Beaumont City Council
April 16, 2024

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.6 LANDSCAPE DESIGN GUIDELINES
These Landscape Design Guidelines establish landscape principles and standards that apply to all Planning Areas within BEAUMONT POINTE. The intent is to ensure that plant materials, entries and monuments, streetscapes and other amenities are compatible with the overall design theme and that all implementing development projects are united under a common design vocabulary. Additionally, these Landscape Design Guidelines respond to the proximity of the site to MSHCP Open Space areas along the southern boundaries by avoiding invasive and/or prohibited plant species. Finally, the Landscape Design Guidelines are consistent with the intent of the City's recently adopted Policy On Land Use and Sensitive Receptors (PLUS). These Landscape Design Guidelines, when taken with the companion Architectural Design Guidelines provided herein, establish an identity for BEAUMONT POINTE that is contemporary, visually appealing, and contextually sensitive to the surrounding area.

Although a great deal of specific design information is presented herein, these Guidelines are not intended to
establish a set of rigid landscaping requirements for
BEAUMONT POINTE. It is recognized that, at times, there will be a need to adapt these Guidelines to meet certain parcel - specific or user -identity requirements. As such, these Landscape Guidelines are intended to be flexible, and are subject to modification over time. However, it is critical to BEAUMONT POINTE long-term design integrity that any
deviations from these Landscape Guidelines are in keeping with the spirit of the core elements of the overall theme described herein to ensure a cohesive and unified landscape concept across BEAUMONT POINTE.

The landscaping plan serves the dual purpose of adding
year-round visual appeal while being sensitive to the
environment and the Southern California climate, by using drought -tolerant materials. Landscaping occurs throughout BEAUMONT POINTE, but most prominently at street corners, along roadways, and at building entrances and in passenger car parking lots. Monumentation featuring colorful accent trees, shrubs, and groundcover occur at the corners of
entrances to welcome employees and visitors to BEAUMONT POINTE.

Streetscape landscaping presents a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers to create a visually pleasing experience for pedestrians and passing motorists. As identified on Figure 4-1, Master Landscape Plan, BEAUMONT POINTE's thematic identity is reinforced by the landscape design of interfaces, monumentation, streetscapes, and pedestrian paths. Furthermore, the recommended plant palette, community elements, and hardscape materials work in concert to reinforce and emphasize BEAUMONT POINTE's landscape theme.

CHAPTER 4 - DESIGN GUIDELINES 1 4-16

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.6.1 PLANT PALETTE
The Plant Palette for BEAUMONT POINTE was
selected to complement and enhance the
setting of the site, while ensuring the
conservation of the site's natural vegetation
and habitats. The Plant Palette was selected to
complement BEAUMONT POINTE's architectural
styles and design elements (hardscape,
monumentation, walls and fences, etc.). Table
4-1, Plant Palette, provides a base plant palette
which includes a list for BEAUMONT POINTE's
landscape design. Alternative plant species
may be used in lieu of species listed in Table 4-
1, provided the alternative plants are drought -
tolerant and complement the BEAUMONT
POINTE design theme.

BEAUMONT POINTE and
Three (3) Plant Palette Categories are used to establish and differentiate areas of are described below and identified in Figure 4-2, Conceptual Landscape Zones. ❑ Zone A - Entrance Planting I The planting in Zone A is provided at entry points into THE EXPERIENCE AT BEAUMONT POINTE (within Planning Areas 1 and 2) at 4th Street, Jack Rabbit Trail, and 4th Street.

Zone A consists of plant material designed to create a strong opening statement, arranged for viewing from public roadways to create intrigue.
❑ Zone B — Native California Palette I The planting in Zone B is provided around the building site perimeters within Planning Areas 1, 2 and 3, and along 4th Street and Industrial Way. Zone B consists of the majority of the aesthetic landscape surrounding BEAUMONT POINTE, creating a satisfying backdrop to any visitor's stay. These plants are native, drought tolerant, and perform admirably in the City of Beaumont.
❑ Zone C — Industrial Screen Planting I The planting in Zone C is provided around the building site perimeters of Industrial land uses within Planning Areas 3, 4 5, 6, 7, and 8. Zone C consist of tall, large evergreen trees and thick groundcover all along the periphery slopes of BEAUMONT POINTE to screen the Industrial building sites and truck traffic from CA -60 Freeway. Consistent with the intent of the City's adopted Policy on Land Use and Sensitive Receptors (PLUS) and recognizing that the project is more than 1,200 foot distant from any homes, trees within Zone C on the north side of the project, shall be densely planted, no further than 25 feet on center and shall consist of a minimum of 50% 36 -inch box size trees.

Photos of selected plants from the Plant Palette can be found in Figure 4-3, Conceptual Plant Palette Imagery.

CHAPTER 4 - DESIGN GUIDELINES 1 4-17

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Legend
© Primary Entry Monumentation (Figure 4.4)
▪ Secondary Project and Tenant Monumentation {Figure 4-5) 111 50' Freeway Oriented Pylon Signs (Figure 4-5A)
Jack Rabbit Trail Streetscape (Figure 4-6)
Entertainment Way 5treetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
O Interface 41 - Industrial IPA 5) to Off -Site SR -60 (Figure 4-12) ▪ Interface #2 - Commercial (PA 1) to Off -Site (Eastern Boundary) (Figure 4.13) O Interface #3 - Commercial (PA 1) to Off -Site (Southern Boundary) (Figure 4-14) O Interface 14.4 - Industrial IPA 4) to Open Space IPA 9) {Figure 4-15) O Interface 115 - Industrial (PA 8) to Open Space (PA 9) (Figure 4-16) Notes:
'This exhibit identifies the conceptual locations and heights of entry monumentation and freewoyoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.

Connection to Existing
Jack Rabbit Trait - 20'
Source(s): ESRt, ,4C:T✓.M4 (2021), City of Beaumont (2004), Nearmap Imagery (January 2023) Composite: Proactive Engineering Consultants (2020)
Figure 4-1

PRIVATE ACCESS TO

HOYT RANCH
0 300 600 1.200
Feer

GATED EMERGENCY

ACCESS ONLY
FR°NrAGE R040
4TH STREET
P.A. 10
▪ Mb dim

GATED EMERGENCY
erf'r"I,■ NLY
P.A. 9 5� ■ y
P.A. 10 1 S ►� P.A. 1 0
ar Connection Qy,,,r ■►
Existing Jock- Rabbit draiira�
4TH STREET

PRIVATE ACCESS

TO HOYT RANCH
Master Landscape Plan
CHAPTER 4 - DESIGN GUIDELINES 1 4-18

RFAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
L::°
P.A. 9
PA. 10
1 Connecvon ro
ExHling Jock Rob bil Troll
1 1------
1 Ib
P.A. 4
P.A. 3
1 I_ RA. 10
L
1/40,44,
P.A. 10
P.A. 9N
3 P.A. 2

GATED EMERGENCY

ACCESS ONLY
FRo,rrA�E RaaO

ITH STREET

PRIVATE ACCESS TO

EXISTING RESIDENCE
1 1
1 1
1 1
1 1
1 1
1 1 "osr•,
1 P.A. 4 �fi6y . ACCESS EMERGENCY
ONL1
P.A. 2
P.A. 3
Connection to
Existing Jack Rabbit Trail
PA. 9
GATE
Lr
FRavrace R040

OTR STREET

PRIVATE ACCESS

TO HOT RANCH
1 a
1 1
1 1
1 1
1 1
1 Zone A: Entrance Planting
Zone A consists of plant material designed
to create a strong opening statement. These
plants will be arranged for viewing from
roadside as well as for viewing from the
highway to create intrigue.

Zone B: Native California
Palette
Zone B will make up the majority of the
aesthetic landscape surrounding the
Experience's storefront. These plants will
make a satisfying backdrop to any visitor's
stay.

These plants are native, drought
tolerant, and perform admirably in
Beaumont's climate.

Zone C: Industrial Screen
Planting
Zone C will be made up of tall, large
evergreen trees and thick groundcover all
along the periphery slopes of the project.

This will screen the industrial buildings and
any truck traffic passing through.

Figure 4-2
Conceptual Landscape Zones
CHAPTER 4 - DESIGN GUIDELINES 4-19

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

TREES (SELECTED)
Pistacia chinensis
Chinese Pistache
Platanus racemosa
California Sycamore
Laurus nobilis
Sweet Bay Laurel

ACCENTS (SELECTED)
Bulbine frutescens
Bulbine
Hemerocallis spp.

Daylily
Kniphofia uvaria
Red Hot Poker
Note:

The images depicted an this exhibit are selections from the Specific Plan's Plant Palette, as listed in Table 4-1, and do not depict the entire Plant Palette.

SHRUBS (SELECTED)
Dietes bicolor
Fortnight Lily
Myrtus c. compacta
Dwarf Myrtle
Rosmarinus officinalis
Rosemary

GROUNDCOVER (SELECTED)
Lampranthus spectabilis
Trailing Ice Plant
Iva hayesiana
Poverty Weed
Trachelospernum jasminoides
Star Jasmine
Sources) Hunter Landscape (08.2027)
.I�
111I�
Figure 4-3
Conceptual Plant Palette Imagery
CHAPTER 4 - DESIGN GUIDELINES 4-20

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Table 4-1 PLANT PALETTE
Trees
Botanical Name Common Name
Entries
Streets
Parking
Lots
Screening1
Accent
Basins
Slopes'
Size
Spacing
Box/Gal
Size'
Acacia farnesiana
Sweet Acacaia
*
*
*
20' x 20'
02 C
24" Box
Acacia steno.h Ila
Shoestring
Acacia
*
40' x 30'
40' 24"
O.0
Box
Arbutus unedo
Strawberry tree
*
*
30' x 30'
oC
24" Box
Brahcychiton
populneus
Bottle Tree
*
*
40' x 20'
20'

0.0 24" Box
Cercis occidentalis
Western Redbud
*
*
*
20' x 15'
1 0.0
24" Box
Chilopsis linearis
Desert Willow
*
*
*
*
25' x 10'
10 24" Box
Geijera parviflora
Australian Willow
*
*
*
*
*
*
35' x 20'
oC
24" Box
Fraxinus a. 'Raywood'
Raywood Ash
*
50' x 40'
oC
24" Box
Fraxinus v. 'Modesto'
Modesto Ash
*
*
*
50' x 50'
oC
24" Box
Chitalpa
tashkentensis
Chitalpa
*
*
30' x 30'
30 O.0
24" Box
Heteromeles
arbutifolia
Toyon
*
*
*
30' x 15'
15'

0.0 24" Box
Koelreuteria
bipinnata
Chinese Flame
Tree
*
*
*
*
40' x 30'
30 O.0
36" Box
Laurus nobilis
Sweet Bay Laurel
*
*
*
*
15' x 15'
1 C
24" Box
Olea europaea
European Olive
*
*
*
*
40' x 40'
oC
24" Box
Parkinsonia 'Desert
Museum'
Desert Museum
Palo Verde
*
*
*
*
*
25' x 25'
25'

0.0 24" Box
Pistachia Chinensis
Chinese Pistache
*
*
35' x 35'
3 C
24" Box
Platanus racemosa
California
Sycamore
*
*
100' x
70'
70'
O.0
24" Box
Platanus acerifolia
London Plane
Tree
*
17' x 9'
25 O.0
36" Box
Prosopis chilensis
Chilean Mesquite
*
*
*
*
*
30' x 40'
oC
24" Box
Prunus c. 'Krauter
Vesuvius'
Purpleleaf Plum
*
*
*
25' x 25'
25 O.0
24" Box
Quercus agrifolia
Live Oak
*
*
*
*
80' x 35'
3 C
24" Box
Quercus ilex
Holly Oak
*
* *
*
70' x 60'
oC
36" Box
Quercus virginiana
Southern Live
oak
*
*
*
50' x 80'
80'

0.0 36" Box
Rhus lancea
African Sumac
*
*
*
30' x 35'
C
24" Box
Umbellularia
californica
California Bay
Tree
*
*
*
30' x 20'
20'

0.0 24" Box
Shrub
CHAPTER 4 DESIGN GUIDELINES 14-21

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Botanical Name
Common Name
Entries
Streets
Parking
Lots
Screening
Accent
Basins
Slopes
Size
Spacing
Box/Gal
Size
Acca sellowiana
Pineapple Guava
*
*
*
15' x 15'
1 C
5 Gal
Caesalpinia
pulcherrima
Peacock Flower
*
*
10' x 10'
10'
O.0
5 Gal
Callistemon 'Little
John'
Dwarf
Bottlebrush
*
*
3' x 5'
6' x 6'
5' O.0
6' O.0
5 Gal
5 Gal
Cassia phyllodenia
Silverleaf Cassia
*
*
Dietes bicolor
Fortnight Lily
*
*
*
*
3' x 3'
3' O.0
5 Gal
Heteromeles
arbutifolia
Toyon
*
*
*
30' x 15'
15'
O C
5 Gal
Leonotis spp.

Lion's Tail
*
*
*
*
6' x 6'
6' O.0
5 Gal
Leuco.h Ilum s...

Texas Ran.er
*
*
*
*
8' x 6'
6' O.0
5 Gal
Ligustrum j.
'Texanum'
Texas Privet
*
*
*
*
6' x 4'
4' O.0
5 Gal
Myrtus c. 'Compacta'
Dwarf Myrtle
*
*
3' x 3'
3' O.0
5 Gal
Phlomis fruticosa
Jerusalem Sage
*
*
4' x 4'
4' O.0
5 Gal
Plumbago auriculata
Cape Plumbago
*
*
*
5' x 8'
8' O.0
5 Gal
Rhapiolepis indica
Indian Hawthorn
*
*
*
4' x 4'
4' O.0
5 Gal
Rhamnus californica
Coffeeberry
*
*
*
15' x 15'
oC
5 Gal
Rhus Ovata
Su•ar Bush
*
*
*
25' x 30'

0.0 5 Gal
Rhus Sapindales
Staghorn Sumac
*
*
*
*
25' x 30'
3 C
5 Gal
Rosmarinus officinalis
Rosemary
*
*
*
*
6' x 5'
5' O.0
5 Gal
Ruellia spp.

Coral Plant
*
*
*
*
4' x 6'
6' O.0
5 Gal
Westin.ia s...

Coast Rosema
Entries
*
Streets
*
*
Screenin.
*
Accent
*
Basins
*
Sloes
3' x 6'
Size
6' O.0
S.acin.
5 Gal
Accents
Botanical Name
Common Name
Parking
Lots
Box/Gal
Size
A•ave spp.

A.ave
*
3' x 5'
5' O.0
5 Gal
Aloes...

Aloe
*
2' x 3'
3' O.0
5 Gal
Bulbine frutescens
Bulbine
*
2' x 4'
4' O.0
5 Gal
Dasylirion wheeleri
Desert Spoon
*
5' x 5'
5' O.0
5 Gal
Echinocactus .rusonii
Golden Barrel
*
4' x 2'
2' O.0
5 Gal
Hemerocallis spp.

Day Lily
*
1' x 3'
3' O.0
5 Gal
Hesperaloe parviflora
Red Yucca
*
5' x 3'
3' O.0
5 Gal
Kniphofia uvaria
Red-hot Poker
*
*
6' x 2'
2' O.0
5 Gal
Lantana yellow
Lantana
*
6' x 2'
2' O.0
5 Gal
Opuntia violacea
Purple Prickly
Pear
*
4' x 5'
5' O.0
5 Gal
Rosa Flower Carpet
Flower Carpet
Rose
*
2' x 3'
3' O.0
5 Gal
Tuba •hia violacea
Groundcover
Societ Garlic
Common Name
*
Screening
*
Accent
Basins
Slopes
1' x 2'
Size
2' O.0
Spacing
5 Gal
Box/Gal
Size
Botanical Name
Entries
Streets
Parking
Lots
Iva hayesiana
Poverty Weed
*
*
2' x 2'
2' O.0
1 Gal
CHAPTER 4 DESIGN GUIDELINES 1 4-22

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Lampranthus
spectabilis
Trailing Ice Plant
1' x 2'
2' O.0
1 Gal
Myoporum
parvifolium
Myoporum
*
1'x 12'
12'
O.0
1 Gal
Osteospermum
fruticosum
African Daisy
*
3' x 1'
1' O.0
1 Gal
Rosmarinus o.
'Huntington Carpet'
Rosemary
*
*
*
2' x 8'
8' O.0
1 Gal
Trachelospermum
jasminiodes
Star Jasmine
*
6' x b'
6' O.0
1 Gal
1 Consistent with the intent of the City's adopted Policy on Land Use and Sensitive Receptors (PLUS) and recognizing that the project is more than 1,200 foot distant from any homes, trees identified for Screening and/or Slopes on the north side of the project, shall be densely planted, no further than 25 feet on center and shall consist of a minimum of 50% 36 -inch box size trees. When possible, trees on the north slope may be staggered further than 25' on center, provided that they appear to be no further than 25' on center when viewed from homes to the north.

4.6.2 PROHIBITED PLANT SPECIES
Certain plants are considered prohibited in the landscape due to characteristics that make them highly flammable or because they are invasive. The characteristics that make a plant highly flammable can be physical (structure promotes ignition or combustion) or chemical (volatile chemicals increase flammability or combustion characteristics). Table 4-2, Prohibited Plant Species, identifies plant species strictly prohibited from use in landscaped areas and Fuel Modification Zones within BEAUMONT POINTE. These plants are prohibited in order to protect the native habitats within and surrounding BEAUMONT POINTE from impact from these plants due to their flammability or their invasive nature.

Table 4-2 PROHIBITED PLANT SPECIES
Botanical Name
Common Name
F =Flammable
I = Invasive
Abies species
Fir
F
Agonisjuniperina
Juniper Myrtle
F
Casuarina cunninghamiana
River She -Oak
F
Chamaecyparis species (numerous)
False Cypress
F
Cryptomeria japonica
Japanese Cryptomeria
F
Cupressocyparis leylandii
Leyland Cypress
F
Cupressus species (C. fobesii, C. glabra, C. sempervirens,) Cypress (Tecate, Arizona, Italian, others)
F
Eucalyptus species (numerous)
Eucalyptus
F, I
Juniperus species (numerous)
Juniper
F
Lithocarpus densiflorus
Tan Oak
F
Melaleuca species (M. Iinariifolia, M. nesophila, M.
quinquenervia)
Melaleuca (Flaxleaf, Pink, Cajeput Tree)
F, I
Picea (numerous)
Spruce
F
Palm species (numerous)
Palm
F, I
Pinus species (P. brutia, P. canariensis, P. b. eldarica, P. halepensis, P. pinea, P. radiata, numerous others)
Pine (Calabrian, Canary Island, Mondell,
Aleppo, Italian Stone, Monterey)
F
Platycladus orientalis
Oriental arborvitae
F
Pseudotsuga menziesii
Douglas Fir
F
CHAPTER 4 DESIGN GUIDELINES 1 4-23

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Botanical Name
Tamarix species (T. africana, T. aphylla, T. chinensis, T. parviflora)
Taxodium species (T. ascendens, T. distichum, T.
mucronatum)
Taxus species (T. baccata, T. brevifolia, T. cuspidata) Thuja species (T. occidentalis, T. plicata)

GROUNDCOVERS, SHRUBS & VINES
Acacia species
Adenostoma fasciculatum
Adenostoma sparsifolium
Agropyron repens
Anthemis cotula
Arctostaphylos species
Arundo donax
Artemisia species (A. abrotanium, A. absinthium, A.
californica, A. caucasica, A. dracunculus, A. tridentata, A. pynocephala)
Atriplex species (numerous)
Avena fatua
Baccharis pilularis
Bambusa species
Bougainvillea species
Brassica species (B. campestris, B. nigra, B. rapa)
Bromus rubens
Castanopsis chrysophylla
Cardaria draba
Cirsium vulgare
Conyza bonariensis
Coprosma pumila
Cortaderia selloana
Cytisus scoparius
Eriogonum species (E. fasciculatum)
Fremontodendron species
Heterotheca grandiflora
Hordeum leporinum
Juniperus species
Lactuca serriola
Larrea tridentata
Lolium multiflorum
Lonicera japonica
Mimulus aurantiacus
Miscanthus species
Common Name
Tamarix (Tamarisk, Athel Tree, Salt
Cedar, Tamarisk)
Cypress (Pond, Bald, Monarch,
Montezuma)
Yew (English, Western, Japanese)
Arborvitae/Red Cedar
Acacia
Chamise
Red Shanks
Quackgrass
Mayweed
Manzanita
Giant Reed
Sagebrush (Southernwood, Wormwood,
California, Silver, True tarragon, Big,
Sandhill)
Saltbush
Wild Oat
Coyote Bush
Bamboo
Bougainvillea
Mustard (Field, Black, Yellow)
Foxtail, Red brome
Giant Chinquapin
Hoary Cress
Wild Artichoke
Horseweed
Prostrate Coprosma
Pampas Grass
Scotch Broom
Buckwheat (California)
Flannel Bush
Telegraph Plant
Wild barley
Juniper
Prickly Lettuce
Creosote bush
Ryegrass
Japanese Honeysuckle
Sticky Monkeyflower
Eulalie Grass
F = Flammable
I = Invasive
F, I
F
F
CHAPTER 4 DESIGN GUIDELINES 14-24

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Botanical Name
Common Name
F =Flammable
I = Invasive
Muhlenbergia species
Deer Grass
F
Nicotiana species (N. bigelovii, N. glauca)
Tobacco (Indian, Tree)
F, I
Pennisetum setaceum
Fountain Grass
F, I
Perovskia atroplicifolia
Russian Sage
F
Phoradendron species
Mistletoe
F
Pickeringia montana
Chaparral Pea
F
Rhus (R. diversiloba, R. laurina, R. Ientii)
Sumac (Poison oak, Laurel, Pink Flowering)
F
Ricinus communis
Castor Bean
F, I
Rhus Lentii
Pink Flowering Sumac
F
Salvia species (numerous)
Sage
F, I
Salsola australis
Russian Thistle
F, I
Solanum Xantii
Purple Nightshade (toxic)
I
Silybum marianum
Milk Thistle
F, I
Thuja species
Arborvitae
F
Urtica urens
Burning Nettle
F
*F = Flammable, I = Invasive
Notes:

1. Plants on this list that are considered invasive are a partial list of commonly found plants. There are many other plants considered invasive that should not be planted in a fuel modification zone and they can be found on The California Invasive Plant Council's Website www.cal-ipc.org/ip/inventory/index.php . Other plants not considered invasive at this time may be determined to be invasive after further study.

2. For the purpose of using this list as a guide in selecting plant material, it is stipulated that all plant material will burn under various conditions.

3. The absence of a particular plant, shrub, groundcover, or tree, from this list does not necessarily mean it is fire resistive.

4. All vegetation used in Fuel Modification Zones and elsewhere in this development shall be subject to approval of the Riverside County Fire Department.

5. Landscape architects may submit proposals for use of certain vegetation on a project specific basis. They shall also submit justifications as to the fire resistivity of the proposed vegetation.

4.6.3 LANDSCAPE DESIGN AND IRRIGATION REQUIREMENTS
The following general irrigation concepts shall be considered in the design and installation of irrigation systems within BEAUMONT POINTE:
(1) All landscaped areas shall be equipped with a permanent, automatic, underground irrigation system.

Drip systems and highly efficient rotators are encouraged in all areas needing irrigation. Irrigation systems must conform to all City of Beaumont requirements and State Model Water Efficient Landscape Ordinance AB1881.
(2) Irrigation systems should be designed to apply water slowly, allowing plants to be deep soaked and to reduce run-off.
(3) Connect the irrigation system to the recycled water conveyance system, when available. (4) "Pop-up" type sprinkler heads may be used adjacent to walks, drives, curbs (car overhangs), parking areas and public right-of-way but must be designed and maintained to prevent run-off and overspray.

CHAPTER 4 DESIGN GUIDELINES 14-25

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 (5) The design of irrigation systems, particularly the location of controller boxes, valves, and other above- ground equipment (e.g., backflow prevention devices), shall be incorporated into the overall landscaping design. Where aboveground equipment is provided, it shall be screened or otherwise removed from public view, to the extent possible.
(6) The irrigation system shall be programmed to operate between 8:00pm and 9:00am. (7) Landscaping requirements shall not apply to Planning Area 10, which is conserved as natural habitat under the MSHCP.
(8) Where a minimum percentage of landscaped area is required for any Planning Area, the calculation of the minimum percentage shall include all landscaped portions of any water quality management or storm water management basin subject to approval by the Community Development Director and City Engineer.
(9) Landscaping design, construction and maintenance shall be consistent with the City of Beaumont standards for water efficient landscaping and Low Impact Development design concepts for landscaping.
(10) Artificial Turf/Grass shall be permitted pursuant subject to the following standards:
a. Artificial turf/grass shall be aesthetically similar to natural turf. b. Artificial turf/grass shall be maintained to the standards and aesthetics consistent to the time at which it was approved and installed.
c. Artificial turf/grass shall have an artificial turf fiber blend that reduces heat absorption, has appropriate ultraviolet protection, and has a flammability rating that meets Fire Department Standards.
(11) Consistent with the intent of the City's adopted Policy on Land Use and Sensitive Receptors (PLUS) and recognizing that the project is more than 1,200 foot distant from any homes, trees identified for Screening and/or Slopes on the north side of the project, shall be densely planted, no further than 25 feet on center and shall consist of a minimum of 50% 36 -inch box size trees. a. When possible, trees on the north slope may be staggered further than 25' on center, provided that they appear to be no further than 25' on center when viewed from homes to the north.
(12) Site landscaping may periodically be reviewed for consistency with appropriate fire safety plans by the project Landscape Architect and may be trimmed and/or removed as needed to create the spacing and separation that minimizes fire hazards.

4.6.4 STREETSCAPES
Streetscapes within BEAUMONT POINTE are critical to creating a sense of place and maintaining the COMMERCE CENTER'S high -quality theme. In addition, streetscapes serve the functional purposes of softening and screening less desirable project elements from public view. Streetscapes throughout BEAUMONT POINTE should be planted with a combination of street trees, shrubs, and large masses of groundcover. The landscaping Plant Palette for streetscapes links the roadways to the rest of BEAUMONT POINTE by providing continuity throughout the entire Specific Plan using the Landscape Zones discussed in Section 4.6.1, Plant Palette.

Landscape treatments may include elements such as sidewalks, pedestrian paths, and parkway trees to enhance roadway appearances. Landscaping should consist of drought -tolerant plants, colorful shrubs, and street trees in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species. In all CHAPTER 4 DESIGN GUIDELINES 14-26

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 instances, an appropriate line -of -sight for entering/exiting vehicles shall be maintained at street intersections within BEAUMONT POINTE. The conceptual streetscape landscape treatments within BEAUMONT POINTE are presented on the following pages.
❖ Jack Rabbit Trail Streetscape (78' ROW)
As shown on Figure 4-4, Conceptual Jack Rabbit Trail Streetscape is a 78 -foot right-of-way. The right of way consists of 56 feet of paving with a 5 -foot -wide landscaped parkway and 6 -foot -wide curb -adjacent sidewalk provided on the westerly side of the street (fronting Planning Areas 1 and 2), and an 11 -foot -wide landscaped parkway on the other side of the street. The entire width will be constructed by the BEAUMONT POINTE Specific Plan. The trees, shrubs, and groundcovers planted in the landscape zones along Jack Rabbit Trail are in accordance with Table 4-1, Plant Palette and Table 4-2, Prohibited Plant Species. ❖ Entertainment Way Streetscape (56' ROW)
As shown on Figure 4-5, Conceptual Entertainment Way Streetscape is a 56 -foot right-of-way. The right of way consists of 56 feet of paving, with a 5 -foot -wide sidewalk outside of the right-of-way on the south side of the street and a 6 -foot -wide landscaped parkway provided outside of the right-of-way on the north side of the street. The trees, shrubs, and groundcovers planted in the landscape zones along Entertainment Way are in accordance with Table 4-1, Plant Palette and Table 4-2, Prohibited Plant Species. ❖ 4th Street Streetscape (78' ROW)
As shown on Figure 4-6, Conceptual 4th Street Streetscape is a 78 -foot right-of-way. The right of way consists of 56 feet of paving with a 5 -foot -wide landscaped parkway and 6 -foot -wide curb -adjacent sidewalk provided on the northerly side of the street (fronting Planning Areas 1, 3, 4, 5, 6, and 7), and an 11 -foot - wide landscaped parkway on the other side of the street. The trees, shrubs, and groundcovers planted in the landscape zones along 4th Street are in accordance with Table 4-1, Plant Palette and Table 4-2, Prohibited Plant Species.
❖ Industrial Way Streetscape (40' Private Roadway)
As shown on Figure 4-7, Conceptual Industrial Way Streetscape is a 40 -foot -wide private roadway. The roadway consists of 40 feet of paving, with a 26 -foot -wide landscaped planter provided on the southern side of the roadway along the frontage of Planning Areas 4, 5, 6, 7, and 8, and manufactured slopes north of the roadway within Planning Area 9. The trees, shrubs, and groundcovers planted in the landscape zones along Industrial Way are in accordance with Table 4-1, Plant Palette and Table 4-2, Prohibited Plant Species.

