Beaumont City Council
June 4, 2024

■ ■ Beaumont Pointe Specific Plan
• U Environmental Impact Report

2.0 Introduction and Purpose
Agency/
Organization/
Individual
Date
Comments
Location in this
Draft EIR Where
Comment is
Addressed
Lake and Streambed Alteration Program
• Request that the Project Applicant, if
necessary, notify CDFW per Fish and Game
Code Section 1602.

Additional Comments and Recommendations
• Request that the Draft EIR incorporates water -
wise concepts in Project landscape design
plans.
• Request to report any special status species
and natural communities detected during
Project surveys to the California Natural
Diversity Database (CNNDB).
• Request that the Project applicant pay
applicable CDFW fees.

Native American
Heritage
Commission
(NBC)
September
8, 2020
• Request to provide consultation with
California Native American Tribes that are
traditionally and culturally affiliated with the
geographic area of the proposed Project, in
compliance with AB 52 and SB 18.

Section 4.18, Tribal
Cultural Resources
Rincon Band of
Luisefio Indians
September
11, 2020
• Stated that the Project is not located within the
Rincon Band ofLuiseiio Indians' specific Area
of Historic Interest (AHI).
• Recommends that the Project Applicant
directly contact a tribe that is closer to the
Project for pertinent information.

Section 4.18, Tribal
Cultural Resources
Riverside County
Department of
Waste Resources
(RCDWR)
October 5,
2020
• Request that the Draft EIR assess waste
impacts and include projected maximum
amount of waste generated from build -out of
the Project, using appropriate waste generation
factors for the proposed General Plan land
uses.
• Provides information which can be useful in
analysis of solid waste impacts.
• Request that the Draft EIR potentially
incorporate mitigation measures to help reduce
the Project's anticipated solid waste impacts
and enhance the City's efforts to comply with
the State's mandate of 65% solid waste
diversion from landfilling.

Section 4.19, Utilities
and Service Systems
Riverside County
Flood Control and
Water Conservation
September
25, 2020
• States that the Project would not be impacted
by District Master Drainage Plan facilities, nor
are other facilities of regional interest
proposed.

Section 4.10,
Hydrology and Water
Quality
Lead Agency: City of Beaumont
SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
IlU Environmental Impact Report

2.0 Introduction and Purpose
Agency/
Organization/
Individual
Date
Comments
Location in this
Draft EIR Where
Comment is
Addressed
District
•
Request that the Project obtain a National
(RCFCWCD)
Pollutant Discharge Elimination System
permit from the State Water Resources Control
Board.
•
Request that the City, if the Project involves a
Federal Emergency Management Agency
(FEMA) mapped floodplain, require the
applicant to provide all studies, calculations,
plans, and other information required to meet
FEMA requirements, and should further
require that the applicant obtain a Conditional
Letter of Map Revision prior to grading,
recordation, or other final approval of the
project and a Letter of Map Revision prior to
occupancy.
•
Request that the City, if the Project impacts a
natural watercourse or mapped floodplain,
require the applicant to obtain a Section 1602
Agreement from the California Department of
Fish and Wildlife and a Clean Water Act
Section 404 Permit from the U.S. Army Corps
of Engineers, or written correspondence from
those agencies indicating the Project is exempt
from those requirements.
•
Request that the City use a side -by -side
comparison of SCAG goals with discussions
of the consistency, non -consistency, or non -
applicability of the goals and supportive
analysis in a table format.

Southern California
•
Provided information regarding jurisdictional
level growth estimates for years 2016 and
Association of
Governments
October
14, 2020
•
2045.

Request that the City review the Final Program
Section 4.11, Land Use
and Planning
(SCAG)
Environmental Impact Report for Connect
SoCal guidance, as appropriate, which
includes a list of project -level performance
standards -based mitigation measures which
may be considered for adoption and
implementation by lead, responsible, or trustee
agencies in the region, as applicable and
feasible.

South Coast Air
Quality
Management
October 1,
2020
•
Request to be sent copies of the Draft EIR
upon its completion and public release, as well
as all appendices and technical documents
Section 4.3, Air Quality
Lead Agency: City of Beaumont
SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
IlU Environmental Impact Report

2.0 Introduction and Purpose
Agency/
Organization/
Individual
Date
Comments
Location in this
Draft EIR Where
Comment is
Addressed
District (South
Coast AQMD)
related to the air quality, health risk, and
greenhouse gas analyses and electronic
versions of all emissions calculation,
spreadsheets, and air quality modeling and
health risk assessment input and output files.
•
Request that the air quality and greenhouse gas
analyses use South Coast AQMD CEQA Air
Quality Handbook and website as guidance.

Further recommends that the City use the
CalEEMod land use emissions software.
•
Request that the City quantify criteria
pollutants emissions and compare the
emissions to South Coast AQMD's CEQA
regional pollutant emissions significance
thresholds and localized significance
thresholds to determine the Project's air
quality impacts.
•
Request that the City identify potential adverse
air quality impacts that could occur from all
phases of the Project and all air pollutant
sources related to the Project.
•
Request that the City perform a mobile source
health risk assessment if the Project generated
diesel emissions from long-term construction
or attracts diesel -fueled vehicular trips.
•
Request that the Draft EIR consider potential
public health impacts of siting warehouses
within close proximity of sensitive land uses,
especially in communities that are already
heavily affected by the existing warehouse and
truck activities.
•
Request that the Draft EIR, if significant
adverse air quality impacts are discovered,
include all feasible mitigation measures that go
beyond what is required by law to minimize
those impacts, as required by CEQA.
•
Includes considerations of mitigation
measures and design considerations for
addressing potential air impacts.

Organizations
Center for
Biological Diversity
October 6,
2020
•
Request to be sent copies of the Draft EIR
upon its completion and public release.

Section 4.4, Biological
Resources
(CBD)
Lead Agency: City of Beaumont
SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
IlU Environmental Impact Report

2.0 Introduction and Purpose
Agency/
Organization/
Individual
Date
Comments
Location in this
Draft EIR Where
Comment is
Addressed
•
•
•
•
The commenter provides several pages of
analysis, methodologies, references, and
comments under three main topic areas as
follows:

Request that the Draft EIR, if the project will
have significant GHG impacts, include
adoption of mitigation measures to reduce
GHG emissions to net zero, with a priority
given to direct emission reductions measures
and on -site mitigation measures. If offsets are
used as GHG mitigation, they should only be
used when all direct emission reduction
measures and on -site mitigation measures are
exhausted.

Request that the Draft EIR consider corridor
redundancy to allow for improved functional
connectivity and resilience and, should the
City conclude that impacts to wildlife
movement and habitat connectivity are
significant and unavoidable, urges the
adoption of effective mitigation measures that
address the needs of the target species.

Request that the EIR disclose, analyze, and
mitigate, to the extent feasible, impacts to
special -status species, including but not
limited to mountain lions, a candidate species
under the California Endangered Species Act.

2.9 POTENTIAL IMPACTS OF THE PROJECT DISCUSSED IN THE EIR Pursuant to CEQA Guidelines Section 15063(a), when a lead agency can determine that an EIR will be required for a project, an Initial Study is not required. An Initial Study was not prepared for this Project; and therefore, in consideration of all comments received by the City in response to the NOP and during the EIR Scoping Meeting, this EIR evaluates in detail the Project's potential to cause adverse effects under the following environmental topics:
• Aesthetics • Geology and Soils
• Agriculture and Forestry Resources • Greenhouse Gas Emissions • Air Quality • Hazards and Hazardous Materials
• Biological Resources • Hydrology and Water Quality
• Cultural Resources • Land Use and Planning
• Energy • Mineral Resources
Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report
• Noise
• Population and Housing
• Public Services
• Recreation

2.0 Introduction and Purpose
• Transportation
• Tribal Cultural Resources
• Utilities and Service Systems
• Wildfire

2.10 MITIGATION MONITORING
In compliance with Public Resources Code Section 21081.6, a Mitigation Monitoring and Reporting Program (MMRP) will be prepared for this EIR. Per CEQA Section 15091(d), "When making the findings required in subdivision (a)(1), the agency shall also adopt a program for reporting on or monitoring the changes which it has either required in the project or made a condition of approval to avoid or substantially lessen significant environmental effects. These measures must be fully enforceable through permit conditions, agreements, or other measures." An MMRP will be adopted by the City Council concurrent with certification of the Final EIR for the proposed Project. Additionally, Project Design Features (PDFs) and Regulatory Requirements (RRs) are included in the Project's MMRP to further ensure the implementation of the PDFs and mandated RRs.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
•
Environmental Impact Report 3.0 Project Description

3.0 PROJECT DESCRIPTION
This section provides all of the information required of an Environmental Impact Report (EIR) Project Description pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15124, including a description of the Project's precise location and boundaries; a statement of the Project's objectives; a general description of the Project's technical, economic, and environmental characteristics; and a description of the intended uses of this EIR, including a list of the government agencies that are expected to use this EIR in their decision -making processes; a list of the permits and approvals that are required to implement the Project; and a list of related environmental review and consultation requirements.

3.1 SUMMARY OF THE PROPOSED PROJECT
The Project Applicant, JRT BP 1 LLC, proposes to entitle and develop the Beaumont Pointe Specific Plan Project described below (Project) on a 539.9 -acre undeveloped site (Project site or site) located in unincorporated Riverside County, California (County) in the Sphere of Influence (SOI) of the City of Beaumont (City). The Project would allow for the development on the Project site of a maximum of 246,000 square feet (sf) of general commercial uses in addition to a 125 -room hotel (approximately 90,000 sf) and a maximum of 4,995,000 sf of industrial uses. The Project would provide 124.7 acres of open space to accommodate landscaped manufactured slopes, fuel modification areas, and natural open space as a buffer to adjacent conservation area and 152.4 acres of open space — conservation. The open space — conservation area would be preserved as natural habitat and dedicated to the Regional Conservation Authority (RCA) as required by the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP; see Section 3.9, below). Additionally, 78.40 acres of off -site lands would be conserved. Associated improvements to the Project site would include, but are not limited to, paved roads, paved parking areas, drive aisles, truck courts, utility infrastructure, landscaping, water quality basins, signage, lighting, property walls, gates, and fencing, including perimeter fencing for the Project site.

As part of the Project, the Project Applicant proposes annexation of the Project site: (1) into the City of Beaumont, which requires approval by the City and the Riverside County Local Agency Formation Commission (LAFCO) and (2) for provision of potable and non -potable (recycled) water, into the Beaumont -Cherry Valley Water District (BCVWD), requiring approval by BCVWD and LAFCO.

This Draft EIR (DEIR) analyzes the physical environmental effects associated with all components of the Project, including planning, grading, construction, and on -going operation. The "Beaumont Pointe Specific Plan Project" includes the above -described development and all required entitlements requested from the City of Beaumont, LAFCO, and BCVWD to implement that development, including the following:
o General Plan Amendment (GPA; PLAN2019-0284) to change 539.9 acres from "Rural Residential" to "General Commercial" (30.2 acres), "Industrial" (232.6 acres), "Open Space" (124.7 acres), and "Open Space — Conservation" (152.4 acres); Lead Agency: City of Beaumont SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
Environmental Impact Report 3.0 Project Description
o Pre -zone (PLAN2019-0283) to "Specific Plan"
o Adoption of the Beaumont Pointe Specific Plan (herein referred to as Specific Plan; SP2019- 0003) that would create 10 planning areas allowing for General Commercial, Industrial, Open Space, and Open Space — Conservation land uses;
o Sign Program;
o Tentative Parcel Map (TPM) No. 82551 to subdivide the Project site; o Development Agreement (DA; No. 01-2017); and
o Approval by the City and LAFCO of annexation to the City of Beaumont and approval by BCVWD and LAFCO of annexation to the Beaumont -Cherry Valley Water District.

These entitlements and associated applications, as submitted to the City of Beaumont, LAFCO, and BCVWD by the Project Applicant, are herein incorporated by reference pursuant to CEQA Guidelines Section 15150. Each of the required entitlements are described in detail below; and the applications and associated documents are available for review at the City of Beaumont Planning Division, located at 550 East Sixth Street, Beaumont, California, 92223. All future development on the Project site would be required to substantially conform to the proposed Specific Plan.

The Project is primarily defined by the Beaumont Pointe Specific Plan. The Specific Plan is also available for review at the City of Beaumont Planning Division at the address above. The Specific Plan identifies ten (10) Planning Areas (PAs), of which two (2) are identified and zoned for General Commercial uses (PAs 1 and 2), six (6) are identified and zoned for Industrial uses (PAs 3 through 8), and the remaining two PAs are identified and zoned for Open Space (PA 9) and Open Space — Conservation (PA 10).

In order to assess the impacts of development of the Project under the Specific Plan and accompanying entitlements, the DEIR includes analysis of a conceptual site plan (see Subsection 3.6.6 and Figure 3- 16) that establishes building footprints that collectively achieve the maximum development square footage for each of the General Commercial and Industrial components of the Project and include a 125 -room hotel. As indicated in the Specific Plan and in more detail below, the size of the individual PAs and the square footage of development within individual General Commercial and Industrial PAs may increase or decrease by up to 15.1-25% but the maximum square footage for the commercial and industrial components of the Project as a whole may not be exceeded and the floor area ratio for each individual General Commercial and Industrial PA may not exceed 0.75. Therefore, the conceptual site plan provides an analysis of a full buildout scenario.

3.2 PROJECT LOCATION AND ACCESS

3.2.1 REGIONAL
As shown on Figure 3-1, Regional Map, the 539.9 -acre Project site is located in unincorporated Riverside County at the western edge of the City and in the City's SOI. The City is located east of the Lead Agency: City of Beaumont SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
M❑ Environmental Impact Report 3.0 Project Description
City of Moreno Valley and unincorporated Riverside County, west of the City of Banning and unincorporated Riverside County, north of the City of San Jacinto and unincorporated Riverside County, and south of the City of Calimesa and unincorporated Riverside County. The Project site is situated astride the regional transportation network which connects the Ports of Long Beach and Los Angeles, both major gateways for international trade, to the Inland Empire and the Western United States. State Highway (SR -60) Freeway abuts the Project site to the north, Interstate 10 (I-10) is located approximately 1.5 miles to the north of the site, and State Route 79 (SR -79) is located approximately

1.5 miles to the east of the site.

Regional access to the Project site is provided via the SR -60 Freeway at the Potrero Boulevard interchange, approximately 1.3 miles to the east, and the I-10 Freeway at SR -79, approximately 3.3 miles to the east. The Project site is approximately 2.5 miles west of the junction of SR -60 Freeway and I-10, 3 miles west from the westbound on -ramp of the I-10 Freeway at Oak Valley Parkway via Potrero Boulevard, and 14 miles east of Interstate 215 (I-215).

3.2.2 LOCAL
At the local scale, the Project site is located west of Jack Rabbit Trail and south of SR -60 (see Figure 3-2, Vicinity Map, and Figure 3-3, USGS Topographic Map). The Project site currently includes 11 individual parcels, comprising Assessor Parcel Numbers (APNs): 422-060-002, 422-060-005, 422- 060-009, 422-060-010, 422-060-016, 422-060-017, 422-060-018, 422-060-021, 422-060-022, 422- 170-005, 422-170-007, 422-170-008, 422-170-009, 422-170-010, and 422-170-011.

As shown on Figure 3-4, Aerial Photograph, local access to the Project site would be provided from the future extension of 4th Street from Jack Rabbit Trail to Potrero Boulevard currently under construction as part of the Hidden Canyon Industrial Park project located immediately to the east of the Project site; 4th Street between Jack Rabbit Trail and Potrero Boulevard is being constructed across the Hidden Canyon Industrial Park site as an industrial collector with a 78 -foot right-of-way and 56 - foot curb -to -curb. Upon construction of the Project, access from the Project site to the SR -60 via Jack Rabbit Trail would be restricted, with the northerly portion of Jack Rabbit Trail to the SR-60/Jack Rabbit Trail interchange utilized as secondary emergency egress (fire and emergency vehicle) only.

3.3 ENVIRONMENTAL SETTING

3.3.1 PROJECT SETTING AND LAND USES
As shown on Figure 3-3, USGS Topographic Map, and Figure 3-4, Aerial Photograph, the site is nestled in the rolling topography of the northern terminus of the San Jacinto Mountains as they transition into the San Gorgonio Pass and the right of way of the SR -60 Freeway. The Project site is currently vacant and undeveloped, except for the eastern portion of the site that contains the paved portion of Jack Rabbit Trail. The Project site contains several unmarked trails that are located throughout the site. The Project site contains non-native and native vegetation communities and natural drainage courses. The Project site contains varying topography which includes hillsides, canyons, valleys, and ridges, ranging in elevation between the 2,300 and 2,450 -foot contours mean sea level Lead Agency: City of Beaumont SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
E❑ Environmental Impact Report 3.0 Project Description
(msl). The site drains toward the SR -60 Freeway via several drainage courses that extend to the ridgelines of the Badlands foothills. The tributaries feature steep, eroded hillside grades and natural depressed grasslands where drainage flows to 16 existing Caltrans maintained culverts at the SR -60 Freeway.

3.3.2 SURROUNDING LAND USES
Existing land uses in the area surrounding the Project site are described below, and depicted in Figure 3-4.
• North. The SR -60 Freeway lies immediately north of the Project site. North of the CA -60 freeway lies San Timoteo Creek, and the mainline of the Union Pacific/BNSF Railroad.

Beyond the railroad right of way are Oak Valley Parkway, the Oak Valley Golf Course and the residential neighborhoods of the Oak Valley community. Additionally, a master -planned residential community, currently under construction, is located north of the SR -60 Freeway, northeast of the Project site.
• East. The property located immediately east of the Project site, on the west side of Jack Rabbit Trail, is developed with a ranch and a single-family residence currently used as a commercial wedding venue (Hoy Ranch). The property east of Jack Rabbit Trail is disturbed by construction activities. This property is part of the Hidden Canyon Industrial Park project, currently under construction, which proposes industrial development on both sides of 4th Street. The properties east of the Hidden Canyon Industrial Park include vacant, disturbed, and undeveloped land; and land developed with commercial and industrial uses. • South. Rural mountainous lands are located directly to the south/southeast/southwest of the Project site and include natural drainage courses, unmarked trails, and Jack Rabbit Trail. The mountainous area to the south/southwest of the Project site is designated for existing and proposed conserved lands within the Western Riverside County MSHCP. • West. The mountainous area to the west is also designated for existing and proposed conserved lands within the MSHCP and contains rural mountainous terrain, unmarked trails, natural drainage courses, and a portion of the SR -60 Freeway.

3.4 EXISTING GENERAL PLAN DESIGNATIONS AND ZONING CLASSIFICATIONS A. General Plan Land Use Designations

1. County of Riverside
The Project site is within the Pass Area Plan of unincorporated Riverside County (RCIT, 2020). The Pass, or more specifically the San Gorgonio Pass Area, is a distinctive geographical area between the Coachella, San Jacinto, and Moreno Valleys. The Badlands separate the Pass Area Plan from Moreno Valley to the west and the San Jacinto Valley to the south. The San Jacinto Mountains form the southern boundary and the San Bernardino Mountains generally define the northern boundary. The Coachella Valley lies immediately to the east of the planning area. In relation to other area plans, the Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ i I Environmental Impact Report 3.0 Project Description Pass is bounded by the Reche Canyon/Badlands Area Plan to the west, the San Jacinto Valley Area Plan and Riverside Extended Mountain Area Plan (REMAP) to the south, and the Western Coachella Valley Area Plan to the east. The cities of Redlands and Yucaipa, which are located within the County of San Bernardino, lie to the north. The incorporated cities of Banning, Beaumont, and Calimesa are located within the Pass as well as the unincorporated communities of Cherry Valley, Cabazon, and Banning Bench.

The prevailing planning documents for the Pass Area are the Riverside County General Plan and Pass Area Plan. The Pass Area Plan is an extension of the Riverside County General Plan and Vision Statement and focuses on preserving the unique features found only in the Pass Area while accommodating future growth. The County of Riverside Vision Statement details the physical, environmental, and economic characteristics that the County of Riverside aspires to achieve by the year 2020. Using the Vision Statement as the primary foundation, the County of Riverside General Plan establishes policies for development and conservation within the entire unincorporated Riverside County territory. The Pass Area Plan contains a Land Use Plan, statistical summaries, policies, and accompanying exhibits describe the physical, environmental, and regulatory characteristics of the area and future growth. According to the Pass Area Land Use Plan, the Project site is designated as Rural Mountainous (RM). The RM designation allows single-family residential uses with a minimum lot size of 10 acres. The designation allows for limited animal keeping, agriculture, recreational uses, compatible resource development (which may include the commercial extraction of mineral resources with approval of a Surface Mining Permit) and associated uses and governmental use (Riverside County, 2017).

2. City of Beaumont
The City's primary planning document is the Beaumont General Plan, which provides a comprehensive plan to serve as the blueprint for future planning and development in the City of Beaumont. The City recently prepared a comprehensive update to its 2007 General Plan and adopted the General Plan on December 1, 2020 (General Plan). The General Plan offers the City a roadmap to identify strategies for enhancing community character and quality of life, expanding economic development opportunities, managing growth, addressing impacts of climate change, and improving outcomes for public health and sustainability (City of Beaumont, 2020a). According to the City's General Plan Figures 3.2, Existing City Structure, and 3.3, General Plan Subareas, the Project site is in the SOI for the City of Beaumont within unincorporated Riverside County and in the Jack Rabbit Subarea (City of Beaumont, 2020a). However, the General Plan indicates that, today, the Jack Rabbit Subarea is entirely in the SOI and is governed by the County of Riverside General Plan.

The entire Jack Rabbit Subarea, which includes the Project site, contains the mountainous range known as the San Timoteo Badlands. This area is designated as Rural Residential 1 and was intended to maintain consistency with current Riverside County zoning designation of one -acre residential lots.

This subarea is intended to preserve natural features, such as Timoteo Creek, and develop plans consistent with the MSHCP preferably through the use of a Specific Plan. Allowed land uses in the Jack Rabbit Subarea include single-family dwellings. Uses such as churches, schools, day care centers, Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description public facilities, and agricultural uses that are determined to be compatible with and oriented toward serving the needs of low -density neighborhoods may also be allowed (City of Beaumont, 2020a). Refer to Figure 3-5, City of Beaumont Existing General Plan Land Use Designation.

8. Zoning Classification

1. County of Riverside
Based on Riverside County Ordinance No. 348, the Project site is zoned "Controlled Development Areas" with a minimum 20 -acre lot (W-2-20) (RCIT, 2020). The W-2 zone allows one -family dwellings, light agriculture, aviaries, apiaries, grazing of farm animals, and animal husbandry.

Additionally, the W-2-20 zone allows the following with a Plot Plan approval: guest ranches, educational institutions, country clubs, churches, and meat cutting/packing plants without slaughtering.

Further, the W-2-20 allows the following uses with a Conditional Use Permit approval: airport, cemetery, hunting clubs, lumber mill, trail bike park, rodeo arena, commercial stable, menagerie, and animal hospital (Riverside County, 2020). Refer to Figure 3-6, Riverside County Existing Zoning Classification.

2. City of Beaumont
Because the Project site is within the City' s SOI within unincorporated Riverside County, the City has not adopted any zoning designations for the site. Although a City may pre -zone property in its SOI, that zoning is not effective until such time as an annexation becomes effective (see Govt Code Section 65859).

