property valuations; (6) U.S. Bureau of Labor Statistics household and retail expenditures; (7) City Property Tax Division; (8) CBRE property occupancies and valuations; (9) Riverside County General Plan; (10) City of Beaumont Economic Development Department; (11) Landvision; (12) California Department of Transportation; (13) April 19, 1982 City of Beaumont Resolution 1982-24; and (14) JRT BP1, LLC ("Developer"). 10

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Appendix A
11

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August 2023 Beaumont Pointe Specific Plan
Appendix B
12

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Table 1
Fiscal Impact Analysis Summary
Beaumont Pointe
Fiscal Impact Summary
Recurring Annual Revenues:

Property Taxes
Property Taxes In Lieu of MVLF
Transient Occupancy Taxes
On -Site Sales Tax Revenue
Other Recurring Revenues
Total Annual Revenues
Recurring Annual Expenditures:

Non -Departmental
Administration
Community Development
Community Services
Public Safety
Public Works
Buildout (a)
$ 523,038
1,476,082
547,500
453,000
554,731
Buildout + 20 Yrs (b)
$ 12,708,439
35,864,922
12,055,405
11,006,709
13,478,502
$ 3,554,351
$ 85,113,976
$ $
226,753
77,875
167,679
1,235,317
250,287
Table 4
Table 5
Table 6
Table 7
Table 8
- Table 9
6,092,928 Table 9
2,092,538 Table 9
4,505,604 Table 9
40,846,946 Table 9
6,725,317 Table 9
Total Annual Expenditures: $ 1,957,912 $ 60,263,333
Annual General Fund Surplus/(Deficit)
$ 1,596,439 $ 24,850,643
Footnotes:
(a) Anticipated revenues are shown in 2023-2024 dollars. (b) 20 year projection assumes the sum of all 20 years assuming a 1% growth per year in Transient Occupancy Tax Revenue and a 2% growth per year for all other revenue categories for 20 years.

Expenditures assume a 5% Public Safety escalation with the remaining expenditures increasing at 3% per year for 20 years. Escalation factors per City of Beaumont.

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Table 2
Fiscal Revenue Analysis Absorption Summary
Beaumont Pointe
Anticipated Industrial Absorption
Fiscal Year
2023/24
2024/25
2025/26
2026/27
2027/28
2028/29
Total
Industrial (Self Storage) - PA 3
-
-
-
-
35,000
-
35,000
Industrial Building 1 - PA 4
1,379,000
-
-
-
-
-
1,379,000
Industrial Building 2 - PA 5
-
-
981,000
-
-
-
981,000
Industrial Building 3 - PA 6
-
-
700,000
-
-
-
700,000
Industrial Building 4 - PA 7
-
-
-
-
600,000
-
600,000
Industrial Building 5 - PA 8
-
-
-
-
1,300,000
-
1,300,000
General Commercial
-
-
-
-
216,000
-
216,000
Restaurant
-
-
-
-
30,000
-
30,000
1,379,000
-
1,681,000
-
2,181,000
-
5,241,000
Anticipated Hotel Absorption
Fiscal Year
2022/23 2023/24 2024/25 2025/26 2026/27 2027/28 Total
Hotel Rooms
125
125
Anticipated Revenue (a)
Fiscal Year
2022/23
2023/24
2024/25
2025/26
2026/27
2027/28
Total
Property Taxes
137,620
-
167,759
-
217,658
-
523,038
Transient Occupancy Taxes
-
-
-
-
547,500
-
547,500
Property Taxes In Lieu of MVLF
388,383
-
473,439
-
614,260
-
1,476,082
On -Site Sales Tax Revenue
-
-
-
-
453,000
-
453,000
526,004
-
641,198
-
1,832,418
-
2,999,620
Footnotes:
(a) Anticipated revenue is in 2022/23 dollars.

