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8th Street Apartments
Geotechnical Engineering Report
January 13, 2023 1 Terracon Project No. 60225161
Prepared for:

National Community Renaissance
9421 Haven Avenue
Rancho Cucamonga, California, 91730
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1355 E. Cooley Drive
Colton, CA 92324
P (909) 824-7311
Terracon.com
January 13, 2023
National Community Renaissance
9421 Haven Avenue
Rancho Cucamonga, California, 91730
Attn: Ms. Tracey Williams
P: (909) 204-3508
E: [email protected]
Re: Geotechnical Engineering Report
8th Street Apartments
1343 E. 8th Street
Beaumont, Riverside County, California
Terracon Project No. 60225161
Dear Ms. Williams:

We have completed the scope of Geotechnical Engineering services for the above referenced project in general accordance with Terracon Proposal No. P60225161 revised November 1, 2022. This report presents the findings of the subsurface exploration and provides geotechnical recommendations concerning earthwork and the design and construction of foundations, floor slabs, pavements, and infiltration systems for the proposed project.

We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this report or if we may be of further service, please contact us.

Sincerely,
T
Octavio Flores, G.I.T
Staff Geologist
Smriti Dhital, P.E.*
Senior Staff Engineer
Registered in North Carolina
Keith P. Askew, P.E., G.E.

Department Manager

Facilities 1 Environmental 1 Geotechnical 1 Materials

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Table of Contents
• ierracon
Introduction 1
Project Description 1
Site Conditions 3
Geotechnical Characterization 3
Groundwater 4
Seismic Site Class 4
Seismic Design Parameters 4
Liquefaction 6
Corrosivity 6
Stormwater Management 7
Geotechnical Overview 8
Earthwork 9
Demolition 9
Site Preparation 9
Subgrade Preparation 10
Excavation 11
Fill Material Types 11
Fill Placement and Compaction Requirements 12
Utility Trench Backfill 13
Grading and Drainage 13
Exterior Slab Design and Construction 14
Earthwork Construction Considerations 15
Construction Observation and Testing 16
Shallow Foundations 16
Design Parameters - Compressive Loads 17
Floor Slabs 18
Floor Slab Design Parameters 18
Floor Slab Construction Considerations 19
Pavements 19
General Pavement Comments 19
Pavement Design Parameters 20
Pavement Section Thicknesses 20
Pavement Drainage 22
Pavement Maintenance 22
General Comments 23
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Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Attachments
Exploration and Testing Procedures
Site Location and Exploration Plans
Exploration and Laboratory Results
Supporting Information
• ierracon
Note: This report was originally delivered in a web -based format. Blue Bold text in the report indicates a referenced section heading. The PDF version also includes hyperlinks which direct the reader to that section and clicking on the mierracon logo will bring you back to this page. For more interactive features, please view your project online at client.terracon.com.

Refer to each individual Attachment for a listing of contents.

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ii

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Introduction
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This report presents the results of our subsurface exploration and Geotechnical Engineering services performed for the proposed construction of two separate two-story apartment buildings along with associated parking spaces to be located at 1343 E. 8th Street in Beaumont, Riverside County, California. The purpose of these services was to provide information and geotechnical engineering recommendations relative to:
■ Subsurface soil conditions
■ Groundwater conditions
■ Seismic site classification per IBC
■ Site preparation and earthwork
■ Foundation design and construction
■ Floor slab design and construction
■ Pavement design and construction
■ Infiltration
The geotechnical engineering Scope of Services for this project included the advancement of test borings, percolation testing, laboratory testing, engineering analysis, and preparation of this report.

Drawings showing the site and boring locations are shown on the Site Location and Exploration Plan, respectively. The results of the laboratory testing performed on soil samples obtained from the site during our field exploration are included on the boring logs in the Exploration Results section.

Project Description
Our initial understanding of the project was provided in our proposal and was discussed during project planning. A period of collaboration has transpired since the project was initiated, and our final understanding of the project conditions is as follows:

Item
Information
Provided
Description
The pdf files listed below were provided by National Community Renaissance via email on October 25, 2022.
■ Plat map: Assessor's Map
■ 2022.04.26 - 8th Ave: Conceptual Site Plan
■ Beaumont - Infiltration Locations
■ PRELIM -LINKED: Commonwealth Land Title Report
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1 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Item
Project
Description
Proposed
Structure
Building
Construction
Finished Floor
Elevation
Maximum Loads
Grading/Slopes
Below -Grade
Structures
Free -Standing
Retaining Walls
Pavements
Building Code
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Description
The project consists of the construction of 48 units of apartments within two buildings in Beaumont, California. Appurtenant infrastructure and resident/guest parking are included. We assume the units will remain as rentals, with no plans to convert them to condominiums.

The project includes the construction of two separate two story apartment buildings (approximately 32 -feet tall) with a footprint encompassing an estimated gross area of 19,000 square feet.

There will be a total of 48 units, 51 parking spaces, open space (TOT LOT), dumpster storage, and a transformer.

Wood- or steel -framed building supported on reinforced concrete foundation system with a concrete slab -on -grades.

Finished floor elevations were not provided but are assumed to be within 3 feet of existing grade.
■ Columns: 80-200 kips
■ Walls: 2 to 4 kips per linear foot (klf)
■ Slabs: 150 pounds per square foot (psf)
Proposed finished grade elevation for the building pad is expected to be at or near existing grades. We anticipate cut and fill on the order of 3 feet will be required to achieve grades. Slopes are anticipated to be less than 5 feet and with an inclination of 2:1 (horizontal:vertical) or flatter.

None anticipated
None anticipated
Paved driveway and parking will be constructed on site.

We assume flexible (asphalt) pavement sections should be considered. Anticipated traffic indices (TIs) are as follows for pavement:
■ Auto Parking Areas: TI=4.5
■ Auto Driveways: TI=5.5
■ The pavement design period: 20 years
2022 CBC
Terracon should be notified if any of the above information is inconsistent with the planned construction, especially the grading limits, as modifications to our recommendations may be necessary.

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Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Site Conditions
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The following description of site conditions is derived from our site visit in association with the field exploration and our review of publicly available geologic and topographic maps.

Item
Parcel
Information
Description
The project is located at 1343 E. 8th Street in Beaumont, Riverside County, California.

Latitude/Longitude (approximate) 33.9318°N, 116.9629°W (See Exhibit D)
The area of the project site is partially developed, with a Existing residential building and concrete pad on the northern half of the Improvements site along with some mature trees. The southern half of the site consists of exposed soils, and light vegetation.

Current Ground The majority of the project site is bare earthen with light Cover vegetation and concrete slabs.

Existing The site slopes downward towards the south and has an Topography approximate elevation ranging between 2620 feet and 2614 feet.

The site is located on the Beaumont Plain, between the San Site Geology Bernardino Mountains and the San Timoteo Badlands. The Beaumont Plain and the site consist of Pleistocene -age, older alluvium that is generally in a dense condition.

Based on the County of Riverside and California Geologic Survey's seismic hazard maps:
• Not in Alquist-Priolo Earthquake Fault zone (AP) or within a Riverside County -designated fault zone
• Low liquefaction potential
Seismic
Conditions
Geotechnical Characterization
We have developed a general characterization of the subsurface conditions based upon our review of the subsurface exploration, laboratory data, geologic setting and our understanding of the project. The individual logs can be found in the Exploration Results and the Figures attachment of this report.

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3 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Stratum
Layer
1 Layer Name
Silty Sand,
Sandy
Silt/Clay
Groundwater
Approximate
Depth to
Bottom
(feet)
0 to 26.5
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General Description
Silty sand with trace clay
and trace gravel, sandy
silt, and sandy lean clay.

Relative
Density /
Consistency
Medium
dense to
very dense/
very stiff to
hard
Groundwater was not observed in the borings while drilling, or for the short duration the borings remained open, to the maximum depth explored of 261/2 feet bgs. These observations represent groundwater conditions at the time of the field exploration and may not be indicative of other times, or at other locations.

According to data collected from the Water Data Library for the State of California from a nearby well, located approximately 0.67 -miles northwest of the site in State Well number 339397N1169691W0011, the highest groundwater level, between December 12, 2005 and November 27, 2018, was recorded at greater than 100 feet below a ground surface elevation of 2644 feet at the well location. Based on the elevation of the apartment site, groundwater depth at the site is assumed to be greater than 50 feet bgs.

Seismic Site Class
Seismic Design Parameters
Based on the soil properties encountered at the site and as described on the exploration logs and results, it is our opinion that the Seismic Site Classification is D. The 2022 California Building Code (CBC) Seismic Design Parameters have been generated using the SEAOC/OSHPD Seismic Design Maps Tool. This web -based software application calculates seismic design parameters in accordance with ASCE 7-16 and 2022 CBC. The 2022 CBC requires that a site -specific ground motion study be performed in accordance 1 California Department of Water Resources, https://wdl.water.ca.gov/waterdatalibrary/Map.aspx .

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4 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
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with Section 11.4.8 of ASCE 7-16 for Site Class D sites with a mapped Si value greater than or equal 0.2.

However, Section 11.4.8 of ASCE 7-16 includes an exception from such analysis for specific structures on Site Class D sites. The commentary for Section 11 of ASCE 7-16 (Page 534 of Section C11 of ASCE 7-16) states that "In general, this exception effectively limits the requirements for site -specific hazard analysis to very tall and or flexible structures at Site Class D sites." Based on our understanding of the proposed structures, it is our assumption that the exception in Section 11.4.8 may be applied to the proposed structure. However, the structural engineer should verify the applicability of this exception.

Based on this exception, the spectral response accelerations presented below were determined using the site coefficients (Fa and Fv) from Tables 1613.2.3(1) and 1613.2.3(2) presented in Section 16.4.4 of the 2022 CBC.

Description
2022 California Building Code Site Classification (CBC)1 Site Latitude (°N)
Site Longitude (°W)
Ss Spectral Acceleration for a 0.2 -Second Period
Si Spectral Acceleration for a 1 -Second Period
Fa Site Coefficient for a 0.2 -Second Period
Fv Site Coefficient for a 1 -Second Period
PGAM Site Modified Peak Ground Acceleration
De -aggregated Modal Magnitude3
Value
D2

33.9318
116.9629

1.932

0.66 1

1.7 0.865g

8.1 1. Seismic site classification in general accordance with the 2022 California Building Code.

2. The 2022 California Building Code (CBC) requires a site soil profile determination extending to a depth of 100 feet for seismic site classification. The current scope does not include the 100 -foot soil profile determination. Borings were extended to a maximum depth of 261/2 feet, and this seismic site class definition considers that similar or denser soils continue below the maximum depth of the subsurface exploration. Additional exploration to deeper depths would be required to confirm the conditions below the current depth of exploration.

3. These values were obtained using the online Unified Hazard Tool by the USGS ( https://earthquake.usgs.gov/hazards/interactive/) for a return period of 2% in 50 years.

A site -specific ground motion study may generate less conservative coefficients and acceleration values which may reduce construction costs. We recommend consulting with a structural engineer to evaluate the need for such study and its potential impact on construction costs. Terracon should be contacted if a site -specific ground motion study is desired.

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5 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
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The site is not located within an Alquist-Priolo Earthquake Fault Zone for fault rupture hazard based on our review of the State Fault Hazard Maps.2 Liquefaction
Liquefaction is a mode of ground failure that results from the generation of high pore - water pressures during earthquake ground shaking, causing loss of shear strength, and is typically a hazard where loose sandy soils exist below groundwater. The California Geological Survey (CGS) has designated certain areas as potential liquefaction hazard zones. These are areas considered at a risk of liquefaction -related ground failure during a seismic event, based upon mapped surficial deposits and the presence of a relatively shallow water table.

According to the County of Riverside, the site is located within an area having low liquefaction potential. Groundwater or seepage was not encountered during the course of drilling and has historically been greater than 50 feet bgs. Based on the subsurface conditions encountered the potential for liquefaction is considered low. To evaluate the potential risk for dry seismic settlement, we performed a "dry sand" seismic settlement evaluation using the data from borings B-4.

To determine the amount of "dry sand" seismic settlement, we utilized the software "LiquefyPro" by CivilTech Software, seismic settlement was estimated using the soil profile from exploratory borings B-4. A groundwater depth of 50 feet bgs, a peak ground acceleration (PGA) of 0.865g, and the de -aggregated modal magnitude of 8.1 were utilized as input into the liquefaction analysis program. Settlement analysis used the Ishihara / Yoshimine method and the fines percentage were corrected for liquefaction using the Modify Stark/Olson method.

Based on calculation results, seismically induced settlement of saturated and unsaturated sands is estimated to be less than 1 inch. Differential seismic settlement is anticipated to be less than 2/3 of total settlement across 40 feet.

Corrosivity
The table below lists the results of laboratory soluble sulfate, soluble chloride, electrical resistivity, and pH testing. The values may be used to estimate potential corrosive 2 California Geological Survey. https://maps.conservation.ca.gov/cgs/informationwarehouse .

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Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
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characteristics of the on -site soils with respect to contact with the various underground materials which will be used for project construction.

Boring
Sample
Depth
(feet)
Corrosivity Test Results Summary
Soil
Description
Soluble
Sulfate (%)
Chlorides
(ppm)
Electrical
Resistivity
(S2 -cm)
pH
B-2 0-5 Silty Sand 0.01 95 3,492 6.8
Results of soluble sulfate testing indicate samples of the on -site soils tested possess concentrations within a Class SO when classified in accordance with Table 19.3.1.1 of the ACI Design Manual. Concrete should be designed in accordance with the exposure class SO provisions of the ACI Design Manual, Section 318, Chapter 19.

Stormwater Management
Four in -situ percolation tests were performed to approximate depths of 5 and 10 feet bgs. A 2 -inch thick layer of gravel was placed in the bottom of each boring after the borings were drilled to investigate the soil profile. A 3 -inch diameter perforated pipe was installed on top of the gravel layer in each boring. Gravel was used to backfill between the perforated pipes and the boring sidewall. The borings were then filled with water for a pre-soak period of 24 hours. Testing began after a pre-soak period. At the beginning of the test, the pipes were refilled with water and readings were taken at standardized time intervals. Percolation rates are provided in the following table:

Test Results
Test Locations
(depth, feet bgs)
Soil
Classification
Measured
Percolation Rate
(in/hr.)
Correlated Infiltration
Rate (in/hr)
B-6 (0 to 4.9 ft) Silty Sand 27.5 1.0
B-7 (0 to 10 ft) Silty Sand 60 2.1
B-8 (0 to 5 ft) Silty sand 19 0.7
B-9 (0 to 10 ft) Silty Sand 12 7.2
'If proposed infiltration system will mainly rely on vertical downward seepage, the correlated infiltration rates should be used. The infiltration rates were correlated using the Porchet method.

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Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
■ ierracon
With time, the bottoms of infiltration systems tend to plug with organics, sediments, and other debris. Long term maintenance will likely be required to remove these deleterious materials to help reduce decreases in actual percolation rates.

The percolation tests were performed with clear water, whereas the storm water will likely not be clear, but may contain organics, fines, and grease/oil. The presence of these deleterious materials will tend to decrease the rate that water percolates from the infiltration systems. Design of the stormwater infiltration systems should account for the presence of these materials and should incorporate structures/devices to remove these deleterious materials. A safety factor should be applied to these measured rates.

Based on the soils encountered in our borings, we expect the percolation rates of the soils could be different than measured in the field due to variations in fines and gravel content. The design elevation and size of the proposed infiltration system should account for this expected variability in infiltration rates.

Infiltration testing should be performed after construction of the infiltration system to verify the design infiltration rates. It should be noted that siltation and vegetation growth along with other factors may affect the infiltration rates of the infiltration areas.

The actual infiltration rate may vary from the values reported here. Infiltration systems should be located a minimum of 10 feet from any existing or proposed foundation system.

Geotechnical Overview
The site appears suitable for the proposed construction based upon geotechnical conditions encountered in the test borings, provided that the recommendations provided in this report are implemented in the design and construction phases of this project.

Undocumented fill soils are likely present on the site that were likely placed for support of the existing improvements. The thickness of the undocumented fill is not noted on the logs of the borings as the contact between fill soils and the underlying native can be difficult to ascertain. We recommend that all fill soils be removed, and the excavation thoroughly cleaned prior to backfill placement and/or construction.

Due to the loose condition and potential low bearing capacity of near surface soils, the foundations should be supported on structural fill. Grading for the proposed foundations should incorporate the limits of the foundations plus a lateral distance beyond the outside edge of footings, where space is available. On -site soils are considered suitable to be used as engineered fill materials. Groundwater is not anticipated to be encountered during construction.

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Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
■ Terracon
The recommendations contained in this report are based upon the results of field and laboratory testing (presented in the Exploration Results), engineering analyses, and our current understanding of the proposed project. The General Comments section provides an understanding of the report limitations.

Earthwork
The following recommendations include site preparation, excavation, subgrade preparation and placement of engineered fills on the project. The recommendations presented for design and construction of earth supported elements including foundations, slabs, and pavements are contingent upon following the recommendations outlined in this section.

Earthwork on the project should be observed and evaluated by Terracon. The evaluation of earthwork should include observation and testing of engineered fill, subgrade preparation, foundation bearing soils, and other geotechnical conditions exposed during the construction of the project.

Demolition
Demolition of the existing building and associated structures should include complete removal of all foundation systems and remaining underground utilities within the proposed construction area. This should include removal of any loose backfill found adjacent to existing foundations. All materials derived from the demolition of existing structures and pavements should be removed from the site and not be allowed for use as on -site fill, unless processed in accordance with the fill requirements included in this report.

Site Preparation
Strip and remove existing vegetation, building, pads, debris, pavements, and other deleterious materials from proposed building and pavement areas. Exposed surfaces should be free of mounds and depressions which could prevent uniform compaction. The site should be initially graded to create a relatively level surface to receive fill and provide for a relatively uniform thickness of fill beneath proposed building structures.

We anticipate that the upper materials were disturbed and may be considered as fill materials that were placed for support of the previous development; the thickness of the disturbed layer or any previously placed fill soil was not easily discernable from our exploration points and therefore not delineated on the boring logs. Terracon does not Facilities 1 Environmental 1 Geotechnical 1 Materials

9 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
r Terracon
have any documentation to show if any previous grading operations were monitored or the fill materials have been compacted and tested. We recommend that all fill soils be removed within the proposed building area and the excavation thoroughly cleaned prior to backfill placement and/or construction. If such documentation exists, Terracon should be notified and the recommendations in this report may be appropriately modified.

Evidence of utilities such as manhole covers and utility markings was observed onsite.

Although no evidence underground facilities such as septic tanks, cesspools, or basements was observed during the site reconnaissance, such features could be encountered during construction. If unexpected fills, utilities, or underground facilities are encountered, such features should be removed, and the excavation thoroughly cleaned prior to backfill placement and/or construction.

Subgrade Preparation
Within the areas of proposed building we recommend that all fill soils be removed, and that the existing soils be removed to a depth of 4 feet below the existing site grade, or 2 feet below the bottom of planned foundations, whichever is greater. Proposed structures may be supported by a shallow foundation system bearing on engineered fill extending to a minimum depth of 2 feet below the bottom of foundations. Structural fill placed beneath the entire footprint of the foundations should extend horizontally a minimum distance of 5 feet beyond the outside edge of footings. On -site soils are considered suitable to be used as structural fill materials. In areas of proposed pavements, we recommend the existing soils be removed to a depth of 2 feet below existing grades, or 2 feet below proposed pavement section, whichever is deeper.

All exposed areas which will receive fill, once properly cleared and benched where necessary, should be scarified to a minimum depth of 10 inches, moisture conditioned as necessary, and compacted per the compaction requirements in this report. Compacted structural fill soils should then be placed to the proposed design grade and the moisture content and compaction of subgrade soils should be maintained until foundation or pavement construction.

Based upon the subsurface conditions determined from the geotechnical exploration, subgrade soils exposed during construction are anticipated to be relatively workable; however, the workability of the subgrade may be affected by precipitation, repetitive construction traffic or other factors. If unworkable conditions develop, workability may be improved by scarifying and drying.

As noted above in Groundwater, shallow groundwater could either exist at the time of grading, or subsurface soils may have a very high moisture content with near saturated conditions. Some moisture conditioning will likely be needed for the project if such conditions prevail. The soils may need to be dried by aeration during dry weather Facilities 1 Environmental 1 Geotechnical 1 Materials 10

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
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conditions, or using an additive, such as lime or cement, may be needed to stabilize the soil.

Excavation
It is anticipated that excavations for the proposed construction can be accomplished with conventional earthmoving equipment. The bottom of excavations should be thoroughly cleaned of loose soils and disturbed materials prior to backfill placement and/or construction.

Individual contractors are responsible for designing and constructing stable, temporary excavations. Excavations should be sloped or shored in the interest of safety following local, and federal regulations, including current OSHA excavation and trench safety standards.

Fill Material Types
All fill materials should be inorganic soils free of vegetation, debris, and fragments larger than 6 inches in size. Pea gravel or other similar non-cementatious, poorly -graded materials should not be used as fill or backfill without the prior approval of the geotechnical engineer.

Clean on -site soils or approved imported materials may be used as fill material for the following:
■ general site grading ■ foundation backfill
■ foundation areas ■ pavement areas
■ interior floor slab areas ■ exterior slab areas
Imported Fill Materials: Imported fill materials should meet the following material property requirements. Regardless of its source, compacted fill should consist of approved materials that are free of organic matter and debris.

Percent Finer by Weight
Gradation (ASTM C 136)
3" 100
No. 4 Sieve 50-100
No. 200 Sieve 10-40
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11 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
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• Liquid Limit 30 (max)
• Plasticity Index 15 (max)
• Maximum expansion index* 20 (max)
*ASTM D 4829
The contractor shall notify the Geotechnical Engineer of import sources sufficiently ahead of their use so that the sources can be observed and approved as to the physical characteristic of the import material. For all import material, the contractor shall also submit current verified reports from a recognized analytical laboratory indicating that the import has a "not applicable" (Class SO) potential for sulfate attack based upon current ACI criteria and is "mildly corrosive" to ferrous metal and copper. The reports shall be accompanied by a written statement from the contractor that the laboratory test results are representative of all import material that will be brought to the job.

Engineered fill should be placed and compacted in horizontal lifts, using equipment and procedures that will produce recommended moisture contents and densities throughout the lift. Fill lifts should not exceed 10 inches loose thickness.

Fill Placement and Compaction Requirements
Structural fill should meet the following compaction requirements.

Material Type and Location
•
Per the Modified Proctor Test (ASTM D
1557) 1
Minimum
Compaction
Requirement
(%)
Range of Moisture
Contents for Compaction
Above Optimum
Minimum
Maximum
On -site soils and low volume change
imported fill:

Beneath foundations: 90 0% +3%
Beneath interior slabs: 90 0% +3%
Miscellaneous backfill: 90 0% +3%
Beneath pavements: 95 0% +3%
Utility Trenches2: 90 0% +3%
Bottom of excavation receiving fill : 90 0% +3%
Aggregate base (beneath pavements): 95 0% +3%
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12 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Material Type and Location
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Per the Modified Proctor Test (ASTM D
1557) 1
Minimum
Compaction
Requirement
(%)
Range of Moisture
Contents for Compaction
Above Optimum
Minimum
Maximum

1. Maximum density and optimum water content as determined by the modified Proctor test (ASTM D 1557).

2. Upper 12 inches should be compacted to 95% within pavement and structural areas.

Low -volume change imported soils should be used in structural areas.

Utility Trench Backfill
Any soft or unsuitable materials encountered at the bottom of utility trench excavations should be removed and replaced with structural fill or bedding material in accordance with public works specifications for the utility be supported. This recommendation is particularly applicable to utility work requiring grade control and/or in areas where subsequent grade raising could cause settlement in the subgrade supporting the utility.

Trench excavation should not be conducted below a downward 1:1 projection from existing foundations without engineering review of shoring requirements and geotechnical observation during construction.

On -site materials are considered suitable for backfill of utility and pipe trenches from one foot above the top of the pipe to the final ground surface, provided the material is free of organic matter and deleterious substances. Imported low volume change soils should be used for trench backfill in structural areas.

Trench backfill should be mechanically placed and compacted as discussed earlier in this report. Compaction of initial lifts should be accomplished with hand -operated tampers or other lightweight compactors. Where trenches are placed beneath slabs or footings, the backfill should satisfy the gradation and expansion index requirements of engineered fill discussed in this report. Flooding or jetting for placement and compaction of backfill is not recommended.

Grading and Drainage
Positive drainage should be provided during construction and maintained throughout the life of the development. Infiltration of water into utility trenches or foundation excavations should be prevented during construction. Planters and other surface features which could retain water in areas adjacent to the building or pavements should be sealed or eliminated. In areas where sidewalks or paving do not immediately adjoin the structure, we recommend that protective slopes be provided with a minimum grade Facilities 1 Environmental 1 Geotechnical 1 Materials 13

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
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of approximately 5 percent for at least 10 feet from perimeter walls. Backfill against footings, exterior walls, and in utility and sprinkler line trenches should be well compacted and free of all construction debris to reduce the possibility of moisture infiltration.

We recommend a minimum horizontal setback distance of 10 feet from the perimeter of any building and the high-water elevation of the nearest storm -water retention basin.

Roof drainage should discharge into splash blocks or extensions when the ground surface beneath such features is not protected by exterior slabs or paving. Sprinkler systems and landscaped irrigation should not be installed within 5 feet of foundation walls.

Trees or other vegetation whose root systems have the ability to remove excessive moisture from the subgrade and foundation soils should not be planted next to the structure. Trees and shrubbery should be kept away from the exterior of the structure a distance at least equal to their expected mature height.

We recommend construction activities minimize soil compaction at the bottom of infiltration systems. Soil compaction damages soil structure, reduces infiltration rates, limits root growth and plant survivability, and destroys soil organisms. For these reasons site planning, design, and execution, where appropriate, should restrict compaction to infiltration areas.

Exterior Slab Design and Construction
Compacted subgrade composed of on -site clayey soils will expand with increasing moisture content; therefore, exterior concrete slabs may heave, resulting in cracking or vertical offsets. The potential for damage would be greatest where exterior slabs are constructed adjacent to the building or other structural elements. To reduce the potential for damage caused by movement, we recommend:
■ exterior slabs should be supported directly on subgrade fill (not ABC) with no, or very low expansion potential;
■ strict moisture -density control during placement of subgrade fills; ■ maintain proper subgrade moisture until placement of slabs; ■ placement of effective control joints on relatively close centers and isolation joints between slabs and other structural elements;
■ provision for adequate drainage in areas adjoining the slabs; ■ use of designs which allow vertical movement between the exterior slabs and adjoining structural elements.

Facilities I Environmental 1 Geotechnical I Materials

14 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Earthwork Construction Considerations
■ Terracon
Upon completion of filling and grading, care should be taken to maintain the subgrade moisture content prior to construction of floor slabs and pavements. Construction traffic over the completed subgrade should be avoided to the extent practical. The site should also be graded to prevent ponding of surface water on the prepared subgrades or in excavations. If the subgrade should become desiccated, saturated, or disturbed, the affected material should be removed or these materials should be scarified, moisture conditioned, and recompacted prior to floor slab and pavement construction.

On -site clay, and silt soils may pump and unstable subgrade conditions could develop during general construction operations, particularly if the soils are wetted and/or subjected to repetitive construction traffic. The use of light construction equipment would aid in reducing subgrade disturbance. The use of remotely operated equipment, such as a backhoe, would be beneficial to perform cuts and reduce subgrade disturbance.

Should unstable subgrade conditions develop stabilization measures will need to be employed. Stabilization measures may include placement of aggregate base and multi- axial geogrid. Use of lime, fly ash, kiln dust or cement could also be considered as a stabilization technique. Laboratory evaluation is recommended to determine the effect of chemical stabilization on subgrade soils prior to construction.

We recommend that the earthwork portion of this project be completed during extended periods of dry weather if possible. If earthwork is completed during the wet season (typically November through April) it may be necessary to take extra precautionary measures to protect subgrade soils. Wet season earthwork operations may require additional mitigative measures beyond that which would be expected during the drier summer and fall months. This could include diversion of surface runoff around exposed soils and draining of ponded water on the site. Once subgrades are established, it may be necessary to protect the exposed subgrade soils from construction traffic.

Construction site safety is the sole responsibility of the contractor who controls the means, methods, and sequencing of construction operations. Under no circumstances shall the information provided herein be interpreted to mean Terracon is assuming responsibility for construction site safety, or the contractor's activities; such responsibility shall neither be implied nor inferred.

As a minimum, excavations should be performed in accordance with OSHA 29 CFR, Part 1926, Subpart P, "Excavations" and its appendices, and in accordance with any applicable local and/or state regulations.

Excavations or other activities resulting in ground disturbance have the potential to affect adjoining properties and structures. Our scope of services does not include review Facilities 1 Environmental 1 Geotechnical 1 Materials 15

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
■ ierracon
of available final grading information or consider potential temporary grading performed by the contractor for potential effects such as ground movement beyond the project limits. A preconstruction/ precondition survey should be conducted to document nearby property/infrastructure prior to any site development activity. Excavation or ground disturbance activities adjacent or near property lines should be monitored or instrumented for potential ground movements that could negatively affect adjoining property and/or structures.

Construction Observation and Testing
The geotechnical engineer should be retained during the construction phase of the project to observe earthwork and to perform necessary tests and observations during subgrade preparation, proof -rolling, placement and compaction of controlled compacted fills, backfilling of excavations to the completed subgrade.

The exposed subgrade and each lift of compacted fill should be tested, evaluated, and reworked as necessary until approved by the Geotechnical Engineer prior to placement of additional lifts. Each lift of fill should be tested for density and water content at a frequency of at least one test for every 2,500 square feet of compacted fill in the building areas and 5,000 square feet in pavement areas. One density and water content test for every 50 linear feet of compacted utility trench backfill. This testing frequency criteria may be adjusted during construction as specified by the geotechnical engineer of record.