3.5 STATEMENT OF OBJECTIVES
The fundamental purpose and goal of the Beaumont Pointe Specific Plan is to accomplish the orderly development of General Commercial, Industrial, Open Space, and Open Space -Conservation land uses over the approximately 539.9 -acre Project site. The Project would achieve this goal through the following objectives.

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

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

C. Maximizing opportunities to develop land in the City's sphere of influence to provide job opportunities and economic benefit to the City and its residents, including new sales and Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description property tax revenues that can be used for City services and providing sufficient fiscal benefit to permit annexation of the Project site into the City.

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

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

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

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

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

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

3.6 PROJECT COMPONENTS
The Project Applicant, JRT BP 1 LLC, proposes to develop a recreational/entertainment commercial development totaling 5,331,000 sf, including up to 246,000 sf of general commercial uses in addition to a 125 -room hotel (approximately 90,000 sf) and up to 4,995,000 sf of industrial and warehouse uses in five buildings ranging in size between approximately 600,000 and 1,379,000 sf and one building with 35,000 sf of self -storage. Additionally, the Project would provide 124.7 acres of open space, and 152.4 acres of open space -conservation to be preserved as natural habitat as required by the MSHCP and consistent with the Criteria Refinement analysis. The Project would conserve a total of 230.82 acres of lands that would support the function of Proposed Core 3 consistent with the MSHCP goals of providing live-in habitat and facilitating movement, including 152.42 acres on -site and 78.40 acres off -site (described in Section 3.9 below).

The Project would require annexation of the Project site into the City of Beaumont from unincorporated Riverside County, and into the Beaumont -Cherry Valley Water District to obtain water service. The Project may also include establishment by the City of a Community Facilities District. As previously stated, the Project would require the following City approvals: a General Plan Amendment Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description (PLAN2019-0284), Specific Plan (SP2019-0003), Pre -Zone (PLAN2019-0283), Sign Program, Tentative Parcel Map (TPM) No. 82551) and Development Agreement (DA) No. 01-2017. The individual components of the Project are discussed below.

3.6.1 GENERAL PLAN AMENDMENT (PLAN2019-0284)
As noted above, the Project site is currently outside of the City's boundaries and is regulated by the County of Riverside. Nonetheless, the City has provided initial land use designations in its General Plan for properties in its SOI, including the Project site, and the Project site is currently designated "Rural Residential." The Project will include a General Plan Amendment (GPA) that would amend the City of Beaumont's General Plan Land Use Map to change the land use designations for the Project site from "Rural Residential" to "Industrial (I)," "General Commercial (GC)," "Open Space (OS)," and "Open Space -Conservation (OS -C)."
The Industrial land use designation in the City's General Plan provides for a range of industrial uses, including "stand-alone" industrial activities, general and light industrial, research parks, private trade schools, colleges, and business parks. Under the Industrial land use designation, the permitted floor area (FAR) ratio is 0.25 to 0.75 (City of Beaumont, 2020a).

The General Commercial land use designation in the City's General Plan provides for a variety of "big box" and "large format" retailers in commercial shopping centers that serve adjacent neighborhoods.

Under this land use designation, the maximum permitted FAR is 0.75 (City of Beaumont, 2020a).

The Open Space land use designation refers to open space lands used for passive and active parks, trails, golf courses, community centers, supportive maintenance, sheds, etc. The City's General Plan does not identify or define the Open Space - Conservation land use designation; this designation would fall under the City's Open Space (OS) land use designation (City of Beaumont, 2020a).

3.6.2 PRE -ZONE (PLAN2019-0283)
The Project site is identified within the City of Beaumont Zoning Map as located in the City of Beaumont SOI; no pre -zoning is identified, and the site is currently regulated by the County of Riverside. The Project proposes to pre -zone (PLAN2019-0283) the Project site within the City's Zoning Map as "Specific Plan". This pre -zoning would become effective upon annexation of the Project site into the City (see Government Code Section 65859[a]). The proposed Pre -Zone would require future development on the Project site to comply with the applicable development standards and design guidelines from the Beaumont Pointe Specific Plan and, where applicable, the Beaumont Municipal Code.

3.6.3 SPECIFIC PLAN (SP2019-0003)
The Specific Plan will function as the regulatory document for implementing zoning for the entire Project site, ensuring the orderly and systematic implementation of the City's General Plan. The Specific Plan establishes the necessary land use plan, development standards, design guidelines, Lead Agency: City of Beaumont SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
M❑ Environmental Impact Report 3.0 Project Description
infrastructure systems, and implementation strategies on which subsequent, Project -related development activities would be founded. Upon adoption of the Specific Plan, subsequent project - specific subdivision maps, plot plans, conditional use permits, grading and building permits, or any other actions requiring either ministerial or discretionary approvals would be required to demonstrate consistency with the Specific Plan.

A. Land Use Plan
The Specific Plan Land Use Plan (see Figure 3-7, Conceptual Land Use Plan) establishes the boundaries of four (4) General Plan Land Use Designations: General Commercial (GC), Industrial (I), Open Space (OS), and Open Space - Conservation (OS -C) that are consistent with the General Plan land use designations established by the General Plan Amendment. For planning purposes, the Specific Plan is divided into 10 PAs. A PA is a specific geographic area to which identified Development Standards and Zoning Requirements are uniformly applied.

The net acreage of each PA may vary by as much as 15.1-25%, provided that the overall maximum acreages for the Industrial PAs and for the General Commercial PAs within this Specific Plan are not exceeded.

1. General Commercial
PAs 1 and 2 are designated General Commercial. These two PAs establish "The Experience at Beaumont Pointe." Within "The Experience at Beaumont Pointe," a combination of hospitality, restaurant, and recreation commercial uses is designed to be a multi -generational, regional destination focusing on entertainment, physical activity and wellness -based retail. "The Experience at Beaumont Pointe" is anticipated to include a 125 -room limited -service hotel (approximately 90,000 sf) and a maximum of 246,000 sf of retail and commercial recreation businesses, including approximately 30,000 sf of restaurants and 216,000 sf of retail and commercial recreation businesses. The full list of uses permitted, conditionally permitted, and ancillary in these PAs is provided in the Specific Plan, Chapter 2, Development Plan.

2. Industrial
PAs 3 through 8 are designated Industrial. Buildings in PAs 3-8 are envisioned to range in size from approximately 35,000 sf up to 1,379,000 sf and accommodate users such as industrial incubators, light manufacturing, parcel hub, warehouse/storage, fulfillment center, high cube warehouse, cold storage warehouse (up to 100,000 sf), and e -commerce operations and includes self -storage uses permitted only on PA 3. The maximum square footage for all industrial uses is 4,995,000 sf. The full list of uses permitted, conditionally permitted, and ancillary in these PAs is provided in the Specific Plan, Chapter 2, Development Plan.

3. Open Space
PA 9 is designated Open Space, which accommodates landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ u Environmental Impact Report 3.0 Project Description Specific Plan's developed areas and the Open Space — Conservation in PA 10. The boundary between PA 9 and PA 10 is designated as the "Limits of Disturbance" on the Land Use Plan. This designation means that all development activity will take place inside of the limits of disturbance (i.e., within PA 9 or within PAs 1-8) and not on PA 10.

4. Open Space — Conservation
PA 10 is designed Open Space — Conservation and is intended to be dedicated to the RCA, pursuant to the Western Riverside County MSHCP and the Criteria Refinement analysis, for preservation to augment existing, adjacent conserved lands in this part of Riverside County. This area consists of deeply incised hillsides and watercourses along with the habitats associated with these landforms. No development would occur in this area.

5. Specific Plan Development Potential
The Specific Plan would allow flexibility in the design, use, and building square footage. For example, the Specific Plan allows square footage to increase or decrease in each PA by up to 15%. However, future development is fundamentally controlled by two factors, which serve as development controls for buildout of the Project: 1) with the exception of the hotel use, buildings in the Industrial and General Commercial areas of the Project may not exceed the maximum square footage set forth in Table 3-1, Land Use Plan Statistical Summary, for each land use ; and 2) the development standards provide a maximum Floor Area Ratio for each land use.

The maximum development capacity has been calculated to provide a conservative estimate of potential environmental impacts from full buildout of the Project. Table 3-1, Land Use Plan Statistical Summary, lists each PA and its respective General Plan Land Use Designation, acreage, and target development intensity by General Plan Land Use Designations. As shown, the maximum buildout would consist of approximately 5,331,000 sf of development (246,000 sf of General Commercial and 125 -room hotel (approximately 90,000 sf)), and 4,995,000 sf of Industrial).

Table 3-1 Land Use Plan Statistical Summary

PLANNING
AREA

LAND USE DESIGNATION
ACRES
TARGET

DEVELOPMENT

INTENSITY
1 General Commercial

26.0 246,0001
125 hotel rooms
2 General Commercial

4.2 General Commercial Subtotal

30.2 246,000
125 hotel rooms
3 Industrial

1.8 35,000
4 Industrial

67.3 1,379,000
5 Industrial

52.2 981,000
6 Industrial

33.6 700,000
7 Industrial

30.2 600,000
8 Industrial

47.5 1,300,000
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ u Environmental Impact Report

3.0 Project Description

PLANNING
AREA

LAND USE DESIGNATION
ACRES
TARGET

DEVELOPMENT

INTENSITY
Industrial Subtotal
232.6
4,995,000
9 Open Space
124.7
N/A
10 Open Space - Conservation
152.4
N/A
Open Space Subtotal
277.1
N/A

PROJECT TOTAL
539.9
5,241,000
125 hotel rooms
Notes:
1 PA 2 is anticipated to include a 125 -room limited -service hotel (approximately 90,000 square feet). The 90,000 square feet of hotel use is not counted as part of the General Commercial's 246,000 maximum building square footage or as part of the industrial square footage because the Project's traffic analysis for the commercial site estimates traffic for hotel uses based on the number of rooms. This 90,000 sf is counted towards the Project total square footage of 5,331,000.

B. Circulation Plan
Figure 3-8, Conceptual Circulation Plan, shows the Project's proposed circulation and roadway sizes and classifications. As shown, the Project would construct four main roadways for on -site circulation - 4th Street, Jack Rabbit Trail, Entertainment Avenue, and Industrial Way. All roadways will be public right of way unless otherwise indicated. The precise location of roadways and access points identified in this EIR are considered conceptual in that they may be modified to meet the requirements of the City of Beaumont Public Works Department and to address final grading requirements. o 4th Street would be constructed with a 78 -foot right of way in the southerly portion of the Project site from Jack Rabbit Trail at the easterly edge of the Project site along the north side of PA 9 to its termination at a cul-de-sac within PA 8. It provides local access to all PAs except PA 2. At PA 8, 4th Street connects to Industrial Way, creating a looped road system around the entire site.
o Jack Rabbit Trail road is an existing two-lane road that runs from the Jack Rabbit Trail/SR-60 off -ramp, through the Project site and continuing further south to eventually connect to Gilman Springs Road in the Hemet area. The Project would construct Jack Rabbit Trail road as a 78 - foot right of way and reroute the section of Jack Rabbit Trail road from the SR -60 off -ramp to 4th Street to connect with the existing Jack Rabbit Trail at the south edge of the Project site.

Jack Rabbit Trail will provide access to PAs 1 and 2, as well as providing gated, emergency access to the SR -60 Freeway.
o Entertainment Avenue, a private access road, would be constructed with a 50 -foot right of way as a curvilinear street connecting Jack Rabbit Trail and 4th Street south of PA 2 and PA 3, on the west side of PA 1. Entertainment Way also provides access to PA 3 along their western edges. Entertainment Way demarcates the change in land use between the Industrial uses in PAs 3-8 and "The Experience at Beaumont Pointe" in PAs 1 and 2, while connecting Jack Rabbit Trail and 4th Street.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
. . J
Environmental Impact Report 3.0 Project Description
o Industrial Way, a private access road, would be constructed with a 40 -foot right of way, which creates a looped connection from Entertainment Way at the Project's eastern boundary to 4th Street at PA 8. Industrial Way would provide secondary access to each PA. Industrial Way also forms the edge of the open space located in PA 9 to the north, west, and a portion of the south side of the Project.
o An Interim Fire Access Loop would be constructed with a 40 -foot width to provide secondary access to each phase of development, connecting Industrial Way and 4th Street. Each "Interim Fire Access Loop Connection" would be incorporated into the parking for each subsequent phase. For Phase 1, an Interim Fire Access Loop Connection would be constructed between PAs 4 and 5 and would be incorporated into the parking for PA 5 during development of Phase

2. For Phase 2, an Interim Fire Access Loop Connection would be constructed between PAs 6 and 7, and would be incorporated into the parking for PA 7, during development of Phase 3.

For Phase 3, 4th Street and Industrial Way would be connected at PA 8 to create a permanent fire and emergency access circulation loop.
o A 20 foot graded dirt road through PA 9 connects the on -site portions of Jack Rabbit Trail to the existing unmaintained County roadway dedicated for Jack Rabbit Trail, which continues off site to the south through the Badlands, where it ultimately connects to Gilman Springs Road. The Project will include construction of a 20 -foot graded dirt road within PA 9 to connected the realigned Jack Rabbit Trail on site to the existing off -site roadway, and will not be responsible for construction of the road south of PA 9. No access to, use of or development of Jack Rabbit Trail is proposed south of PA 9.
o Additionally, there is one existing ranch property south of 4th Street (Hoy Ranch), which will have access from 4th Street through PA 9.

C. Other Infrastructure

1. Potable Water
The Project will utilize the BCVWD's 2650 Pressure Zone (PZ) for potable water demands and fire flows. The District recently constructed a 24 -inch transmission pipeline that extends the service area of the 2650 PZ from north of the SR -60 Freeway, south to the intersection of Potrero Blvd and 4th Street.

Water service infrastructure for potable and non -potable water is constructed to the center line of 4th Street 350 feet east of the Project site, which will be completed by Summer of 2022. Potable water and reclaimed water service would be provided to the Project by Beaumont Cherry Valley Water District (BCVWD). As shown on Figure 3-9, Conceptual Potable Water Plan, the Project is serviced by BCVWD in the 2650 Pressure Zone. The proposed system includes the following facilities: on -site dual potable water lines to create a connection between the 2650 Pressure Zone and 2750 Pressure Zone within the Specific Plan, along with an optional 1.2 -million -gallon tank which allows for 960,000 gallons of usable storage.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description The proposed potable water system extends the dual 16 -inch potable water lines from the Hidden Canyon Industrial Park project located 350 feet east of the Project, to create a hydraulic loop around the Specific Plan area. The northern potable water line in the northern side of 4th Street, Entertainment Way, and Industrial Way is the primary potable water supply to the Project site from BCVWD's existing 5 -million -gallon Hannon Tank (2650 PZ) located at Hannon Road and Cherry Valley Boulevard northeast of the Project site and I-10. The southern potable water line in the southern side of 4th Street is an emergency potable water supply from the future 2750-2650 Pressure -Reducing Valve Station located along 4th Street. The dual potable water lines in 4th Street connect to the existing dual lines and off -site check valve located within 4th Street right-of-way 350 feet east of the Project site's eastern boundary. The two potable water lines along with an off -site check valve allow for back - feeding (flushing) of the 2650 PZ from the 2750-2650 PRV Station, provide redundant daily and emergency service from the 2750 PZ, reduce the potential for stagnant water quality issues, and allow for a future 2650 PZ tank south of SR -60 Freeway to back -feed the 2650 PZ.

Precise alignments and sizing of potable water facilities will be determined at the Plot Plan and final map stages of Specific Plan implementation. Accordingly, the location and size of on -site facilities identified in this EIR are considered conceptual in that they may be modified to meet the requirements of the City of Beaumont and the BCVWD and to address final grading requirements.

2. Reclaimed Water
Reclaimed water lines would be constructed throughout the Project site and would be utilized for irrigation of manufactured and replanted slopes within PA 9, as well as for irrigation of parkway landscaping and irrigation of landscaping within PAs 1-8. As shown on Figure 3-10, Conceptual Reclaimed Water Plan, Project would connect a proposed 14 -inch recycled water line that would connect to the existing 14 -inch recycled water line within the adjacent Hidden Canyon development at 4th Street, 350 feet east of the Project site. Additionally, a proposed 8 -inch water line would branch off from the 14 -inch main line within 4th Street and extend between PAs 7 and 8 to provide irrigation water to the portion of PA 9 on the north side of the Project site.

3. Sewer
Sewer service is provided by Eastern Municipal Water District (EMWD). As shown on Figure 3-11, Conceptual Sewer Plan, the Project utilizes a gravity sanitary system that services the entire Project site and connects to the City of Beaumont's sanitary system. Due to the grading limitations of the Specific Plan, the sewer system does not provide gravity flow to the proposed point of connection, which is a 12 -inch PVC line and a sewer manhole, located at the end of the extension of 4th Street 350 feet east of the Project site. Instead, the gravity system will flow to the proposed sewer lift station located at the northwest corner of PA 5. From there the sewer flow would be conveyed via the proposed Dual Force Main within Industrial Way and Entertainment Avenue, and Jackrabbit Trail towards a connection at 4th Street with an existing 12 -inch gravity sewer line. The lift station will be designed to the Project's ultimate capacity with no interim condition except potential pump quantity.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description Beyond the point of connection, the existing 12 -inch gravity line continues to the east within 4th Street, downstream approximately 2,500 feet, where it connects to the existing Hidden Canyon lift station, which is rated for 300 gallon per minute operation. The existing Hidden Canyon Lift Station is currently approaching it pumping capacity. As a result, a lift station upgrade would be required to serve the Project and would consist of installing a new larger below ground precast wet well sized for the full buildout flows of the service area. The lift station upgrade will add multiple submersible solids handling pumps designed to provide redundant pumping capacity of the wastewater flows. The Project will design and construct the expansion of the Hidden Canyon Lift Station per the City's requirements.

Precise alignments and sizing of sewer facilities will be determined at the Plot Plan and final map stages of Specific Plan implementation. Accordingly, the location and size of on -site sewer facilities identified in this EIR are considered conceptual in that they may be modified to meet the requirements of the City of Beaumont and City Public Works Department and to address final grading requirements.

4. Drainage and Water Quality
The Project's proposed stormwater drainage system is designed to capture and convey the Project's stormwater flows into the Project's proposed on -site stormwater detention basins that would gradually release stormwater into the downstream public storm drain system. The Project Applicant proposes to construct four detention basins on the Project site.

The watershed from the developed areas of the property flows generally to the north, off site into 16 existing culverts under SR -60 freeway. The steep, eroded hillside grades on site and natural depressed grasslands at the entrances of the culverts provide natural detention and mitigation areas for the culverts before the runoff confluences with San Timoteo Creek on the northern side of the SR -60 Freeway.

The Project would utilize the 16 culverts under SR -60 Freeway as the ultimate discharge locations for the Project site but the runoff from the proposed buildings, parking lots, and road improvements would be collected by a proposed drainage system. The most northwestern culvert under the SR -60 Freeway is an existing 54" corrugated metal pipe (CMP) and the most southeastern culvert is a double 48" CMP, adjacent to the SR -60 Freeway at Jack Rabbit Trail. The proposed on -site drainage system will consist of catch basins, grated inlets, storm drainpipes with sizes varying from 18" to 48", and four detention basins. The drainage system routes the runoff from the proposed impervious surfaces to the four proposed stormwater treatment and mitigation basins. Each basin provides stormwater treatment and peak flow mitigation for each of their respective tributaries.

As shown on Figure 3-12, Conceptual Drainage and Water Quality Plan, on -site and off -site flows would be conveyed within the streets to a series of catch basins and stormwater lines which direct storm flows to four (4) Water Quality Management Plan basins on site: one within PA 4, one within PA 5, one within PA 6 shared between PAs 6 and 7, and one within PA 8.

The southwestern off -site tributary is diverted to a detention area within the Project site along a portion of the southwestern boundary of the Industrial land uses. At this detention area flows are routed via a Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description proposed overflow pipe which outlets at the most western 54 -inch culvert. The southeastern off -site tributary is captured and collected by a proposed storm drain pipe which bypasses the flows and directly outlets into the natural detention area for the double 48" culvert. This bypass line also accepts the treated runoff from the PAs 1 and 2 via proposed temporary inlets and permanent storm drain laterals. In the interim condition, temporary inlets with sediment basins are proposed as these areas will not be developed until after the last phase is completed.

Flood protection facilities will be designed in accordance with the requirements of the Riverside County Flood Control and Water Conservation District (RCFCWCD) and with adequate access easements and facilities provided. Accordingly, the location and size of on -site facilities identified in this EIR are considered conceptual in that they may be modified to meet the requirements of RCFCWCD and to address final grading requirements.

D. Fire Protection Plan
The southern half of the Project site is located within the "Very High" Fire Hazard Severity Zone, and the northern half is located within the "High" Fire Hazard Severity Zone. Therefore, a Fire Protection Plan (FPP) has been prepared to ensure the protection of all development from fire hazards. The FPP provides fire protection while at the same time creating a smooth visual transition from the natural vegetation which may be located to a building's front, side, and/or rear landscapes, to the modified fuel zones beyond.

As shown on Figure 3-13, Fuel Modification Plan, fuel modification zones within the Project site are located adjacent to open space areas. Fuel modification planting will occur in accordance with the Riverside County Fire Department (RCFD) standards and requirements, and utilize appropriate plant materials and irrigation treatments. Lots within PAs adjacent to open space would be developed in accordance with the FPP to provide adequate buffering and fuel modification zones, fuel maintenance areas, and fuel modification areas consistent with RCFD standards. In addition to a 100 -foot fuel modification area, the Project will provide a 20 -foot -wide fuel maintenance zone. The fuel modification area occurs around the perimeter of the Project's wildland exposures and a fuel maintenance zone is measured outward from the edge of the developed pad. The fuel maintenance zone would be irrigated and landscaped to the pad edge, extending the protections provided by the fuel modification area. For the Project, the fuel modification area would be 100 feet wide starting from the edge of the developed pad and moving inward.

The Conceptual Circulation Plan (Figure 3-8) identifies a looped perimeter road system (4th Street and Industrial Way), along with a phased series of 40 -foot wide Interim Fire Access Loop Connections, to ensure adequate fire -fighting and emergency access during construction and operation of the Project.

During each phase of development, an Interim Fire Access Loop Connection would be constructed; for Phase 1, between PAs 4 and 5; for Phase 2, between PAs 6 and 7; for Phase 3, the permanent looped access would be completed with construction of the connection of Industrial Way with 4th Street.

Lead Agency: City of Beaumont SCH No. 2020099007

N M
▪ Li
Beaumont Pointe Specific Plan
Environmental Impact Report 3.0 Project Description
Emergency secondary access to and from the site is provided from SR -60 via Jack Rabbit Trail, where an emergency access gate would be installed to provide access for firefighting and for evacuation.

Emergency access gates would be installed on Jack Rabbit Trail just south of the CalTrans right-of- way upon construction of alternative temporary access to Hoy Ranch from 4th Street and installation of a temporary connection from 4th Street to Jack Rabbit Trail south of the development area of the Property. The emergency access gates shall be installed prior to the issuance of the first Certificate of Occupancy in Phase 1. The emergency access gate would meet all fire code requirements including an automatic gate opener with battery backup and solar charging. There are a number of methods for providing automatic opening of the gate for first responders, fire fighters or for evacuation, including but not limited to a) controlled by an on -site entity such as property manager; b) a "bump to open" mechanism; c) an "Opticom" system that can be controlled by first responders; or d) a subscription system that allows a 24/7 security company (and others) to unlock the gate remotely with a cell phone.