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Table 3
Land Use and Assessed Value Assumptions
Beaumont Pointe
Industrial
Probable Tenant Type
Bldg. SF (a)
Estimated Assessed
Total Assessed
Value per SF (b)
Value
Industrial (Self Storage) - PA 3
35,000
$
295
$ 10,325,000
Industrial Building 1 - PA 4
1,379,000
295
406,805,000
Industrial Building 2 - PA 5
981,000
295
289,395,000
Industrial Building 3 - PA 6
700,000
295
206,500,000
Industrial Building 4 - PA 7
600,000
295
177,000,000
Industrial Building 5 - PA 8
1,300,000
295
383,500,000
Subtotal Industrial
4,995,000
$
295
$ 1,473,525,000
Commercial
Probable Tenant Type
Bldg. SF (a)
Estimated Assessed
Value per SF (b)
Total Assessed
Value
General Commercial
Restaurant
216,000
30,000
227
227
49,032,000
6,810,000
Subtotal Commercial Retail
246,000
$ 227
$ 55,842,000
Hospitality
Description
Number of Rooms
Estimated Assessed Total Assessed
Value per Room Value
Hotel
125
248,000
31,000,000
Total Project Assessed Value
$ 1,560,367,000
Footnotes:
(a) Per Developer and Beaumont Point Specific Plan. Represents maximum allowable building square footage. (b) Per Developer.

Page 1465 of 2522 ends

Table 4
Post-ERAF Share of the Basic Tax Calculation
Beaumont Pointe
Agency
TRA (c)
56-006 56-007
56-016 56-017
91-010
Wtd. Avg. of
TRAs (a), (b)
General
County Free Library
County Structure Fire Protection
Beaumont Unified School
San Jacinto Unified School
Mt San Jacinto Junior College
Riv. Co. Office of Education
Riv County Regional Park & Open Space
Flood Control Administration
Flood Control Zone 5
Summit Cemetery District
San Gorgonio Pass Mem Hospital
Beaumont Cherry Valley Rec & Park
Valley Wide Rec & Park
San Gorgonio Pass Water Agency DS
ERAF Fund
Total
Project Acres (c)
% of Total
Footnotes:

12.84501768%

1.31177694%

5.36236594%

39.01510700%

0.00000000%

3.62238000%

3.73928600%

0.33306177%

0.21458408%

4.47826690%

1.55976984%

1.84545500%

3.51404580%

0.00000000%

3.24139820%

18.91748485%
100.000000%

13.85833051%

1.41419586%

5.78104164%

42.06127400%

0.00000000%

3.90520300%

4.03123600%

0.34206833%

0.23133765%

4.82791454%

1.68155142%

0.00000000%

3.78841073%

0.00000000%

18.07743632%
100.000000%

13.58799159%

1.38660869%

5.66826846%

41.24077100%

0.00000000%

3.82902300%

3.95259800%

0.33539575%

0.22682508%

4.73373520%

1.64874877%

1.95073200%

3.71450859%

0.00000000%

17.72479387%
100.000000%

13.09636799%

1.33644021%

5.46318658%

39.74865000%

0.00000000%

3.69048600%

3.80959100%

0.32326118%

0.21861818%

4.56246498%

1.58909566%

0.00000000%

3.58011530%

0.00000000%

3.30234126%

19.27938166%
100.000000%

14.84232910%

1.51460970%

6.19151834%

0.00000000%

44.46009600%

4.18248800%

4.31746900%

0.36635702%

0.24776375%

5.17071592%

0.00000000%

1.05843310%

0.00000000%

17.64822007%
100.000000%

13.408067031%

1.368882514%

5.595805763%

29.757937180%

10.812686198%

3.780072961%

3.902067869%

0.341251513%

0.223925463%

4.673219194%

1.189681029%

1.246859598%

2.680263171%

0.257410712%

2.212769815%

18.549099989%
100.0000%
400.19 27.57

64.34% 4.43%

19.00 24.00

3.05% 3.86%
151.28

24.32%
Total County General Fund
622.04
100.00%

13.4081%
Total
r""I
Total Assessed Value from Table 3
Base 1% Ad -Valorem Tax

1.00%
$ 1,560,367,000
$ 15,603,670
Total Property Taxes Generated

13.4081%
$ 2,092,151
City of Beaumont Share (d)

25.0000%
$ 523,038
Source: Fiscal Year 2022-23 Share of the Basic Tax per Riverside County Auditor -Controller's Office, Property Tax Division. (a) The weighted average of TRAs was calculated by the distribution of acreage among the TRAs within the Project. (b) Shares of the basic tax that are received by the County for each TRA are highlighted in bold print. (c) Data per LandVision.
(d) Per City of Beaumont Resolution No. 1982-24, the City is allocated 25% of the property tax revenue generated within the area to be annexed with the remaining 75% remaining with the County of Riverside.