In areas of foundation excavations, the bearing subgrade should be evaluated under the direction of the Geotechnical Engineer. In the event that unanticipated conditions are encountered, the Geotechnical Engineer should prescribe mitigation options.

In addition to the documentation of the essential parameters necessary for construction, the continuation of the Geotechnical Engineer into the construction phase of the project provides the continuity to maintain the Geotechnical Engineer's evaluation of subsurface conditions, including assessing variations and associated design changes.

Shallow Foundations
If the site has been prepared in accordance with the requirements noted in Earthwork, the following design parameters are applicable for shallow foundations. Based on our understanding of the project and the subsurface profile of the site, the proposed structures may be supported on a conventional shallow foundation system.

Facilities 1 Environmental 1 Geotechnical 1 Materials 16

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Design Parameters - Compressive Loads
Item
Foundation Support
Net Allowable Bearing pressure
(On -site soils structural fill)
Minimum Foundation Width
Minimum Embedment Depth
Modulus of Subgrade Reaction, kb
Ultimate Passive Resistance
Ultimate Coefficient of Sliding
Friction
Estimated Total Static Settlement
from Structural Loads
Estimated Differential Settlement
r ierracon
Description
Engineered fill extending to a minimum depth
of 2 feet below the bottom of foundations, 4
feet below existing grades, or the depth of
removed undocumented fill, whichever is
greater.
3,000 psf
18 inches
24 inches
150 pci
380 pcf

0.35 about 1 inch
About 1/2 of total settlement

1. The maximum net allowable bearing pressure is the pressure in excess of the minimum surrounding overburden pressure at the footing base elevation. An appropriate factor of safety has been applied.

2. Values provided are for maximum loads noted in Project Description. The foundation settlement will depend upon the variations within the subsurface soil profile, the structural loading conditions, the embedment depth of the footings, the thickness of compacted fill, and the quality of the earthwork operations.

3. Unsuitable or soft soils should be over -excavated and replaced per the recommendations presented in the Earthwork.

4. Use of passive earth pressures requires the footing forms be removed and compacted structural fill be placed against the vertical footing face. A factor of safety of 2.0 is recommended.

5. Can be used to compute sliding resistance where foundations are placed on suitable soil/materials. Should be neglected for foundations subject to net uplift conditions. A factor of safety of 1.5 is recommended.

6. Differential settlements are as measured over a span of 40 feet.

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17 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
■ ierracon
Finished grade is defined as the lowest adjacent grade within five feet of the foundation.

The allowable foundation bearing pressure applies to dead loads plus design live load conditions. The design bearing pressure may be increased by one-third when considering total loads that include wind or seismic conditions. The weight of the foundation concrete below grade may be neglected in dead load computations.

Foundations should be reinforced as necessary to reduce the potential for distress caused by differential foundation movement. Foundation excavations should be observed by the geotechnical engineer. If the soil conditions encountered differ significantly from those presented in this report, supplemental recommendations will be required.

Floor Slabs
Design parameters for floor slabs assume the requirements for Earthwork have been followed. Specific attention should be given to positive drainage away from the structure and positive drainage of the aggregate base beneath the floor slab.

Floor Slab Design Parameters
Item
Interior floor
system
Floor Slab
Support'
Subbase
Estimated Modulus
of Subgrade
Reaction 2
Description
Slab -on -grade concrete
Engineered fill extending to a minimum depth of 2 feet below the bottom of corresponding footings, or below undocumented fill, whichever is greater.

Minimum 4 -inches of Aggregate Base
150 pounds per square inch per inch (psi/in) for point loads. (The modulus was obtained based on estimates obtained from NAVFAC 7.1 design charts). This value is for a small loaded area (1 Sq. ft or less) such as for forklift wheel loads or point loads and should be adjusted for larger loaded areas.

The use of a vapor retarder should be considered beneath concrete slabs on grade covered with wood, tile, carpet, or other moisture sensitive or impervious coverings, when the project includes humidity -controlled areas, or when the slab will support equipment sensitive to moisture. When conditions warrant the use of a vapor retarder, the slab designer should refer to ACI 302 and/or ACI 360 for procedures and cautions regarding the use and placement of a vapor retarder.

Saw -cut control joints should be placed in the slab to help control the location and extent of cracking. For additional recommendations refer to the ACI Design Manual.

Facilities 1 Environmental 1 Geotechnical 1 Materials 18

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
■ ierracon
Joints or cracks should be sealed with a water -proof, non -extruding compressible compound specifically recommended for heavy duty concrete pavement and wet environments.

Where floor slabs are tied to perimeter walls or turn -down slabs to meet structural or other construction objectives, our experience indicates differential movement between the walls and slabs will likely be observed in adjacent slab expansion joints or floor slab cracks beyond the length of the structural dowels. The Structural Engineer should account for potential differential settlement through use of sufficient control joints, appropriate reinforcing or other means.

Design parameters for floor slabs assume the requirements for Earthwork have been followed. Specific attention should be given to positive drainage away from the structure and positive drainage of the aggregate base beneath the floor slab.

Floor Slab Construction Considerations
Finished subgrade, within and for at least 10 feet beyond the floor slab, should be protected from traffic, rutting, or other disturbance and maintained in a relatively moist condition until floor slabs are constructed. If the subgrade should become damaged or desiccated prior to construction of floor slabs, the affected material should be removed, and structural fill should be added to replace the resulting excavation. Final conditioning of the finished subgrade should be performed immediately prior to placement of the floor slab support course.

The Geotechnical Engineer should observe the condition of the floor slab subgrades immediately prior to placement of the floor slab support course, reinforcing steel, and concrete. Attention should be paid to high traffic areas that were rutted and disturbed earlier, and to areas where backfilled trenches are located.

Pavements
General Pavement Comments
Pavement designs are provided for the traffic conditions and pavement life conditions as noted in Project Description and in the following sections of this report. A critical aspect of pavement performance is site preparation. Pavement designs noted in this section must be applied to the site which has been prepared as recommended in the Earthwork section.

Facilities 1 Environmental 1 Geotechnical 1 Materials

19 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Pavement Design Parameters
r ierracon
An estimated design R -Value of 30 was used for the subgrade for the asphalt concrete (AC) pavement designs. A modulus of subgrade reaction of 150 pci was used for the Portland cement concrete (PCC) pavement designs. The value was empirically derived based upon our experience with the subgrade soils and our expectation of the quality of the subgrade as prescribed by the Site Preparation conditions as outlined in Earthwork. A modulus of rupture of 600 psi was used in design for the concrete (based on correlations with a minimum 28 -day compressive strength of 4,000 psi).

The recommended sections are based on an assumed R -value and TIs. R -value testing should be performed on actual subgrade conditions of the paved area once grading operations are complete and grades are achieved to verify the assumed value. The project civil engineer or design architect should confirm the assumed TIs and additional sections should be determined if additional loading conditions are needed.

The structural sections are predicated upon proper compaction of the utility trench backfills and the subgrade soils as prescribed by in Earthwork, with the upper 12 inches of subgrade soils and all aggregate base material brought to a minimum relative compaction of 95 percent in accordance with ASTM D 1557 prior to paving. The aggregate base should meet Caltrans requirements for Class 2 base.

Assuming the pavement subgrades will be prepared as recommended within this report, the following pavement sections should be considered minimums for this project for the traffic indices assumed in the table below. As more specific traffic information becomes available, we should be contacted to reevaluate the pavement calculations.

Pavement Section Thicknesses
The following table provides our opinion of minimum thickness for AC sections:

Asphaltic Concrete Design
Layer
AC'
Aggregate Base
Thickness (inches) 1
TI = 4.5 2
4 4
TI = 5.5
4 6

1. All materials should meet the CALTRANS Standard Specifications for Highway Construction.

2. Traffic Index = TI

3. Flexible pavement structural sections were calculated utilizing the Gravel Equivalent Method in accordance with Caltrans Highway Design Manual Ch. 630
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20 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
• ierracon
The following table provides our estimated minimum thickness of PCC pavements.

Layer
PCC
Aggregate
Base
Portland Cement Concrete Design
Thickness (inches) 1'2
ADTT = 10
ADTT = 25
5 6
4 4

1. All materials should meet the CALTRANS Standard Specifications for Highway Construction.

2. Traffic Index = TI
Areas for parking of heavy vehicles, concentrated turn areas, and start/stop maneuvers could require thicker pavement sections. Edge restraints (i.e. concrete curbs or aggregate shoulders) should be planned along curves and areas of maneuvering vehicles.

Although not required for structural support, a minimum 4 -inch thick base course layer is recommended to help reduce potential for slab curl, shrinkage cracking, and subgrade pumping through joints. Proper joint spacing will also be required to prevent excessive slab curling and shrinkage cracking. Joints should be sealed to prevent entry of foreign material and doweled where necessary for load transfer. PCC pavement details for joint spacing, joint reinforcement, and joint sealing should be prepared in accordance with ACI 330 and ACI 325.

Where practical, we recommend early -entry cutting of crack -control joints in PCC pavements. Cutting of the concrete in its "green" state typically reduces the potential for micro -cracking of the pavements prior to the crack control joints being formed, compared to cutting the joints after the concrete has fully set. Micro -cracking of pavements may lead to crack formation in locations other than the sawed joints, and/or reduction of fatigue life of the pavement.

Openings in pavements, such as decorative landscaped areas, are sources for water infiltration into surrounding pavement systems. Water can collect in the islands and migrate into the surrounding subgrade soils thereby degrading support of the pavement.

Islands with raised concrete curbs, irrigated foliage, and low permeability near -surface soils are particular areas of concern. The civil design for the pavements with these conditions should include features to restrict or collect and discharge excess water from the islands. Examples of features are edge drains connected to the stormwater collection system, longitudinal subdrains, or other suitable outlets and impermeable barriers preventing lateral migration of water such as a cutoff wall installed to a depth below the pavement structure.

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21 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Pavement Drainage
r ierracon
Pavements should be sloped to provide rapid drainage of surface water. Water allowed to pond on or adjacent to the pavements could saturate the subgrade and contribute to premature pavement deterioration. In addition, the pavement subgrade should be graded to provide positive drainage within the granular base section. Appropriate sub - drainage or connection to a suitable daylight outlet should be provided to remove water from the granular subbase.

Pavement Maintenance
The pavement sections represent minimum recommended thicknesses and, as such, periodic upkeep should be anticipated. Preventive maintenance should be planned and provided for through an on -going pavement management program. Maintenance activities are intended to slow the rate of pavement deterioration and to preserve the pavement investment. Pavement care consists of both localized (e.g., crack and joint sealing and patching) and global maintenance (e.g., surface sealing). Additional engineering consultation is recommended to determine the type and extent of a cost- effective program. Even with periodic maintenance, some movements and related cracking may still occur, and repairs may be required.

Pavement performance is affected by its surroundings. In addition to providing preventive maintenance, the civil engineer should consider the following recommendations in the design and layout of pavements:
■ Final grade adjacent to paved areas should slope down from the edges at a minimum 2%.
■ Subgrade and pavement surfaces should have a minimum 2% slope to promote proper surface drainage.
■ Install pavement drainage systems surrounding areas anticipated for frequent wetting.
■ Install joint sealant and seal cracks immediately.
■ Seal all landscaped areas in or adjacent to pavements to reduce moisture migration to subgrade soils.
■ Place compacted, low permeability backfill against the exterior side of curb and gutter.
■ Place curb, gutter and/or sidewalk directly on clay subgrade soils rather than on unbound granular base course materials.

Facilities 1 Environmental 1 Geotechnical 1 Materials 22

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
General Comments
• Terracon
Our analysis and opinions are based upon our understanding of the project, the geotechnical conditions in the area, and the data obtained from our site exploration.

Variations will occur between exploration point locations or due to the modifying effects of construction or weather. The nature and extent of such variations may not become evident until during or after construction. Terracon should be retained as the Geotechnical Engineer, where noted in this report, to provide observation and testing services during pertinent construction phases. If variations appear, we can provide further evaluation and supplemental recommendations. If variations are noted in the absence of our observation and testing services on -site, we should be immediately notified so that we can provide evaluation and supplemental recommendations.

Our Scope of Services does not include either specifically or by implication any environmental or biological (e.g., mold, fungi, bacteria) assessment of the site or identification or prevention of pollutants, hazardous materials or conditions. If the owner is concerned about the potential for such contamination or pollution, other studies should be undertaken.

Our services and any correspondence are intended for the sole benefit and exclusive use of our client for specific application to the project discussed and are accomplished in accordance with generally accepted geotechnical engineering practices with no third - party beneficiaries intended. Any third -party access to services or correspondence is solely for information purposes to support the services provided by Terracon to our client. Reliance upon the services and any work product is limited to our client and is not intended for third parties. Any use or reliance of the provided information by third parties is done solely at their own risk. No warranties, either express or implied, are intended or made.

Site characteristics as provided are for design purposes and not to estimate excavation cost. Any use of our report in that regard is done at the sole risk of the excavating cost estimator as there may be variations on the site that are not apparent in the data that could significantly effect excavation cost. Any parties charged with estimating excavation costs should seek their own site characterization for specific purposes to obtain the specific level of detail necessary for costing. Site safety and cost estimating including excavation support and dewatering requirements/design are the responsibility of others.

Construction and site development have the potential to affect adjacent properties. Such impacts can include damages due to vibration, modification of groundwater/surface water flow during construction, foundation movement due to undermining or subsidence from excavation, as well as noise or air quality concerns. Evaluation of these items on nearby properties are commonly associated with contractor means and methods and are not addressed in this report. The owner and contractor should consider a preconstruction/precondition survey of surrounding development. If changes in the nature, design, or location of the project are planned, our conclusions and Facilities 1 Environmental 1 Geotechnical 1 Materials 23

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
r ierracon
recommendations shall not be considered valid unless we review the changes and either verify or modify our conclusions in writing.

Facilities 1 Environmental 1 Geotechnical 1 Materials

24 Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Attachments
■ ierracon

Facilities 1 Environmental 1 Geotechnical 1 Materials

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Exploration and Testing Procedures
Field Exploration
Boring Designation
B-1 to B-5
B-6 to B-9
Approximate Boring
Depth or Refusal (feet)
211/2 to 261/2
5 to 10
• Terracon
Location
Proposed building area
Pavement/infiltration areas
Boring Layout and Elevations: Terracon personnel provided the boring layout using handheld GPS equipment (estimated horizontal accuracy of about ±10 feet) and referencing existing site features. Approximate ground surface elevations were estimated using Google Earth. If elevations and a more precise boring layout are desired, we recommend borings be surveyed.

Subsurface Exploration Procedures: We advanced the borings with a track -mounted drill rig using continuous flight hollow stem augers. Four samples were generally obtained in the upper 10 feet of each boring and at intervals of 5 feet thereafter. In the split -barrel sampling procedure, a standard 2 -inch outer diameter split -barrel sampling spoon was driven into the ground by a 140 -pound automatic hammer falling a distance of 30 inches. The number of blows required to advance the sampling spoon the last 12 inches of a normal 18 -inch penetration is recorded as the Standard Penetration Test (SPT) resistance value. The SPT resistance values, also referred to as N -values, are indicated on the boring logs at the test depths. A 3 -inch O.D. split -barrel sampling spoon with 2.5 -inch I.D. ring lined sampler was also used for sampling soils at the project site. Ring -lined, split -barrel sampling procedures are similar to standard split spoon sampling procedure. We observed and recorded groundwater levels during drilling and sampling. For safety purposes, all borings were backfilled with auger cuttings after their completion.

The sampling depths, penetration distances, and other sampling information was recorded on the field boring logs. The samples were placed in appropriate containers and taken to our soil laboratory for testing and classification by a Geotechnical Engineer. Our exploration team prepared field boring logs as part of the drilling operations. These field logs included visual classifications of the materials encountered during drilling and our interpretation of the subsurface conditions between samples. Final boring logs were prepared from the field logs. The final boring logs represent the Geotechnical Engineer's interpretation of the field logs and include modifications based on observations and tests of the samples in our laboratory.

Facilities I Environmental 1 Geotechnical I Materials

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Laboratory Testing
■ ierracon
The project engineer reviewed the field data and assigned laboratory tests. The laboratory testing program included the following types of tests:
■ ASTM D2216 Standard Test Methods for Laboratory Determination of Water (Moisture) Content of Soil and Rock by Mass
■ ASTM D7263 Standard Test Methods for Laboratory Determination of Dry Density (Unit Weight) of Soil Specimens
■ ASTM D4318 Standard Test Methods for Liquid Limit, Plastic Limit, and Plasticity Index of Soils
■ ASTM D1140 Standard Test Methods for Determining the Amount of Material Finer than 75 -pm (No. 200) Sieve in Soils by Washing
■ ASTM D422 Standard Test Method for Particle -Size Analysis of Soils ■ ASTM D4546 Standard Test Methods for One -Dimensional Consolidation Properties of Soils Using Incremental Loading
■ ASTM D1557 Standard Test Methods for Laboratory Compaction Characteristics of Soil Using Modified Effort
■ Corrosivity Testing included pH, chlorides, sulfates, sulfides, Redox potential, and electrical lab resistivity
The laboratory testing program often included examination of soil samples by an engineer. Based on the results of our field and laboratory programs, we described and classified the soil samples in accordance with the Unified Soil Classification System.

Facilities 1 Environmental 1 Geotechnical 1 Materials

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Site Location and Exploration Plans
Contents:

Site Location Plan
Exploration Plan
Note: All attachments are one page unless noted above.
ierracon

Facilities 1 Environmental 1 Geotechnical 1 Materials

Geotechnical Engineering Report
8th Street Apartments I Beaumont, Riverside County, California January 13, 2023 I Terracon Project No. 60225161
Site Location
irerracon
I r
? 2023 Microsoft Corporation © Vexcel Imaging © 2022 To Torn

DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES

MAP PROVIDED BY MICROSOFT BING MAPS

Facilities I Environmental I Geotechnical I Materials

Geotechnical Engineering Report
8th Street Apartments I Beaumont, Riverside County, California January 13, 2023 I Terracon Project No. 60225161
Exploration Plan

DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES MAP PROVIDED BY MICROSOFT BING MAPS r.i. _r :uft Hof
rerracon
Approximate Percolation Locations
Approxfinate Boring Locations
Ve cel Imaging�.l 8'
200 feet

Facilities I Environmental I Geotechnical

Exploration and Laboratory Results
Contents:

Boring Logs (B-1 through B-09)
Atterberg Limits
Grain Size Analysis
Consolidation Testing
Modified Proctor
Corrosion Testing
Percolation Testing

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-1
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
Location: See Exploration Plan
Latitude: 33.9321° Longitude: -116.9630°
Depth (Ft.)
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
imit Atterberg
Limit
Percent
Fines

LL -PL -PI
SILTY SAND (SM), trace clay, brown
5_
1a-
15--

20 -SANDY
—
27-18-9
very dense
dark brown, medium dense
dense
brown, medium dense
dense

20.0 1
1 1
1 18-38-50/4"

10.8 117
15-24-34

9.9 108
42 12-24-35

8.6 117
-
10-12-13

5.2 112
21 18-19-19
N=38
N=38
SILT (ML), light brown, hard
12-15-20
N=35

21.5 Boring Terminated at 21.5 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-28-2022
Page i oo of 3188
Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-2
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
m o 0
n
rDrD O
W
N
0 W rD
m
`o x
o °
o
c
fD
F-�
W
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
imit Atterberg
Limit
Percent
Fines

LL -PL -PI
SILTY SAND (SM), trace clay, dark brown
medium dense
16-21-30

20.8 95
dense
5 1
16-27-38

9.1 113
A
medium dense
=
X 8-14-14
N=28
light brown
10—
8-12-19

6.0 106
41 15-
)(
8-10-16
N=26
20 dark brown, very dense
2G-
21-50/5"

7.3 118
brown, dense
25-
x
11-16-22

26.5 N=38
Boring Terminated at 26.5 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-28-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-3
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
Location: See Exploration Plan
Latitude: 33.9316° Longitude: -116.9630°
Depth (Ft.)
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
imit Atterberg
Limit
Percent
Fines

LL -PL -PI
SILTY SAND (SM), trace clay, brown
5_
=
10—
15-
2G- 17-22-30
I
medium dense
very dense
medium dense
light brown to tan
light brown, very dense

21.5 21-25-27

8.7 107
24-50/6"

10.1 104
13-15-19

4.5 107
10-14-19

4.0 110
17 9-10-12
N=22
N=52
Boring Terminated at 21.5 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-28-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-4
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
Location: See Exploration Plan
Latitude: 33.9312° Longitude: -116.9630°
De th Ft.

Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
imit Atterberg
Limit
Percent
Fines

LL -PL -PI
SANDY LEAN CLAY (CL), brown
5-
=
1a-
15--
2x-
25-
A
\
/x�
27-16-11
51 2.5
SILTY SAND (SM), trace clay, medium dense
14-18-19

9.8 105
light brown
trace gravel, brown
dark brown

26.5 13-22-34

11.4 120
9-9-8
N=17
8-12-15

13.7 108
N=16
N=16
36 \ ,
�/
//�\
7-11-20

10.4 115
6811
N =19
46 Boring Terminated at 26.5 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-28-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-5
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
Location: See Exploration Plan
Latitude: 33.9310° Longitude: -116.9630°
Depth (Ft.)
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
Atterberg
Limits
Percent
Fines

LL -PL -PI
.

SILTY SAND (SM), trace clay, dark brown
5_
1a-
15—
2a—
1 A
I 12-14-21
brown, medium dense
light brown

21.5 12-16-17

9.6 97
3-18-25

10.2 119

6.4 114
x
x
10-13-22

5.5 110
N=10
N=10
37 12-10-14
N=24
Boring Terminated at 21.5 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-28-2022
Page iou of 3188
Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-6
ilerracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
p r I—
to B On
C
o
... W
W U1
VD CD
W (D
N m
A x
o
o °
7 N
o
C 7
C
N
rn
i0
0 N
0 0
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
Atterberg
Limits
J
a) c
::T) u

LL -PL -PI
: .ti
•'
` •'
SILTY SAND (SM), trace gravel, trace clay, brown
'*
I
dense

5.0 25-34-50/5"

8.4 116
44 Boring Terminated at 5 Feet
5 See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-29-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-7
ilerracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
p r I—
to B O
C
O
W U1
VD (D
W [D
▪ m
W X
o
O O
7 N
La re
•
C 7
C.

O C
7 F-�
F-�
O'
t0
0 N
0 0
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
ALimitsg
Limits
l
a) c
::T) u

LL -PL -PI
:.ti
'• 'ti•
.'
• ••
•.

SILTY SAND (SM), trace clay, brown
5-
trace gravel, light brown, very dense
17-34-44
N=78
38 Boring Terminated at 10 Feet
10 See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-29-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-8
ilerracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
0 r I—
to B On
C
o
W U1
VD CD
W (D
m
A X
o
o °
7 N
o
C 7
C
N
rn
i0
0 0
0 Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
ALimitsg
Limits
l
a) c
a u

LL -PL -PI
: .ti
•'
.. ..
•
` •'
SILTY SAND (SM), trace clay, dark brown
—
5 medium dense
s.0
11-12-14

11.3 111
50 Boring Terminated at 5 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-29-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
Boring Log No. B-9
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
m o 0
n
rDrD O
W
N
0 W rD
m
o
x
o °
7 O1
0 C
fD
F-�
a,
NJ
N
Depth (Ft.)
Water Level
Observations
Sample Type I
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
Atterberg
Limits
Percent
Fines

LL -PL -PI
:'.

SILTY SAND (SM), trace clay, brown
5—
medium dense

10.0 9-11-15

8.7 110
23 Boring Terminated at 10 Feet
10 See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
8" Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
CPD-50
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
11-28-2022
Boring Completed
11-29-2022

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street 1 Beaumont, CA
Terracon Project No. 60225161
Dry Density (pcf)
142
138
134
130
126
122
118
114
110
106
102
98 94
90 86
82 78
74 70
66 62
58 54
Moisture -Density Relationship
ASTM D698/D1557
ierracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Curves of 100% Saturation
for Specific Gravity Equal to:

2.80 70

2.60 500
5 10 15 20 25 30 35 40 45
Water Content (%)
Boring ID
Depth (Ft) Description of Materials
B-3 0 - 5 SILTY SAND
Fines Fraction LL I.. Test Method Maximum Dry Density
(%) >19mm size (%) 1
(pcf)
Optimum Water Content
(%)
ASTM D1557 Method B
122.0 12.3
Laboratory tests are not valid if separated from original report.

Facilities 1 Environmental 1 Geotechnical 1 Materials

8th Street Apartments
1343 E. 8th Street 1 Beaumont, CA
Terracon Project No. 60225161
Plasticity Index
60 50
40 30
20 10
0 Atterberg Limit Results
ASTM D4318
i ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
O�
G�
Ot
O Qi
�
of
1 C'N1
MH
or
OH
•
ML
or
OL
A
Boring ID
10 20 30 40 50 60
Depth (Ft)
Liquid Limit
LL PL PI Fines USCS
• B-1 0 - 5 27 18 9
70 80
90 100
110
Description

SM SILTY SAND
1 B-4 0 - 2.5 27 16 11 50.7 CL SANDY LEAN CLAY
Laboratory tests are not valid if separated from original report.

Facilities 1 Environmental 1 Geotechnical 1 Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
100
95 90
85 80
75 70
65 60
o, 55
v
50 c 45
U-
a.�
v 40
i
ai
a 35
30 25
20 15
10 5
0 Grain Size Distribution
ASTM D422 / ASTM C136
U.S. Sieve Opening in Inches
4 2. 1 1/23/8 3 4 6
U.S. Sieve Numbers
810 1416 20 30 40 50 60 100140200
F I
j ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Hydrometer
100
Cobbles
Boring ID
• B-4
I B-4
• B-6
* B-7
® B-8
Boring ID
• B-4
I B-4
A B-6
* B-7
O B-8
10 Gravel
1 Grain Size (mm)
Sand
01 coarse I fine coarse I medium I fine
Depth (Ft)
15 - 16.5
25 - 26.5

3.5 - 4.9

8.5 - 10

3.5-5
•
- Description

0.01 Silt or Clay
0 10
20 30
40 -a
co
m
50 0
m
m
cr
60 -<
70 80
90 100

0.001
USCS LL PL PI Cc Cu

SILTY SAND SM

SILTY SAND SM

SILTY SAND SM

SILTY SAND SM

SILTY SAND SM
Depth (Ft) D100 D. D. D10 %Cobbles %Gravel %Sand %Fines %Silt %Clay 15 - 16.5 9.5 0.184 0.0 1.2 62.4 36.4
25 - 26.5 9.5 0.119 0.0 1.0 52.7 46.3

3.5 - 4.9 9.5 0.159 0.0 0.1 56.3 43.6

8.5 - 10 12.5 0.21 0.0 1.3 60.9 37.8

3.5-5 9.5 0.115 0.0 0.2 50.0 49.8
Laboratory tests are not valid if separated from original report.

Geotechnical

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
100
95 90
85 80
75 70
65 60
o, 55
v
50 c 45
ii
a.�
v 40
V
a)
a 35
30 25
20 15
10 5
0 U.S. Sieve Opening in Inches
4 -, 2. 5 13/4 1/23/8 3
Grain Size Distribution
ASTM D422 / ASTM C136
U.S. Sieve Numbers
810 1416 20 30 40 50 60 100140200
j ferracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Hydrometer
100
Cobbles
Boring ID
B-9
10 Gravel
1 Grain Size (mm)
Sand
0 1 0.01
Silt or Clay
USCS LL PL PI Cc Cu
coarse I fine coarse I medium I fine
Depth (Ft)

8.5 - 10
■
- Description

SILTY SAND
Boring ID Depth (Ft) D100 D6,, D30
• B-9

8.5 - 10 12.5 0.285 0.101

0.0 1.0
0 10
20 30
40 -a
co
m
50 0
a)
a)
m
cr
60 -<
70 80
90 100
SM

0.001
r %Sand %Fines %Silt %Clay

76.2 22.8
Laboratory tests are not valid if separated from original report.

Geotechnical

8th Street Apartments
1343 E. 8th Street 1 Beaumont, CA
Terracon Project No. 60225161
Axial Strain (%)
10 8
6 4
2 Swell Consolidation Test
ASTM D2435
ierracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
0•
2 4
6 8
10 12
-14
100
Boring ID
•
B-2
Depth (Ft)

2.5-4
1,000
Pressure (psf)
10,000
Description

SILTY SAND
USCS
SM
ifd(pcf) WC (%)
95 20.8
Notes: water added at 2,000 psf.

Laboratory tests are not valid if separated from original report.

Facilities 1 Environmental 1 Geotechnical 1 Materials

8th Street Apartments
1343 E. 8th Street 1 Beaumont, CA
Terracon Project No. 60225161
Axial Strain (%)
10 8
6 4
2 2
4 6
8 10
12 -14
Swell Consolidation Test
ASTM D2435
ierracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
100
Boring ID
•
B-5
Depth (Ft)

2.5-4
1,000
Pressure (psf)
10,000
Description

SILTY SAND
USCS
SM
ifd(pcf) WC (%)
97 9.6
Notes: water added at 2,000 psf.

Laboratory tests are not valid if separated from original report.