The final determination regarding the selected control mechanism will be made by the Riverside County Fire Department. The Property Owners' Association will maintain the gate and provide test confirmation to the Riverside County Fire Department on a regular schedule.

On -site construction will comply with the Road Circulation and Design Guidelines and will include:
• All roads will comply with access road standards of not less than 24 feet, unobstructed width and are capable of supporting an imposed load of at least 75,000 pounds. • Interior circulation streets and parking lot roadways that are considered roadways for traffic flow through the Project site will meet fire department access requirements when serving the proposed structures.
• Typical, interior Project roads, including collector and local roads, will be constructed to minimum 24 -foot, unobstructed widths and shall be improved with aggregate cement or asphalt paving materials.
• Private or public streets that provide fire apparatus access to buildings three stories or more in height shall be improved to 30 feet unobstructed width. • Private and public streets for each phase shall meet all Project approved fire code requirements, paving, and fuel management prior to combustible materials being brought to the Project site. • Vertical clearance of vegetation (lowest -hanging tree limbs), along roadways will be maintained at clearances of 13 feet, 6 inches to allow fire apparatus passage. • Cul-de-sacs and fire apparatus turnarounds will meet requirements and RCFD Fire Prevention Standards.
• Any roads that have traffic lights shall have approved traffic pre-emption devices (Opticom) compatible with devices on the Fire Apparatus.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ u Environmental Impact Report 3.0 Project Description • Roadways and/or driveways will provide fire department access to within 150 feet of all portions of the exterior walls of the first floor of each structure. • Roadway design features (e.g., speed bumps, humps, speed control dips, planters, and fountains) that could interfere with emergency apparatus response speeds and required unobstructed access road widths will not be installed or allowed to remain on roadways. • Access roads shall be usable by fire apparatus to the approval of RCFD prior to lumber drop on site. Developer will provide information illustrating the new roads, in a format acceptable to the RCFD for updating of Fire Department response maps.

During Project construction, travel lanes to Jack Rabbit Trail and the SR -60 would be maintained until alterative roadway access is constructed, and construction materials and equipment would be staged on site.

E. Development Standards
The Specific Plan establishes development standards to guide development of the physical components of the Project. The standards provided in the Specific Plan area intended to work in concert with the architecture and landscape design guidelines. Development regulations for each land use category are imposed for new development and provide the allowed permitted, conditionally permitted, and ancillary uses for each land use district. Additionally, the development standards provide regulations for building placement and orientation, floor area ratio, height, setbacks, open space, landscaping, signage, walls and fencing, roadways, and utilities and service areas.

F. Design Guidelines
Future development accommodated by the Specific Plan would be required to comply with the Specific Plan's design guidelines which establish the quality and character of the built environment for the master -planned development. While the design guidelines provide direction, they are meant to provide a certain level of flexibility to allow creative expression during the design of implementing development projects. The guidelines provide criteria for architecture, walls and fences, truck courts and loading docks, ground or wall -mounted equipment, rooftop equipment, trash enclosures, outdoor employee amenities, lighting, signage, and landscape design. The guidelines apply to all future development regardless of land use category.

1. Master Landscape Plan
As shown on Figure 3-14, Master Landscape Plan, the landscaping occurs throughout the Project site, but most prominently at street corners, along roadways, and at building entrances and in passenger car parking lots. Monumentation featuring colorful accent trees, shrubs, and groundcover occur at the Project entrances. Streetscape landscaping presents a combination of evergreen and deciduous trees, low shrubs, and masses of groundcovers to create a visually pleasing experience for pedestrians and passing motorists.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description The Specific Plan provides a plant palette for three categories: Entrance Planting, Native California Planting, and Industrial Screen Planting; and selected to complement and enhance the setting of the site, while ensuring the conservation of the site's natural vegetation and habitats. Alternative plant species may be used provided that they are drought -tolerant and complement the Project's design theme. Prohibited plant species, which are strictly prohibited from use in landscaped areas and Fuel Modification Zones, are also identified to protect native habitats within and surrounding the Project due to their flammability or invasive nature.

2. Wall and Fence Plan
Walls and fences would be provided for screening, buffering, and security purposes along building site perimeters and interior to building sites. The final locations and details of these walls and fences would be determined when buildings are designed and oriented within a PA. As shown on Figure 3-15, Conceptual Wall and Fence Plan, tubular steel fences with pilaster (minimum height of 5'8") and CMU screen walls (maximum height of 6'), and wildlife fencing would be provided along the Project boundary. Walls and fences would be provided around loading and dock areas, trailer parking areas, and parking lots to screen on -site uses from public views and public roads. Limited use of colored and slatted chain link fencing is permitted where this fence is not visible from public roadways or view areas.

Additionally, wildlife fencing would be constructed along the western and southern edges of the Project site to prevent wildlife from entering the developed portions of the Project site, divert wildlife around the proposed developed areas, and maintain the existing migration and travel patterns to the extent possible. Fencing would divert wildlife towards the wildlife under -crossings along the south side of the SR -60 Freeway. The wildlife fence would be constructed within PA 9 and 10, although the exact location will vary depending on the topography. The Project's fence will tie into the Caltrans constructed SR -60 fence at the easternmost proposed wildlife corrugated metal pipes and will extend west and then south/southeast around the Project.

3. Lighting
Lighting will be installed on buildings and along streets, parking areas, loading dock areas, and pedestrian walkways for the security and safety of future employees and visitors, and shall be consistent with the City of Beaumont's Outdoor Lighting Ordinance (Municipal Code Section 8.50).

Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets, open space, SR -60, and/or adjacent properties. In furtherance of the Criteria Refinement analysis findings, the City will condition the Project to require shielded, wildlife friendly lighting for all outdoor lighting.

G. Energy Efficiency
Development within the Specific Plan will be energy efficient in conformance with the criteria from the City of Beaumont Climate Action Plan. Because technological and methodological specifications in energy efficiency criteria could become obsolete in the future due to advancement over time, the Project may implement new technologies and methodologies if they achieve at least as much Lead Agency: City of Beaumont SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
E❑ Environmental Impact Report 3.0 Project Description
environmental protection and do not result in new or greater significant environmental impacts than the technologies or methodologies specified in the following criteria:

1. Energy Efficient Structures
a. Enhanced Insulation shall be provided via methods such as rigid wall insulation R-13, roof/attic R-38, etc.
b. Greatly Enhanced Window Insulation with 0.28 or less U -factor, 0.22 or less SHGC, etc. shall be provided.
c. Modest Cool Roofs with CRRC Rated 0.15 aged solar reflectance, 0.75 thermal emittance, etc. shall be provided.
d. 20% of the power needs of each building shall be provided by Solar Photovoltaic panels or wind, installed on buildings or in collective arrangements.

2. Energy Efficient Heating and Cooling (HVAC)
a. Distribution loss reduction with inspection shall be provided via HERS Verified Duct Leakage or Equivalent.
b. Improved Efficiency HVAC (EER 14/78% AFUE or 8 HSPF) shall be provided.

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

4. Energy Efficient Appliances
a. Efficient Lights shall be provided.
b. Energy Star Commercial Refrigerators and Commercial Dishwashers shall be provided.

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

6. Energy Efficient Transportation
a. A Car/vanpool program with preferred parking shall be provided within BEAUMONT POINTE.
b. Bike lockers and secure racks shall be provided.
c. Development shall provide reserved preferential parking spaces for car -share, carpool, and ultra -low or zero emission vehicles.
d. EV charging stations shall be installed in employee garages/parking areas.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description

3.6.4 SIGN PROGRAM
A Sign Program is being processed concurrently with the Specific Plan. The Sign Program provides adequate and appropriate street, building, tenant identification, pedestrian path, and wayfinding signage for the Project's anticipated variety of building sizes, designs, and use.

Signage within the Project site would be provided to identify the Project and its building occupants and ensure the efficient circulation of vehicle traffic within the site by identifying vehicular entry points and directing vehicles to their on -site destinations. Also, signage will enhance the pedestrian experience through the design of wayfinding components: directories, directional signage and destination identifiers.

The Sign Program permits Freeway Oriented Pylon Signs that may include freestanding monument signs, freestanding pylon signs, and freestanding tenant signs at a maximum height of 50 feet and may consist of the Project's name, Project's logo, tenant logos, and/or tenant text. The approximate location of monumentation and Freeway Oriented Pylon Signs are depicted on Figure 3-14. Freeway Oriented Pylon Signs are permitted within PAs 1, 2 and 9. A maximum of four (4) Freeway Oriented Pylon Signs are permitted. One (1) at maximum 50 feet height is permitted in Planning Area (PA) 2, two (2) at maximum 50 feet height are permitted in PA 9 (abutting SR -60) separated by a minimum of 600 feet, and one (1) at maximum 50 feet height is permitted in PA 1. Freeway Pylon Signs are prohibited within and along the boundary of PA 8. Signage is encouraged to use natural materials where possible.

Lighting would be installed on buildings and along streets, parking areas, loading dock areas, and pedestrian walkways for the security and safety of future employees and visitors. Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets, open space, SR -60, and/or adjacent properties. Additionally, new sources of light from glare may also arise from the use of reflective materials on building exteriors from the Project's proposed structures.

Industrial building facades may include freeway visible business identification signs, murals or other visual works to be used to enhance building walls, particularly along the SR -60. The mural may include down -lighting only, to allow passing motorists view of the sign or mural. Such signs, murals or other visual works are prohibited from including moving, flashing, or otherwise visually distracting elements, or materials that are highly reflective.

3.6.5 TENTATIVE PARCEL MAP No. 82551
The Project would include a Tentative Parcel Map. Additional, subdivision maps (parcel and/or tract maps, including vesting maps) could be processed in conjunction with this Specific Plan to subdivide the site into smaller parcels and to regulate development of the physical components of the Project.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ O Environmental Impact Report 3.0 Project Description

3.6.6 DEVELOPMENT AGREEMENT (DA No. 01-2017)
The Project would include a development agreement between the City of Beaumont and the Project Applicant pursuant to California Government Code Sections 65864 et seq. The development agreement would address the annexation process and, upon annexation of the Project site into the City of Beaumont, provide a long term vested right to develop the Project and provide community benefits to the City. As part of the annexation process, the City will prepare and submit to the Wildlife Agencies (U.S. Fish and Wildlife Service and the California Department of Fish and Wildlife) a Minor Amendment request for any annexation associated with the Project. The Minor Amendment would be documented in MSHCP (Sections 11.5 and 20.4.1(E) of the MSHCP Implementation Agreement and Section 6.10.2 of the MSHCP).

3.6.7 PLOT PLANS AND CONDITIONAL USE PERMITS
Following adoption of the Specific Plan, the Project Applicant would process Plot Plans and, if required by the terms of the Specific Plan, Conditional Use Permits, that would allow administrative review of building design and layouts that are consistent with the Development Standards and Design Guidelines.

Although building footprints may be adjusted as allowed within the parameters of the Specific Plan, a conceptual site plan was prepared to analyze environmental impacts associated with Project operations.

As shown on Figure 3-16, Conceptual Site Plan, the Project would be comprised of development of up to 246,000 sf of general commercial uses, including approximately 30,000 sf of restaurant use, 216,000 sf of recreation commercial, a 125 -room hotel (approximately 90,000 sf), and up to 4,995,000 sf of industrial warehouse buildings, and open space.

With respect to industrial uses, the building orientation and dock door locations are important for analyzing operational impacts related to air quality and noise. As shown, Industrial development associated with the Project includes five (5) buildings, herein referred to as "Building 1", "Building 2", "Building 3", "Building 4", and "Building 5." In addition, a 35,000 sf self -storage facility could be constructed on PA 3. Based on the Conceptual Site Plan, industrial uses associated with the Project would result in 4,995,0000 sf of development, inclusive of building footprint and mezzanine offices.

Direct access to the buildings would be provided via the proposed extension of 4th Street located south of the building and Industrial Way to the north. Table 3-2, Conceptual Industrial Site Plan Summary, presents the development potential for the five (5) proposed industrial buildings.

Table 3-2 Conceptual Industrial Site Plan Summary

BUILDING
PA

LAND USE

DESIGNATION
ACRES

PROPOSED BUILDING

AREA SF
Self Storage
3 Industrial

1.8 35,000
Building 1
4 Industrial

67.3 1,379,000
Building 2
5 Industrial

52.2 981,000
Building 3
6 Industrial

33.6 700,000
Building 4
7 Industrial

30.2 600,000
Building 5
8 Industrial

47.7 1,300,000

TOTAL BUILDING AREA
232.6
4,995,000
Lead Agency: City of Beaumont
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■■ Beaumont Pointe Specific Plan
E❑ Environmental Impact Report 3.0 Project Description
As indicated on Figure 3-16, Conceptual Site Plan, Building 1 is designed as an east -west oriented building located within PA 4. The northern portion of Building 1 is parallel to SR -60. This building would include approximately 1,379,000 sf, inclusive of 1,364,000 sf of warehouse use, 10,000 sf of office space, and 5,000 sf of mezzanine space. Building 1 would include approximately 119 loading bays and 142 trailer stalls along the north and south side of the building, totaling 238 loading bays and 284 trailer stalls. Additionally, Building 1 would include approximately 746 parking stalls along the eastern and western portions of the building.

Building 2 is designed as an east -west oriented building located within PA 5. The northern portion of Building 2 is parallel to SR -60. This building would include approximately 981,000 sf, inclusive of 966,000 sf of warehouse use, 10,000 sf of office space, and 5,000 sf of mezzanine space. Building 2 would include approximately 77 loading bays and 88 trailer stalls along the north side and south side of the building, totaling 154 loading bays and 176 trailer stalls. Additionally, Building 2 would include approximately 649 parking stalls along the eastern and western portions of the building.

Building 3 is designed as a north -south oriented building located within PA 6. The northern portion of Building 3 is parallel to SR -60. This building would include approximately 700,000 sf, inclusive of 691,000 sf of warehouse use, 6,000 sf of office space, and 3,000 sf of mezzanine space. Building 3 would include approximately 56 loading bays and 70 trailer stalls along the eastern and western portion of the building, totaling 112 loading bays and 140 trailer stalls. Additionally, Building 3 would include approximately 394 parking stalls along the northern and southern portions of the building.

Building 4 is designed as an east -west oriented building located within PA 7. The northern portion of Building 4 is parallel to SR -60. This building would include approximately 600,000 sf, inclusive of 591,000 sf of warehouse use, 6,000 sf of office space, and 3,000 sf of mezzanine space. Building 4 would include approximately 53 loading bays and 55 trailer stalls along the northern portion of the building and 53 loading bays and 58 trailer stalls along the southern portion. In total, Building 4 would include 106 loading bays and 113 trailer stalls. Additionally, Building 4 would include approximately 464 parking stalls along the eastern and western portions of the building.

Building 5 is designed as an east -west oriented building located within PA 8. The northern portion of Building 5 is parallel to SR -60. This building would include approximately 1,300,000 sf, inclusive of 1,285,000 sf of warehouse use, 10,000 sf of office space, and 5,000 sf of mezzanine space. Building 5 would include approximately 98 loading bays and 98 trailer stalls along the northern portion of the building and 98 loading bays and 113 trailer stalls along the southern portion. In total, Building 5 would include approximately 196 loading bays and 211 trailer stalls. Additionally, Building 5 would include approximately 938 parking stalls along the eastern and western portions of the building.

3.7 CONSTRUCTION AND OPERATIONAL CHARACTERISTICS OF THE PROJECT

3.7.1 CONSTRUCTION CHARACTERISTICS
The Project Applicant anticipates that the construction process will span a length of approximately four years and nine months. The reasonably foreseeable construction phase durations, which also are Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description used for purposes of analysis in this EIR, are summarized in Table 3-3, Construction Schedule. Based on the construction schedule, grading activities are anticipated to overlap with Industrial Building 1 and Industrial Buildings 2 and 3 construction activities. Detailed information on overlap of construction -related activities is provided in Table 3-4, Overlap of Construction -Related Activities.

The composition of the construction equipment fleet that the Project Applicant intends to use to develop the Project site pursuant to the Specific Plan is summarized in Table 3-5, Construction Equipment Fleet.

Blasting at the site is unlikely. However, if blasting is needed, it is expected to be limited to ridgeline cut areas. Blasting activities generally include: the pre -drilling of holes in the hard rock area; preparation and placement of the charges in the drilled holes; a pre -blast horn signal; additional pre - blast horn signals immediately prior to the blast; and the blast itself. An additional horn signal is sounded to indicate the "all clear" after the blast and the blasting contractor has inspected the blasting area. An additional horn signal is sounded to indicate the "all clear" after the blast and the blasting contractor has inspected the blasting area.

Table 3-3 Construction Schedule
PHASE
DAYS
Phase 1
Industrial Building 1
Grading
240
Building Construction
347
Paving
130
Architectural Coating
260
Phase 2
Industrial Building 2 &
3 Grading
265
Building Construction
609
Paving
248
Architectural Coating
496
Phase 3
Industrial Building 4 &
5 Grading
270
Building Construction
500
Paving
164
Architectural Coating
328
Commercial Buildings
Building Construction
130
Paving
30 Architectural Coating
60 Lead Agency: City of Beaumont
SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
Phase 1
Environmental Impact Report

3.0 Project Description
Table 3-4 Overlap of Construction -Related Activities
Grading
Building Construction
Paving
Architectural Coating
Phase 2
Grading
Building Construction
Paving
Architectural Coating
Phase 3
(Industrial)
Grading
Building Construction
Paving
Architectural Coating
*••1
Phase 3
(Commercial)
Building Construction
Pave re
Architectural Coating
N N N
9-▪ 1
K1 m m
AVI S
`nf N M ▪ n
.K
▪ I . m
9-1
N ▪ N
• W phi N
N
1 Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
•
Environmental Impact Report

3.0 Project Description
Table 3-5 Construction Equipment Fleet

PHASE NAME

EQUIPMENT
NUMBER

HOURS PER DAY
Phase 1
Grading
Crawler Tractors
4 8
Excavators
1 8
Graders
2 8
Rubber Tired Dozers
2 8
Scrapers
14 8
Water Trucks
4 8
Building Construction
Cranes
2 8
Crawler Tractors
6 8
Forklifts
6 8
Generator Sets
2 8
Welder
2 8
Paving
Pavers
2 8
Paving Equipment
2 8
Rollers
2 8
Architectural Coating
Air Compressors
1 8
Phase 2
Grading
Crawler Tractors
4 8
Excavators
1 8
Graders
2 8
Rubber Tired Dozers
2 8
Scrapers
14 8
_ Water Trucks
4 8
Cranes
2 8
Crawler Tractors
6 8
Forklifts
6 8
Generator Sets
2 8
Welders
2 8
Paving
Pavers
2 8
Paving Equipment
2 8
Rollers
2 8
-
Architectural Coating
_
Air Compressors
1 8
Phase 3 (2027)
Industrial Buildings 4 and 5
Grading
Crawler Tractors
4 8
Excavators
1 8
Graders
2 8
Rubber Tired Dozers
2 8
Scrapers
14 8
Water Trucks
4 8
Building Construction
Cranes
3 8
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ , I Environmental Impact Report

3.0 Project Description

PHASE NAME

EQUIPMENT
NUMBER

HOURS PER DAY
Crawler Tractors
8 8
Forklifts
8 8
Generator Sets
3 8
Welders
3 8
Paving
Pavers
3 8
Paving Equipment
3 8
Rollers
3 8
Architectural Coating
Air Compressors
1 8
Commercial Buildings
Grading
Cranes
2 8
Crawler Tractors
6 8
Forklifts
6 8
Generator Sets
2 8
Welders
2 8
Paving
Pavers
2 8
Paving Equipment
2 8
Rollers
2 8
Architectural Coating
Air Compressors
1 8
As shown on Figure 3-17, Conceptual Grading Plan, Project grading activities would occur in PAs 1 through 9. The boundary between PA 9 and PA 10 is designated as the "Limits of Disturbance", meaning that no grading, fuel management or development activities will occur beyond the location of that line. Grading Phase 1 would grade PAs 1 through 4 and portions of PAs 5, 6, and adjacent parts of PA 9 to allow for the construction of Building 1, as well as a partial grade/export area in PAs 5, 6, and adjacent parts of 9. PAs 1 through 3 would be mass graded, but construction of the commercial buildings would not occur in the final phase. Grading Phase 1 requires approximately 5,505,980 cubic yards of cut and 5,200,155 cubic yards of fill. Grading Phase 2 would grade the remaining portions of PAs 5 and 6 and portions of PAs 7, 8 and adjacent parts of PA 9 to allow for the construction of Buildings 2 and 3, as well as a partial grade/export area in parts of PAs 7, 8, and 9. Grading Phase 2 requires approximately 4,051,099 cubic yards of cut and 4,223,556 cubic yards of fill. Grading Phase 3 would grade the remaining of PAs 7, 8 and 9 to allow for the development of Buildings 4 and 5.

Grading Phase 3 would require 2,790,081 cubic yards of cut and 2,950,550 cubic yards of fill.

Earthwork activities are expected to balance on site. As such, no import or export of soils would be required and no hauling truck trips associated with import or export of soil would occur.

Physical disturbances necessary to implement the Project are also depicted on Figure 3-17, Conceptual Grading Plan, and would occur within PAs 1-9. Proposed grading activities would result in physical disturbance to a total of approximately 387.5 acres on site in addition to off -site improvements required for installation of water, recycled water, and sewer lines, which would occur up to 350 feet east of the Project site in 4th Street right-of-way. Underground utilities would be installed to an approximate depth of three to six feet below grade.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description During Project construction, travel lanes to Jack Rabbit Trail and the SR -60 would be maintained until alternative roadway access is constructed, and construction materials and equipment would be staged on site. Primary access to the Project site is currently provided by Jack Rabbit Trail with immediate access from/to SR -60 and this route only would be restricted to providing emergency access after the Project is constructed.

3.7.2 OPERATIONAL CHARACTERISTICS
A. Operations
The future occupants of the Project's industrial buildings and commercial area are currently unknown.

The Project Applicant expects that the industrial buildings would be occupied by warehouse distribution operators and the commercial areas and self -storage would be occupied by a retail or service -oriented operator. For purposes of evaluation in this EIR, it is assumed that the industrial buildings would be operational 24 hours per day, seven days per week, with exterior loading and parking areas illuminated at night. Commercial land uses (e.g., hotel, retail, recreation and restaurant uses), which includes outdoor uses (e.g., outdoor dining, beer gardens, miniature golf, go-kart track, etc.) are assumed to operate within normal business hours for typical commercial uses.

The industrial buildings would be designed such that business operations would be conducted within the enclosed buildings, with the exception of traffic movement, parking, and the loading and unloading of tractor trailers at designated loading bays. The outdoor cargo handling equipment used during loading and unloading of trailers (e.g., yard trucks, hostlers, yard goats, pallet jacks, forklifts) is expected to be non -diesel powered per contemporary industry standards. As a practical matter, dock doors on warehouse buildings are not occupied by a truck at all times of the day. There are typically many more dock door positions on warehouse buildings than are needed for receiving and shipping volumes. The dock doors that are in use at any given time are usually selected based on interior building operation efficiencies. In other words, trucks ideally dock in the position closest to where the goods carried by the truck are stored inside the warehouse. As a result, many dock door positions are frequently inactive throughout the day. Pursuant to State law, on -road diesel -fueled trucks are required to comply with various air quality and greenhouse gas emission standards, including but not limited to the type of fuel used, engine model year stipulations, aerodynamic features, and idling time restrictions.