4.6.5 WALL AND FENCES
Along building site perimeters and interior to building sites, walls and fences will be provided for screening, buffering, and security purposes within BEAUMONT POINTE. The final locations and details of these walls and fences will be determined when buildings are designed and oriented within a Planning Area as part of any implementing project(s). As shown on Figure 4-8, Conceptual Wall and Fence Details, and Figure 4-9, Conceptual Wall and Fence Plan, tubular steel fences with pilaster, CMU screen walls, and Wildlife Fencing may be provided around the perimeters of individual building sites. Walls and fences should be provided around loading and dock areas, trailer parking areas, and parking lots to screen on -site uses from public views and public roads. Limited use of colored and slatted chain link fencing is permitted where this fence is not visible from public roadways or view areas. Landscaping also provides screening between BEAUMONT POINTE'S land uses and off -site areas.
••• Tubular Steel Fence
Tubular Steel Fences may be provided around the perimeters of Planning Areas 3 through 8, within individual building sites around water quality basins, loading and dock areas, truck yards, and parking lots, CHAPTER 4 DESIGN GUIDELINES 14-27

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 and/or as an alternative to CMU screen walls, when screening is not required. Tubular Steel Fences have a minimum height of 5'-8" and include black tubular steel rods with pilasters and decorative concrete caps to be provided and spaced approximately 25' on -center. ❖ CMU Screen Wall
CMU Screen Walls may be provided along the perimeters of THE EXPERIENCE AT BEAUMONT POINTE within Planning Areas 1 and 2. CMU Screen Walls in this area have a maximum height of 6' and should include warm architectural colors, concrete masonry unit walls and decorative concrete caps. CMU Screen Walls may be provided as an alternative to tubular steel fences, where screening may be required. CMU Screen Walls used for screening of loading and storage areas may be a maximum of 14' in height. ❖ Wildlife Fencing
Wildlife Fencing shall be provided and located generally along the southern and western boundary between Planning Area 9 and 10. Such fencing shall be designed to prevent wildlife from entering the developed portions of the Specific Plan, divert wildlife around the developed portions of the project site, maintain the existing migration and travel patterns to the extent possible and divert wildlife towards the wildlife under -crossings along the south side of the CA -60 Freeway. The final locations, design, and materials of Wildlife Fencing will be determined in consultation with and subject to approval by the Resource Agency. Such fencing may include chain link and other materials as stipulated by the Resource Agency.

CHAPTER 4 DESIGN GUIDELINES 1 4-28

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Source(s): Hunter Landscape (7217.2020)
Figure 4-4
Conceptual Jack Rabbit Trail Streetscape
l;li mamimExm

CHAPTER 4 - ❑ESIGN GUIDELINES 14-29

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Suurce(s): Hunter Landscape (72-77.2020)
Figure 4-5
Conceptual Entertainment Way Streetscape
CHAPTER 4 - ❑ESIGN GUIDELINES 4-30

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019.0003

SOUTHERLY
R/W
\ 6'
•
5'
♦
5' 6'
•
* *

NORTHERL Y
R/W
28'
56'
28' SIDEWALK 5' 5'
\ \ \

SOUTHERL Y
R/W
78'
4th Street
* Landscape Parkway

NORTHERLY
R/W
Source(s): Huwmr Landscape (72-77.2020)
.IL; 1, wm•Elm35m
Figure 4-6
Conceptual 4th Street Streetscape
CHAPTER 4 - ❑ESIGN GUIDELINES 4-31

RFAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Figure 4-7
r, E=5. -Er -
Conceptual Industrial Way Streetscape
CHAPTER 4 - ❑ESIGN GUIDELINES 4-32

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-00n3
Decorative concrete cap Tubular steel fence
Color to match architecture \ Color to match architecture CMU with two foot wide reveals and
smooth plaster finish.

Color to match architecture
Note: Pilasters to be spaced
approximately 25' oc.

CO
in
Decorative concrete cap
Color to match architecture
CMU wall with two foot wide reveals
and smooth plaster finish.

Color to match architecture
Tubular Steel Fence & Pilaster
in
CMU Screen Wall -
Source(s): Hunter Landscape {03-03.2027)
Figure 4-8
Conceptual Wall and Fence Details
CHAPTER 4 - DESIGN GUIDELINES 14-33

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Source(s): ESRJ. PcT✓.MA [2019), City al LiOauNionl (2004). Nearmap imagery iJanuary 2023) Composite: Proacllve Engineering Consultants (2020)
Figure 4-9
e
0 300 500 1.200
feet
Legend
6' Tubular Steel Fence
41 6' CMU Screen Wall
Wildlife Fence
Motes:
i. Tubulor Steel Fences and/or CMU Screen Walls may be provided around the perimeters of buildings and between buildings within Planning Areas for screening and security purposes.
1 The wall and fence locations depicted on this exhibit ore conceptual.

The final locations and design of wall and fences will be determined with implementing prajert(sj.

3. The final locations and design of the Wildlife Fence will be determined by the ResourceAgency.
-A. 3 —
PA. 9
P.A. 10 l ��
Connection to
Existing fact[ Rabbit Trail

PRIVATE ACCESS

TO HOYT RANCH
Conceptual Wall and Fence Plan
CHAPTER 4 - DESIGN GUIDELINES 14-34

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.6.6 LANDSCAPE INTERFACES
The EXPERIENCE AT BEAUMONT POINTE contains five (5) distinct Landscape Interfaces, or edge treatments, which provide visually interesting and practical buffers at the boundaries of adjacent off -site land uses. The general location of each of these Landscape Interfaces is depicted on Figure 4-1, Master Landscape Plan.

Each of these landscape interfaces are discussed in detail below. The interfaces depicted in this section may be modified by the requirements for fuel modification or brush clearing associated with future implementing projects. The types of walls, landscape material, and width may be modified if needed to address final building orientations, fire safety, or MSHCP issues.

1. Interface #1 — Industrial (Planning Area 5) to Off -Site CA -60 Freeway Interface #1, as illustrated on Figure 4-10, identifies the interface condition where Industrial land uses within Planning Area 5 are adjacent to the off -site CA -60 Freeway located to the north. In this condition, Industrial land uses are buffered from CA -60 Freeway by a tubular steel fence at the boundary of the truck yards, 26 - foot -wide landscape buffer along the perimeter of building sites, 40 -foot wide Industrial Way, and a 160 - foot -wide manufactured slope within Planning Area 9. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

2. Interface #2 — Commercial (Planning Area 1) to Off -Site (Eastern Boundary) Interface #2, as illustrated on Figure 4-11, identifies the interface condition where General Commercial land uses within Planning Area 1 are directly adjacent to the off -site uses located to the east. In this condition, General Commercial land uses are buffered from the off -site uses by a six -foot -tall CMU Screen Wall, 65 feet of landscaping along the perimeter of Planning Area 1, and the 78 -foot -wide right-of-way of Jack Rabbit Trail. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

3. Interface #3 — Commercial (Planning Area 1) to Off -Site (Southern Boundary) Interface #3, as illustrated on Figure 4-12, identifies the interface condition where General Commercial I land uses within Planning Area 1 are adjacent to the open space areas within Planning Area 9 to the south.

In this condition, Commercial land uses are buffered from the open space areas within Planning Area 9 by the 78 -foot -wide right-of-way of 4th Street, and a 6 -foot -tall CMU Screen Wall. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

4. Interface #4 — Industrial (Planning Area 4) to Open Space (Planning Area 9) Interface #4, as illustrated on Figure 4-13, identifies the interface condition where Industrial land uses within Planning Area 4 are adjacent to the open space areas within Planning Area 9 to the south. In this condition, Industrial land uses are buffered from the open space areas within Planning Area 9 by a 20 -foot -wide landscape planter along the perimeter of building sites, and the 78 -foot -wide right-of-way of 4th Street. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

5. Interface #5 — Industrial (Planning Area 8) to Open Space (Planning Area 10) Interface #5, as illustrated on Figure 4-14, identifies the interface condition where Industrial land uses within Planning Area 8 are adjacent to the open space areas within Planning Areas 9 and 10 to the west. In this condition, Industrial land uses are buffered from the open space areas within Planning Area 9 by a 20 -foot - wide landscape planter along the perimeter of building sites, a 42 -foot -wide private drive aisle, and a tubular steel fence, and Planning Area 9 is buffered from Planning Area 10 by a wildlife fence. The trees, shrubs, and groundcovers within this interface are planted in accordance with Table 4-1, Plant Palette, and Table 4-2, Prohibited Plant Species.

CHAPTER 4 DESIGN GUIDELINES 14-35

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
S'LY I 185'
fi
8' TS Fence
at Truck Yard
I 26'
6 I
40'
Planning Area 5 - Industrial Landscaped Industrial Way
Buffer
1 160'
Planning Area 9
N'LY
SR -60
Wildlife fence
location along
Planning Area 9
TBD.

Source(s): Hun!et Landscape (03-03.2021)
Figure 4-10
Conceptual Interface #1 - Industrial (Planning Area 5) to Off -Site CA -6n Freeway L1 I, m•limill'm

CHAPTER 4 - ❑ESIGN GUIDELINES 4-36

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Source(s): Harder Landscape (03-03.2077)
Figure 4-11
Conceptual Interface #2 - Commercial (Planning Area 1) to Off -Site (Eastern Boundary) CHAPTER 4 - ❑ESIGN GUIDELINES { 4-37

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
6'CMU Wall R/W
Wildlife Fence
Location TBD
S'LY
Planning Area 9
R/W
J,5j,111J,
56'
4th Street
t615t
Planning Area 1 -
General Commercial
N'LY
Saurce(s1: Harder Landscape (03-03.2021)
Figure 4-12
Conceptual Interface #3 — Commercial (Planning Area 1) to Off -Site (Southern Boundary) CHAPTER 4 - DESIGN GUIDELINES 4-38

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Wildlife
Fence
Location
TBD
S'LY
Planning Area 9
56'
4th Street
R/W
jo:&sisa,
111 20'J
6 5'
Planter
185'
Planning Area 4 -
Industrial
N'LY
Source(s): Nunler Landscape (03-03.2021)
Figure 4-13
Conceptual Interface #4 - Industrial (Planning Area 4) to Open Space (Planning Area 9) CHAPTER 4 - DESIGN GUIDELINES 14-39

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Suurce(s): Hunter Landscape (03.03.2027)
Figure 4-14
Conceptual Interface #5 - Industrial (Planning Area 8) to Open Space (Planning Area 10) CHAPTER 4 - ❑ESIGN GUIDELINES 4-40

CHAPTER FIVE presents the
policies and procedures for the
City of Beaumont's review and
approval of implementing
projects within the Specific Plan,
and describes the methods and
procedures for interpreting and
amending the Specific Plan as
necessary.

5.1 IMPLEMENTATION OF SPECIFIC PLAN NO. 2019-000

5.2 REVIEW AND APPROVAL OF IMPLEMENTING

DEVELOPMENT PROPOSALS

5.3 CONCEPTUAL IMPLEMENTATION PLAN

5.4 MAINTENANCE PLAN

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 5 I IMPLEMENTATION PLAN

5.1 IMPLEMENTATION OF SPECIFIC PLAN NO. 2019-0003
Approval of the BEAUMONT POINTE Specific Plan (SP2019-0003) indicates acceptance by the City of Beaumont Planning Commission and City Council of the general framework of development for the 539.9 - acre property described therein. Part of that framework establishes the "Implementation Regulations" which consist of: General Development Criteria, Infrastructure Improvement Standards, Permitted and Conditionally Permitted Uses, Development Standards, and Planning Area Standards which constitute the zoning regulations for the BEAUMONT POINTE Specific Plan. The BEAUMONT POINTE Specific Plan also establishes Design Guidelines to establish the character of the architecture and landscape design. Unlike the Implementation Regulations, the Design Guidelines are not compulsory, but are intended instead to provide clear direction while allowing flexibility during the design of implementing development projects.

Further, it is anticipated that this Specific Plan No. 2019-0003 will be implemented through a series of Plot Plans and Conditional Use Permits, which shall be reviewed and approved by the City of Beaumont.

Approvals within the BEAUMONT POINTE Specific Plan shall be subject to the review authority and review processes set forth in this Section. If there is any conflict between the provisions of this Specific Plan and the City of Beaumont Code of Ordinances ("Zoning Ordinance") pertaining to the review process, the provisions of this Specific Plan shall control.

5.1.1 APPLICABILITY
All development and proposed uses in the Specific Plan area shall comply with the Implementation Regulations set forth in this Specific Plan. Where conflicts exist between the Implementation Regulations contained in the BEAUMONT POINTE Specific Plan and those found in the Zoning Ordinance, the standards in this Specific Plan shall take precedence. Procedures, notices, timelines, and appeals not addressed in this Specific Plan shall be subject to the requirements of the Zoning Ordinance in effect at the time a project is submitted or as otherwise provided in an approved and effective development agreement for the site. The Design Guidelines are not compulsory but are intended instead to provide clear direction while allowing flexibility during the design of implementing development projects.

Consistency with the Design Guidelines of implementing projects shall be determined by the Community Development Director pursuant to Section 5.1.3.

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

5.1.3 INTERPRETATIONS
The Community Development Director may make interpretations related to the BEAUMONT POINTE Specific Plan and/or the applicability of Zoning Ordinance requirements or, at his/her discretion, refer interpretations to the Planning Commission for its consideration and action. Interpretations made by the CHAPTER 5 — IMPLEMENTATION PLAN 15-2

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 Community Development Director and/or decisions made by the Planning Commission may be appealed by the applicant to the Planning Commission, if applicable, and to the City Council per the procedures contained in the Zoning Ordinance in effect at the time a project is submitted or as otherwise provided in an approved and effective development agreement for the site.

5.1.4 APPROVAL AUTHORITY
A. COMMUNITY DEVELOPMENT DIRECTOR
The Community Development Director shall be responsible for administering, interpreting, and enforcing all Development Standards of the Specific Plan, including the acceptance and processing of all land use permit applications.

The Community Development Director is also the approval authority, subject to appeal to the Planning Commission per the procedures contained in the Zoning Ordinance in effect at the time a project is submitted or as otherwise provided in an approved and effective development agreement for the site, unless otherwise set forth in this Chapter 5 for the following application types:

1. Substantial Conformance Determinations;

2. Plot Plan - Administrative Review.

3. Amendment to the fire hazard severity zone designation or adoption into the Local Responsibility Area (LRA) to conform to approved changes to CAL FIRE's fire hazard severity zone maps.

B. PLANNING COMMISSION
The Planning Commission is the approval authority for the following applications, subject to appeal to the City Council per the procedures contained in the Zoning Ordinance in effect at the time a project is submitted or as otherwise provided in an approved and effective development agreement for the site, unless otherwise set forth in this Chapter 5:

1. Review and approval of the BEAUMONT POINTE Sign Program;

2. Modification to the BEAUMONT POINTE Sign Program;

3. Variances;

4. Plot Plan - Planning Commission Public Hearing Required; and

5. Conditional Use Permits (subject to the procedures of the City's Zoning Ordinance).

C. CITY BUILDING DEPARTMENT

1. Certificates of Occupancy
D. CITY ENGINEER

1. Lot Line Adjustments
The City Council is the final approval authority for Specific Plan Amendments, Zone Changes, Subdivision and Final Maps.

5.2 REVIEW AND APPROVAL OF IMPLEMENTING DEVELOPMENT PROPOSALS In addition to the approval process identified within Section 5.1.4 (Approval Authority), above, the review and approval of subsequent development proposals will be accomplished by the means of the following processes.

CHAPTER 5 — IMPLEMENTATION PLAN 15-3

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

5.2.1 PLOT PLANS
Plot Plans are one of the entitlement mechanisms for implementing development within this Specific Plan.

A Plot Plan implements uses "permitted by right" pursuant to Table 3-1, Permitted Uses, of this Specific Plan or other uses authorized by interpretation of the Specific Plan as described in Section 5.1.3, (Interpretations), by providing a detailed description of how a subject parcel is to be developed. Three (3) different Plot Plan application types may be used for implementing development within this Specific Plan, distinguished by the level of conformity with the Specific Plan and CEQA review requirements:

1. Plot Plan - Administrative Review:
a. A Plot Plan which is found by the Community Development Director to be in compliance with the Permitted, Conditionally Permitted or Ancillary Uses in Table 3-1, and the remaining Implementation Regulations, and is consistent with the overall intent and/or character of the Specific Plan and the Design Guidelines shall be reviewed and approved administratively by the Community Development Director; b. A Plot Plan which is found by the Community Development Director to be in compliance with the Permitted, Conditionally Permitted or Ancillary Uses in Table 3-1, but is not in full compliance with the remaining Implementation Regulations, but is determined consistent with the overall intent and/or character of the Specific Plan and the Design Guidelines, may be administratively approved by the Community Development Director, provided that the Community Development Director finds that: 1) that the proposed modifications are minor; and/or 2) that implementation of the proposed modifications would be generally consistent with the remaining Implementation Regulations, and with the overall intent and/or character of the Specific Plan and the Design Guidelines.. In the event the Community Development Director cannot make the two findings above, the Plot Plan may be referred to the Planning Commission pursuant to 5.2.1.2, below.

2. Plot Plan — Planning Commission Public Hearing:

A Plot Plan which is found by the Community Development Director to be in compliance with the Permitted, Conditionally Permitted or Ancillary Uses in Table 3-1, but is not generally consistent with the remaining Implementation Regulations of the Specific Plan, or with the overall intent and/or character of the Specific Plan and the Design Guidelines or for which the findings in 5.2.1.1 (b) cannot be made but, which, by the limited extent or impact of the modifications, is determined by the Community Development Director not to be subject to a Substantial Conformance Determination, shall be referred for review by the Planning Commission at a public hearing but shall not require a Substantial Conformance Determination.

5.2.2 SUBSTANTIAL CONFORMANCE DETERMINATION
A Substantial Conformance Determination may be used to approve minor modifications to the Specific Plan text and graphics and shall be reviewed by and may be approved by the Community Development Director administratively and without a public hearing. Such approval shall be based on a finding made by the Community Development Director that the proposed modifications to the Specific Plan text, graphics, and/or project design are minor deviations, modifications or changes which do not change the character or intent of the Specific Plan, and therefore do not require a Specific Plan Amendment, but due to the extent or impact of the modifications, is determined by the Community Development Director to be subject to a Substantial Conformance Determination. However, a request for a Substantial Conformance Determination accompanied by a concurrent application which requires Planning Commission and/or City CHAPTER 5 — IMPLEMENTATION PLAN 15-4

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 Council review and approval, shall be considered a discretionary action under CEQA and shall be reviewed and approved by the required hearing body for the concurrent application(s).

The following particular minor deviations, modifications or changes to the Specific Plan, along with other minor modifications that the Community Development Director may determine do not change the character or intent of the Specific Plan, shall be subject to review and administrative approval by the Community Development Director as a Substantial Conformance Determination:

1. Modifications to the Specific Plan text and graphics which do not substantially change the character or intent of BEAUMONT POINTE Specific Plan.

2. Expansion or reduction of the net acreage and/or development intensity (square footage) of Planning Area 1 through 8 of 15% provided that the overall maximum square footage for Industrial uses and for General Commercial uses within this Specific Plan is not exceeded.

3. The increase of building intensity/density or building square footage, provided that it does not exceed 0.75 FAR for any Planning Area (as the acreage of the PA may be modified consistent with the Specific Plan) and provided that the overall maximum square footage for Industrial uses and for General Commercial uses within this Specific Plan is not exceeded.

4. Construction of buildings across Planning Area boundaries with the same Land Use Designation, which cross over into abutting Planning Areas, subject to all of the applicable Implementation Regulations and Design Guidelines of this Specific Plan. Buildings constructed across Planning Area boundaries shall not, by themselves, trigger the requirement for a Specific Plan Amendment provided that the subject Planning Areas are under the same ownership prior to the issuance of a Certificate of Occupancy or Lot Line Adjustment.

5. Reductions of an approved Plot Plan or Conditional Use Permit's square footage by less than 25% of that stated within the approved Plot Plan or Conditional Use Permit.

6. Modifications to landscape coverage of less than 15% of that stated within the Specific Plan.

7. Decrease in parking requirements by a maximum of 10% with a parking study reviewed and approved by the Community Development Director.

8. Changes to the proposed land use for a Planning Area from that analyzed in the EIR to another land use permitted in Table 3-1; provided that each Planning Area shall comply with on -site and off -site street improvement recommendations and mitigation measures outlined in the Traffic Study (as modified by Section 5.2.8) and the MMRP.

9. Other minor changes, deviations or modifications of a similar nature to those listed above or which are deemed minor by the Community Development Director, including (i) minor changes, deviations or modifications to landscape materials, wall materials, wall alignment, wall height, entry design and streetscape design, and (ii) minor modifications to the Implementation Regulations (except for the Permitted, Conditionally Permitted, and Ancillary Uses) and Design Guidelines set forth in this Specific Plan provided such changes, deviations or modifications are consistent with the intent of the Implementation Regulations and Design Guidelines and with the character and intent of the Specific Plan, and in conformance with the City of Beaumont General Plan.

5.2.3 CONDITIONAL USE PERMITS
Uses subject to the approval of a Conditional Use Permit are identified in Table 3-1 (Permitted Uses) of this Specific Plan with a "C" symbol. Unless otherwise set forth in this Chapter 5, uses requiring the approval of a Conditional Use Permit shall be subject to the filing, required findings, notification, hearing, and appeal procedures identified in the Zoning Ordinance applicable to Conditional Use Permits effective at the time of development permit application(s).

CHAPTER 5 — IMPLEMENTATION PLAN 15-5

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

5.2.4 SPECIFIC PLAN AMENDMENTS
All Specific Plan modifications which do not meet the criteria of a Substantial Conformance Determination as defined in Section 5.2.3 shall be deemed to require a Specific Plan Amendment. When public hearings are authorized or required to adopt Amendments to the Specific Plan, notices of public hearings shall be provided and hearings held in accordance with the relevant procedural provisions of the Zoning Ordinance in effect at the time of the submittal of the Specific Plan Amendment application.

Specific Plan Amendments shall be processed in accordance with the applicable provisions of State law provided in California Government Code section 65450et. seq. and shall be subject to the review and approval of the City Council. The Planning Commission shall first hear and consider applications for Specific Plan Amendments and provide a recommendation to the City Council.

Any Specific Plan Amendment initiated by an applicant requires the filing of a City application and required materials supporting the amendment, submittal of a fee deposit, Planning Commission review and recommendations, and City Council review and final decision.

5.2.5 SIGNAGE

1. BEAUMONT POINTE SIGN PROGRAM
A BEAUMONT POINTE Sign Program shall be created in support of the BEAUMONT POINTE Specific Plan, pursuant to the City's Zoning Ordinance to establish provisions for the development of signs within the Specific Plan. The Planning Commission shall be the reviewing body for the BEAUMONT POINTE Sign Program, along with any modifications to the Sign Program. The BEAUMONT POINTE Sign Program shall provide the final locations and dimensions of appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses. The location(s) of monumentation and Pylon Signs shown in this Specific Plan are conceptual and shall be installed pursuant to an approved BEAUMONT POINTE Sign Program.

5.2.6 ENVIRONMENTAL REVIEW
The evaluation of environmental impacts for the BEAUMONT POINTE Specific Plan is contained in the project's Environmental Impact Report (ENV2019-0008), a project level environmental impact report certified by the City of Beaumont concurrently with the approval of the BEAUMONT POINTE Specific Plan.

It is the intent of the City in adopting this Specific Plan that applications for plot plans and other entitlements that are contemplated by and generally consistent with this Specific Plan shall be addressed administratively. The need for subsequent environmental review shall be evaluated by the Community Development Director pursuant to Section 21166 of the California Environmental Quality Act (CEQA) and the relevant provisions of the CEQA Guidelines. The Community Development Director shall make the determination as to the level of CEQA documentation, if any, (exemption, addendum, supplemental EIR, supplemental MND, or subsequent EIR) that is appropriate and may request and obtain technical information as necessary to make this determination.

5.2.7 APPEALS
Notwithstanding any other provision of this Specific Plan or the Zoning Ordinance, appeals from any determination of the Community Development Director and/or Planning Commission with respect to all matters other than Conditional Use Permits and Variances shall be made by filing an application on forms provided by the City of Beaumont, and accompanied by the appropriate filing fee, where applicable, within fifteen (15) days following the final date of action for which an appeal is made. Except as specifically set CHAPTER 5 — IMPLEMENTATION PLAN 15-6

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 forth in this Chapter 5, appeals may be brought and shall be processed consistent with the Zoning Ordinance.

5.2.8 AVERAGE DAILY TRIP ANALYSIS OPTION
As part of each application for a land use within a Planning Area that would (based on application of ITE trip generation tables or any other then acceptable trip generation source (e.g., WRCOG High -Cube Warehouse Trip Generation Study (WSP) dated, January 29, 2019)) result in a greater number of average daily trips than those analyzed in the EIR for that Planning Area, the City shall have the right to require preparation of a supplement traffic analysis to determine whether the proposed change in use would change the findings and improvement requirements identified in the original Traffic Study. If, after taking into account the unused trips from previously developed Planning Area and additional uses proposed for the undeveloped areas of the project site, the supplemental traffic analysis identifies intersection impacts that were not disclosed in the EIR, the City shall have the right to either accelerate the existing mitigation measures or impose new traffic mitigation measures that require fair share contributions by the applicant as a condition of the requested entitlement.

5.3 CONCEPTUAL IMPLEMENTATION PLAN
The BEAUMONT POINTE Specific Plan is designed for development in response to market demands and according to the logical and orderly extension of roadways, public utilities, and infrastructure. Planning Areas may be developed in any sequence, or increment, provided that the infrastructure improvements required to serve the implementing development are available at the time of development or constructed concurrently with the development. Phasing of the grading may occur in one phase, and/or may occur in smaller increments, subject to approved Grading Plans and Permits. The phasing schedule should be considered preliminary only and may require modification as construction commences to address possible unforeseen changes in market conditions and absorption rates. Actual development may occur at an accelerated or slower rate, in fewer or more phases, or in a different order subject to review and approval by City Public Works to ensure adequacy of on -site infrastructure and circulation and off -site traffic mitigation.

Detailed descriptions of the potable water services, reclaimed water, sewer services, drainage and flood control facilities, and vehicular circulation plans are described within the relevant sub -sections of Chapter 2, Development Plan, of this Specific Plan.

The exact timing of implementation for any Planning Area may vary based on a number of factors, including market and economic demands, as well as physical constraints or timing of infrastructure improvements.

Implementing projects within BEAUMONT POINTE may be approved by the City of Beaumont, provided vehicular access, public facilities and infrastructure is constructed to adequately service the development or as needed for public health and safety in each stage of development and further provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan. Planning Areas which are dependent on adjacent Planning Areas for access shall demonstrate the ability to provide the necessary infrastructure and access, prior to issuance of building permits.