Facilities 1 Environmental 1 Geotechnical 1 Materials

750 Pilot Road, Suite F
Las Vegas, Nevada 89119
(702) 597-9393
rerracon
Client Project
National Community Renaissance of California 8th Street Apartments Sample Submitted By: Terracon (60)
Date Received: 12/12/2022 Lab No.: 22-0817
Results of Corrosion Analysis
Sample Number
Sample Location
Sample Depth (ft.)
B2 -A
B-2

0.0-5.0
pH Analysis, ASTM G 51 6.80
Water Soluble Sulfate (SO4), ASTM C
1580 (percent %)

0.01 Sulfides, AWWA 4500-S D, (mg/kg) Nil
Chlorides, ASTM D 512, (mg/kg) 95
Red -Ox, ASTM G 200, (mV) +729
Total Salts, AWWA 2540, (mg/kg) 441
Saturated Minimum Resistivity, ASTM G
57, (ohm -cm)
3492
Analyzed By
Nathan Campo
Engineering Technician II
The tests were performed in general accordance with applicable ASTM and AWWA test methods. This report is exclusively for the use of the client indicated above and shall not be reproduced except in full without the written consent of our company. Test results transmitted herein are only applicable to the actual samples tested at the Inratinn(s) referenced and are not necessarily indicative of the nronerties of other annarentiv

Job No.: CB225161

PERCOLATION TEST DATA
BORING NUMBER: B-6
LOT No: N/A
TRACT No: N/A
DATE OF DRILLING:

DATE OF PRESOAK:

DATE OF TEST:

TESTED BY:

CLIENT:

PROJECT:

November 28, 2022
November 28, 2022
November 29, 2022
JB
8th St. Apts.

National Community Renaissanc
DEPTH BEFORE (ft.):

DEPTH AFTER (ft.):

PVC PIPE DIA. (in.):

PERC HOLE DIA. (in.):

5.2 5.0

3.0 8.0
e of California
Time Total
Interval Elapsed
Time
(min.) (min.)
Initial Final
Water Water
Level Level
(in.) (in.)
Change
in Water
Level
(in.)
Initial Final
Hole Hole
Depth Depth
(in.) (in.)
Percolation
Rate
(in/hr)
Infiltration
rate
(Porchet Method)
(in/hr)
1440
25 25
10 10
10 10
10 10
1440
1465
1490
1500
1510
1520
1530
1540
1550

0.0 2.8

2.8 2.8

2.8 2.8

2.8 2.8

2.8 57.5

14.5 13.0

7.0 8.3

7.5 7.5

7.3 7.3

57.5 11.8

10.3 4.3

5.5 4.8

4.8 4.5

4.5 60.2

60.2 60.2

60.2 60.2

60.2 60.2

60.2 60.2

60.0 60.0

60.0 60.0

60.0 60.0

60.0 60.0

60.0 Average of last 3 readings:

2.4 28.2

24.6 25.5

33.0 28.5

28.5 27.0

27.0 0.14

1.05 0.91

0.89 1.16

1.00 1.00

0.94 0.94

27.50 1.0

Job No.: CB225161

PERCOLATION TEST DATA
BORING NUMBER: B-7
LOT No: N/A
TRACT No: N/A
DATE OF DRILLING:

DATE OF PRESOAK:

DATE OF TEST:

TESTED BY:

CLIENT:

PROJECT:

November 28, 2022
November 28, 2022
November 29, 2022
JB
8th St. Apts.

National Community Renaissanc
DEPTH BEFORE (ft.):

DEPTH AFTER (ft.):

PVC PIPE DIA. (in.):

PERC HOLE DIA. (in.):

10.2 10.0

3.0 8.0
e of California
Time Total
Interval Elapsed
Time
(min.) (min.)
Initial Final
Water Water
Level Level
(in.) (in.)
Change
in Water
Level
(in.)
Initial Final
Hole Hole
Depth Depth
(in.) (in.)
Percolation
Rate
(in/hr)
Infiltration
rate
(Porchet Method)
(in/hr)
1440
26 25
10 10
10 10
10 10
1440
1466
1491
1501
1511
1521
1531
1541
1551

60.0 59.0

59.0 59.0

59.0 59.0

59.0 59.0

59.0 120.0

85.4 84.2

68.6 69.2

69.2 68.6

69.8 68.6

60.0 26.4

25.2 9.6

10.2 10.2

9.6 10.8

9.6 120.2
120.2
120.2
120.2
120.2
120.2
120.2
120.2
120.2
120.0
120.0
120.0
120.0
120.0
120.0
120.0
120.0
120.0
Average of last 3 readings:

2.5 60.9

60.5 57.6

61.2 61.2

57.6 64.8

57.6 0.16

2.44 2.39

1.97 2.11

2.11 1.97

2.24 1.97

60.00 2.1

Job No.: CB225161

PERCOLATION TEST DATA
BORING NUMBER: B-8
LOT No: N/A
TRACT No: N/A
DATE OF DRILLING:

DATE OF PRESOAK:

DATE OF TEST:

TESTED BY:

CLIENT:

PROJECT:

November 28, 2022
November 28, 2022
November 29, 2022
JB
8th St. Apts.

National Community Renaissanc
DEPTH BEFORE (ft.):

DEPTH AFTER (ft.):

PVC PIPE DIA. (in.):

PERC HOLE DIA. (in.):

5.2 5.0

3.0 8.0
e of California
Time Total
Interval Elapsed
Time
(min.) (min.)
Initial Final
Water Water
Level Level
(in.) (in.)
Change
in Water
Level
(in.)
Initial Final
Hole Hole
Depth Depth
(in.) (in.)
Percolation
Rate
(in/hr)
Infiltration
rate
(Porchet Method)
(in/hr)
1440
25 25
10 10
10 10
10 10
1440
1465
1490
1500
1510
1520
1530
1540
1550

0.0 3.3

3.3 3.3

3.3 3.3

3.3 3.3

3.3 60.0

14.0 11.0

7.0 6.3

6.8 6.5

6.5 6.3

60.0 10.8

7.8 3.8

3.0 3.5

3.3 3.3

3.0 60.2

60.2 60.2

60.2 60.2

60.2 60.2

60.2 60.2

60.0 60.0

60.0 60.0

60.0 60.0

60.0 60.0

60.0 Average of last 3 readings:

2.5 25.8

18.6 22.5

18.0 21.0

19.5 19.5

18.0 0.16

0.96 0.68

0.79 0.63

0.73 0.68

0.68 0.63

19.00 0.7

Job No.: CB225161

PERCOLATION TEST DATA
BORING NUMBER: B-9
LOT No: N/A
TRACT No: N/A
DATE OF DRILLING:

DATE OF PRESOAK:

DATE OF TEST:

TESTED BY:

CLIENT:

PROJECT:

November 28, 2022
November 28, 2022
November 29, 2022
JB
8th St. Apts.

National Community Renaissar
DEPTH BEFORE (ft.):

DEPTH AFTER (ft.):

PVC PIPE DIA. (in.):

PERC HOLE DIA. (in.):
ce of California

10.2 10.0

3.0 6.0
Time
Interval
Total
Elapsed
Time
Initial
Water
Level
Final
Water
Level
Change Initial
in Water Hole
Level Depth
Final
Hole
Depth
Percolation
Rate
in/hr
Infiltration
rate
(Porchet Method)
(in/hr)
1440
25 25
30 30
30 30
30 30
30 30
30 30
30 30
1440
1465
1490
1520
1550
1580
1610
1640
1670
1700
1730
1760
1790
1820
1850

0.0 58.0

58.0 58.0

58.0 58.0

58.0 58.0

58.0 58.0

58.0 58.0

58.0 58.0

58.0 120.0

63.0 63.0

64.0 64.0

64.0 64.0

64.0 64.0

64.0 64.0

64.0 64.0

64.0 64.0
120.0

5.0 5.0

6.0 6.0

6.0 6.0

6.0 6.0

6.0 6.0

6.0 6.0

6.0 6.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0

62.0 60.0
Average of last 3 readings:

5.0 12.0

12.0 12.0

12.0 12.0

12.0 12.0

12.0 12.0

12.0 12.0

12.0 12.0

12.0 2.14

6.00 6.00

7.20 7.20

7.20 7.20

7.20 7.20

7.20 7.20

7.20 7.20

7.20 7.20

12.00 7.20

Supporting Information
Contents:

General Notes
Unified Soil Classification System

GENERAL NOTES

DESCRIPTION OF SYMBOLS AND ABBREVIATIONS
1ierracon
GeoReport

SAMPLING
ii ' v
Auger
Rock
Core
Grab
Sample
Shelby
I
Macro
—
Recovery
I I
Core
7 No
Tube Split
Modified
Dames
Ring
Modified
California
Ring
Spoon
.7
&
Sampler
—
Sampler
Moore

WATER LEVEL
Water Initially

FIELD TESTS
(HP) Hand Penetrometer
(T) Torvane
(b/f) Standard Penetration
Test (blows per foot)
N N value
(PID) Photo -Ionization Detector
(OVA) Organic Vapor Analyzer
(WOH) Weight of Hammer
Encountered
Water Level After a
Specified Period of Time
Water Level After
a Specified Period of Time
Water levels indicated on the soil boring
logs are the levels measured in the
borehole at the times indicated.

Groundwater level variations will occur
over time. In low permeability soils,
accurate determination of groundwater
levels is not possible with short term
water level observations.

DESCRIPTIVE SOIL CLASSIFICATION
Soil classification is based on the Unified Soil Classification System. Coarse Grained Soils have more than 50% of their dry weight retained on a #200 sieve; their principal descriptors are: boulders, cobbles, gravel or sand. Fine Grained Soils have less than 50% of their dry weight retained on a #200 sieve; they are principally described as clays if they are plastic, and silts if they are slightly plastic or non -plastic. Major constituents may be added as modifiers and minor constituents may be added according to the relative proportions based on grain size. In addition to gradation, coarse -grained soils are defined on the basis of their in -place relative density and fine-grained soils on the basis of their consistency.

LOCATION AND ELEVATION NOTES
Unless otherwise noted, Latitude and Longitude are approximately determined using a hand-held GPS device. The accuracy of such devices is variable. Surface elevation data annotated with +1- indicates that no actual topographical survey was conducted to confirm the surface elevation. Instead, the surface elevation was approximately determined from topographic maps of the area.

IGTH TERMS

RELATIVE DENSITY OF COARSE -GRAINED SOILS
(More than 50% retained on No. 200 sieve.)
Density determined by Standard Penetration Resistance
Includes gravels, sands and silts.

CONSISTENCY OF FINE-GRAINED SOILS
(50% or more passing the No. 200 sieve.)
Consistency determined by laboratory shear strength testing, field visual -manual procedures or standard penetration resistance Descriptive Term
(Density)
Standard Penetration or
N -Value
Blows/Ft.

Ring Sampler
Blows/Ft.

Descriptive Term
(Consistency)
Unconfined Compressive
Strength, Qu, psf
Standard Penetration or
N -Value
Blows/Ft.

Ring Sampler
Blows/Ft.

Very Loose
0 - 3
0 - 6
Very Soft
less than 500
0 - 1
50 > 99
Very Stiff
4,000 to 8,000
15 - 30
19 - 42
Hard
> 8,000
> 30
> 42

RELATIVE PROPORTIONS OF SAND AND GRAVEL
Descriptive Term(s)
of other constituents
Trace
With
Modifier
Percent of
Dry Weight
30 RELATIVE PROPORTIONS OF FINES

GRAIN SIZE TERMINOLOGY
Major Component Particle Size
of Sample
Boulders
Cobbles
Gravel
Sand
Silt or Clay
Over 12 in. (300 mm)
12 in. to 3 in. (300mm to 75mm)
3 in. to #4 sieve (75mm to 4.75 mm)
#4 to #200 sieve (4.75mm to 0.075mm
Passing #200 sieve (0.075mm)

PLASTICITY DESCRIPTION
Descriptive Term(s) Percent of Term Plasticity Index
of other constituents Dry Weight Non -plastic 0
Trace 12 High > 30

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Unified Soil Classification System
Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests A
Coarse -Grained Soils:

More than 50% retained
on No. 200 sieve
Fine -Grained Soils:
50% or more passes the
No. 200 sieve
Gravels:

More than 50% of
coarse fraction
retained on No. 4
sieve
Sands:
50% or more of
coarse fraction
passes No. 4 sieve
Silts and Clays:

Liquid limit less than
50 Silts and Clays:

Liquid limit 50 or
more
Clean Gravels:

Less than 5% fines c
Gravels with Fines:

More than 12% fines c
Clean Sands:

Less than 5% fines °
Sands with Fines:

More than 12% fines °
Inorganic:

Organic:

Inorganic:

Organic:

Highly organic soils: Primarily organic matter, dark in color, and A
B
c
D
E
Based on the material passing the 3 -inch (75 -mm) sieve.

If field sample contained cobbles or boulders, or both, add "with cobbles or boulders, or both" to group name.

Gravels with 5 to 12% fines require dual symbols: GW-GM well - graded gravel with silt, GW-GC well -graded gravel with clay, GP -GM poorly graded gravel with silt, GP -GC poorly graded gravel with clay.

Sands with 5 to 12% fines require dual symbols: SW-SM well - graded sand with silt, SW -SC well -graded sand with clay, SP-SM poorly graded sand with silt, SP -SC poorly graded sand with clay.

Cu = Deo/Dio Cc = (D3,)2
D0xD,0
F If soil contains >_ 15% sand, add "with sand" to group name.

G If fines classify as CL -ML, use dual symbol GC -GM, or SC-SM.

Cu>_4 and 1 3.0] E
Fines classify as ML or MH
Fines classify as CL or CH
Cu>_6 and 1 3.0] E
Fines classify as ML or MH
Fines classify as CL or CH
PI > 7 and plots above "A" line'
PI _ 15% gravel, add "with gravel" to group name.

If Atterberg limits plot in shaded area, soil is a CL -ML, silty clay.

K If soil contains 15 to 29% plus No. 200, add "with sand" or "with gravel," whichever is predominant.

L If soil contains >_ 30% plus No. 200 predominantly sand, add "sandy" to group name.

M If soil contains >_ 30% plus No. 200, predominantly gravel, add "gravelly" to group name.

N PI >_ 4 and plots on or above "A" line.
° PI < 4 or plots below"A" line.
" PI plots on or above "A" line.

Q PI plots below "A" line.

PLASTICITY INDEX (PI)
60 50
40 30
20 10
7 4
0 For classification
soils
of coarse
Equation
Horizontal
then
Equation
Vertical
then
and fine-grained
-grained
of "A"
at PI=4
PI=0.73
of "U"
at LL=16
PI=0.9 (LL
of
soils
- line
to LL=25.5.
(LL -20)
- line
to PI=7,
1 fine-grained
fraction
e
\
.J�,
,,
e
'
�oc
G
0 -8)
•'
0 oi
Gp
MH or
OH
ML or
OL

CL - ML
0 10 16 20 30 40 50 60 70

LIQUID LIMIT (LL)
80 90 100 110

Facilities 1 Environmental 1 Geotechnical I Materials

• ierracon
August 07, 2023
National Community Renaissance
9421 Haven Avenue
Rancho Cucamonga, California
Attn: Ms. Tracey Williams
P: (909) 204-3508
E: [email protected]
Re: Percolation Testing Report
8th Street Apartments - Additional Percolation Tests
1343 E. 8th Street
Beaumont, California
Terracon Project No. 60225161
Dear Ms. Williams:
1355 E. Cooley Dr. Suite C
Colton, CA 92324
P (909) 824-7311
Terracon.com
We have completed the additional Percolation Testing services for the above referenced project in general accordance with Terracon Supplement to Agreement for Services dated July 17, 2023.

This letter presents the results of our percolation testing for considerations related to stormwater infiltration.

A previous geotechnical study was conducted for the project by Terracon (dated January 13, 2023), which included percolation testing. However, the proposed infiltration trench location was relocated subsequent to that study. Based on city comments received, additional percolation testing was required to be conducted consistent with the Riverside County Flood Control Water Conservation District Design Handbook for Low Impact Development Best Management Practices, dated 09/11.

Stormwater Management
Two in -situ infiltration tests (falling head borehole permeability) were performed at an approximate depth of 9 feet below ground surface (bgs) within boreholes drilled with an 8 -inch diameter auger. The test borings are numbered B10 and B11 to maintain consistent numbering with the referenced geotechnical report. The referenced geotechnical report included nine borings, with four of the borings used for percolation testing. The objective of this additional testing was to provide infiltration rates to the civil engineer for designing the proposed infiltration system at the relocated area. Borings B4 and B5 from the project geotechnical report are suitable to use as profile borings as they confirm relatively consistent subsurface conditions to depths greater than 10 feet beyond the depth of the percolation tests.

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Percolation Testing Report
8th Street Apartments — Additional Percolation Tests Beaumont, California August 7, 2023 Terracon Project No. 60225161
�r ierracon
A 2 -inch thick, 3/4 -inch gravel layer was placed in the bottom of each boring after the borings were drilled to investigate the soil profile. A three-inch diameter perforated pipe was installed on top of the gravel layer and gravel was used to backfill between the perforated pipes and the boring sidewall. The borings were then filled with water for a pre-soak period.

At the beginning of each test, the pipes were refilled with water and readings were taken at periodic time intervals as the water level dropped. The soil at the percolation test locations was classified in the field using a visual/manual procedure. The infiltration velocity is presented as the infiltration rate and is summarized in the following table. The infiltration rates provided do not include safety factors.

Test
Location
B-10
B-11
Boring
Depth (ft.)1
9 9
Test Depth
Range
(ft.) 1
4 to 9
4 to 9
Soil Type
SM
SM
Percolation
Rate
(in./hr.)

7.5 1.0
Infiltration
Rate
(in.hr.) 2

0.33 0.02

1. Below existing ground surface.

2. If proposed infiltration system will mainly rely on vertical downward seepage, the correlated infiltration rates should be used. The infiltration rates were correlated using the Porchet method.

With time, the bottoms of infiltration systems tend to plug with organics, sediments, and other debris. Long term maintenance will likely be required to remove these deleterious materials to help reduce decreases in actual percolation rates.

The percolation tests were performed with clear water, whereas the storm water will likely not be clear, but may contain organics, fines, and grease/oil. The presence of these deleterious materials will tend to decrease the rate that water percolates from the infiltration systems. Design of the storm water infiltration systems should account for the presence of these materials and should incorporate structures/devices to remove these deleterious materials.

Based on the soils encountered in our borings, we expect the percolation rates of the soils could be different than measured in the field due to variations in fines and gravel content. The design elevation and size of the proposed infiltration system should account for this expected variability in infiltration rates.

Infiltration testing should be performed after construction of the infiltration system to verify the design infiltration rates. It should be noted that siltation and vegetation growth along with other factors may affect the infiltration rates of the infiltration areas. The actual infiltration rate may vary from the values reported here. Infiltration systems should be located a minimum of 10 feet from any existing or proposed foundation system.

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Percolation Testing Report
8th Street Apartments — Additional Percolation Tests Beaumont, California August 7, 2023 Terracon Project No. 60225161
Closure
�r ierracon
We appreciate the opportunity to be of service to you on this project. If you have any questions concerning this addendum, or if we may be of further service, please contact us.

Sincerely,
Terracon Consultants, Inc.

Octavio Flores, G.I.T.

Staff Geologist
Attachments:

Site Location Plan
Boring Logs (B-10 and B-11)
Percolation Test Data
General Notes
Unified Soil Classification System
Keith P. Askew, P.E., G.E.

Geotechnical Manager
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Percolation Testing Report
8th Street Apartments — Additional Percolation Tests Beaumont, California August 7, 2023 Terracon Project No. 60225161
N
l
LEGEND
ilbrracon
P-10: APPROXIMATE PERCOLATION
_ TEST LOCATION
'100 1,4
!k l lr_f�v�fCCirpGrSdari fO_, ChM orr

DIAGRAM IS FOR GENERAL LOCATION ONLY, AND IS NOT INTENDED FOR CONSTRUCTION PURPOSES

MAP PROVIDED BY MICROSOFT BING
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2 8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
� lerracon
Boring Log No. B-10
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
o a 0
a
C
M
u W
W N
▪ rrl
o
X
o
0 C 0
O.

P.

O1
f+ J
io
01 N
co
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
Atterberg
Limits
Percent
Fines

LL -PL -PI
SILTY SAND (SM), reddish brown
5—
brown, medium dense

9.0 9-11-15
Boring Terminated at 9 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
B-61
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
07-24-2023
Boring Completed
07-24-2023

Facilities I Environmental I Geotechnical I Materials

8th Street Apartments
1343 E. 8th Street I Beaumont, CA
Terracon Project No. 60225161
lerracon
Boring Log No. B-11
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Graphic Log
o a 0
a
C
M
u W
W N
o rrl
o x
o
0 a
C 0
O.

P.

O1
f+ J
io
01 N
co
Depth (Ft.)
Water Level
Observations
Sample Type
Field Test
Results
Water
Content (%)
Dry Unit
Weight (pcf)
Atterberg
Limits
Percent
Fines

LL -PL -PI
SILTY SAND (SM), reddish brown
5—
brown, medium dense

9.0 10-11-15
Boring Terminated at 9 Feet
See Exploration and Testing Procedures for a description of field and laboratory procedures used and additional data (If any).

See Supporting Information for explanation of symbols and abbreviations.

Notes
Water Level Observations
Groundwater not encountered
Advancement Method
Hollow Stem Auger
Abandonment Method
Boring backfilled with auger cuttings upon completion.

Drill Rig
B-61
Hammer Type
Automatic
Driller
CalPac Drilling
Logged by
JB
Boring Started
07-24-2023
Boring Completed
07-24-2023

Facilities I Environmental I Geotechnical I Materials

Job No.: 60225161

PERCOLATION TEST DATA
BORING NUMBER: B-10
LOT No: N/A
TRACT No: N/A
DATE OF DRILLING:

DATE OF PRESOAK:

DATE OF TEST:

TESTED BY:

CLIENT:

PROJECT:

July 23, 2023
July 23, 2023
July 24, 2023
JB
National Community Renaissanc
8th Street Apartments
DEPTH BEFORE (ft.):

DEPTH AFTER (ft.):

PVC PIPE DIA. (in.):

PERC HOLE DIA. (in.):

9.0 9.0

3.0 8.0
e of California
Time
Interval
Total
Elapsed
Time
Initial
Water
Level
Final
Water
Level
Change Initial
in Water Hole
Level Depth
Final Percolation Infiltration
Hole Rate rate
Depth (Porchet Method)
in.) (in/hr) (in/hr)
30 30 50.5 56.8
30 60 50.8 57.8
30 90 54.8 61.0
30 120 57.0 62.0
30 150 50.5 54.8
30 180 51.0 55.0
30 210 54.0 58.0
30 240 56.3 60.8
30 270 58.8 62.8
30 300 59.0 63.3
30 330 62.5 66.3
30 360 62.5 66.3

6.3 7.0

6.3 5.0

4.3 4.0

4.0 4.5

4.0 4.3

3.8 3.8
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
Final reading:

12.5 14.0

12.5 10.0

8.5 8.0

8.0 9.0

8.0 8.5

7.5 7.5

0.44 0.50

0.48 0.40

0.30 0.28

0.30 0.35

0.32 0.35

0.33 0.33

7.50 0.33

Job No.: 60225161

PERCOLATION TEST DATA
BORING NUMBER: B-11
LOT No: N/A
TRACT No: N/A
DATE OF DRILLING:

DATE OF PRESOAK:

DATE OF TEST:

TESTED BY:

CLIENT:

PROJECT:

July 23, 2023
July 23, 2023
July 24, 2023
JB
National Community Renaissanc
8th Street Apartments
DEPTH BEFORE (ft.):

DEPTH AFTER (ft.):

PVC PIPE DIA. (in.):

PERC HOLE DIA. (in.):

9.0 9.0

3.0 8.0
e of California
Time Total
Interval Elapsed
Time
(min.) (min.)
Initial Final
Water Water
Level Level
(in.) (in.)
Change
in Water
Level
(in.)
Initial Final
Hole Hole
Depth Depth
(in.) (in.)
Percolation
Rate
(in/hr)
Infiltration
rate
(Porchet Method)
(in/hr)
30 30
30 30
30 30
30 30
30 30
30 30
30 60
90 120
150
180
210
240
270
300
330
360

36.8 34.5

34.5 30.8

30.5 30.0

29.8 29.3

29.8 29.8

28.8 28.8

38.3 37.0

37.0 32.5

31.0 30.8

30.3 30.0

30.3 30.3

29.3 29.3

1.5 2.5

2.5 1.8

0.5 0.8

0.5 0.8

0.5 0.5

0.5 0.5
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
108.0
Final reading:

3.0 5.0

5.0 3.5

1.0 1.5

1.0 1.5

1.0 1.0

1.0 1.0

0.08 0.13

0.13 0.09

0.03 0.04

0.03 0.04

0.03 0.03

0.02 0.02

1.00 0.02

8th Street Apartments
1343 E. 8th Street 1 Beaumont, CA
Terracon Project No. 60225161
lerracon
23041 Avenida De La Carlota
Ste 350
Laguna Hills, CA
Mir Sampling 1
Auger
Cuttings
Grab
Sample
Modified
Dames &
Moore Ring
Sampler
Standard
Penetration
Test
General Notes
•
Water Level
Water Initially
Encountered
Water Level After a
Specified Period of Time
Water Level After
a Specified Period of Time
Cave In
Encountered
Water levels indicated on the soil boring logs are the
levels measured in the borehole at the times indicated.

Groundwater level variations will occur over time. In
low permeability soils, accurate determination of
groundwater levels is not possible with short term
water level observations.

Field Tests
N Standard Penetration Test
Resistance (Blows/Ft.)
(HP) Hand Penetrometer
(T) Torvane
(DCP) Dynamic Cone Penetrometer
UC Unconfined Compressive
Strength
(PID) Photo -Ionization Detector
(OVA) Organic Vapor Analyzer
Descriptive Soil Classification
Soil classification as noted on the soil boring logs is based Unified Soil Classification System. Where sufficient laboratory data exist to classify the soils consistent with ASTM D2487 "Classification of Soils for Engineering Purposes" this procedure is used. ASTM D2488 "Description and Identification of Soils (Visual -Manual Procedure)" is also used to classify the soils, particularly where insufficient laboratory data exist to classify the soils in accordance with ASTM D2487. In addition to USCS classification, coarse grained soils are classified on the basis of their in -place relative density, and fine-grained soils are classified on the basis of their consistency. See "Strength Terms" table below for details. The ASTM standards noted above are for reference to methodology in general. In some cases, variations to methods are applied as a result of local practice or professional judgment.

And Elevation Notes
Exploration point locations as shown on the Exploration Plan and as noted on the soil boring logs in the form of Latitude and Longitude are approximate. See Exploration and Testing Procedures in the report for the methods used to locate the exploration points for this project. Surface elevation data annotated with +/- indicates that no actual topographical survey was conducted to confirm the surface elevation. Instead, the surface elevation was approximately determined from topographic maps of the area.

Strength Terms
Relative Density of Coarse -Grained Soils
(More than 50% retained on No. 200 sieve.)
Density determined by Standard Penetration Resistance
Very Loose
Loose
Medium Dense
Dense
Very Dense
Standard Penetration or
N -Value
(Blows/Ft.)
0-3
Consistency of Fine -Grained Soils
(50% or more passing the No. 200 sieve.)
Consistency determined by laboratory shear strength testing, field visual -manual procedures or standard penetration resistance
Consistency
Very Soft
Unconfined Compressive Strength
Qu (tsf)
less than 0.25
Standard Penetration or
N -Value
(Blows/Ft.)
0-1
4-9 Soft 0.25 to 0.50 2-4
10-29
Medium Stiff

0.50 to 1.00
4-8
30 - 50 Stiff 1.00 to 2.00 8 - 15
> 50
Very Stiff
Hard

2.00 to 4.00
15-30
>4.00 > 30
Relevance of Exploration and Laboratory Test Results
Exploration/field results and/or laboratory test data contained within this document are intended for application to the project as described in this document. Use of such exploration/field results and/or laboratory test data should not be used independently of this document.

Facilities 1 Environmental 1 Geotechnical 1 Materials

Geotechnical Engineering Report
8th Street Apartments 1 Beaumont, Riverside County, California January 13, 2023 1 Terracon Project No. 60225161
Unified Soil Classification System
Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests A
Coarse -Grained Soils:

More than 50% retained
on No. 200 sieve
Fine -Grained Soils:
50% or more passes the
No. 200 sieve
Gravels:

More than 50% of
coarse fraction
retained on No. 4
sieve
Sands:
50% or more of
coarse fraction
passes No. 4 sieve
Silts and Clays:

Liquid limit less than
50 Silts and Clays:

Liquid limit 50 or
more
Clean Gravels:

Less than 5% fines c
Gravels with Fines:

More than 12% fines c
Clean Sands:

Less than 5% fines °
Sands with Fines:

More than 12% fines °
Inorganic:

Organic:

Inorganic:

Organic:

Highly organic soils: Primarily organic matter, dark in color, and A
B
c
D
E
Based on the material passing the 3 -inch (75 -mm) sieve.

If field sample contained cobbles or boulders, or both, add "with cobbles or boulders, or both" to group name.

Gravels with 5 to 12% fines require dual symbols: GW-GM well - graded gravel with silt, GW-GC well -graded gravel with clay, GP -GM poorly graded gravel with silt, GP -GC poorly graded gravel with clay.

Sands with 5 to 12% fines require dual symbols: SW-SM well - graded sand with silt, SW -SC well -graded sand with clay, SP-SM poorly graded sand with silt, SP -SC poorly graded sand with clay.

Cu = Deo/Dio Cc = (D3,)2
D0xD,0
F If soil contains >_ 15% sand, add "with sand" to group name.

G If fines classify as CL -ML, use dual symbol GC -GM, or SC-SM.