Compliance with State law is mandatory and inspections of on -road diesel trucks subject to applicable State laws are conducted by the California Air Resources Board (CARB).

8. Estimated Traffic Generation, Water, and Energy Demand During operation, employees, visitors, and vehicles hauling goods will travel to and from the Project site on a daily basis. Using the trip generation rates in the Institute of Transportation Engineers (ITE) Trip Generation Manual (10th Edition), upon full buildout, the Project is calculated to generate approximately 16,266 total vehicle trips on a daily basis, including 14,026 daily passenger vehicle trips and 2,240 daily truck trips (Technical Appendix K1).

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
• ❑ Environmental Impact Report 3.0 Project Description Based on the Water Supply Assessment (Technical Appendix L) prepared for the Project, the Project is estimated to result in water demand of approximately 175,584 gallons per day (gpd; 196.7 acre-feet per year [AFY]), including 99,535 gpd (111.5 AFY) for indoor use and 76,049 gpd (85.2 AFY) for outdoor use (i.e., landscape irrigation), or approximately 43% of the total water demand. Note that outdoor water demand may be served by non -domestic water sources.

Based on calculations from the Project's energy report (Technical Appendix E), the Project's energy use is estimated at approximately 25,747,206 kilowatt hours (kWh) per year, and natural gas usage is estimated at approximately 53,857,582 British thermal units per year (kBTU/yr).

3.8 PHASING

3.8.1 DEVELOPMENT AND ROADWAY PHASING
As shown on Figure 3-8, Conceptual Circulation Plan, the phasing of project circulation components is designed to provide two points of access to each Phase or individual structure prior to occupancy.

As shown on Table 3-6, Development and Roadway Infrastructure Phasing, the Project is proposed to be developed in three phases as follows:

Table 3-6 Development and Roadway Infrastructure Phasing

PHASE (YEAR)

DEVELOPMENT
•
Construct approximately 1,379,000 sf of warehouse use;
•
Construct 4th Street at its ultimate full -width as a Collector (66 -foot right- of-way) from the western Project boundary to Jack Rabbit Trail; Phase 1 (2023)
•
Construct 4th Street with a minimum of one lane of travel in each direction from Jack Rabbit Trail to Potrero Boulevard;
•
Install a traffic signal at the intersection of Jack Rabbit Trail & 4th Street. •
Construct approximately 3,100,000 sf of warehouse use;
Phase 2 (2025)
•
Construct approximately 500,000 sf of general light industrial use. •
Construct 336,000 sf of general commercial use, including 125 -room hotel. •
Construct Jack Rabbit Trail at its ultimate half -width as a Local Street (60 - foot right-of-way) from 4th Street to the SR -60 Freeway ramp.

Phase 3 (2027)
•
Construct Jack Rabbit Trail with a minimum of one travel lane in the northbound direction from 4th Street to the SR -60 Freeway ramp. •
Construct Entertainment Avenue at its ultimate full -width as a Local Street (60 -foot right-of-way) from 4th Street to Jack Rabbit Trail.

To ensure secondary access to each phase of development, a 40 -foot wide Interim Fire Access Loop Connections which links 4th Street to Industrial Way would be constructed between PAs 4 and 5 for Phase 1, between PAs 6 and 7 for Phase 2, and a permanent Fire Lane Loop would be established by Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
• ❑ Environmental Impact Report 3.0 Project Description extending Industrial Way around the perimeter of PA 8 for Phase 3. These Interim Fire Access Loop Connections would be absorbed into the parking areas for the PA in which each is located, upon installation of either an alternative Interim Fire Access Loop Connection or completion of the Industrial Way loop connection to 4th Street.

3.8.2 WATER, RECLAIMED WATER, SEWER, AND DRAINAGE PHASING A. Potable Water
As shown in Figure 3-18, Conceptual Potable Water Phasing Plan, the phasing of potable water infrastructure is expected to occur in three (3) phases:

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

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

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

8. Reclaimed Water Phasing Plan
As shown in Figure 3-19, Conceptual Reclaimed Water Phasing Plan, the phasing of reclaimed water infrastructure is expected to occur in three (3) phases:

1. Phase 1 consists of the construction of the reclaimed water line in 4th Street, abutting PAs 1, 2, 3, and 4.

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

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

C. Sewer Phasing Plan
As shown in Figure 3-20, Conceptual Sewer Phasing Plan, the phasing of sewer infrastructure is expected to occur in three (3) phases:

1. Phase 1 consists of the construction of the sewer force mains in Jack Rabbit Trail, Entertainment Way, and Industrial Way, abutting PAs 1, 2, 3, 4, and 5, the gravity sewer lines in Industrial Way abutting PAs 2 and 4, along with the Sewer Lift Station located in PA 5. If Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description needed, the Project shall construct and pay its fair share contribution towards upgrades and/or expansion of the existing lift station in 4th Street.

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

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

8. D. Drainage And Water Quality Phasing Plan
As shown in Figure 3-21, Conceptual Drainage and Water Quality Phasing Plan, the phasing of drainage and stormwater management infrastructure is expected to occur in three (3) phases:

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

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

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

3.9 WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT CONSERVATION PLAN jMSHCP) CRITERIA REFINEMENT
The Beaumont Pointe Specific Plan is located in the MSHCP Criteria Area, including the Pass Area Plan (Cells 933, 936, 1030, 1032, and 1125) and the Reche Canyon/Badlands Area Plan (Cell Group "A"). The Project required a Criteria Refinement to approve the Specific Plan, as designed, to be consistent with the MSHCP Reserve Assembly requirements.

On behalf of the City of Beaumont and the Project Applicant, Glenn Lukos Associates, Inc. (GLA) has prepared a Criteria Refinement analysis (Technical Appendix C2 to this EIR) demonstrating that the proposed Criteria Refinement would be at least equivalent to the existing Criteria as it applies to Effects on Habitats, Effects on Covered Species, Effects on Core Areas, Effects on Linkages and Constrained Linkages, Effects on Non -Contiguous Habitat Blocks, Effects on MSHCP Conservation Area Configuration and Management, Effects on Ecotones, and Acreage Contributed to the MSHCP Conservation Area. The Criteria Refinement Analysis was submitted to the RCA on March 7, 2021.

The Criteria Refinement analysis was approved and determined to be in concurrence with the MSHCP by the RCA, USFWS and the CDFW on November 9, 2022. On November 9, 2022, the Wildlife Agencies issued a letter to the City of Beaumont concurring with the RCA's Findings that the proposed Revised Criteria Refinement is superior or equivalent to conservation described within Proposed Core

3. In furtherance of the findings, the Project will be constructed in compliance with the Criteria Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ D Environmental Impact Report 3.0 Project Description Refinement analysis and the City will condition the Project to require shielded, wildlife friendly lighting for all outdoor lighting consistent with the MSHCP Urban/Wildlife Interface Guidelines (MSHCP Volume I, Section 6.1.4). The Project requires a Minor Amendment of the MSHCP (Sections

11.5 and 20.4.1(E) of the MSHCP Implementation Agreement Section 6.10.2 of the MSHCP) for any annexation associated with the Project. The Minor Amendment would be completed prior to the submission of a Joint Project Review or a Determination of Biologically Equivalent or Superior Preservation for the Project.

3.10 SUMMARY OF REQUESTED ACTIONS
The City of Beaumont has primary approval responsibility for the Project. As such, the City serves as the Lead Agency for this EIR pursuant to CEQA Guidelines Section 15050. The City's Planning Commission will evaluate this EIR and the Project Applicant's requested discretionary applications (General Plan Amendment, Pre -Zone, Specific Plan, TPM, and Development Agreement) and make a recommendation to the City Council whether the Project's discretionary applications should be approved and the EIR should be certified. The City Council is the decision -making authority for the Project and will consider the Project along with the Planning Commission's recommendations and will make a final decision to approve, approve with changes, or deny the Project. The City will consider the information contained in this EIR and the Project's Administrative Record in its decision -making processes. In the event of approval of the Project and certification of the EIR, the City would conduct administrative reviews and grant discretionary and ministerial permits and approvals to implement Project requirements and conditions of approval.

A list of the anticipated actions under City of Beaumont jurisdiction is provided in Table 3-7, Project - Related Approvals/Permits. In addition, additional discretionary and/or administrative actions may be necessary from other government agencies to fully implement the Project. Table 3-7 lists the government agencies that are expected to use the Project's EIR during their consultation and review of the Project and its implementing actions and provides a summary of the subsequent actions associated with the Project.

Table 3-7 Project -Related Approvals/Permits
Public Agency
Approvals and Decisions
City of Beaumont
Proposed Project — City of Beaumont Discretionary Approvals Planning Commission
• Provide recommendation to the Beaumont City
Council regarding whether to certify the Project's EIR. • Provide recommendations to the Beaumont City
Council regarding whether to approve:
o General Plan Amendment (PLAN2019-0284),
o Pre -Zone (PLAN2019-0283).
o Beaumont Pointe Specific Plan (SP2019-0003),
o Sign Program
o Tentative Parcel Map
o Development Agreement
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ , I Environmental Impact Report

3.0 Project Description
Public Agency
Approvals and Decisions
City Council
• Certify the Project's EIR (ENV2019-0008) and adopt
the Mitigation Monitoring and Reporting Program and
Findings and Statement of Overriding Considerations.
• Approval or Adoption of:
o General Plan Amendment (PLAN2019-0284),
o Pre -Zone (PLAN2019-0283).
o Beaumont Pointe Specific Plan (SP2019-0003),
o Sign Program
o Tentative Parcel Map
o Development Agreement
City of Beaumont
• Annexation Application
• Joint Project Review (as Permittee)
• Minor Amendment to the MSHCP (submitted by the
City with approval by the Wildlife Agencies)
Subsequent City of Beaumont Discretionary and Ministerial Approvals City of Beaumont
Subsequent Implementing Approvals
• Approve Final Phased Parcel Maps
• Approve Plot Plans
• Approve Landscaping/Irrigation Plan
• Approve Conditional or Temporary Use Permits, if
required.
• Issue Grading Permits
• Issue Building Permits
• Approve Road Improvement Plans
• Approve Infrastructure Plans
• Issue Encroachment Permits
• Approve public right-of-way dedications
• Approve Water Quality Management Plan
• Approve connections to the municipal sewer system
Responsible Agencies — Approvals and Permits
Beaumont -Cherry Valley Water District (BCVWD)
•
•
•
Annexation
Adoption of the Water Supply Assessment
Approvals for construction of water infrastructure and
connection to water distribution system.

California Department of Fish and Wildlife
•
•
Approval of Criteria Refinement
Minor Amendment to the MSHCP
•
Determination of Biologically Equivalent or Superior
Preservation
•
Issuance of a Section 1602 Streambed Alteration
Agreement
Eastern Municipal Water District
•
Approvals for construction of sewer infrastructure and
connection to sewer distribution system.

Riverside County Local Agency Formation
•
Approval of the BCVWD and City annexations.

Commission (LAFCO)
Western Riverside County Regional Conservation
•
Approval of Criteria Refinement
Authority
•
Minor Amendment to the MSHCP
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ , I Environmental Impact Report

3.0 Project Description
Public Agency
Approvals and Decisions
•
Approval of Habitat Evaluation and Negotiation
Strategy
•
Determination of Biologically Equivalent or Superior
Preservation
Regional Water Quality Control Board (RWQCB)
•
Issuance of a Construction Activity General
Construction Permit.
•
Issuance of a National Pollutant Discharge Elimination
System (NPDES) Permit.
•
Issuance of a Section 401 Permit pursuant to the Clean
Water Act
Riverside County Flood Control and Water
•
Approval of master plan of drainage infrastructure
Conservation District
Southern California Gas Company and Southern
•
Issuance of approvals necessary for the installation of California
new SoCalGas and SCE facilities/connections to
service the Project.

South Coast Air Quality Management District
•
Issuance of permits that allow for the construction and operation of the proposed Project.

U.S. Fish and Wildlife Service
•
Approval of Criteria Refinement
•
Minor Amendment to the MSHCP
•
Determination of Biologically Equivalent or Superior
Preservation
•
Issuance of a Section 404 Permit pursuant to the Clean
Water Act
Trustee Agencies — Approvals and Permits
Native American Heritage Commission
•
Ensuring California Native American tribes have
accessibility to ancient Native American cultural
resources on public lands overseeing the treatment and
disposition of inadvertently discovered Native
American human remains and burial items, and
administering the California Native American Graves
Protection and Repatriation Act.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report

HIGHLAND

REDLANDS

SAN BERNARDINO COUNTY

RIVERSIDE COUNTY
MORENO
VALLEY
Source(s): ESRI, RCTLMA (2021), SB County (2020)
Figure 3-1

PROJECT
L: SAN JAC,IN TO
EONS IWi1iLIMITEf

STATE RECREATION
0 0.75 1.5 3
Miles

YUCAI PA
WI

CALIMESA J

3.0 Project Description
SAN' BER DINd)

I RIESST -
± TO rr�
I� Ln
130C klerF
:,RI:
•

BEAUMONT
k
HEMET
L- L
ri
1_1

BANNING
Regional Map
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report

BEAUMONT
POINT

SPECIFIC
0 0.25 0.5
Source(s): ESRI, RCTLMA (2021)
Figure 3-2

3.0 Project Description
UNINGORPPO,,.RATED

RIVERSIDETCOUNTY

CHAMPIONS' DR -

UNION PACIFIC -RAILROAD
CAStELLO LN-_m
0 is
OI'�'FWOOD_W P�
Future 4th
Street Connection
*SAN J•ACIN.TO.MU.IJ TAIJN O:;'
UNINCORPORATED`,

RIVERSIDE COUNTY,
1 Miles
OAKV
Potrero Blvd
Potrero Blvd
Extension
OAK -VALLEY. PKWY
•-4TH ST
/1„."-:00
Vicinity Map
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): USGS (2013)
Figure 3-3
0 550 1,100 2,200
Feet

3.0 Project Description
USGS Topographic Map
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2021)
Figure 3-4
0 275 550 1,100
Feet

3.0 Project Description
Aerial Photograph
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
LEGEND
J Project Boundary
Beaumont Sphere of Influence

BEAUMONT

BEAUMONT GENERAL PLAN LAND USE
Open Space
Rural Residential 1
Rural Residential 10
Single Family Residential
0 275 550 1,100
Feet

BEAUMONT
RURAL RESIDENTIAL 1

BEAUMONT
Source(s): ESRI, City of Beaumont (2021)

SINGLE FAMILY

RESIDENTIAL

SINGLE FAMILY RESIDENTIAL

BEAUMONT

3.0 Project Description
SPACE

SINGLE FAMILY RESIDENTIAL

FRONTAGE RD
4th Street
RURAL RESIDENTIAL 10
Figure 3-5
City of Beaumont
Existing General Plan Land Use Designation
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
W-2

SPHERE OF INFLUENCE
LEGEND
EDProject Boundary
Beaumont Sphere of Influence
Riverside County Boundary

RIVERSIDE COUNTY ZOING CLASSIFICATION
W-2
W-2-20
0 275 550 1,100
Feet
- ..

BEAUMONT
PROJEC
W-2-20

BEAUMONT

SPHERE OF INFLUENCE

BEAUMONT
Source(s): ESRI, RCTLMA (2021)

3.0 Project Description
4th Street
Figure 3-6
Riverside County
Existing Zoning Classification
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2022), City of Beaumont (2004) Composite: Proactive Engineering Consultants (2020),Herdman Architecture (07-09-2021) Figure 3-7
Limits of Disturbance

GATED EMERGENCY
P.A. 9 EACCESS ONLY.
eOMMERCIAL
0 300 600 1,200
Feet

EMERGENCY
4TH STREET>
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
overlaps with
Property Boundary
Legend
• WQMP Basin
© Lift Station
Water Tank (optional)
Limits of Disturbance

3.0 Project Description

STATISTICAL SUMMARY
PA

LAND USE DESIGNATION
ACRES
1 GENERAL COMMERCIAL

26.0 2

GENERAL COMMERCIAL

4.2 GENERAL COMMERCIAL SUBTOTAL

30.2 3
l INDUSTRIAL

1.8 4

INDUSTRIAL

67.3 5
Igo. INDUSTRIAL

52.2 6
• INDUSTRIAL

33.6 7

MI INDUSTRIAL

30.2 8
_ INDUSTRIAL l

47.5 INDUSTRIAL SUBTOTAL
232.6
9 OPEN SPACE
124.7
10 OPEN SPACE - CONSERVATION
152.4

PROJECT TOTAL
539.9
Note* Industrial Way (40') and Entertainment Way (50) are private roads.

Connection to Existing
. Jack Rabbit Trail

26.0 AC
P.A. 2

4.2 AC
4TH STREET

PRIVATE ACCESS

TO HOY RANCH
Conceptual Land Use Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, City of Beaumont (2004)
Composite: Proactive Engineering Consultants (2020)
Figure 3-8
Connection to Existing
Jack Rabbit Trail - 20'
0 300 600
1,200
Feet

PRIVATE ACCESS TO

HOY RANCH

GATED EMERGENCY

ACCESS ONLY
4TH STREET
P.A.6 ♦
♦ sr•

3.0 Project Description
Legend
4th Street - 78' ROW
(Modified Secondary)
Jack Rabbit Trail - 78' ROW
(Modified Industrial Collector)
Entertainment Way - 50' ROW
(Private Road)
Industrial Way - 40' ROW
(Private Road)
Emergency Access Road - 25' ROW
.:p (24' Drivable)
PA 3
PA. 9
P.A. 10 l
Jack Rabbit Trail - 20' ROW
(Dirt Road)
Connection Via Internal Drives
Interim Fire Access Loop Connection
GATED

EMERGENCY
4TH STREET

PRIVATE ACCESS

TO HOY RANCH
Conceptual Circulation Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-9
Connection to Existing
Jack Rabbit Trail
0 300 600
1,200
Feet

GATED EMERGENCY

ACCESS ONLY
4TH STREET
2750 PZ

3.0 Project Description
Legend
Proposed 16" Potable Water Lines from
2650 and 2750 Pressure Zones 1
Flow Direction
Point of Connection2
Water Tank (optional)
Check Valve3
Notes:

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

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

3. Check Valve Connecting the 2650 and 2750 PZ's located at Potrero Blvd.

P.A. 3
P.A. 9
P.A. 10
Connection to
Existing Jack Rabb t Trail
7 PRIVATE ACCESS
C

TO HOY RANCH
Conceptual Potable Water Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

MN
•
Beaumont Pointe Specific Plan
Environmental Impact Report
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-10
Connection to Existing
Jack Rabbit Trail
0 300 600 1,200
Feet

3.0 Project Description
Legend
Existing 14" Reclaimed Water Line
Proposed 14" Reclaimed Water Line
Proposed 8" Reclaimed Water Line
Flow Direction
Point of Connection1
Notes:

I. Proposed Reclaimed Water System connects to the existing line located within 4th Street at the project's eastern boundary.
411. Connection to
. Existing Jack Rabbit Trail
4TH STREET

PRIVATE ACCESS

TO HOY RANCH
Conceptual Reclaimed Water Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-1 1
Connection to Existing
Jack Rabbit Trail
GATED
ACCESS
0 300 600 1,200
Feet

EMERGENCY
ONLY
' 4TH STREET

3.0 Project Description
Legend
• - - - Existing 12" Gravity Sewer Line
• — — — Phase 1 - Existing 6" Force Main
• Phase 2 - Existing 16" Force Main
Proposed City -Maintained 8" Gravity Sewer Line
Proposed City -Maintained 6" Dual Force Main
Proposed POA-Maintained 8" Gravity Sewer Line
" Flow Direction
® Hidden Canyon Lift Station (see Figure 4-6A)
© Proposed Lift Station
0 Point of Connection 1

1. The Project's Sewer Force Main will discharge via air gap to the existing 4 -foot diameter manhole under4th Street.
\A. 3
P\ 9
P.A. 10
Connection to
Existing Jack Rabbit'Trail
4TH STREET -
_PRIVATE ACCESS TO

HOY RANCH
Conceptual Sewer Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
BASIN
S
P.A.7
E /'
BASIN
#3
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-12
1'.

BASIN
#1
INSET #2
,s71(APr•
P.A.7 4/
®/ o
BASIN
#3
■
Connection to Existing 1
Jack Rabbit Trail ."•�1 4TH STREET
Awe PRIVATE ACCESS.
'YTO HOY RANCH '
44,4Yri

3.0 Project Description
Legend
N IN Existing 24"-48" CMP or RCB 1
Proposed 18"-48" Storm Drain Lines
Flow Direction
Proposed Outlet
• Proposed Inlet
E Proposed Catch Basin 1
▪ Proposed WQMP Basin
Notes:

1. For Clarity, not all locations shown.

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

Connection
Ezisting,Jack Rabbit.Trail
P.A. '2
t10
4TH STREET

PRIVATE ACCESS
TO.HOY RANCH
Conceptual Drainage and Water Quality Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
• Environmental Impact Report
Source(s): Dudek (09-29-2022)
Figure 3-13
LEGEND
Fuel Modification
M Fuel Modification Area - Irrigated/Paved Zone (100 feet wide) immEnwErm

3.0 Project Description
Fuel Modification Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-14
Primary Entry Monumentation (Figure 4-4)
Secondary Project and Tenant Monumentation (Figure 4-5) *
75' Freeway Oriented Pylon Signs (Figure 4-5A)
VFP 50' Freeway Oriented Pylon Signs (Figure 4-5A)
Jack Rabbit Trail Streetscape (Figure 4-6)
Entertainment Way Streetscape (Figure 4-7)
4th Street Streetscape (Figure 4-8)
Industrial Way Streetscape (Figure 4-9)
O Interface #1 - Industrial (PA 5) to Off -Site SR -60 (Figure 4-12) O Interface #2 - Commercial (PA 1) to Off -Site (Eastern Boundary) (Figure 4-13) O Interface #3 - Commercial (PA 1) to Off -Site (Southern Boundary) (Figure 4-14) O Interface #4 - Industrial (PA 4) to Open Space (PA 9) (Figure 4-15) O Interface #5 - Industrial (PA 8) to Open Space (PA 9) (Figure 4-16) Connection to Existing
JackRabbit Trail - 20'
0 300
600
1,200
Feet

PRIVATE ACCESS TO

HOY RANCH

GATED EMERGENCY

ACCESS ONLY
4TH STREET
Notes:
*This exhibit identifies the conceptual locations and heights of entry monumentation and freewayoriented pylon signs. The final locations and heights of entry monuments and pylonsigns will be identified in the approved Beaumont Pointe Sign Program.
aszw,--iew
A. rA
P.A. 2
P.A. 3
P.A. 9
P.A. 10 1 �1
Connection to_
Existing Jack Rabbit Trail

3.0 Project Description
GATED

EMERGENCY
4TH STREET

PRIVATE ACCESS

TO HOY RANCH
0040*
Master Landscape Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-15
i I
l�L
Connection to Existing
Jack Rabbit Trail - 20'
0 300
600
1,200
Feet

PRIVATE ACCESS TO

HOY RANCH

GATED EMERGENCY

ACCESS ONLY

3.0 Project Description
Legend
6' Tubular Steel Fence
6' CMU Screen Wall
Wildlife Fence
Notes:

1. Tubular Steel Fences and/or CMU Screen Walls may be provided around the perimeters of buildings and between buildings within Planning Areas for screening and security purposes.