An agreement with Beaumont -Cherry Valley Water District (BCVWD), the City of Beaumont, or other capable service provider shall be made in writing which states that the provision of services to any implementing project shall be available prior to the recordation of any subdivision maps.

5.3.1 INFRASTRUCTURE PHASING PLAN
The following infrastructure phasing discussions provide a conceptual sequence for the timing of each infrastructure facility and are intended to be considered in conjunction with the detailed infrastructure improvement descriptions contained in Chapter 2.

CHAPTER 5 — IMPLEMENTATION PLAN 15-7

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

POTABLE WATER PHASING PLAN
As shown in Figure 5-1, Conceptual Potable Water Phasing Plan, the phasing of potable water infrastructure is expected to occur in three (3) phases:

1. Phase 1 consists of the construction of indoor potable water and fire flow distribution lines in 4th Street, Entertainment Way, and Industrial Way abutting Planning Areas 1, 2, 3, and 4, the potable water line in Industrial Way abutting Planning Area 5, and the specified backflow preventers in Planning Area 1.

2. Phase 2 consists of the construction of the potable water line in 4th Street abutting Planning Areas 5 and 6, and the optional Water Tank located in Planning Area 9,

3. Phase 3 consists of the construction of potable water line in 4th Street and Industrial Way abutting Planning Areas 7, along with the potable water line between Industrial Way and 4th Street.

4. Improvements noted above and in the associated Figure for each Phase shall be completed prior to the issuance of a Certificate of Occupancy for any building in that Phase.

RECLAIMED WATER PHASING PLAN
As shown in Figure 5-2, Conceptual Reclaimed Water Plan, the phasing of reclaimed water infrastructure is expected to occur in three (3) phases:
1 Phase 1 consists of the construction of the reclaimed water line in 4th Street, abutting Planning Areas 1, 2, 3, and 4.

2. Phase 2 consists of the construction of the reclaimed water line in 4th Street abutting Planning Areas 5 and 6,

3. Phase 3 consists of the construction of potable water line in 4th Street and Industrial Way abutting Planning Area 7, along with the reclaimed water line between Industrial Way and 4th Street.

4. Improvements noted above and in the associated Figure for each Phase shall be completed prior to the issuance of a Certificate of Occupancy for any building in that Phase.

SEWER PHASING PLAN
As shown in Figure 5-3, Conceptual Sewer Phasing Plan, the phasing of sewer infrastructure is expected to occur in three (3) phases:

1. Phase 1 consists of the construction of the sewer force mains in Jack Rabbit Trail, Entertainment Way, and Industrial Way, abutting Planning Areas 1, 2, 3, 4, and 5, the gravity sewer lines in Industrial Way abutting Planning Areas 2 and 4, along with the Sewer Lift Station located in Planning Area 5.

2. Phase 2 consists of the construction of the gravity sewer line in Industrial Way abutting Planning Areas 5 and 6,

3. Phase 3 consists of the construction of gravity sewer line in Industrial Way abutting Planning Areas 7 and 8.

4. Improvements noted above and in the associated Figure for each Phase shall be completed prior to the issuance of a Certificate of Occupancy for any building in that Phase.

DRAINAGE AND WATER QUALITY PHASING PLAN
As shown in Figure 5-4, Conceptual Drainage and Water Quality Phasing Plan, the phasing of drainage and storm water management infrastructure is expected to occur in three (3) phases:

CHAPTER 5 — IMPLEMENTATION PLAN 15-8

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

1. Phase 1 consists of the construction of the storm drain and water quality facilities located within Jack Rabbit Trail, 4th Street, Planning Areas 1, 2, 3, 4, and 9; and the WQMP basin located within Planning Area 4.

2. Phase 2 consists of the construction of the storm drain and water quality facilities located within 4th Street, Planning Areas 5, 6, and 9, along with the WQMP basins in Planning Areas 5 and 6,

3. Phase 3 consists of the construction of the storm drain and water quality facilities located Planning Areas 7, 8, and 9, along with the WQMP basin in Planning Area 8.

4. Improvements noted above and in the associated Figure for each Phase shall be completed prior to the issuance of a Certificate of Occupancy for any building in that Phase.

CIRCULATION PHASING PLAN
As shown on Figure 2-2, Circulation Plan, the phasing of project circulation components is designed to provide two points of access to each Phase or individual structure, prior to the issuance of the Certificate of Occupancy. To ensure secondary access to each phase of development, 40' wide Interim Fire Access Loop Connections which link 4th Street to Industrial Way, will be constructed between Planning Areas 4 and 5 for Phase 1, between Planning Areas 6 and 7 for Phase 2, and a permanent Fire Lane Loop will be established by extending Industrial Way around the perimeter of Planning Area 8 for Phase 3. These Interim Fire Access Loop Connections will be absorbed into the parking areas for the Planning Area in which each is located, upon installation of either an alternative Interim Fire Access Loop Connection or completion of the Industrial Way loop connection to 4th Street.

GRADING PHASING PLAN
As shown in Figure 5-5, Conceptual Grading Phasing Plan, the BEAUMONT POINTE Specific Plan grading will be completed in three (3) Phases.

1. Phase 1 consists of the finished grading of Planning Areas 1, 2, 3, 4, and adjacent parts of 9 as well as a partial grade/export area in Planning Areas 5, 6, and adjacent parts of 9.

2. Phase 2 consists of the finished grading of Planning Areas 5, 6, and adjacent parts of 9 as well as a partial grade/export area in parts of Planning Areas 7, 8, and 9.

3. Phase 3 consists of the finished grading of Planning Areas 7, 8, and adjacent parts of 9.

4. Improvements noted above and in the associated Figure for each Phase shall be completed prior to the issuance of a Certificate of Occupancy for any building in that Phase.

CHAPTER 5 — IMPLEMENTATION PLAN 15-9

Source{s]: NearMnp (2023), Riverside County (20211, Proactive Engineering Consultants 0.1“1-2.02 ) Figure 5-1

BEAUMONT POINTE SPECIFIC PLAN
t
POTABLE WATER PHASE 1
L_1
BFP

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
Project Boundary
Phase 1 Area
18" Main
8" Line
12716" FS Distribution Loop
Point of Connection
Backflow Preventer Valve

GATED EMERGENCY

ACCESS ONLY
FRONTAGE RoA0
P.A. 10 P.A.2
PHASE
D
0 250 500 9,000
Feet

PRIVATE ACCESS TO

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4th Street
P.A.10 L P.A.9
y�
!HsE..3T
P.A. 8
P.A. 9
4"1151.-
I
TEMPORARYTURNAROUN❑
IN PHASE 2 TO BE
REMOVED DURING PHASE 3

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3
PHASE

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
4rh
RE,
P.A. 5
SPECIFIC PLAN NO. 2019-0003
POTABLE WATER PHASE 2
_1 Project Boundary
Phase 2 Area
8" Line
12716" FS Distribution Loop
Water Tank (optional)
P.A. 10 P.A. 9
POTABLE WATER PHASE 3
_1 Project Boundary
Phase 3 Area
8" Line
12716" FS Distribution Loop
�PA.9�
Nial P.A. 10
P.A. 4
Conceptual Potable Water Phasing Plan
CHAPTER 5 - IMPLEMENTATION PLAN 5-10

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
Source(5): Nearmap (January 2025), Riverside County (2021), Proactive Engineering Consi:;U, ms vi -1.? -2021) Figure 5-2
Connection to
Existing Jack Rabbit Trail
0 250 500 1,000
Feet
P.A. 8
P.A. 9
y

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3

RECLAIMED WATER PHASE 'I
[_, Project Boundary
Phase 1 Area
Phase 1 Reclaimed Water Line
0 Point of Connection
Flow Direction
•

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FRONTAGE R • I
� Ogp

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4th
RECLAIMED WATER PHASE 2
Phase 2 Area
Phase 2 Reclaimed Water Line
Flow Direction

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
P.A. 4
P.A. 10 P.A. 9
Phase 3 Area
Phase 3 Reclaimed Water Line
Flow Direction
Conceptual Reclaimed Water Phasing Plan
CHAPTER 5 - IMPLEMENTATION PLAN 5-11
L'

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Source(s): Nearmap (January 2023), Riverside County (2021), Proactive Etiy„ie fing Consultants (07-12-2021) Figure 5-3

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
PHASE
D
Connection to
Existing Jack Rabbit Trail
0 250 500 1,000
Feet
PA. 4
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IN. TEMPORARY TURNAROUND
IN PHASE 2 TO BE
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Legend
•
0 Project Boundary
Existing 12" Gravity Sewer Line
Phase 1 - Existing 6" Force Main
Phase 2 - Existing 16" Force Main
Proposed City -Maintained 8" Gravity Sewer Line
Proposed City -Maintained 6" Dual Force Main
Proposed POA-Maintained 8" Gravity Sewer Line
Flow Direction
Existing Lift Station
Proposed Lift Station
Point of Connection)
I. The Project's Sewer Force Mein will discharge via air gap to the existing 4 -foot diameter manhole under 4th Street.

Conceptual Sewer Phasing Plan
CHAPTER 5 - IMPLEMENTATION PLAN 5-12
4

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Source(s): Nearmap (January 2025), Riverside County (2021), Proactive Engineering Cor+suii,ms '07-92-2029) Figure 5-4

TEMPORARY TURNAROUND
IN PHASE M1 70 BE
REMOVED DURING PHASE 2
PHASE
D
0 250 500 1,000
Feet

PRIVATE ACCESS TO

HOYT RANCH
Afts1.- II
TEMPORARY TURNAROUND I P.A. 10
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IN PHASE 1 TO BE
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P.A. 4
P.A. 10 P.A. 9

DRAINAGE AND WATER QUALITY
PHASE 1, PHASE 2, AND PHASE 3
L,
Project Boundary
Phase Areas
Proposed Storm Drain Lines
Flow Direction
Proposed Outlet
Proposed Inlet
Proposed Catch Basin
Proposed WQMP Basin
All facilities shall be maintained by the Master Property Owners Association
Conceptual Drainage and Water Quality Phasing Plan
CHAPTER 5 - IMPLEMENTATION PLAN 5-13

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
PHASE
Source(s): Nearmap (January 2025), Riverside County (2021), Proactive Engineering Cons::;U.,ms (07-12-2021) Figure 5-5
0 275 550 1,100
Feet
Grading Limits
Partially Graded/Export Area
GRADING PHASE 3
Grading Limits
Finished Grade
Phase 2 Finished Grade
Grading Limits
1 Partially Graded/Export Area
Finished Grade
Conceptual Grading Phasing Plan
CHAPTER 5 - IMPLEMENTATION PLAN 5-14

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

5.4 MAINTENANCE PLAN
Successful operation of maintenance entities and maintenance associations are important in maintaining the quality of a development. The public and private improvements constructed within BEAUMONT POINTE shall be maintained through a combination of public and private entities as described in Table 5- 1, Maintenance Responsibilities.

A Master Property Owners Association (MPOA) shall be established for the maintenance of privately -owned common area landscape improvements, storm water and water quality management facilities, and private driveways within areas of BEAUMONT POINTE. Indication of more than one party responsible for maintenance of any facility on Table 5-1, infers that maintenance may be undertaken by one party or any combination of the listed parties, subject to a formal agreement. For areas in public ownership (such as public roadway ROWs), maintenance districts may fund the maintenance of these areas.

Table 5-1 MAINTENANCE RESPONSIBILITIES
MASTER

PROPERTY

FACILITY

OWNERS'

ASSOCIATION
I
I

PROPERTY

OWNER OR

OCCUPANT
X

CITY OF

BEAUMONT
X
X
1 BCVWD
OTHER

MAINTENANCE
ENTITY
CIRCULATION 8c RELATED FACILITIES
Public Roadways
Pavement & Curbs
Landscaping within public
right-of-way, including
medians and parkways
X
X
Sidewalks
Private Driveways and Drive
Aisles
X
Parking Lots, including
landscaping
X
X
Traffic Signals
X
Traffic Signs
Within public right-of-way
X
Outside public right-of-way
X
Street Lights
Within public right-of-way
X
Outside public right-of-way
X

LANDSCAPING, OPEN SPACE, & RELATED FACILITIES
MSHCP Open Space (Planning
Area 10)
X
Common area landscaping,
including entry treatments
X
X
Entry Monumentation, Freeway
Oriented Pylon Signs, and Other
Signage
X
X
Fuel Modification Area (FMA)
X
Fuel Modification Zone (FMZ)
X
Walls and Fences
X
X
Wildlife Fences
X
CHAPTER 5 — IMPLEMENTATION PLAN 15-15

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

FACILITY
MASTER

PROPERTY

OWNERS'

ASSOCIATION

PROPERTY

OWNER OR

OCCUPANT

CITY OF

BEAUMONT
BCVWD
OTHER

MAINTENANCE
ENTITY
Outdoor Employee Patio Areas
X
X
Outdoor Plazas/Gathering Areas
X
X
_

UTILITY INFRASTRUCTURE
Potable water
facilities/infrastructure
X
X
Public reclaimed water
facilities/infrastructure
X
Private reclaimed water
facilities/infrastructure
X
Sanitary sewer Main Lines
facilities/infrastructure
X
Sanitary sewer laterals
X
Storm water drainage
facilities/infrastructure
X
X
Dry utilities (electricity, natural
gas, communications systems)
X
Notes:

1. Other Maintenance Entities may include City Departments, utility providers, resource agencies, flood control district, and other public/private entities.

2. Traffic signals and utility facilities/infrastructure may require maintenance easements.

CHAPTER 5 — IMPLEMENTATION PLAN 15-16

VESTING TENTATIVE PARCEL MAP NO. 38161LEGAL DESCRIPTION:AUGUST 2021PAGE 1 OF 3 PAGESENGINEER / REPRESENTATIVETOPOGRAPHY SOURCEJRT BP 1, LLCOWNER/DEVELOPERBENCHMARK:25109 jefferson Ave.Suite 200Murrieta, CA 92562951-200-6840PROACTIVE ENGINEERINGCONSULTANTS WEST,INC.VICINITY MAPSURVEY NOTES:LINE DATACURVE DATAPARCEL SUMMARY TABLEPARCEL 5PARCEL 6PARCEL 7PARCEL 8PARCEL 9I-60 FREEWAYJACK RABBIT TRAILPARCEL 13PARCEL 14PARCEL 1LEGENDIN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIABEING A SUBDIVISION OF A PORTION SECTIONS 1, 2 AND 12, T.3 S., R.2 W., S.B.M.GENERAL INFORMATIONINDUSTRIAL WAYENTERTAINMENT AVE.JACKRABBIT TRAIL4TH STREETTPM 38161I-60 FREEWAYPARCEL 10PARCEL 11PARCEL 11REMAINDER PARCELPARCEL 3PARCEL 2PARCEL 44TH STREET4TH STREETINDUSTRIAL WAYJACKRABBIT TRAILENTERTAINMENT AVE.PARCEL 154TH STREETINDUSTRIAL WAYS E
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3 PARCEL 12
PARCEL 14PARCEL 16PARCEL 11NOTE:Page 1989 of 2522

576PAGE 2 OF 3 PAGESVESTING TENTATIVE PARCEL MAP NO. 38161AUGUST 2021IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIABEING A SUBDIVISION OF A PORTION SECTIONS 1, 2 AND 12, T.3 S., R.2 W., S.B.M.EXISTING EASEMENT NOTESPARCEL 11PARCEL 11PARCEL 12PARCEL 8PARCEL 7PARCEL 6PARCEL 13PA R
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2SECTION 5SECTION 6SECTION 7Page 1990 of 2522

12343PAGE 3 OF 3 PAGESVESTING TENTATIVE PARCEL MAP NO. 38161AUGUST 2021IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIABEING A SUBDIVISION OF A PORTION SECTIONS 1, 2 AND 12, T.3 S., R.2 W., S.B.M.SEE UPPER RIGHTSEE LOWER LEFTPARCEL 5PARCEL 5(SEE SHEET NO. 2)PARCEL 4REMAINDER PARCELPARCEL 13PARCEL 1PARCEL 2PARCEL 3PARCEL 13PARCEL 14REMAINDER PARCELPARCEL 15PARCEL 1INDUSTRIAL WAYLINE DATAJACKRABBIT TRAILENTERTAINMENT AVE.JACKRABBIT TRAILI-60 FREEWAYI-60 FREEWAYPARCEL 9 CURVE DATAJACKRABBIT TRAILFOURTH STREETFOURTH STREETFOURTH STREETPARCEL 14PHASE 2PHASE 1 PARCEL 16SECTION 1SECTION 2SECTION 3SECTION 4Page 1991 of 2522

BEAUMONT

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL
-CALIFORNIA-
PLANNING COMMISSION DATE: November 29, 2023 & January 10, 2024 CITY COUNCIL DATE: March 19, 2024
PROJECT NAME: Beaumont Pointe
PROJECT NO.: PM2022-0021 (TPM38161) in conjunction with DESCRIPTION: To subdivide the property as follows: 622.50 gross acres into 13 numbered lots with a range of 1.66 to 70.43 acres, 10 lettered lots with a range of 0.03 to

54.50 acres and one (1) 81.30 -acre remainder parcel.

APPLICANT: JRT BP 1, LLC
LOCATION: Located on the south side of the 60 Freeway, west of Jack Rabbit Trail and north of the proposed extension of Fourth Street.

APN: APNs: 422-060-002, -005, -009, -010, -016 thru -018, -021, -022, 422-170-005, - 007 thru -011

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

STANDARD CONDITIONS

1. The following conditions of approval are for VESTING TENTATIVE PARCEL MAP NO. 38161 (PM2022-00129).

2. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning VESTING TENTATIVE PARCEL MAP NO. 38161 and related documents, which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

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

4. This conditionally approved tentative map will expire 10 years after the original approval date, per Section 1.3.1 of the Development Agreement by and between the City of Beaumont and Beaumont Pointe Partners LLC. Action on a minor change and/or revised map request will not extend the time limits of the tentative map.

Approval of the final map by the City Council is required. If the Development Agreement is extended, the conditionally approved tentative map expiration shall comply with the timing of the extension, unless there is language in the extension that precludes the map.

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

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

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

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

9. An Environmental Impact Report EIR was prepared for the Summit Station Specific Plan, and a series of mitigation measures were adopted by the City Council to mitigate the potential impacts of the project. All of the mitigation measures set forth in the subject environmental document are herewith established as conditions of approval for Vesting Parcel No. 38161.

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

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

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

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

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

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

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

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

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

PRIOR TO MAP RECORDATION

15. Hazardous Vegetation and Fuel Management Plan - Projects in the Local Responsibility Area Very High Fire Hazard Severity Zone and the State Responsibility Area Very High, High, and Moderate Fire Hazard Severity Zones shall provide a PRELIMINARY Hazardous Vegetation and Fuel Management Plan to be reviewed and approved by the Fire Department. Contact our office for submittal instructions. *FINAL plan shall be provided and approved prior to grading clearances.

16. Water System - The applicant or developer shall furnish one copy of the public water system improvement plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block,

and shall conform to hydrant type, location, spacing and minimum fire flow. Once plans are signed by the local water company, the originals shall be presented to the Fire Department for signature.

17. Fire Access Road Improvements - The land divider shall submit road/street development plans to the City of Beaumont and the Fire Department, identifying the improvements of the project access elements on -site and off -site (Right of Way, Public/Private Streets, Highways, Ways, Easements, etc.). Improvements shall meet minimum City and Fire Department Standards. The improvements shall be completed prior to map recordation, otherwise adequate securities shall be established with the City in accordance with City of Beaumont Requirements.

18.Alternate or Secondary Access - The required secondary access EVA shall be completed prior to map recordation, otherwise adequate securities shall be established with the City in accordance with City of Beaumont Requirements.

PUBLIC WORKS

GENERAL

19. The following is a non -inclusive list of items that may be required by the Public Works Department:
a. Plans:
i. Street Improvement Plan
ii. Landscape Plan offsite
iii. Rough Grading Plan
iv. Erosion Control Plan
v. Retaining wall Plan (for line and grade only)
vi. Sewer Improvement Plan
vii. Storm Drain Improvement Plan
viii. Traffic Control Plan
b. Reports & Studies:
i. Geotechnical Report
ii. Stormwater Pollution Prevention Plan (SWPPP)
iii. Final Water Quality Management Plan (F-WQMP)
iv. Offsite Improvement Engineer's Cost Estimate (ECE)
v. Grading & Pad Certification
vi. Compaction Report
c. Permits and agreements:
i. Permission to Grade and Construction agreements
ii. Non-interference letters
iii. WQMP Covenant and Agreement
iv. City Grading Permit
v. City Encroachment Permit
vi. Performance Bond
vii. Labor & Material Bond

viii. Maintenance Bond
d. Survey Documents
i. Right -of -Way Dedications
ii. Right -of -Way Vacation
iii. Parcel Map
iv. Easement Dedications
v. Possible Corner Record
vi. Possible Record of Survey
e. Fees: Prior to obtaining a building permit the applicant shall pay all applicable development fees as indicated on the fee schedule, current at the time of permit, available from the City, including, but not limited to the following:
i. Fire Protection Impact
ii. Police Facilities Impact
iii. Public Facility
iv. Streets and Bridges Impact
v. Traffic Signal Impact
vi. Railroad X'ing Impact
vii. General Plan
viii. Emergency Preparedness
ix. Recycled Water Facility
x. Sewer Application
xi. Sewer Disposal Facility Fee (Connection)
xii. Sewer Service Areas Fee
xiii. MSHCP
xiv. TUMF

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

21. The design of private site improvements and grading work outside of road right of way shall conform to the latest edition of California Building Code, the City of Beaumont standards and practices, Approved Water Quality Management Plan, approved hydrology report, approved traffic impact analysis, and geotechnical recommendations.

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

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

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

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

SURVEYING AND Mapping

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

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

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

29. PRIOR TO MAP RECORDATION: The applicant shall prepare and fully execute a Subdivision Improvement Agreement (SIA) with the City (On City approved format and forms) for all public improvements.

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

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

32. PRIOR TO MAP RECORDATION: The Applicant shall comply with Government Code Section 66436(a)(3) before approval of the final map and shall provide "no

objection" letters from all public entities or utilities to the satisfaction of the City Engineer.

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

34. PRIOR TO FINAL MAP RECORDATION: The applicant shall, with respect to the half -width of Jack Rabbit Trail located on Parcel "A" of Parcel Map No. 36426, either (1) cause the removal of the open space restriction on said Parcel "A" pursuant to instrument approved by the City Planning Director with the advice of the City Attorney or (2) if applicant has made a good faith attempt to cause the removal of the open space restriction and is not able to do so, the applicant shall provide a redesign of Jack Rabbit Trail entirely within subdivider's property subject to the satisfaction of the City Engineer.

35. PRIOR TO FINAL MAP RECORDATION: The applicant shall show all right-of-way dedications necessary for the construction of all streets, on the Final Map or per separate instrument, unless otherwise approved by the City Engineer, including but not limited to:
a. 4th Street is proposed as a Modified Secondary (78'). The applicant shall dedicate all additional right-of-way necessary to achieve the required 78 -feet full -width right-of-way in the approximate alignment and configuration as shown on approved tentative map. The applicant shall also dedicate any additional right-of-way to accommodate the proposed cul-de-sacs (both temporary/phased and ultimate).
b. The applicant shall acquire and obtain by separate instrument all necessary off -site permanent slope and embankment easements for the benefit of the City in a form and content required by the City Attorney from the owners of the properties identified by APN 422-170-012 (the Hoy Ranch) and APN 424- 010-011 (Pacel 1 of Parcel Map 36426) as may be necessary to construct the extension of 4th Street as shown on approved tentative map. c. Jack Rabbit Trail is proposed as a restricted / emergency access roadway (25') extending from Entertainment Avenue to State Route 60. The applicant shall dedicate all additional right-of-way necessary to achieve the required 25 - feet full -width right-of-way in the approximate alignment and configuration as shown on approved tentative map.
d. Jack Rabbit Trail from Entertainment Avenue to 4th Street is proposed as a Modified Industrial Collector (78'). The applicant shall dedicate all additional right-of-way necessary to achieve the required 78 -feet full -width right-of-way in the approximate alignment and configuration as shown on approved tentative map.
e. Jack Rabbit Trail is proposed as an unimproved public roadway (20') extending south from 4th Street across Lot F. The applicant shall dedicate all

additional right-of-way necessary to achieve the required 20 -feet full -width right-of-way in the approximate alignment and configuration consistent with the existing physical location of Jack Rabbit Trail as shown on approved tentative map. The dedication shall be offered as an irrevocable offer of dedication on the Final Map with the offer not being accepted by the City. f. Entertainment Way is proposed as a Private Road (50'). The applicant shall reserve reciprocal access easements providing access to and for the benefit of the property owners within the approved tentative map and dedicate all additional easements across the private roadway (emergency access, public utility purposes) necessary to achieve the required 50 -feet full -width private roadway in the approximate alignment and configuration as shown on approved tentative map. The applicant shall also dedicate any additional right- of-way to accommodate the proposed cul-de-sacs.
g. Industrial Way is proposed as a Private Road (40'). The applicant shall reserve reciprocal access easements providing access to and for the benefit of the property owners within the approved tentative map and dedicate all additional easements across the private roadway (emergency access, public utility purposes) necessary to achieve the required 40 -feet full -width private roadway in the approximate alignment and configuration as shown on approved tentative map. The applicant shall also dedicate any additional right- of-way to accommodate the proposed cul-de-sacs.
h. Hoy Ranch Private Access is proposed as a Private Road (20') extend south from 4th Street across Lot F. The applicant shall dedicate a private access easement to the owners of the property generally identified as Hoy Ranch located on that real property identified by APN 422-170-012 in an alignment acceptable to the owners thereof, in a format acceptable to the City Attorney and approved by the owners of Hoy Ranch. The private access easement shall be recorded prior to approval of a Final Map and referenced and retained on record on the Final Map.
i. The applicant shall dedicate on the final map, all easements necessary for the installation of the backbone utilities as generally shown on the approve tentative map.

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

STREET IMPROVEMENTS

37. PRIOR TO ACCEPTANCE OF PROJECT PHASE SPECIFIC PUBLIC STREET

IMPROVEMENTS OR PRIOR TO ISSUANCE OF PROJECT PHASE SPECIFIC OCCUPANCY PERMIT (COO): The applicant shall provide evidence to the City that all traffic mitigation requirements, outside the jurisdiction of Beaumont, are mitigated

for the respective phase, as specified in the approved Traffic Impact Analysis for this project.

38. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of 4th Street and Jack Rabbit Trail, the applicant shall install traffic signals and construct all other necessary improvements to safely and adequately signalize the intersection.

39. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): Remove the existing westerly terminus and cul-de-sac of 4th Street and construct an extension of 4th Street westerly to Jack Rabbit Trail as a Modified Secondary (78') full -width public roadway.

40. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Potrero Blvd. and 4th Street, obtain Riverside County approvals and complete the following improvements:
a. Add second eastbound left turn lane.
b. Modify the existing traffic signal to implement overlap phasing for southbound right turn lane.
41 PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Desert Lawn Drive and Oak Valley Parkway, the applicant shall install traffic signals and construct all other necessary improvements to safely and adequately signalize the intersection. The applicant's fair share responsibility for this improvement is 9.6% (or as shown in the approved TIA). Completion of this improvement may be subject to a Credit Agreement of the Traffic Signal Impact Fee related to the 90.4% of the verified cost subject to review and approval by the City Council. Completion of this improvement may also be subject to a Reimbursement Agreement, if applicable, with the Western Riverside Council of Governments (WRCOG) for any eligible Transportation Uniform Mitigation Fees (TUMF) in accordance with WRCOG rules and regulations.

42. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of California Avenue and 5th Street the applicant shall deposit with the City a fair share contribution for 7.5% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perform the following:
a. Install a traffic signal and all other improvements necessary for the safe and efficient operation of a traffic signal.

43. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall

complete all full -width improvements along 4th Street extending from the existing westerly terminus cul-de-sac located easterly of the project site. Extension of 4th Street shall be phased in accordance with the approved phasing plan for the project, inclusive of a temporary cul-de-sac at the westerly terminus of each phased extension of 4th Street. The improvements shall generally conform to RCTD std. 94 modified as follows:
a. 6" Curb and Gutter, 28 -feet along both sides of proposed centerline; b. 6' curb adjacent sidewalk (north side only);
c. Street structural sections shall be designed with a Traffic Index per soil engineer's recommendations (9.5 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6" AC/12" AB; d. Cul-de-sac shall conform to RCTD std. 800 or 800A.
e. All sawcuts and joining of existing ac paving shall be per the City's pavement restoration detail.

44. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements for the realignment of Jack Rabbit Trail extending approximately from and not within the southerly right-of-way of State Route 60 to Entertainment Way. The Applicant shall install emergency access gates restricted public access to and from State Route 60 in a manner acceptable to the City Engineer. The improvements shall generally conform to RCTD std. 138 modified as follows:
a. 6" Curb and Gutter, 12.5 -feet along both sides of proposed centerline; b. Street structural sections shall be designed with a Traffic Index per soil engineer's recommendations (5.5 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6" AC/12" AB; c. All sawcuts and joining of existing ac paving shall be per the City's pavement restoration detail.

45. PRIOR TO ISSUANCE OF FIRST GRADING PERMIT: The Applicant shall install emergency access gates restricting public access to and from State Route 60 in a manner acceptable to the City Engineer. The location of the emergency access gates shall be located outside of State Route 60 right of way. The Applicant shall submit an encroachment permit to Caltrans for and complete the installation of offsite signage along State Route 60 to adequately provide constructive notice that Jack Rabbit Trail is no longer open for public access.

46. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements for the realignment of Jack Rabbit Trail

extending from Entertainment Way to 4th Street. The improvements shall generally conform to RCTD std. 105A modified as follows:
a. 6" Curb and Gutter, 25 -feet along both sides of proposed centerline; b. 6' curb adjacent sidewalk (west side only);
c. Street structural sections shall be designed with a Traffic Index per soil engineer's recommendations (9.5 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6" AC/12" AB.

47. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements for the realignment of Jack Rabbit Trail extending from 4th Street south across Lot F. The improvements shall generally conform to RCTD std. 138 modified as follows:

48. Class 2 Aggregate Base only with no HMA for 10 -feet along both sides of proposed centerline extending along existing physical location of unmaintained County roadway.

49. PRIOR TO ACCEPTANCE OF PROJECT PHASE SPECIFIC PUBLIC STREET

IMPROVEMENTS OR PRIOR TO ISSUANCE OF PROJECT PHASE SPECIFIC OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements along Industrial Way from Entertainment Way to 4th Street. The improvements shall generally conform to RCTD std. 111 modified as follows:
a. 6" Curb and Gutter, 20 -feet on both sides of proposed centerline; b. No sidewalk;
c. Street structural sections shall be designed with a Traffic Index per soil engineer's recommendations (8.0 minimum). Preliminary soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 5" AC/10" AB.

50. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements for the realignment of the private roadway access benefitting the property generally identified as the Hoy Ranch (APN 422-170- 012) extending from 4th Street south across Lot F to the existing point of access onto the Hoy Ranch in accordance with the Applicant's letter dated November 8, 2022, on file with the City Engineer. The Applicant shall submit a detailed design of the private access roadway, and plans for temporary access to the Hoy Ranch across Applicant's property during construction of Phase 1, for review and approval by the Hoy Ranch property owners as a condition of the City's approval of a Grading Plan for Phase 1. The improvements shall generally conform to RCTD std. 138 modified as follows:

a. Class 2 Aggregate Base only with no HMA for 10 -feet along both sides of proposed centerline extending along existing physical location of the private access roadway located south of 4th Street, and/or as approved by the Owners.

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

52. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install public streetlights along the project frontage of perimeter streets and along interior streets, in accordance with the City of Beaumont Approved Street Lighting Specifications. The Applicant shall coordinate with Public Works before submitting street light plans. Solar lighting is not permitted.

53. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall design and install offsite landscaping and supporting irrigation system. All irrigation and landscaping associated with this project will be privately maintained. The landscape within public right-of-way shall occur on a separate plan set from the on -site landscaping.

GRADING AND DRAINAGE IMPROVEMENTS

54. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design and include adequate provisions to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase, damage, hazard, or liability to adjacent or downstream properties. The final Hydrology Report shall ensure that the developed condition stormwater flows to the 16 culvert systems at State Route 60 are less than or equal to the existing condition in conformance with Table 2 of the Preliminary Hydrology Report. The Applicant shall ensure that the incremental increase in stormwater runoff as a result of the developed condition is detained on -site within appropriately sized detention basins with volume to detain the incremental increase to avoid flooding downstream properties. The use of WQMP basins for detention basins will be allowed, provided the controlling design parameter for the size of the detention basin is the volume required to reduce the stormwater runoff volume to pre -developed amounts.

55. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall submit for review and approval a soils/geology report.

56. PRIOR TO ISSUANCE OF A GRADING PERMIT: The drainage facilities to capture and convey the 100 -year storm event. The stormwater shall be treated per the requirements of the WQMP.

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

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

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

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

61. PRIOR TO ISSUANCE OF A GRADING PERMIT: A final project -specific Water Quality Management Plan (F-WQMP) shall be submitted to the Public Works Department. The WQMP shall incorporate, but not limited to, the following: site design BMP's, applicable source control BMP's, treatment control BMP's, long term operation and maintenance requirements, and inspection and maintenance checklist. Maintenance and funding requirements shall be outlined in the WQMP for the maintenance of the development BMP's. The post construction Best Management Practices (BMPs) outlined in the approved final project -specific WQMP shall be incorporated in the improvement plans.

62. PRIOR TO ISSUANCE OF GRADING PERMIT: The Applicant shall record a "Covenant and Agreement" with the County Recorder, or other instrument acceptable to the City, to inform future property owners of the requirement to implement the approved project -specific WQMP.

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

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

65. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the infiltration basin with the following requirements:
a. Basin shall be constructed per the Riverside Flood Control District, LID manual and include the following:
b. An access road that allows easy access to the bottom of the basin for maintenance;
c. An emergency overflow weir or spillway;
d. Drain within 72 hours or otherwise comply with relevant standards for vector control. If the 72 -hour limit cannot be reached, the applicant shall implement other features to meet the requirement. This may include dry -wells, underdrain, larger surface area, etc as approved by the City Engineer; e. Security fencing along the perimeter of the basin w/ appropriate signage; f. Fire Department Rapid Entry System;
g. Access from public right-of-way.

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

STORM DRAIN IMPROVEMENTS

67. PRIOR TO APPROVAL OF STORM DRAIN IMPROVEMENT PLANS: All storm drain systems extending along and within public streets shall be design and constructed to City standards for acceptance and maintenance by the City. No privately owned and maintained storm drain systems will be allowed within public streets.

68. PRIOR TO APPROVAL OF STORM DRAIN IMPROVEMENT PLANS: For storm drain systems accepting and conveying off -site stormwater runoff through public streets, the off -site drainage flows shall be accepted and conveyed into an adequately sized underground storm drain system as required by the City Engineer, and not accepted and conveyed by surface flow within the public street.

69. PRIOR TO APPROVAL OF STORM DRAIN IMPROVEMENT PLANS: For storm drain systems that will accept and convey stormwater runoff from public streets into and through private property, a storm drain manhole shall be installed at each point where the publicly maintained storm drain system transitions to the on -site privately

maintained storm drain system, as required by the City Engineer. Provisions for operation and maintenance of privately maintained storm drain systems accepting off -site stormwater runoff from public streets, including any privately maintained detention basins connected to the private storm drain system, shall be incorporated into Covenants, Conditions and Restrictions (CC&Rs) for property maintenance obligations acceptable to the City Attorney.

70. PRIOR TO ISSUANCE OF ENCROACHMENT PERMIT: The applicant shall provide securities guaranteeing the payment of the cost for all public storm drain improvements that will be accepted and maintained by the City.

71. PRIOR TO ISSUANCE OF ENCROACHMENT PERMIT: The applicant shall submit to the Public Works department a Strom Drain Improvement Plan for all City maintained stormwater conveyance systems. The minimum permissible diameter (or equivalent diameter) for City maintained facilities is eighteen inches (18"). The maximum permissible diameter (or equivalent diameter) for City maintained facilities is thirty-six inches (36"). All privately maintained facilities will be submitted to the City of Beaumont for review and approval.

72. PRIOR TO ISSUANCE OF ENCROACHMENT PERMIT: The applicant shall obtain approved from RCFC&WCD for all stormwater conveyance systems larger than thirty-six inches (36") in diameter, that are not privately maintained.

73. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR STORM DRAIN

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

74. PRIOR TO PLACEMENT OF PAVEMENT OR FINISHED SURFACE: The applicant shall construction all portions of the storm drain system that encroaches or occurs within the public right-of-way. Any laterals for future connections must extend to outside the right-of-way. The lateral shall be bulkheaded to prevent soil and other debris from entering the storm drain system.

SEWER IMPROVEMENTS

75. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The backbone sanitary sewer system shall connect to the existing municipal sewer system as generally identified in the Beaumont Pointe Specific Plan (Specific Plan No. 2019- 0003) subject to Eastern Municipal Water District and City of Beaumont standards and requirements and the City Engineer's approval, including the following generally identified sewer system improvements:
a. Installation of a City -maintained dual 6" sewer force main within Industrial Way through Entertainment Way to Jack Rabbit Trail;

b. Installation of a City -maintained dual 6" sewer force main within 4th Street from Jack Rabbit Trail extending easterly to the Point of Connection with the existing City -maintained 12" gravity sewer line located within the westerly terminus of 4th Street;
c. Construction of a City -maintained sewer lift station at a location dedicated to the City within Parcel 5 as necessary to accept and convey onsite sewage flows;
d. Construction of improvements at the existing City -maintained Hidden Canyon Lift Station as necessary to expand and upgrade the lift station to accommodate full build -out sewage flows.

76. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims shall be set flush with the finished surface Per the City of Beaumont's paving and manhole cover detail.

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

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

WATER IMPROVEMENTS

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

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

MITIGATION MEASURES

81. MM 4.3-1 The Project shall utilize "Super -Compliant" low VOC paints for nonresidential interior and exterior surfaces and low VOC paint for parking lot surfaces. Super -Compliant low VOC paints have been reformulated to be more

stringent than the regulatory VOC limits put forth by South Coast AQMD's Rule 1113.

Super- Compliant low VOC paints shall be no more than 10g/L of VOC. Alternatively, the applicant may utilize tilt -up concrete buildings that do not require the use of architectural coatings.

82. MM 4.3-2 Prior to the start of construction activities, the project applicant, or its designee, 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 (City) that Tier 4 Final equipment is not available. An exemption from these requirements may be granted by the City if the City documents that equipment with the required tier is not reasonably available and corresponding reductions in criteria air pollutant emissions are achieved from other construction equipment to the extent feasible. Before an exemption may be considered by the City, the applicant shall be required to demonstrate that two construction fleet owners/operators in Riverside County were contacted and that those owners/operators confirmed Tier 4 Final equipment could not be located within Riverside County. In order to meet this requirement to demonstrate that such equipment is not available, the Project Applicant must seek bids/proposals from contractors of large fleets, defined by the California Air Resources Board as, "A fleet with a total max hp (as defined below) greater than 5,000 hp." In addition, this should not be limited to Riverside County but statewide. In the event that Tier 4 Final equipment is not feasible, then Tier 4 interim equipment shall be required. In the event that Tier 4 Interim equipment is not available, Tier 3 equipment shall be used. All construction equipment shall be tuned and maintained in accordance with the manufacturer's specifications.

83. MM 4.3-3 All on -site outdoor cargo -handling equipment (including yard trucks, hostlers, yard goats, pallet jacks, forklifts, and other on -site equipment) shall be electric or non -diesel fueled. All on -site indoor forklifts shall be powered by electricity.

84. MM 4.3-4 Legible, durable, weather-proof signs shall be placed at truck access gates, loading docks, and truck parking areas that identify applicable CARB anti - idling regulations. At a minimum, each sign shall include: 1) instructions for truck drivers to shut off engines when not in use; 2) instructions for drivers of diesel trucks to restrict idling to no more than three (3) minutes once the vehicle is stopped, the transmission is set to "neutral" or "park," and the parking brake is engaged; and 3) telephone numbers of the building facilities manager and the CARB to report violations. Prior to the issuance of an occupancy permit, the City shall conduct a site inspection to ensure that the signs are in place.

85. MM 4.3-5 Prior to tenant occupancy, the Project Applicant or successor in interest shall provide documentation to the City demonstrating that occupants/tenants of the Project site have been provided documentation on funding opportunities, such as the Carl Moyer Program and other Programs promulgated by South Coast AQMD (which can be found at the SCAQMD Incentives & Programs

landing page, http://www.agmd.gov/home/programs) that provide incentives for using cleaner -than -required engines and equipment.

86. MM 4.3-6 Prior to issuance of occupancy permits for the industrial/warehouse buildings, the Project operator shall prepare and submit a Transportation Demand Management (TDM) program detailing strategies that would reduce the use of single occupant vehicles by employees by increasing the number of trips by walking, bicycle, carpool, vanpool and transit. The TDM shall include, but is not limited to the following:
• Provide a transportation information center and on -site TDM coordinator to educate employers, employees, and visitors of surrounding transportation options.
• Promote bicycling and walking through design features such as showers for employees, self-service bicycle repair area, etc. around the project site. • Provide secure bicycle storage space equivalent to 2% of the automobile parking spaces provided.
• Provide on -site car share amenities for employees who make only occasional use of a vehicle, as well as others who would like occasional access to a vehicle of a different type than they use day-to-day.
• Promote and support carpool/vanpool/rideshare use through parking incentives and administrative support, such as ride -matching service. • Incorporate incentives for using alternative travel modes, such as preferential load/unload areas or convenient designated parking spaces for carpool/vanpool users.
• Provide meal options on -site or shuttles between the facility and nearby meal destinations.
• Each building shall provide preferred parking for electric, low -emitting and fuel - efficient vehicles equivalent to at least 8% of the required number of parking spaces.

87. MM 4.3-7 For the warehouse/industrial portion of the Project, the buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site. Conduit should be installed from the electrical room to tractor trailer parking spaces in logical location(s) on the site determined by the Project Applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric -powered engines.

The buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed in the future to supply power to trailers with transport refrigeration units (TRUs) during the loading/unloading of refrigerated goods.

Conduit should be installed from the electrical room to the loading docks

determined by the Project Applicant during construction document plan check as the logical location(s) to receive trailers with TRUs.

88. MM 4.3-7 For the warehouse/industrial portion of the Project, the buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed to supply power for the future installation of electric vehicle (EV) truck charging stations on the site. Conduit should be installed from the electrical room to tractor trailer parking spaces in logical location(s) on the site determined by the Project Applicant during construction document plan check, for the purpose of accommodating the future installation of EV truck charging stations at such time this technology becomes commercially available and the buildings are being served by trucks with electric -powered engines.

The buildings' electrical room shall be sufficiently sized to hold additional panels that may be needed in the future to supply power to trailers with transport refrigeration units (TRUs) during the loading/unloading of refrigerated goods.

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

89. MM 4.3-8 Final Project designs shall provide for installation of conduit in tractor trailer parking areas for the purpose of accommodating potential installation of EV truck charging stations.

90. MM 4.3-9 All truck/dock bays that serve cold storage facilities within the proposed buildings shall be electrified to facilitate plug-in capabilities and support use of electric standby and/or hybrid electric transport refrigeration units (TRUs). All site and architectural plans submitted to the City Planning Department shall note all the truck/dock bays designated for electrification. Prior to the issuance of a Certificate of Occupancy, the City Building Department shall verify electrification of the designated truck/dock bays.

91. MM 4.3-10 All landscaping equipment (e.g., leaf blower) used for property management shall be electric powered only. The property manager/facility owner shall provide documentation (e.g., purchase, rental, and/or services agreement) to the Planning Department to verify, to the City's satisfaction, that all landscaping equipment utilized will be electric powered.

92. MM 4.3-11 If the Project constructs a go-kart facility in the commercial area, all go- karts would be required to be electric or zero emissions.

93. MM 4.3-12 Prior to the issuance of occupancy permits for any of the industrial/warehouse buildings, the Planning Department shall confirm that tenant lease agreements require the Project Applicant to provide $1.00 per square foot in funding for fleet upgrade financing to be used over the term of their lease on

Zero Emissions (ZE) and Near Zero Emissions (NZE) delivery vans or trucks.

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

94. MM 4.3-13 Plans submitted for grading permit issuance and building permit issuance shall specify a designated area of the construction site where electric or non - diesel vehicles, equipment, and tools can be fueled or charged. The provision of temporary electric infrastructure for such purpose shall be approved by the utility provider, Southern California Edison (SCE). If SCE will not approve the installation of temporary power for this purpose, the establishment of a temporary electric charging area will not be required. If electric equipment will not be used on the construction site because the construction contractor(s) does not have such equipment in its fleet (as specified in Mitigation Measure MM 4.3-14), the establishment of a temporary electric charging area also will not be required. If electric powered equipment is in the contractor(s) equipment fleet, and SCE approval is secured, the temporary charging location is required to be established upon issuance of grading permits and building permits.

95. MM 4.3-14 If electric or non -diesel off -road trucks and construction support equipment, including but not limited to hand tools, forklifts, aerial lifts, materials lifts, hoists, pressure washers, plate compactors, and air compressors are available in the construction contractor's equipment fleet and can fulfill the Project's construction requirements during the building construction, paving, and architectural coating phases of Project construction, such equipment shall be used during Project construction. This requirement shall be noted on plans submitted for building permit issuance.

96. MM 4.3-15 Project construction contractors shall maintain records of all off -road diesel construction equipment associated with Project construction to document that each off -road diesel construction equipment used meets emission standards.

Records shall be kept on -site for the duration of construction activities and shall be made available for periodic inspection by City of Beaumont staff or their designee.

97. MM 4.3-16 During construction activities, the City shall conduct periodic inspections to verify compliance with construction -related mitigation measures pursuant to the Mitigation Monitoring and Reporting Program.

98. MM 4.3-17 Prior to building final, the Project Applicant or successor in interest shall install signs at each truck exit driveway that provides directional information to the City's truck route. Text on the sign shall read "To Truck Route" with a directional arrow.

99. MM 4.4-1 Prior to initial ground -disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.), a qualified biologist will conduct a pre -construction presence/absence survey for crotch bumble bee prior to site disturbance. If the bumble bee were to be detected (or assumed present) within the development footprint, then the Project proponent shall coordinate with CDFW to address the extent of impacts and determine whether an Incidental Take Permit (ITP) would be required. If an ITP were required, then mitigation may be required by CDFW as part of the ITP process, and the conservation of the comparable open space habitat within PA 10 would be presented to support the ITP.
100. MM 4.4-2 Prior to initial ground -disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.), a qualified biologist will conduct a pre -construction presence/absence survey for burrowing owls within 30 days to ensure that no owls have colonized the site in the days or weeks preceding the ground -disturbing activities. If burrowing owls have colonized the project site prior to the initiation of ground - disturbing activities, the project proponent will immediately inform and coordinate with the RCA and the Wildlife Agencies (CDFW, USFWS) to prepare a Burrowing Owl Protection and Relocation Plan (if required), prior to initiating ground disturbance. If ground -disturbing activities occur, but the site is left undisturbed for more than 30 days, a pre -construction survey will again be necessary to ensure burrowing owl has not colonized the site since it was last disturbed. If burrowing owl is found, the same coordination described above will be necessary.

The Burrowing Owl Protection and Relocation Plan, if necessary, will describe methods to safely relocate burrowing owls from the Project site (if avoidance were infeasible) and to monitor burrowing owls with an adequate setback buffer if construction would proceed at the site until the owls could be relocated. 101. MM 4.4-3 Prior to the issuance of grading permits or other permits allowing for ground -disturbing activities or the removal of vegetation on -site, the City of Beaumont Department of Public Works shall ensure that the following note is included on the grading plans. Project contractors shall be required to ensure compliance with this note and permit periodic inspection of the construction site by City of Beaumont staff or its designee to confirm compliance. This note also shall be specified in bid documents issued to prospective construction contractors.

Ground -disturbing activities (including vegetation removal) within the Criteria Area (Criteria Cells) shall be conducted outside of the coastal California

gnatcatcher breeding season (between March 1 and August 15) if occupied by coastal California gnatcatcher. If ground -disturbing activities (including vegetation removal) cannot be limited to outside the coastal California gnatcatcher breeding season, a qualified biologist shall conduct a pre - construction presence/absence survey for coastal California gnatcatcher within 14 days prior to site disturbance. If the species is found, the Project proponent shall immediately inform the Wildlife Agencies (CDFW, USFWS) and ground disturbing activities within these areas will be postponed to outside of the coastal California gnatcatcher breeding season. If the species is not found, no further action is needed.
102. MM 4.4-4 Prior to issuance of grading permits or other permits authorizing ground disturbance (e.g., vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging), the Project Applicant shall provide evidence to the City of Beaumont that impacts to 0.31 acre of Corps jurisdiction and Regional Board jurisdiction, and 0.43 acre of CDFW jurisdiction and MSHCP riparian/riverine resources (including 0.03 acre of riparian habitat) have been mitigated through either the purchase wetland/riparian habitat establishment and/or rehabilitation credits from an approved mitigation bank/in-lieu fee program at a minimum 1:1 ratio. Approved mitigation banks and/or in -lieu fee programs include, but are not limited to, the Riverpark Mitigation Bank, the Inland Empire Resource Conservation District In -Lieu Fee Program, and the Riverside -Corona Resource Conservation District In -Lieu Fee Program. In addition, and also prior to issuance of grading permits, the Project Applicant shall provide the City of Beaumont of a copy of the Project's CWA Section 404 permit from the Corps, Section 401 Water Quality Certification from the Regional Board, Waste Discharge Order from the Regional Board, and Fish and Game Code Section 1602 Lake and Streambed Alteration Agreement from CDFW, as applicable. 103. MM 4.4-5 Prior to the issuance of grading permits or other permits allowing for ground -disturbing activities or the removal of vegetation on -site, the City of Beaumont Department of Public Works shall ensure that the following note is included on the grading plans. Project contractors shall be required to ensure compliance with this note and permit periodic inspection of the construction site by City of Beaumont staff or its designee to confirm compliance. This note also shall be specified in bid documents issued to prospective construction contractors.

As feasible, vegetation clearing shall be conducted outside of the nesting season, which is generally identified as February 1 through September 15. If avoidance of the nesting season is not feasible, then a qualified biologist shall conduct a nesting bird survey within three days prior to any disturbance of the site, including disking, demolition activities, and grading. If active nests are identified, the biologist shall establish suitable buffers around the nests, and the buffer areas

shall be avoided until the nests are no longer occupied and the juvenile birds can survive independently from the nests.
104. MM 4.5-1 Prior to issuance of a grading permit, the Project Applicant shall provide written verification in the form of a letter from the archaeologist to the City's Community Development Director stating that a certified archaeologist that meets the U.S. Secretary of Interior Standards has been retained to implement the monitoring program. The archaeologist shall be present during all ground - disturbing activities to identify any known or suspected archaeological and/or cultural resources. The archaeologist will conduct a Cultural Resource Sensitivity Training, in conjunction with the consulting Native American Tribe(s) Tribal Historic Preservation Officer (THPO), and/or designated Tribal Representative.

The training session will focus on the archaeological and tribal cultural resources that may be encountered during ground -disturbing activities as well as the procedures to be followed in such an event. The certified archaeologist and consulting tribe(s) representative shall attend the pre -grading meeting with the contractors to explain and coordinate the requirements of the monitoring program.
105. MM 4.5-2 Prior to any ground -disturbing activities the project archaeologist shall develop a Cultural Resource Management Plan (CRMP) and/or Archaeological Monitoring and Treatment Plan (AMTP) to address the details, timing, and responsibilities of all archaeological and cultural resource activities that occur on the project site. This Plan should be written in consultation with the consulting Tribe[s] and shall include the following: approved mitigation measures, conditions of approval, contact information for all pertinent parties, parties' responsibilities, procedures for each mitigation measure and condition of approval, and an overview of the project schedule. The monitoring program shall include the following requirements for each phase of ground disturbance:
a) During all ground -disturbing activities the qualified archaeologist and the Native American monitor shall be on -site full-time. The frequency of inspections will depend upon the rate of excavation, the materials excavated, and any discoveries of tribal cultural resources as defined in Public Resources Code Section 21074. Archaeological and Native American monitoring will be discontinued when the depth of grading and the soil conditions no longer retain the potential to contain cultural deposits. The qualified archaeologist, in consultation with the Native American monitor, shall be responsible for determining the duration and frequency of monitoring.
b) In the event that previously unidentified cultural resources are discovered, the qualified archaeologist and Native American monitor shall have the authority to divert or temporarily halt ground disturbance operation in the area of discovery to allow for the evaluation of potentially significant cultural resources. Isolates and clearly non -significant deposits will be minimally documented in the field so the

monitored ground disturbance activities can proceed. If a potentially significant cultural resource(s) is discovered, work shall stop within a 60 -foot perimeter of the discovery and an environmentally sensitive area physical demarcation/barrier constructed. The archaeologist shall contact the City and consulting tribe(s) at the time of discovery. The archaeologist, in consultation with the City, the consulting tribe(s), and Native American monitor, shall determine the significance of the discovered resources.
c) A recommendation for the treatment and disposition of the tribal cultural resource shall be made by the qualified archaeologist in consultation with the tribe(s) and the Native American monitor and be submitted to the City for review and approval. Treatment and disposition may include full avoidance; preservation in place; reburial in a permanent conservation easement or deed restriction away from future impact areas; or excavation and curation in a facility that meets Federal Curation Standards (CFR 79.1).
d) The City must concur with the evaluation before ground disturbance activities will be allowed to resume in the affected area. For significant cultural resources meeting the definition of a historical resource per CEQA Section 15064.5(a) or a unique archaeological resource per CEQA Section 21083.2(g), a Research Design and Data Recovery Program to mitigate impacts shall be prepared by the consulting archaeologist and approved by the City before being carried out using professional archaeological methods.
e) Before ground disturbance activities are allowed to resume in the affected area, the artifacts shall be recovered and features recorded using professional archaeological methods. The archaeologist shall determine the amount of material to be recovered for an adequate artifact sample for analysis. f) All cultural material collected during the grading monitoring program shall be processed and curated according to the current professional repository standards. The collections and associated records shall be transferred, including title, to an appropriate curation facility, to be accompanied by payment of the fees necessary for permanent curation.
g) A report documenting the field and analysis results and interpreting the artifact and research data within the research context shall be completed and submitted to the City's Community Development Director for approval and subsequently submitted to the Eastern Information Center, and consulting tribe(s), prior to the issuance of a certificate of occupancy for the first building in each phase of ground disturbance.
106. MM 4.7-1 Prior to issuance of grading permits, the Project Applicant shall retain a qualified paleontologist. Paleontological monitoring of the young alluvial fan deposits is not warranted, since their potential to yield fossils is low. However, if,

during earth disturbance activities, the San Timoteo Foundation or older Quaternary alluvial deposits is exposed beneath the overlying young alluvial fan deposits, monitoring should be initiated during periods in which the San Timoteo Formation or older Quaternary alluvial deposits will be impacted. Monitoring shall be conducted during any grading or excavation in undisturbed sediments of the San Timoteo Foundation. Complete grading plans for each phase shall be made available to the City of Beaumont and to the paleontologist/ paleontological monitor prior to the start of any earth -moving activities for each phase. 107. MM 4.7-2 Prior to initiation of any grading and/or excavation activities, a preconstruction meeting shall be held and attended by the paleontologist of record, representatives of the grading contractor and subcontractors, the project owner or developer, and a representative of the lead agency. The nature of potential paleontological resources shall be discussed, as well as the protocol that is to be implemented following discovery of any fossiliferous materials. 108. MM 4.7-3 Paleontological monitors shall be equipped to salvage fossils as they are unearthed to avoid construction delays. The monitor shall be empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens in a timely manner. Monitoring may be reduced if the potentially fossiliferous units are not present in the subsurface, or if present, are determined upon exposure and examination by qualified paleontological personnel to have low potential to contain fossil resources. Fossil discovery and salvage shall occur as follows:

Notification of fossil discoveries shall be immediately reported by the paleontologist or paleontological monitor to the City of Beaumont, the Project owner or developer, and the consulting company overseeing development of the Project.