Cu>_4 and 1 3.0] E
Fines classify as ML or MH
Fines classify as CL or CH
Cu>_6 and 1 3.0] E
Fines classify as ML or MH
Fines classify as CL or CH
PI > 7 and plots above "A" line'
PI _ 15% gravel, add "with gravel" to group name.

If Atterberg limits plot in shaded area, soil is a CL -ML, silty clay.

K If soil contains 15 to 29% plus No. 200, add "with sand" or "with gravel," whichever is predominant.

L If soil contains >_ 30% plus No. 200 predominantly sand, add "sandy" to group name.

M If soil contains >_ 30% plus No. 200, predominantly gravel, add "gravelly" to group name.

N PI >_ 4 and plots on or above "A" line.
° PI < 4 or plots below"A" line.
" PI plots on or above "A" line.

Q PI plots below "A" line.

PLASTICITY INDEX (PI)
60 50
40 30
20 10
7 4
0 For classification
soils
of coarse
Equation
Horizontal
then
Equation
Vertical
then
and fine-grained
-grained
of "A"
at PI=4
PI=0.73
of "U"
at LL=16
PI=0.9 (LL
of
soils
- line
to LL=25.5.
(LL -20)
- line
to PI=7,
1 fine-grained
fraction
e
\
.J�,
,,
e
'
�oc
G
0 -8)
•'
0 oi
Gp
MH or
OH
ML or
OL

CL - ML
0 10 16 20 30 40 50 60 70

LIQUID LIMIT (LL)
80 90 100 110

Facilities 1 Environmental 1 Geotechnical I Materials

Appendix 4: Historical Site Conditions
Phase I Environmental Site Assessment or Other Information on Past Site Use

NOT APPLICABLE
- 32 -

Appendix 5: LID Infeasibility
LID Technical Infeasibility Analysis

NOT APPLICABLE
- 33 -

Appendix 6: BMP Design Details
BMP Sizing, Design Details and other Supporting Documentation - 34 -

Bioretention Facility - Design Procedure
BMP ID
Legend:

Required Entries
Calculated Cells R
Company Name: DK Engineer Corp.

Date:

County/City Case No.:
2/2/2024
Designed by: Matthew Gooden
Design Volume
Enter the area tributary to this feature AT=
Enter VBMP determined from Section 2.1 of this Handbook VBMP= acres
ft3

1.36 3,313
Type of Bioretention Facility Design
Side slopes required (parallel to parking spaces or adjacent to walkways) 0 No side slopes required (perpendicular to parking space or Planter Boxes) Bioretention Facility Surface Area
Depth of Soil Filter Media Layer
Top Width of Bioretention Facility, excluding
Total Effective Depth, dE
dE = (0.3) x ds + (0.4) x 1 - (0.7/wT)
Minimum Surface Area, Am
_ VBMP (ft3)
ds =
curb wT =
+ 0.5 dE =
Am =
A=
Facility Properties
ft
ft
ft
ft`
ft2

3.0 40.0
AM (ft2) dE (ft)
Proposed Surface Area
1,870
Bioretention
Side Slopes in Bioretention Facility z =
Diameter of Underdrain
Longitudinal Slope of Site (3% maximum)
6" Check Dam Spacing
Describe Vegetation: Natural Grasses
:1
inches
%
feet
4 6
-
Notes:

Riverside County Best Management Practice Design Handbook JUNE 2010 Page 192 of 3188

r°1
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RIP RAP AT STORM

DRAIN LOCATIONS
VARIES 2'
.o
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Engineered Soil Media Requirer+nents
The engineered soil media shall be comprised of 85 percent mineral component and 15 per:ertt organic component, by volume, drum mixed prior to placement. The mineral component shall be a Class A sandy loam topsoil that meets the range specified in Table 1 below. The organic component Shall be nitrogen stabilized composts, such that nitrogen does not leach from the media.

Table 1: Mineral Component Range Requirements
Percent Range Component
70480
15-20
S-10
i
Sand
Silt
The trip ticket, or certificate of compliance, shall be made available to the inspector to prove the engineered mix meets this specification.
1 BIORETENTION FACILITY
N.T.S.

NOTES:

1. STENCIL MATERIAL SHALL BE TWO —LAYER RESILIENT THERMOPLASTIC WITH 30% GRADED GLASS BEADS, 3.15 MM (125 MILS) TOTAL THICKNESS WITH BEVELED EDGES. MATERIAL SHALL BE AASHTO DESIGNATED M249-79(86), EXCEPT THAT MATERIAL SHALL BE PRE —FORMED.

2. BEFORE APPLICATION, PREPARE P.C.C. SURFACES WITH A PRIMER SEALER. APPLY

STENCILS WITH PROPANE TORCH HEATING, PER MANUFACTURER'S RECOMMENDATIONS.

3. OTHER GRAPHIC DESIGNS THAN THAT SHOWN BELOW ARE SUBJECT TO APPROVAL.

SUBMIT FULL—SIZE DRAWINGS AND MATERIAL SAMPLES TO THE CITY ENGINEER BEFORE APPLICATION.

NO DUMPING

WHITE TOP LAYER

CUT OUT TOP LAYER

TO BLUE UNDER LAYER
f

DRAINS TO
' OCEAN J
4 STENCIL DETAIL
N.T.S.

DRAWDOWN TIME CALCS
Infiltration Rate (IN/HR)
5 BMP Surface Area (SF)
1870

TREATMENT VOLUME (CF)
3329
Drawdown Time (HR)

4.27 Max Drawdown (HR)
72 Check
Drawdown Time is under 72 Hours
Infiltration Rate (FT/HR)

0.42

Santa Ana Watershed - BMP
Design Volume, VBMP
Legend:

Required Entries
Calculated Cells
(Rev. 10-2011)
Company Name
Designed by
Company Project
(Note this worksheet shall only be used in conjunction with BMP designs from the DK Engineer Corp
LID BMP Design Handbook)
2/2/2024
Date
Case No
Apartments
Matthew Gooden, EIT
Number/Name
National Core Beaumont
BMP Identification

BMP NAME / ID
Bioretention Facility
Must match Name/ID used on BMP Design Calculation Sheet Design Rainfall Depth
85th Percentile, 24 -hour Rainfall Depth, D8s
from the Isohyetal Map in Handbook Appendix E

0.85 inches
Drainage Management Area Tabulation
Insert additional rows if needed to accommodate all DMAs draining to the BMP DMA
Type/ID
DMA Area
(square feet)
Post -Project Surface
Type
Effective
Imperivous
Fraction, If
DMA
Runoff
Factor
DMA Areas x
Runoff Factor
Design
Storm
Depth (in)
Design Capture
Volume, VgMp
(cubic feet)
Proposed
Volume on
Plans (cubic
feet)
1 20400
Roofs
1 0.89
18196.8
2 29673
Concrete or Asphalt
1 0.89
26468.3
3 9378
Natural (C Soil)

0.3 0.23
2111.6
59451
Total
46776.7 0.85 3313.3 3329
Notes:

Appendix 7: Hydromodification
Supporting Detail Relating to Hydrologic Conditions of Concern

NOT APPLICABLE
- 35 -

i
r
r
T01 S
T 02 S
T 03 S
T 04 S
T05S
T 06 S
T 07 S
R07W R06W

0.88 PradoDam
06 96 01
07 06 09
16 17 11
19 24
21 30
m
32 21
20 33
0-85 °r80
03 02
01 10 11 13
16 22
31 11
23 13
27 35 36
R05W
`0.85 n
MiraLoma
T 08 S
Ik,07 W

0.75 0p70
NORCO
L
JURUPA
VALLEY
°.a51°.8°

0.95 0.90
RNER510E
75 0-65

11.11 -'
ElCarisoStation

0.51 Woodcrest
R06W
R05W
R04W
. .m
• 0.60
• CANYON
r l"\
LA▪ KE
• ELSINORE

0.77 WildamarLaCrest� .0.80
R03W
• -L1

0.66 MorenoEast

0.68 1 PerrisReservoir
l
Mate 0.77
SantaRosaPlateau 1.00
'•� TemeculaNWS

EMECULA

0.58 SunCity

MENIFEE
R04W
R03W

0.75 R02W

VILIMESA
ORENO
VA
LLEY
R02W
R01W
R01 E
R 02 E
• r .Project Site
.°.85.1 —' 85th Percentile = 0.85"
•
0:85
Be umont).

U EAUMOHT

0.710 __-
SanJacintoNWS

0.80 ■
1 0.87
VistaGrandeGS
0'.95
411
R 03 E
Santa Ana River Watershed
■
R 01 W

0.64 AguangaValley
R 01 E
0:7°/
0:65
R 02 E
•
•
•

0.90' d
,HurkeyCreek
44,
RO4E

0.65 •
•
l
•

0.65 ;+•14.4
Anza .Si
•
•
•

41. R 03 E
R 05 E
Rain Gage Locations

RIVERSIDE COUNTY FLOOD

CONTROL AND WATER

CONSERVATION DISTRICT
Isohyetal Map
for the 85th Percentile
24 hour Storm Event
July 2011

Appendix 8: Source Control
Pollutant Sources/Source Control Checklist
- 36 -

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST
How to use this worksheet (also see instructions in Section G of the WQMP Template):

1. Review Column 1 and identify which of these potential sources of stormwater pollutants apply to your site. Check each box that applies.

2. Review Column 2 and incorporate all of the corresponding applicable BMPs in your WQMP Exhibit.

3. Review Columns 3 and 4 and incorporate all of the corresponding applicable permanent controls and operational BMPs in your WQMP. Use the format shown in Table G.1 on page 23 of this WQMP Template. Describe your specific BMPs in an accompanying narrative, and explain any special conditions or situations that required omitting BMPs or substituting alternative BMPs for those shown here.

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 Potential Sources of
Runoff Pollutants
2 Permanent Controls —Show on
WQMP Drawings
3 Permanent Controls —List in WQMP
Table and Narrative
4 Operational BMPs—Include in WQMP
Table and Narrative
® A. On -site storm drain
inlets
Li Locations of inlets.
® Mark all inlets with the words
"Only Rain Down the Storm
Drain" or similar. Catch Basin
Markers may be available from the
Riverside County Flood Control
and Water Conservation District,
call 951.955.1200 to verify.
® Maintain and periodically repaint or
replace inlet markings.
® Provide stormwater pollution
prevention information to new site
owners, lessees, or operators.
® See applicable operational BMPs in
Fact Sheet SC -44, "Drainage System
Maintenance," in the CASQA
Stormwater Quality Handbooks at
www.cabmphandbooks.com
® Include the following in lease
agreements: "Tenant shall not allow
anyone to discharge anything to storm
drains or to store or deposit materials
so as to create a potential discharge to
storm drains."
❑ B. Interior floor drains
and elevator shaft sump
pumps
❑ State that interior floor drains and
elevator shaft sump pumps will be
plumbed to sanitary sewer.
❑ Inspect and maintain drains to prevent
blockages and overflow.
❑ C. Interior parking
garages
❑ State that parking garage floor
drains will be plumbed to the
sanitary sewer.
❑ Inspect and maintain drains to prevent
blockages and overflow.

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 Potential Sources of
Runoff Pollutants
2 Permanent Controls —Show on
WQMP Drawings
3 Permanent Controls —List in WQMP
Table and Narrative
4 Operational BMPs—Include in WQMP
Table and Narrative
❑ 01. Need for future
indoor & structural pest
control
❑ Note building design features that
discourage entry of pests.
❑ Provide Integrated Pest Management
information to owners, lessees, and
operators.
® D2. Landscape/
Outdoor Pesticide Use
® Show locations of native trees or
areas of shrubs and ground cover to
be undisturbed and retained.
® Show self -retaining landscape
areas, if any.
❑ Show stormwater treatment and
hydrograph modification
management BMPs. (See
instructions in Chapter 3, Step 5
and guidance in Chapter 5.)
State that final landscape plans will
accomplish all of the following.
® Preserve existing native trees,
shrubs, and ground cover to the
maximum extent possible.
® Design landscaping to minimize
irrigation and runoff, to promote
surface infiltration where
appropriate, and to minimize the
use of fertilizers and pesticides that
can contribute to stormwater
(61 pollution.

Where landscaped areas are used to
retain or detain stormwater, specify
plants that are tolerant of saturated
® soil conditions.

Consider using pest -resistant
® plants, especially adjacent to
hardscape.

To insure successful establishment,
select plants appropriate to site
soils, slopes, climate, sun, wind,
rain, land use, air movement,
ecological consistency, and plant
interactions.
3 Maintain landscaping using minimum
or no pesticides.
® See applicable operational BMPs in
"What you should know
for.....Landscape and Gardening" at
http://rcflood.org/stormwater/Error !
Hyperlink reference not valid.

Provide IPM information to new
® owners, lessees and operators.

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 Potential Sources of
Runoff Pollutants
2 Permanent Controls —Show on
WQMP Drawings
3 Permanent Controls —List in WQMP
Table and Narrative
4 Operational BMPs—Include in WQMP
Table and Narrative
Cl E. Pools, spas, ponds,
decorative fountains,
and other water
features.
❑ Show location of water feature and
a sanitary sewer cleanout in an
accessible area within 10 feet.
(Exception: Public pools must be
plumbed according to County
Department of Environmental
Health Guidelines.)
If the Co-Permittee requires pools
to be plumbed to the sanitary
sewer, place a note on the plans
and state in the narrative that this
connection will be made according
to local requirements.
❑ See applicable operational BMPs in
"Guidelines for Maintaining Your
Swimming Pool, Jacuzzi and Garden
Fountain" at
http://rcflood.org/stormwater/
U F. Food service
❑ For restaurants, grocery stores, and
other food service operations, show
location (indoors or in a covered
area outdoors) of a floor sink or
other area for cleaning floor mats,
containers, and equipment.

U On the drawing, show a note that
this drain will be connected to a
grease interceptor before
discharging to the sanitary sewer.
❑ Describe the location and features
of the designated cleaning area.
❑ Describe the items to be cleaned in
this facility and how it has been
sized to insure that the largest
items can be accommodated.
❑ See the brochure, "The Food Service
Industry Best Management Practices for:

Restaurants, Grocery Stores,
Delicatessens and Bakeries" at
http://rcflood.org/stormwater/
Provide this brochure to new site
owners, lessees, and operators.
® G. Refuse areas
® Show where site refuse and
recycled materials will be handled
and stored for pickup. See local
municipal requirements for sizes
and other details of refuse areas.
® If dumpsters or other receptacles
are outdoors, show how the
designated area will be covered,
graded, and paved to prevent run-
on and show locations of berms to
prevent runoff from the area.
® Any drains from dumpsters,
compactors, and tallow bin areas
shall be connected to a grease
removal device before discharge to
sanitary sewer.
® State how site refuse will be
handled and provide supporting
detail to what is shown on plans.
® State that signs will be posted on or
near dumpsters with the words "Do
not dump hazardous materials
here" or similar.
® State how the following will be
implemented:

Provide adequate number of
receptacles. Inspect receptacles
regularly; repair or replace leaky
receptacles. Keep receptacles covered.

Prohibit/prevent dumping of liquid or
hazardous wastes. Post "no hazardous
materials" signs. Inspect and pick up
litter daily and clean up spills
immediately. Keep spill control
materials available on -site. See Fact
Sheet SC -34, "Waste Handling and
Disposal" in the CASQA Stormwater
Quality Handbooks at
www.cabmphandbooks.com

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 2
3 4
Potential Sources of
Permanent Controls —Show on
Permanent Controls —List in WQMP
Operational BMPs—Include in WQMP
Runoff Pollutants
WQMP Drawings
Table and Narrative
Table and Narrative
❑ H. Industrial processes.
❑ Show process area.
❑ If industrial processes are to be
located on site, state: "All process
activities to be performed indoors.
❑ See Fact Sheet SC -10, "Non -
Stormwater Discharges" in the
CASQA Stormwater Quality
No processes to drain to exterior or
to storm drain system."
Handbooks at
www.cabmphandbooks.com
See the brochure "Industrial &
Commercial Facilities Best Management
Practices for: Industrial, Commercial
Facilities" at
http://rcflood.org/stormwater/

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 Potential Sources of
Runoff Pollutants
2 Permanent Controls —Show on
WQMP Drawings
3 Permanent Controls —List in WQMP
Table and Narrative
4 Operational BMPs—Include in WQMP
Table and Narrative
❑ I. Outdoor storage of
equipment or materials.
(See rows J and K for
source control
measures for vehicle
cleaning, repair, and
maintenance.)
❑ Show any outdoor storage areas,
including how materials will be
covered. Show how areas will be
graded and bermed to prevent run-
on or run-off from area.
❑ Storage of non -hazardous liquids
shall be covered by a roof and/or
drain to the sanitary sewer system,
and be contained by berms, dikes,
liners, or vaults.
❑ Storage of hazardous materials and
wastes must be in compliance with
the local hazardous materials
ordinance and a Hazardous
Materials Management Plan for the
site.

Include a detailed description of
materials to be stored, storage
areas, and structural features to
prevent pollutants from entering
storm drains.

Where appropriate, reference
documentation of compliance with
the requirements of Hazardous
Materials Programs for:
■ Hazardous Waste Generation
• Hazardous Materials Release
Response and Inventory
• California Accidental Release
(Ca1ARP)
■ Aboveground Storage Tank
• Uniform Fire Code Article 80
Section 103(b) & (c) 1991
• Underground Storage Tank
www.cchealth.org/groups/hazmat
❑ See the Fact Sheets SC -31, "Outdoor
Liquid Container Storage" and SC -33,
"Outdoor Storage of Raw Materials "
in the CASQA Stormwater Quality
Handbooks at
�ww•cabmphandbooks.com
1

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 2
3 4
Potential Sources of
Permanent Controls —Show on
Permanent Controls —List in WQMP
Operational BMPs—Include in WQMP
Runoff Pollutants
WQMP Drawings
Table and Narrative
Table and Narrative
❑ J. Vehicle and
Equipment Cleaning
❑ Show on drawings as appropriate:
(1) Commercial/industrial facilities
❑ If a car wash area is not provided,
describe any measures taken to
Describe operational measures to
implement the following (if
having vehicle/equipment cleaning
discourage on -site car washing and
applicable):
needs shall either provide a
covered, bermed area for washing
activities or discourage
vehicle/equipment washing by
removing hose bibs and installing
signs prohibiting such uses.
explain how these will be enforced.

El Washwater from vehicle and
equipment washing operations shall
not be discharged to the storm drain
system. Refer to "Outdoor Cleaning
Activities and Professional Mobile Service
Providers" for many of the Potential
(2) Multi -dwelling complexes shall
have a paved, bermed, and covered
car wash area (unless car washing
is prohibited on -site and hoses are
provided with an automatic shut-
off to discourage such use).

Sources of Runoff Pollutants categories
below. Brochure can be found at
http://rcflood.org/stormwater/
Car dealerships and similar may
rinse cars with water only.
(3) Washing areas for cars, vehicles,
and equipment shall be paved,
designed to prevent run-on to or
runoff from the area, and plumbed
to drain to the sanitary sewer.
(4) Commercial car wash facilities
shall be designed such that no
runoff from the facility is
discharged to the storm drain
system. Wastewater from the
facility shall discharge to the
sanitary sewer, or a wastewater
reclamation system shall be
installed.

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 2
3 4
Potential Sources of
Permanent Controls —Show on
Permanent Controls —List in WQMP
Operational BMPs—Include in WQMP
Runoff Pollutants
WQMP Drawings
Table and Narrative
Table and Narrative
Cl K. Vehicle/Equipment
❑ Accommodate all vehicle
❑ State that no vehicle repair or
In the Stormwater Control Plan, note
Repair and
equipment repair and maintenance
maintenance will be done outdoors,
that all of the following restrictions
Maintenance
indoors. Or designate an outdoor
or else describe the required
apply to use the site:
work area and design the area to
features of the outdoor work area.
❑ No person shall dispose of, nor permit
prevent run-on and runoff of
❑ State that there are no floor drains
the disposal, directly or indirectly of
stormwater.
or if there are floor drains, note the
vehicle fluids, hazardous materials, or
❑ Show secondary containment for
agency from which an industrial
rinsewater from parts cleaning into
exterior work areas where motor
waste discharge permit will be
storm drains.
oil, brake fluid, gasoline, diesel
obtained and that the design meets
❑ No vehicle fluid removal shall be
fuel, radiator fluid, acid -containing
that agency's requirements.
performed outside a building, nor on
batteries or other hazardous
materials or hazardous wastes are
❑ State that there are no tanks,
containers or sinks to be used for
asphalt or ground surfaces, whether
inside or outside a building, except in
used or stored. Drains shall not be
parts cleaning or rinsing or, if there
such a manner as to ensure that any
installed within the secondary
are, note the agency from which an
spilled fluid will be in an area of
containment areas.
industrial waste discharge permit
secondary containment. Leaking
❑ Add a note on the plans that states
will be obtained and that the
vehicle fluids shall be contained or
either (1) there are no floor drains,
or (2) floor drains are connected to
wastewater pretreatment systems
prior to discharge to the sanitary
sewer and an industrial waste
discharge permit will be obtained.
design meets that agency's
requirements.
drained from the vehicle immediately.

No person shall leave unattended drip
❑ parts or other open containers
containing vehicle fluid, unless such
containers are in use or in an area of
secondary containment.

Refer to "Automotive Maintenance & Car
Care Best Management Practices for Auto
Body Shops, Auto Repair Shops, Car
Dealerships, Gas Stations and Fleet
Service Operations". Brochure can be
found at http://rcflood.org/stormwater/
Refer to Outdoor Cleaning Activities and
Professional Mobile Service Providers for
many of the Potential Sources of
Runoff Pollutants categories below.

Brochure can be found at
http://rcflood.org/stormwater/

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 2
3 4
Potential Sources of
Permanent Controls —Show on
Permanent Controls —List in WQMP
Operational BMPs—Include in WQMP
Runoff Pollutants
WQMP Drawings
Table and Narrative
Table and Narrative
❑ L. Fuel Dispensing
❑ Fueling areas6 shall have
❑ The property owner shall dry sweep
Areas
impermeable floors (i.e., portland
cement concrete or equivalent
smooth impervious surface) that
are: a) graded at the minimum
slope necessary to prevent ponding;
and b) separated from the rest of
the site by a grade break that
prevents run-on of stormwater to
the maximum extent practicable.
the fueling area routinely.
❑ See the Fact Sheet SD -30 , "Fueling
Areas" in the CASQA Stormwater
Quality Handbooks at
www.cabmphandbooks.com
❑ Fueling areas shall be covered by a
canopy that extends a minimum of
ten feet in each direction from each
pump. [Alternative: The fueling
area must be covered and the
cover's minimum dimensions must
be equal to or greater than the area
within the grade break or fuel
dispensing areal.] The canopy [or
cover] shall not drain onto the
fueling area.
6 The fueling area shall be defined as the area extending a minimum of 6.5 feet from the corner of each fuel dispenser or the length at which the hose and nozzle assembly may be operated plus a minimum of one foot, whichever is greater.

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 2
3 4
Potential Sources of
Permanent Controls —Show on
Permanent Controls —List in WQMP
Operational BMPs—Include in WQMP
Runoff Pollutants
WQMP Drawings
Table and Narrative
Table and Narrative
❑ M. Loading Docks
❑ Show a preliminary design for the
loading dock area, including
roofing and drainage. Loading
docks shall be covered and/or
graded to minimize run-on to and
runoff from the loading area. Roof
downspouts shall be positioned to
direct stormwater away from the
loading area. Water from loading
dock areas shall be drained to the
sanitary sewer, or diverted and
collected for ultimate discharge to
the sanitary sewer.
❑ Move loaded and unloaded items
indoors as soon as possible.
❑ See Fact Sheet SC -30, "Outdoor
Loading and Unloading," in the
CASQA Stormwater Quality
Handbooks at
www.cabmphandbooks.com
❑ Loading dock areas draining
directly to the sanitary sewer shall
be equipped with a spill control
valve or equivalent device, which
shall be kept closed during periods
of operation.
❑ Provide a roof overhang over the
loading area or install door skirts
(cowling) at each bay that enclose
the end of the trailer.

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 Potential Sources of
Runoff Pollutants
2 Permanent Controls —Show on
WQMP Drawings
3 Permanent Controls —List in WQMP
Table and Narrative
4 Operational BMPs—Include in WQMP
Table and Narrative
3 N. Fire Sprinkler Test
Water
® Provide a means to drain fire
sprinkler test water to the sanitary
sewer.
® See the note in Fact Sheet SC -41,
"Building and Grounds Maintenance,"
in the CASQA Stormwater Quality
Handbooks at
www.cabmphandbooks.com

0. Miscellaneous Drain
or Wash Water or Other
Sources
❑ Boiler drain lines
❑ Condensate drain lines
❑ Rooftop equipment
❑ Drainage sumps
® Roofing, gutters, and
trim.
❑ Other sources
U Boiler drain lines shall be directly
or indirectly connected to the
sanitary sewer system and may not
discharge to the storm drain
❑ system.

Condensate drain lines may
discharge to landscaped areas if the
flow is small enough that runoff
will not occur. Condensate drain
lines may not discharge to the
❑ storm drain system.

Rooftop equipment with potential
to produce pollutants shall be
❑ roofed and/or have secondary
containment.

Any drainage sumps on -site shall
❑ feature a sediment sump to reduce
the quantity of sediment in
pumped water.
a1 Avoid roofing, gutters, and trim
made of copper or other
unprotected metals that may leach
into runoff.

Include controls for other sources
as specified by local reviewer.

STORMWATER POLLUTANT SOURCES/SOURCE CONTROL CHECKLIST

IF THESE SOURCES WILL BE
ON THE PROJECT SITE ...
... THEN YOUR WQMP SHOULD INCLUDE THESE SOURCE CONTROL BMPs, AS APPLICABLE 1 2
3 4
Potential Sources of
Permanent Controls —Show on
Permanent Controls —List in WQMP
Operational BMPs—Include in WQMP
Runoff Pollutants
WQMP Drawings
Table and Narrative
Table and Narrative
CSI P. Plazas, sidewalks,
and parking lots.
® Sweep plazas, sidewalks, and parking
lots regularly to prevent accumulation
of litter and debris. Collect debris from
pressure washing to prevent entry into
the storm drain system. Collect
washwater containing any cleaning
agent or degreaser and discharge to
the sanitary sewer not to a storm drain.

Appendix 9: O&M
Operation and Maintenance Plan and Documentation of Finance, Maintenance and Recording Mechanisms - 37 -

Recording requested by and mail to:

City Clerk
City of Beaumont
550 E. Sixth Street
Beaumont, CA 92223

SPACE ABOVE THIS LINE FOR RECORDER'S USE
EXEMPT FROM RECORDER'S FEES PURSUANT TO GOVERNMENT CODE SECTION 6103 AND 27383 APN:

STORM WATER MANAGEMENT WQMP/BMP FACILITIES
COVENANT AND AGREEMENT NO. _
City of Beaumont, Riverside County, California
THIS COVENANT AND AGREEMENT is made and entered into this of 2019, by and between NCRC Beaumont LP , ("Owner"), and the City of Beaumont, California, ("City").

The Owner hereby certifies I am (we are) the sole owner of certain real property located at 1343 E 8th St, Beaumont, CA 92223 (Site Address) in the City of Beaumont, County of Riverside, State of California, more specifically described in Exhibit "A" and depicted in Exhibit "B" ("Property").

The Owner covenants and agrees to comply with the Project Water Quality Management Plan ("WQMP"), attached hereto as Exhibit "C", providing for storm water quality treatment within the confines of the Property.

The Owner covenants and agrees that the health, safety and welfare of the residents of the City of Beaumont, require that the Best Management Practice ("BMP") facilities, more specifically described in the WQMP ( for example bio- swales, catch basins, roof drains and appurtenances) be constructed and maintained to minimize pollutants in urban runoff by the Owner.

The Owner further covenants and agrees as follows:

1. The on -site storm water management/BMP facilities mentioned above shall be constructed by the Owner at its sole cost and expense, in accordance with the plans and specifications identified in the WQMP approved by City.

2. The Owner shall adequately maintain the storm water management/BMP facilities in a manner assuring peak performance at all times, including source control BMPs at all times as its sole responsibility, at its sole cost and expense. This includes all pipes and channels built to convey storm water on the Property, including 1

catch basin inserts, underground detention ponds, swales and vegetation provided to control the quantity and quality of the storm water. Adequate maintenance is herein defined as good working condition so that these facilities are performing in accordance with their design functions continuously at all times.

3. The Owner shall annually inspect the storm water management/BMP facilities mentioned above and submit an inspection report annually to the Public Works Department by the anniversary of the date of this Agreement of each year. The purpose of the inspection is to assure safe and proper functioning of the facilities. The inspection shall cover the storm water management BMPs listed in the WQMP such as bio- swales, catch basins and related filter units, etc. Deficiencies shall be noted in the inspection report and corrected by Owner promptly.

4. The Owner hereby grants permission to City, its authorized agents and employees, to enter upon the Property and to inspect the storm water management/BMP facilities, take samples and perform testing whenever the City deems necessary and as required by the City's most current National Pollutant Discharge Elimination System (NPDES) Permit. The purpose of the inspection, testing and sampling is to follow up on apparent and reported deficiencies and/or to respond to citizen complaints and meet the requirements of the City's NPDES Permit issued by the State Water Resources Control Board — Santa Ana River Region. The City shall provide the Owner with advanced notice of entering upon the Property, except in the event of an emergency, as determined by the City. The City shall provide the Owner copies of the inspection findings and a directive to commence with the repairs if necessary. Owner or Owner's successors or assigns shall pay City for all costs incurred by City in the inspection, sampling, testing of the BMPs within thirty (30) calendar days of City invoice.