2. The wall and fence locations depicted on this exhibit are conceptual.

The final locations and design of wall and fences will be determined with implementing project(s).

3. The final locations and design of the Wildlife Fence will be determined by the Resource Agency.

P.A. 3
P.A. 9
P.A. 10
Connection to
Existing Jack Rabbit•Trail

EMERGENCY
4TH STREET
_PRIVATE ACCESS

TO HOY RANCH
Conceptual Wall and Fence Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
• Environmental Impact Report
(r
IIIII'�

3.0 Project Description
Source(s): Herdman (07-21-2021)
Figure 3-16
Conceptual Site Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (2020)
Figure 3-1 7
i I
l�L
Connection to Existing;
Jack Rabbit Trail
0 300 600 1,200
Feet
Limits of Disturbance
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
overlaps with
Property Boundary
Limits of Disturbance
fie'
•
Connection to
Existing Jack Rabbit Trail

3.0 Project Description
Legend
—XXX' Conceptual Grading Contour
Limits of Disturbance
Proposed WQMP Basin
CCESS
4TH STREET

PRIVATE ACCESS

TO HOY RANCH
Conceptual Grading Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
<•• P.A. 9
q�

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
PHASE.1
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (07-12-2021) Figure 3-18
Connection4to
Ex g Jack abbit Trail
POTABLE WATER PHASE 1
Project Boundary
Phase 1 Area
18" Main
8" Line
12"/16" FS Distribution Loop
Point of Connection
Backflow Preventer Valve

EMERGENCY
co
co

PRIVATE ACCESS TO
HOB CH e �.
t 4th Street
PHASE3
0 275 550 1,100
Feet

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3
PHASE 2
POTABLE WATER PHASE 3
Project Boundary
Phase 3 Area
8" Line
12"/16" FS Distribution Loop

3.0 Project Description
POTABLE WATER PHASE 2
Project Boundary
Phase 2 Area
8" Line
12"/16" FS Distribution Loop
Water Tank (optional)

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
Conceptual Potable Water Phasing Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
P.A.
7 TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
Figure 3-19
Connection to
Existing Jack Rabbit Trail
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (07-12-2021) .II!
L; I,
0 275 550 1,100
Feet
RECLAIMED WATER PHASE 1
Project Boundary
Phase 1 Area
Phase 1 Reclaimed Water Line
Point of Connection
Flow Direction
_GATED EMERGENCY

ACCESS ONLY

FRONTAGE ROAD

PRIVATE ACCESS TO

HOYRANCH
4th Street

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3
PHASE 2
RECLAIMED WATER PHASE 3
Project Boundary
Phase 3 Area
Phase 3 Reclaimed Water Line
Flow Direction

3.0 Project Description
RECLAIMED WATER PHASE 2
Project Boundary
llllllll� Phase 2 Area
Phase 2 Reclaimed Water Line
Flow Direction

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
P.A. 10 P.A. 9
Conceptual Reclaimed Water Phasing Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report
Source(s): ESRI, RCTLM4 (2022)
Composite: Proactive Engineering Consultants (07-12-2021) Figure 3-20

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
Connection to
Existing Jack Rabbit Trail
PHASE 3
0 275 550 1,100
Feet
P.A. 4 GATED EMERGENCY
rACCESS ONLY

PRIVATE ACCESS TO
> • HOY RANCH
c.7 4th Street

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3
1 P.A. 10
P.A. 8

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3

4.-." s�-:A.
4i A.10
-I
PHASE 2

3.0 Project Description

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
P.A. 10 P.A. 9
Legend
-_' Project Boundary
• — Existing 12" Gravity Sewer Line
• — — • Phase 1 - Existing 6" Force Main
Phase 2 - Existing 16" Force Main
Proposed City -Maintained 8" Gravity Sewer Line
Proposed City -Maintained 6" Dual Force Main
Proposed POA-Maintained 8" Gravity Sewer Line
Flow Direction
® Existing Lift Station
© Proposed Lift Station
V Point of Connection 1

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

Conceptual Sewer Phasing Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
■ Environmental Impact Report

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
PHASE 1
Source(s): ESRI, RCTLMA (2022)
Composite: Proactive Engineering Consultants (07-12-2021) Figure 3-21
P.A. 3 —
1 0�
Connection to
'Existing Jack'�R bbiYTrail
PHASE 3
♦ F n
t ;oNTAGEROAD 4, r/ma,.

WAY •D
e-
401
IIre
YI
+� P.A.1

PRIVATE ACCESS TO
„rHOY.RANCH --
BASIN
#4

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3 \
mil► ` I P.A. 10 P.A. 9. Altr
• �ir � 1

TEMPORARY TURNAROUND
IN PHASE 2 TO BE
REMOVED DURING PHASE 3
/11
BASIN
#3
BASIN
#2

3.0 Project Description

TEMPORARY TURNAROUND
IN PHASE 1 TO BE
REMOVED DURING PHASE 2
P.A. 10 P.A. 9

DRAINAGE AND WATER QUALITY
PHASE 1, PHASE 2, AND PHASE 3
E1 Project Boundary
Phase Areas
Proposed Storm Drain Lines
A Flow Direction
• Proposed Outlet
• Proposed Inlet
■ Proposed Catch Basin
Proposed WQMP Basin
All facilities shall be maintained by the Master Property Owners Association
Conceptual Drainage and Water Quality Phasing Plan
Lead Agency: City of Beaumont
SCH No. 2020099007

NM
Beaumont Pointe Specific Plan
Environmental Impact Report 4.0 Environmental Analysis

4.0 ENVIRONMENTAL ANALYSIS

4.0.1 SUMMARY OF EIR SCOPE
In accordance with CEQA Guidelines Sections 15126-15126.4, this EIR Section 4.0, Environmental Analysis, provides analyses of potential direct, indirect, and cumulatively considerable impacts that could occur from planning, constructing, and operating the proposed Project.

In compliance with the procedural requirements of CEQA, the City of Beaumont prepared a Notice of Preparation (Technical Appendix A) to determine the scope of environmental analysis for this EIR that was issued on September 7, 2020. The NOP public comment periods began September 7, 2020 and ended on October 6, 2020. Public comment on the scope of this EIR consisted of written comments received by the City of Beaumont in response to the NOP (see Table 2-2 of this Draft EIR); the City received no comments from members of the public at the EIR scoping meeting held on September 17, 2020. Taking all known information and public comments into consideration, this Draft EIR evaluates all twenty (20) environmental subject areas identified in CEQA Guidelines Appendix G in this Section

4.0, as listed below. Each subsection of this Section 4.0 evaluates several specific subject matters related to the general topic of the subsection. The title of each subsection is not limiting; therefore, refer to each subsection for a full account of the subject matters addressed therein. Environmental issues and their corresponding sections are:

4.1 Aesthetics

4.2 Agriculture and Forestry Resources

4.3 Air Quality

4.4 Biological Resources

4.5 Cultural Resources

4.6 Energy

4.7 Geology and Soils

4.8 Greenhouse Gas Emissions

4.9 Hazards and Hazardous Materials

4.10 Hydrology and Water Quality

4.11 Land Use and Planning

4.12 Mineral Resources

4.13 Noise

4.14 Population and Housing

4.15 Public Services

4.16 Recreation

4.17 Transportation

4.18 Tribal Cultural Resources

4.19 Utilities and Service Systems

4.20 Wildfire
Pursuant to CEQA Guidelines Section 15063(a), when a lead agency can determine that an EIR will be required for a project, an Initial Study is not required. An Initial Study was not prepared for this Project; and therefore, this EIR evaluates in detail all required environmental subject areas. Each topical section includes the following information:
• Existing Setting
• Public comments received based on this EIR's Notice of Preparation (NOP) and Scoping Meeting
Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
Environmental Impact Report 4.0 Environmental Analysis
N __.
• A description of the existing setting including a discussion of the regulatory framework, if applicable.
• Identification of thresholds of significance.
• Analysis of potential Project effects.
• Evaluation of potential cumulative impacts.
• Identification of the level of significance of impacts before mitigation. • Identification of additional Project -specific mitigation measures, if required, to reduce the identified Project impacts.
• Identification of the level of significance of impacts after mitigation, including unavoidable significant adverse impacts.

4.0.2 ORGANIZATION OF ENVIRONMENTAL ANALYSIS
To assist the reader with comparing information between environmental issues, each section is organized under seven major headings:
• Existing Conditions
• Notice of Preparation/Scoping Comments
• Regulatory Framework
• Basis for Determining Significance
• Impact Analysis
• Cumulative Impact Analysis
• Significance of Impacts Before Mitigation
• Mitigation
• Significance of Impacts After Mitigation
In addition, Section 1.0, Executive Summary, summarizes all impacts by environmental issue.

4.0.3 TERMINOLOGY USED IN THIS EIR
The level of significance is identified for each impact in this EIR. Although the criteria for determining significance are different for each topic area, the environmental analysis applies a uniform classification of the impacts based on definitions consistent with CEQA and the CEQA Guidelines:
• No impact. The project would not change the physical environment. • Less than significant. The project would not cause any substantial, adverse change in the physical environment.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
Environmental Impact Report 4.0 Environmental Analysis
N i__
• Significant impact. A substantial or potentially substantial adverse change in the physical environment would occur and would exceed the threshold(s) of significance presented in this EIR, requiring the consideration of mitigation measures.

Each Subsection also includes a discussion or listing of the applicable regulatory criteria (laws, policies, regulations, etc.) that the Project is required to comply with (if any). If impacts are identified as significant after mandatory compliance with regulatory criteria, feasible mitigation measures are presented that would either avoid the impact or reduce the magnitude of the impact. The following terms are used to describe the level of significance following the application of recommended mitigation measures:
• Less than significant with mitigation incorporated. A substantial or potentially substantial adverse change in the physical environment would occur that would exceed the threshold(s) of significance presented in this EIR; however, the impact can be avoided or reduced to a less - than -significant level through the application of feasible mitigation measure(s). • Significant and unavoidable. A substantial or potentially substantial adverse change in the physical environment would occur that would exceed the threshold(s) of significance presented in this EIR. Feasible and enforceable mitigation measure(s) that have a proportional nexus to the Project's impact are either not available or would not be fully effective in avoiding or reducing the impact to below a level of significance.

4.0.4 PROJECT DESIGN FEATURES AND REGULATORY REQUIREMENTS A. Project Design Features
The Project includes several Project Design Features (PDFs) that specifically relate to each environmental consideration. The PDFs will be included in the Mitigation Monitoring and Reporting Program (MMRP) required in association with certification of the EIR.

8. Regulatory Requirements
Regulatory Requirements (RRs) are applicable regardless of CEQA and would apply to any project under similar circumstances and, therefore, do not constitute mitigation measures. However, they will nonetheless be included in the Project's MMRP to further ensure the implementation of the mandated RRs.

4.0.5 PROJECT PROJECTIONS
The City's December, 2020 Updated General Plan contains newer projections than SCAG used for projected employment in the City. Therefore, unless an independent agency relied upon different employment figures, the City's 2020 Updated General Plan was used to generate projected employment. Additionally, the City's General Plan was used for projections related to recreation.

Lead Agency: City of Beaumont SCH No. 2020099007

■ ■ Beaumont Pointe Specific Plan
Environmental Impact Report 4.0 Environmental Analysis
N __.

4.0.6 SCOPE OF CUMULATIVE EFFECTS ANALYSIS
Section 15130 of the CEQA Guidelines states that cumulative impacts shall be discussed where they are significant. It further states that this discussion shall reflect the level and severity of the impact and the likelihood of occurrence, but not in as great a level of detail as that necessary for the project alone.

Section 15355 of the Guidelines defines cumulative impacts as "...two or more individual effects which, when considered together, are considerable or which compound or increase other environmental impacts." Cumulative impacts represent the change caused by the incremental impact of a project when added to other proposed or committed projects in the vicinity.

The CEQA Guidelines Section 15130(b)(1) states that the information utilized in an analysis of cumulative impacts should come from one of two sources:

A. A list of past, present and probable future projects producing related cumulative impacts, including, if necessary, those projects outside the control of the agency.

B. A summary of projections contained in an adopted General Plan or related planning document designed to evaluate regional or area -wide conditions.

The cumulative impact analysis in this EIR uses both Method A and Method B. Method B uses projections in the long-range planning documents —such as Beaumont's General Plan, Southern California Association of Governments' (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS), and South Coast Air Quality Management District (SCAQMD) 2016 Air Quality Management Plan (AQMP). This information was supplemented with a list of related projects (Method A), described in detail below.

Cumulative impact analyses for several topical sections are also based on the most appropriate geographic boundary for the respective impact. For example, cumulative air quality and greenhouse gas emission impacts are based on the South Coast Air Basin (SCAB), which includes all of Orange County and the non -desert regions of Los Angeles, Riverside, and San Bernardino counties, in addition to the City of Beaumont. The approach and cumulative development area for each respective topical section is further discussed below. Several potential cumulative impacts that encompass regional boundaries (e.g., air quality, greenhouse gases, transportation) have been addressed in the context of various regional plans and defined significance thresholds. Following is a summary of the approach and extent of cumulative impacts, which is further detailed in each topical environmental section. • Aesthetics. Aesthetic impacts are based on the regional scenic resources specified in the City's General Plan EIR, such as the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains.
• Agriculture and Forestry Resources. This cumulative impact analysis considers development of the Project in conjunction with other development projects and planned development in the City and its SOI.

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• Air Quality. Air quality impacts are based on the regional boundaries and emissions standards of the South Coast Air Basin and South Coast AQMD.
• Biological Resources. The cumulative impact analysis for biological resources considers development of the Project in conjunction with other development projects in the vicinity of the Project area. The cumulative impact evaluation also takes into consideration the geographic area covered by the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP), which is the prevailing habitat conservation plan applicable to the region. • Cultural Resources. Cultural resources impacts are site specific and generally do not combine to result in cumulative impacts. This cumulative impact analysis considers development of the Project in conjunction with other development projects in the vicinity of the Project site. • Energy. Energy impacts are based on the service areas of Southern California Edison and SoCalGas and transportation fuel consumption.
• Geological Resources. Geologic and soils impacts are site specific and generally do not combine to result in cumulative impacts. However, the cumulative analysis considers the Project in conjunction with other development projects in the vicinity of the Project site. • Greenhouse Gas (GHG) Emissions. Potential GHG emission impacts are not bounded by geography but affect global climate change. The assessment of cumulative GHG impacts, therefore, is based on the regional boundaries and emissions standards of the County of Riverside and County of Riverside Climate Action Plan, respectively. • Hazards and Hazardous Materials. Cumulative analysis highlights the regulatory requirements related to the storage, handling, and use of hazardous substances. Project impacts, however, are site specific, and generally would not combine with impacts of other projects to result in cumulatively considerable impacts. However, the cumulative analysis considers the Project site and nearby related projects.
• Hydrology and Water Quality. The cumulative impact analysis for hydrology and water quality analysis considers potential hydrology and water quality effects of the Project in conjunction with other development projects in the vicinity of the Project site as well as other projects located in the Santa Ana River Basin and the Upper Santa Ana Valley — San Timoteo Groundwater Basin.
• Land Use and Planning. Cumulative analysis for land use consistency considers the Project's impacts in conjunction with buildout of the City's General Plan. • Mineral Resources. Cumulative analysis considers development of the Project's impacts in conjunction with buildout of the City's General Plan.

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• Noise. Cumulative traffic noise is assessed relative to applicable City's noise -level standards, and considers development of the Project in conjunction with other development projects in the vicinity of the Project site. The study area is aligned with the traffic study area (see Table

4.0-1).
• Population and Housing. The cumulative impact analysis for population and housing considers development of the Project in conjunction with other development projects in the vicinity of the Project area. The cumulative impact evaluation also takes into consideration growth projections identified in SCAG's Connect SoCal and the City's General Plan. • Public Services. Public services impacts are based on the service areas of Beaumont Police Department, Riverside County Fire Department, Beaumont Unified School District and Beaumont Library District.
• Recreation. This cumulative impact analysis considers development of the Project in conjunction with other development projects and planned development within two miles of the Project site.
• Transportation. The cumulative analysis considers development of the Project in conjunction with other development projects in the County of Riverside and is based on the Western Riverside Council of Governments (WRCOG) SB 743 Implementation Pathway Document Package. In addition, the cumulative analysis considers consistency with SCAG's Connect SoCal and the City's General Plan.
• Tribal Cultural Resources. Cumulative analysis considers development of the Project in conjunction with other development projects and planned development project in the vicinity of the Project site that are in the western area of Riverside County and the traditional use of the Agua Caliente Band of Cahuilla Indians, Morongo Band of Mission Indians, Torres -Martinez Desert Cahuilla Indians, Santa Rosa Band of Cahuilla Indians, Ramona Band of Cahuilla Indians, Cabazon Band of Mission Indians, Soboba Band of Mission Indians, Cahuilla Band of Indians, Los Coyotes Band of Cahuilla and Cupeno Indians, and Augustine Band of Cahuilla Mission Indians.
• Utilities and Service Systems. This cumulative impact analysis considers development of the Project site in conjunction with other development projects and planned development within the service area for the respective utility provides or the service area for specific facilities. For example, the cumulative area considered for water and wastewater service is Beaumont/Cherry Valley Water District service area, for electricity the SCE service area, and for natural gas the SoCalGas service area.

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• Wildfire. The cumulative impact analysis considers potential wildfire impacts of the Project in conjunction with other development projects in the vicinity of the Project site as well as other projects within the City of Beaumont.

4.0.7 RELATED PROJECTS
As stated, the cumulative analysis used both a projections approach or and list of related projects.

During the time of the NOP and through consultation with planning and engineering staff from the City of Beaumont, the list of related projects was prepared based the Project's Traffic Impact Analysis' (Technical Appendix KI) and uses data from the cities of Jurupa Valley and Banning. The Traffic Impact Analysis required by the City also forms the basis for analysis of air quality and noise impacts of the project in this EIR. Accordingly, the Traffic Impact Analysis is included in this EIR for informational purposes only with respect to evaluation of environmental impacts related to traffic. A total of 22 related projects were identified in the study area for the traffic study, shown on Table 4.0- 1, Cumulative Development Land Use Summary, and Figure 4.0-1, Cumulative Development Location Map.

Table 4.0-1 Cumulative Development Land Use Summary
ID
Project/Location
Land Use
Quantity
Units
City of Beaumont
B1
Sundance
Residential
4,450
DU
B2
Fairway Canyon SCPGA
Residential
3,300
DU
B3
Four Seasons Tract No. 32260 & 33096
Residential
1,890
DU
B4
Heartland (Olivewood)
Residential
981
DU
B5
Hidden Canyon Industrial
Industrial
2,890,000
TSF
B6
Sundance Corporate Center
Commercial/Industrial

13.60 AC
B7
Kirkwood Ranch
Residential
403
DU
B8
Potrero Creek Estates
Residential
700
DU
B9
Tract No. 32850
Residential
95 DU
B10
Noble Creek Vistas
Residential
648
DU
BI1
Sunny -Cal Specific Plan
Residential
571
DU
B12
San Gorgonio Village Phase 2
Commercial

22.50 AC
B13
Tournament Hills 3, TM 36307
Residential
279
DU
B14
Rolling Hills Ranch Industrial Phase 2
Industrial
2,850.000
TSF
B15
Beaumont Village
Commercial

50.810
TSF
B16
Beyond Beaumont
Commercial

6.589
TSF
' The City of Beaumont traffic study guidelines requires a traffic analysis based on LOS, which the City uses in part to determine transportation improvement obligations of development projects and the traffic analysis required by the City also forms the basis for analysis of air quality and noise impacts of the project in this EIR. However, CEQA Guidelines Section 15064.3, effective January 1, 2019, "describes specific considerations for evaluating a project's transportation impacts" and provides that, except for roadway capacity projects, "a project's effect on automobile delay (or LOS) shall not constitute a significant environmental impact" (CEQA Guidelines Section 15064.3(a)).

Accordingly, the traffic analysis is included in this EIR for informational purposes only with respect to evaluation of environmental impacts related to traffic.

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ID
Project/Location
Land Use
Quantity
Units
B17
Highland & 8th Retail
Fast -Food w/ Drive Thru

3.500
TSF
Super Con. Mkt. w/ Gas Station
12 VFP
B18
Potrero & 4th Warehouse
Industrial
577.920
TSF
Banning
BA1
Butterfield Specific Plan
Residential
5,387
DU
Commercial
549.000
TSF
Golf Course
253.9
AC
School

23.0 AC
BA2
7-11 NWC Ramsey St. & Sunset Ave.

Gasoline/Service Station w/Conven.

Mkt.

10.0 VFP
BA3
Nourish
Commercial

1.07 AC
BA4
The Alley Barber & Hair Styling
Commercial

0.16 AC
Source: (Urban Crossroads, 2022), Table 4-4
AC = Acres; DU = Dwelling Units; RM = Rooms; TSF = Thousand Square Feet; VFP = Vehicle Fueling Positions Lead Agency: City of Beaumont SCH No. 2020099007

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Source(s): Urban Crossroads (07-21-2020)
Figure 4.0-1
�.. ,,y 0.1
t• j
%%;440 r/ Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), (c) OpenStreetMap contributors, and the GIS User Community Cumulative Development Location Map
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4.1 AESTHETICS
This section describes the aesthetic qualities and visual resources present on the Project site and in the site's vicinity and evaluates the potential effects that the Project may have on these resources.

Descriptions of existing visual characteristics, both on site and in the vicinity of the Project site, and the analysis of potential impacts to aesthetic resources are based on analysis of aerial photography (Google Earth, 2021), site photographs taken by Glenn Lukos Associates, Inc., Project application materials submitted to the City of Beaumont (City) and described in Section 3.0 Project Description of this EIR; and a Conceptual Lighting Study prepared by Visual Concepts Lighting, Inc. (Visual Concepts Lighting, 2021), and is included as Technical Appendix N to this EIR. Descriptions and analysis in this section are based upon existing site conditions, Project site plans/exhibits, the Riverside County General Plan, and the Beaumont General Plan. The Project site is proposed to be annexed and incorporated into the City of Beaumont; as such, the Project's aesthetic impacts are evaluated against the City of Beaumont's requirements and standards.

4.1.1 EXISTING CONDITIONS
A. Regional Setting
As previously discussed, the Project site is in Riverside County, California, in a portion of the Peninsular Ranges Geologic Province of Southern California. The range occurs in a northwest/southeast trend through Riverside County, and extends approximately 1,000 miles from the Raymond -Malibu Fault zone in western Los Angeles County to the southern tip of Baja California.

The southern half of the Project site is in the Badlands, which is comprised of steep hills and narrow canyons. The Project site is within the City's sphere of influence (SOI) (City of Beaumont, 2020a); the City is located immediately east of the Project site.

The City and its SOI is in the San Gorgonio Pass (Pass), which serves as a link from the central Inland Empire to the west with the Coachella Valley desert to the east. Primary scenic vistas of the Pass area are the San Gorgonio Mountains and the San Bernardino Mountains located to the north and the San Jacinto Mountains to the southeast. Intermittent views of these mountains can be seen along major thoroughfares in the City. The open space area referred to as the "Badlands" is located within the southerly portion of the City. The Badlands is topographically characterized by deeply dissected ravines with intervening ridgelines. A defining topographic feature of the Badlands is Mount (Mt.) Davis, which, at approximately 2,681 feet above mean sea level (msl), is the summit of this area (City of Beaumont, 2020b).