Paleontological salvage shall complete with professional standard protocols, as detailed in Section VII, Paleontological Resource Impact Mitigation Program in Technical Appendix F2 of this Draft EIR.

In the laboratory, individual fossils shall be cleaned of extraneous matrix, any breaks are repaired, and the specimen, if needed, is stabilized by soaking in an archivally approved acrylic hardener (e.g., a solution of acetone and Paraloid B- 72).

The recovered specimens shall be prepared to a point of identification and permanent preservation (not display), including screen -washing of sediments to recover small invertebrates and vertebrates.

The prepared specimens, along with relevant information, shall be curated into a professional, accredited public museum repository with a commitment to archival

conservation and permanent retrievable storage (e.g., the Western Science Center in Hemet, California). The paleontological program should include a written repository agreement prior to the initiation of mitigation activities. The City of Beaumont may select another repository if it so desires.

A final monitoring and mitigation report of findings and significance, including lists of all fossils recovered and necessary maps and graphics to accurately record their original location, shall be prepared. The report, when submitted to, and accepted by, the City of Beaumont, shall signify satisfactory completion of the project program to mitigate impacts to any potential non-renewable paleontological resources (i.e., fossils) that might have been lost or otherwise adversely affected without such a program in place.
109. 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 the measures identified in Table 4.8-6, which were obtained from the Riverside County Greenhouse Gas Emissions Screening Tables. 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. 110. 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. 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.

REGULATORY REQUIREMENTS (RR) AND PROJECT DESIGN FEATURES (PDF) 111. PDF 1-1 Development implementing the Beaumont Pointe Specific Plan shall comply with the Development Standards set forth in Chapter 3 and the Design Guidelines related to Architectural Design and Landscape Design in Chapter 4 of the Specific Plan. Conformity to the Development Standards and Design Guidelines would be addressed by the City's future review of implementing building permits for compliance with the Specific Plan's requirements and would serve to reduce and/or avoid impacts relating to aesthetics.

112. RR 1-1 The Project is required to comply with City of Beaumont Municipal Code Chapter 8.50, which establishes specific design, construction, and performance standards applicable to lighting and lighting fixtures within the City to reduce "skyglow" or light pollution that affects day or nighttime views of the Mt. Palomar Observatory.
113. RR 3-1 The Project shall comply with the provisions of South Coast Air Quality Management District Rule 403, "Fugitive Dust." Rule 403 requires implementation of best available dust control measures during construction activities that generate fugitive dust, such as earth moving and stockpiling activities, grading, and equipment travel on unpaved roads, including limiting vehicle speeds to 15 miles per hour.
114. RR 3-2 The Project shall comply with the provisions of South Coast Air Quality Management District Rule 1186 "PM10 Emissions from Paved and Unpaved Roads and Livestock Operations" and Rule 1186.1, "Less -Polluting Street Sweepers." Adherence to Rule 1186 and Rule 1186.1 reduces the release of criteria pollutant emissions into the atmosphere during construction. 115. RR 3-3 The Project shall comply with the provisions of South Coast Air Quality Management District Rule 402 "Nuisance." Adherence to Rule 402 reduces the release of odorous emissions into the atmosphere.
116. RR 4-1 The Project Applicant is required to pay MSHCP development fees. 117. PDF 4-1 The Project would conserve 230.82 acres of open space, including

80.63 acres of native vegetation communities (1.20 acres of Southern Riparian Scrub, 1.28 acres of Chaparral and 78.15 acres of Riversidean Sage Scrub). 118. PDF 4-2 The Project would result in permanent impacts to vegetation communities described for conservation by the MSHCP associated with Cells 933, 936, 1030, 1032, and 1125 totaling 109.69 acres and would impact the following communities: chaparral (0.21 acre), Riversidean sage scrub (24.40 acres), non-native grassland (82.13 acres), and southern riparian scrub (0.03 acre). To offset these impacts, the Project will conserve 133.62 acres of replacement lands through the Criteria Refinement Process, including 0.32 acre of chaparral, 45.85 acres of Riversidean sage scrub, 86.03 acres of non-native grassland, and 0.22 acre of southern riparian scrub. These replacement lands are in areas that are not described for conservation by the Cell Criteria for Cells 933, 936, 1030, 1032, and 1125.
119. RR 5-1 The Project shall comply with the applicable provisions of California Health and Safety Code Section 7050.5 as well as Public Resources Code Section 5097 et. seq., which requires the County Coroner be contacted if human remains are discovered. If the Coroner recognizes the human remains to be those

of a Native American, or has reason to believe that they are those of a Native American, the Coroner is required to contact the NAHC by telephone within 24 hours. Whenever the NAHC receives notification of a discovery of Native American human remains from a county coroner, the NAHC is required to immediately notify those persons it believes to be most likely descended from the deceased Native American.
120. 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.
121. PDF 8-2 All roofs within the Project shall be rated at 0.15 aged solar reflectance and 0.75 thermal emittance or greater.
122. 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. 123. PDF 8-4 Office space heating within warehouses must utilize heat pumps with ducting insulation of R-4.2 or greater.
124. 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 exceedance of the City of Beaumont Idling Ordinance.
125. RR 7-1 The Project shall comply with CBSC (Chapter 18) (adopted by the City of Beaumont as Municipal Code Section 15.04.010) and Municipal Code Section

17.11.040, which requires development projects to evaluate and identify site - specific geologic and seismic conditions. The report must provide site -specific recommendations to preclude adverse effects involving unstable soils and strong seismic ground -shaking, including, but not limited to, recommendations related to ground stabilization, selection of appropriate foundation type and design criteria, and selection of appropriate structural systems. 126. RR 7-2 Prior to grading plan approval and the first issuance of a grading permit for the Beaumont Pointe Specific Plan development, the Project proponent shall provide evidence to the City that a Notice of Intent (NOI) has been filed with the Regional Water Quality Control Board for coverage under the State National Pollutant Discharge Elimination System (NPDES) General Construction Permit for discharge of stormwater associated with construction activities. 127. RR 7-3 Prior to grading plan approval and the first issuance of a grading permit by the City for the Beaumont Pointe Specific Plan development, the Project

proponent shall submit to the City of Beaumont a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and erosion -control plan citing specific measures to control erosion during the entire grading and construction period. Additionally, the SWPPP shall identify structural and non-structural Best Management Practices (BMPs) to control sediment and nonvisible discharges from the site. BMPs to be implemented in the SWPPP may include (but shall not be limited to) the following:
•Sediment discharges from the site may be controlled by the following:
❑Perimeter protection to prevent sediment discharges through silt fences, fiber rolls, gravel bag berms, sand bag barriers, and compost socks. ❑Sediment capture and drainage control through sediment traps, storm drain inlet protection, and sediment basins.
❑Velocity reduction through check dams, sediment basins, and outlet protection/velocity dissipation devices.
❑Reduction in off -site sediment tracking through stabilized construction entrance/exit, construction road stabilization, and entrance/exit tire wash. ❑Slope interruption at permit -prescribed intervals (fiber rolls, gravel bag berms, sand bag berms, compost socks, biofilter bags).
•The construction and condition of the BMPs will be periodically inspected during construction, and repairs will be made when necessary, as required by the SWPPP.
•No materials of any kind shall be placed in drainage ways. •Materials that could contribute nonvisible pollutants to stormwater must be contained, elevated, and placed in temporary storage containment areas. •AII loose piles of soil, silt, clay, sand, debris, and other earthen material shall be protected per RWQCB standards to eliminate any discharge from the site.

Stockpiles will be surrounding by silt fences.
•The SWPPP will include inspection forms for routine monitoring of the site during the construction phase to ensure NPDES compliance.
•Additional BMPs and erosion -control measures will be documented in the SWPPP and utilized if necessary.
•The SWPPP will be kept on -site for the entire duration of project construction and will also be available to the local RWQCB for inspection at any time.

In the event that it is not feasible to implement the above BMPs, the City of Beaumont can make a determination that other BMPs will provide equivalent or superior treatment either on or off -site.
128. RR 7-4 Prior to grading plan approval and issuance of a grading permit by the City of Beaumont for the Beaumont Pointe Specific Plan development, the Project proponent shall receive approval from the City of Beaumont for Final Water Quality Management Plan (Final WQMP). The Final WQMP shall specifically identify pollution -prevention, site -design, source -control, and treatment -control BMPs that shall be used on -site to control predictable pollutant runoff to reduce impacts to water quality to the maximum extent practicable. Source control BMPs to be implemented in the Final WQMP may include (but shall not be limited to) those listed in Table G.1 of the Preliminary WQMP (Technical Appendix 12).

Treatment -control BMPs shall include on -site detention/sand filtration basins to treat the site's runoff; these facilities shall be maintained and inspected at least twice per year and prior to October 1. Additional BMPs will be documented in the WQMP and utilized if necessary. In the event that it is not feasible to implement the BMPs identified in the Final WQMP, the City of Beaumont can make a determination that other BMPs provide equivalent or superior treatment either on or off -site.
129. RR 10-1 Prior to grading plan approval and the issuance of a grading permit for the Beaumont Pointe Specific Plan developments, the Project proponent shall provide evidence to the City that a Notice of Intent (NOI) has been filed with the Regional Water Quality Control Board for coverage under the State National Pollutant Discharge Elimination System (NPDES) Construction General Permit for discharge of stormwater associated with construction activities. 130. RR 10-2 Prior to grading plan approval and the first issuance of a grading permit by the City for the Beaumont Pointe Specific Plan development, the Project proponent shall submit to the City of Beaumont a Stormwater Pollution Prevention Plan (SWPPP). The SWPPP shall include a surface water control plan and erosion -control plan citing specific measures to control erosion during the entire grading and construction period. Additionally, the SWPPP shall identify structural and non-structural Best Management Practices (BMPs) to control sediment and nonvisible discharges from the site. BMPs to be implemented in the SWPPP may include (but shall not be limited to) the following:
•Sediment discharges from the site may be controlled by the following:
- Perimeter protection to prevent sediment discharges through silt fences, fiber rolls, gravel bag berms, sand bag barriers, and compost socks; - Sediment capture and drainage control through sediment traps, storm drain inlet protection, and sediment basins;

- Velocity reduction through check dams, sediment basins, and outlet protection/velocity dissipation devices;
- Reduction in off -site sediment tracking through stabilized construction entrance/exit, construction road stabilization, and entrance/exit tire wash; - Slope interruption at permit -prescribed intervals (fiber rolls, gravel bag berms, sand bag berms, compost socks, biofilter bags).
•The construction and condition of the BMPs will be periodically inspected during construction, and repairs will be made when necessary, as required by the SWPPP.
•No materials of any kind shall be placed in drainage ways. •Materials that could contribute nonvisible pollutants to stormwater must be contained, elevated, and placed in temporary storage containment areas. •AII loose piles of soil, silt, clay, sand, debris, and other earthen material shall be protected per RWQCB standards to eliminate any discharge from the site.

Stockpiles will be surrounding by silt fences.
•The SWPPP will include inspection forms for routine monitoring of the site during the construction phase to ensure NPDES compliance.
•Additional BMPs and erosion -control measures will be documented in the SWPPP and utilized if necessary.
•The SWPPP will be kept on site for the entire duration of project construction and will also be available to the local RWQCB for inspection at any time.

In the event that it is not feasible to implement the above BMPs, the City of Beaumont can make a determination that other BMPs will provide equivalent or superior treatment either on or off site.
131. RR 10-3 Prior to the issuance of each grading permit by the City of Beaumont for each phase of the Project, the Project proponent shall provide evidence to the City that the following provisions have been added to the construction contracts for the proposed work:
•The Construction Contractor shall be responsible for performing and documenting the application of BMPs identified in the SWPPP. Weekly inspections shall be performed on sediment -control measures called for in the SWPPP. Monthly reports shall be maintained by the Contractor and submitted to the City for inspection. In addition, the Contractor will also be required to maintain an inspection log and have the log on site to be reviewed by the City of Beaumont and the representatives of the Regional Water Quality Control Board.

132. RR 10-4 Prior to issuance of each grading permit by the City of Beaumont for each phase of the Project, the Project proponent shall receive approval from the City of Beaumont of a Final Water Quality Management Plan (Final WQMP). The Final WQMP shall specifically identify pollution -prevention, site -design, source - control, and treatment -control BMPs that shall be used on site to control predictable pollutant runoff to reduce impacts to water quality to the maximum extent practicable after construction is completed and after the facilities or structures are occupied and/or operational. Source control BMPs to be implemented in the Final WQMP may include (but shall not be limited to) those listed in Table 4.10-3. Treatment -control BMPs shall include on -site detention/sand filtration basins to treat the site's runoff; these facilities shall be maintained and inspected at least twice per year and prior to October 1.

Additional BMPs will be documented in the WQMP and utilized if necessary. In the event that it is not feasible to implement the BMPs identified in the Final WQMP, the City of Beaumont can make a determination that other BMPs shall provide equivalent or superior treatment either on or off site. 133. RR 10-5 Prior to the issuance of each building permit for the Project, the Project proponent shall provide evidence to the City that the Project complies with the requirements of the RWQCB Municipal Permit General MS4 Permit. The MS4 Permit requirements for new development calls for compliance with water quality regulatory requirements applicable to stormwater runoff and waste discharge.

Specifically, the MS4 permit would require the Project proponent to develop and implement a comprehensive Stormwater Management Program (SWMP) that must include pollution prevention measures, treatment or removal techniques, monitoring, use of legal authority, and other appropriate measures to control the quality of stormwater discharged to the storm drains.
134. RR 17-1 Prior to issuance of any building permits, the Project Applicant shall make required per -unit fee payments associated with the Western Riverside County Transportation Uniform Mitigation Fees (TUMF) and the City of Beaumont Development Impact Fee (DIF).
135. RR 17-2 Prior to the issuance of grading or building permits, the Project Applicant shall prepare and the City of Beaumont shall approve, a temporary traffic control plan for construction. The temporary traffic control plan shall comply with the applicable requirements of the California Manual on Uniform Traffic Control Devices. A requirement to comply with the temporary traffic control plan shall be noted on all grading and building plans and also shall be specified in bid documents issued to prospective construction contractors. 136. RR 18-1 Inadvertent Discovery of Human Remains. Should human remains and/or cremations be encountered on the surface or during any and all ground - disturbing activities (i.e., clearing, grubbing, tree and bush removal, grading,

trenching, fence post placement and removal, construction excavation, excavation for all water supply, electrical, and irrigation lines, and landscaping phases of any kind), work in the immediate vicinity of the discovery shall immediately stop within a 100 -foot perimeter of the discovery. The area shall be protected; project personnel/observers will be restricted. The County Coroner is to be contacted within 24 hours of discovery. The County Coroner has 48 hours to make his/her determination pursuant to State and Safety Code Section 7050.5 and Public Resources Code Section 5097.98.

In the event that the human remains and/or cremations are identified as Native American, the Coroner shall notify the Native American Heritage Commission within 24 hours of determination pursuant to subdivision (c) of Health and Safety Code Section 7050.5.

The Native American Heritage Commission shall immediately notify the person or persons it believes to be the Most Likely Descendant (MLD). The MLD has 48 hours, upon being granted access to the Project site, to inspect the site of discovery and make his/her recommendation for final treatment and disposition, with appropriate dignity, of the remains and all associated grave goods pursuant to Public Resources Code Section 5097.98
Unless otherwise required by law, the site of any reburial of Native American human remains or associated grave goods shall not be disclosed and shall not be governed by public disclosure requirements of the California Public Records Act. Pursuant to the specific exemption set forth in California Government Code Section 6254(r), the sheriff -coroner, parties, and lead agencies will be asked to withhold public disclosure information related to such reburial.

RIVERSIDE CONSERVATION AUTHORITY JOINT PROJECT REVIEW MEASURES 137. ROUGH STEP MEASURE. In accordance with MSHCP Volume I, Section 6.7, it is the Permittees responsibility that [i]f the rough step rule is not met during any analysis period (performed annually by the Regional Conservation Authority [RCA]), the Permittees must conserve appropriate lands supporting a specified vegetation community within the analysis unit to bring the Plan back into the parameters of the rule prior to authorizing additional loss of the vegetation community for which the rule was not achieved. The Permittee is encouraged to consult with the RCA on current rough step allowances prior to working with project applicants developing grading plans. The Permittee must not cause additional loss of any rough step vegetation that is out of balance. Prior to issuance of a grading permit, the Permittee will confirm with the RCA that the Project will not impact out -of -balance Rough Step vegetation in the applicable Rough Step unit.

138. MITIGATION MEASURE. Permanent impacts to 0.43 acres of riparian/riverine resources will be offset by the purchase of wetland/riparian habitat establishment and/or rehabilitation credits from an approved mitigation bank/in-lieu fee program (e.g., Riverpark Mitigation Bank and the Santa Ana Watershed In -Lieu Fee Program) at a 3:1 ratio, including establishment credits at a 2:1 ratio and rehabilitation credits at a 1:1 ratio.
139. BURROWING OWL MEASURE. Due to the presence of potentially suitable habitat, a 30 -day pre -construction survey for burrowing owls is required prior to initial ground -disturbing activities (including vegetation clearing, clearing and grubbing, tree removal, site watering, equipment staging, grading, etc.) to ensure that no owls have colonized the site in the days or weeks preceding the ground - disturbing activities. If burrowing owls have colonized the project site prior to the initiation of ground -disturbing activities, the project proponent will immediately inform the Regional Conservation Authority (RCA) and the Wildlife Agencies, and will need to coordinate further with RCA and the Wildlife Agencies, which has possibility to result in the preparation of a Burrowing Owl Protection and Relocation Plan, prior to initiating ground disturbance. If ground disturbing activities occur, but the site is left undisturbed for more than 30 days, a pre - construction survey will again be necessary to ensure burrowing owl has not colonized the site since it was last disturbed. If burrowing owl is found, the same coordination described above will be necessary.
140. CALIFORNIA GNATCATCHER MEASURE. For construction projects within the Criteria Area, habitat clearing, grubbing, grading, and associated construction actions will be timed to avoid the active breeding season for California gnatcatchers, defined for purposes of the MSHCP as March 1 to August 15 per the USFWS Special Terms and Conditions for Permit TE-088609-0. If gnatcatcher breeding season avoidance is not possible, protocol -level focused surveys for coastal California gnatcatcher, consistent with the USFWS survey guidelines, would be performed prior to any vegetation removal or other site disturbance. If the species is found, vegetation clearing will be avoided until after August 15.
141. SECTION 6.1.4 MEASURE.
i. Incorporate measures to control the quantity and quality of runoff from the site entering the MSHCP Conservation Area. In particular, measures shall be put in place to avoid discharge of untreated surface runoff from developed and paved areas into MSHCP Conservation Areas. Best Management Practices (BMPs) will be implemented to prevent the release of toxins, chemicals, petroleum products, exotic plant materials, or other elements that might degrade or harm downstream biological resources or ecosystems. According to the Analysis, the project will maintain the 16 existing culverts under the SR -

60 as the ultimate discharge locations for the project, but runoff from proposed buildings, parking lots, and road improvements will be collected by a proposed drainage system. The proposed drainage system will consist of catch basins, grated inlets, storm drainpipes with sizes varying from 18" to 48," and four detention basins. The drainage system routes the runoff from the proposed impervious surfaces to four proposed stormwater treatment and mitigation basins. Eash basin provides stormwater treatment and peak flow mitigation for each of their respective tributaries to prevent post -development flows from exceeding the pre -development flows. Basins will be maintained by the Master Property Owners' Association through an access and maintenance easement with the owners of each property where basins are located. The project's contractor will develop a Stormwater Pollution Prevention Plan (SWPPP) to runoff and water quality during construction.
ii. Land uses proposed in proximity to the MSHCP Conservation Area that use chemicals or generate bioproducts, such as manure, that are potentially toxic or may adversely affect wildlife species, Habitat, or water quality shall incorporate measures to ensure that application of such chemicals does not result in discharge to the MSHCP Conservation Area. The greatest risk is from landscaping fertilization overspray and runoff. According to the Analysis, the project will implement a SWPPP that will address runoff during construction. In addition, following the completion of activities, runoff from any developed or paved areas (included landscaped areas) will be treated prior to draining into undeveloped areas.
iii. Night lighting shall be directed away from the MSHCP Conservation Area and the avoided area on site to protect species from direct night lighting. According to the Analysis, a lighting analysis/illumination study [Analysis, Appendix C] has been prepared for the project demonstrating that the project's night lighting will not increase light levels in the adjacent Conservation Area. As shown in Analysis, Exhibit 3 [Site Plan], the project's Land Use Plan includes the industrial and commercial development in the center of the property, surrounded by the Project Maintained Open Space (Planning Area 9), which then abuts the proposed conservation lands (Planning Area 10) that will be part of the MSHCP Conservation Area. The nearest night lighting to the Conservation Area will be placed around the perimeter of the development areas such that the Project's Maintained Open Space will serve as a buffer between the development and the Conservation Area. Furthermore, the light fixtures will be down shielded and will face inwards towards the inside of the development area, such that the light

fixtures will not result in any illumination in the Conservation Area, i.e., the ambient baseline within the Conservation Area will not increase. iv. Proposed noise -generating land uses affecting the MSHCP Conservation Area, including designated avoidance areas, shall incorporate setbacks, berms, or walls to minimize the effects of noise on MSHCP Conservation Area resources pursuant to applicable rules, regulations, and guidelines related to land use noise standards. v. Avoid use of invasive, non-native plant species listed in Table 6-2 of the MSHCP in approving landscape plans for the portions of the project that are adjacent to the MSHCP Conservation Area, including avoidance areas. Considerations in reviewing the applicability of this list shall include proximity of planting areas to the MSHCP Conservation Areas and designated avoidance areas, species considered in the planting plans, resources being protected within the MSHCP Conservation Area and their relative sensitivity to invasion, and barriers to plant and seed dispersal, such as walls, topography, and other features.
vi. Proposed land uses adjacent to the MSHCP Conservation Area shall incorporate barriers, where appropriate, in individual project designs to minimize unauthorized public access, domestic animal predation, illegal trespass, or dumping into existing and future MSHCP Conservation Areas. Such barriers may include native landscaping, rocks/boulders, fencing, walls, signage, and/or other appropriate mechanisms. According to the Analysis, the proposed project will construct a wildlife fence along the western and southern edges of the project site to prevent wildlife from entering the project site from the adjacent Conservation Area. The fence will be constructed approximately along the boundary between the proposed ARL and the Project's Maintained Open Space, although the exact location will vary depending on the topography (see Analysis, Exhibit 11 — Proposed Wildlife Fencing). The project's fence will tie into the SR -60 fence and will extend west and then south/southeast around the project to direct wildlife in the northwesterly/southeasterly direction. The wildlife fencing along the project boundary will include one-way swing gates opening into the MSHCP Conservation Area for any wildlife that enter the project site from the north and east trying to escape into the adjacent conserved lands. In addition to the wildlife fence, the project will also include six-foot tubular steel security fencing along the northern boundary abutting the SR -60 ROW, beginning from the wildlife fence on the west and extending east to the project's entry point. Wildlife that either cross over or under the SR -60 east of the Caltrans wildlife fence terminus will be forced to the west or east along the security fence. A

swing gate will be installed to the west along the section of lateral (north -south) wildlife fence connecting to the SR -60 fence, allowing wildlife to escape the freeway ROW towards the Conservation Area.

Although the fence is designed to minimize wildlife entering the project site, it will also function to minimize unauthorized public access to the MSHCP Conservation Area.
vii. Manufactured slopes associated with proposed site development shall not extend into the MSHCP Conservation Area. According to the Analysis, the project will conduct remedial grading within the Project's Maintained Open Space (PA 9) to construct manufactured slopes.

However, these manufactured slopes will not extend into the MSHCP Conservation Area.
viii. Weed abatement and fuel modification activities are not permitted in the Conservation Area, including designated avoidance areas. The project's fuel modification limits and manufactured slopes (PA 9) will not encroach into the existing MSHCP Conservation Area (e.g., RCA - owned lands), lands proposed for on -site conservation by the project, nor the on -site undescribed Replacement Lands proposed by the project.
142. APPENDIX C MEASURE.
i. A condition shall be placed on grading permits requiring a qualified biologist to conduct a training session for project personnel prior to grading. The training shall include a description of the species of concern and its habitats, the general provisions of the Endangered Species Act (Act) and the MSHCP, the need to adhere to the provisions of the Act and the MSHCP, the penalties associated with violating the provisions of the Act, the general measures that are being implemented to conserve the species of concern as they relate to the project, and the access routes to and project site boundaries within which the project activities must be accomplished.
ii. Water pollution and erosion control plans shall be developed and implemented in accordance with RWQCB requirements.
iii. The footprint of disturbance shall be minimized to the maximum extent feasible. Access to sites shall be via pre-existing access routes to the greatest extent possible.
iv. The upstream and downstream limits of projects disturbance plus lateral limits of disturbance on either side of the stream shall be clearly defined and marked in the field and reviewed by the biologist prior to initiation of work.
v. Projects should be designed to avoid the placement of equipment and personnel within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern.

vi. Projects that cannot be conducted without placing equipment or personnel in sensitive habitats should be timed to avoid the breeding season of riparian species identified in MSHCP Global Species Objective No. 7.
vii. When stream flows must be diverted, the diversions shall be conducted using sandbags or other methods requiring minimal instream impacts.

Silt fencing of other sediment trapping materials shall be installed at the downstream end of construction activity to minimize the transport of sediments off site. Settling ponds where sediment is collected shall be cleaned out in a manner that prevents the sediment from reentering the stream. Care shall be exercised when removing silt fences, as feasible, to prevent debris or sediment from returning to the stream. viii. Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct drainage into riparian areas or other sensitive habitats. These designated areas shall be located in such a manner as to prevent any runoff from entering sensitive habitat.

Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project related spills of hazardous materials shall be reported to appropriate entities including but not limited to applicable jurisdictional city, FWS, and CDFG [CDFW], RWQCB and shall be cleaned up immediately and
contaminated soils removed to approved disposal areas.
ix. Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks.
x. The qualified project biologist shall monitor construction activities for the duration of the project to ensure that practicable measures are being employed to avoid incidental disturbance of habitat and species of concern outside the project footprint.
xi. The removal of native vegetation shall be avoided and minimized to the maximum extent practicable. Temporary impacts shall be returned to pre-existing contours and revegetated with appropriate native species.
xii. Exotic species that prey upon or displace target species of concern should be permanently removed from the site to the extent feasible. xiii. xiii. To avoid attracting predators of the species of concern, the project site shall be kept as clean of debris as possible. All food related trash items shall be enclosed in sealed containers and regularly removed from the site(s).
xiv. Construction employees shall strictly limit their activities, vehicles, equipment, and construction materials to the proposed project footprint and designated staging areas and routes of travel. The construction area(s) shall be the minimal area necessary to complete the project and shall be specified in the construction plans. Construction limits will be fenced with orange snow screen. Exclusion fencing should be

maintained until the completion of all construction activities. Employees shall be instructed that their activities are restricted to the construction areas.
xv. The Permittee shall have the right to access and inspect any sites of approved projects including any restoration/enhancement area for compliance with project approval conditions, including these BMPs.

