Agenda packet — Beaumont City Council, May 21, 2024 (part 19 of 23)

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

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

3.5 PLANNING AREA STANDARDS

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

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

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

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

The retail -use buildings feature large facade openings with large doors, to allow for dynamic interaction of indoor / outdoor activities and varied uses to spill out onto the "Promenade" and park areas. Potential activity and wellness -based retail uses consist of indoor go-karting, stationary surf wave pools, indoor CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-16

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

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

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Legend
0 0
Primary Entry Monumentation (Figure 4-4) ,
Secondary Project and Tenant Monumentation (Figure 4-5)* 50' Freeway Oriented Pylon Signs (Figure 4-54)*
Jack Rabbit Trail Streetscape (Figure 4-6)
Entertainment Way Streetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
Emergency Access Road (Figure 2-10)
Interface #2 - Commercial (PA 1) to Off -Site (Eastern Boundary) (Figure 4-13)
Interface #3 - Commercial (PA 1) to Off -Site (Southern Boundary) (Figure 4-14)

GENERAL

COMMERCIAL

4.2 AC

GENERAL COMMERCIAL

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

GATED EMERGENCY

ACCESS ONLY
4TH STREET
Source(s): ESRf, RCTLMA (202x), City of Beaumont (2004), Nearmap imagery {2023) Composite: Proactive Engineering Consultants {20201
0 75 150 300
Figure 3-1
Planning Areas 1 & 2
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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

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

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

Source(s): ESRf, RCTLMA (2019), City of Beaumont (2004), Heammap Imagery (January 2023) Composite: Proactive Engineering Consufiants (2020)
0 150 300 SOa
Figure 3-2
Planning Areas 3, 4, & 5
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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

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

Source{s): ESRf, RCTLMA (2027), City of Beaumont (2004), Nearmap Imagery {January 2023) Composite: Proactive Engineering Consuifants {2020)
0 150 300 S00
ee[
Figure 3-3
Planning Areas 6, 7, & 8
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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

3.5.8 PLANNING AREA 9 1 OPEN SPACE 1124.7 ACRES
a. Description
Planning Area 9 consists of 124.7 acres designated as Open Space in the southern, western, and northern portion of the BEAUMONT POINTE Specific Plan as shown on Figure 3-4. Planning Area 9 is intended to contain a combination of landscaped manufactured slopes, fuel modification areas, Freeway Oriented Pylon Signs, Wildlife Fencing, natural open space, and an optional 1.2 MG water tank (and booster station).

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

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-27

Page 1944 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

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

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-28

Page 1945 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Limits of Disturbance
1124.7 AC
Tf,k
,.. .} %_A ;fir
voU
3pRr�(.

P.A. 10
Legend
0 0
Secondary Project and Tenant Monumentation (Figure 4-5) 50' Freeway Oriented Pylon Signs (Figure 4-5A)*
Jack Rabbit Trail Streetscape (Figure 4-6)
Entertainment Way Streetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
Interface #1 - Industrial (PA 5) to Off -Site SR -60 (Figure 4-12) Interface #4 - Industrial (PA 4) to Open Space (PA 9) (Figure 4-15) Interface #5 - Industrial (PA 8) to Open Space (PA 9) (Figure 4-16) Notes:
*This exhibit identifies the conceptual locations and heights of entry monumentation and freewayoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.
7 o
at
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
Connection to

GATED EMERGENCY

ACCESS ONLY
FRpNTRG' ROR0
4TH S1REEf

PRIVATE ACCESS
Existing Jack Rabbit Trail TO HOYT RANCH
Source{s): ESRI, RCTLMA (2019), City of 2ooumonr (2000), Nearmap imagery {January 2023) Composffe: Proactive Engineering Consultants {2a20i
0 075 550 1.100
Figure 3-4
Planning Areas 9 & 10
CHAPTER 3 - DEVELOPMENT STANDARDS 3-29

Page 1946 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

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

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

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

4.2 or greater.

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

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

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

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

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-30

Page 1947 of 2470 ends

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

CHAPTER 3 - DEVELOPMENT STANDARDS 1 3-31

Page 1948 of 2470 ends

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

4.1 PURPOSE AND INTENT

4.2 DESIGN THEME

4.3 ARCHITECTURAL DESIGN GUIDELINES

4.4 SUPPLEMENTAL GUIDELINES FOR

INDUSTRIAL USES

4.5 SUPPLEMENTAL GUIDELINES FOR GENERAL

COMMERCIAL USES

4.6 LANDSCAPE DESIGN GUIDELINES

Page 1949 of 2470 ends

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

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

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

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

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

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

CHAPTER 4 - DESIGN GUIDELINES 4-2

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

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

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

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

Conceptual design theme for THE EXPERIENCE AT BEAUMONT POINTE.