Page 1466 of 2522 ends

Table 5
Property Taxes In Lieu of MVLF
Beaumont Pointe
Property Taxes In Lieu of MVLF
FY 2023/24 In Lieu MVLF Allocation to City
FY 2022/23 City of Beaumont Assessed value
Total Project Assessed Value from Table 3
Less: Existing Assessed Value
Net (New) Assessed Value
AV Growth from Project
$ 7,649,448 (a)
8,062,445,999 (b)
1,560,367,000
(4,590,000)
$ 1,555,777,000

19.297%
Annual City Property Taxes In Lieu of MVLF
$ 1,476,082
Footnotes:
(a) Per City of Beaumont Annual City budget for Fiscal Year 2022-2023. (b) Per County of Riverside Close of Roll Press Release dated July 10, 2023.

Page 1467 of 2522 ends

Table 6
Transient Occupancy Taxes
Beaumont Pointe
Proposed Resort Hotel
No. of Rooms
Average Daily Rate (ADR)
Occupancy Rate (%)
Total Annual Room Revenues
125
$ 160 (a)

75.0% (a)
5,475,000
Annual City Transient Occupancy Tax

10.00% (b)
$ 547,500
Footnotes:
(a) Estimate per DPFG ADR rate research regarding hotels located within Project area dated 12/8/2022.
(b) Transient occupancy tax rate per City of Beaumont Municipal Code Chapter

3.28.030.

Page 1468 of 2522 ends

Table 7
On -Site Sales Tax Revenue
Beaumont Pointe
Probable Tenant Type
Bldg. SF (a)
Estimated
Sales per SF Estimated %
(b) Taxable
Estimated
Taxable
Sales per SF
Total
Estimated
Taxable Sales
Commercial
Industrial (Self Storage) - PA 3
35,000
$ -
100%
$ -
$ -
Industrial Building 1 - PA 4
1,379,000
-
100%
$ -
$ -
Industrial Building 2 - PA 5
981,000
-
100%
$ -
$ -
Industrial Building 3 - PA 6
700,000
-
100%
$ -
$ -
Industrial Building 4 - PA 7
600,000
-
100%
$ -
$ -
Industrial Building 5 - PA 8
1,300,000
-
100%
$ -
$ -
General Commercial
216,000
175
100%
175
37,800,000
Restaurant
30,000
250
100%
250
7,500,000
Total
5,241,000
$ 45,300,000
Annual Sales Tax to City

1.00%
$ 453,000
Footnotes:
(a) Per Developer.
(b) Preliminary DPFG estimates based on industry knowledge and review of various data sources in addition to Dollars & Cents of Shopping Centers (2008) by Urban Land Institute.

Page 1469 of 2522 ends

Table 8
Other Recurring Revenues
Beaumont Pointe
City FY 2023/24
Percentage
Project
Equivalent
Project
Revenue Cate or
Adopted Budget (a)
Adjustment
Adjusted Budget
Multiplier
Factor
Persons
Revenues
Taxes
Secured Property Taxes
$
7,569,785
100%
$ 7,569,785
Case Study

0.00 -
$ -
Unsecured Property Taxes
236,531
100%
236,531
Case Study

0.00 -
-
Property Transfer Tax
342,371
100%
342,371
Case Study

0.00 -
-
Street Light Assessment (Prop 13)
957,344
100%
957,344
Per Capita & 50% Employee

13.90 2,725.29
37,873
Sales & Use Taxes
28,374,719
100%
28,374,719
Case Study

0.00 -
-
1/2% Sales Tax - Public Safety
257,705
100%
257,705
Per Capita & 50% Employee

3.74 2,725.29
10,195
Motor Vehicle In -Lieu Taxes
7,649,448
100%
7,649,448
Case Study