End of Conditions

BEAUMONT POINTE SPECIFIC PLAN

SIGN PROGRAM
May 11, 2023

BEAUMONT POINTE SIGN PROGRAM May 11, 2023
Contents

1.0 Overview 3

2.0 Signage Guidelines 3

3.0 Signage Solutions 3

3.1 General Sign Information 5

4.0 Permitted Signs 7

4.1 Monumentation 7
Figure 1: Conceptual Primary Entry Monumentation 9
Figure 2: Conceptual Secondary Project and Tenant Monumentation 10 Figure 3: Freeway Oriented Pylon Sign 11
Figure 4: Signage in Planning Areas 1 & 2 (General Commercial) 12 Figure 5: Signage in Planning Areas 3, 4 & 5 (Industrial) 13 Figure 6: Signage in Planning Areas 6, 7 & 8 (Industrial) 14 Figure 7: Signage in Planning Areas 9 & 10 (Industrial) 15 page 2 of 15

BEAUMONT POINTE SIGN PROGRAM May 11, 2023

1.0 Overview
The Beaumont Pointe Sign Program serves a variety of purposed and is an integral part of the design of the site and experience of its visitors.

Signs identify Beaumont Pointe and its building occupants and ensure the efficient circulation of vehicle traffic within the site by identifying vehicular entry points and directing vehicles to their destinations. Signage should enhance the pedestrian experience through the design of wayfinding components: directories, directional signage, and destination identifiers. Monumentation has been created to identify arrival points to Beaumont Pointe, distinguish individual Planning Areas an tenants and to establish a sense of place consistent with the overall Beaumont Pointe theme. The entry treatments have been designed to create a distinctive visual statement that emphasizes Beaumont Pointe's image as a high quality, contemporary development.

2.0 Signage Guidelines
Clear, consise, and easy -to -understand signage that is also visually appealing is vitally important for positive employee and visitor experiences at Beaumont Pointe. This Sign Program provide adequate and appropriate project, pylon, building, and commercial tenant identification for the anticipated variety of building sizes, designs, and uses to ensure that all project signage is designed with a single vision and theme, generally outline below:

1. Building signage should be in scale with and in proportion to the primary building facades so that the signage is not "overpowering" and does not dominate the overall experience.

2. Direction signs should be located at each vehicular or pedestrian decision point.

3.0 Signage Standards

1. The City of Beaumont Planning Commission shall review and approve this Sign Program as well as any proposed modifications.

2. This Sign Program shall be consistent with the applicable portions of the Beaumont Pointe Specific Plan and the City's Zoning Ordinance.

3. Implementation and review of proposed individual sign designs (including plans, construction, lighting, electrical, and installation) shall be the responsibility of the Beaumont Pointe Master Property Owners Association and the City of Beaumont Planning, Building and/or Public Works.

Continued on next page
page 3 of 15

BEAUMONT POINTE SIGN PROGRAM May 11, 2023
Continued from previous page

4. The design of the signage shall reflect the type of business and/or uses through its design, material, shape, and graphic form.

Signage is encourage to use natural materials where possible.

5. Excluding pylon signs, signs shall be contained within the parcel to which applicable and shall be so oriented as to preclude hazardous obstructions to person and/or vision of pedestrians and/or vehicle operators.

6. Tenant monumentation signage shall be in keeping with the character established for the Beaumont Pointe Specific Plan with variations allowed to accommodate individual user identities/corporate branding standards.

7. The method of attaching the signage to the building shall be integrated into the Sign Program.

8. Signs shall not cover up windows or important architectural features.

9. All lighting shall match the exact specification of the approved working drawings and comply with City of Beaumont Municipal Code, Chapter 8.50.

10. All conductors, conduits, tubing, crossovers, transformers, and other equipment for the illumination of signs shall be concealed and/or incorporated into the building architecture.

11. Exposed wiring, raceways, cords, plugs, or the like shall be prohibited.

12. Vehicular direction signs shall clearly direct to specific locations within Beaumont Pointe, including on -site parking areas, and truck routes.

13. Vehicular direction signs shall be consistent in size, shape, and design throughout Beaumont Pointe.

14. Typography on vehicular direction signs shall be readable from an appropriate windshield viewing distance.

15. Vehicular direction signs shall incorporate reflective vinyl copy for night-time illumination.

16. Freeway -oriented pylon signs shall be permitted provided that such signs are limited to the project's name, project's logo, tenant logos, and/or tenant text.

17. All signs and their installation shall comply with all local building and electrical codes.

18. Each Sign Company preparing signage for use within the Beaumont Pointe Specific Plan shall be fully licensed with the City and State and shall maintain full Workman's Compensation and General Liability Insurance.

19. All logo images and type -styles shall be accurately reproduced. The Master Property Owners Association reserves the right to reject the any fabrication work deemed to be below standard.

20. Signs shall be made of durable rust -inhibiting materials that are appropriate and complimentary to the building.

21. Color coating shall exactly match the colors specified on the approved plans.

22. Finished surfaces of metal shall be free from oil canning and warping. All sign finishes shall be free from dust, orange peel, drips, and runs and shall have a uniform surface conforming to the highest standards of the industry. page 4 of 15

BEAUMONT POINTE SIGN PROGRAM May 11, 2023

3.1 General Sign Information

3.1.1 Responsibility
The overview of this criteria is to assist the Master Property Owners Association/Landlord/Tenant and City relationship.

The Master Property Owners Association/Landlord shall be responsible to:

A. Provide base building design and construction guidelines information requested by Tenant's sign design consultant.

B. Review, comment, and approve Tenant sign submissions.

In return, the Tenant shall be responsible for:

A. Design, fabrication, permitting, and installation of signs, including any structural support and electrical service and any special installation requiring addition or modification to shell building approved by the Master Property Owners Association/Landlord and the City of Beaumont Planning, Building and/or Public Works.

Note: Planning Commission approval is only required for modifications to this Sign Program.

3.1.2 Maintenance

1. The Tenant shall employ professional sign fabricators and installers approved by the Master Property Owners Association/Landlord who are well qualified in the techniques and procedures required to implement the sign design concept. The Tenant shall abide by all provisions, guidelines, and criteria contained within the Beaumont Pointe Sign Program.

2. Only those sign types provided for and specifically approved by the Master Property Owners Association/Landlord in the Tenant's sign submission documents will be allowed. The Master Property Owners Assocation/Landlord may, at their discretion and at the Tenant's expense and after proper notice to Tenant, replace or remove any sign that is installed without the Master Property Owners Association/Landlord's consent, or that is not executed in conformance with the approved submission. Tenant shall furnish the Master Property Owners Association/Landlord with a copy of appropriate insurance and all sign fabrication and installation permits prior to installation.
page 5 of 15

BEAUMONT POINTE SIGN PROGRAM May 11, 2023

3.1.3 Installation
The Tenant's sign installer shall:

A. Obtain all required permits from the City of Beaumont, California and deliver copies to the Master Property Owners Association/Landlord before installing the sign(s).

B. Keep the Master Property Owners Assocation/Landlord approved set of sign drawings on site when installing the sign(s).

C. Warrant the sign(s) against latent defects in materials and workmanship for a minimum of one (1) year.

3.1.4 Inspection
Master Property Owners Association/Landlord reserves the right to hire an independent electrical engineer at the Tenant's sole expense to inspect the installation of all Tenant's signs and require Tenant to have discrepancies and/or code violations corrected at the Tenant's expense.

3.1.5 Abandonment of Signs
Any tenant sign left after thirty (30) days from date of tenant vacating premises shall become property of the Master Property Owners Association/Landlord, and tenant will be billed for removal of said sign and restoration of building, as required.

3.1.6 Prohibited Signs
The following types of signs are prohibited:

A. Signs constituting a Traffic Hazard (e.g., any sign which simulates or imitates in size, color, lettering, or design any traffic sign or signal, or which makes use of the words STOP, LOOK, DANGER, or any words, phrases, symbols, or characters in such a manner as to interfere with, mislead, or confuse traffic).

B. Signs in proximity to Utility Lines. All signs must maintain clearance from all communication and electrical power lines as required by State of California laws.

C. Signs painted directly onto a building surface.

D. Flashing, moving, or audible signs.

E. Vehicle signs (e.g., signs on or affixed to trucks, automobiles, trailers, or other vehicles which are used for advertising, identity, or to provide direction to a specific use or activity not related to its lawful activity).

F. Raceways (as indicated on page 4, Signage Standards #11).

G. Signs referred to in the City of Beaumont Municipal Code 17.07.070.B. page 6 of 15

BEAUMONT POINTE SIGN PROGRAM May 11, 2023

3.1.7 No Assurances

1. The Master Property Owners Association/Landlord gives no assurances that a sign approved by the Master Property Owners Association/Landlord, which is in accordance with provision of these criteria, will be acceptable to the City of Beaumont.

2. The Tenant shall be solely responsible for bringing its own sign into compliance with all local rules and ordinances.

4.0 Permitted Signs

4.1 Monumentation
The Conceptual Primary and Secondary Project/Tenant Monumentation examples illustrated within this Sign Program represent consistent interpretations of Beaumont Pointe's character and theme. Implemented monumentation need not match these examples exactly and may be designed with enough flexibility to respond to physical contexts and the needs and desires of specific tenants, but all entry monuments should be consistent in theme and character. Consistency should be established through the use of matching or complementary logos, type styles, and color schemes throughout the area being identified. The conceptual location of Monumentation Signs are depicted on Figures 4, 5, 6, and 7 in this document. Not that while these Figures identify the conceptual locations of Monumentation, the final locations of entry monuments will be determined by the approved implementing project(s).

4.1.1 Primary Monumentation
The Primary Monumentation provided within Beaumont Pointe creates an inviting atmosphere for employees and visitors by providing a form of wayfinding and sense of identity to Beaumont Pointe.

1. Primary Entry Monuments may be provided at the intersection of Jack Rabbit Trail and 4th Street.

2. As shown on "Figure 1: Conceptual Primary Entry Monumentation", the Primary Monumentation is made of plaster and corten steel, with steel cut out letters of the project name. The trees, shrubs, and groundcovers planted in the background and foreground of the Primary Entry Monument are in accordance with the Beaumont Pointe Specific Plan.

4.1.2 Secondary Project and Tenant Monumentation

1. The Secondary Project and Tenant Monumentation may be provided at individual building sites within Planning Areas 1 through 8 to announce the arrival into the Industrial and General Commercial areas for employees and visitors.

2. As shown on "Figure 2: Conceptual Secondary Project and Tenant Monumentation", the Secondary Project and Tenant Monumentation consist of plaster with steel cut out plaques of the project name and building tenants. Sight distance exhibits shall be provided at the time of implementation. The trees, shrubs, and groundcovers planted in the background and foreground of the Secondary Project and Tenant Monument are in accordance with the Beaumont Pointe Specific Plan. page 7 of 15

BEAUMONT POINTE SIGN PROGRAM May 11, 2023

4.1.3 Freeway Pylon Signs

1. Location: The conceptual locations of Freeway Oriented Pylon Signs are depicted on Figures 4, 5, 6 and 7 in this document. The final location of Freeway Oriented Pylon Signs will be determined by the approved implementing project(s) and may be provided to maximize exposure and enhance the visibility of Beaumont Pointe by orienting the signs toward the CA -60 Freeway.

A. Four (4) Freeway Oriented Pylon Signs are permitted within the project: One (1) at maximum 50 feet height is permitted in Planning Area 2, Two (2) at maximum 50 feet heights are permitted in Planning Area 9 (abutting CA -60) separated by minimum 600 feet, and One (1) at maximum 50 feet height is permitted in Planning Area 1.

B. Freeway Pylon Signs are prohibited within Planning Area 8 and along the boundary of Planning Area 8.

2. Types: Freeway Oriented Pylon Signs may include freestanding monument signs, freestanding pylon signs, and freestanding tenant signs.

3. Design: As shown in "Figure 3: Freeway Oriented Pylon Sign", Freeway Oriented Pylon Signs may consist of the project's name, project's logo, tenant logos, and/or tenant text. Freeway Oriented Pylon Signage is encouraged to use natural materials where possible.

4.1.4 Industrial Tenant Building Mounted Signs

1. Industrial building facades may include freeway visible business identification signs, murals, or other visual works to be used to enhance building walls, particularly along the CA -60 Freeway. Murals may include down -lighting only, to allow passing motorists to view the mural.

Such signs, murals, or other visual works are prohibited from including moving, flashing, or otherwise visually distracting elements, or materials that are highly reflective.

2. For a freeway facing elevation the maximum allowed sign size shall be 25% of the elevation surface area if building is occupied by a single tenant, and shall be maximum 15% per tenant if building has multi -tenant occupancy. Regardless of tenancy, all other elevations may have a maximum sign size of 7.5% per elevation.

3. The final location of Industrial Tenant Building Mounted Signs will be determined by the approved implementing project(s).

4.1.5 General Commercial Tenant Building Mounted Signs

1. General Commercial building facades may include visible business identification signs, murals, or other visual works to be used to enhance building walls. Murals may include down -lighting only, to allow passing motorists to view the mural. Such signs, murals, or other visual works are prohibited from including moving, flashing, or otherwise visually distracting elements, or materials that are highly reflective.

2. Each Tenant is allowed 1.5 square feet of sign area for every linear foot of frontage per elevation, with a maximum of 200 square feet for a single elevation.

3. The final location of General Commercial Tenant Building Mounted Signs will be determined by the approved implementing project(s). page 8 of 15

BEAUMONT POINTE SIGN PROGRAM
May 11, 2023
Planning Area
1 Primary Monumentation
Men
"clam oar
Key Map
;v
Primary Monumentation
PA. 4
P.A. 3—
PA. 10
P.A. 1
P.A. 2
6' r
This exhibit identifies the conceptual locutions of entry monumentation. The final locations of entry monuments will be determined at the time buildings and private driveways are designed and oriented in the Specific Plan as part of implementing pmject(s). - Main Entrance Sgnage
- ID sign area is 90 sq.ft., mural is 132 sq.ft.
the
experience ±16"ID
22' 15'
experience
MPOA/LL reserve the right to reconfigure the tenant ID
panels provided the sign area (sq.ft.) is not increased.

Source(s). Hunrer Landscape (03-03-202 1)
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Figure 1
Conceptual Primary Entry Monumentation
page 9 of 15

BEAUMONT POINTE SIGN PROGRAM
May 11, 2023
Company Name 13'x 17" panels
Company Name
Company Name
Company Name
This exhibit identifies the conceptual locations of entry manumentatian. The final locations of entry monuments will he determined of the time buildings and private driveways are designed and oriented in the Specific Plan as part of implementing project(s).

MPOA/LL reserve the right to reconfigure the tenant ID
panels provided the sign area (sq.ft.) is not increased.

Secondary Monumentation
-Secondary sign for Commercial, Industrial, and Tartan.

F
Company None
Company Name
Company Name
era
Key Map (. y
a

SECONDARY PROJECT AND TENANT MON U MENTATION
- SECONDARY SEGN FOR COMMERCIAL, INDUSTRIAL, AND -TENANT - ID panels total 55.25 sq.ft., mural is 120.75 sq.ft.
8'
Company Name
Company Name w/+9" caps
22'
1 Source(s): Hunter Landscape {03-03-2021)
Figure 2
Conceptual Secondary Project and Tenant Monumentation
page 10 of 15

BEAUMONT POINTE SIGN PROGRAM
May 11, 2023
Ede,:

This eKMhR ldendfles the
The final locadons of
Front/Rear View (double faced)
End View
23'-6' project ID

MEILIEU NUE
TENANT
NAME

TENANT NAME

TENANT NAME

TENANT NAME -

TENANT NAME
° ,eons of freeway oriented pylon s
• pylon signs wig occur during Imple
This exhibit Wallies the onnceptaol locations of freeway oriented pylon signs The flnel.lorodons of freeway oriented pylon signs will weld"' during lmpfenlentatlon. 3' 6"X18'
max. ID area
fa
f
— —
SPECIFICATIONS:
• Internally LED illuminated pylon sign.
• Sign is double faced and freeway oriented.
• Project ID and Tenant ID panels are fabricated
aluminum faces routed out and backed up
with acrylic.
• Sign body, cap, and exterior skin are fabricated
aluminum painted colors to match project
with medium textured coat finish.
• MPOA/LL reserve the right to reconfigure the
tenant ID panels provided the sign area (sq.ft.)
is not increased.

Key Map
Legend
ESO. Freeway On,n,.orvIon
REQUIREMENTS FOR ELECTRICAL ILLUMINATION:

PRIMARY ELECTRICAL TO SIGN LOCATIONS TO B E PROVIDED BY OTHERS. ' DEDICATED CIRCUrT W CTH 110 SHARED NEUTRALS AND A GROUND

RETURNING TO THE PANEL IS REQUIRED FOR INSTALLATION,
ALL TRANSFORMERS SHALL BE, (GFj} GROUND FAULT- INTERRUPTED TRANSFORMERS.

ALT SIGNS HAVE
- DEDICATED BRANCH CIRCUFr
-THREE WIRES: LINE, NEUTRAL, & GROUND
- WIRE SIZE, MINIMUM OF 12 GA, TNHN COPPER WIRE
ALSO NOTE: GAUGE OF WIRE IS DETERMINED ay THE LENGTH OF RUN & AMPERAGE AS PER NEC ARTICLE 300.
-GROU ND WIRE MUST BE CONTINUOU5AN0 GC FROM THE SIGN
TO THE PANELBOARD GROUND BUS.
-VOLTAGE SHOULD READ NO MORE THAN 3 VC LTS BETWEEN

GROUND AND NEUTRAL
-.CONDUIT CAN NOT BL USEDAS GROUND PATH.
- POWER TO SIGN MUST BE DONE BY A LICENSED ELECTRICIAN OR ELECTRICAL CONTRACTOR.

Source(s): Architectural Design and Signs (2023=02210)
.I�
ti Pylon Illus. Scale: 1/16" = 1'-0"
Figure 3
Freeway Oriented Pylon Sign
page 11 of 15

BEAUMONT POINTE SIGN PROGRAM
nPrimary Entry Monumentation*
❑$ Secondary Project and Tenant Mon umentation*
fP 50` Freeway Oriented Pylon Signs*
u 100 200 400
Feet
May 11, 2023
Source(s): ESRI, RCTLMA (2021), City of Beaumont (2004), Nearmap imagery (2021) Composite: Proactive Engineering Consultants (2020)
Figure 4
Notes:
*This exhibit identifies the conceptual locations of entry monumentation and freeway oriented pylon signs.

The final locations of entry monuments and pylon signs will be identified by the approved implementing project(s).

Signage in Planning Areas 1 & 2
page 12 of 15

BEAUMONT POINTE SIGN PROGRAM
Source(s): ESRI, RCTLMA (2019), City of Beaumont (2004), Nearmap imagery (2021) Composite: Proactive Engineering Consultants (2020)
Figure 5
(1)
0 250 500 1,000
Feet
May 11, 2023
Notes:
*This exhibit identifies the conceptual locations of entry monumentation and freeway oriented pylon signs.

The final locations of entry monuments and pylon signs will be identified by the approved implementing project(s).

Signage in Planning Areas 3, 4, & 5
page 13 of 15

BEAUMONT POINTE SIGN PROGRAM
Source(s): ESRI, RCTLMA (2021), City of Beaumont (2004), Nearmap imagery (2021) Composite: Proactive Engineering Consultants (2020)
0 250 500 1,000
Feet
May 11, 2023
Notes:
*This exhibit identifies the conceptual locations of entry monumentation and freeway oriented pylon signs.

The final locations of entry monuments and pylon signs will be identified by the approved implementing project(s).

Figure 6
Signage in Planning Areas 6, 7, & 8
page 14 of 15

BEAUMONT POINTE SIGN PROGRAM
May 11, 2023
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
overlaps with
Property Boundary
Legend
$ Secondary Project and Tenant Monumentation*
50' Freeway Oriented Pylon Signs*

GATED EMERGENCY

ACCESS ONLY
Connection to t PRIVATE ACCESS TO
Existing Jack Rabbit Trail
Notes:
*This exhibit identifies the conceptual locations of entry monumentation and freeway oriented pylon signs.

The final locations of entry monuments and pylon signs will be identified by the approved implementing project(5).

EXISTING RESIDENCE
Source(s): ESRI, RCTLMA (20!8), City of Beaumont (2004), Nearmap imagery (2021) Composite: Proactive Engineering Consultants (2020)
G�
0 A25 850 1,700
Feet
Figure 7
Signage in Planning Areas 9 & 10
page 15 of 15

THE PRESS -ENTERPRISE

KEEP YOUR EYES ON THE 'PRISE
Pa.=
The Press -Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Beaumont
550 E. 6th Street
Beaumont, California 92223
Publication: The Press -Enterprise

PROOF OF PUBLICATION OF
Ad Desc: 0011654056
FILE NO. 0011654056

PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above -
entitled matter. I am an authorized
representative of THE PRESS -
ENTERPRISE, a newspaper of general
circulation, printed and published daily
in the County of Riverside, and which
newspaper has been adjudicated a
newspaper of general circulation by the
Superior Court of the County of
Riverside, State of California, under
date of April 25, 1952, Case Number
54446, under date of March 29, 1957,
Case Number 65673, under date of
August 25, 1995, Case Number
267864, and under date of September
16, 2013, Case Number RIC 1309013;
that the notice, of which the annexed is
a printed copy, has been published in
said newspaper in accordance with the
instructions of the person(s) requesting
publication, and not in any supplement
thereof on the following dates, to wit:
03/09/2024
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Date: March 9, 2024.

At: Riverside, California
Signature

LEGAL ADVERTISEMENT
NOTICE IS HEREBY GIVEN, that the City Council of the City of Beaumont will conduct a special public hearing to consider the matter described below. The City Council's public hearing will be held at 6:00 p.m. on Tuesday, March 19, 2024, at 550 East Sixth Street, Beaumont, California.

BEAUMONT POINTE - ANNEXATION (PLAN2023-0931). PLAN ❑F
SERVICES (PLAN2023-0932), PRE -ZONE (PLAN2019-0283), GENERAL PLAN AMENDMENT (PLAN2019-0284), SPECIFIC PLAN (5P2019-0003).

DEVELOPMENT AGREEMENT (PLAN2023-0906), PURCHASE AND

FIFTY-FIVE YEAR LEASE BACK AGREEMENT TENTATIVE PARCEL
MAP NO. 38161 (PM2022-0012), SIGN PROGRAM (PLAN2022-0856) AND ENVIRONMENTAL IMPACT REPORT(ENV2019-0008), Conduct a public hearing and recommendation to the City Council regarding a request to annex 541.2 acres of unincorporated Riverside County properties within the Sphere of Influence of the City of Beaumont into the City accompanied by a Plan of Services; a pre -zone to establish a specific plan zone; amend the General Plan land use designation from Rural Residential (1 acre lots) to Industrial (I), General Commercial (GC), and Open Space (OS); a Specific Plan to allow up to 4,995,000 square feet of industrial uses within five (5) buildings plus a 35,000 squarefoot self -storage building, up to 246,000 square feet of general commercial uses, a 125 room hotel (approximately 90,000 square feet), for a total of approximately 5,331,000 square feet, 124.7 acres of open space and 152.4 acres of open space conservation; a development agreement between the City of Beaumont and Beaumont Pointe Partners, LLC; a Vesting Tentative Parcel Map to subdivide the property as follows:
622.50 gross acres into 13 numbered lots with a range of 1.66 to 70.43 acres, 10 lettered lots with a range of 0.03 to 54.50 acres and one (1)

81.30 acre remainder parcel; ❑ comprehensive sign program and the consideration of the Final Environmental Impact Report (FEIR) including the ❑raft Environmental Impact Report (DEIR) and Statement of Overriding Considerations for 539.9 acres located on the south side of the 60 Freeway, west of Jack Rabbit Trail and north of the proposed extension of 4 th Street. APN's: 422-060-002, -005, -009, -010, -016 through -018, -021, -022, 422-170-005, -007 through -011.

The applicant for this protect 1s JRT BP 1, LLC
Public comments can be made in person, using the public comment phone line or by written email. Phone-in comments will be accepted by calling the designated public comment phone line (951) 922- 4845 prior to the corresponding item. Public comments shall not exceed three minutes unless otherwise authorized by City Council.

Written comments can be emalled to [email protected] Public comments accepted via email will be read aloud during the corresponding Item of the meeting. Comments can be submitted any time prior to the meeting as well as during the meeting until the end of the corresponding item.

This meeting will be conducted in person and also and will be recorded for live streaming. All City of Beaumont public meetings will be made available via live streaming and made available on the City's official YouTube webpage. Please use the following link during the meeting for live stream access: BeaumontCa.gov/Livestream Christina Taylor
Deputy City Manager
ctay for@bea umontca. gov
The Press -Enterprise
Published: 3/9/24

Beaumont Pointe r1 - Page 1 of 1

Law Office of Abigail Smith
A Professional Cor ' oration
2305 Historic Decatur Road, Suite 100, San Diego,
Abigail A. Smith, Esq.

Email: [email protected]
Telephone: (951) 808-8595
VIA E-MAIL AND U.S. MAIL
February 20, 2024
City of Beaumont City Council
Beaumont Civic Center
550 E. 6th Street
Beaumont, CA 92223
nicolew(beaumontca.gov
emorgan(d: b eaumontca. gov
CKendrick(a?beaumontca.j ov
Re: Public Comments — Beaumont Pointe Specific Plan Project including Environmental Impact Report
Dear City of Beaumont City Council:

Please accept this letter on behalf of the Sierra Club regarding the Beaumont Pointe Specific Plan Project ("the Project") including the Environmental Impact Report ("the EIR"). Sierra Club understands that the City's Planning Commission considered the Project at its meeting of January 10, 2024, and that the Project will now be considered by the City Council on some date in the near future.

The Project is a request for a General Plan Amendment, a Pre -Zone, and related land use approvals for purposes of developing a 539.9 -acre site with approximately 5,331,000 square feet of total development space consisting of commercial and industrial land uses, including approximately 336,000 square feet of commercial uses and 4,995,000 square feet of warehousing/logistics space over six industrial planning areas (232.6 acres). The industrial land uses will include users such as warehouse/storage, fulfillment center, high cube warehouse, cold storage warehouse and e -commerce operations. The industrial land uses will promise approximately 94% of the planned uses at the site.

The Project site is located in the San Gorgonio Pass Area of unincorporated Riverside County and in the City's Sphere of Influence. The site is currently zoned Controlled Development Areas with a minimum 20 -acre lot size to allow one -family dwellings, agricultural and animal raising uses. The site is located within the Pass Area of the Riverside County General Plan and Pass Area Plan. According to the Project's Draft EIR, the Pass Area Plan "focuses on preserving the unique features found only in the Pass Area." (Draft EIR p. 3-5.) The Draft EIR states the Pass Area "is a distinctive geographical area between the Coachella, San Jacinto, and Moreno Valleys." (Draft 1

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

EIR p. 3-4.) The Project site is currently vacant and undeveloped except for the paved portions of the Jack Rabbit Trail. The Draft EIR describes the site as being "nestled in the rolling topography of the northern terminus of the San Jacinto Mountains." (Draft EIR p. 3-3.) The Project contains natural vegetation communities and drainage courses. (Id.) It contains hillsides, canyons, valleys, and "steep" ridges. (Id; DEIR p. 4.1-2.) SR -60 is located to north of the Project site; rural mountainous lands are located directly to the south/southwest/southeast including natural drainage courses, unmarked trails, and the Jack Rabbit Trail. Lands to the south/southwest are designated for conservation under the Western Riverside County MSHCP. Similarly, the mountainous areas to the west are designated for conservation within the MSHCP.

By build -out, the Project is anticipated to generate a total of 16,266 vehicle trips per day including 2,240 daily big -rig truck trips (Draft EIR p. 4.13-24). The Project funnels these 2,240 big rig trucks on local roadways such as 4th Street and Portero Boulevard that is shared with local traffic. Vehicles will not access the Project site directly from SR -60 but rather must use local streets for ingress/egress to the site. The Project's substantial number of vehicle trips contribute to the Project's significant air quality, greenhouse gas emission, noise, and "VMT" (traffic) impacts.

Due to the site's topography, Project entails substantial grading of natural landforms and areas within the City's distinctive hillside areas including within "open space" areas inside the Project footprint. Natural and unique landforms will be replaced by manufactured slopes and flat - roofed, 60 -foot box -style warehouse buildings as well as light poles (40-45 feet), paved roadways, and potentially a 125 -room hotel. The Project proposes to expand development south of SR -60 by bringing urban infrastructure to an undeveloped natural area, creating the potential for further development of undeveloped areas in unincorporated Riverside County. For instance, the Project will extend 4th Street to make a roadway connection to the Project site.