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

CHAPTER 4 - DESIGN GUIDELINES 4-3

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 The retail -use buildings feature large facade
openings with bay doors, to allow a dynamic
interaction of indoor / outdoor activities and varied
uses to spill out onto the "Promenade" and park
areas. Potential activity and wellness -based retail
uses consist of indoor go-karting, stationary surf
wave pools, indoor trampoline parks, ninja obstacle
course gyms, climbing gyms, training facilities, and
various athletic and wellness studios. The uses
provide dynamic lighting, fun wellness
supergraphics, contemporary architecture using
warm and inviting materials, and lush landscaping.

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

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

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

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

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

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

Conceptual architectural aesthetic for BEAUMONT POINTE.

CHAPTER 4 - DESIGN GUIDELINES 14-4

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

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

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

The following guidelines ensure that structural development is visually consistent, appealing, and inviting to the site's business owners and employees, their visitors and customers, and passing motorists. Note that building facades that orient inward to truck courts or service areas or that are not clearly visible from abutting public roads, or are not abutting publicly accessible viewing areas, are still encouraged to incorporate these Building Form guidelines.
(1) Use simple geometric shapes as the overall building form. Rectangular forms are encouraged to promote balance and visual interest. Avoid arbitrary, complicated building forms while providing variation.
(2) Long horizontal wall planes visible from a public street should include a combination of periodic changes in exterior building materials, color, decorative accents, and articulated features. (3) Modulation and variation of building masses between adjacent buildings visible from public streets is encouraged.
(4) Pedestrian entrances to buildings (with the exception of service doors and emergency exit doors) should be obvious, using changes in massing, color, and/or building materials.

Pedestrian and ground -level building entries intended for visitor use should be recessed or covered by architectural projections, roofs, or arcades in order to provide shade and visual relief. (6) Architectural and trim detailing on building facades shall be clean, simplistic, and not overly complicated.
(7) Materials applied to any elevations shall turn the corner of the building and continue to a logical termination point in relation to other architectural features or massing. (5)
CHAPTER 4 - DESIGN GUIDELINES 1 4-5

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003

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

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

CHAPTER 4 - DESIGN GUIDELINES 4-6

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 (2) Window styles and trims shall be consistent in form and color in each Planning Area. Window trims shall be finished in a consistent color on each building.
(3) Gold or unfinished/untreated metal window or door frames are prohibited. Clear silver anodized frames are allowed.
(4) Glass shall be clear or colored with subtle reflectiveness. Silver glass is prohibited. (5) Pedestrian entry doors to buildings shall be clearly defined by features such as overhangs, awnings, and canopies or embellished with decorative framing treatments — including but not limited to accent trim. Dark and confined entries, flush doorways (except emergency exit and service doors), and tacked - on entry alcoves are discouraged.
(6) When necessary to meet Riverside County Fire Code Standards and Fuel Modification Zone depths, no windows are required.

Although provided for
illustrative purposes
only, the image to the
left shows the repetitive
and symmetrical
patterns and
appropriate styles of
windows and doors,
desired for buildings in
BEAUMONT POINTE.

4.3.4 WALLS AND FENCES
The following guidelines for walls and fencing will ensure that these features complement the overall BEAUMONT POINTE design theme, and are attractive from public viewing areas, scaled appropriately, durable, and integrated consistently within the Specific Plan area. (1) Freestanding walls and fences should not exceed a height of fourteen (14') feet, measured from the base of the wall/fence to the top of wall/fence.
(2) Landscaped berms may be used in combination with walls or fences. When this occurs, the height of the berm may be in addition to the wall or fence height. (3) Landscaping may be used for visual screening instead of walls and fences in locations where a solid physical barrier is not needed.
(4) Walls and fences in public view should be built with attractive, durable materials. (5) Chain -link fencing is only allowed in areas not within view of public streets.