1. General Plan Subareas Setting
According to the City's General Plan 3.3, General Plan Subareas, the Project site is within the Jack Rabbit Subarea of the City, which includes its SOI. The Jack Rabbit Subarea is undeveloped and includes the San Timoteo Badlands, a mountainous range, and contains the western extent of State Highway (SR -60) Freeway (City of Beaumont, 2020a, p. 58). The area south of SR -60, which includes the Project site, has topographical constrains and access is limited to the eastern end of the subarea Lead Agency: City of Beaumont SCH No. 2020099007

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from Jack Rabbit Trail. This subarea is bordered to the north by the Fairway Canyon Subarea; to the east by the Heartland, Interstate Employment, and Mountains Subareas; and unincorporated Riverside County to the south.

The Fairway Canyon and Heartland Subareas are largely planned with suburban residential developments that are mostly governed by specific plans. The Fairway Canyon Subarea is a master planned golf resort community. The Heartland Subarea is intended to be developed with single-family residences and preserve open space in the northern portion of the subarea. These subareas have a residential character. The Interstate Employment Subarea contains large tracts of developed and undeveloped land, farmland, and industrial development. The land use pattern in this subarea has the potential to accommodate additional job intensive uses. This subarea is generally designated for Industrial and Commercial uses. The Mountains Subarea includes 11,000 acres consisting of predominantly vacant land. Most of this subarea is protected under the Western Riverside County MSHCP. This subarea has a rural character and has natural features that have a high scenic quality.

8. Existing Setting and Surrounding Land Uses
Under existing conditions, the Project site is characterized by rugged steep ridges and hillsides with narrow canyons that are generally situated on the southwest portion of the site (see Figure 4.1-1, On - Site Visual Character). Relatively gentle ridges, broad canyons, and valleys are located on the northwest and southeast portions of the site. The existing topography of the site consists of low rolling hills and canyons, ranging in elevation between the 2,300 and 2,450 -foot contours msl. The site is generally undisturbed, except for the paved portion of Jack Rabbit Trail road that traverses through the eastern portion of the property, and includes a network of unmarked dirt roads and trails. The existing unmarked trails traverses the Project site from east to west. A drainage divide directs flows in a northwesterly direction into San Timoteo Canyon and south through "The Badlands" into San Jacinto Valley. Vegetation on the property consists primarily of shrubs, weeds, and grasses. Additionally, the Project site does not have any sources of artificial light and does not have any structures that would produce glare.

The Project site is visible from SR -60, located approximately 365 feet north of the Project site, and Frontage Road located immediately east of the Project site. Public views of the Project site include hillsides and slopes with vegetation and a limited number of trees.

A description of the Project site's surrounding area is provided below. • North. The SR -60 Freeway lies immediately north of the Project site. The distance from the Project site's northern property line to the SR -60 Freeway varies between approximately 250 to 450 feet. North of the SR -60 freeway lies San Timoteo Creek, and the mainline of the Union Pacific/BNSF Railroad. Beyond the railroad right of way are the Oak Valley Parkway, the Oak Valley Golf Course and the residential neighborhoods of the Oak Valley community.

Additionally, a master -planned residential community, currently under construction, is located north of the SR -60 Freeway, northeast of the Project site.

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Photograph 1: View of the Project site looking northwest towards the SR -60. The photo depicts rolling hills dominated by non-native grassland intermixed with patches of scrub vegetation.

Photograph 3: View of the Project site looking west. The photos depicts areas of non-native grassland intermixed with patches of scrub vegetation that then transitions tolarger areas of scrub habitat on the edge of the badlands.

Photograph 2: View of the Project site looking north towards the SR -60. The photo depicts a small canyon that rises from the SR -60 towards ridgelines that transition to the badlands to the south.

Photograph 4: View from the boundary of the Project site looking south into the badlands and beyond towards the
Mystic Lake area.

Source(s): Glenn Lukos Associates (10-07-2022)
Figure 4,1-1
On -Site Visual Character
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• East. The property located immediately east of the Project site, on the west side of Jack Rabbit Trail, is developed with a single-family residence and ranch. The property east of Jack Rabbit Trail is disturbed by construction activities. This property is part of the Hidden Canyon Industrial Park project, currently under construction, which proposes industrial development on both sides of 4th Street. The properties east of the Hidden Canyon Industrial Park project site include vacant, disturbed, and undeveloped land; and developed land with commercial and industrial uses.
• South. Rural mountainous lands are located directly to the south/southeast/southwest and include natural drainage courses, unmarked trails, and Jack Rabbit Trail. The mountainous area to the south/southwest of the Project site is designated for existing and proposed conserved lands within the Western Riverside County MSHCP.
• West. The mountainous area to the west is also designated for existing and proposed conserved lands within the MSHCP and contains rural mountainous terrain, unmarked trails, natural drainage courses, and a portion of the SR -60 Freeway.

C. Lighting
Nighttime illumination and glare impacts are the effects of a project's exterior lighting upon adjoining uses and areas. Light and glare impacts are determined through a comparison of the existing light sources with the proposed lighting plan or policies. In some cases, excessive light and glare can impact residents or other sensitive land uses; be disorienting or dangerous to drivers; impair the character of rural communities; and/or adversely affect wildlife. Lighting is typically measured in foot-candles which is defined the unit of measure expressing the quantity of light on a surface. One foot-candle is defined as enough light to saturate one square foot with one lumen of light. Table 4.1-1, Common Outdoor Light Levels, depicts general benchmark for outdoor light levels.

Table 4.1-1 Common Outdoor Light Levels
Outdoor Light
Footcandle
Sunlight
10,000
Full Daylight
1,000
Overcast Day
100
Very Dark Day
10 Twilight
1 Deep Twilight

0.1 Full Moon

0.01 Quarter Moon

0.001
Starlight

0.0001
Overcast Night

0.00001
Source: (Engineering ToolBox, 2004)
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4.1.2 NOTICE OF PREPARATION/SCOPING COMMENTS
A Notice of Preparation for the Project was released for public review on September 7, 2020 and an EIR Scoping Meeting was held September 17, 2020. No comments were made during the EIR Scoping Meeting that pertain to aesthetics.

One comment related to aesthetics from Center for Biological Diversity (CBD) was received on October 6, 2020. CBD requested that negative edge effect from human activity such as lighting impacts on biological resources be analyzed in the EIR. Impacts on Biological Resources are discussed in Section 4.4, Biological Resources.

4.1.3 REGULATORY FRAMEWORK
A. State

1. California Scenic Highways
The California Department of Transportation (Caltrans) State Scenic Highway Program was established in 1963. The program provides guidance and assists local government agencies, community organizations, and citizens with the process to officially designate scenic highways. The State Scenic Highway Program provides for the designation of scenic corridors as well. Scenic corridors are evaluated based on existing scenic areas adjacent to and visible from (but not within) the highway right-of-way and featuring scenic and natural features. Topography, vegetation, viewing distance, and jurisdictional lines determine corridor boundaries (Caltrans, 2008, p. 1).

Caltrans defines a State Scenic Highway as any freeway, highway, road, or other public right-of-way, that traverses an area of exceptional scenic quality. Suitability for designation as State Scenic Highway is based on vividness, intactness, and unity (Caltrans, 2008, p. 4).

8. Regional

1. Riverside County Multiple Species Habitat Conservation Plan (MSHCP) The Riverside County Multiple Species Habitat Conservation Plan (MSHCP) serves to protect valuable biological resources (critical habitat areas) within Riverside County. These criteria habitat areas also exhibit desirable rural/open space visual qualities which provide relief from development intensities and characteristics of the built urban environment. Accordingly, portions of MSHCP criteria habitat areas with the Project site contribute generally to desirable visual qualities of rural areas lying within the south/southeastern portions of the Project site. These habitat areas will be preserved and protected, consistent with the policies and programs outlined in the MSHCP. Refer to Section 4.4, Biological Resources, for further discussion.

2. Riverside County Eligible and Designated Scenic Highways Scenic resources such as natural landmarks and prominent or unusual features of the landscape are prominent throughout Riverside County. Many roadway corridors in Riverside County traverse scenic Lead Agency: City of Beaumont SCH No. 2020099007

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resources. Therefore, certain roadways within the County are officially recognized as either "eligible" or "designated" County scenic highways. As shown on Table 4.1-2, Riverside County Eligible and Designated Scenic Highways, within the City, segments of Oak Glen Road/Beaumont Avenue (from San Bernardino County line to Beaumont Avenue then to the Beaumont City limit), San Timoteo Canyon Road/Redlands Boulevard (from the Beaumont City limit to the Moreno Valley City limit then to SR -60), and Gilman Springs Road/CA-79 (Moreno Valley City limit to Lamb Canyon Road [CA - 79], south of the Beaumont City limit to the Gilman Springs Road intersection and continuing south towards CA -74 and the City of San Jacinto) are designated as County eligible scenic highways.

Development along the designated scenic highways and roadways is managed to preserve the scenic quality of these areas.

Table 4.1-2 Riverside County Eligible and Designated Scenic Highways Segment
Distance from Project
Site
Oak Glen Road/Beaumont Avenue (from San Bernardino County line to Beaumont Avenue then to the Beaumont City limit)

6.4 miles NE
San Timoteo Canyon Road/Redlands Boulevard (from the
Beaumont City limit to the Moreno Valley City limit then to SR- 60)

2.1 miles NE
Gilman Springs Road/CA-79 (Moreno Valley City limit to Lamb Canyon Road [CA -79] south of the Beaumont City limit to the Gilman Springs Road intersection and continuing south towards CA -74 and the City of San Jacinto)

3.4 miles E
C. Local

1. Beaumont General Plan
The City of Beaumont General Plan does not have any specific section related to aesthetics and visual resources. However, the Land Use and Community Design Element (Chapter 3) and Conservation and Open Space Element (Chapter 8) include policies that are applicable to the topic of aesthetics.

The Land Use and Community Design Element of the City's General Plan presents the approach to community design and land use, providing clear parameters for future development and change in the City. This element contains the General Plan land use designation map, and goals and policies describing the community's preferences and priorities for the character and appearance of the City.

The Land Use and Community Design Element also includes in-depth policies for each subarea in the City.

The Conservation and Open Space Element of the City's General Plan presents a vision for protecting the community's access to land, water, and natural resources. This element additionally provides information on energy, air quality, environmentally sensitive habitat, visual resources, and cultural and tribal resources in the City. The Conservation and Open Space Element also identifies goals and Lead Agency: City of Beaumont SCH No. 2020099007

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policies describing the community's preferences and priorities for promoting environmental stewardship and sustainability practices (City of Beaumont, 2020a).

2. City of Beaumont Municipal Code Chapter 8.50, Outdoor Lighting Chapter 8.50 (Outdoor Lighting Ordinance) of the City of Beaumont Municipal Code establishes regulations and standards which will reduce light pollution generated by residential, commercial, and industrial lighting fixtures and devices, minimizes light pollution which has a detrimental effect on the environment and the enjoyment of the night sky, reduce and minimize lighting and lighting practices, which cause unnecessary illumination of adjacent properties, correct problems of glare and light trespass, and reduce energy use (City of Beaumont, 2020c).

Section 8.05.030 of the City of Beaumont's Outdoor Lighting Ordinance establishes three Lighting Zones in the City for the purpose of regulation and establishing standards for the reasonable use of outdoor lighting. These lighting zones, which are defined on the basis of land uses, include the Residential Lighting Zone, which consists of the City zoned exclusively for residential uses; the Commercial Industrial Zone, consisting of all those areas the City zoned exclusively for commercial and industrial uses; and the Special Use Lighting Zone, consisting of specific land uses, which require more accurate color rendition (e.g., automobile sales lots, outdoor recreation facilities, outdoor advertising displays, service stations, etc.). The City of Beaumont's Outdoor Lighting Ordinance establishes specific design, construction, and performance standards applicable to lighting and lighting fixtures within the City. The City's Outdoor Lighting Ordinance meets or exceeds the requirements and performance standards established under Riverside County Ordinance No. 655.

4.1.4 BASIS FOR DETERMINING SIGNIFICANCE
The City has not established local CEQA significance thresholds as described in Section 15064.7 of the CEQA Guidelines. Therefore, significance determinations utilized in this section are from Appendix G of the CEQA Guidelines. According to Section I of Appendix G to the CEQA Guidelines, the Project would result in a significant impact to aesthetics if the Project or any Project -related component would:
a. Have a substantial adverse effect on a scenic vista; b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway;
c. In non -urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings (Public views are those that are experienced from publicly accessible vantage point). If the project is an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality; or d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area.

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4.1.5 REGULATORY REQUIREMENTS AND PROJECT DESIGN FEATURES A. Regulatory Requirements
The following Regulatory Requirements (RRs) are applicable regardless of CEQA and would apply to any project under similar circumstances and, therefore, do not constitute mitigation measures.

However, they will nonetheless be included in the Project's Mitigation Monitoring and Reporting Program to further ensure the implementation of the mandated RRs.

RR 1-1
The Project is required to comply with City of Beaumont Municipal Code Chapter

8.50, which establishes specific design, construction, and performance standards applicable to lighting and lighting fixtures within the City to reduce "skyglow" or light pollution that affects day or nighttime views of the Mt. Palomar Observatory.

8. Project Design Features
The Project includes the following Project Design Features (PDFs) that serve to reduce the Project's impacts. The PDFs will be included in the Project's Mitigation Monitoring and Reporting Program to ensure implementation of the PDFs.

PDF 1-1
Development implementing the Beaumont Pointe Specific Plan shall comply with the Development Standards set forth in Chapter 3 and the Design Guidelines related to Architectural Design and Landscape Design in Chapter 4 of the Specific Plan.

Conformity to the Development Standards and Design Guidelines would be addressed by the City's future review of implementing building permits for compliance with the Specific Plan's requirements and would serve to reduce and/or avoid impacts relating to aesthetics.

4.1.6 IMPACT ANALYSIS
Threshold a: Would the Project have a substantial adverse effect on a scenic vista? Development projects have the potential to impact scenic vistas in two ways: 1) a development could physically alter a designated scenic resource (e.g., disturb or develop upon a ridgeline, hillside, peak or shoreline) and 2) could block or substantially obscure the public views of a scenic vista (e.g., designated scenic views from public roads, trails, parks, landmarks, etc.). Views from private properties are not a legal right or protected government interest; therefore, views from private properties are not considered viewing points for the purpose of this analysis.

The Project site is in the westerly portion of the City's SOI, which, according to the Beaumont General Plan EIR, provides vistas to the San Gorgonio Mountains and the San Bernardino Mountains to the north and the San Jacinto Mountains to the southeast (City of Beaumont, 2020b). Intermittent views of San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains can be seen along major thoroughfares in the City. The closest major thoroughfare to the Project site is SR -60, an east - west oriented freeway, which provides intermittent and partial views to these mountains. It should be Lead Agency: City of Beaumont SCH No. 2020099007

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noted that Frontage Road, an east -west oriented roadway, also provides intermittent and partial views to these mountains. The Project site is located approximately 16.5 miles southwest of the San Gorgonio Mountains; approximately 19 miles south of the San Bernardino Mountains, and approximately 22 miles northwest of the San Jacinto Mountains. Additionally, an open space area referred to as the Badlands is in the southerly portion of the City and is characterized by deeply dissected ravines with intervening ridgelines. Mt. Davis is a defining topographic feature of the Badlands. The Project site is located approximately 2.8 miles northwest of Mt. Davis and is bounded by portions of the Badlands to the south. Currently, views of the Badlands and Mt. Davis are not visible from SR -60 and Frontage Road in the vicinity of the Project site due to distance and intervening topography. It should be noted that the Project site includes and is in proximity to hillsides, ridges, canyons, and valleys; however, the City does not designate these natural landforms as scenic vistas. However, the City does generally recognize the value of ridgelines and hillsides as significant natural and visual resources. Specifically, the City's General Plan EIR states that special attention should be given to development proposals within the Badlands area, and projects that could affect views of, or otherwise alter ridgelines.

Implementation of the Project would result in the conversion of the 539.9 -acre Project site from vacant undeveloped land to Industrial, General Commercial, Open Space, and Open Space - Conservation land uses. As shown in Figure 4.1-2, Existing and Proposed Ridgelines, landform modifications would occur under the Project in PAs 1-8 and remedial grading would occur in PA 9, along with landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Specific Plan's developed areas and the Open Space — Conservation in PA 10.

No development would occur in PA 10. Therefore, although landforms in mid -ground views (PAs 1- 8) would be altered for the development, the Project would not allow grading within PA 10, which would preserve foreground landforms along the SR -60 Freeway and ridgeline background views behind the development. Landform would not change along the north-northeast edge of the Project site between the site's north-northeast property line to the SR -60 Freeway. Additionally, the Project's proposed structures, which would reach a maximum height of 60 feet above finished grade, are not anticipated to block major views to the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains due to Project site's orientation and topography in relation to SR -60 and Frontage Road. Specifically, the topography to the north near SR -60 will be higher than the finished grade building pads for the proposed industrial uses, which would limit the views of the proposed structures from SR -60. Under Project conditions, SR -60 and Frontage Road are anticipated to continue to provide intermittent and partial views to the existing ridgelines.

As shown in Figure 3-14, Master Landscaping Plan, Freeway Oriented Pylon Signs, including freestanding monument signs, freestanding pylon signs, and freestanding tenant signs are proposed along the northern boundary of the Project site. Four (4) Freeway Oriented Pylon Signs are permitted within the Project: one (1) at maximum 50 feet height is permitted in Planning Area (PA) 2, two (2) at maximum 50 feet height are permitted in PA 9 (abutting SR -60) separated by a minimum of 600 feet, and one (1) at maximum 50 feet height is permitted in PA 1. Freeway Pylon Signs are prohibited within and along the boundary of PA 8. Maximum sign height would be from grade and signage is encouraged to use natural materials where possible. The proposed signage, due to their small size in comparison to panoramic ridgelines views, would not block views to the San Gorgonio Mountains, San Bernardino Lead Agency: City of Beaumont SCH No. 2020099007

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Mountains, and San Jacinto Mountains. Height of each sign would comply with the City's regulations and the Sign Program. The Sign Program would provide adequate and appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses. Pursuant to the Sign Program, all signs must be contained within the parcel to which applicable and be so oriented as to preclude hazardous obstructions to person and/or vision of pedestrians and/or vehicle operators. Additionally, as evidenced by the Beaumont General Plan, the City is committed to preserving its natural resources and open spaces to the extent feasible to enhance the living environment for the City's residents.

As shown on Figure 3-7, Conceptual Land Use Plan, the southern portion of the Project site and the areas surrounding the proposed structures will be designated as Open Space and Open Space - Conservation, which will also help preserve the scenic views within this area. The Project's proposed Industrial and General Commercial land uses are in proximity to developing areas that are designated for Industrial uses. In accordance with the Beaumont General Plan goals and policies, the Project's design will be reviewed to ensure that the Project is attractive and cohesive, without diminishing the quality of the natural beauty of the general vicinity. The Beaumont General Plan goals and policies identified in Table 4.1-3, General Plan Applicability Analysis, under Threshold c are intended to ensure that urbanization of the City will not result in significant visually intrusive or incompatible development. As such, through compliance and implementation of the Beaumont General Plan goals, policies, and implementation strategies, and consistency with the established Specific Plan Development Standards and Design Guidelines and the Sign Program, impacts on scenic vistas would be less than significant.

Threshold b: Would the Project substantially damage scenic resources, including, but not limited to, trees, rock outcroppings and historic buildings within a state scenic highway? According to the Caltrans List of Eligible and Designated State Scenic Highways, there are no designated or eligible State scenic highways within or adjacent to the Project site. The nearest officially designated State scenic highway is CA -243 located approximately 9.5 miles east of the Project site (Caltrans, 2019). At this distance, the Project would not be within the corridor of CA -243 and would not have any effect on views of the scenic resources available in CA -243 corridor. The nearest eligible State scenic highway is CA -74 located approximately 13.0 miles south of the Project site. Additionally, at this distance the Project would not be within the viewing corridor of this eligible State scenic highway and would not have any effect on views of the scenic resources available from this highway corridor. Accordingly, the Project would not have the potential to substantially damage scenic resources within a State scenic highway and no impacts would occur.

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■ ■ Beaumont Pointe Specific Plan
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Source(s): JRT BP LLC (01-27-2022)
Figure 4,1-2

PLANNING

4.1 Aesthetics
Existing and Proposed Ridgelines
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According to Figure C-8, Scenic Highways, of the Riverside County General Plan, the nearest Riverside County eligible scenic highway to the Project site is San Timoteo Canyon Road/Redlands Boulevard, located approximately 2.1 miles northeast. San Timoteo Canyon Road/Redlands Boulevard is an east -west oriented roadway that provides views to San Gorgonio Mountains and San Bernardino Mountains. Due to distance, intervening topography, and the relatively low profile of the Project's proposed structures and signage, the Project is not anticipated to substantially damage scenic resources within the San Timoteo Canyon Road/Redlands Boulevard corridor and impacts would be less than significant.

Threshold c:

Would the Project in non -urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage points.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality?
The Project site is within a non -urbanized area of the City's SOI and unincorporated Riverside County.

As such, the Project's potential to degrade the existing visual character or quality of public views of the site and its surroundings is analyzed.

As previously stated, the Project site is vacant and undeveloped. The Project site consists of mixture of flat to rolling terrain along the south side of the SR -60 freeway, with steep hillsides and various canyons throughout. The Project site includes various unmarked trails and is covered in ground covering, trees, and shrubs. Under existing conditions, the Project site has a rural character and includes natural features that the City classifies as scenic resources. As described in Section 4.1.1, the areas surrounding the Project site include vacant undeveloped land, residential land uses, and industrial/commercial uses. Industrial/commercial uses to the east include the Hidden Canyon Industrial Park project, currently under construction, which are visible from the SR -60 and the Project site. However, uses would be similar to the proposed project design. Due to the topographic constraints of the Project area, public views of the Project site are limited to SR -60 and Frontage Road. There are limited distant views of the Project site from Oak Valley Parkway north of the SR -60.

8. Construction
The Project Applicant proposes to develop the 539.9 -acre Project site with Industrial, General Commercial, Open Space and Open Space - Conservation land uses. As shown on Figure 3-17, Conceptual Grading Plan, the conceptual grading design provides for an overall balanced earthwork condition. Development of the Project site would require a substantial amount of earthwork. The estimated raw cut and raw fill for the entire site is 12,147,070 cubic yards (cy) and 12,785,261 cy respectively, with earthwork bulking meeting the 600,000 cubic yard differential. Grading Phase 1 would grade PAs 1 through 4 and portions of PAs 5, 6, and 9 to allow for the construction of Building

1. PAs 1 through 3 would be mass graded, but construction of the commercial buildings would occur in the final phase. Grading Phase 1 requires approximately 5,505,980 cubic yards of cut and 5,200,155 cubic yards of fill. Grading Phase 2 would grade the remaining of PAs 5 and 6 and portions of PAs 7, Lead Agency: City of Beaumont SCH No. 2020099007

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Beaumont Pointe Specific Plan
Environmental Impact Report 4.1 Aesthetics
8 and 9 and to allow for the construction of Buildings 2 and 3. Grading Phase 2 requires approximately 4,051,099 cubic yards of cut and 4,223,556 cubic yards of fill. Grading Phase 3 would grade the remaining of PAs 7, 8 and 9 to allow for the development of Buildings 4 and 5. Grading Phase 3 would require 2,790,081 cubic yards of cut and 2,950,550 cubic yards of fill. Earthwork activities are expected to balance on site. The boundary between PA 9 and PA 10 is designated as the "Limits of Disturbance" on the Land Use Plan, meaning that no grading, fuel management or development activities will occur beyond the location of that line.