The Project is located on a hillside at a relatively steep grade and proposes one primary vehicle access point. A secondary emergency access point is provided according to the EIR. In other words, the entirety of the Project will depend on one point of vehicular access, perhaps two depending on the nature of fire event, for evacuation purposes. This is in combination with evacuating traffic of existing industrial buildings along 4th Avenue (two Amazon facilities, the future Hidden Valley warehouse plus additional) in addition to residents of nearby neighborhoods.

Warehouse buildings are designed with loading docks on both sides (i.e., maximized for industrial operations) despite being adjacent to an MSCHP Conservation Area to the south and being visible from vantage points to the north.

The energy efficiency measures identified in Draft EIR pp. 3-18 — 3-19 are not requirements of the Project through the CEQA mitigation program. All measures identified in or relied upon in the Draft EIR must be made enforceable through the Project's CEQA mitigation program. There are numerous other, feasible mitigation measures that must be adopted before the Project with significant impacts can be approved. We have identified additional measures throughout this letter.

Finally, the EIR must examine a reasonable range of project alternatives and the City must adopt the environmentally superior alternative absent adequate findings in the record of infeasibility.

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

In accordance with the California Environmental Quality Act ("CEQA"), the EIR must be revised with further analysis, and it must identify additional mitigation for significant impacts. We therefore respectfully urge the Council to continue this Project until further action is taken towards appropriate analysis and mitigation of Project impacts.

Aesthetic Impacts
The Project will result in the conversion of the 539 -acre site from vacant, undeveloped, natural lands and to large, box -style warehouse buildings up to 60 feet in height. Buildings will be constructed on flat concrete pads along an existing steep ridgeline characterized by rolling hills and natural vegetation. The Project would wholly replace natural landforms thereby substantially and permanently altering ridgelines and hillsides which are considered to be "significant" natural and visual resources according to the EIR. The Project proposes a massive amount of grading ("substantial earthwork") of steep ridgelines and hillsides. Natural slopes will be replaced by "manufactured slopes" including in PA 9 and in open space areas. The Draft EIR's analysis does not support the conclusion of less than significant. The EIR recognizes that "landforms in mid - ground views (PAs 1-8) would be altered for the development." (DEIR p. 4.1-13.) The record does not disclose the level of impact. There are no "before" photographs of the site with sufficient detail to show how the Project will impact it, and there are no visual simulations of the actual development, i.e., there are no visual depictions to show the buildings, lighting, and roadways including relative to surrounding vantage points such as from homes to the east of SR 60 or from SR 60. The record contains Figure 4.1-2, but this is not sufficient to provide realistic representations of Project buildings from surrounding vantage points (see e.g. Figure 4.3.-1). This single visual model does not illustrate what the buildings will actually look like and do not show the urban infrastructure including lighting (40-60 foot light poles) including at nighttime. Nor does it show the commercial buildings including 125 -room hotel which presumably will be a prominent feature on the hillside given its planned location on the northeast comer of the site. Further, the EIR does not discuss whether the site contains rock outcroppings and whether these will be altered because of the Project. The permanent destruction of rock outcroppings must be disclosed and mitigated. The EIR indicates that some "blasting" may occur of landforms.

Based on the permanent alterations of natural landforms that will occur including flattening ridges and hillsides and replacing these natural landforms with massive box -style industrial buildings and related infrastructure and roadways there are also conflicts with policies of the City's General Plan that are intended to preserve, protect and minimize impacts to these resources, including policies 3.12.1, 3.12.2, 3.12.3, 3.12.4, 8.6.1, 8.6.3, 8.6.4, 8.9.2, 8.9.3, and 8.9.4. Given the importance placed on the preservation of natural landforms through the General Plan, and the permanent loss of these resources as a result of the Project, the EIR's finding of less than significant is not supported.

Moreover, the Project's lighting impacts have not been assessed as to the MSHCP Conservation Area. Artificial nighttime lighting negatively impacts animal species in a variety of ways and it has not been shown that the Project's lighting plan will adequately address the "edge

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

effects" of this Project on the existing conservation area.1 2 3 Appropriate mitigation must be adopted before the Project can be approved. This could include limiting the height of the buildings to 45 feet for example; locating truck docks on the southside of buildings only (at present loading docks are located on both sides of buildings); reducing the number of buildings or shrinking the size of the buildings including by way of "clustering" of development to the least sensitive areas of the site; increasing landscaping to buffer buildings; and avoidance of the most sensitive resources such as rock outrcroppings.

Air Ouality Impacts
The Project will result in significant operational air quality emissions. In terms of NOx emissions, the Project at full operation will exceed the applicable threshold of significance by approximately nine times (total NOx emissions = 494.5 lbs per day compared to SCAQMD threshold of significance of 55 lbs per day). If construction and operation phases overlap, these emissions are far greater (675 lbs per day). (EIR 4.3-41 - 4.3-42.) Despite these significant operational impacts, the EIR fails to adopt all feasible mitigation to reduce these impacts consistent with CEQA.

The majority of the Project's air quality emissions are caused by mobile emissions. An EIR's central purpose is to identify a project's significant environmental effects and then evaluate ways of avoiding or minimizing them. (Cal. Public Resources Code, §§ 21002.1(a), 21061.) The City must adopt any feasible mitigation measure that can substantially lessen the project's significant air quality environmental impacts including due to mobile emissions. (Cal. Pub. Res. C. § 21002; State CEQA Guidelines, § 15002(a)(3).)
Title 24/Cal Green does not currently require the installation of electric vehicle (EV) charging units for cars or trucks; the Building Code requires electrical conduit for vehicle charging stations but not charging units. The Project must be conditioned to require the installation of electric vehicle (EV) charging units at the time of occupancy of each phase of the development. EV vehicle charging units are entirely feasible and standard practice.4 The EIR mentions EV units in the discussion but none are required through the mitigation program and the record contains conflicting information as to how many units will be installed, where they will be installed, or when these units will be installed and operational.

The Project should also be conditioned to require EV charging units for heavy duty and 1 https://darksky.org/resources/what-is-light-pollution/effects/wildlife-ecosystems/ Hyperlinks and their contents cited in this letter are fully incorporated herein by reference, and their contents are summarized in the body of the letter.
2 https://kids.niehs.nih.gov/topics/natural-world/wildlife/ecology/li hg ting https://www.earthobservatory.nasa.gov/images/145767/night-Lights-can-disrupt-wildlife 4 httt s:// www.sdge.com/residential/electric-vehicles/power-your-drive/public-chargine#tvres

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

medium duty trucks. Level 3/DC Fast (or Quick) Chargers (DCFC) should be required5 (see id.; see also Attachment A hereto [big rig truck with battery size of 550kw and range of 250 miles take approximately 24 hours to charge with a Level 2 charger].) This comment also applies to "medium duty" vehicles such as delivery vans. See 6 [FedEx vans charge in hours with DC quick charger/Level 3].) Chargers must be required that are able to charge the battery of a Class 8 (heavy duty/big rig) truck as well as have the battery range needed to ensure these trucks could meet a "two shift" or even a "one shift" schedule. These chargers are feasible and available on the commercial market.'
The Project should adopt further measures to reduce air quality impacts, including:

Constructing building roofs with "light colored roofing materials." Cool roofs retain less heat and reflect more sunlight, thus lowering energy demand and reducing the "heat island" effect of a building. The Project must be conditioned to use roofing materials with a solar reflectance index ("SRI") of 78 for at least 75% of the roof surface (portions not covered in solar), consistent with USGBC standards. To provide measurable environmental benefit, the roofing material must be at the highest possible rating. See 8
Obtaining LEED certification to the most current USGBC9 rating system for all industrial buildings, where such certification would require the applicant to implement sustainability measures that provide environmental benefits and off -set impacts.

Installing concrete, preferably white concrete, in all parking areas. Light- colored concrete is more reflective of sunlight, thus employing concrete in all parking areas will reduce the "heat island" effect of the Project. 10 11 Among other benefits, cooler surfaces and air reduce the need for air conditioning in vehicles.

Providing landscaping in parking areas to provide 50% shade coverage within 10 years of operations. This can also reduce "heat island" effects and reduce the need for air conditioning.

Installing and utilizing solar power for 100% of the facility's total electricity demand including electric vehicle parking in parking areas and automation within buildings. Solar power is entirely feasible and is particularly appropriate for a Project of this size, scale, and location.

Including within buildings a "truck operator" lounge of a reasonable size which is available to truck operators with seating, restrooms, vending machines, and showers if size allows. The purpose of this lounge is to reduce the need for operators to wait in their cabs running either their diesel truck engine or diesel "APUs" either on- or 5 https://blog.evbox.com/level-3-charging-speed
6 https://www.carscoops.com/2018/11/fedex-adds-1000-china-built-chanje-f8100-electric-vans-fleet/ ' hops://polb.com/port-info/news-and-press/charging-station-to-power-electric-trucks-in-port-11-30-2023/ 8 hops:// www.energy.gov/sites/prod/files/2013/10/f3/coolroofguide.pdf 9 https://www.usgbc.org/leed
10 https://coolcalifornia.arb.ca.gov/cool-pave-how
11 https://heatisland.lbl.gov/coolscience/cool-pavements

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

off -site. Signage shall also be provided notifying truck operators that a lounge(s) is available for their use.

The California Attorney General has published a list of best practices for warehouse developments:
https://oaa.ca.gov/sites/all/files/agweb/pdfs/environment/warehouse-best- practices.pdf These include:
• Requiring that all facility -owned and operated fleet equipment with a gross vehicle weight rating greater than 14,000 pounds accessing the site meet or exceed 2010 model -year emissions equivalent engine standards as currently defined in California Code of Regulations Title 13, Division 3, Chapter 1, Article 4.5, Section 2025. Facility operators shall maintain records on -site demonstrating compliance with this requirement and shall make records available for inspection by the local jurisdiction, air district, and state upon request.
• Requiring all heavy-duty vehicles entering or operated on the project site to be zero -emission beginning in 2030.
• Requiring on -site equipment, such as forklifts and yard trucks, to be electric only with the necessary electrical charging stations provided. • Requiring tenants to use zero -emission light- and medium -duty vehicles as part of business operations.
• Forbidding trucks from idling for more than two minutes and requiring operators to turn off engines when not in use.
• Installing and maintaining, at the manufacturer's recommended maintenance intervals, an air monitoring station proximate to sensitive receptors and the facility for the life of the project, and making the resulting data publicly available in real time. While air monitoring does not mitigate the air quality or greenhouse gas impacts of a facility, it nonetheless benefits the affected community by providing information that can be used to improve air quality or avoid exposure to unhealthy air.
• Constructing electric truck charging stations proportional to the number of dock doors at the project.
• Constructing electric light -duty vehicle charging stations proportional to the number of parking spaces at the project.
• Installing solar photovoltaic systems on the project site of a specified electrical generation capacity, such as equal to the building's projected energy needs. • Requiring all stand-by emergency generators to be powered by a non -diesel fuel. • Requiring facility operators to train managers and employees on efficient scheduling and load management to eliminate unnecessary queuing and idling of trucks.
• Achieving certification of compliance with LEED green building standards. • Providing meal options onsite or shuttles between the facility and nearby meal destinations.
• Improving and maintaining vegetation and tree canopy for residents in and around the project area.

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

• Requiring that every tenant train its staff in charge of keeping vehicle records in diesel technologies and compliance with CARB regulations, by attending CARB- approved courses. Also require facility operators to maintain records on -site demonstrating compliance and make records available for inspection by the local jurisdiction, air district, and state upon request.

The EIR finds that NOx (diesel -related) impacts are significant (approximately nine times the threshold of significance). In the aggregate, the southern -California "goods movement network" is a "major source of emissions that contribute to the region's air pollution," and the southern California area "continues to have the worse air quality in the nation." ( https://www.ca- ilg.orglsites/main/files/file-attachments/f2012rthscs.pdf?1383110821) A "key component of air pollution is nitrogen oxides (NOx). NOx is emitted whenever fuel is combusted and reacts in the air to form ozone (smog) and fine particulates." (Id.) Despite "aggressive strategies" in the South Coast Air Basin, "it is estimated that NOx emissions will need to be reduced by approximately two-thirds in 2023 and three-quarters in 2030." (Id.) Addressing NOx impacts associated with mobile sources is key to mitigating the Project's significant air quality impacts. According to the SCAQMD's Blueprint for Clean Air (2016)12, the southern California air basin will require approximately a 65 percent reduction in NOx emissions, above and beyond existing measures, to meet air quality standards.

The Project should thus establish fleet efficiency requirements for vehicle fleets. This should include, at a minimum, requirements that industrial tenants shall use exclusively zero emission light and medium -duty delivery trucks and vans; shall use only zero emission service equipment such as forklifts and yard trucks (electric only/no natural gas); and shall use near -zero and zero -emission technologies in heavy-duty applications such as "last mile delivery."13 As the State moves toward its goal of zero emission goods movement, the City must ensure that the Project is in line with this important objective by also requiring the phase -in of zero emission or clean technology for heavy duty trucks. According to CARB, actions to deploy both zero emission and cleaner combustion technologies will be essential to meet air quality goals in California particularly with respect to goods movement. 14 Additional, feasible mitigation for operational air quality impacts includes the phase -in of electric, hybrid electric, hydrogen electric, or battery operated (i.e., non -diesel) trucks. The Project should be conditioned to adopt a "Diesel Minimization Plan" whereby zero emission trucks are phased in, e.g., 25% of truck fleets shall use zero emission technology by 2030, and increase that percentage by 10% per year, until 100% of trucks operating on sites are zero emission. This approach to mitigation is consistent with California regulations regarding phase -in of electric vehicles!' 16 (California requiring 12 hops:// www.agmd.gov/docs/default-source/Agendas/aqmp/white-paper-working-groups/wp-blueprint- revdf.pdf?sfvrsn=2
13 https://www.nbcnews.com/tech/tech-news/treated-sacrifices-families-breathe-toxic-fumes-california-s- warehouse-hub-n 1265420
14 https://ww3.arb.ca.gov/planning/sip/2016sip/2016mobsrc.pdf 15 hops://ww2.arb.ca.gov/news/california-moves-accelerate-100-new-zero-emission-vehicle-sales-2035 16 https://www.cnbc.com/2023/03/31/california-requires-half-of-heavy-trucks-sales-to-be-electric-by-

Sierra Club Comments —Beaumont Pointe Project
February 20, 2024

manufacturers to produce zero emission trucks beginning in 2024); see also (discussing CARB's Advanced Clean Truck Rule)17.) A mitigation measure is feasible if it can be achieved in a reasonable period of time. (Guidelines, § 15364.)
The Project must establish a "Truck Route" otherwise MM 4.3-17 is ineffective. The EIR does not indicate the path of truck travel and we could not locate any condition that would require trucks to use a certain path of travel, but it is assumed that trucks will use local roadways for access to SR -60 and I-10.

Finally, to the extent the Project purports to include "project design features" aimed at reducing air quality emissions these must be made enforceable requirements through the Project's CEQA mitigation program. Impacts must also be assessed and disclosed apart from any "design features" especially where they are not mandatory requirements of the Project.

Biological Resources
The Project proposes to construct and operate a massive warehouse complex adjacent to MSHCP Conservation Area(s). This has the potential for disruption and harm to biological species and habitat within the Conservation Area. For instance, noise impacts during the Project's anticipated five years of construction are not shown to be less than significant in terms of impacts to biological resources particularly at nighttime. The Conservation Area is a natural area containing biological resources including habitat for protected species. The Project will entail substantial grading and other construction activities including potentially "blasting" of significant landforms.

These impacts have not been properly assessed and mitigated.

The Draft EIR does not demonstrate that noise impacts are less than significant with respect to adjacent conserved lands in terms of the residential noise threshold or otherwise. The record does not demonstrate that Planning Area (PA) 9 would serve as a "buffer" to ensure that noise levels due to Project operations do not exceed the residential noise standard in terms of conserved lands located immediately adjacent to the Project site particularly at nighttime.

The Draft EIR acknowledges the potential for "edge effects" to adjacent conserved lands.

These include nighttime lighting and noise impacts that will adversely impact the habitat of biological species within the conserved lands. Additional biological mitigation should include:
locating building loading docks on the northside of buildings only, or designing buildings so that loading docks and Project roadways are located as far away as possible from sensitive biological areas including the MSHCP Conservation Area. At present buildings have loading docks on both sides which is not necessary for operations as buildings will be built on speculation. The Project site maximizes development at the expense of providing a more sensitive transition between uses for the benefit of established biological habitat and known biological resources. 2035.htm1#:text=The%2 0state% 27s% (2rule% 2reL1uires% almanufacturers.on%20the%20road%20by% 202035.
17 https://ww2.arb.ca.gov/resources/fact-sheets/advanced-clean-trucks-fact-sheet

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Greenhouse Gas Emissions
The State of California has committed to aggressive goals for the reduction of the emissions causing global climate change. Executive Order S-3-05 establishes a 2030 target of a 40 percent GHG reduction below 1990 levels; Executive Order S-3-05 establishes a GHG emission reduction target of 80% below 1990 levels by 2050; and Executive Order B-16-2012 establishes a target for the reduction of GHG emissions from the transportation sector of 80% below 1990 levels by 2050.

The City has adopted targets in line with the State Requirements (General Plan Policy 8.3.1 and Sustainable Beaumont/Climate Action Plan ("CAP")). Roughly a billion square feet of the Inland Empire is devoted to warehouses.18 The Project serves to increase cumulative GHG emissions by building even more warehousing, but it fails to adopt all feasible mitigation for the cumulatively significant impact.

The Project will result in total GHG emissions of 63,911.07 MTCO2e/year. This vastly exceeds the adopted threshold of significance of 3,000 MTCO2e/year. As such the Project must adopt all feasible mitigation. Air quality mitigation measures listed above (including the phase -in of zero emission trucks) should be considered feasible mitigation for GHG impacts. Many of the Project's "sustainability features" are already requirements of Title 24/CalGreen, as such they cannot be considered "mitigation"; and they do not address mobile emissions, which are the greatest source of the Project's GHG emissions. For instance, the Project does not provide bike paths and the site will not be served by public transit. Accessible and safe bike paths as well as access to public transit should be considered feasible mitigation for significant GHG emissions related to mobile emissions.

Moreover, under Table 4.8-5, the Project has significant conflicts with the City's CAP and other plans adopting for the purposes of reducing GHGs, including, but not limited to:

City of Beaumont CAP
Goal 6: the Project can reduce its heat island effects by using only light-colored concrete in parking areas and roadways preferably "white concrete"; by increasing landscaping in parking areas; and by covering parking areas with solar canopy structures.

Goal 7: the Project has a significant VMT impact; the City should investigate and establish a programmatic VMT reduction fund (see discussion below).

Goal 9: the Project should maximize solar power by committing, through enforceable mitigation measures, to 100% solar power for all aspects of the facility's operations as well as requiring buildings to provide maximize "solar ready" roofs to allow for expansion of solar panels to accommodate future electric vehicle charging (trucks).

Goal 10: the Project patently conflicts with this goal as it does not "decrease GHG emissions from new development"; it vastly increases GHG emissions. 18 https://calmatters.org/commentary/2023/09/inland-empire-warehouse-boom-rejections/

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City of Beaumont General Plan
Policy 3.1.12: The Project does not locate "less intensive rural development within proximity to open space areas". It locates an intense warehouse complex with loading docks on both sides of buildings and truck travel lanes adjacent to open space conservation areas. The Project also includes "disturbance within areas designated as Open Space." (emphasis added) Policy 4.1.5: the Project is not "required" to provide a public transit "connection." Policy 4.4.3: the Project does not "improve safety for all transportation users." There are no bicycle paths and no public transit. The Project is not walkable to homes, and it will require use of personal vehicles by employees and visitors to commercial areas (if built), which is neither equitable nor environmentally sustainable. The same discussion applies to Policy 11.12.6.

County of Riverside CAP
It is not clear that the County of Riverside's CAP Screening Table is relevant to the conclusions of the EIR where the Draft EIR states that consistency with the CAP is shown for "informational purposes." However, to the extent the EIR relies on the CAP to determine the level of Project impacts and relies on the CAP Screening Table for purposes of mitigation, the Project is not shown to be consistent, including there is no enforceable mitigation requirement of photovoltaic power for which the Project claims 19 points under the Screening Table. Many of the Screening Table measures are already requirements of Title 24 (e.g., bike lockers) thus claiming them as "mitigation" is inappropriate particularly where the EIR already reduces GHG emissions by 30% due to compliance with Title 24. The Project incredibly takes "480" points under the Screening Table for installing EV charging stations (the EIR notes that the Project "is anticipated to include 60 EV charging stations"; yet elsewhere the EIR states "15 electric vehicle charging stations"). In either case, the EV chargers are not part of the CEQA mitigation program. The Project further takes 3 points for providing bike lockers but there are no bike paths as part of the Project so that bicycle lockers do not seem to have a practical application. The Project is uphill and not a reasonable walking distance from any existing residential area.

SCAG 2020-2045 RTC/SCS
Goal 5: the Project does not reduce GHG emissions and improve air quality; it causes significant GHG emissions and significant air quality impacts.

Goal 10: the Project develops natural lands and replaces it with warehouse development bringing vehicles, big rig trucks, lighting, and noise ("urban development)" to a natural, undeveloped area adjacent to MSHCP Conservation Areas. Moreover, the Project is not located within "the City of Beaumont"; it is located in Riverside County in an area designated for conservation under the MSHCP.

Overall, the Project does not decrease VMT (it vastly increases VMT) and therefore is not consistent with plans and polices aimed at reducing VMT to reduce GHG emissions in southern California. In terms of proximity to the regional transportation network, access to the Project site is via 4th Street and local roadways including Portero Boulevard. Trucks and vehicles will must traverse local roadways to reach the Project site; the site is not accessible from SR -60.

County of Riverside General Plan
LU 2.1 (f): the Project does not incorporate "multi -modal transportation opportunities" in

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that there are no bike paths and no public transit accommodations or access. The site is not within walking distance of anywhere.

LU 2.1 (g): the Project will be built in an environmentally sensitive, high risk fire zone.

LU 4.1: the Project has no requirement of solar energy; the site has no bicycle routes.

Generally speaking the site is located far away from any other developed areas and therefore necessitates vehicle use.

LU 8.12: there is no requirement of local hiring so it is unclear that the Project would create a substantial number of jobs "that would be filled by residents of the City and surrounding communities" as claimed. Elsewhere in the EIR it is stated that warehouse distribution/e-commerce facilities are becoming increasingly automated.

LU 11.4: the Project does not provide bicycle paths or public transit. The fact that "sidewalks" will be provided is the minimum requirement to meet accessibility standards under Title 24.

LU 11.5: the Project does not "ensure that all new developments reduce [GHG] emissions".

The Project vastly increases GHG emissions.

OS 16.8: the Project does not provide access to public transit. The inclusion of bicycle racks is already a requirement of Title 24. The Project must go beyond existing regulations to increase sustainability measures. The Project must include bicycle paths to encourage the use of bicycles as an alternate mode of transportation. This would include the use of "e -bikes." OS 16.9: the Draft EIR does not include mitigation to provide within Project buildings "passive, solar design and day -lighting" such as sky lights. Sky lights should be required in all warehouse buildings particularly in employee areas to reduce the need for overhead lighting and provide enhanced working conditions for employees.

Overall, the Project does not reduce VMT and therefore is inconsistent with policies and goals related to reducing vehicle dependency. Among other things the Project does not provide bike lanes or access to public transit. The Project is primarily a warehouse complex located on a steep hillside on the south side of SR -60, and it is not located within walking distance from any residential or commercial areas.

Furthermore, MM 4.8-1 is inadequate under CEQA. It states that the Project will implement the measures of Table 4.8-6 but may also "achieve equivalent reductions from other measures approved by the City." This does not amount to certain and enforceable mitigation under CEQA in part because performance standards are not specified and these "other measures" will be formulated after Project approval. Moreover, the City will only "verify" the measures "prior to the issuance of the final Certificate of Occupancy," which may never occur, since there is no guarantee that all phases of the Project will be developed (including the commercial phase/Phase 3). Additionally, Table 4.8-10 asserts the Project will include a requirement to offset 60% of energy demand via photovoltaic solar but this is neither specified in the GHG Screening Table analysis or in the mitigation program. Again the City should also consider additional measures aimed at reducing VMT including programmatic VMT mitigation (see below).

Energy° Demand
State CEQA Guidelines Appendix F provides that "[t]he goal of conserving energy implies

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the wise and efficient use of energy. The means of achieving this goal include: (1) decreasing overall per capita energy consumption; (2) decreasing reliance on fossil fuels such as coal, natural gas and oil, and (3) increasing reliance on renewable energy sources." (emphasis added) Appendix F puts "particular emphasis on avoiding or reducing inefficient, wasteful and unnecessary consumption of energy." The EIR's finding of less than significant with respect to energy resources is not supported.

The Project will consume 53,857,582 kBTU of natural gas, 25,747,206 kWh of electricity, and 5,318,792 gallons of fuel annually. The Draft EIR concludes that impacts are less than significant because the Project represents a small percentage of energy consumption compared to State-wide energy usage and fuel demand. Accordingly the Project does not adopt any energy mitigation measures.

The Project creates a massive demand for electricity, but does not, for instance, "increase reliance on renewable energy sources." (See CEQA Guidelines Appendix F.) This Project must mitigate its energy impacts. The installation and utilization of a solar energy system for 100% of the facility's total energy demands including all electric vehicle charging could vastly reduce the Project's energy impacts consistent with Guidelines Appendix F. The City must impose measures on the Project to ensure compliance with Guidelines, Appendix F and to advance the policies and goals of Senate Bill 100 which commits to 100% clean energy in California by 2045. The Draft EIR indicates that the Project will rely on renewables for 20% of the Project's energy demands but this is not part of the CEQA mitigation program and it is unclear how this measure will be implemented. Flat -roofed warehouse buildings must maximize their reliance on solar power including maximizing solar readiness for future expansion of PV panels to meet additional energy needs (charging of electric trucks).

The Project should be required to adopt further measures to reduce Vehicle Miles Traveled ("VMT") to reduce fuel consumption. The Draft EIR reasons that VMT will be reduced because at full buildout the Project is anticipated to employ approximately 5,000 persons. There is no requirement of local hiring so that assumptions that employees will travel shorter distances to work are not based in fact, and all employees will be dependent on cars as the uphill site is not within reasonable walking distance of any residences or a transit stop. The Project increases VMT and is therefore patently inconsistent with land use plans - local, regional, and State — that aim to reduce VMT. For instance, according to the 2022 CARB Scoping P1an19, 19 https://ww2.arb.ca.gov/sites/default/files/2022-11/2022-sp-appendix-e-sustainable-and-equitable- communities.pdf

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[c]ontrary to popular belief, zero -emission vehicles (ZEV) alone are not enough to solve the climate crisis. The 2022 Scoping Plan illustrates that despite cleaner vehicles and low- carbon fuels, the path to carbon neutrality by 2045 also depends on reducing per capita VMT (the total passenger vehicle miles driven by an average person in California on any given day). To meet the carbon neutrality goal, the Scoping Plan proposes reducing VMT from 24.6 miles per day in 2019 to 18.4 miles by 2030 (a 25 percent reduction) and to 17.2 miles per day by 2045 (a 30 percent reduction).

To reduce VMT consistent with State, regional and local plans, the Project should consider an alternate development scenario involving more mixed -use development balancing professional and business park uses with commercial and warehouse uses. As proposed 94% of the Project's developed space are industrial warehouses. The Project should consider committing to local hiring to reduce VMT. The Project should incorporate safe and accessible bike lanes as well as access to public transit. The City should also explore programmatic VMT mitigation options.

Other jurisdictions like the City of Escondido are evaluating "VMT Exchange Programs" for instance20. See also 2"2.

Finally, mitigation measure 4.3-8 must be revised to require only electric outdoor cargo - handling equipment ("non diesel" includes natural gas/CNG).