CHAPTER 4 - DESIGN GUIDELINES 4-7

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
(6) Along public street frontages, long expanses of wall surfaces should be offset and/or architecturally treated to prevent monotony. Techniques to accomplish this may include, but are not limited to:
openings, material changes, pilasters and posts, and staggered sections. (7) Wall and fencing materials shall be compatible with other design elements of BEAUMONT POINTE. 192
198
200
1 �'l11III�Ihh�1IIIIII '°'911::"H""1111119111110111�� I Although provided for illustrative purposes only, the image above shows screening and wall concepts for truck courts and loading docks.

CHAPTER 4 - DESIGN GUIDELINES 4-8

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.3.5 TRUCK COURTS AND LOADING DOCKS
(1) Loading doors, service docks, and equipment areas should be oriented or screened to reduce visibility from public roads and publicly accessible locations within BEAUMONT POINTE. Screening may be accomplished with solid walls or fences that are compatible with the architectural expression of the building. Screening may also be accomplished by the combination of walls, landscaping and berms. (2) Buildings shall not have loading docks on the building fagade(s) facing Entertainment Way. (3) No loading or unloading activity is permitted to take place from public streets. (4) Truck and service vehicle entries should be designed to provide clear and convenient access to truck courts and loading areas such that passenger vehicle, pedestrian, and bicycle circulation is not adversely affected by truck movements.
(5) Loading bays that are utilized by refrigerated trailers shall have dock seals and be equipped with plug- in electrical outlets.
(6) Conduit shall be installed in truck courts in logical locations that would allow for the future installation of charging stations for electric trucks, in anticipation of this technology becoming available in the lifetime of BEAUMONT POINTE.
(7) Electrical rooms to hold sufficiently sized electrical panels should be installed to facilitate the future potential installation of electrical connections from the electrical room to dock doors and/or a separate designated location where diesel engine trucks and/or trailers for freezer/refrigerated warehouse space would park and connect to the electrical system.

Although provided for illustrative purposes only, the image above conceptually shows the design of truck courts and loading docks.

4.3.6 GROUND OR WALL -MOUNTED EQUIPMENT
(1) Ground -mounted equipment, including but not limited to mechanical or electrical equipment, emergency generators, boilers, storage tanks, risers, and electrical conduits, should be screened when feasible from public viewing areas including adjacent public roads. Screening may be accomplished with solid walls, fences, or landscaping.

CHAPTER 4 - DESIGN GUIDELINES 1 4-9

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BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
(2) Electrical equipment rooms should be located within the building envelope. Pop -outs or shed -like additions are discouraged.
(3) Wall -mounted items, such as roof ladders or electrical panels, should not be located on the building facade facing adjacent public roads. Wall -mounted items should be screened or incorporated into the architectural elements of the building so as not to be visually apparent from the street or other public areas.

Although provided for illustrative purposes only, the image above shows how ground or wall -mounted equipment would be secured and screened from public viewing areas with landscaping.

4.3.7 ROOFTOP EQUIPMENT
(1) With the exception of solar panels, rooftop equipment, including but limited to mechanical equipment, electrical equipment, storage tanks, cellular telephone facilities, satellite dishes, vents, exhaust fans, smoke hatches, and mechanical ducts, shall be screened by rooftop screens or parapet walls so as not to be visible from abutting public roads, and publicly accessible locations within BEAUMONT POINTE. (2) Integrate rooftop screens (i.e. parapet walls) into the architecture of the main building. Wood finished rooftop screens are prohibited.
(3) Design the roofs of Industrial buildings to support the future installation of solar panels.

Although provided for illustrative purposes only, the image above shows how rooftop equipment can be screened from public viewing areas.

CHAPTER 4 - DESIGN GUIDELINES 1 4-10

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.3.8 TRASH ENCLOSURES
(1) All outdoor refuse containers shall be screened within a permanent, durable enclosure and should be oriented so they are not easily visible from public roads, publicly accessible parking lots within the EXPERIENCE AT BEAUMONT POINTE, or other public viewing areas. The enclosure's design shall reflect the architectural style of adjacent buildings and use similar, high -quality materials. (2) All outdoor trash enclosures shall be constructed with solid roofs to prevent exposure of dumpster contents to rainfall and prevent polluted storm water runoff from these structures. (3) Refuse collection areas shall be located behind or to the side of buildings, away from the building's main entrance, subject to approval by the City's waste hauler.

4.3.9 OUTDOOR EMPLOYEE AMENITIES
(1) Bicycle racks and lockers should be provided at each building or in a common area that serves multiple buildings to encourage non -vehicular circulation.
(2) Industrial buildings should include an outdoor employee amenity area, including tables and chairs so that workers do not have to travel off -site for outdoor enjoyment.