Construction activities at the Project site would be visible from public vantage points. The most visible construction activities would occur during mass grading activities, when constructing slopes and leveling higher elevations to create building pads and within PAs 2 and 8, which have the greatest visibility from the SR -60 Freeway. However, overall views of construction activities would be limited due to distance to the SR -60 Freeway and the surrounding topography. As stated previously, although landforms in mid -ground views (PAs 1-8) would be altered for the development, no grading would occur between the Project site's north-northeast property line and the SR -60 or within PA 10, which would preserve existing foreground landforms along the SR -60 Freeway and distant ridgeline background views to the south. Specifically, as shown on Figure 4.1-3, Conceptual Grading Plan, building pad elevations would range from approximately 2,348 to 2,410 feet above msl, while the existing landform between the north -northeastern boundary of the Project site and the SR -60 would be maintained with elevations ranging between approximately 2,220 to 2,300 feet above msl.

During grading and construction various pieces of heavy machinery would be used. All Project -related construction activities would be temporary and all construction equipment would be removed from the Project site following the completion of the Project's construction activities. As such, Project -related changes to local visual character as viewed from the SR -60 and Frontage Road during near -term construction activities would be less than significant due to limited views of construction equipment and the low profile of construction equipment compared to the future development. The construction of the Project would not substantially degrade the existing visual character or quality of public views of the Project site and its surroundings.

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Source(s): ESRI, RCTLMA (2022)
Figure 4.1-3
Connection jo,Existing,
Jacl7RcibisbitTrai��
rConnection to
Existing Jack Rabbit Trail
0 300 600 1,200
Feet

4.1 Aesthetics
Conceptual Grading Plan
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■ ■ Beaumont Pointe Specific Plan
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Environmental Impact Report 4.1 Aesthetics
C. Operation
As described in Section 3.6.6. of this EIR, following adoption of the Specific Plan, the Project Applicant would process Plot Plans that would allow review of building design and layouts for consistency with the Specific Plan Development Standards and Design Guidelines. Although building footprints may be adjusted as allowed within the parameters of the Specific Plan, a conceptual site plan was prepared to analyze environmental impacts associated with Project operations (see Figure 3-16, Conceptual Site Plan). The conceptual design would result in development of five (5) warehouse buildings, one (1) 125 -room hotel building, and a maximum of 246,000 sf of retail and commercial recreation businesses, including approximately 30,000 sf of restaurants and 216,000 sf of retail and commercial recreation businesses within the central portion of the Project site. The existing character of the Project site is undeveloped and is in proximity to hillsides, ridges, canyons, and valleys; however, the City does not designate these natural landforms as scenic vistas.

Although the Project would convert undeveloped hillside areas to industrial and commercial development, it would not substantially degrade the existing visual character or quality of public views of the Project site and its surroundings, because the existing hillsides surrounding the Project site would be maintained, limiting views of the development. As stated previously and shown on Figure 4.1-2, landform modifications would occur under the Project in PAs 1-8 and remedial grading would occur in PA 9, along with landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Specific Plan's developed areas and the Open Space — Conservation in PA 10. No development would occur in PA 10. Therefore, although landforms in mid -ground views (PAs 1-8) would be altered for the development, no grading would occur within PA 10 or between the north-northeast property line and SR -60 Freeway with a distance of approximately 250 to 450 feet, which would preserve foreground landforms along the SR -60 Freeway and ridgeline background views behind the development. Additionally, the Project's proposed structures, which would reach a maximum height of 60 feet above finished grade, would not block views to the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains due to Project site's orientation and topography in relation to SR -60 and Frontage Road. Views of the Project site from the SR -60 Freeway along the Project frontage will include existing landform, manufactured slopes, and intermittent views of the proposed buildings. Specifically, building pad elevations will range from approximately 2,348 to 2,410 feet above msl, while the existing landform between the north -northeastern boundary of the Project site and the SR -60 would be maintained with elevations ranging between approximately 2,220 to 2,300 feet above msl.. The pad elevations and distance to the SR -60 Freeway would limit views of the proposed structures from SR -60. Under Project conditions, SR -60 and Frontage Road are anticipated to continue to provide intermittent and partial views to the existing ridgelines. Therefore, the proposed development would not substantially degrade the existing visual character or quality of public views of the Project site and its surroundings.

Additionally, all development on the Project site, including walls and fences would be required to comply with the Development Standards and Design Guidelines established in the Beaumont Pointe Specific Plan (refer to PDF 1-1), which was crafted to establish the pattern and character of development for the Project site to form an aesthetically pleasing employment and retail entertainment Lead Agency: City of Beaumont SCH No. 2020099007

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center. The design theme for the Industrial land use features a contemporary aesthetic, which provides architectural styling with attractive detailing, steel accents, a light -toned color palette, and timeless features consistent with nearby existing and planned industrial projects to the east. Design elements are included to reduce the visibility and intensity of the industrial activities, including walls, landscaping, and building design. Additionally, signage will be required to conform with the Sign Program to ensure that all project signage is designed with a single vision and theme. All building signage would be in scale with and in proportion to, the primary building facades so that the signage is not `overpowering' and does not dominate the overall appearance. Accordingly, through implementation of the Beaumont Pointe Specific Plan Development Standards and Design Guidelines and Sign Program, the design and appearance of the Project would ensure that the development on the Project site is aesthetically pleasing and would not substantially degrade the existing visual character of the Project site and its surroundings from pubic views and impacts would be less than significant.

It should be noted that the Project site is within a MSHCP Criteria Area for the Western Riverside County MSHCP. Under existing conditions, the Project site has hillsides ridges, deep canyons, and valleys, which the City of Beaumont identifies as scenic resources. These resources are predominantly located in the northwestern and southern portions of the Project site. The Project Applicant proposes to designate 124.7 acres as Open Space and 152.4 acres as Open Space - Conservation, which would preserve the existing ridges, canyons, and valleys. As discussed in Threshold a, the Project Applicant would comply and implement the Beaumont General Plan goals and policies identified in Section 4.1.2 to ensure that the Project would not substantially degrade the existing visual character or quality of public views of the site. As discussed above, landform modifications would occur under the Project in PAs 1-8 and remedial grading would occur in PA 9, along with landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the developed areas and PA 10. Although landforms in mid -ground views would be significantly altered for the development, no grading would occur within PA 10 or between the north-northeast property line and SR -60 Freeway, which would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. The Project would not substantially degrade the existing visual character or quality of public views of the site and its surroundings. Therefore, the Project impacts would be less than significant.

Moreover, the Beaumont General Plan goals and policies identified in Table 4.1-3, General Plan Applicability Analysis, are intended to ensure that urbanization of the City will not result in substantial degradation to the existing visual character or quality of the Project site and its surroundings. The Project's consistency with the General Plan policies pertaining to aesthetics are provided in Table 4.1-

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Table 4.1-3 General Plan Applicability Analysis
General Plan Policy
Applicability
Land Use and Community Design Element (Chapter 3)
Goal 3.5: A City that promotes quality urban design to make Beaumont a more desirable place to live and work.

Policy 3.5.2: Continue to work towards the
implementation of streetscape and sign
standards.

No Conflict. The Project would develop the Project site in accordance with the Development Standards and from Chapter 3 and Design Guidelines from Chapter 4 of the Beaumont
Pointe Specific Plan, which establishes comprehensive
streetscape design standards for interior streets. The
Development Standards and the Design Guidelines that define the Project's design theme are intended to create a welcoming visual environment. Additionally, a Sign Program for the Project is being processed concurrently with the Specific Plan.

The Sign Program provides adequate and appropriate project, street, building, tenant identification, pedestrian path, and wayfinding signage for the anticipated variety of building sizes, designs, and uses. As such, the Project would be consistent with General Plan Policy 3.5.2.

Policy 3.5.3: Promote quality design in the
review of commercial and residential
projects.

No Conflict. The Project would include "Activities Park" within the General Commercial land uses that would consist of landscaping, seating, video screen walls, and
programming for wellness activities such as yoga, movies on the lawn, "biergarten" games, and a large climbing wall.

In addition, to encourage social interaction, the Industrial and General Commercial building sites within Project site may include outdoor employee break areas with tables
affixed to the ground to provide employees with a location to eat, gather, and enjoy being outside. The Project Applicant would develop the site in accordance with the Development Standards established in Chapter 3 and the Design Guidelines established in Chapter 4 of the Beaumont Pointe Specific Plan, which includes comprehensive architectural and landscape standards and development criteria that provide for an
attractive, contemporary industrial/business park.

Additionally, the development standards provide regulations for building placement and orientation, floor area ratio, height, setbacks, open space, landscaping, signage, walls and fencing, roadways, and utilities and service areas. As such, the Project would be consistent with General Plan Policy 3.5.3.

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General Plan Policy
Applicability
Goal 3.12: A City that minimizes the extent of urban development in the hillsides, and mitigates any significant adverse consequences associated with urbanization.

Policy 3.12.1: Develop policies for hillside
development in order to protect the natural
environment and views.

No Conflict. Under existing conditions, the Project site is characterized by rugged steep ridges and hillsides with narrow canyons that are generally situated on the southwest portion of the site. Relatively gentle ridges, broad canyons, and valleys are located on the northwest and southeast portions of the site.

The existing topography of the site consists of low rolling hills and canyons, ranging in elevation between the 2,300 and 2,450 - foot contours msl.

The Project would entail extensive grading activities to allow for the development of the proposed Industrial and Commercial uses. However, the proposed development is in proximity to developing areas to the east that are designated for Industrial uses. Additionally, the southern portion of the Project site and the areas surrounding the proposed structures will be
designated as Open Space and Open Space - Conservation, which will also help preserve the scenic views within this area.

As discussed above, although landforms in mid -ground views would be altered for the development, the Project would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. Therefore, the Project would preserve the scenic views within the area and would not result in an impact on scenic vistas. The Project would be consistent with General Plan Policy 3.12.1.

Policy 3.12.2: Limit the extent and intensity
of uses and development in area of
unstable, steep terrain, scenic vistas, and
other critical environmental areas.

No Conflict. The Project site is adjacent to and in part within the San Timoteo Badlands, which is characterized with
mountainous terrain. The Project site contains hillsides, ridges, canyons, and valleys in the northwestern and southeastern portions of the site. These areas include PAs 9 and 10 which are designated as Open Space and Open Space -Conservation, respectively. Areas designated as Open Space -Conservation would serve to protect the natural resources on site and no development would occur in this area. As previously discussed, grading would occur on PAs 1 through 9.

Landform modifications would occur under the Project in PAs 1-8 and remedial grading would occur in PA 9, along with landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Specific Plan's developed areas and PA 10.

Although landforms in mid -ground views would be altered for the development, no grading would occur within PA 10 or Lead Agency: City of Beaumont
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between the north-northeast property line and SR -60 Freeway, which would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. The boundary between PA 9 and PA 10 is designated as the "Limits of Disturbance" on the Land Use Plan. This designation means that all
development activity will take place inside of the limits of disturbance (i.e., within PA 9 or within PAs 1-8) and not on PA

10. PA 9 would include natural slopes which form a buffer between the developed areas and PA 10, which would be
dedicated to the Regional Conservation Authority (RCA), pursuant to the MSHCP. Therefore, this area would preserve deeply incised hillsides and watercourse along with the habitats associated with these landforms.

As discussed in Section 4.7, Geology and Soils, a Geotechnical Report was prepared to evaluate geological conditions on the Project site and feasibility of development. As discussed, the Project's proposed 2:1 cut and fill slopes are considered grossly stable and surficially stable; and, impacts relating to unstable soils and geologic units, including landslide, lateral spreading, subsidence, and liquefaction would be less than significant.

Furthermore, mandatory adherence to the recommendations contained in the site -specific geotechnical report during Project construction would ensure impacts associated with geological hazards are less than significant.

Moreover, as discussed in Threshold b above, impacts to scenic vistas would be less than significant. As such, the Project would be consistent with General Plan Policy 3.12.2.

Policy 3.12.3: Control the grading of land,
pursuant to the City's Municipal Code, to
No Conflict. The Project would require extensive grading in order to develop the site with the proposed Industrial and minimize the potential for erosion,
landslides, and other forms of land failure,
as well as to limit the potential negative
aesthetic impact of excessive modification
General Commercial land uses. However, the Project's grading plan would be in accordance with the standards identified in the City's Municipal Code, to minimize the potential for erosion, landslides, and other forms of land failure. The Project's of natural landforms.
grading would occur within the central portion of the Project site where the proposed buildings would be located. Although landforms in mid -ground views would be altered for the development, the Project Applicant does not propose to grade the northwestern or southern portions of the Project site within PA 10 or between the north-northeast property line and SR -60 Freeway, which would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. Future
development would be subjected to the recommendations
contained in the Geotechnical Report (see Section 5 of
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Technical Appendix FI, of this EIR), in accordance with the CBC and Beaumont Municipal Code Section 17.1.040. The
Geotechnical Report includes requirements for: supplemental subsurface exploration, general earthwork and grading, fill placement and compaction, remedial grading, manufactured slopes, surface drainage, subdrainage, oversized rock
materials, deep fill areas/settlement monitoring, preliminary foundation recommendations, retaining walls, sulfate potential, corrosion potential, preliminary pavement design, and
temporary excavations. Mandatory compliance with the
recommendations contained within the Project site's
Geotechnical Report (as required by the CBSC, Beaumont
Building Code, and conditions of approval) would ensure that the Project is engineered and constructed to maximize stability and preclude safety hazards to on -site and abutting off -site areas. Therefore, the Project would be consistent with General Plan Policy 3.12.3.

Policy 3.12.4: Recognize the value of
ridgelines and hillsides as significant
natural and visual resources and strengthen
their role as features which define the
character of the City and its individual
neighborhood.

No Conflict. The Project designates 152.4 acres (PA 10) as Open Space — Conservation, which is intended to be dedicated to the RCA, pursuant to the Western Riverside County
MSHCP, for preservation to augment existing, adjacent
conserved lands in this part of Riverside County. This area consists of deeply incised hillsides and watercourses along with the habitats associated with these landforms. Although
landforms in mid -ground views would be altered for the development, the Project would not allow grading within PA 10, which would preserve foreground landforms along the SR - 60 Freeway and distant ridgeline views. No development
would occur in this area. The Specific Plan would implement measures to ensure that Project design elements visually enhance and do not degrade the surrounding area. Therefore, the Project would be consistent with General Plan Policy

3.12.4. Policy 3.12.12: Establish buffers between
open space areas and urban development by
encouraging less intensive rural
development within proximity to the open
space areas.

No Conflict. The Project site is bordered to the north by SR -60 and to the east by new industrial development. The Project site is bordered to the west and to the south by open space and conservation land uses which are buffered under the Beaumont Specific Plan by PA 9 and PA 10 which abut the open space areas and are designated as Open Space and Open Space — Conservation, respectively. PA 9 will be developed with landscaped, manufactured slopes, fuel modification areas, as well as the natural slopes which form a buffer between the Specific Plan's developed areas and the Open Space —
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Conservation in PA 10. PA 10 will remain ungraded and
undeveloped. These areas would not be developed with the Project's proposed structures. PA 9 will also be developed with project signage along the SR -60 frontage only. As further described in Section 3.0. of this EIR, the Project's on -site Open Space designated areas would provide a buffer between the proposed development and adjoining natural open space. As such, the Project would be consistent with General Plan Policy

3.12.4. Conservation and Open Space (Chapter 8)
Goal 8.6.• A City that protects and enhances its scenic vistas and views.

Policy 8.6.1: Protect and preserve existing,
signature view of the hills and mountains
from the City.

No Conflict. The Project site is within the Timoteo Badlands, which is characterized with mountainous terrain. The Project site's northwestern and southern portions contain ridges, canyons, and hillsides that are visible from Frontage Road and SR -60. The Project's proposed buildings would be built to a maximum height of 60 feet and therefore would be mainly visible from the SR -60. Landform modifications would occur under the Project in PAs 1-8 and remedial grading would occur in PA 9, along with landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Specific Plan's
developed areas and PA 10. Although landforms in mid -ground views would be altered for the development, the Project Applicant does not propose to develop the northwestern or southern portions of the Project site, which would preserve distant ridgeline views. As such, public views to the site's natural features would continue to be provided from the immediate surrounding area. Additionally, due to the location and orientation of the Project's proposed buildings and signage, views to San Bernardino Mountains, San Gorgonio Mountains, and San Jacinto Mountains would not be obstructed. As such, the Project would be consistent with General Plan Policy 8.6.1.

Policy 8.6.3: Require the preparation of a
grading analysis on hillside development to
pre -determine where development should
occur to minimize the impact of new
development on views of the City's
hillsides.

Policy 8.6.4: When grading is necessary,
encourage grading for new development
that complements the surrounding natural
No Conflict. The Project's grading plan would be in
accordance with the standards identified in the City's
Municipal Code, to minimize the potential for erosion,
landslides, and other forms of land failure, and preserve views of ridges, canyons, and hillsides. Moreover, although
landforms in mid -ground views would be altered for the development, the Project would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. The boundary between PA 9 and PA 10 is designated as the "Limits Lead Agency: City of Beaumont
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General Plan Policy
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features.
of Disturbance" on the Land Use Plan, meaning that no
grading, fuel management or development activities will occur beyond the location of that line. As such, the Project would be consistent with General Plan Policies 8.6.3 and 8.6.4.

Policy 8.6.6: Limit light pollution from
outdoor sources, especially in rural hillside
and mountain areas, and open spaces, to
maintain darkness for night sky viewing.

No Conflict. The Project's proposed outdoor lighting would be in accordance with the standards established in City of Beaumont Municipal Code Chapter 8.50 (Outdoor Lighting
Ordinance) to limit light pollution. As such, the Project would be consistent with General Plan Policy 8.6.6.

Goal 8.8: A City where the natural and visual character of the community is preserved.

Policy 8.8.1: Promote the maintenance of
open space through the implementation of
the General Plan.

Policy 8.8.2: Protect and preserve open
space and natural habitat wherever
possible.

No Conflict. Under existing conditions, the Project site is designated for Rural Residential. The Project Applicant proposes to modify the Project site's designation from Rural Residential uses to Industrial, General Commercial, Open Space, and Open Space - Conservation. The Project Applicant proposes to designate the central portion of the Project site as Industrial and General Commercial. The remaining portions of the Project site would be designated as Open Space and Open Space - Conservation. The Project Applicant does not propose to develop the areas designated as Open Space and Open Space - Conservation. These areas would be retained as open space.

See Project Consistency response to General Plan Policy 8.8.3.

Therefore, the Project would be consistent with General Plan Policies 8.8.1 and 8.8.2.

Policy 8.8.3: Work with Riverside County
and adjacent cities, landowners, and
conservation organizations to preserve,
protect, and enhance open space, and
natural resources consistent with the
MSHCP.

No Conflict. The Project requires a Criteria Refinement to approve the Specific Plan, as designed, to be consistent with the MSHCP Reserve Assembly requirements. The Criteria
Refinement Analysis was determined to be consistent with the MSHCP by the RCA, US Fish and Wildlife Service and the
California Department of Fish and Wildlife on November 9, 2022. The Project designates approximately 152.4 acres as Open Space -Conservation within the southern portion of the Project site which is intended to be dedicated to the RCA, pursuant to the Western Riverside County MSHCP, for
preservation to augment existing, adjacent conserved lands in this part of Riverside County. The Project Applicant does not propose to disturb the areas designated as Open Space - Conservation. The Project Applicant would preserve this area and retain the natural resources. Therefore, the Project would be consistent with General Plan Policy 8.8.3.

Lead Agency: City of Beaumont
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4.1 Aesthetics
General Plan Policy
Applicability
Policy 8.8.6: Establish buffers between
open space areas and urban development by
encouraging less intensive rural
development within proximity to the open
space areas.

No Conflict. See Project Consistency response to General Plan Policy 3.12.12. Therefore, the Project would be consistent with General Plan Policy 8.8.6.

Goal 8.9: A City where the extent of urban development in the hillsides is minimized and mitigated.

Policy 8.9.2: Limit the extent and intensity
of uses and development in areas of
unstable terrain, steep terrain, scenic vistas,
and other critical environmental areas.

No Conflict. The Project site is within the San Timoteo Badlands, which is characterized with mountainous terrain.

The Project site contains hillsides, ridges, canyons, and valleys in the northwestern and southeastern portions of the site, which per below will be preserved. These areas include PAs 9 and 10 which are designated as Open Space and Open Space -
Conservation, respectively. Areas designated as Open Space - Conservation would serve to protect the natural resources on site and no development would occur in this area. As
previously discussed, grading would occur on PAs 1 through 9.

Landform modifications would occur under the Project in PAs 1-8 and remedial grading would occur in PA 9, along with landscaped, manufactured slopes, fuel modification areas, project signage, as well as the natural slopes which form a buffer between the Specific Plan's developed areas and PA 10.

Although landforms in mid -ground views would be altered for the development, no grading would occur within PA 10 or between the north-northeast property line and SR -60 Freeway, which would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. The boundary between PA 9 and PA 10 is designated as the "Limits of Disturbance" on the Land Use Plan. This designation means that all
development activity will take place inside of the limits of disturbance (i.e., within PA 9 or within PAs 1-8) and not on PA

10. As discussed in Section 4.7, Geology and Soils, geotechnical observation and testing shall be conducted during various stages of grading to avoid geological hazards associated with unstable soils. Mandatory adherence to the recommendations contained in the site -specific geotechnical report during Project construction would ensure impacts associated with geological hazards reduce to a less than significant level. Moreover, as discussed in Threshold a above, impacts to scenic vistas would be less than significant. Therefore, the Project would be consistent with General Plan Policy 8.9.2.

Lead Agency: City of Beaumont
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General Plan Policy
Applicability
Policy 8.9.3: Control land grading to
No Conflict. The Project's grading plan would be in
minimize the potential for erosion,
landsliding, and other forms of land failure,
as well as to limit the potential negative
accordance with the standards identified in the City's
Municipal Code, to minimize the potential for erosion,
landslides, and other forms of land failure. Mandatory
aesthetic impact of excessive modification
adherence to the recommendations contained in the site - of natural landforms.
specific geotechnical report (see Section 5 of Technical Appendix F1, of this EIR) during Project construction would ensure impacts associated with geological hazards reduce to a less than significant level. Although landforms in mid -ground views would be altered for the development, the Project Applicant does not propose to grade the northwestern or southern portions of the Project site within PA 10 or between the north-northeast property line and SR -60 Freeway, which would preserve foreground landforms along the SR -60
Freeway and distant ridgeline views. As such, the Project would be consistent with General Plan Policy 8.9.3.

Policy 8.9.4: Recognize the value of
No Conflict. The Project would implement measures related to ridgelines and hillsides as significant
the City of Beaumont to ensure that Project design elements natural and visual resources and strengthen
visually enhance and do not degrade the surrounding area. As their role as features which define the
character of the City and its individual
discussed under Threshold a, the Project's proposed structures, which would reach a maximum height of 60' are not anticipated neighborhood.
to block views to the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains. Additionally, the Project's proposed Open Space and Open Space - Conservation land uses would ensure that the Project site's existing hillsides, ridges, canyons, and valleys are preserved and retain their rural character. Although landforms in mid -ground views would be altered for the development, the Project would not allow grading within PA 10 or between the north-northeast property line and SR -60 Freeway, which would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. As such, the Project would be consistent with General Plan Policy 8.9.4.