5. In the event the Owner fails to maintain the storm water management/BMP facilities in good working condition acceptable to the City, upon five (5) days advanced written notice, the City may enter upon the Property and take whatever steps necessary to correct deficiencies identified in any inspection report and to charge the costs of such repairs to the Owner the cost of which shall constitute a lien against the Property.

In the event of an emergency, as determined by City, advanced notice as aforesaid, shall not be required.

Notwithstanding the forgoing, it is expressly understood and agreed that the City is under no obligation to maintain or repair said facilities, and in no event shall this Agreement be construed to impose any such obligation to the City.

6. The Owner will perform the work necessary to keep these facilities in good working order as appropriate.

The maintenance schedule for the storm water management BMP facilities (including sediment removal) is outlined in the approved WQMP and the schedule must be followed at all times. In the future, City of Beaumont may adopt an annual Stormwater Inspection Fee that would be assessed to the Owner.

7. In the event the City, pursuant to this Agreement, performs work of any nature, or expends any funds in performance of said work for labor, use of equipment, supplies, materials and the like, the Owner, its successors and assigns shall reimburse the City upon demand, within thirty (30) days of receipt thereof for all actual costs incurred by the City hereunder.

8. This Agreement imposes no liability of any kind whatsoever on the City. Owner agrees to indemnify, defend (with counsel reasonably approved by the City) and hold harmless the City and its authorized officers, employees, agents and volunteers from any and all claims, actions, losses, damages, and/or liability arising out of this Agreement from any cause whatsoever, including the acts, errors or omissions of any person and 2

for any costs or expenses incurred by the City on account of any claim except where such indemnification is prohibited by law. This indemnification provision shall apply regardless of the existence or degree of fault of indemnitees. The Owner's indemnification obligation applies to the City's "active" as well as "passive" negligence but does not apply to the City's "sole negligence" or "willful misconduct" within the meaning of Civil Code Section 2782, or to any claims, actions, losses, damages, and/or liabilities, to the extent caused by the acts or omissions of any third party contractors undertaking any work (other than field inspections) or other maintenance on the Property on behalf of the City under this Agreement.

9. This Agreement shall be recorded with the County Recorder for the County of Riverside and shall constitute a covenant running with the land, equitable servitude and lien against the Property, and shall be binding on the Owner, its successors, assigns, transferees, administrators, executors, heirs, encumbrancers and any other successors in interests, including any homeowner's association.

10. In addition to any remedy available to City under this Agreement, if Owner violates any term of this Agreement and does not cure the violation within the time already provided in this Agreement, or, if not provided, within thirty (30) calendar days, or within such time authorized by the City if said cure reasonably requires more than the subject time, the City may bring an action at law or in equity in a court of competent jurisdiction to enforce compliance by the Owner with the terms of this Agreement. In such action, the City may recover any damages to which the City may be entitled for the violation, enjoin the violation by temporary or permanent injunction without the necessity of proving actual damages or the inadequacy of otherwise available legal remedies, or obtain other equitable relief, including, but not limited to, the restoration of the Property and/or the BMPs identified in the WQMP to the condition in which it/they existed prior to any such violation or injury.

11. Owner shall provide printed educational materials with any sale of the Property which provide information on what storm water management facilities are present, the types and locations of maintenance signs that are required and how the necessary maintenance can be maintained.

12. Owner shall provide actual notice of this Agreement and its terms to any respective buyers or successor(s) in interest.

13. In order to be valid, amendment or change to this Agreement including the WQMP and BMPs requires an amendment executed by the City and Owner which is recorded with the Riverside County Recorder.

WITNESS the following signatures:

OWNER:

By: By:

Name: Name:

Title: Title:
3

CITY OF BEAUMONT
By:

Director of Public Works, Beaumont
ATTEST:

City Clerk, City of Beaumont
All signatures on this Agreement on behalf of the Owner must be acknowledged before a Notary Public. In the event that the owner is a corporation, the President/Vice President and the corporate secretary of the corporation must sign.
4

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Riverside
)
)
On , 2019, before me, , notary public,
personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature: (Seal)
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Riverside
)
)
On , 2019, before me, , notary public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature: (Seal)
5

A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Riverside
On , 2019, before me, , notary public,
personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature: (Seal)
A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of Riverside
On , 2019, before me, , notary public, personally appeared who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature: (Seal)
6

EXHIBIT "A"

LEGAL DESCRIPTION
THE WESTERLY RECTANGULAR 116.50 FEET OF THE EASTERLY
RECTANGULAR 361.84 FEET OF LOT 3 IN BLOCK 3, AS SHOWN BY MAP OF THE SUBDIVISION OF SECTION 11, TOWNSHIP 3 SOUTH, RANGE 1

WEST, SAN BERNARDINO BASE AND MERIDIAN, IN THE CITY OF

BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA,
RECORDED IN BOOK 9, PAGE 10 OF MAPS, SAN BERNARDINO COUNTY RECORDS. THE WESTERLY LINE THEREOF BEING PARALLEL WITH THE EASTERLY LINE OF SAID LOT.
7

EXHIBIT "B"

DIAGRAM OF PROPERTY
8

2615.20 TG
2614.20 INV
2614.20 INV
0%
2615.20EG
2614.20170)/
1340E 6TH ST
BEAUMONT CA 92223
419-232-038

COMMERCIAL
LEGEND:

SOUTHERN
613.18INV
Q10-0.22 CFS
TYP
- - - - PROPERTY LINE
ASPHALT PAVING, DMA 2
CONCRETE PAVING, DMA 2
LANDSCAPING, DMA 3
PROPOSED BUILDING, DMA 1

BIORETENTION FACILITY
%Y FIRE HYDRANT
-SD- STORM MTN

CONCRETE VALLEY GUTTER
54111 ROW ARROW

ROW LINE

PERFORATED PIPE
1321E 7111 ST
BEAUMONT CA 92223
419-222-008

MULTIFAMILY
RESIDENTIAL g
2615.20 TG
2614.] 1

4.38 TOP
3668.70 INV-OVERFLOW
2608.68 BOT
1,870 SQUARE FEET
1326E 7TH ST
BEAUMONT CA 92223
419-222-007

SINGLE FAMILY HOME
2614.43INV
2613.19 .
2614.62 INV
2614.58 FL
Q10=0.58 CR
V10=2.0] FPS
2615.33 FF

14.613 INV
2614.618
Q104.26 CFS
V10=2.14 FPS
N 00300 5"
5,46.766

EASTERN PL

EXISTING
ESTERN
2614.71 INV
2614.67 R
Q10=0.20 CFS
V10=1.55 FPS
520 CO

PROPOSED STORM

DRAIN MAIN PER

SEPARIEE PERMIT
2697.]9
(250')

4. OW
SDI 5--0.5% 2608.1 2613.77
2614.07 R
Qm=9.18
2613.58 FL V10-1.42 FPS
QI0=0.37CF5
vlo=1.83 FPs
1365 E 8TH 51
BEAUMONT CA 92223
419-222-012

VACANT LAND
1341 E8TH5T
BEAUMONT CA 92223
419-222-003

VACANT LAND

BMP SUMMARY

DMA NAME

SURFACE TYPE
AREA (SQ. FT)

DMA TYPE

EFFECTIVE IMPERVIOUS

FRACTION

DMA RUNOFF
FACTOR

DMA AREA X

RUNOFF FACTOR
1 ROOFS
20,440
TYPE D
1 0.89
18,197
2 CONCRETE AND ASPHALT
29,673
TYPE D
1 0.89
26,468

DESIGN STORM

DEPTH (IN)

DESIGN CAPTURE

VOLUME,

VBPM, (CF)

PROPOSED VOLUME

ON PLANS (CF)
3 NATURAL

SOIL (C)
9,378
TYPED

0.30 0.23
2,112
59,451
46,777

0.85 3,313
3,329
J
2 '0
IH
Q
2 0
1/
30'
60'
SCALE: 1 "=60'
EKE
PROJECT NAME/ ADDRESS:
8TH STREET

APARTMENTS
DATE: 03/04/2024

WQMP-SITE PLAN
DK ENGINEER, CORP 1343 EAST 8TH ST,
BEAUMONT, CA 92223
LOS ANGELES, CA 90048
310.926.0248

OPERATIONS AND MAINTENANCE

FOR THE FLOW THROUGH PLANTER OR DEPRESSED FILTRATION

PLANTER AREAS
The maintenance program will include the following key components:

Filtration planters remove stormwater pollutants through a combination of overland flow through vegetation, surface detention, and filtration through soil. Frequent inspection and maintenance is required until vegetation becomes established. Thereafter, routine maintenance requirements are considered minimal_
Typical routine maintenance consists of the following:
a. Inspect soil and plantings. Remove weeds, prune vegetation and replenish mulch as needed. Clear any obstructions and remove any accumulation of sediment.
b. Inspect side slopes for evidence of instability or erosion and correct as necessary.
c. Observe soil at the bottom of the ponding area for uniform percolation throughout. If portions of the area do not drain within 48 hours after the end of a storm, the soil should be tilled and replanted. Remove any debris or accumulated sediment.
d. Examine the vegetation to insure that it is healthy and dense enough to provide filtering and to protect soils from erosion. Confirm that irrigation is adequate and not excessive. Replace dead plants and remove invasive vegetation.
e. Abate any potential vectors by filling holes in the surface and around the ponding area. If mosquito larvae are present and persistent, contact the County Vector Control District for information and advice. Mosquito larvicides should be applied only when absolutely necessary and then only by a licensed individual or contractor.

MAINTENANCE LOG:

Keep a log of all inspection and maintenance performed on the catch basins, trench drains, filters and planter box filtration system. Keep this log on -site.

STENCILING
Legibility of stencils and/ or signs at all storm drain inlets and catch basins within the project area must be maintained at all time.

EXHIBIT "C"
WQMP
9

Project Specific Water Quality Management Plan
A Template for Projects located within the Santa Ana Watershed Region of Riverside County Project Title: 8th Street Apartments
Development No: PP2023-0557
Design Review/Case No: PW2024-1102
Contact Information:
n Preliminary
® Final
Original Date Prepared: February 15, 2023
Revision Date(s): March 3, 2024
Prepared for Compliance with
Regional Board Order No. R8-2010-0033
-1-
Prepared for: National Core Housing
9421 Haven Avenue, Rancho Cucamonga,
CA 91730
909.639.1875
Prepared by: DK Engineer Corp.
6420 Wilshire Blvd.

Los Angeles, CA 90048
[email protected]
909.559.7361

A Brief Introduction
This Project -Specific WQMP Template for the Santa Ana Region has been prepared to help guide you in documenting compliance for your project. Because this document has been designed to specifically document compliance, you will need to utilize the WQMP Guidance Document as your "how-to" manual to help guide you through this process. Both the Template and Guidance Document go hand -in -hand and will help facilitate a well -prepared Project -Specific WQMP. Below is a flowchart for the layout of this Template that will provide the steps required to document compliance. 1 Section A
Project and Site
Information
Section F
Hydromodification
Section G
Source Control
BMPs
Section B n Section C
Optimize Site
Delineate Drainage
Utilization
Management Areas
(DMAs)
Section E
Alternative
Compliance
Section H
Construction Plan
Checklist
-2-
Section D
Implement LID
BMPs
Section 1
Operation,
Maintenance, and
Funding

OWNER'S CERTIFICATION
This Project -Specific Water Quality Management Plan (WQMP) has been prepared for National Core by DK Engineer Corp. for the 8th Street Apartments project.

This WQMP is intended to comply with the requirements of City of Beaumont for Plot Plan PP2023-0557 which includes the requirement for the preparation and implementation of a Project -Specific WQMP.

The undersigned, while owning the property/project described in the preceding paragraph, shall be responsible for the implementation and funding of this WQMP and will ensure that this WQMP is amended as appropriate to reflect up-to-date conditions on the site. In addition, the property owner accepts responsibility for interim operation and maintenance of Stormwater BMPs until such time as this responsibility is formally transferred to a subsequent owner. This WQMP will be reviewed with the facility operator, facility supervisors, employees, tenants, maintenance and service contractors, or any other party (or parties) having responsibility for implementing portions of this WQMP. At least one copy of this WQMP will be maintained at the project site or project office in perpetuity. The undersigned is authorized to certify and to approve implementation of this WQMP. The undersigned is aware that implementation of this WQMP is enforceable under Water Quality Ordinance (Municipal Code Section 13.24). "I, the undersigned, certify under penalty of law that the provisions of this WQMP have been reviewed and accepted and that the WQMP will be transferred to future successors in interest." Owner's Signature Date
Director of Housing Development
Owner's Printed Name Owner's Title/Position

PREPARER'S CERTIFICATION
"The selection, sizing and design of stormwater treatment and other stormwater quality and quantity control measures in this plan meet the requirements of Regional Water Quality Control Board Order No. R8-2010-0033 and any subsequent amendments thereto."
Preparer's Signature Date
Matt Plourde, PE Civil Engineer
Preparer's Printed Name Preparer's Title/Position
Preparer's Licensure: C76041
-3-

Table of Contents
Section A: Project and Site Information 6
A.1 Maps and Site Plans 6
A.2 Identify Receiving Waters 7
A.3 Additional Permits/Approvals required for the Project: 8 Section B: Optimize Site Utilization (LID Principles) 9 Section C: Delineate Drainage Management Areas (DMAs) 11 Section D: Implement LID BMPs 13
D.1 Infiltration Applicability 13
D.2 Harvest and Use Assessment 14
D.3 Bioretention and Biotreatment Assessment 16
D.4 Feasibility Assessment Summaries 17
D.5 LID BMP Sizing 18
Section E: Alternative Compliance (LID Waiver Program) 19 E.1 Identify Pollutants of Concern 20
E.2 Stormwater Credits 21
E.3 Sizing Criteria 21
E.4 Treatment Control BMP Selection 22
Section F: Hydromodification 23
F.1 Hydrologic Conditions of Concern (HCOC) Analysis 23 F.2 HCOC Mitigation 24
Section G: Source Control BMPs 25
Section H: Construction Plan Checklist 27
Section I: Operation, Maintenance and Funding 28
-4-

List of Tables
Table A.1 Identification of Receiving Waters 7
Table A.2 Other Applicable Permits 8
Table C.1 DMA Classifications 11
Table C.2 Type 'A', Self -Treating Areas 11
Table C.3 Type 'B', Self -Retaining Areas 11
Table C.4 Type 'C', Areas that Drain to Self -Retaining Areas 12 Table C.5 Type 'D', Areas Draining to BMPs 12
Table D.1 Infiltration Feasibility 13
Table D.2 LID Prioritization Summary Matrix 17
Table D.3 DCV Calculations for LID BMPs 18
Table E.1 Potential Pollutants by Land Use Type 20
Table E.2 Water Quality Credits 21
Table E.3 Treatment Control BMP Sizing 21
Table E.4 Treatment Control BMP Selection 22
Table F.1 Hydrologic Conditions of Concern Summary 23
Table G.1 Permanent and Operational Source Control Measures 26 Table H.1 Construction Plan Cross-reference 27
List of Appendices
Appendix 1: Maps and Site Plans 29
Appendix 2: Construction Plans 30
Appendix 3: Soils Information 31
Appendix 4: Historical Site Conditions 32
Appendix 5: LID Infeasibility 33
Appendix 6: BMP Design Details 34
Appendix 7: Hydromodification 35
Appendix 8: Source Control 36
Appendix 9: O&M 37
Appendix 10: Educational Materials - 37 -
-5-

Section A: Project and Site Information

PROJECT INFORMATION
Type of Project:

Planning Area:

Community Name:

Development Name:

Multi -Family Residential
Multi -Family Residential (From General Plan)
Beaumont
8th Street Apartments

PROJECT LOCATION
Latitude & Longitude (DMS): 33.931610, -116.962890
Project Watershed and Sub -Watershed: Santa Ana
APN(s): 419-222-011
Map Book and Page No.: Book 9, Page 10

PROJECT CHARACTERISTICS
Proposed or Potential Land Use(s)
Proposed or Potential SIC Code(s)
Area of Impervious Project Footprint (SF)
Total Area of proposed Impervious Surfaces within the Project Limits (SF)/or Replacement Does the project consist of offsite road improvements?
Does the project propose to construct unpaved roads?
Is the project part of a larger common plan of development (phased project)? (2) 2 story bldgs. and
parking lot
XXXX
59,450 SF
50,073 SF
®Y ❑N
❑Y ZN
Y ®N

EXISTING SITE CHARACTERISTICS
Total area of existing Impervious Surfaces within the project limits (SF) Is the project located within any MSHCP Criteria Cell?
If so, identify the Cell number:

Are there any natural hydrologic features on the project site? Is a Geotechnical Report attached?
If no Geotech. Report, list the NRCS soils type(s) present on the site (A, B, C and/or D) What is the Water Quality Design Storm Depth for the project? 3,648 SF
❑Y ®N
Insert text here.
❑Y ®N
®Y ❑N
Insert text here.

0.85"
The existing site consists of an empty dirt lot that is bound by 8th St to the north, residential developments to the east and west, and a storage facility to the south. The existing site slopes from north to south and drains onto the neighboring property. The proposed project includes the construction of two (2) 2 -story residential buildings on a 1.36 AC lot. Building A will contain 11 residential units and Building B will contain 37 residential units. 51 parking spaces will be provided onsite, 3 of which are designated as ADA spaces.

The geotechnical report provides multiple infiltration rates onsite. The infiltration rate yielded 0.33 in/hr. If a factor of 3 is utilized, the design infiltration rate would be 0.11 in/hr. This is below the minimum design infiltration rate of 0.3 in/hr. Therefore, infiltration has been ruled out as a LID BMP for the project. The BMP that was selected is a bioretention facility. The BMP will be placed at the south of the site in a landscaped area.
-6-

A.1 Maps and Site Plans
When completing your Project -Specific WQMP, include a map of the local vicinity and existing site. In addition, include all grading, drainage, landscape/plant palette and other pertinent construction plans in Appendix 2. At a minimum, your WQMP Site Plan should include the following:
• Drainage Management Areas • Source Control BMPs
• Proposed Structural BMPs • Buildings, Roof Lines, Downspouts • Drainage Path • Impervious Surfaces
• Drainage Infrastructure, Inlets, Overflows • Standard Labeling Use your discretion on whether you may need to create multiple sheets or can appropriately accommodate these features on one or two sheets. Keep in mind that the Co-Permittee plan reviewer must be able to easily analyze your project utilizing this template and its associated site plans and maps.

A.2 Identify Receiving Waters
Using Table A.1 below, list in order of upstream to downstream, the receiving waters that the project site is tributary to. Continue to fill each row with the Receiving Water's 303(d) listed impairments (if any), designated beneficial uses, and proximity, if any, to a RARE beneficial use. Include a map of the receiving waters in Appendix 1.

Table A.1 Identification of Receiving Waters
Receiving
Waters
EPA Approved 303(d) List Impairments
Designated
Beneficial Uses
Proximity to
RARE
Beneficial Use
Potrero Creek
None
None

37.95 MILES
San Jacinto
River
None
AGR, GWR, REC1, REC2, WARM, WILD

25.06 MILES
Canyon Lake
Pathogens and Nutrients
MUN, AGR, GWR, REC1, REC2, WARM, WILD

4.89 MILES
Lake Elsinore
PCBs, Organic Enrichment, Low Dissolved
Oxygen, Nutrients, Toxicity, DDT
REC1, REC2, COMM, WARM, WILD, RARE
0 MILES
Temescal Creek
pH
MUN, AGR, IND, PROC, REC1, REC2, WARM, COLD,
WILD

27.08 MILES
Santa Ana River
Copper, Indicator Bacteria, Lead
AGR, GWR, MUN, RARE, REC1, REC2, SPWN,

WARM, WILD

38.23 MILES
Pacific Ocean
Bacteria
IND, NAV, REC1, REC2, COMM, BIOL, WILD, RARE,

MAR, AQUA, MIGR, SPWN, SHELL
0 MILES
-7-

A.3 Additional Permits/Approvals required for the Project:

Table A.2 Other Applicable Permits
Agency
Permit Required
State Department of Fish and Game, 1602 Streambed Alteration Agreement ❑ Y
N
State Water Resources Control Board, Clean Water Act (CWA) Section 401 Water Quality Cert. ❑ Y
0 N
US Army Corps of Engineers, CWA Section 404 Permit
❑ Y
LI N
US Fish and Wildlife, Endangered Species Act Section 7 Biological Opinion ❑ Y
LI N
Statewide Construction General Permit Coverage
A/ Y
❑ N
Statewide Industrial General Permit Coverage
❑ Y
LI N
Western Riverside MSHCP Consistency Approval (e.g., JPR, DBESP) ❑ Y
LI N
Other (please list in the space below as required)
Grading Permit, Construction Permit
❑ Y
.1 N
If yes is answered to any of the questions above, the Co-Permittee may require proof of approval/coverage from those agencies as applicable including documentation of any associated requirements that may affect this Project -Specific WQMP. -8-

Section B: Optimize Site Utilization (LID Principles)
Review of the information collected in Section 'A' will aid in identifying the principal constraints on site design and selection of LID BMPs as well as opportunities to reduce imperviousness and incorporate LID Principles into the site and landscape design. For example, constraints might include impermeable soils, high groundwater, groundwater pollution or contaminated soils, steep slopes, geotechnical instability, high -intensity land use, heavy pedestrian or vehicular traffic, utility locations or safety concerns.

Opportunities might include existing natural areas, low areas, oddly configured or otherwise unbuildable parcels, easements and landscape amenities including open space and buffers (which can double as locations for bioretention BMPs), and differences in elevation (which can provide hydraulic head). Prepare a brief narrative for each of the site optimization strategies described below. This narrative will help you as you proceed with your LID design and explain your design decisions to others.

The 2010 Santa Ana MS4 Permit further requires that LID Retention BMPs (Infiltration Only or Harvest and Use) be used unless it can be shown that those BMPs are infeasible. Therefore, it is important that your narrative identify and justify if there are any constraints that would prevent the use of those categories of LID BMPs. Similarly, you should also note opportunities that exist which will be utilized during project design. Upon completion of identifying Constraints and Opportunities, include these on your WQMP Site plan in Appendix 1.

Site Optimization
The following questions are based upon Section 3.2 of the WQMP Guidance Document. Review of the WQMP Guidance Document will help you determine how best to optimize your site and subsequently identify opportunities and/or constraints, and document compliance.

Did you identify and preserve existing drainage patterns? If so, how? If not, why? The existing site slopes from north to south and drains onto the neighboring property. Because it is not acceptable to drain onto a neighboring property, and runoff should be directed to public right of way or storm drain infrastructure, the drainage pattern was changed. The proposed site will still drain from the north to the south. However, runoff will now be directed to a bioretention facility located at the south of the site. The overflow for the facility will drain into a newly constructed side opening catch basin along the curb of E. 7th St.

Did you identify and protect existing vegetation? If so, how? If not, why? The only existing vegetation onsite are trees which interfere with the proposed building and parking lot.

These trees will be removed, and new trees will be planted in various areas around the site.

Did you identify and preserve natural infiltration capacity? If so, how? If not, why? This has not been preserved. The existing site is currently 93% pervious and the proposed development will yield a site area of 19% perviousness. Despite this, the LID BMP is a bioretention facility which will infiltrate captured runoff into engineered soil media and perforated pipe.

Did you identify and minimize impervious area? If so, how? If not, why? To the extent possible impervious areas have been minimized. All areas that are not needed for the building, parking lot, or site walkways will be pervious.

Did you identify and disperse runoff to adjacent pervious areas? If so, how? If not, why? -9-

Where possible, runoff has been directed to landscaped areas. Where this is not possible, runoff is conveyed into the LID BMP which connects to the underground storm drain pipe overflow system. - 10 -

Section C: Delineate Drainage Management Areas
(DMAs)
Utilizing the procedure in Section 3.3 of the WQMP Guidance Document which discusses the methods of delineating and mapping your project site into individual DMAs, complete Table C.1 below to appropriately categorize the types of classification (e.g., Type A, Type B, etc.) per DMA for your project site. Upon completion of this table, this information will then be used to populate and tabulate the corresponding tables for their respective DMA classifications.

Table C.1 DMA Classifications
DMA Name or ID
Surface Type(s)1
Area (Sq. Ft.)
DMA Type
1 Roofs
20,440
Type D
2 Concrete and Asphalt
29,673
Type D
3 Natural Soil (C)
9,378
Type D
'Reference Table 2-1 in the WQMP Guidance Document to populate this column Table C.2 Type 'A', Self -Treating Areas
DMA Name or ID
Area (Sq. Ft.)
Stabilization Type
Irrigation Type (if any)
Table C.3 Type 'B', Self -Retaining Areas
Self -Retaining Area
(Type 'C' DMAs that are draining to the Self -Retaining Area
DMA
Name/ ID
Post -project
surface type
Area
(square
feet)
Storm
Depth
(inches)
DMA Name /
ID
[C] from Table C.4 =(inches)
Required Retention Depth
[A]
[B]
[C]
[D]
[D] = [B] + [B] • [C]
[A]

Table C.4 Type 'C', Areas that Drain to Self -Retaining Areas DMA
Receiving Self -Retaining DMA
DMA Name/ ID
[A]
0 U
CU
0 0
V)
0 v
0 -,
v
U
0 0
Lo
ro
Product
[B]
[C] = [A] x [B]
DMA name /ID
Area (square
feet) Ratio
[D] [C]/[D]
T "'e C.5 Type 'D', Areas Draining to BMPs
DMA Name or ID BMP Name or ID
1, 2, 3 Bioretention Facility
Note: More than one drainage management area can drain to a single LID BMP, however, one drainage management area may not drain to more than one BMP. - 12 -

Section D: Implement LID BMPs
D.1 Infiltration Applicability
Is there an approved downstream 'Highest and Best Use' for stormwater runoff (see discussion in Chapter

2.4.4 of the WQMP Guidance Document for further details)? ❑ Y ON If yes has been checked, Infiltration BMPs shall not be used for the site. If no, continue working through this section to implement your LID BMPs. It is recommended that you contact your Co-Permittee to verify whether your project discharges to an approved downstream 'Highest and Best Use' feature.

Geotechnical Report
A Geotechnical Report or Phase I Environmental Site Assessment may be required by the Co-Permittee to confirm present and past site characteristics that may affect the use of Infiltration BMPs. In addition, the Co-Permittee, at their discretion, may not require a geotechnical report for small projects as described in Chapter 2 of the WQMP Guidance Document. If a geotechnical report has been prepared, include it in Appendix 3. In addition, if a Phase I Environmental Site Assessment has been prepared, include it in Appendix 4.

Is this project classified as a small project consistent with the requirements of Chapter 2 of the WQMP Guidance Document? n Y ® N
Infiltration Feasibility
Table D.1 below is meant to provide a simple means of assessing which DMAs on your site support Infiltration BMPs and is discussed in the WQMP Guidance Document in Chapter 2.4.5. Check the appropriate box for each question and then list affected DMAs as applicable. If additional space is needed, add a row below the corresponding answer.

Table D.1 Infiltration Feasibility
Does the project site...

YES
NO
...have any DMAs with a seasonal high groundwater mark shallower than 10 feet? X
If Yes, list affected DMAs:
...have any DMAs located within 100 feet of a water supply well? X
If Yes, list affected DMAs:
...have any areas identified by the geotechnical report as posing a public safety risk where infiltration of stormwater could have a negative impact?
X
If Yes, list affected DMAs:
...have measured in -situ infiltration rates of less than 1.6 inches / hour? X
If Yes, list affected DMAs:
...have significant cut and/or fill conditions that would preclude in -situ testing of infiltration rates at the final infiltration surface?
X
If Yes, list affected DMAs:
...geotechnical report identify other site -specific factors that would preclude effective and safe infiltration? X
Describe here:

If you answered "Yes" to any of the questions above for any DMA, Infiltration BMPs should not be used for those DMAs and you should proceed to the assessment for Harvest and Use below. - 13 -

D.2 Harvest and Use Assessment
Please check what applies:
❑ Reclaimed water will be used for the non -potable water demands for the project. (Required by Water Department)
❑ Downstream water rights may be impacted by Harvest and Use as approved by the Regional Board (verify with the Copermittee).
❑ The Design Capture Volume will be addressed using Infiltration Only BMPs. In such a case, Harvest and Use BMPs are still encouraged, but it would not be required if the Design Capture Volume will be infiltrated or evapotranspired.

If any of the above boxes have been checked, Harvest and Use BMPs need not be assessed for the site. If neither of the above criteria applies, follow the steps below to assess the feasibility of irrigation use, toilet use and other non -potable uses (e.g., industrial use).

Irrigation Use Feasibility
Complete the following steps to determine the feasibility of harvesting stormwater runoff for Irrigation Use BMPs on your site:

Step 1: Identify the total area of irrigated landscape on the site, and the type of landscaping used.

Total Area of Irrigated Landscape: 10,377 SF
Type of Landscaping (Conservation Design or Active Turf): 372 SF (Turf) Step 2: Identify the planned total of all impervious areas on the proposed project from which runoff might be feasibly captured and stored for irrigation use. Depending on the configuration of buildings and other impervious areas on the site, you may consider the site as a whole, or parts of the site, to evaluate reasonable scenarios for capturing and storing runoff and directing the stored runoff to the potential use(s) identified in Step 1 above.

Total Area of Impervious Surfaces: 44,509 SF
Step 3: Cross reference the Design Storm depth for the project site (see Exhibit A of the WQMP Guidance Document) with the left column of Table 2-3 in Chapter 2 to determine the minimum area of Effective Irrigated Area per Tributary Impervious Area (EIATIA).

Enter your EIATIA factor: 2.12
Step 4: Multiply the unit value obtained from Step 3 by the total of impervious areas from Step 2 to develop the minimum irrigated area that would be required.