0.00 -
-
Vehicle License Collection
63,324
100%
63,324
Per Capita & 50% Employee

0.92 2,725.29
2,505
Utility Users Tax
2,152,970
100%
2,152,970
Per Capita & 50% Employee

31.25 2,725.29
85,171
Transient Occupancy Tax
416,381
100%
416,381
Case Study

0.00 Total Taxes
$
48,020,578
$ 48,020,578
$ 135,744
Franchies Fees (b)
$
3,299,914
$ 3,299,914
Per Capita & 50% Employee

47.90 2,725.29
$ 130,545
Charges for Services
Transportation Permits
5,000
100%
5,000
Per Capita & 50% Employee

0.07 2,725.29
198
Code Enforcement - Weed Abatement
44,267
100%
44,267
Per Capita & 50% Employee

0.64 2,725.29
1,751
Code Enforcement - Turbo Data
37,005
100%
37,005
Per Capita & 50% Employee

0.54 2,725.29
1,464
Code Enforcement Lien Recovery
4,500
100%
4,500
Per Capita & 50% Employee

0.07 2,725.29
178
Live Scan Fingerprinting
20,000
100%
20,000
Per Capita & 50% Employee

0.29 2,725.29
791
Notary Fees
200
100%
200
Per Capita & 50% Employee

0.00 2,725.29
8 Passport Fees
-
100%
-
Per Capita & 50% Employee

0.00 2,725.29
-
Special Police Services
94,000
100%
94,000
Per Capita & 50% Employee

1.36 2,725.29
3,719
Building Rental
85,000
100%
85,000
Per Capita & 50% Employee

1.23 2,725.29
3,363
Parks Rental
70,000
100%
70,000
Per Capita & 50% Employee

1.02 2,725.29
2,769
Administrative Fees - DIF
40,000
100%
40,000
Per Capita & 50% Employee

0.58 2,725.29
1,582
Administrative Fees - Planning
10,000
100%
10,000
Per Capita & 50% Employee

0.15 2,725.29
396
Administrative Fees - Public Works
148,000
100%
148,000
Per Capita & 50% Employee

2.15 2,725.29
5,855
Other Charges for Services (c)
769,775
0%
-
Per Capita & 50% Employee

0.00 2,725.29
-
Total Charges for Service:
$
1,356,247
$ 557,972
$ 22,073
Licenses (d)
$
375,000
100%
$ 375,000
Per Capita & 50% Employee

5.44 2,725.29
$ 14,835
Permits
Building Permits and Inspections
2,190,097
100%
2,190,097
Per Capita & 50% Employee

31.79 2,725.29
86,640
Yard Sale
4,200
0%
-
Per Capita & 50% Employee

0.00 2,725.29
-
Misc Permits - Alarm Permit
1,500
100%
1,500
Per Capita & 50% Employee

0.02 2,725.29
59 Encroachment Permits
9,000
100%
9,000
Per Capita & 50% Employee

0.13 2,725.29
356
Building Plan Check
704,528
100%
704,528
Per Capita & 50% Employee

10.23 2,725.29
27,871
Railcar Fees
5,892
100%
5,892
Per Capita & 50% Employee

0.09 2,725.29
233
Planning Department Revenue
300,000
100%
300,000
Per Capita & 50% Employee

4.35 2,725.29
11,868
Public Works - Permits
14,000
100%
14,000
Per Capita & 50% Employee

0.20 2,725.29
554
Public Works - Permits Labor
-
100%
-
Per Capita & 50% Employee

0.00 2,725.29
-
Public Works - Plan Check
80,000
100%
80,000
Per Capita & 50% Employee

1.16 2,725.29
3,165
Public Works - Inspection
80,000
100%
80,000
Per Capita & 50% Employee

1.16 2,725.29
3,165
Public Works - Inspection Labor
8,000
100%
8,000
Per Capita & 50% Employee

0.12 2,725.29
316
Public Works - Engineering
10,000
100%
10,000
Per Capita & 50% Employee

0.15 2,725.29
396
Public Works - Engineering Labor
10,000
100%
10,000
Per Capita & 50% Employee

0.15 2,725.29
396
Fire Department Fees
250,000
100%
250,000
Per Capita & 50% Employee