Land Use Impacts
Contrary to the conclusions of the Draft EIR, the Project results in significant land use impacts, including, but not limited to, conflicts between the Project and City of Banning General Plan policies as discussed in the GHG section above. The Project also conflicts with General Plan Policies 3.4.8, Policy 3.11.9, Policy 3.12.2, Policy 3.12.3, Policy 3.12.4, Policy 4.1.5, Policy 4.6.2, Policy 8.5.1, Policy 8.6.1, Policy 8.9.2, Policy 8.9.3, 8.9.4, Policy 8.10.4, and Policy 10.1.5 as well as General Plan policies related to noise.

The Project is also inconsistent with Riverside County General Plan Policies, including LU

7.7 in that "buffers" are not required between intense industrial uses and watercourse areas including their habitat. The Project does not provide transportation options and bikeways consistent with Policies C 1.2 and C 1.7. In terms of biological impacts, the EIR does not demonstrate that the Project is consistent with Policy OS 4.9 which "discourage[s] development within watercourses and areas within 100 feet of the outside boundary of riparian vegetation." The record does not demonstrate the Project is consistent with Policy OS 5.5 to "preserve and enhance existing native 20 http s: // www.escondido . org/Data/Sites/ 1 /media/Planning/VMT/EscondidoFeeProgramDocumentation_Publ icReviewDraft10212022_clean.pdf
21 https://www.law.berkeley.edu/wp-content/uploads/2018/09/Implementing-SB-743.pdf 22 hltps://scag.ca.gov/sites/main/files/file-attachments/ladot-vmt-mitigation-program- factsheet.pdf? 1643075436

Sierra Chi) Comments —Beaumont Pointe Project
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riparian habitat." The Project is patently inconsistent with Policies OS 11.1, 11.,2, 11.3 and 16.9 regarding solar energy systems.

The Project is also inconsistent with plans and policies aimed at reducing VMT. The Project will result in 213,809 vehicle miles traveled per year; the heavy-duty truck VMT is 91,040. The Project will exceed the City's adopted VMT threshold by 45%. (Draft EIR, Appendix K2) The VMT Technical Analysis (Appendix K2) suggests strategies that should be applied to the Project (pp. 6-7) including to "provide pedestrian and bicycle network improvements within the development connecting to existing off -site facilities to the east along 4th Street." This was not adopted for the Project. The Draft EIR's transportation section acknowledges that there no transit stops or bicycle facilities within the Project vicinity. (DEIR p. 4.17-2.) The City has apparently an approved Policy on Land Use and Sensitive Receptors which is intended to minimize the effects of warehouses in close proximity to sensitive receptors. This policy includes requirements such as that dock doors shall not be visible from surrounding residential properties; truck bays shall be a minimum of 1,000 feet from the property line of a nearest sensitive receptor; projects shall be designed to ensure adequate on -site queuing; truck driveways shall not front sensitive receptors; that a truck route should be submitted as part of the entitlement package; separate entry and exit points for trucks and passenger vehicles shall be provided to minimize vehicle/truck conflict; pad heights should be varied to provide visual dimension and reduce visible height of a structure; external PA systems are prohibited; wayfinding signage should be posted; a community benefit program shall be funded. (See Attachment B hereto)23. The Project has not evaluated in accordance with this Policy and the Project represents significant conflicts with this Policy.

The EIR must be revised in terms of conflicts with General Plan and other land use policies applicable to the Project. Additional mitigation must be imposed to ensure consistency between the Project and adopted land use plans.

Noise
Construction noise is significant contrary to the EIR's conclusions. The Draft EIR Table

4.13-7 claims a 20 dBA "typical building construction" noise reduction but does not explain why this substantial reduction noise is credited. The Draft EIR's Noise Study (Appendix J) indicates that this 20 dBA reduction is applied "for typical buildings with `windows closed'," meaning, apparently, that the analysis assumes all residences in the vicinity of the Project site will not experience significant noise impacts because they will have their windows closed Monday through Saturday during the five-year construction period. This raw assumption does not account for homes without air conditioning (in summer months), nor does not account for the fact that people use exterior spaces of their homes (backyards). Nor does it account for the fact that wildlife will experience unabated noise during the Project's five-year construction period. Noise has harmful 23 https://www.beaumontca.� •ov/DocurnentCenterNiew/37935/Final-PLUS

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effects on wildlife species (see above). The analysis (Table 10-2) indicates significant impacts at "BIO" receivers during construction in particular as to BIO-3 (164 feed southwest of the Project site opposite the planned loading dock area of Building 4). Moreover, all construction noise levels exceed the residential noise standards applicable to the Conserved Area. Noise is very harmful to animal species.24
Furthermore, the construction noise analysis apparently does not measure or account for off - site construction activities including the extension of 4th Street or encroachments into the Open Space areas that are described in the Draft EIR including the construction of the "manufactured slopes" in these areas (see Appendix J, Noise Study Exhibit 10-A). The Project Description notes that off -site improvements include the installation of water, recycled water, and sewer lines, which would occur up to 350 feet east of the Project site in the 46 Street right of way. These activities are not captured by the construction noise analysis in terms of receiver locations. Finally, the construction noise analysis does not account for periods where construction will overlap with Project operations, meaning that noise events will be occurring simultaneously.

In terms of operational noise impacts, "loading dock" activity has a referenced noise level of 65.7 dBA at 50 feet according to the EIR. (Appendix J, p. 57). At 164 feet, BIO 3 can be expected to experience significant noise conditions particularly at nighttime. Indeed, the noise study indicates a significant impact at nighttime with respect to BIO-2 and BIO-3 (46.2 dBA and 50.2 dbA respectively.) This i.s a significant and unmitigated impact of the Project. Also, there were apparently no "ambient noise levels" taken for the BIO receivers meaning that the Draft EIR does not measure or disclose the increase in noise with respect to the conservation area to the south (see Tables 9-5 and 9-6).

The City must adopt all feasible mitigation measures for significant noise impacts. For impacts to the conservation area, this includes relocating, shrinking or clustering buildings to allow for more buffering between noise sources and sensitive biological receptors, installing noise absorbing walls, limiting nighttime activities including truck deliveries, prohibiting "PA" systems especially at night, prohibiting the use of generators except in case of emergency, ensuring a daytime schedule for trash compaction and collection, and ensuring lights are dimmed off to the maximum amount or turned off when not in use. (See Attorney General Warehouse Best Practices "Warehouse Siting and Design Considerations.")25 Thousands of trucks per day are anticipated to arrive at the Project site on a 24 basis, utilizing travel lanes in and around the Project site adjacent to the conserved lands.

For significant traffic noise impacts, again site design measures including reducing the size or number of buildings to reduce the amount of truck traffic is feasible mitigation. Additionally, limiting the hours of operation/deliveries/loading dock activities to daytime hours is another feasible and reasonable means to reduce significant nighttime traffic noise impacts. 24 https://www.nature.org/content/dam/tnc/nature/en/d.ocuments/Shale_Practices Noise Control.pdf 25 https://oag.ca.gov/sites/all/files/agweb/pdfs/environmentlwarehouse-best-practices.pdf

Sierra Club Comments —Beaumont Pointe Project
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The Draft EIR proposes only one noise mitigation measure for significant, long-term noise impacts due to intense industrial operations including significant truck traffic on local roadways.

Sierra Club submits that numerous measures are available to reduce noise at the Project site due to Project operations including, for instance, paving roads with low noise asphalt (see, id., p. 9; see also26, 27). Due to the porous nature of asphalt, this material can reduce roadway noise by 3 dBA to 5 dBA28 (the Draft EIR dismisses this measure). Also for instance, loading docks can be designed with noise attenuating features such as a foam seal and enhanced bumpers on the deck leveler to reduce "dock mating noise." Ensuring a tight connection between the truck and the building will ensure that all unloading is done directly in the building. Again for instance, a completely roofed loading dock and roll up doors that are closed during trailer unloading would reduce nighttime noise if loading activities are permitted at nighttime. In terms of on -site equipment, all cargo moving equipment shall be installed with self-adjusting "back up" beepers that adapt to the noise environment.29 30
Transportation
Project related traffic will use SR 60 and I-10 in route to/from the Project site via Portero Boulevard and 4th Street. The Draft EIR does not disclose that Project related traffic will contribute to cumulatively significant traffic impacts thereby requiring mitigation, and in fact, no traffic mitigation is required through the CEQA mitigation program. The Traffic Impact Analysis (Appendix K1), however, states:
the proposed Project is not anticipated to require the construction of any off -site improvements, however, there are improvement needs identified at off -site intersections for future cumulative traffic analysis scenarios. As such, the Project Applicant's responsibility for the Project's contributions towards deficient off -site intersections is fulfilled through payment of fair share and/or payment into pre- existing fee programs (if applicable) that would be assigned to the future construction of the identified recommended improvements. The Project Applicant would be required to pay requisite fees and/or fair share contributions consistent with the City's requirements (see Section 10 Local and Regional Funding Mechanisms). (See also Table 1-4.)
26 https://www.petronaftco.com/asphalt-reduces-noise/
27 hops://dot.ca.gov/-/media/dot-media/programs/environmental-analysis/documents/env/quieter-pavement- al ly.pdf
28 https://www.sunlandasphalt.com/can-we-reduce-road-noise-by-selecting-a-certain-pavement-type/ 29 hops:// www.cpwrconstructionsolutions.org/heavy_equipment/solution/792/self-adjusting-and- directional-backup-
alarms.html#:':text=Self%2Dadjusting%20and%20directional%20backup%20alarms%20are%20an%20en gineering%20control.the%20vicinity%20of%20the%20vehicle. 3o https://www.forkliftamerica.com/forklift-backup-alarms/

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This is a significant cumulative impact contrary to the conclusions of the Draft EIR. (DEIR p. 4-

17.21.) The City must fmd the impact to be significant. The EIR indicates that a number of intersections will operate at unacceptable levels of service. (See Draft EIR Exhibit 5-7, 5-8, and 5-

9.) The EIR indicates a number of needed improvements. (See Draft EIR section 5.7.1) The Project is not conditioned to make any fair share payments for needed traffic improvements.

The traffic model assumes that 25% of Project related vehicle traffic will use Portero Boulevard between 4th Street and Oak Valley Parkway thereby passing by existing residences to the west of Portero Boulevard. This is not disclosed in the Draft EIR. The traffic model assumes no truck traffic on this same roadway segment although there is nothing preventing or restricting trucks from using this roadway segment for access to I-10. The Project must establish a "Truck Route" to ensure that Project related truck traffic does not use Portero Boulevard north of the "new" interchange to reach I-10. If trucks use this segment of Portero Boulevard they will pass homes/sensitive receptors. The EIR states that the Project is not "anticipated" to use the Beaumont Avenue and I-10 off ramps but there is no designated and enforceable truck route that would prevent trucks from using this off ramp. On the other hand, the analysis appears to assume that Portero Boulevard and I-10 ramps will be utilized by Project trucks. (See Table 4.17-3.) Contrary to the EIR's conclusions, the Project conflicts with General Plan policies related to transportation including Policies 4.1.5, 4.2.2, 4.2.5, 4.4.3, where there is no public transit available at the Project site and the Project proposes none.

In short, the Draft EIR's conclusion that the Project does not result in cumulatively significant traffic impacts is not supported. Table 4.17.3 indicates that the Project results in cumulatively significant impacts to the studied intersections. Therefore mitigation is required.

Wildfire Evacuation
The Project site is in a "Very High Fire Hazard Zone." The Project is designed so that the entirety of the development will rely on 4th Street and an emergency access point for vehicle ingress/egress points. The location of the Project, the design of the Project, and the intensity of development including the commercial component/hotel raises serious issues of fire safety and evacuation risk.

First, the Draft EIR does not demonstrate that fire response times can be met (the City's goal is five minutes, see General Plan Update p. 22631). The Fire Protection Plan indicates that the closest fire stations are 6.94 and 9.15 minutes from the entrance to the Project site (not the farthest point of the development). (FPP p. 35.) Both are staffed with a single fire engine. Riverside County has also recommended a 5 minute response time (90% of the time) for land uses such as large industrial complexes under the category of "heavy urban". (FPP p. 36.) There is no indication in the record that the Project can meet this 5 minute response time due to its more remote and hillside 31 Mips:// www.beaumontca.gov/DocumentCenter/View/36923Beaumont-GPU Final -rev -22521

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location.

The Draft EIR also does not demonstrate that the Project site can be safely evacuated during a fast-moving major fire event. In addition to visitors to the commercial businesses, including the 125 -room hotel, the Project is expected to employee roughly 5,500 people. The EIR must demonstrate that the number of persons occupying the Project site at any given time can evacuate in a safe and efficient manner including via 4th Street, that is, whether the capacity of 4th St. can handle the mass evacuation of the site; also the record does not indicate whether nearby roadways (Portero Road) can accommodate evacuating persons including residents of existing neighborhoods and employees and visitors of nearby warehouses assuming 4th Street through to SR 60 is blocked by fire. The Project depends on local roadways for connections to SR 60 which are likely not capable of handling the mass evacuation of the site (the Project apparently only improves 350 feet along 4th Street).

The Draft EIR's Evacuation Study (Appendix M2) indicates that under "Scenario 3" (4u' Street) the Project will take approximately 2.5 hours to evacuate, and in combination with the "Hidden Valley Industrial Park" to the west, will take more than 3 hours to evacuate. This must represent a significant impact of the Project in terms of the need for additional fire protection services. The Project's mitigation program does not include mitigation for wildland fire risk impacts.

The Beaumont General Plan requires the preparation of a fire protection and evacuation plan and requires that new development provide two viable points of ingress and egress for emergency vehicles. The General Plan has other policies intended to mitigate fire risk which are not met here. (See General Plan Goals 9.4, 9.5, 9.6.) This includes Policy 9.5.2 stating that fire department resources shall be increased to meet the targeted response time of five minutes. Even with the construction of a new fire station as indicated in the Final EIR there is not evidence that fire response time of 5 minutes can be met for the Project. This new fire station was not evaluated through the Draft EIR and there is not evidence in the record that this new fire station will meet fire response times. Nor does the Project appropriately consider the Amazon facilities located on 4th Street.

Finally, the Fire Protection Plan must be made a mitigation requirement of the Project through the CEQA mitigation program. We could not locate the FPP in the conditions of approval or the mitigation program.

Cumulative Impacts
As noted above, a billion square feet of the Inland Empire is devoted to warehouses. In just a few months, the World Logistics Center (WLC) - the 40 million square foot warehouse complex in eastern Moreno Valley - will break ground. The WLC is located only a few miles from the Project site. The WLC is estimated to generate 12,000 daily diesel truck trips with most of them using SR - 60 —traveling past the Project. It is also estimated to generate more than 50,000 daily vehicle trips.

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The WLC Project has not been included in the Project's cumulative impact analysis. Because the Project will contribute to traffic impacts on SR -60, the cumulative impact analysis must be updated to include forthcoming the WLC Project. (See attached; see also, Attachment C hereto [map of warehouse development in Inland Empire indicating WLC].) Growth Inducement
Based on the Project's development pattern and expansion of infrastructure, including roadways and utilities, and given the site's proximity to undeveloped rural residential lands, the Project presents the potential for growth inducing impacts contrary to the EIR's fmdings. (Guidelines, § 15126 (d).)
Project Alternatives and Findings of Fact
CEQA requires that an EIR describe "a range of reasonable alternatives to the project, or to the location of the project, which would feasibly attain most of the basic objectives of the project and would avoid or substantially lessen any of the significant effects of the project." (Guidelines, § 15126.6 (a).) The "range of alternatives" presented through the EIR do not provide decisionmakers with meaningful alternatives that substantially reduce project impacts and meet most of the basic objectives of the Project. The Reduced Intensity Alternative would still develop 4,000,000 square feet of industrial uses (a total of 4,495,000 sf of industrial development). It would primarily decrease the amount of commercial uses under the Project.

The Draft EIR should evaluate a development alternative with a greater mix of uses, such as business park or professional park uses, to reduce VMT and noise (due to heavy duty truck traffic). Specific plan zoning is an opportunity to create a comprehensive zoning plan for a particular area; and because the Project proposes to entirely redesignate and rezone the properties it is not a foregone conclusion that only industrial uses (with some limited commercial) must be developed. The City should explore a development that truly balances uses to create the type of "transit oriented" development that reduces VMT. The City should also consider an alternative that substantially reduces the amount of industrial development as this is the "primary" development objective of the Project. By reducing industrial development in a meaningful way there is a real opportunity to reduce Project impacts while still providing employment and tax revenue opportunities.

To ensure that alternatives are properly assessed and considered, CEQA "contains a 'substantive mandate' requiring public agencies to refrain from approving projects with significant environmental effects if `there are feasible alternatives or mitigation measures' that can substantially lessen or avoid those effects'." (County of San Diego v. Grossmont-Cuyamaca Community College Dist. (2006)141 Cal.App.4a' 86, 98; Pub. Res. Code § 21002.) A lead agency may not reject an alternative unless the agency makes findings supported by substantial evidence showing that the alternative is infeasible. (Public Resources Code §§ 21081 (a), 21081.5; Guidelines, §§ 15091 (a)(3), 15092.) Rejected alternatives must be "truly infeasible." (County of

Sierra Club Com Dents —Beaumont Pointe R oject
February 20, 2024

Marina v. Bd of Trustees of Calif. State Univ. (2006) 39 Ca1.4t' 341, 369.) Absent findings of infeasibility supported by substantial evidence, the City here must adopt the Reduced Intensity Alternative. The Findings do not demonstrate that this alternative is infeasible. The purported fact that fewer jobs would be created and that the alternative would not meet Project Objectives C, D, and E "to the same extent" as the Project is not a finding of infeasibility of the alternative.

Conclusion
For the reasons above, Sierra Club urges the Council to delay a decision on this Project pending revisions to and recirculation of the EIR as well as the adoption of further mitigation.

Thank you for the opportunity to comment on this Project.

Sincerely,
off..; c ,s„A,
Abigail Smith
Enclosure

A A.

ENVIRONMENT
Ontario still `warehouse king' in
Inland Empire
Large project propels Moreno Valley to No. 2 on
consultant's list of most impacted areas

Traffic flows on Philadelphia Street near warehouses in Ontario last week.

An environmental consultant's data shows the region is becoming more saturated with warehouses.

Image 1 of 2
1 By Jeff Horseman
[email protected]
It's easy in the Inland Empire to feel surrounded by warehouses. But where is the logistics footprint the largest?
Mike McCarthy thinks he knows. Using publicly available data, including information from county assessors' offices, the Riverside environmental consultant recently updated his list of the Inland communities with the most square footage devoted to existing and planned warehouses.

The rankings help residents hold accountable the elected officials who make land -use decisions allowing warehouses, McCarthy said. "Understanding which cities are disproportionately impacted is helpful for local residents to understand where they fit," he said.

McCarthy's rankings, updated from his first list in 2022, paint a picture of a region increasingly saturated with large warehouses, often 1 million square feet or larger.

Thanks to its nexus of freeways and rail lines, proximity to the ports of Los Angeles and Long Beach, an abundance of flat, cheap, available land and a blue-collar workforce, the Inland Empire is a logistics hub supplying Southern California and a nation thirsty for instant delivery of online -ordered goods.

While warehouses employ thousands and provide an economic foundation in a region lacking the high -paying, white-collar jobs of coastal counties, some also hlame logistics for a range of health nrohlems associated with toxic

exhaust belched by warehouse -bound trucks.

Critics also assail the logistics industry for destroying local roads with a seemingly endless stream of tractor trailers and warehouse working conditions described as unsafe and sweltering.

McCarthy, a member of Riverside Neighbors Opposing Warehouses, said he made two changes from his 2022 rankings. He included warehouses that have been planned and approved but not yet built. And he added unincorporated communities that aren't officially part of a city.

Ontario, which was No. 1 in 2022, remains at the top of McCarthy's list. "Ontario is still the warehouse king of the Inland Empire," McCarthy said.

Moreno Valley, which ranked No. 11 two years ago, is now second.

The biggest factor in Moreno Valley's jump, McCarthy said, is the World Logistics Center, which will feature 40.6 million square feet of warehouse space on 2,610 acres — roughly equal to 700 football fields — once completed.

About 2.6 million square feet of the center has been built and occupied, Eric Rose, spokesperson for the center's developer, Highland Fairview, said via email. Engineering for the next phase of infrastructure is done, with construction expected to start as early as April, he added.

Moreno Valley Mayor Ulises Cabrera said via a text message that, while logistics brings an "economic uplift" to the city, "we must address its impacts on air quality, wages, benefits, and infrastructure strain, particularly affecting our most vulnerable communities."
The city also needs to "pivot" to industries such as "technology, the renewable energy supply chain, manufacturing, artificial intelligence, and health care," Cabrera said.
"This balanced approach aims not only to enhance our economic landscape," Cabrera said, "but also to ensure a higher quality of life, offering residents opportunities that extend beyond living paycheck to paycheck." Fontana is third on the list. Land controlled by the March Joint Powers Authority, Perris, Rialto, Chino, Jurupa Valley, Beaumont and Rancho

Cucamonga round out the top 10.

One new entry to the top 20 is Menifee, which was not previously ranked.

McCarthy said Menifee makes the latest list because "there's just a lot of planned activity going along on (the city's) border with Perris on Ethanac Road."
Redlands did not make the top 20 list.

Some cities rank lower on the list than they did in 2022.

Chino dropped to No. 7 from No. 4, Riverside dropped from 10 to 13, Corona dropped from 12 to 16 and Colton dropped from 15 to 18. "The biggest trend that I'm seeing is just the continuation of logistics sprawl," McCarthy said. "The cities that are the hotbeds for new activity for the planned warehouses are farther from the ports. We're talking about Moreno Valley, Beaumont, Mead Valley, Temescal Valley (and) Menifee.

Those are all 80 to 100 miles from the ports."
McCarthy said he was "a little surprised" to see the biggest changes on his list occurring in Riverside County.
"I don't know if that's just because the San Bernardino County cities are more built out," he said. "But almost all of the big changes happened in Riverside on my list."
The list is sobering to Ana Gonzalez, executive director of the Jurupa Valley - based Center for Community Action and Environmental Justice. "We feel kind of heartbroken" because the list includes cities where the center has been working with residents to mobilize against warehouse growth, Gonzalez said.

The list also includes communities that are heavily Black and Latino, Gonzalez added. "We just see this perpetration of environmental racism in our communities."
Gonzalez said the list underscores the need for the state government to intervene to stem the tide of logistics development. Politico reported last month that Assembly Speaker Robert Rivas, D -Hollister, asked lawmakers to forma "warehouse working group" to rein in the problems associated with

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Attachment A

NORTH AMERICAN COUNCIL FOR FREIGHT EFFICIENCY
AMPING UP: CHARGING INFRASTRUCTURE

FOR ELECTRIC TRUCKS
Widespread innovation and technological advances
are producing technologies and practices that could
affect decisive, revolutionary, and potentially disruptive opportunities across the transportation industry. As
novel concepts, new applications, and original modes of behavior reach the market, fleets and manufacturers need information on the benefits, challenges, and risks so that everyone can profit in this evolving landscape. The North American Council for Freight Efficiency (NACFE) hopes
that by fleet managers, manufacturers, and others using its Guidance Reports in the months and years leading to launch, the first generation of production technologies will perform much better and offer higher return on investments.

This report focuses on charging infrastructure
considerations for North American commercial battery
electric vehicles (CBEVs). In its previous Guidance Reports, Electric Trucks —Where They Make Sense and Medium
Duty Electric Trucks —Cost of Ownership, NACFE found
that while the benefits of electric vehicles can be huge, so are the power requirements for charging them. In fact, the previous reports identified charging infrastructure as one of the largest unknowns and sources of anxiety for
fleets considering near -term adoption of this technology.

NACFE created this Guidance Report to provide unbiased
information detailing the multiple factors to consider in infrastructure planning for charging CBEVs. While there @ 2019 North American Council for Freight Efficiency, All rights reserved. The contents of this document are provided for informational purposes only and do not constitute an endorsement of any product, service, industry practice, service provider, manufacturer, or manufacturing process. Nothing contained herein is intended to constitute legal, tax, or accounting advice, and NACFE assumes no liability for use of the report contents. No portion of this report or accompanying materials may be copied, reproduced, or distributed in any manner without express attribution to the North American Council for Freight Efficiency.

is no "one size fits all" solution to charging, there are common steps and considerations that any fleet considering deployment of electric trucks should undertake in order to ensure they have a complementary and cost-effective
charging strategy in place.

This is the third in a series of NACFE guidance reports on electric trucks. It will be followed by Guidance Reports on Class 7 and 8 day cabs and Class 8 long -haul electric vehicles. The goals of this guidance report are to: a) give an overview of electric vehicle supply equipment (EVSE); b) provide information on procuring charging stations and the required electricity; and c) provide common steps and considerations to ensure a complementary and cost-
effective charging strategy.

METHODOLOGIES
NACFE's research for this report included
interviewing key people with first-hand knowledge
of electric vehicle charging infrastructure at fleets,
manufacturers, suppliers, utilities, and industry
groups. The report includes an extensive list of
references to assist readers interested in pursuing
more detail. intervlewees were specifically asked what
they would want to see in this report and NACFE has
taken care to include these wants in the final report.

This report builds off the NACFE Guidance Reports:

Electric Trucks —Where They Make Sense, published
in May 2108, and Medium Duty Electric Trucks —Cost
of Ownership, published October 2018.

SCOPE OF THIS REPORT
The report covers charging considerations for CBEVs
currently in production for freight delivery. Because
most CBEVs are currently being deployed in the goods
movement sector in the medium -duty urban delivery and
drayage sectors, much of the best practices and lessons learned come from these applications. And while we
touch on considerations for long -haul CBEVs, much of this information is speculative at this point in time as electric trucks have yet to be deployed for this application in any meaningful way.

03 FIGURE ES1

ELECTRIC TRUCK CHARGING INFRASTRUCTURE COMPONENTS
1: •

HARDWARE
The physical charging stations. ports,
panels, transformers, ett~, including
wiring/conduit. transformer upgrades,
and installation
Des not very dramatically from
companyire company.Main
dlfferentiators are connector types.
speed, and price
Utility programs may cover some
hardware costs

INFRASTRUCTURE BASICS

SOFTWARE/NETWORKING
Can be buiit•in to chargers or purchased
from third -party vendors to complement
chargers' built-in software
Enables cost-effective Charging
management, along with integration of
distributed energy resources (DERs) and
grld services
Provides data and enalytics to fleet
managers to Inform charging decisions
Main differentiator between electric
vehicle supply equipment (EVSE)
provider companies
Networks can be closed or open
ELECTRIC VEIlICLE SUPPLY EQUIPMENT
When planning for charging infrastructure, fleets must
plan for three separate but related components: hardware, software/networking, and maintenance.

The hardware consists of the electric vehicle supply
equipment (EVSE), also known as a charging station,
which charges the batteries of electric vehicles. The most common type of EVSE is a plug-in charging station, which plugs into a port on the truck to recharge it. Unfortunately, charging station connecters are not yet standardized,
and there are a number of competing charging station
connector types throughout the world (e.g., SAE J1772,
CCS, CHAdeMO, Tesla, etc.).

It is important to pair electric trucks with the appropriate type of connector. However, standardizing connectors may eventually occur for regional marketplaces as one

MAINTENANCE
Timely repair of charging equipment is
essential for ensuring vehicle uptime
Service packages available to monitor
and repair equipment
Necessary for proactively identifying
and addressing issues
configuration wins significant market share advantage
over others. In the near term, commercial vehicles may
be developed with several adapters to deal with various charging station constraints or forced to use proprietary connections and be limited to proprietary charging stations.

Similarly, some charging stations offer multiple connector types to ensure usability across different vehicles. The connector choice may not be an issue for fleets with only one CBEV model and with dedicated A -B -A type routes
where the vehicle only charges from its home base.

However, if a fleet is using competing CBEV models from different manufacturers but wanting to use the same
charging system, there may be need for adapters. Thus,
for fleets that choose their vehicles first, they will need to know what type of port the truck has in order to plan which charger type(s) to purchase.

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