Minimum required irrigated area: 94,359 SF
Step 5: Determine if harvesting stormwater runoff for irrigation use is feasible for the project by comparing the total area of irrigated landscape (Step 1) to the minimum required irrigated area (Step 4).

Minimum required irrigated area (Step 4)
Available Irrigated Landscape (Step 1)
94,359 SF
-14-
10,377 SF

Toilet Use Feasibility
Complete the following steps to determine the feasibility of harvesting stormwater runoff for toilet flushing uses on your site:

Step 1:

Identify the projected total number of daily toilet users during the wet season, and account for any periodic shutdowns or other lapses in occupancy:

Projected Number of Daily Toilet Users: 48
Project Type: Residential
Step 2: Identify the planned total of all impervious areas on the proposed project from which runoff might be feasibly captured and stored for toilet use. Depending on the configuration of buildings and other impervious areas on the site, you may consider the site as a whole, or parts of the site, to evaluate reasonable scenarios for capturing and storing runoff and directing the stored runoff to the potential use(s) identified in Step 1 above.

Total Area of Impervious Surfaces: 44,509 SF
Step 3: Enter the Design Storm depth for the project site (see Exhibit A) into the left column of Table 2- 1 in Chapter 2 to determine the minimum number or toilet users per tributary impervious acre (TUTIA).

Enter your TUTIA factor: 138
Step 4: Multiply the unit value obtained from Step 3 by the total of impervious areas from Step 2 to develop the minimum number of toilet users that would be required.

Minimum number of toilet users: 141
Step 5: Determine if harvesting stormwater runoff for toilet flushing use is feasible for the project by comparing the Number of Daily Toilet Users (Step 1) to the minimum required number of toilet users (Step 4).

Minimum required Toilet Users (Step 4)
Projected number of toilet users (Step 1)
141
48 Other Non -Potable Use Feasibility
Are there other non -potable uses for stormwater runoff on the site (e.g., industrial use)? See Chapter 2 of the Guidance for further information. If yes, describe below. If no, write N/A.

N/A
Step 1: Identify the projected average daily non -potable demand, in gallons per day, during the wet season and accounting for any periodic shutdowns or other lapses in occupancy or operation.

Average Daily Demand: N/A
Step 2: Identify the planned total of all impervious areas on the proposed project from which runoff might be feasibly captured and stored for the identified non -potable use. Depending on the configuration of buildings and other impervious areas on the site, you may consider the site as a whole, or parts of the site, to evaluate reasonable scenarios for capturing and storing runoff and directing the stored runoff to the potential use(s) identified in Step 1 above.

Total Area of Impervious Surfaces: N/A
- 15 -

Step 3: Enter the Design Storm depth for the project site (see Exhibit A) into the left column of Table 2- 3 in Chapter 2 to determine the minimum demand for non -potable uses per tributary impervious acre.

Enter the factor from Table 2-3: N/A
Step 4: Multiply the unit value obtained from Step 4 by the total of impervious areas from Step 3 to develop the minimum number of gallons per day of non -potable use that would be required.

Minimum required use: N/A
Step 5: Determine if harvesting stormwater runoff for other non -potable use is feasible for the project by comparing the Number of Daily Toilet Users (Step 1) to the minimum required number of toilet users (Step 4).

Minimum required non -potable use (Step 4)
Projected average daily use (Step 1)
N/A
N/A
If Irrigation, Toilet and Other Use feasibility anticipated demands are less than the applicable minimum values, Harvest and Use BMPs are not required and you should proceed to utilize LID Bioretention and Biotreatment, unless a site -specific analysis has been completed that demonstrates technical infeasibility as noted in D.3 below.

D.3 Bioretention and Biotreatment Assessment
Other LID Bioretention and Biotreatment BMPs as described in Chapter 2.4.7 of the WQMP Guidance Document are feasible on nearly all development sites with sufficient advance planning.

Select one of the following:
❑X LID Bioretention/Biotreatment BMPs will be used for some, or all DMAs of the project as noted below in Section D.4 (note the requirements of Section 3.4.2 in the WQMP Guidance Document). ❑ A site -specific analysis demonstrating the technical infeasibility of all LID BMPs has been performed and is included in Appendix 5. If you plan to submit an analysis demonstrating the technical infeasibility of LID BMPs, request a pre -submittal meeting with the Co-Permittee to discuss this option. Proceed to Section E to document your alternative compliance measures. - 16 -

D.4 Feasibility Assessment Summaries
From the Infiltration, Harvest and Use, Bioretention and Biotreatment Sections above, complete Table D.2 below to summarize which LID BMPs are technically feasible, and which are not, based upon the established hierarchy.

Table D.2 LID Prioritization Summary Matrix
DMA
Name/ID
LID BMP Hierarchy
No LID
(Alternative
Compliance)

1. Infiltration

2. Harvest and use

3. Bioretention

4. Biotreatment
1 ❑
❑
��
❑
❑
2 ❑
/2
❑
❑
3 L
❑
❑
H
❑
❑
For those DMAs where LID BMPs are not feasible, provide a brief narrative below summarizing why they are not feasible, include your technical infeasibility criteria in Appendix 5, and proceed to Section E below to document Alternative Compliance measures for those DMAs. Recall that each proposed DMA must pass through the LID BMP hierarchy before alternative compliance measures may be considered.

N/A
- 17 -

D.5 LID BMP Sizing
Each LID BMP must be designed to ensure that the Design Capture Volume will be addressed by the selected BMPs. First, calculate the Design Capture Volume for each LID BMP using the VBMP worksheet in Appendix F of the LID BMP Design Handbook. Second, design the LID BMP to meet the required VBMP using a method approved by the Co-Permittee. Utilize the worksheets found in the LID BMP Design Handbook or consult with your Co-Permittee to assist you in correctly sizing your LID BMPs. Complete Table D.3 below to document the Design Capture Volume and the Proposed Volume for each LID BMP. Provide the completed design procedure sheets for each LID BMP in Appendix 6. You may add additional rows to the table below as needed.

Table D.3 DCV Calculations for LID BMPs
DMA
Type/ID
DMA Area
(square
feet)
[A]
Post -
Project
Surface
Type
Effective
Impervious
Fraction, If
[B]
DMA
Runoff
Factor
[C]
DMA Areas x
Runoff Factor
[A] x [C]
1 20,440
Roofs
1 0.89
18,192
2 29,673
Concrete/
Asphalt
1 0.89
26,409
3 9,378
Natural
Soil (C)

0.30 0.23
2,157
Infiltration Trench
Design
Storm
Depth
(in)
59,491
(D)
46,758
(E)

0.85 Design
Capture
Volume,
VBMP
(cubic
feet)
(F)
3,312
[B], [C] is obtained as described in Section 2.3.1 of the WQMP Guidance Document DMA [E] is obtained from Exhibit A in the WQMP Guidance Document [G] is obtained from a design procedure sheet, such as in LID BMP Design Handbook and placed in Appendix 6 - 18 -
Proposed
Volume on
Plans
(cubic feet)
(G)
3,329

Section E: Alternative Compliance (LID Waiver Program)
LID BMPs are expected to be feasible on virtually all projects. Where LID BMPs have been demonstrated to be infeasible as documented in Section D, other Treatment Control BMPs must be used (subject to LID waiver approval by the Co-Permittee). Check one of the following Boxes:
❑X LID Principles and LID BMPs have been incorporated into the site design to fully address all Drainage Management Areas. No alternative compliance measures are required for this project and thus this Section is not required to be completed.
- Or -
❑ The following Drainage Management Areas are unable to be addressed using LID BMPs. A site - specific analysis demonstrating technical infeasibility of LID BMPs has been approved by the Co- Permittee and included in Appendix 5. Additionally, no downstream regional and/or sub -regional LID BMPs exist or are available for use by the project. The following alternative compliance measures on the following pages are being implemented to ensure that any pollutant loads expected to be discharged by not incorporating LID BMPs, are fully mitigated.

DMAs 1, 2, and 3 will all be collect via non erosive means and conveyed to an infiltration trench. - 19 -

E.1 Identify Pollutants of Concern
Utilizing Table A.1 from Section A above which noted your project's receiving waters and their associated EPA approved 303(d) listed impairments, cross reference this information with that of your selected Priority Development Project Category in Table E.1 below. If the identified General Pollutant Categories are the same as those listed for your receiving waters, then these will be your Pollutants of Concern and the appropriate box or boxes will be checked on the last row. The purpose of this is to document compliance and to help you appropriately plan for mitigating your Pollutants of Concern in lieu of implementing LID BMPs.

Table E.1 Potential Pollutants by Land Use Type
Priority Development
Project Categories and/or
Project Features (check those
that apply)
General Pollutant Categories
Bacterial
Indicators
Metals
Nutrients
Pesticides
Toxic
Organic
Compounds
Sediments
Trash &
Debris
Oil &
Grease
Detached Residential•
P
N
P
P
N
P
P
P
Development
Residential
P
N
P
P
N
P
P
p(2)
a Attached
Development
Commercial/Industrial
p(3)
P
p(1)
p(1)
p(s)
p(1)
P
P
•
Development
Automotive Repair
N
P
N
N
P(4 5)
N
P
P
•
Shops
Restaurants•
P
N
N
N
N
N
P
P
(>5,000 ft2)
Hillside Development•
P
N
P
P
N
P
P
P
(>5,000 ft2)
Parking Lots
p(S)
P
p(1)
p(1)
p(4)
p(1)
P
P
•
(>5,000 ft2)
N
P
N
N
P
N
P
P
• Retail Gasoline Outlets
Project Priority Pollutant(s)
of Concern
•
P = Potential
N = Not Potential
(1) A potential Pollutant if non-native landscaping exists or is proposed onsite; otherwise not expected (2) A potential Pollutant if the project includes uncovered parking areas; otherwise not expected (3)A potential Pollutant is land use involving animal waste (4) Specifically petroleum hydrocarbons
(5) Specifically solvents
(5) Bacterial indicators are routinely detected in pavement runoff - 20 -

E.2 Stormwater Credits
Projects that cannot implement LID BMPs but nevertheless implement smart growth principles are potentially eligible for Stormwater Credits. Utilize Table 3-8 within the WQMP Guidance Document to identify your Project Category and its associated Water Quality Credit. If not applicable, write N/A.

Table E.2 Water Quality Credits
Qualifying Project Categories
Credit Percentage2
N/A
N/A
Total Credit Percentage'
'Cannot Exceed 50%
'Obtain corresponding data from Table 3-8 in the WQMP Guidance Document E.3 Sizing Criteria
After you appropriately considered Stormwater Credits for your project, utilize Table E.3 below to appropriately size them to the DCV, or Design Flow Rate, as applicable. Please reference Chapter 3.5.2 of the WQMP Guidance Document for further information.

Table E.3 Treatment Control BMP Sizing
DMA
Type/I
D
DMA
Area
(squar
e feet)
Post-
Project
Surface
Type
Effective
Impervi
ous
Fraction,
If
DMA
Runoff
Factor
DMA
Area x
Runoff
Factor
Infiltration Trench
[A]
[B]
[C]
��� x
N/A
N/A
N/A
N/A
N/A
N/A
Design
Storm
Depth
(in)
Minimum
Design
Capture
Volume or
Design Flow
Rate (cubic
feet or cfs)
Total Storm
Water
Credit %
Reduction
Proposed
Volume or
Flow on Plans
(cubic feet or
cfs)
(E)
(F) (H)
(I)
[B], [C] is obtained as described in Section 2.3.1 from the WQMP Guidance Document [E] is obtained from Exhibit A in the WQMP Guidance Document [G] is for Flow -Based Treatment Control BMPs [G] = 43,560, for Volume -Based Control Treatment BMPs, [G] = 12 [H] is from the Total Credit Percentage as Calculated from Table E.2 above [I] as obtained from a design procedure sheet from the BMP manufacturer and should be included in Appendix 6 - 21 -

E.4 Treatment Control BMP Selection
Treatment Control BMPs typically provide proprietary treatment mechanisms to treat potential pollutants in runoff, but do not sustain significant biological processes. Treatment Control BMPs must have a removal efficiency of a medium or high effectiveness as quantified below:
• High: equal to or greater than 80% removal efficiency • Medium: between 40% and 80% removal efficiency
Such removal efficiency documentation (e.g., studies, reports, etc.) as further discussed in Chapter 3.5.2 of the WQMP Guidance Document, must be included in Appendix 6. In addition, ensure that proposed Treatment Control BMPs are properly identified on the WQMP Site Plan in Appendix 1.

Table E.4 Treatment Control BMP Selection
Selected Treatment Control BMP
Name or ID'
Priority Pollutant(s) of
Concern to Mitigate2
Removal Efficiency
Percentage'
N/A
N/A
N/A
1 Treatment Control BMPs must not be constructed within Receiving Waters. In addition, a proposed Treatment Control BMP may be listed more than once if they possess more than one qualifying pollutant removal efficiency.

Z Cross Reference Table E.1 above to populate this column. a As documented in a Co-Permittee Approved Study and provided in Appendix 6. - 22 -

Section F: Hydromodification
F.1 Hydrologic Conditions of Concern (HCOC) Analysis
Once you have determined that the LID design is adequate to address water quality requirements, you will need to assess if the proposed LID Design may still create a HCOC. Review Chapters 2 and 3 (including Figure 3-7) of the WQMP Guidance Document to determine if your project must mitigate for Hydromodification impacts. If your project meets one of the following criteria which will be indicated by the check boxes below, you do not need to address Hydromodification at this time. However, if the project does not qualify for Exemptions 1, 2 or 3, then additional measures must be added to the design to comply with HCOC criteria. This is discussed in further detail below in Section F.2.

HCOC EXEMPTION 1: The Priority Development Project disturbs less than one acre. The Co-Permittee has the discretion to require a Project -Specific WQMP to address HCOCs on projects less than one acre on a case by case basis. The disturbed area calculation should include all disturbances associated with larger common plans of development.

Does the project qualify for this HCOC Exemption? Y Z N If Yes, HCOC criteria do not apply.

HCOC EXEMPTION 2: The volume and time of concentration' of storm water runoff for the post - development condition is not significantly different from the pre -development condition for a 2 -year return frequency storm (a difference of 5% or less is considered insignificant) using one of the following methods to calculate:
• Riverside County Hydrology Manual
• Technical Release 55 (TR-55): Urban Hydrology for Small Watersheds (NRCS 1986), or derivatives thereof, such as the Santa Barbara Urban Hydrograph Method • Other methods acceptable to the Co-Permittee
Does the project qualify for this HCOC Exemption? ❑ Y ® N If Yes, report results in Table F.1 below and provide your substantiated hydrologic analysis in Appendix 7.

Table F.1 Hydrologic Conditions of Concern Summary
2 year — 24 hour
Pre -condition
Post -condition
% Difference
Time of
Concentration

INSERT VALUE

INSERT VALUE

INSERT VALUE
Volume (Cubic Feet)

INSERT VALUE

INSERT VALUE

INSERT VALUE
1 Time of concentration is defined as the time after the beginning of the rainfall when all portions of the drainage basin are contributing to flow at the outlet.
- 23 -

HCOC EXEMPTION 3: All downstream conveyance channels to an adequate sump (for example, Prado Dam, Lake Elsinore, Canyon Lake, Santa Ana River, or other lake, reservoir or naturally erosion resistant feature) that will receive runoff from the project are engineered and regularly maintained to ensure design flow capacity; no sensitive stream habitat areas will be adversely affected; or are not identified on the Co-Permittees Hydromodification Sensitivity Maps.

Does the project qualify for this HCOC Exemption?
®Y ❑N
If Yes, HCOC criteria do not apply and note below which adequate sump applies to this HCOC qualifier:

The project will discharge to 7th Street via an overflow drain, at which point runoff will drain south to local storm drain infrastructure. The storm drain infrastructure will carry runoff south via underground pipes, culverts, and stream paths and eventually discharge into Potrero Creek.

Potrero Creek connects with the San Jacinto River which connects with Canyon Lake. Canyon Lake is one of the adequate sumps listed above.

F.2 HCOC Mitigation
If none of the above HCOC Exemption Criteria are applicable, HCOC criteria is considered mitigated if they meet one of the following conditions:
a. Additional LID BMPS are implemented onsite or offsite to mitigate potential erosion or habitat impacts as a result of HCOCs. This can be conducted by an evaluation of site -specific conditions utilizing accepted professional methodologies published by entities such as the California Stormwater Quality Association (CASQA), the Southern California Coastal Water Research Project (SCCRWP), or other Co-Permittee approved methodologies for site -specific HCOC analysis. b. The project is developed consistent with an approved Watershed Action Plan that addresses HCOC in Receiving Waters.
c. Mimicking the pre -development hydrograph with the post -development hydrograph, for a 2 -year return frequency storm. Generally, the hydrologic conditions of concern are not significant, if the post -development hydrograph is no more than 10% greater than pre -development hydrograph.

In cases where excess volume cannot be infiltrated or captured and reused, discharge from the site must be limited to a flow rate no greater than 110% of the pre -development 2 -year peak flow.

Be sure to include all pertinent documentation used in your analysis of the items a, b or c in Appendix 7. - 24 -

Section G: Source Control BMPs
Source control BMPs include permanent, structural features that may be required in your project plans — such as roofs over and berms around trash and recycling areas — and Operational BMPs, such as regular sweeping and "housekeeping", that must be implemented by the site's occupant or user. The MEP standard typically requires both types of BMPs. In general, Operational BMPs cannot be substituted for a feasible and effective permanent BMP. Using the Pollutant Sources/Source Control Checklist in Appendix 8, review the following procedure to specify Source Control BMPs for your site:

1. Identify Pollutant Sources: Review Column 1 in the Pollutant Sources/Source Control Checklist. Check off the potential sources of Pollutants that apply to your site.

2. Note Locations on Project -Specific WQMP Exhibit: Note the corresponding requirements listed in Column 2 of the Pollutant Sources/Source Control Checklist. Show the location of each Pollutant source and each permanent Source Control BMP in your Project -Specific WQMP Exhibit located in Appendix 1.

3. Prepare a Table and Narrative: Check off the corresponding requirements listed in Column 3 in the Pollutant Sources/Source Control Checklist. In the left column of Table G.1 below, list each potential source of runoff Pollutants on your site (from those that you checked in the Pollutant Sources/Source Control Checklist). In the middle column, list the corresponding permanent, Structural Source Control BMPs (from Columns 2 and 3 of the Pollutant Sources/Source Control Checklist) used to prevent Pollutants from entering runoff. Add additional narrative in this column that explains any special features, materials or methods of construction that will be used to implement these permanent, Structural Source Control BMPs.

4. Identify Operational Source Control BMPs: To complete your table, refer once again to the Pollutant Sources/Source Control Checklist. List in the right column of your table the Operational BMPs that should be implemented if the anticipated activities continue at the site. Co-Permittee stormwater ordinances require that applicable Source Control BMPs be implemented; the same BMPs may also be required as a condition of a use permit or other revocable Discretionary Approval for use of the site.
- 25 -

Table G.1 Permanent and Operational Source Control Measures Potential Sources of Runoff
pollutants
Permanent Structural Source
Control BMPs
Operational Source Control BMPs
Onsite Storm Drain Inlets
Mark drains with "No Dumping"
stencil
Maintain stencils as needed.

Regularly sweep parking lot.

Landscape
Maintain trees where possible.

Design landscape areas to self -
retain.

Do not use pesticides.

Fire Water Test
Connect Fire Sprinkler Drain to
sewer.

Maintain fire sprinklers per
building department regulations.

Refuse Areas
Post signage stating "Do not
dump hazardous materials here"
or similar.

Remove trash on a regular basis
and observe leakages.

Roofing/Gutters
Avoid roofing made of metals.

Regularly clean roof gutters.

Plazas/Sidewalks
Sweep plazas and sidewalks
regularly.
- 26 -

Section H: Construction Plan Checklist
Populate Table H.1 below to assist the plan checker in an expeditious review of your project. The first two columns will contain information that was prepared in previous steps, while the last column will be populated with the corresponding plan sheets. This table is to be completed with the submittal of your final Project -Specific WQMP.

Table H.1 Construction Plan Cross-reference
BMP No. or ID
BMP Identifier and Description
Corresponding Plan Sheet(s)
Bioretention
Facility
The bioretention facility will capture and retain the
85th percentile of runoff from the site. Overflow will
be directed offsite into a newly constructed catch
basin along E. 7th Street.

Appendix 2, Sheets C1.31, C5.01,
C5.04.

Note that the updated table — or Construction Plan WQMP Checklist — is only a reference tool to facilitate an easy comparison of the construction plans to your Project -Specific WQMP. Co-Permittee staff can advise you regarding the process required to propose changes to the approved Project -Specific WQMP. - 27 -

Section 1: Operation, Maintenance and Funding
The Co-Permittee will periodically verify that Stormwater BMPs on your site are maintained and continue to operate as designed. To make this possible, your Co-Permittee will require that you include in Appendix 9 of this Project -Specific WQMP:

1. A means to finance and implement facility maintenance in perpetuity, including replacement cost.

2. Acceptance of responsibility for maintenance from the time the BMPs are constructed until responsibility for operation and maintenance is legally transferred. A warranty covering a period following construction may also be required.

3. An outline of general maintenance requirements for the Stormwater BMPs you have selected.

4. Figures delineating and designating pervious and impervious areas, location, and type of Stormwater BMP, and tables of pervious and impervious areas served by each facility. Geo- locating the BMPs using a coordinate system of latitude and longitude is recommended to help facilitate a future statewide database system.

5. A separate list and location of self -retaining areas or areas addressed by LID Principles that do not require specialized O&M or inspections but will require typical landscape maintenance as noted in Chapter 5, pages 85-86, in the WQMP Guidance. Include a brief description of typical landscape maintenance for these areas.

Your local Co-Permittee will also require that you prepare and submit a detailed Stormwater BMP Operation and Maintenance Plan that sets forth a maintenance schedule for each of the Stormwater BMPs built on your site. An agreement assigning responsibility for maintenance and providing for inspections and certification may also be required.

Details of these requirements and instructions for preparing a Stormwater BMP Operation and Maintenance Plan are in Chapter 5 of the WQMP Guidance Document.

Maintenance Mechanism: To be maintained by Property Management Group Will the proposed BMPs be maintained by a Home Owners' Association (HOA) or Property Owners Association (POA)?
n Y
7 N
Include your Operation and Maintenance Plan and Maintenance Mechanism in Appendix 9. Additionally, include all pertinent forms of educational materials for those personnel that will be maintaining the proposed BMPs within this Project -Specific WQMP in Appendix 10. - 28 -

Appendix 10: Educational Materials
BMP Fact Sheets, Maintenance Guidelines and Other End -User BMP Information - 37 -

3.5 Bioretention Facility
Type of BMP
LID — Bioretention
Treatment Mechanisms
Infiltration, Evapotranspiration, Evaporation, Biofiltration Maximum Drainage Area
This BMP is intended to be integrated into a project's landscaped area in a distributed manner. Typically, contributing drainage areas to Bioretention Facilities range from less than 1 acre to a maximum of around 10 acres.

Other Names
Rain Garden, Bioretention Cell, Bioretention Basin, Biofiltration Basin, Landscaped Filter Basin, Porous Landscape Detention
Description
Bioretention Facilities are shallow, vegetated basins underlain by an engineered soil media.

Healthy plant and biological activity in the root zone maintain and renew the macro -pore space in the soil and maximize plant uptake of pollutants and runoff. This keeps the Best Management Practice (BMP) from becoming clogged and allows more of the soil column to function as both a sponge (retaining water) and a highly effective and self -maintaining biofilter.

In most cases, the bottom of a Bioretention Facility is unlined, which also provides an opportunity for infiltration to the extent the underlying onsite soil can accommodate. When the infiltration rate of the underlying soil is exceeded, fully biotreated flows are discharged via underdrains. Bioretention Facilities therefore will inherently achieve the maximum feasible level of infiltration and evapotranspiration and achieve the minimum feasible (but highly biotreated) discharge to the storm drain system.

Siting Considerations
These facilities work best when they are designed in a relatively level area. Unlike other BMPs, Bioretention Facilities can be used in smaller landscaped spaces on the site, such as:
✓ Parking islands
✓ Medians
✓ Site entrances
Landscaped areas on the site (such as may otherwise be required through minimum landscaping ordinances), can often be designed as Bioretention Facilities. This can be accomplished by:
• Depressing landscaped areas below adjacent impervious surfaces, rather than elevating those areas
• Grading the site to direct runoff from those impervious surfaces into the Bioretention Facility, rather than away from the landscaping
• Sizing and designing the depressed landscaped area as a Bioretention Facility as described in this Fact Sheet
Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

Bioretention Facilities should however not be used downstream of areas where large amounts of sediment can clog the system. Placing a Bioretention Facility at the toe of a steep slope should also be avoided due to the potential for clogging the engineered soil media with erosion from the slope, as well as the potential for damaging the vegetation.

Design and Sizing Criteria
The recommended cross section necessary for a Bioretention Facility includes:
• Vegetated area
• 18' minimum depth of engineered soil media
• 12' minimum gravel layer depth with 6' perforated pipes (added flow control features such as orifice plates may be required to mitigate for HCOC conditions) 6 M INIM1UM1 TOP `:`:I DT
2 VARIES
DEPTH t SIDE SLOPE)

SLOTTED CURB

GRAVEL PAD

PARKING OR DRIVE AISLE (TYP)
18" - 36"

ENGINEERED

SOIL MIEDIA

PERFORATED PIPE
RETAINING WALL TYPE 1A PER
CALTRANS STANDARD B3-3 OR
ENGINEERED ALTERNATIVE BASE❑

ON GEOTECHNICAL PARAMETERS
2 MINIMUM
2 DEPTH ;4 SIDE SLOPE':

PONDING DEPTH
6" MAXIMUM
MATURE I EGETATION • -_'•-
AND 2-3" MULCH LAYER •

TIE SUBDRAIN INTO INLET
CALTRANS D73 TYPE 0-1 OR
FUNCTIONAL Ei IJIVALENT
❑ROP INLET

PARKING OR DRIVE AISLE (TYP)
While the 18 -inch minimum engineered soil media depth can be used in some cases, it is recommended to use 24 inches or a preferred 36 inches to provide an adequate root zone for the chosen plant palate. Such a design also provides for improved removal effectiveness for nutrients. The recommended ponding depth inside of a Bioretention Facility is 6 inches; measured from the flat bottom surface to the top of the water surface as shown in Figure 1.

Because this BMP is filled with an engineered soil media, pore space in the soil and gravel layer is assumed to provide storage volume. However, several considerations must be noted:
• Surcharge storage above the soil surface (6 inches) is important to assure that design flows do not bypass the BMP when runoff exceeds the soil's absorption rate. • In cases where the Bioretention Facility contains engineered soil media deeper than 36 inches, the pore space within the engineered soil media can only be counted to the 36 - inch depth.
• A maximum of 30 percent pore space can be used for the soil media whereas a maximum of 40 percent pore space can be use for the gravel layer.

Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

Figure 1: Standard Layout for a Bioretention Facility

BIORETENTION FACILITY BMP FACT SHEET
Engineered Soil Media Requirements
The engineered soil media shall be comprised of 85 percent mineral component and 15 percent organic component, by volume, drum mixed prior to placement. The mineral component shall be a Class A sandy loam topsoil that meets the range specified in Table 1 below. The organic component shall be nitrogen stabilized compost', such that nitrogen does not leach from the media.

Table 1: Mineral Component Range Requirements
Percent Range
Component
70-80
Sand
15-20
Silt
5-10
Clay
The trip ticket, or certificate of compliance, shall be made available to the inspector to prove the engineered mix meets this specification.

Vegetation Requirements
Vegetative cover is important to minimize erosion and ensure that treatment occurs in the Bioretention Facility. The area should be designed for at least 70 percent mature coverage throughout the Bioretention Facility. To prevent the BMP from being used as walkways, Bioretention Facilities shall be planted with a combination of small trees, densely planted shrubs, and natural grasses. Grasses shall be native or ornamental; preferably ones that do not need to be mowed. The application of fertilizers and pesticides should be minimal. To maintain oxygen levels for the vegetation and promote biodegradation, it is important that vegetation not be completely submerged for any extended period of time. Therefore, a maximum of 6 inches of ponded water shall be used in the design to ensure that plants within the Bioretention Facility remain healthy.

A 2 to 3 -inch layer of standard shredded aged hardwood mulch shall be placed as the top layer inside the Bioretention Facility. The 6 -inch ponding depth shown in Figure 1 above shall be measured from the top surface of the 2 to 3 -inch mulch layer.

Curb Cuts
To allow water to flow into the Bioretention Facility, 1 -foot -wide (minimum) curb cuts should be placed approximately every 10 feet around the perimeter of the Bioretention Facility. Figure 2 shows a curb cut in a Bioretention Facility. Curb cut flow lines must be at or above the VBMP water surface level.

For more information on compost, visit the US Composting Council website at: http://compostingcouncil.org/ Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

BIORETENTION FACILITY BMP FACT SHEET
Figure 2: Curb Cut located in a Bioretention Facility
To reduce erosion, a gravel pad shall be placed
at each inlet point to the Bioretention Facility.

The gravel should be 1- to 1.5 -inch diameter in
size. The gravel should overlap the curb cut
opening a minimum of 6 inches. The gravel pad
inside the Bioretention Facility should be flush
with the finished surface at the curb cut and
extend to the bottom of the slope.

In addition, place an apron of stone or concrete,
a foot square or larger, inside each inlet to
prevent vegetation from growing up and
blocking the inlet. See Figure 3.

Figure 3: Apron located in a Bioretention Facility
Terracing the Landscaped Filter Basin
It is recommended that Bioretention Facilities be level. In the event the facility site slopes and lacks proper design, water would fill the lowest point of the BMP and then discharge from the basin without being treated. To ensure that the water will be held within the Bioretention Facility on sloped sites, the BMP must be terraced with nonporous check dams to provide the required storage and treatment capacity.