3.63 2,725.29
9,890
Total Permits:
$
3,667,217
$ 3,663,017
$ 144,909
Other Financing Sources (e)
$
-
0%
$ -
Per Capita & 50% Employee

0.00 2,725.29
$ -
Cost Recovery (1)
$
866,920
100%
$ 831,920
Per Capita & 50% Employee

12.08 2,725.29
$ 28,065
Miscellaneous Revenue (g)
$
1,870,860
100%
$ 1,870,860
Per Capita & 50% Employee

27.16 2,725.29
$ 74,011
Fines and Forfeitures (h)
$
115,000
100%
$ 115,000
Per Capita & 50% Employee

1.67 2,725.29
$ 4,549
Transfers (i)
$
8,218,067
0%
$ -
Per Capita & 50% Employee

0.00 2,725.29
$ -
Total
$
67,789,803
$ 58,734,261
1 $ 554,731
Footnotes:
(a) Based on City of Beaumont FY 2023-24 Adopted Budget. (b) Franchise Fees include revenues from Edison, Cable, Verizon/Frontier, Gas Company, and Waste Management. (c) Other Charges for Service includes revenues from Animal License, Care and Recovery Cost, School Resource Officer Program, Community Programs, Bond Acceptance/Reduction/Exoneration, Building and Parks Rental, Community Service Staff Time, Sale of Miscellaneous Copies, Sale of Misc Copies, and Parks and Recreation Contract Classes. (d) Licenses includes revenues from Business Licenses.
(e) Other Financing Sources includes revenues from Sale of Property. (1) Cost Recovery includes revenues from Solid Waster Support Services, Plan Check, Inspection, Credit Card Fees, Coachella/ Stagecoach, RAID, PACT, BUSD, OES, Park Utilities, POST, Insurance Recovery, and Claims.
(g) Miscellaneous Revenue includes revenues from Release of Lien, Interest, Interest - CFD Bonds, Principle Received - CFD, Cost Recovery Plan Check/Inspections, Lease Revenue, Admin Overhead Revenue, and Cal Card Rebate.
(h) Fines and Forfeitures includes revenues from Abandoned Vehicle Program, General Fines, Parking Fine Revenue, and CA Vehicle Code Fines. (i) Transfers includes revenues from Transfers In and Transfers In- Overhead.

Page 1470 of 2522 ends

Table 9
Recurring Expenditures
Beaumont Pointe
City FY 2023/24
Percentage
Project
Equivalent
Expenditure Category
Adopted Budget (a)
Adjustment
Adjusted Budget
Multiplier
Factor
Persons
Project Cost
Non -Departmental
$ 10,935,086
0%
-
Per Capita & 50% Employee
-
2,725
$ -
Transfers Out
Subtotal Non -Departmental
10,935,086
-
-
Administration
City Council
202,143
50%
101,072
Per Capita & 50% Employee

1.47 2,725
3,998
City Clerk
459,449
50%
229,725
Per Capita & 50% Employee

3.33 2,725
9,088
Administration
1,545,057
50%
772,529
Per Capita & 50% Employee

11.21 2,725
30,561
Communication
390,477
50%
195,239
Per Capita & 50% Employee

2.83 2,725
7,724
IT Department
1,798,922
50%
899,461
Per Capita & 50% Employee

13.06 2,725
35,583
Risk and Human Resources
3,625,354
50%
1,812,677
Per Capita & 50% Employee

26.31 2,725
71,709
Legal
1,500,000
50%
750,000
Per Capita & 50% Employee

10.89 2,725
29,670
Finance and Bud etin
1,942,334
50%
971,167
Per Capita & 50% Em to ee

14.10 2,725
38,419
Subtotal Administration
11,463,736
5,731,868
226,753
Community Development
Community Development
812,062
50%
406,031
Per Capita & 50% Employee

5.89 2,725
$ 16,063
Economic Development
1,207,540
50%
603,770
Per Capita & 50% Employee

8.76 2,725
23,885
Community Enhancement
362,525
50%
181,263
Per Capita & 50% Employee

2.63 2,725
7,171
Buildin and Safe
1,554,947
50%
777,474
Per Capita & 50% Em to ee