Although provided for illustrative purposes only, the image above shows the placement of outdoor patio break areas and employee amenities adjacent to buildings.

4.3.10 OUTDOOR LIGHTING
Outdoor lighting of BEAUMONT POINTE is an essential architectural component that provides aesthetic appeal, enhances safe pedestrian and vehicular circulation, and adds to security. The Design Guidelines provide for thematically -related and complementary lighting fixtures for both Industrial and General Commercial land uses to establish thematic continuity. Lighting within the public rights -of -way shall adhere any applicable City of Beaumont Outdoor Lighting standards and as directed by Wildlife Resource Agencies.

All other lighting on private property in the Specific Plan should adhere to Chapter 8.50 of the City of Beaumont Municipal Code — Outdoor Lighting and the following guidelines:

CHAPTER 4 - DESIGN GUIDELINES 1 4-11

Page 1959 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 (1) Minimize glare and "spill over" light onto public streets, MSHCP open space, CA -60, and adjacent properties by using downward -directed lights and/or cutoff devises on outdoor lighting fixtures, including spotlights, floodlights, electrical reflectors, and other means of illumination for signs, structures, parking, loading, unloading, and similar areas. (2) Select all lighting fixtures used in the Specific Plan area from the same — or complementary — family of fixtures with respect to design, materials, fixture color, and light color. Use of LED lighting is encouraged.
(3) Lights should be unbreakable plastic, recessed, or otherwise designed to reduce the problems associated with damage and replacement of fixtures.
(4) Neon and similar types of lighting are prohibited except as part of advertising signage. (5) Locate all electrical meter pedestals and light switch/control equipment in areas with minimum public visibility or screen them with appropriate plant materials. (6) Illuminate parking lots, loading dock areas, pedestrian walkways, building entrances, and public sidewalks to the level necessary for building operation and security reasons. Dimmers and motion detectors are permitted.
(7) Along sidewalks and walkways, the use of low mounted fixtures (ground or bollard height), which reinforce the pedestrian scaled, are encouraged.
(8) Use exterior lights to accent entrances, plazas, activity areas, and special features. (9) To illuminate parking lots or parking structures and their pedestrian links that provide more than five parking spaces for use by the general public, provide a minimum coverage of one foot-candle of light with a maximum of eight foot-candles on the parking or walkway surface, unless otherwise approved by the City of Beaumont for visibility and security.
(10) To illuminate aisles and passageways within a building complex, provide a maximum of one-half to one foot-candle of maintained lighting.
(11) High Pressure Sodium (HPS) light fixtures are prohibited for site lighting.

Although provided for
illustrative purposes only,
the images above and to
the left conceptually depict
lighting fixtures consistent
with the overall theme of
BEAUMONT POINTE, and
minimizes glare and spill
over onto public streets
and adjacent properties.

CHAPTER 4 - DESIGN GUIDELINES 1 4-12

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BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003

4.3.11 SIGNAGE GUIDELINES
A Uniform Sign Program for BEAUMONT POINTE shall be prepared and approved by the City of Beaumont.

Signage Guidelines are provided by the approved Beaumont Pointe Sign Program. All signage in the Beaumont Pointe Specific Plan will adhere to the guidelines laid out in the Sign Program.

4.4 SUPPLEMENTAL GUIDELINES FOR INDUSTRIAL USES
This section sets forth additional guidelines that
address the design of building sites and
considerations unique to all uses permitted within
the Industrial land uses (Planning Areas 3 through
8).
(1) Locate the office portion of warehouse
buildings at the corner(s) of the building. For
buildings adjacent to Entertainment Way,
orient the office toward these roads to provide
visual interest from the public roadway.
(2) Orient and screen elements such as outdoor
storage, ancillary fueling, ancillary services,
trash enclosure areas, loading bay doors, and
service docks in ways that minimize their
visibility from Entertainment Way and 4th
Street.
(3) Site design shall specifically address the needs
of pick-up, delivery, and service vehicles
related to Industrial.
a. Design interior driveways and drive
aisles to provide adequate stacking
and prevent queuing of vehicles on
public streets.
b. Locate and design service entrances
so they do not interfere with owner/tenant/customer access. c. Design loading areas to provide for tractor trailer backing and maneuvering on -site and not from a public street.
d. Provide appropriate on -site service vehicle parking/turnouts in an efficient, non -obtrusive location appropriate to the scale and needs of the development. e. Vehicle loading/unloading when parked, shall not impede normal traffic flow. (4) Architectural design of Industrial buildings may be utilitarian in form; however, the design should complement the BEAUMONT POINTE overall design theme.
(5) Textured forms, reveals, or scoring on concrete tilt -up panels is recommended for visual relief and to create a base and cornice expression; however, smooth panels with color variation may be used in lieu of textured finishes.
3303-3323
Hyland Avenue
(6) Use primary roof forms that are flat or gently sloping. The ridge line elevation of the primary roof form should not exceed the parapet wall. Change of parapet height is strongly encouraged.