The terraced version of this BMP shall be used on non -flat sites with no more than a 3 percent slope. The surcharge depth cannot exceed 0.5 feet, and side slopes shall not exceed 4:1. Table 2 below shows the spacing of the check dams, and slopes shall be rounded up (i.e., 2.5 percent slope shall use 10' spacing for check dams).

Table 2: Check Dam Spacing
6" Check Dam
Spacing
Slope
Spacing
1%
25'
2%
15'
3%
10'
Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

BIORETENTION FACILITY BMP FACT SHEET
Roof Runoff
Roof downspouts may be directed towards Bioretention Facilities. However, the downspouts must discharge onto a concrete splash block to protect the Bioretention Facility from erosion.

Retaining Walls
It is recommended that Retaining Wall Type 1A, per Caltrans Standard B3-3 or equivalent, be constructed around the entire perimeter of the Bioretention Facility. This practice will protect the sides of the Bioretention Facility from collapsing during construction and maintenance or from high service loads adjacent to the BMP. Where such service loads would not exist adjacent to the BMP, an engineered alternative may be used if signed by a licensed civil engineer.

Side Slope Requirements
Bioretention Facilities Requiring Side Slopes
The design should assure that the Bioretention Facility does not present a tripping hazard.

Bioretention Facilities proposed near pedestrian areas, such as areas parallel to parking spaces or along a walkway, must have a gentle slope to the bottom of the facility. Side slopes inside of a Bioretention Facility shall be 4:1. A typical cross section for the Bioretention Facility is shown in Figure 1.

Bioretention Facilities Not Requiring Side Slopes
Where cars park perpendicular to the Bioretention Facility, side slopes are not required. A 6 - inch maximum drop may be used, and the Bioretention Facility must be planted with trees and shrubs to prevent pedestrian access. In this case, a curb is not placed around the Bioretention Facility,
but wheel stops shall be used to prevent vehicles from entering the Bioretention Facility, as shown in Figure 4.

VARIES
WHEELSTOP (AS NEEDED}
PARKING iTYPY
t
2MINIMUM

PONDING DEPTH
6" MAXIMUM

ENGINEERED
SOIL F.IEDIA
L
RETAINING 'f, ALL TYPE LA F'ER
CALTF:ANS `:TANDARD• F'-? OR
ENGI NEEDED ALT EP NAT'.'E BASED
ON •GEOTE•CHNI•:AL PARAF.IETERS

PERFORATED FIFE-
'MATURE VEGETATION
-.AND 2-3" MULCH LAYER

TIESUFDRAIN

INTO INLET
Riverside County - Low Impact Development BMP Design Handbook

CALTRANS D = TYPE •G-'1 OP FUNCTIONAL

EQUIVALENT DROP INLET
VHEELSTOP (AS NEEDED}
PARKING (TYP}
rev. 2/2012

BIORETENTION FACILITY BMP FACT SHEET
Planter Boxes
Bioretention Facilities can also be placed above ground as planter boxes. Planter boxes must have a minimum width of 2 feet, a maximum surcharge depth of 6 inches, and no side slopes are necessary. Planter boxes must be constructed so as to ensure that the top surface of the engineered soil media will remain level. This option may be constructed of concrete, brick, stone or other stable materials that will not warp or bend. Chemically treated wood or galvanized steel, which has the ability to contaminate stormwater, should not be used. Planter boxes must be lined with an impermeable liner on all sides, including the bottom. Due to the impermeable liner, the inside bottom of the planter box shall be designed and constructed with a cross fall, directing treated flows within the subdrain layer toward the point where subdrain exits the planter box, and subdrains shall be oriented with drain holes oriented down. These provisions will help avoid excessive stagnant water within the gravel underdrain layer. Similar to the in -ground Bioretention Facility versions, this BMP benefits from healthy plants and biological activity in the root zone. Planter boxes should be planted with appropriately selected vegetation.

Figure 5: Planter Box
Source: LA Team Effort
Overflow
An overflow route is needed in the Bioretention Facility design to bypass stored runoff from storm events larger than VBMP or in the event of facility or subdrain clogging. Overflow systems must connect to an acceptable discharge point, such as a downstream conveyance system as shown in Figure 1 and Figure 4. The inlet to the overflow structure shall be elevated inside the Bioretention Facility to be flush with the ponding surface for the design capture volume (VBMP) as shown in Figure 4. This will allow the design capture volume to be fully treated by the Bioretention Facility, and for larger events to safely be conveyed to downstream systems. The overflow inlet shall not be located in the entrance of a Bioretention Facility, as shown in Figure

6. Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

BIORETENTION FACILITY BMP FACT SHEET
Underdrain Gravel and Pipes
An underdrain gravel layer and pipes shall be provided in accordance with Appendix B — Underdrains.

Figure 6: Incorrect Placement of an Overflow Inlet.

Inspection and Maintenance Schedule
The Bioretention Facility area shall be inspected for erosion, dead vegetation, soggy soils, or standing water. The use of fertilizers and pesticides on the plants inside the Bioretention Facility should be minimized.

Schedul
Activity
Ongoing
• Keep adjacent landscape areas maintained. Remove clippings from landscape maintenance activities.
• Remove trash and debris
• Replace damaged grass and/or plants
• Replace surface mulch layer as needed to maintain a 2-3 inch soil cover.

After storm events • Inspect areas for ponding
Annually • Inspect/clean inlets and outlets
Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

Bioretention Facility Design Procedure
1) Enter the area tributary, AT, to the Bioretention Facility. 2) Enter the Design Volume, VgMp, determined from Section 2.1 of this Handbook. 3) Select the type of design used. There are two types of Bioretention Facility designs: the standard design used for most project sites that include side slopes, and the modified design used when the BMP is located perpendicular to the parking spaces or with planter boxes that do not use side slopes.
4) Enter the depth of the engineered soil media, ds. The minimum depth for the engineered soil media can be 18' in limited cases, but it is recommended to use 24' or a preferred 36' to provide an adequate root zone for the chosen plant palette. Engineered soil media deeper than 36' will only get credit for the pore space in the first 36'. 5) Enter the top width of the Bioretention Facility.
dE (ft) =
6) Calculate the total effective depth, dE, within the Bioretention Facility. The maximum allowable pore space of the soil media is 30% while the maximum allowable pore space for the gravel layer is 40%. Gravel layer deeper than 12' will only get credit for the pore space in the first 12'.

T
4dE
ViAt
5,••:' T - U 4d p
id,
• Engineered soil media with 34% pore space•:
f-
a. For the design with side slopes the following equation shall be used to determine the total effective depth. Where, dp is the depth of ponding within the basin.

0.3 x [(wT(ft) x ds(ft)) + 4(dp(ft))21 + 0.4 x 1(ft) + dp(ft)[4dp(ft) + (wT(ft) — 8dp(ft))] wT (ft)
This above equation can be simplified if the maximum ponding depth of 0.5' is used. The equation below is used on the worksheet to find the minimum area required for the Bioretention Facility:
dE (ft) = (0.3 x ds(ft) + 0.4 x 1(ft))

0.7 (ft2)
+ 0.5 (ft)
WT (ft)
Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

b. For the design without side slopes the following equation shall be used to determine the total effective depth:
dE(ft) = dE(ft) + [(0.3) x ds(ft) + (0.4) x 1(ft)]
The equation below, using the maximum ponding depth of 0.5', is used on the worksheet to find the minimum area required for the Bioretention Facility:
dE(ft) = 0.5 (ft) + [(0.3) x ds(ft) + (0.4) x 1(ft)]
7) Calculate the minimum surface area, AM, required for the Bioretention Facility. This does not include the curb surrounding the Bioretention Facility or side slopes.

AM(ft2) _ VBMP(ft3)
dE (ft)
8) Enter the proposed surface area. This area shall not be less than the minimum required surface area.
9) Verify that side slopes are no steeper than 4:1 in the standard design, and are not required in the modified design.
10) Provide the diameter, minimum 6 inches, of the perforated underdrain used in the Bioretention Facility. See Appendix B for specific information regarding perforated pipes.
11) Provide the slope of the site around the Bioretention Facility, if used. The maximum slope is 3 percent for a standard design.
12) Provide the check dam spacing, if the site around the Bioretention Facility is sloped. 13) Describe the vegetation used within the Bioretention Facility.

Riverside County - Low Impact Development BMP Design Handbook rev. 2/2012

BAUME ONTA -c A L I F O R N I
Staff Report
TO: City Council
FROM: Nicole Wheelwright, Deputy City Clerk
DATE June 4, 2024
SUBJECT: Resolution Calling and Giving Notice of a General Municipal Election to Be Held on November 5, 2024
Description Notice of Holding a General Municipal Election.

Background and Analysis:

The next general municipal election will be held in the City of Beaumont on November 5, 2024. The purpose of the election is to elect two (2) candidates to become members of the City Council for a four-year term ending December 2028. The incumbents include Mayor David Fenn and Council Member Julio Martinez.

The resolution requests the Riverside County Registrar of Voters to conduct such election and further states that the City shall reimburse the County of Riverside Registrar of Voters for the cost of services performed.

Fiscal Impact:

The City will receive an invoice for the cost of services after the election. An estimated cost of $125,000 has been budgeted based on the invoice from the 2022 Municipal Election.

Recommended Action:

Waive the full reading and approve by title only, "A Resolution of the City Council of the City of Beaumont California, Calling and Giving Notice of the Holding of a General Municipal Election to be Held in the City on November 5, 2024, for the Election of Certain Officers of the City as Required by the Provisions of the Laws of the State of California Relating to General Law Cities and Requesting the Registrar of Voters of the County of Riverside to Conduct Said Election."
Attachments:

A. Resolution

RESOLUTION 2024-

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BEAUMONT, CALIFORNIA, CALLING AND GIVING NOTICE

OF THE HOLDING OF A GENERAL MUNICIPAL ELECTION
TO BE HELD IN THE CITY ON TUESDAY, NOVEMBER 5, 2024,

FOR THE ELECTION OF CERTAIN OFFICERS OF THE CITY

AS REQUIRED BY THE PROVISIONS OF THE LAWS OF THE

STATE OF CALIFORNIA RELATING TO GENERAL LAW

CITIES AND REQUESTING THE REGISTRAR OF VOTERS OF

THE COUNTY OF RIVERSIDE TO CONDUCT SAID ELECTION
Whereas, under the provisions of the laws relating to General Law Cities in the State of California, a General Municipal Election shall be held on November 5, 2024, for the election of Municipal Officers.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF BEAUMONT, DOES HEREBY RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION1: That pursuant to the requirements of the laws of the State of California relating to General Law Cities within the State, there is called and ordered held in the City of Beaumont, California, on Tuesday, November 5, 2024, a General Municipal Election of the qualified electors of the City for the purpose of electing two (2) candidates to become Members of the City Council for four-year terms ending December 2028. The incumbents are Mayor David Fenn, Council Member Julio Martinez.

SECTION 2: That pursuant to the provisions of Section 13307 of the Elections Code of the State of California, each candidate may prepare a candidate statement on an appropriate form provided by the City Clerk and shall require that each candidate filing a statement pay a deposit of an estimated cost provided by the Registrar of Voters. The City Clerk shall bill each candidate for any costs in excess of the deposit and shall refund any unused portion of said deposit.

SECTION 3: That pursuant to the provisions of Section 10002 of the Elections Code of the State of California, this City Council hereby requests the Registrar of Voters of the County of Riverside to conduct the General municipal election for the City of Beaumont.

SECTION 4: That the ballots to be used at the election shall be, in form and content, such as may be required by law to be used in the election.

SECTION 5: That the City Clerk of the City is authorized, instructed and directed to procure and furnish any and all official ballots, notices, printed matter and all supplies, equipment and paraphernalia that may be necessary in order to properly and lawfully conduct the election.

SECTION 6: That the polls for the election shall be open at seven o'clock a.m. of the day of the election and shall remain open continuously from that time until eight o'clock p.m. of the day when the polls shall be closed, except as provided in Section 14401 of the Elections Code of the State of California.

SECTION 7: That in all particulars not recited in this resolution, the election shall be held and conducted as provided by law for holding municipal elections in the City.

SECTION 8: That the notice of the time and place of holding the election is given and the City Clerk is authorized, instructed and directed to give such further or additional notice of the election, in time, form and manner as required by law.

SECTION 9: That the City Council of said City desires the canvass of said election to be made by the Riverside County Registrar of Voters.

SECTION 10: That the Riverside County Registrar of Voters shall, on the 7tn day of November 2024, commence the canvass of the Regular General Municipal Election and shall certify the results to this City Council by December 5, 2024.

SECTION 11: That said City shall reimburse the County of Riverside, Registrar of Voters for the cost of services performed relative to the conduct of the General Municipal Election, after completion of all work and upon presentation to the City of a properly detailed bill.

SECTION 12: That the City Clerk is hereby directed to forward a certified copy of this Resolution to said Riverside County Registrar of Voters.

SECTION 13: That the City Clerk shall certify to the passage and adoption of this Resolution and enter it into the original Resolutions of the City of Beaumont.

PASSED, APPROVED, AND ADOPTED this 4th day of June, 2024, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

Mayor
ATTEST:

Deputy City Clerk

BAUME ONTA -C A L I F O R N I
Staff Report
TO: City Council
FROM: Thaxton Van Belle, Director of Water Reclamation
DATE June 4, 2024
SUBJECT: Lease Agreement with Santa Ana Watershed Project Authority for Additional Brine Line Capacity Rights of 0.030 MGD
Description Lease additional Brine Line capacity to maximize salt -mitigation efforts.

Background and Analysis:

The City of Beaumont owns 0.55 MGD of pipeline capacity in the Brine Line. Increased flows and City Staff's optimization of the Reverse Osmosis (RO) system has created the need for additional capacity in the brine line to maximize salt -mitigation efforts and avoid nightly shutdowns of the RO system.

A long-term "Lease Capacity Pool" was created by the Santa Ana Watershed Project Authority (SAWPA) to make available pipeline and capacity rights for treatment and disposal (capacity right). City staff recommends leasing an additional 0.030 MGD of capacity rights to avoid discharge disruptions and to maximize desalination efforts.

SAWPA anticipates having adequate commitments to the Lease Capacity Pool to implement this lease.

The term of the proposed lease is four years, which correlates with the City's estimated time to make up accrued salt debt to the basin at this increased rate. At that time, the City may relax its efforts having met its obligations or pursue the purchase or lease of additional capacity depending on the City's needs and capacity availability. The lease has a 30 -day exit clause if the need arises, however, it is not anticipated to be executed.

City legal counsel has reviewed the proposed agreement.

Fiscal Impact:

The additional capacity rights in this agreement cost $28,800 annually. Additionally, there will be increased treatment costs, proportionally estimated to increase by approximately $18,500 annually. Both expenses have been budgeted for in GL 700- 4050-7089-0000.

The estimated cost to prepare this staff report is $125.

Recommended Action:

Authorize the City Manager to sign a lease agreement with SAWPA for additional brine line capacity rights of 0.030 MGD for four (4) years at $2,400 a month.

Attachments:

A. Lease Agreement

INLAND EMPIRE BRINE LINE DISCHARGER LEASE AGREEMENT

BETWEEN

SANTA ANA WATERSHED PROJECT AUTHORITY (SAWPA)
AND
CITY OF BEAUMONT (Beaumont)
This Agreement is made this _ day of June, 2024, by and between SAWPA and Beaumont. SAWPA and Beaumont are individually and collectively referred to as the Party and Parties respectively.

RECITALS
A. The Inland Empire Brine Line (Brine Line) is a wastewater pipeline conveyance system constructed for the transmission of non -reclaimable wastewater. The pipeline extends from the Orange County line into the Upper Santa Ana River Watershed. At the Orange County line, it connects to the Orange County Sanitation District's (OCS San's) Santa Ana River Interceptor (SARI), which conveys wastewater to OC San's treatment plant in Huntington Beach. SAWPA owns and operates the Brine Line, and Member Agencies and other agencies in the upper watershed (hereafter referred to as the "Agency" or "Agencies") own 30 million gallons per day (MGD) of pipeline capacity right in the SARI as defined in various agreements.

B. Agencies in the upper watershed also own a treatment and disposal capacity right of 17 MGD and there is an ability to purchase up to 30 MGD in certain wastewater treatment and disposal facilities owned by OC San. This treatment and disposal right, and the pipeline capacity right referred to in Recital A above, are subject to certain payment obligations and other terms and conditions as defined in the Treatment and Disposal Capacity Agreement with OC San dated July 24, 1996 (1996 Agreement) that is administered by SAWPA and paid by the Agencies in the upper watershed.

C. Through the 1996 Agreement, SAWPA has purchased 17 MGD of treatment and disposal capacity right from OC San and in turn sold this capacity right to Agencies in the upper watershed. Flow and water quality are defined components of the purchase based upon the maximum flow rate (in MGD) and strength of Biochemical Oxygen Demand (BOD) (measured as BOD5) and Total Suspended Solids (TSS) presented as milligrams per liter (mg/I) and pounds per day (Ibs/day).

D. The 1991 Memorandum of Understanding between SAWPA and OC San Governing Quality Control of Wastewaters Discharged continues to define the pretreatment roles and responsibilities for SAWPA and OC San. SAWPA's Ordinance No. 8, and any successors or amendments thereto, defines the discharge permitting requirements and process that applies to all discharges to the Brine Line.

Discharger Lease Agreement

E. The Agencies utilize pipeline capacity and treatment and disposal capacity rights for individual dischargers in their service areas. Use of the capacity requires that the discharger obtain a discharge permit from the Agency, as well.

F. A long-term "Lease Capacity Pool" was created by SAWPA and the Agencies to make available pipeline and treatment and disposal capacity rights. The Lease Capacity Pool is subject to terms and conditions as defined in the Agreement between SAWPA and the Agencies dated April 11, 2019 that is administered by SAWPA.

G. Beaumont currently owns 0.55 MGD of pipeline capacity right in the Brine Line and 0.55 MGD of treatment and disposal capacity right.

H. Beaumont discharges to the Brine Line in San Bernardino Valley Municipal Water District's (Valley) service area.

I. Beaumont desires to lease additional pipeline capacity and treatment and disposal capacity right in the amount of 0.030 MGD (hereafter referred to as "Capacity Right"). SAWPA has evaluated the system capacity availability for Beaumont's location and found that a 0.030 MGD capacity lease can be accommodated.

J. SAWPA anticipates having adequate commitments to the Lease Capacity Pool to implement this lease.

NOW THEREFORE, the Parties in consideration of the mutual promises contained in this Agreement do hereby covenant and agree as follows:

1. Leasing of 0.030 MGD of Capacity Right. SAWPA agrees to lease to Beaumont 0.030 MGD of Capacity Right for the delivery, treatment and disposal of Industrial Wastewater to the Brine Line at a wastewater strength of 100 mg/I BOD and 100 mg/I TSS, also expressed as 41.7 Ibs/day BOD and 41.7 Ibs/day TSS. Beaumont shall comply with SAWPA Ordinance No. 8 and any successors or amendments thereto. A discharge permit from SAWPA is required to use the leased capacity, and this Lease Agreement does not modify any permit processes or requirements. Beaumont shall install, own, operate and maintain a flow meter for Beaumont's discharge. Service to Beaumont is interruptible for O&M activities or in the event of an emergency as allowed by SAWPA's Ordinance No. 8 and any successors or amendments thereto, but SAWPA shall use best efforts to provide advance written notice to Beaumont before any interruption.

2. Effective Date: The Lease of 0.030 MGD of Capacity Right agreed to herein will occur on the First Day of the month following the date of the agreement.

Discharger Lease Agreement

3. Lease Connections. Beaumont's additional connections to the Brine Line, if any, for the 0.030 MGD of Capacity Right leased under this Lease Agreement shall be submitted for approval in advance to SAWPA and built at Beaumont's sole cost and expense. Beaumont shall obtain all necessary permits as required by SAWPA's Ordinance No. 8, and any successor or amendment thereto, and federal, state and local laws and regulations prior to making any additional connections to the Brine Line and prior to discharging its 0.030 MGD of flow to the Brine Line allowed under this Lease Agreement.

4. Monthly Lease Charge. Beaumont shall make lease payments to SAWPA for the 0.030 MGD of Capacity Right being leased under this Lease Agreement in the amount of $2,399.88 per month.

The lease payment is calculated as follows:

Monthly Lease Charge = A X B X 365 / 12
Where
A = Capacity Right quantity in gallons per day (gpd), 30,000 gpd B = Lease Rate per SAWPA Resolution 2023-5, $0.00263 / gallon

5. Lease Payment. SAWPA will invoice Beaumont on the Effective Date for the 1st month's lease charge. Subsequently, SAWPA will invoice the monthly lease charge on the first day of each month. Payment shall be made by Beaumont upon receipt of an invoice from SAWPA.

6. Brine Line Rates. In addition to the payment required for the lease of the Capacity Right reference above, Beaumont shall pay Valley the rates established by Valley for Brine Line discharges in their service area for Flow, BOD, TSS, Fixed Pipe and Fixed Treatment including any minimum costs attributable to the treatment and disposal capacity being leased under this Lease Agreement. Payment for these costs shall be made by Beaumont upon receipt of an invoice from Valley and the payment terms established by Valley for Brine Line discharges in their service area.
a. If the discharge during any month exceeds the Capacity Right leased for flow, BOD, or TSS, a surcharge for the month will be applied based on the maximum daily use. If a surcharge is applied for three consecutive months, Beaumont shall be required to modify the Lease Agreement increasing the Capacity Right leased. The surcharge will be based on the unit lease prices (flow, BOD, TSS) applied for the entire month. Flow will be based on the actual daily flow information. BOD and TSS will be based on the average of samples taken during the previous 12 month period. In the event of missing data, an average value will be used as determined by SAWPA.

7. Term of Lease: The term of the Lease shall be for a period of four (4) years from the Effective Date. Renewal of the Lease Agreement is only allowed by agreement by both Parties and is

Discharger Lease Agreement

contingent upon the availability of capacity in the Lease Capacity Pool. Upon expiration of the term Beaumont shall then remove its 0.030 MGD of flow from the Brine Line.

8. Termination: This Lease may be terminated as follows:
a. Automatically, when this Lease Agreement expires as describe above. b. On the last day of the month, upon written notice provided to SAWPA by Beaumont by the first day of the same month.
c. For cause in the event that Beaumont fails to perform in accordance with, and is in default under, this Lease Agreement, including failure to pay the monthly lease charge or Brine Line rates. However, SAWPA shall first provide written notice of such nonperformance and default to Beaumont, and if Beaumont fails to correct or cure the default or nonperformance within thirty (30) days of the date of mailing of that notice, Beaumont's 0.030 MGD of leased Capacity Right shall terminate on the thirtieth (30tH) day after such notice was delivered or sent, and Beaumont shall remove its 0.030 MGD of flows from the Brine Line within fourteen (14) days from the expiration of the foregoing thirty (30) day deadline.
d. For cause if Beaumont's permit for discharge to the Brine Line is revoked, withdrawn, or suspended.

9. Rights and Responsibilities of Orange County Sanitation District are retained. The parties to this Agreement understand and agree that OC San retains its rights and responsibilities as defined in the 1991 MOU and 1996 Agreement. This Lease Agreement in no way diminishes the effectiveness or reduces the scope of the 1991 MOU and 1996 Agreement.

10. Amendments and Modifications. The terms of this Agreement may only be amended or modified in writing and signed by the Parties.

11. No Third Party Beneficiaries. There are no intended third party beneficiaries of any right or obligation assumed by the Parties under this Lease Agreement. This Lease Agreement cannot be assigned nor can any right or obligation hereunder be subleased to any other party or entity without both Parties to this Lease Agreement agreeing to such assignment or sublease in writing.

12. Counterparts. This Lease Agreement may be signed in counterparts, each of which shall constitute an original and which collectively shall constitute one document.

13. Entire Agreement. This Lease Agreement contains the entire agreement between the Parties and supersedes any prior oral or written statements or agreements or representations between the Parties.

Discharger Lease Agreement

14. Notice. Except as otherwise provided herein, all notices and other communications required or permitted hereunder shall be in writing, and shall be delivered in person, by E-mail, or sent by certified mail, return receipt requested, and shall be deemed received upon actual receipt or 72 hours after deposit in the mail of the United States Postal Service, postage prepaid and addressed as follows:

To SAWPA:

Santa Ana Watershed Project Authority (SAWPA)
Attention: General Manager
11615 Sterling Avenue
Riverside, CA 92503
(951) 354-4220
To City of Beaumont:

Attention: Thaxton Van Belle, Director of Water Reclamation 550 East 6th Street
Beaumont, CA 92223
[email protected]
(951) 572-3195
In witness whereof, SAWPA and Beaumont have executed this Agreement as of the day and year first above written:

City of Beaumont
By:

Name: Elizabeth Gibbs
Title: City Manager
Date:

Santa Ana Watershed Project Authority
By:

Jeffrey Mosher
General Manager
Date:

Discharger Lease Agreement

Version October 3, 2023

BAUME ONTA -C A L I F O R N I
Staff Report
TO: City Council
FROM: Thaxton Van Belle, Director of Water Reclamation
Sunshine Sanchez, Management Analyst
DATE June 4, 2024
SUBJECT: Approve a Purchase Order Increase of $62,700 to Polydyne Inc Description The approved Purchase Order for Polydyne Inc., the supplier of chemical polymer used in centrifugal sludge dewatering, is exhausted and an increase is needed to continue chemical delivery.

Background and Analysis:

On June 20, 2023, City staff brought forward certain vendors that were likely to exceed the City Manager's authority ($200,000 for the purchase of goods and general services) per Ordinance No.1160 during the fiscal year. Polydyne Inc., was presented on that list, however, at a requisition amount of $157,300. The City has exhausted the current Purchase Order balance and forecasts an additional $62,700 is needed to close the fiscal year, increasing the Purchase Order total to $220,000.

Fiscal Impact:

The Wastewater special department supplies budget GL 700-4050-7070-0000 has funds available to absorb the increase to the purchase order.

The estimated cost to prepare this staff report is $200.

Recommended Action:

Approve a Purchase Order Increase of $62,700 to Polydyne Inc.

BAUME ONTA -C A L I F O R N I
Staff Report
TO: City Council
FROM: Robert L. Vestal, Public Works Director
DATE June 4, 2024
SUBJECT: Authorize Additional Contingency in an Existing Project Funding to Complete the Citywide Traffic Signal Upgrades
Description Authorize additional contingency in the existing project funding to complete the Citywide Traffic Signal Upgrades at First Street and Beaumont Avenue in the amount of $15,000.

Background and Analysis:

The Citywide Traffic Signal Upgrades at First Street and Beaumont Avenue include the installation of two (2) east and westbound traffic signal poles, signal gear, pedestrian posts, and related appurtenances. This traffic intersection is owned and maintained by the U.S. Department of Transportation (Caltrans) due to the arterial transportation corridor of SR -79.

Because this is a federal intersection, the equipment and material needed to be domestically purchased to comply with American Iron and Steel (AIS) and more recently Build America Buy America Act (BABAA) requirements which often pose delays and lead times for the procurement of such material and equipment.

On April 4, 2023, the City Council awarded a Public Works Agreement to Elecnor Belco Electric, Inc. (Contractor) in the amount of $203,888 to complete the project scope of work. The City Council also authorized a ten percent (10%) contingency of $20,512 for any unforeseeable construction cost for a total of $224,400.

On December 6, 2023, a contract change order in the amount of $19,149.84 was approved and executed by the City to add four (4) new touchless accessible pedestrian signals (APS) to the intersection to improve pedestrian safety crossing. This change order increased the contract amount to $223,037.84 leaving a remaining balance of $1,362.16 in authorized funding.

In January 2024, the Contractor began ordering the remaining traffic signal equipment to align with the delivery timing of the previously procured and longer lead time

equipment. Upon coordination with Caltrans during the installation of this equipment, Caltrans requested that other components and equipment be installed to deem the intersection complete. As part of the concrete foundations for the new traffic signal poles, Caltrans also required this concrete to be tested for compressive strength. The cost to test these concrete foundations was nominal ($350) but still contributed to the decrease in the remaining authorization.

Other components also include the installation of two (2) Emergency Vehicle Preemption (EVP) cards to increase efficiency in emergency response for $8,000 and the preparation of new traffic signal timing sheets to align with the new traffic signal equipment for $800. Staff is requesting authorization for additional contingency from the existing project budget to be able to process these change orders and complete this Project.

Fiscal Impact:

The cost to prepare this staff report is estimated to be $350. The City Council previously awarded a Public Works Agreement to Elecnor Belco and authorized a total of $224,400. The total cost of the pending change order is $8,800. Staff is requesting authorization for additional contingency from the existing project funding in the amount of $15,000 to complete the Project. Approval of the recommended action will increase the current contingency from $20,512 to $35,512. Funding for the Project budget is from FY 22/23 Traffic Signal Development Impact Fees (DIF). Any remaining funds from this project will be used to supplement any upcoming Citywide Traffic Signal Upgrade projects in the CIP. Please refer to the following summary table for reference.

R-13 Citywide Traffic Signal Upgrade
at First Street and Beaumont Avenue Project Accounting Summary Funding Summary
Funding Year
Funding Source
Amount
22/23
Traffic Signal DIF
$274,400
Total Project Funding = $274,400
Budget Summary
Project Component
Budget
Encumbered
Paid to
Date
Remaining
Budget
Project Management
Preliminary Services
Environmental
Design
Construction
$0
$0
$0
$0
$224,400
$0
$0
$0
$0
($224,038)
$0
$0
$0
$0
($54,473)
$0
$0
$0
$0
$362

Construction
Management
Permits
Equipment
Project Summary Totals
$0
$0
$0
$224,400
$0
$0
$0
($224,038)
$0
$0
$0
($54,473)
$0
$0
$0
$362
Recommended Action:

Authorize additional contingency in the existing project funding to complete the Citywide Traffic Signal Upgrades at First Street and Beaumont Avenue in the amount of $15,000.