11.29 2,725
30,757
Subtotal Community Development
3,937,074
1,968,537
$ 77,875
Community Services
Parks and Recreation
1,899,199
50%
949,600
Per Capita & 50% Employee

13.78 2,725
$ 37,566
Building Maintenance
1,118,910
50%
559,455
Per Capita & 50% Employee

8.12 2,725
22,132
Parks and Grounds Maintenance
5,459,105
50%
2,729,553
Per Capita & 50% Em to ee

39.62 2,725
107,981
Subtotal Community Services
8,477,214
4,238,607
$ 167,679
Public Safety
Public Safety - OES
15,000
100%
15,000
Per Capita & 50% Employee

0.22 2,725
$ 593
Police
16,486,010
100%
16,486,010
Per Capita & 50% Employee
239.31
2,725
652,186
Police Support
2,928,561
100%
2,928,561
Per Capita & 50% Employee

42.51 2,725
115,854
Fire (b)
11,396,728
100%
11,396,728
Per Capita & 50% Employee
165.43
2,725
450,854
K-9
14,214
100%
14,214
Per Capita & 50% Employee

0.21 2,725
562
Animal Control
385,923
100%
385,923
Per Capita & 50% Employee

5.60 2,725
15,267
Subtotal Public Safety
31,226,436
31,226,436
$ 1,235,317
Public Works
Public Safety - OES
Engineering and Public Works
3,606,165
100%
3,606,165
Per Capita & 50% Employee

52.35 2,725
$ 142,660
Street Maintenance
2,720,618
100%
2,720,618
Per Capita & 50% Employee

39.49 2,725
107,628
Total Public Works
6,326,783
6,326,783
$ 250,287
Total
$ 72,366,329
$ 49,492,231
$ 1,957,912
Footnotes:
(a) Per the City of Beaumont FY 2023/2024 Annual Budget. (b) Public Safety Fire Expenditures are from the 23/24 Annual Budget and includes an additional $4,576,526 fire contract to operate an additional fire station.

Page 1471 of 2522 ends

Table 10
Permanent Employment per Developer EIR
Beaumont Pointe
Bldg. SF
Estimated SF per
Estimated
Tenant Type
(a)
Employee (b)
Employees
Commercial Areas
Industrial (Self Storage) - PA 3
35,000
1,000
35 Industrial Building 1 - PA 4
879,000
1,000
879
Industrial Building 1 - PA 4 (c)
500,000
750
667
Industrial Building 2 - PA 5
981,000
1,000
981
Industrial Building 3 - PA 6
700,000
1,000
700
Industrial Building 4 - PA 7
600,000
1,000
600
Industrial Building 5 - PA 8
1,300,000
1,000
1,300
General Commercial
216,000
1,163
186
Restaurant
30,000
1,163
26 Subtotal - Industrial / Commercial
5,241,000
5,373
Hotel
Hotel - 125 Rooms
90,000
1,163
77 Subtotal Hotel
90,000
77 Total
5,331,000
5,451
Footnotes:
(a) Per Table 3.
(b) Values for Square Feet per Employee based on Specific Plan EIR dated 12/20/2022 and Provided by Developer 6/29/2023.
(c) Represents general light industiral square footage portion of industrial warehouse building.