CHAPTER 4 - DESIGN GUIDELINES 1 4-13

Page 1961 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 (7) Avoid the use of arched gable, hip and shed roof forms as a primary roof form. These roof forms may be used as a secondary/accent roof form.
(8) With the exception of solar panels, screen all rooftop mounted equipment, where required, from public view using materials complementary to those used on the main structure.

4.5 SUPPLEMENTAL GUIDELINES FOR GENERAL COMMERCIAL USES This section sets forth guidelines that address the design of building sites and considerations unique to the
General Commercial uses within THE EXPERIENCE AT
BEAUMONT POINTE (Planning Areas 1 and 2).
(1) Orient buildings to have tenant visibility from 4th Street, and Entertainment Way.
(2) Design building facades that orient toward 4th Street and Entertainment Way to have a welcoming
appearance in context to these streets and to avoid
placing trash enclosures facing these streets. Free-
standing architectural treatment may be used in
front of the building walls to create layering.
(3) Use simple building forms and maximize the play of
light on mass and void to provide strong contrasts.

Blank walls shall be carefully balanced between
glass and wall areas.
(4) Position lower building masses, signage, doors, light fixtures, and/or landscape planters adjacent to
pedestrian entries, particularly entries that may face
4th Street, Entertainment Way, and Jack Rabbit Trail,
in order to create human -scaled development at
these locations.

Although provided for illustrative purposes only,
the image above conceptually shows the design of
(5) Orient primary building entrances away from off THE EXPERIENCE AT BEAUMONT POINTE. street parking areas. Provide well-defined
pedestrian connections from parking areas to building entrances. (6) The use of towers and well-proportioned building elements (arcades, colonnades, recesses, etc.) are encouraged to define entries and create pedestrian scale. (7) Design architectural details (rafter tails, gabled towers, column detail, stone base, etc.) in a contemporary aesthetic which is rooted in the modern contemporary aesthetic. (8) Locate service entrances such that they do not interfere with owner/tenant/customer access. (9) Design loading areas to provide for backing and maneuvering on -site and not from a public street. (10) Provide appropriate on -site service vehicle parking/turnouts in an efficient, non -obtrusive location suitable to the scale and needs of the development. Service and delivery/loading areas shall be separated from customer parking areas and pedestrian circulation areas (walkways, pathways, etc.). (11) Where feasible, provide clearly delineated pedestrian paths from the sidewalks of 4th Street and Jack Rabbit Trail to hospitality, restaurant and recreation land uses constructed within these Planning Areas.

CHAPTER 4 - DESIGN GUIDELINES 1 4-14

Page 1962 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN SPECIFIC PLAN NO. 2019-0003 (12) Position bicycle parking areas near the main entrances of buildings (13) Design roofs for functionality and to complement the overall architectural design of the building.

Although primary roof forms are expected to be horizontal and flat, architectural projections are permitted and encouraged. Incorporate vertical building plane breaks, through changes in building/ridge height, or other accent roof forms to create visual interest. The ridge line elevation of the primary roof form should not exceed the parapet wall. (14) Avoid the use of arched, gable, hip and shed roof forms as a primary roof form. These roof forms may be used as a secondary/accent roof form.
(15) When parapet walls are used, incorporate side/rear elevation returns to preclude an unfinished, "false front" appearance.
(16) Screen all rooftop mounted equipment (except solar panels) from public view using materials complementary to those used on the main structure.