Attachments:

A. Contract Change Order No. 1 — TJW Engineering, Inc.

B. Contract Change Order No. 2 — Elecnor Belco Electric, Inc.

May 17, 2024
Mr. Robert L. Vestal, PE
Assistant Director of Public Works/
Assistant City Engineer

CITY OF BEAUMONT
550 E. 1st Street
Beaumont, CA 90638
CHANGE ORDER: Signal Timing Plan Sheet Creation
First Street and Beaumont Avenue
City of Beaumont (BEA-23-001) (Change Order 1)
Dear Mr. Vestal:

TJW ENGINEERING, INC.

TRAFFIC ENGINEERING &

TRANSPORTATION PLANNING

CONSULTANTS
TJW Engineering, Inc. (TJW) has been working with the CITY OF BEAUMONT to prepare updated traffic signal timing sheets to accommodate changes in the traffic signal operations at the intersections of Beaumont Avenue and Sixth Street and Highland Springs Avenue and First Street.

Recently, TJW was asked to prepare a signal timing sheet for First Street and Beaumont Avenue.

TJW would review the proposed signal plans and prepare a new timing sheet to accommodate the changes to the signal phasing. Due to the short turnaround time to prepare the timing sheets, TJW would not be able to obtain the existing signal timing sheets. TJW would base the new signal timings on the 6th Street and Baumont Avenue intersection timings. TJW would submit the timing sheets to the City for review and approval.

TJW is proposing to perform the work stated above for the amount of $800.00. This letter can serve as a Memorandum of Agreement and our authorization to proceed with your signature below. If you have any questions regarding this project, please feel free to contact me at [email protected] or at (949) 878-3509.

Sincerely,
Thomas J. Wheat, P.E., T.E.

President
TJW Engineering, Inc.

Registered Civil Engineer#69467
Registered Traffic Engineer #2565
City of Beaumont
Approved by:

Title:

Date:
(Print)
(Signature)
7-G) 12,-.
004
9841 Irvine Center Drive, Suite 200 1 Irvine, California 92618 1 t: (949) 878-3509 f: (949) 878-3593 wriatOe2Oreyrev

belco
elecnor
May 21, 2024
City of Beaumont
550 E. 6th Street
Beaumont, CA 92223
Attention: Mr. Vincent Lopez, Project Manager
Serial No. 14-0843-002R
Reference: Traffic Signal Upgrade at First Street and Beaumont Avenue Belco Project No. 14-0843
Subject: EVP Cards
Belco PCO No 14-0843-2.00 Revised
Dear Mr. Vestal:

Please consider this as Elecnor Belco Electric, Inc.'s price proposal to furnish EVP cards and provide technical support. The following details are provided for your review and consideration:
• Install (2) EVP cards at 1st St and Beaumont Ave and provide technical support per DDL Traffic Inc.
• Work to be performed during normal business hours Monday -Friday 7:OOAM-3:30PM.

Our total cost for this work is on a lump sum basis of $8,000.

Please issue a change order for this work at your earliest convenience. Should you have any questions or concerns, please do not hesitate to contact me at (909) 993-5470 ext. 263 or via email olivia. chea@elecnor. com.

Sincerely,
Elecnor Belco Electric, Inc.

Olivia Chea
Area Manager
14320 Albers Way
Chino, CA 91710
belco We think about a better world (909) 993-5470 Office elecnor www.elecnorbelco.com (909) 993-5476 Fax
CA License 738518

BAUME ONTA -C A L I F O R N I
Staff Report
TO: City Council
FROM: Joseph Cale, Acting Management Analyst
DATE June 4, 2024
SUBJECT: Innovating Commerce Serving Communities (ICSC) Description Innovating Commerce Serving Communities (ICSC) 2024 report out.

Background and Analysis:

ICSC is a gathering of industry experts, dealmakers, and jurisdictions, engaged in promoting innovation and evolution in commercial real estate. The event takes place annually in May in Las Vegas. ICSC provides an environment that facilitates the creation of connections, catalyzation of deals, and formation of public policy.

This year, the event included approximately 816 exhibitors and had an estimated attendance of 40,000. The exhibitor list is attached to this staff report as Attachment A for reference. The list of attendees/retailers is proprietary information and is prohibited from being reproduced or distributed.

This year's event began on May 19, 2024, with professional development workshops, a keynote presentation, an opening reception, and the global awards ceremony. City staff members prepared the City's booth inside the County of Riverside's Office of Economic Development booth. Other cities with booths within the County of Riverside booth were Lake Elsinore, Palm Springs, Murrieta, Temecula, Wildomar, Hemet, Coachella, Banning, Jurupa Valley, Eastvale, Desert Hot Springs, and Perris. Attachment B provides a detailed diagram of the booth. City council and staff members who attended the event were as follows:
• Jessica Voigt — Councilmember
• Lloyd White — Councilmember
• Elizabeth Gibbs — City Manager
• Christina Taylor — Deputy City Manager
• Carole Kendrick — Planning Manager
• Joseph Cale — Acting Management Analyst
• Jillian Fountain — Assistant Planner

Throughout the day on May 20, 2024, staff and Council attended formal and informal meetings and presentations within the exhibit hall. The exhibit hall was open for a half - day on May 21, 2024, for additional networking opportunities. City Council and staff rotated operating the booth and exploring the venue.

The County of Riverside is in the top 1.5% of all US counties, with a 2021 Gross Regional Product (GRP) of approximately $104 billion and over $78 billion in exports in 2020. The County of Riverside's GRP is larger than that of 13 individual states in the US. Attachment C provides further information.

The City's attendance at this year's conference fostered relationships between the City and various retailers and developers, as well as provided Council members with valuable insight into the economic development process. These relationships are vital to the expansion of the local economy and the elevation of the city.

City Staff will be attending the upcoming ICSC in Palm Springs from September 23-25, 2024. This will create additional opportunities for networking, as well as inspire the development of new strategies ahead of ICSC Las Vegas 2025.

Fiscal Impact:

The cost to prepare this staff report is estimated at $250.

Recommended Action:

Receive and file.

Attachments:

A. ICSC 2024 List of Exhibitors
B. Preliminary Booth Schedule
C. 2023 Riverside County Economic Profile

ICSC LAS VEGAS 2024
Company Listing as of 5/22/24
Name Booth
4th Dimension Properties 2930G
58 INC 1 Shelby County EDC 5104P
7 -Eleven Inc. 632V
A&G Realty Partners, LLC 4450S
A10 Capital, LLC 3808
ABBELL ASSOCIATES, LLC. SMR229
Acadia Realty Trust 24511
Accruent 5744R, S208
Ackerman & Co 2224G
Acoustiblok, Inc. 34461
Activate Games 5236R
ACX 1 Studios 33441
ADA Compliance Consultants 3519G
Adams County Community & Economic Development 3234H
Adams County Development Council 3284L
Advance Auto Parts 339W
Adventure Golf & Sports 3464J
Agora Realty & Management 3260J
Agree Realty 21551
Ahold Delhaize 5630Q
AJ Dwoskin & Associates 2780L
Alabama League of Municipalities 348X
Alamo Drafthouse Cinema 5049S
Albanese Cormier Holdings, LLC 2130H
Alexander & Baldwin 3084L
All American Truckers Paradise 1115U
All County Paving 3429H

ALL OUT Parking Lots 3331 H
Alto RE Funds IL Advisor LTD MRC204 -Second Floor
Meeting Room
AmCap 20481
American Lighting 3378K
American Textile Recycling Service 3477K
Anchor Retail 2224G
APMG Awning Partners Manufacturing Group 3518F
ARC REAL ESTATE GROUP 2224G
ARCTRUST 4837R
Arizona Partners 4931Q
Aronov Realty Management, Inc. 2037H
Arqui300 3253J
Arrow Real Estate Services/TCN Worldwide 2866K
Asbestways Solutions Corp. 3085L
Ashkenazy Acquisition Corp. 28411
Aston 1709L
AT&T Mobility 2393L
ATAS International, Inc. 32471
Athena Property Management 5157S
Atlantic Retail 2224G
Atomic Golf 609U
Auburn University - Masters of Real Estate 3442H
Development Program
AUTOParkit 3271J
AutoZone, Inc. 107U
Avison Young 2625G
Azira (formerly Near) 2925G
B+E 4157S
Bang Realty 5159S
Banner Technologies 3426G
Basser Kaufman, Inc 2124G
BC Wood Properties 3268K

BCI BuildCentral 910U
Beall Corp 2410F
Bedrock Detroit 2977K
Belink Solutions 4447S
Bellevue Square 2965K
Benderson Development Company, LLC 5122Q
Berkeley Capital Advisors SMR230
Beta 2265J
Beyond Food Mart Inc 817U
BH Properties 5337R
Bialow Real Estate 2422G
Big 5 Sporting Goods 4445R
Big V Property Group 2961J
Blackwater Resources, LLC 5455R
Blew and Associates 3093L
Bohler SMR231
Bojangles' Restaurants, Inc. 5230Q
Borelli Investment Company 3811
Breslin Realty Development Corp. 2706F
Bricklmaging Masonry Staining 3424G
BridgeCore Capital Inc 3803
BrightLife Designs 34431
Brisky Net Lease 3318G
Brixmor Property Group 2006G
Broad Reach Retail Partners, LLC 310U
Broadstone Net Lease, Inc. 5457S
Bucceri Snow USA LLC 5202P
Bucksbaum Properties 1614M
Building Engines 2906F
Buildout 2823G
Burlington Stores, Inc. 4845R
Butler Enterprises 2912G

Buxton 5121Q
By Love Inc. 3269K
C.F. Smith Property Group 5032R
Cadillac Fairview 2615G
Cafaro 1726M
Caleres 839W
Callaway Chamber of Commerce 3280K
Calvert Street Group 2907F
CAM Property Services 33521
Cambridge Innovation 3185L
Capital Group Properties 56120
Capital One 33481
Capital Retail Properties 3015G
Capital Rivers Commercial 2224G
Capitol Real Estate Advisors, Inc. 4007Q
Carnegie Companies, Inc. 3805
Carpionato Group 5223Q
Casto 4744R
CBL Properties 1826M
CBRE 2022G, SMR227
CCA Acquisition Company, LLC 2958J
Celina Economic Development Corporation 619V
Centennial 24341
CenterCal Properties, LLC 22521
Centralia Outlets/R.K. Getty Corp 3343H
Ceros 32571
ChainLinks Retail Advisors, Inc. 4607Q, 4707Q
ChainXY Solutions Inc. 518U
ChargerGoGo 650X
Charles Company 53010
Chase Bank 5136R
Chase Properties Ltd. 4251S

Checkers & Rally's 637W
Chicken Salad Chick 5237R
Children of America 207U
Chipotle Mexican Grill 118V
Choice Hotels International, Inc. 140W
CIM Group, Inc. 26501
Circle K 210U
City Consulting Services 2412F
City Electric Supply 3521G
City of Albertville 908U
City of Andalusia 3392L
City of Auburn 3177K
City of Aurora 3135H
City of Azusa 3279K
City of Bellflower 3282K
City of Birmingham 2909F
City of Bullhead City 5340R
City of Carson 56140
City of Chino 248X
City of Costa Mesa 3283K
City of Dana Point 3373K
City of Douglas 34491
City of Fontana 3324G
City of Fountain Valley 3565J
City of Garden Grove 3276K
City of Grapevine - Grapevine, TX 5034R
City of Huntington Park 3482K
City of La Vergne, Tennessee 3206F
City of Las Vegas 56150
City of Lehi 3080L
City of Madisonville 32431
City of McHenry 3377K

City of Menifee 4857S
City of Mentor 3181K
City of Miami Gardens 3328G
City of Montclair 3184L
City of Moreno Valley 4337R
City of North Port, FL 58170
City of Ontario Economic Development Agency 4937R
City of Orange 3379K
City of Rancho Santa Margarita 3230H
City of Rialto 5254S
City of Riverside - Economic Development Department MRC 205 -Second Floor Meeting Room
City of Rosemead 3371 K
City of San Jacinto 5005P
City of San Luis 3468J
City of Santa Ana 3476K
City of Sherman 3466K
City of St. Louis 4963S
City of Westminster 3364J
City of White House 3576K
CityScapes International Inc 3410F
Claritas 941V
ClearLED 2915F
Clearview Group 3400F
Coatue Companies 3017F
Cobblestone Hotels 3365J
Cocca Development, Ltd 5015P
Coldwell Banker Commercial Affiliates 4631Q
Colliers 4009Q
Compfolio 33461
Complete Signs 3524H
Complete Solutions & Sourcing 912V - F
CompStak 3336H

Coniq 2629G
Connect CRE 3090L
Continental Realty Corporation 2679L
COR Development Company, LLC 5156S
CORFAC International 2576K
Cost Segregation Authority 3475J
26411, MRC 206 Second Floor
Meeting Room
COUNCIL Real Estate 4010Q
Covington County Economic Development Commission 3385L
CP Partners 316U
Crawford Square Real Estate Advisors, LLC 4743R
CREW Network 3006F
Crexi 2825G
Crossman and Company SMR221
Crosspoint Realty Services Inc/Sansome Pacific 5012P
Crunch Fitness (Franchise) 631V
CSSI Cost Segregation Services Inc 3819
CTO Realty Growth 5244R
Cullinan Properties LTD 5328Q
Curbline Properties 2976K
Cushman & Wakefield 23351
Dairy Queen 5531Q
David Cronheim Mortgage Corp. 4016Q
De Rito Partners, Inc. 816V
DealPoint Merrill 240W
Defease with Ease/Thirty Capital Financial 5652S
Dekra-Lite Industries, Incorporated 3232H
Del Taco 5105P
DESIGN 3 INTERNATIONAL 100LS
Development Corporation of Mercedes 516U
Development Management Group, Inc. 55070
Dhanani Private Equity Group 911U

CoStar Group

Diamond Inner Circle Investments 1723M
Diane Mandel/ Susan Teplitz Retail Leasing Advisory 3522G DiMarco Group 2139H
Dine Brands Global 1120U
Divaris Real Estate 2224G
Diversified Partners / The Barkly 218U
DLC Management Corporation 4044R
Dogdrop 1114U
Dollar General Corporation 5145R
Dollar Tree & Family Dollar 4921Q
Domino's 835V
Donovan Property Service Inc. 2282L
Downtown Orlando 5649S
DPEG Insurance Agency LLC 1009U
DRA Advisors LLC 24391
Duro-Last Roofing 3082L
DWS 5229Q
East Montgomery County Improvement District 1713M
Eastern Retail Properties 5247R
ECHO Realty 2863K
EDCUtah 5259S
EDENS 2424G
EDGE Realty Partners 5315P
Edgewood Properties 2062J
Efidol 410U
Elaut Group U.S.A. 58180
Elcan and Associates Inc 5231Q
ElectriCities of North Carolina 2380L
Elev8 Group 4660S
Embree Development Group, Inc. 5144R
Encore Real Estate Investment Services, LLC 5215P
Endeavor Real Estate Group 4550S

Enertiv 3277K
Envision CCTV 608U
Envision Charging 3541 H
Envoy Net Lease Partners 4014Q
EOS Fitness 815U
Equip Your Space 3274K
Equity, LLC. 540W
ES&A Sign & Awning Co. 945X
Esri 3220F
Essential Growth Properties/1045 Property 4950S
Management Group
Essential Properties Realty Trust 5256S
Ethan Conrad Properties 2658J
Everest Systems 3428H
Evergreen Devco, Inc 2072K
Excel Engineering 3458J
Executive Coatings & Contracting 3176L
eXp Commercial 3457J
Extended Stay America 56090
Exteros, Inc. 3330H
E -Z Riser Roof Raising 3462J
Fairway Investments SMR 232
Falcon Realty Advisors 2224G
Federal Realty Investment Trust 2415G
Ferguson Properties 2224G
Fidelis Realty Partners 5218Q
Fifth Corner 3807
First Hartford Realty Corporation 5004P
First National Realty Partners 4156S
First Washington Realty, Inc. 2815G
First Western Properties 2224G
Fitness International, LLC 4048S
Five Below Inc. 220V

Flaum Management Company Inc. / LLD Enterprises 5645R
Flock Safety 3241H
Flocke & Avoyer Commercial Real Estate 5204P
Florida International University 3456J
FlowRider 432V
Forney Economic Development Corporation 239W
Fortis Net Lease 3800, 3804
Franklin Street 4207Q
Freddy's Frozen Custard and Steakburgers 936V
Freedom Financial Funds, LLC 3801
Fujimi Inc. 920U
FullSpeed Automotive 548X
FX Signs 3338H
Fyxt 3081L
G.J. Grewe Brokerage and Development/RSolution 2307F
G4CM 718U
Gator Investments 3053J
GBR Medical 3190L
GBT Realty Corporation 4730Q
Generation Income Properties 3412F
Geospatial Analytics, Inc. 418U
Gibraltar Management Co., Inc. 4831Q
GK Real Estate Inc. 5331Q
Glenwood 759X
Glimcher Group Inc. 5323Q
Global Net Lease 2919G
Global Roofing Group 32551
GlobeSt. 3484K
Goddard Systems, LLC 209U
Golden Corral 645X
Goodale and Barbieri Company 640W
Goodman Real Estate Services Group 4352S

Gordon Brothers 4944R
GoTo Foods 532V
Graco Real Estate Development 4040R
Graham Corporation 4344R
Grant & Lewis 716U
Grant County EDC 3285L
Graystone Capital Advisors 4656S
Great Clips Inc. 5322Q
greater:SATX 412U
GREEN EDUCATION FOUNDATION 3547H
Green Street 2889L
Green Team Worldwide Environmental Group 3372K
Grossman Development Group, LLC 2875K
H Mart Inc 508U
Hadler Realty Co. 2881 L
Halpern Enterprises, Inc. 5242R
Hamburg Place 4904P
Hanley Investment Group Real Estate Advisors 4054S
Hard Corner LLC 5456S
Hawkins Companies 5504P
HdL Companies 33501
Heartland Dental, LLC 607U
Heidenberg Properties 2319G
Hendon Properties, LLC 2859J
Henry, A Carlisle Company 34511
Hill Partners, Inc. 25381
Hilton 5306P
Hines 1700K
Horizon Group Properties, Inc. 2707F
Horvath & Tremblay 4245R
HTeaO 531V
HUBB NYC Properties 2414G

Huggins Realty Group LLC
Hunden Partners
1005U
3432H
Hurst Euless Bedford (HEB) Economic Development 21381
Foundation
Hutensky Capital Partners 2071J
HUTTON / ModWash 5248S
Hyatt Hotels Corporation 5209P
ICON International, Inc. 5257S
ID Plans 3264J, 912V - E
IDS Real Estate Group 3557J
Ignite Retail Partners 2211F
iGUIDE 32491
IHG Hotels & Resorts 5718P
Impruv Painting & Contracting 32461
INCONVENIENCE INC 1007U
Indie Signs 58160
Infinite Protection Ltd 2134H
Infuse Hospitality 3516F
Inland Real Estate Group of Companies, Inc., The 2025G
InSite Real Estate 5232Q
Inspire Brands 332V
Institutional Property Advisors (IPA) 4307Q
International Property Syndications, LTD c/o Triple Five 2607F Group of Companies
InvenTrust Properties Corp. 2325G
Invest Newark 2938H
Iron, Wood & Glitter LLC 3545H
Irvine Company 26511
IVIS Security 711U
J.C. BAR 5356S
Jack In The Box 5105P
Jersey Mike's Franchise Systems 5849Q, 5850Q, 5855Q
Jet Waste Services 712U

JH Real Estate Partners, Inc. 5157S
JLL 2007G
JM & ADA Associates LLC 5011P
JMP Holdings 2062J
Jordon Perlmutter & Co. 2666K
Joshi & Associates 25511
Kalibrate 5512P
Kansas Commerce 58200
Kassin Sabbagh Realty 26401
Katz & Associates 4644R
Kennedy Funding 3820
Kentro Group 2932H
KeyBanc Capital Markets 3438H
KeyPoint Partners, LLC 5630Q
Kidder Mathews 4449S
Kiddie Academy 322V
Kimco Realty 2941J
Kimley-Horn SMR222
Kin Properties 4930Q
King Energy 3129G
Kite Realty Group 20501
Kitson & Partners, Babcock Ranch 5723Q
KLNB 2287L
KnitWell Group 2407F
KOHAN RETAIL INVESTMENT GROUP 2715F
Konover South Development Corporation 4545R
Korem 942W
Kossman Development Company 2515F
KPR Centers 1627M
KPS Commercial Construction 841X
KW COMMERCIAL - SoCal 3341 H
L3 Capital 3161J

Lamar Advertising Company 3107F
Land id 3356J
Landmark Property & Development LLC 2635H
LaundroLab 924U
Lee & Associates Commercial Real Estate Services 21471
Legacy Franchise Concepts 421V
Legacy Real Estate Advisors 4961 S
Legend Properties 652X
Levcor, Inc. 1717M
Levin Management Corp. 2624G
Lewis Retail Centers 22581
Lincoln Property Company 2676K
Linear Retail Properties, LLC 2414G
Little Caesar Enterprises, Inc. 407U
Locate 318U
LOCATION. Commercial Real Estate 5030Q
LOGIC Commercial Real Estate 2224G
Long View Equity, LLC 4358S
Longline Financial 57140
Lormax Stern Development Company 4905P
Lowe's Companies, Inc. 5123Q
LQ Commercial 4356S
LVT 2813F
M&J Wilkow LTD 3134H
M&M Realty Partners 2062J
Madison Commercial Real Estate Services 1601M
Mag Mile Capital 3434H
Magnet GeoLogical 32511
Malachite Group 4447R
Maly Realty and TKG Meeting Room S216
Mapes Canopies 447X
Marco's Franchising, LLC 321V

Marcus & Millichap/IPA 4307Q
Marriott International, Inc. 5710P
Mason Asset Management, Inc. 2468K
Matanky Realty Group 4330Q
Mathias Properties 5044R
Matthews Real Estate Investment Services 2425G
Mattiace Properties Inc. 4731R
MCB Real Estate, LLC 2580L
McDonald's US Resturant Development 5131Q
McDougal Companies 4551S
Meridian Capital Group 2043H
Metro Commercial Real Estate Inc. 2719G
Metron Sustainable Services 3340H
Metropolis 3020G
Meyer C. Weiner Company 52010
Midland Atlantic Properties 2131H
Midwood Investment & Development 3049J
Miller Capital Advisory, Inc. 2806F
MIMCO, LLC 5006P
Miromar Development Corp 2473K
Morguard 1701K
Moses Lake Chamber of Commerce 3286L
Moses Tucker Partners 2224G
MRI Software 3420G
Murphy USA 720V
N/A 5610P
NAI Global 4531Q
Nairn Management Group 539V
Namdar Realty Group 2468K
Nassimi Realty, LLC 4533Q
National Association of REALTORS® 4544R
National Construction Management 3526H

National Construction Rentals 3370K
National Realty & Development Corp. 2125G
National Tax Group 647X
Navajo Nation Shopping Centers, Inc. 5824P
NaviRetail 3261K
Nearmap US, Inc. 3430H
Neighbor Storage Inc. 2677L, 641X
Neria 937V
Net Lease Alliance 5345R
NETSTREIT SMR225
Net -Trade Ventures, Inc. 5821 P
New England Development 2377K
New Orleans Business Alliance 3316F
NewGen Advisory - The Bowman Post Group 57160
Newmark 2663K
NewMark Merrill Companies, Inc. 5644R
NewQuest Properties 4037R
Next Realty, LLC 2486L
Niemann Law Group 914 U
NNN Pro 5113P
NNN REIT, Inc. 4854S
North American Properties — Atlanta 2632H
Northmarq 20531
NorthPark Management Co. Meeting Room S218
Northwest Retail Group 3025G
NTrust Infotech 3086L
NYM Group 3165K
O.V.P. Management, Inc. 2864K
OASE North America 3233H
Oberfeld Snowcap Inc. 1701K
Occupier 945W
O'Connor Property Management, LLC 2476K

Oil Changers 506U
Oklahoma City Chamber of Commerce 5314P
Old Republic Exchange Company 34471
011ie's Bargain Outlet, Inc. 340W
Omnia Pacific Construction 33541
Onni Group 2681L
Orangetheory Fitness 5731Q
Orion Real Estate Group 5120P
Oxford Properties Group 2606F
Pacific Retail Capital Partners 2467J
Pacific Surf Designs 939W
Palmer Capital, Inc. SMR224
Panda Restaurant Group 617V
Papa John's International 1016V
Pappas Investments 3325G
Paramount Property Tax Appeal 2475k
Paramount Realty 4159S
Paramount Specialty Finance 3483K
ParaSell, Inc. 5114P
Partners 5437R
Partnership for Economic Development 3383L
Party City Retail Group 5522Q
Pave America 3089L
PEBB Enterprises 2724G
Pegnato Roof Intelligence Network 912V - G
PerfectVision 3472K
PermitFlow 3567K
Petersen Manufacturing 3520G
Peterson Companies 4031Q
Pharma Property Group 4938R
Philips International 5519Q
Phillips Edison & Company 4131Q

PiinPoint 5354S
Pine Tree 2886L
Placer.ai 3114G, 5330Q
Planet Aid 58140
Planet Fitness 132V
Plaza Properties, Inc. - RESOLUT RE 4830Q
Pohl Jensen 5245R
PolicyMap 3523H
PorterSlPs by Porter Corp 3265J
Pothole Heroes 3369J
Powering America (NECA & IBEW) 58190
Precisely Meeting Room S217
Precision Contractors 317U
Preferred Growth Properties 3225G
PREIT 2363K
Prestige Properties & Development Co., Inc. 2924G
PriceEasy 3413F
Prime Net Lease 5239R
Primestor Development, Inc. 2436G
PRIMROSE SCHOOLS 324V
Prince George's County Economic Dev. Corp. 3007F
Procore Technologies, Inc. 34441
Progressive Materials, LLC 3133G
Project Queens LLC 34551
Projectmates by Systemates 3361 J
ProWasteUSA - Professional Waste Solutions 3539H
Pulley 3436H
QDOBA 309U
Quick Quack Car Wash 440W
QuickChek 720V
QuikTrip Corporation 5431Q
Quine and Associates, Incorporated 4844R

Raider Hill Advisors 23511
Raising Cane's Chicken Fingers 108U
Rappaport 1526M
RARE Connection 139W
RCG Ventures, LLC 2687L
RD Management LLC 4145R
RE BackOffice, Inc 843X
Read King 4350S
RealSource Group 4048S
Realty Income Corp. 4645R
Realty Resources, Incorporated 2224G
RealtyLink LLC 4357S
REBLIE 32481
RED Development 3035H
Red Mountain Group, Inc. 2031H
Regency Centers 3160K
Regency Properties 4913P
Regis Corporation 5852Q
Reliable Properties 2876K
Rendair Corporation 3418F
Renewable Energy Product Manufacturing (REPM) 56110
RESOLUT RE 4830Q
Resolution Claims Consulting 3329H
Resquared 56130
Restaurant Brands International Inc. 818V
RETAIL BROKERS NETWORK 1800M
Retail Lease Trac, Inc 5639R
Retail Opportunity Investments Corp. 807U
Retail Planning Corporation 1714M
Retail Strategies/Retail Specialists 656X
RetailStat 2387L
Retransform 34501

RFA Consulting 845X
RGV Partnership 707U
Rhino Investments Group 5446S
Rhino Realty Group, Inc. 5656S
RIPCO Real Estate 2940J
River Central Development 1014V
River Oaks Properties 2487L
Rivercrest Realty Investors 3125G
Rivers Agile 34451
Riverside County Office of Economic Development 2459J
Rivian 1512M
RK Centers 5025Q
RKAA Architects, Inc. 1112U
RMD Global Inc 3332H
Robert B. Aikens and Associates, LLC 28511
Rockstep Capital 4057S
Roof Experts 5557S
Roofing Projects 3440H
Rosenshein Associates 5025Q
Royalty Roofing 3376K
Rural King 4345R
SAB Capital 2814G
Sage 3192L
SAMBAZON Alai Bowls 1012V
San Bernardino County Economic Development 3077K
San Gabriel Valley Economic Partnership 3183L
San Patricio County EDC 649X
Sands Investment Group 5052S
Sansome Pacific Properties, Inc. 5012P
Saul Centers, Inc. 2677K
Savers — GreenDrop 5214P
Schlosser Development 4057S

Schostak Brothers and Co., Inc. 20471
Scooter's Coffee 406U
SDI Realty 4945R
Securitas1031 2315F
Select Strategies Realty MRC 203
Selig Enterprises, Inc. 4558S
SentraCam 3549H
Servion Commercial Loan Resources 3817, 4018Q
Sever Storey Walker, LLP 3231 H
Shea Properties 2686L
SHOP Companies 2587L
ShopCore Properties 20511
ShopOne Centers 2824G
Shopping Center Business Magazine/France Media, Inc 3354J Simply Tec 3334H
Sing Choi Kee 611U
SITE Centers 2976K
Site Source Retail Broker Network 5631Q
SiteBid Infrastructure 33471
SiteRise.app 3320F
SITESEER Technologies 2887L
Sitewise Analytics 5348S
SiteZeus 5251S
SJC Ventures 2833H
Skilken Gold 5045R
Skyline Seven Real Estate 55090
Skyrock Capital 5549S
Slim Chickens 740W
Smalls Sliders 219V
Smoothie King 719V
Soft Play 3087L
Solar Camera Inc 3342H