Page 1472 of 2522 ends

Fiscal Impact Analysis
August 2023 Beaumont Pointe Specific Plan
Appendix C
13

Page 1473 of 2522 ends

Fiscal Revenue Analysis Time -Phased Revenue and Expenditure Summary Beaumont Pointe
Square Footage / Room Count
1 1 1 1. 2027/28 2028/29 2029/30 2030/31 1 1 1 1 1 1. 2037/38 2038/39 2039/40 Industrial
General Commercial
Restaurant
Hotel Rooms
1,379,000 1,379,000 3,060,000 3,060,000 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 4,995,000 4,995,000 4,995,000 4,995,000 - - - - 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 216,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 30,000 - - - - 125 125 125 125 125 125 125 125 125 125 125 125 125 Revenues (b)
2023/24
2024/25
2025/26
2026/27
2027/28
2028/29
2029/30
2030/31
2031/32
2032/33
2033/34
2034/35
2035/36
2036/37
2037/38
2038/39
2039/40
Property Tax
$ 136,362
$ 139,089
$ 314,811
$ 321,107
$ 566,153
$ 577,476
$ 589,025
$ 600,806
$ 612,822
$ 625,078
$ 637,580
$ 650,332
$ 663,338
$ 676,605
$ 690,137
$ 703,940
$ 718,019
TOT
-
-
-
-
569,731
575,428
581,182
586,994
592,864
598,793
604,781
610,828
616,937
623,106
629,337
635,631
641,987
VLF
384,831
392,528
888,439
906,208
1,566,016
1,629,714
1,629,283
1,661,869
1,695,106
1,729,009
1,763,589
1,798,860
1,834,838
1,871,534
1,908,965
1,947,144
1,986,087
On -Site Sales Revenue
-
-
-
-
490,342
500,149
510,152
520,355
530,762
541,377
552,204
563,249
574,514
586,004
597,724
609,678
621,872
Other Revenues
157,310
160,456
341,660
348,494
600,459
612,468
624,717
637,211
649,956
662,955
676,214
689,738
703,533
717,604
731,956
746,595
761,527
Total Revenues
$ 678,503
$ 692,073
$ 1,544,910
$ 1,575,809
$ 3,792,700
$ 3,895,234
$ 3,934,360
$ 4,007,235
$ 4,081,510
$ 4,157,211
$ 4,234,368
$ 4,313,007
$ 4,393,159
$ 4,474,853
$ 4,558,119
$ 4,642,988
$ 4,729,491
Expenditures (c)
2023/24
2024/25
2025/26
2026/27
2027/28
2028/29
2029/30
2030/31
2031/32
2032/33
2033/34
2034/35
2035/36
2036/37
2037/38
2038/39
2039/40
Non -Departmental
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
$ -
Administration
64,302
66,231
142,409
146,682
255,212
262,868
270,754
278,877
287,243
295,861
304,737
313,879
323,295
332,994
342,984
353,273
363,871
Community Development
22,084
22,746
48,909
50,376
87,649
90,279
92,987
95,777
98,650
101,610
104,658
107,798
111,032
114,362
117,793
121,327
124,967
Community Services
47,550
48,977
105,309
108,468
188,724
194,386
200,218
206,224
212,411
218,783
225,347
232,107
239,070
246,243
253,630
261,239
269,076
Public Safety
350,310
367,825
806,249
846,561
1,501,536
1,576,613
1,655,443
1,738,216
1,825,126
1,916,383
2,012,202
2,112,812
2,218,452
2,329,375
2,445,844
2,568,136
2,696,543
Public Works
70,976
73,105
157,190
161,906
281,701
290,152
298,856
307,822
317,057
326,568
336,365
346,456
356,850
367,556
378,582
389,940
401,638
Total Expenditures
$ 555,222
$ 578,885
$ 1,260,066
$ 1,313,993
$ 2,314,822
$ 2,414,298
$ 2,518,259
$ 2,626,916
$ 2,740,487
$ 2,859,205
$ 2,983,308
$ 3,113,052
$ 3,248,700
$ 3,390,530
$ 3,538,833
$ 3,693,915
$ 3,856,095
Total Surplus (Deficit)
$ 123,281
$ 113,188
$ 284,845
$ 261,816
$ 1,477,878
$ 1,480,937
$ 1,416,101
$ 1,380,319
$ 1,341,022
$ 1,298,007
$ 1,251,059
$ 1,199,955
$ 1,144,460
$ 1,084,323
$ 1,019,286
$ 949,073
$ 873,396
Footnotes:
(a) Per Developer. Analysis shows anticipated absorption and the estimated annual surplus / (deficit) from the date of first construction until FY 2039/40. Escalation factors provided by City of Beaumont. (b) Analysis estimated a 2.00% increase for all revenues except TOT which escalates at 1.00%. (c) Analysis estimates a 3.00% increase for all expenditures except Public Safety which escalates at 5.00%. Public Safety Fire Expenditures are from the 23/24 Annual Budget and includes an additional $4,576,526 fire contract to operate an additional fire station.

Page 1474 of 2522 ends

Beaumont City CouncilApril 16, 2024

Beaumont City Council
April 16, 2024