CHAPTER 4 - DESIGN GUIDELINES 1 4-15

Page 1963 of 2470 ends

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

Page 1964 of 2470 ends

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

Page 1965 of 2470 ends

BEAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
Legend
© Primary Entry Monumentation (Figure 4.4)
▪ Secondary Project and Tenant Monumentation (Figure 4-5) EI 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 #1 - 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 q4 - Industrial IPA 4) to Open Space IPA 9) (Figure 4-15) O Interface #5 - Industrial (PA 8) to Open Space (PA 9) (Figure 4-16) Notes:
'This exhibit identifies the conceptual locations and heights of entry monumentation and 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, ,S'C: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 S00 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

Page 1966 of 2470 ends

RFAUMONT POINTE SPECIFIC PLAN
SPECIFIC PLAN NO. 2019-0003
P.A. 10
P.A. 9
PA. 10
1 Connecvon ro
ExHling Jock Rob bil Troll
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 "osr•,
IRA. 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
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

Page 1967 of 2470 ends

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

Page 1968 of 2470 ends

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

Page 1969 of 2470 ends

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

Page 1970 of 2470 ends

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

Page 1971 of 2470 ends

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

Page 1972 of 2470 ends

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

Page 1973 of 2470 ends

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

Page 1974 of 2470 ends

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

Page 1975 of 2470 ends

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

Page 1976 of 2470 ends

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

Page 1977 of 2470 ends

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

Page 1978 of 2470 ends

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): Hunter Landscape (12.11-2020)
Figure 4-6
Conceptual 4th Street Streetscape
CHAPTER 4 - DESIGN GUIDELINES 4-31

Page 1979 of 2470 ends

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

Page 1980 of 2470 ends

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

Page 1981 of 2470 ends

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

Page 1982 of 2470 ends

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

Page 1983 of 2470 ends

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

Page 1984 of 2470 ends

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

Page 1985 of 2470 ends

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

Page 1986 of 2470 ends

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

Page 1987 of 2470 ends

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

Page 1988 of 2470 ends

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

Page 1989 of 2470 ends

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

Page 1990 of 2470 ends

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

Page 1991 of 2470 ends

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

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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).

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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

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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.

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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:

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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

Page 1997 of 2470 ends

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
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

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

Page 1998 of 2470 ends

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 'Street

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P.A. 5
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'

Page 1999 of 2470 ends

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

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
PHASE
D
0 250 500 1,000
Feet
PA. 4
$ry
FFT
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_ PA. 10
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-± Project Boundary
Existing 12" Gravity Sewer Line
•
0 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 vlo air gap to the existing 4 -foot diameter manhole under 4th Street.

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

Page 2000 of 2470 ends

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 TO BE
REMOVED DURING PHASE 2
PHASE
D
0 250 500 1,000
Feet
Existing Jack Rabbit Trail

PRIVATE ACCESS TO

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Afts1.- II
TEMPORARY TURNAROUND I P.A. 10
IN PHASE 2 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

Page 2001 of 2470 ends

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

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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

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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.

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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 2007 of 2470

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.

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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.

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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,

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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

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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.

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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

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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

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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

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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

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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

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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:

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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.

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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.

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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

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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;

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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

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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

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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

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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.

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

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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.

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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

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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

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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

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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,

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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

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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.

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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

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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

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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.

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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;

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- 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.

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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,

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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.

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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 -

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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

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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

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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.

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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

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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

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BEAUMONT POINTE SPECIFIC PLAN

SIGN PROGRAM
May 11, 2023

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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

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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
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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

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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.
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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

Page 2052 of 2470 ends

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

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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

Page 2054 of 2470 ends

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)
I 1,
ammaromilm
Figure 1
Conceptual Primary Entry Monumentation
page 9 of 15

Page 2055 of 2470 ends

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 monumentatian. The final locations of entry monuments will be 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
-Ssemffrey sign for Camme Fet, InduatrEeL and Tenant.

Company None
Company Name
Company Name
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

Page 2056 of 2470 ends

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
° ,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 eecur 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

Page 2057 of 2470 ends

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 praject(s).

Signage in Planning Areas 1 & 2
page 12 of 15

Page 2058 of 2470 ends

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

Page 2059 of 2470 ends

BEAUMONT POINTE SIGN PROGRAM
Source(s): ESRI, RCTLMA (2021), City of Beaumont (2004), Nearmap imagery (2021) Composite: Proactive Engineering Consultants (2020)
Figure 6
�i✓
0 259 590 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 6, 7, & 8
page 14 of 15

Page 2060 of 2470 ends

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

Page 2061 of 2470 ends

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

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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

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Beaumont City CouncilMay 21, 2024

Beaumont City Council
May 21, 2024