Threshold d: Would the Project create a new source of substantial light or glare which would adversely affect day or nighttime views in the area?
Light pollution may alter the natural light levels in the outdoor environment due to artificial light sources. Excessive night lighting can lead to skyglow, which interferes with the operation of astronomical observations.

Currently, the Project site does not have any sources of artificial light. Additionally, the Project site is within Zone B of the Mt. Palomar Nighttime Lighting Policy Area (RCIT, 2020). Development Lead Agency: City of Beaumont
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projects within Zone B of the Mt. Palomar Nighttime Lighting Policy Area are required to adhere to the requirements of Riverside County Ordinance No. 655, which controls artificial lighting sources to protect the Observatory (Riverside County, 1988). Compliance with the Beaumont Municipal Code Chapter 8.50 would ensure compliance with Ordinance No. 655.

Implementation of the Project would introduce new sources of light on the Project site that may affect the nighttime sky. Lighting will be installed on buildings and along streets, parking areas, loading dock areas, and pedestrian walkways for the security and safety of future employees and visitors. Exterior lighting fixtures shall be downward directed. Pole -mounted lights shall be shielded with the light source oriented away from public streets, open space, SR -60, and/or adjacent properties. Additionally, new sources of light from glare may also arise from the use of reflective materials on building exteriors from the Project's proposed structures. Industrial building facades may include freeway visible business identification signs, murals, or other visual works to be used to enhance building walls, particularly along the SR -60. However, the murals may include down -lighting only, to allow passing motorists views of the signs or murals. Uplighting is not permitted. Such signs, murals or other visual works are prohibited from including moving, flashing, or otherwise visually distracting elements, or materials that are highly reflective.

A Conceptual Lighting Study was prepared based on the conceptual land use plan depicted in Figure 3-16, Conceptual Site Plan. According to the Conceptual Lighting Study, which was prepared in compliance with Beaumont Municipal Code Chapter 8.50, lighting generated from the proposed industrial and general commercial uses to the trespass line is at an average of zero footcandles and a maximum of 0.7 footcandles. The trespass line is within the edge of PA 9, which is designated as Open Space and serves as a buffer between the Specific Plan's developed areas and the Open Space — Conservation in PA 10. No light trespass would reach PA 10. (Visual Concepts Lighting, 2021) Additionally, the Project would be required to comply with the Development Standards and Design Guidelines established in the Beaumont Pointe Specific Plan (refer to PDF 1-1). The Design Guidelines contain standards related to architecture to provide specific guidance for future implementing development. None of the Project's proposed building materials would consist of large expanses of reflective materials, except for proposed windows, which would not be mirrored and would have low - potential glare characteristics. Compliance with the Development Standards and compliance with the Design Guidelines of the Beaumont Pointe Specific Plan, the Sign Program, and Beaumont Municipal Code Chapter 8.50 would ensure that all lighting and building design elements proposed by the Project are designed to prevent the creation of substantial light or glare that could affect day or nighttime views in the area, Therefore, the implementation of the Project would not create a new source of substantial light or glare in the area and, as such, the Project's impacts would be less than significant.

4.1.7 CUMULATIVE IMPACT ANALYSIS
The Project's potential to result in cumulatively considerable visual quality impacts would be limited to a geographic area that extends a relatively short distance from the Project site. Under existing conditions, the Project site is visible from SR -60 to the north, and Frontage Road to the northeast, Lead Agency: City of Beaumont SCH No. 2020099007

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which are located at relatively the same elevations as the Project site. Accordingly, for purposes of analysis herein, the Project's cumulative study area for the purposes of scenic vistas is limited to the Project site and immediately surrounding area, as areas beyond this study area would not be in the same viewshed as the Project.

As previously discussed under Threshold a, the City of Beaumont is within the Pass area, which provides scenic vistas to the San Gorgonio Mountains, San Bernardino Mountains, San Jacinto Mountains, and Badlands. The implementation of the Project with related projects would not result in substantial adverse effects on scenic vistas, as the orientation of the Project site and the Project's proposed buildings would not substantially obstruct or contribute to the obstruction of views to prominent scenic vistas open to the public and impacts would be less -than -cumulatively considerable.

Additionally, the Project and other development projects in the area would be required to comply with the goals, policies, and implementation strategies identified in the Beaumont General Plan, MSHCP and Riverside County General Plan to ensure that urbanization of the City will not result in significant visually intrusive or incompatible development. Therefore, the Project is not anticipated to result in a cumulatively considerable impact on scenic vistas.

As discussed under Threshold b, the Project site is not within or adjacent to any designated or eligible State scenic highway. Therefore, the Project would not have the potential to degrade any scenic resources within a State scenic highway. As such, the Project would not result in a cumulatively considerable impact on scenic resources within a State scenic highway.

As discussed under Threshold c, the Project site is within a rural, yet developing portion of the City of Beaumont's SOI. Although the Project would require substantial landform modification and mid - ground views would be altered for the development, the Project would preserve foreground landforms along the SR -60 Freeway and distant ridgeline views. There are no components of the Project that would substantially degrade public views. The Project would be required to adhere to the Development Standards established in Chapter 3 and Design Guidelines established in Chapter 4 in the Beaumont Pointe Specific Plan, which contains standards related to architecture, landscaping, walls/fences, and other elements of the physical environment. Therefore, the Project would not result in a cumulatively - considerable impact to the visual character or quality of public views of the site and its surroundings.

As discussed under Threshold d, the Project incorporates Development Standards and Design Guidelines for exterior lighting and would be required to comply with the regulations of the City of Beaumont Municipal Code Chapter 8.50 and the Sign Program. All development to the north and east (development to the west and south being precluded by conservation requirements) in the vicinity of the Project site would be in the City and would also be required to comply with the City of Beaumont Municipal Code Chapter 8.50 regarding lighting. The Project is designed to ensure that Project lighting elements do not adversely affect nighttime views in the local area. Additionally, there are no components of the Project that would produce substantial amounts of glare, such as mirrored windows or reflective glass. Therefore, the Project would not result in a cumulatively -considerable impact related to light and glare.

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4.1.8 SIGNIFICANCE OF IMPACTS BEFORE MITIGATION
Threshold a: Less -than -Significant Impact. The Project site does not comprise all or part of a scenic vista. The Project site is undeveloped and has hillsides, ridges, canyons, and valleys; however, the City has not identified these scenic resources as a scenic vista. The City identifies views of the San Gorgonio Mountains, San Bernardino Mountains, San Jacinto Mountains, and Badlands as scenic vistas.

Currently, views to the Badlands are not available in the Project area due to the intervening topography.

Public views of the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains are provided from SR -60 and Frontage Road. Due to the distance to and orientation of the Project site in relation to SR -60 and Frontage Road, the Project's proposed buildings and signage are not anticipated to obstruct views to the San Gorgonio Mountains, San Bernardino Mountains, and San Jacinto Mountains from SR -60 or Frontage Road and impacts would be less than significant.

Threshold b: Less -than -Significant Impact. The Project site is not located within or visible from any designated State scenic highways. Therefore, the Project does not have the potential to damage scenic resources within a State scenic highway and no significant impacts would occur.

Threshold c: Less -than -Significant Impact. Construction activities would result in a temporary change to the visual character of the Project site through the introduction of construction equipment, staging area, and construction machinery. All construction equipment would be removed from the Project site following the completion of the Project's construction activities. Therefore, impacts would be less than significant during the Project's near -term construction phase. Under long-term conditions, the build out of the Project would change the existing visual character of the Project site from vacant, undeveloped, and disturbed land to a developed industrial park in accordance with the Beaumont Pointe Specific Plan. Adherence to the Development Standards and Design Guidelines of the Beaumont Pointe Specific Plan would ensure that the development on the Project site would not substantially degrade the existing visual character or quality of public views of the site and its surroundings, and that project impacts are less than significant.

Threshold d: Less -than -Significant Impact. The Project is not anticipated to create substantial light or glare. Compliance with the lighting requirements and standards within Beaumont Municipal Code Chapter 8.50, and Beaumont Specific Plan would ensure that impacts associated with light and glare would be less than significant.

4.1.9 MITIGATION
Impacts would be less than significant and mitigation is not required.

4.1.10 SIGNIFICANCE OF IMPACTS AFTER MITIGATION
Impacts would be less than significant without mitigation.

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Environmental Impact Report 4.2 Agriculture and Forestry Resources

4.2 AGRICULTURE AND FORESTRY RESOURCES
The following analysis in this section is based primarily on information obtained from the California Department of Conservation (CDC) Farmland Mapping & Monitoring Program (FMMP) (CDC, 2016b), the City of Beaumont General Plan (City of Beaumont, 2020a), and the Project's Phase I Environmental Site Assessment prepared by McAlister GeoScience (McAlister GeoScience, 2019).

Refer to Section 7.0, References, for a complete list of these and other reference sources.

4.2.1 EXISTING CONDITIONS
A. Agricultural Resources

1. Regional Agricultural Setting
According to the Riverside County Agricultural Commissioner's Office, in a document entitled, "Riverside County Agricultural Production Report 2018" the top three categories of agricultural resources cultivated in Riverside County (by value) are nursery stock, milk, and table grapes (RCACO, 2018, p. 2). In 2018, the total gross value of agricultural production in Riverside County was approximately $1.30 billion, which represents a 6.3% increase from 2017 when total values slightly exceeded $1.22 billion. In terms of dollar value, agriculture is reported as the largest industry in Riverside County (RCACO, 2018, p. 1).

The Department of Conservation reports that agricultural lands face continuing pressure from urbanization and rising production costs. The DOC 's "California Farmland Conversion Report, 2014- 2016" summarizes land use conversion between 2014 and 2016 (the most recent years for which information has been reported by the DOC), and states that Riverside County as a whole experienced a net loss of 2,761 acres of "Important Farmland" between 2014 and 2016, representing a decline of

0.9% (CDC, 2016a, Table A-25). "Important Farmlands" include Prime Farmland, Statewide Important Farmland, Unique Farmland, and Farmland of Local Importance. From 2010 to 2012, the DOC reported a net loss of 2,761 acres of "Important Farmland" within Riverside County as a whole, which represented a decline of 0.6% (CDC, 2015, Table A-25).

As identified in the City of Beaumont General Plan, approximately 9,000 acres within the General Plan Area is vacant and undeveloped. Much of the vacant land in the Beaumont Planning Area is suitable for agricultural use. However, development of the area severely constrains the viability of agriculture as a continued or permanent use (City of Beaumont, 2020a, p. 49). The City of Beaumont, including the Project site, experiences a high degree of wind, which can result in the blowing of sand and dust and soil erosion. These factors present a challenge to agricultural use, as when agricultural land is exposed down to bare soil requiring plowing or grading operations which can expose soils and create wind erosion hazards (City of Beaumont, 2020a, p. 65).

2. Local Agricultural Setting
Under existing conditions, the Project site is characterized by rugged steep ridges and hillsides with narrow canyons that are generally situated on the southwest portion of the site. Relatively gentle ridges, Lead Agency: City of Beaumont SCH No. 2020099007

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■ D Environmental Impact Report 4.2 Agriculture and Forestry Resources broad canyons, and valleys are located on the northwest portion of the site. The site contains a paved Jack Rabbit Trail road that traverses through the eastern portion of the property and includes a network of unmarked dirt roads and trails. Based on aerial photographs in the Project's Phase I Environmental Site Assessment, between the 1900s and the present, the Project site has not been used for agriculture and has remained relatively unchanged in that it remains vacant and undeveloped (McAlister GeoScience, 2019, p. i).

According to the Riverside County Pass Area Plan, the Project site is designated as Rural Mountainous (RM). The RM designation allows single-family residential uses with a minimum lot size of 10 acres.

The designation allows for limited animal keeping, agriculture, recreational uses, compatible resource development (which may include the commercial extraction of mineral resources with approval of a Surface Mining Permit) and associated uses and governmental use (Riverside County, 2017). The City's General Plan land use designation for the Project site is Rural Residential 1 (RR1), which permits agricultural use. However, the City of Beaumont (City) considers the RR1 land use designation to be primarily residential, where limited agricultural uses are permitted but considered ancillary (or secondary) to the primary purpose of the zone to be used for residential development.

According to the Riverside County Zoning Ordinance, the Project site is zoned as "W-2-20 Controlled Area Development," which is intended for one -family dwellings but permits limited agriculture uses such as field crop and grazing. The City has not adopted any zoning designations for the Project site.

8. Forest Resources
No forestry resources are located on the Project site or in the immediate vicinity of the Project site (Google Earth Pro, 2021). The Project site is not zoned for forestry uses. The Project site has been recently disturbed and contains non-native grassland and Riversidean sage scrub. None of the on -site vegetation is associated with forest land. As such, there are no forest resources within the Project site.

4.2.2 NOTICE OF PREPARATION/SCOPING COMMENTS
A Notice of Preparation (NOP) for the Project was released for public review on September 7, 2020 and an EIR Scoping Meeting was held September 17, 2020. No comments were made during the EIR Scoping Meeting that pertain to agriculture and forestry resources.

4.2.3 REGULATORY FRAMEWORK
The following is a brief description of the State and local environmental laws and related regulations governing the protection of agriculture and forestry resources.

A. State

1. California Land Conservation Act (CLCA)
The California Land Conservation Act (CLCA) of 1965, also known as the Williamson Act (CA Gov.

Code Section 51200, et seq.), enables local governments to enter into contracts with private landowners Lead Agency: City of Beaumont SCH No. 2020099007

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■ D Environmental Impact Report 4.2 Agriculture and Forestry Resources for the purpose of restricting specific parcels of land to agricultural or related open space use. In return, landowners receive property tax assessments which are much lower than normal because they are based upon farming and open space uses as opposed to full market value. Pursuant to Government Code Section 51230, counties and cities may establish Agricultural Preserves, which define boundaries of those areas within which the city or county will be willing to enter into contracts pursuant to the CLCA; Contracts pursuant to the CLCA only are allowed for areas within established Agricultural Preserves.

Agricultural Preserves generally must be at least 100 acres in size; however, a city or county may allow for lesser acreage if a finding is made that the characteristics of the agricultural enterprises in the area are unique and that the establishment of preserves of less than 100 acres is consistent with the general plan of the county or city. Once established, land uses within an Agricultural Preserve must be agricultural in nature, or other such uses that are not incompatible with agricultural uses. For lands within Agricultural Preserves, individual land owners may enter into a Contract with a county or city, which would provide for the exclusion of uses other than agricultural, and other than those compatible with agricultural uses, for the duration of the Contract, even if the land is sold to a new owner. In return for entering into a Contract, the landowner is granted preferential taxes that are based upon agricultural and related land uses rather than fair market value. Contracts may be exited at the option of the landowner or local government by initiating the process of term nonrenewal. Under this process, the remaining contract term (nine years in the case of an original term of ten years) is allowed to lapse, with the contract null and void at the end of the term. During the nonrenewal process, the annual tax assessment continually increases each year until it is equivalent to current tax rates at the end of the nonrenewal period. Under a set of specifically defined circumstances, a Contract may be cancelled without completing the process of term nonrenewal. Contract cancellation, however, involves a comprehensive review and approval process, and the payment of a fee by the landowner equal to 12.5% of the full market value of the property in question (CDC, 2019; California Legislative Info, n.d.).

Under existing conditions, no portion of the Project site is under a Williamson Act contract.

2. Farmland Mapping and Monitoring Program (FMMP)
The goal of the California Department of Conservation's Farmland Mapping and Monitoring Program (FMMP) is to provide consistent, timely, and accurate data to decision makers for use in planning for the present and future of California's agricultural land resources. To meet this goal, FMMP's objective is to provide maps and statistical data to the public, academia, and local, state, and federal governments to assist them in making informed decisions for the best utilization of California's farmland. The FMMP was established in 1982 in response to what was by then a critical need for data on the nature, location, and extent of farmland, grazing land, and urban built-up areas in the State. Government Code Section 65570 mandates FMMP to biennially report to the Legislature on the conversion of farmland and grazing land, and to provide maps and data to local government and the public. The FMMP also was directed to prepare and maintain an automated map and database system to record and report changes in the use of agricultural lands. It was the intent of the Legislature and a broad coalition of building, business, government, and conservation interests that FMMP be non -regulatory, and provide a consistent and impartial analysis of agricultural land use and change in California. With this in mind, Lead Agency: City of Beaumont SCH No. 2020099007

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Environmental Impact Report 4.2 Agriculture and Forestry Resources FMMP provides basic data from which observations and analyses can be made in the land use planning process (CDC, 2004, p. 3).

Pursuant to the FMMP, all lands within California are classified into one of seven map categories. The minimum mapping unit is generally 10 acres, except as otherwise noted (CDC, 2004, p. 6). Provided below is a description of the various map categories established by the FMMP:

Prime Farmland (P): Farmland with the best combination of physical and chemical features able to sustain long-term agricultural production. This land has the soil quality, growing season, and moisture supply needed to produce sustained high yields. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.

Farmland of Statewide Importance (S): Farmland similar to Prime Farmland but with minor shortcomings, such as greater slopes or less ability to store soil moisture. Land must have been used for irrigated agricultural production at some time during the four years prior to the mapping date.

Unique Farmland (U): Farmland of lesser quality soils used for the production of the state's leading agricultural crops. This land is usually irrigated, but may include non -irrigated orchards or vineyards as found in some climatic zones in California. Land must have been cropped at some time during the four years prior to the mapping date.

Farmland of Local Importance (L): Land of importance to the local agricultural economy as determined by each county's board of supervisors and a local advisory committee.

Grazing Land (G): Land on which the existing vegetation is suited to the grazing of livestock.

This category was developed in cooperation with the California Cattlemen's Association, University of California Cooperative Extension, and other groups interested in the extent of grazing activities. The minimum mapping unit for Grazing Land is 40 acres.

Urban and Built -Up Land (D): Land occupied by structures with a building density of at least 1 unit to 1.5 acres, or approximately 6 structures to a 10 -acre parcel. This land is used for residential, industrial, commercial, institutional, public administrative purposes, railroad and other transportation yards, cemeteries, airports, golf courses, sanitary landfills, sewage treatment, water control structures, and other developed purposes.

Other Land (X): Land not included in any other mapping category. Common examples include low density rural developments; brush, timber, wetland, and riparian areas not suitable for livestock grazing; confined livestock, poultry, or aquaculture facilities; strip mines, borrow pits; and water bodies smaller than 40 acres. Vacant and nonagricultural land surrounded on all sides by urban development and greater than 40 acres is mapped as Other Land.

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■ D Environmental Impact Report 4.2 Agriculture and Forestry Resources According to CDC and as shown in Figure 4.2-1, FMMP Farmlands Map, the majority of the Project site is designated as "Other Land" and the remaining portions (60.9 acres) of the site, located around the northern portions of the Project site, is designated "Farmland of Local Importance" (CDC, 2016b).

FMMP Important Farmland Maps are derived from the U.S. Department of Agriculture, Natural Resources Conservation Service soil survey maps using Land Inventory and Monitoring (LIM) criteria.

The LIM criteria classified the land's suitability for agricultural production, which included physical and chemical characteristics of soils, as well as specified land use characteristics (CDC, 2004, p. 5).

8. Local Plans, Policies, and Regulations

1. County of Riverside General Plan
The County of Riverside General Plan, Multipurpose Open Space Element, Figure OS -2, identifies several classifications of important agricultural lands, as established by state and federal agencies in the County. As shown, portions of the site, located around the northern portions of the Project site, is designated "Farmland of Local Importance" (Riverside County, 2015).

2. County of Riverside Municipal Code
The County of Riverside Municipal code contains regulations pertaining to agricultural resources in the County, including:

County of Riverside Municipal Code, Chapter 17.120, A-1 Light Agriculture Zone: Uses permitted under the Light Agriculture Zone include for one -family dwellings, field crops, grazing, farms for small animals, noncommercial raising of hogs, Future Farmers of America (FFA) or 4-H projects, temporary stand for the display and sale of the agriculture produce, public parks and playgrounds, golf courses with standard length fairways, country clubs, home occupations, mining operations. employee housing, and outside storage of materials, such as irrigation equipment and farming machinery.

County of Riverside Municipal Code, Chapter 17.124, A -P Light Agriculture with Poultry Zone: Uses permitted under the Light Agriculture with Poultry Zone include for one -family dwellings, farms for fowls and small animals, grazing of farm stock or animals, farms for the selective or experimental breeding and raising, processing of waste products produced on the property, FFA or 4-H projects, farms for commercial egg production, breaking, separation, pasteurization, containerizing and freezing of eggs, temporary stand for the display and sale of the agriculture produce, public utility facilities and water works facilities.

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LEGEND
Project Boundary
L - Farmland of Local Importance
D - Urban Built -Up Land
X - Other Land
ANN
,
0 275 550 1,100
Feet

4.2 Agriculture and Forestry Resources
Source(s): ESRI, FMMP (2016)
Figure 4.2-1
4th Street
FMMP Farmlands Map
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M❑ Environmental Impact Report 4.2 Agriculture and Forestry Resources County of Riverside Municipal Code, Chapter 17.128, A-2 Heavy Agriculture Zone: Uses permitted under the Heavy Agriculture Zone include for one -family dwellings, water works facilities, nurseries, greenhouses, orchards, grazing of farm stock or animals, farm for small animals, farms for the selective or experimental breeding and raising, noncommercial raising of hogs, FFA or 4-H projects, temporary stand for the display and sale of the agriculture produce, keeping or raising of not more than fifty (50) mature female crowing fowl and ten (10) mature male crowing fowl, home occupations, mining operations, large and small animal hospitals, commercial stables and riding academies, mink farms, signs, public fairgrounds, employee housing, and outside storage of materials, such as irrigation equipment and farming machinery.

County of Riverside Municipal Code, Chapter 17.132, A -D Agriculture -Dairy Zone: Uses permitted under the Agriculture -Dairy Zone include for one -family dwellings in conjunction with a dairy operation, dairy farms and dairy calf, farm for small animals, grazing of farm stock or animals, farms for the selective or experimental breeding and raising, FFA or 4-H projects, temporary stand for the display and sale of the agriculture produce, water works facilities, keeping or raising of not more than fifty (50) mature female crowing fowl and ten (10) mature male crowing fowl, employee housing, and outside storage of materials, such as irrigation equipment and farming machinery.

3. City of Beaumont General Plan
The General Plan identifies goals and policies related to agriculture and forestry resources in the Conservation and Open Space Element. These goals and policies and a discussion of the Project's consistency are discussed in Table 4.11-1, General Plan Applicability Analysis, in EIR Section 4.11, Land Use and Planning.

4. City of Beaumont Municipal Code
As discussed above, the Project Site is in the City's sphere of influence (SOI) and the City has not adopted any zoning designations for the Project site. However, the City of Beaumont Municipal code contains regulations pertaining to agricultural resources in the City, including:

Beaumont Municipal Code, Chapter 17.03, Zoning Map and Zone Districts, Section

17.03.050, Residential, Rural Zone (RR Zone): The Residential, Rural Zone is intended to provide for and encourage the development of agriculturally -orientated low -density residential development to take advantage of the rural environment.

4.2.4 METHODOLOGY
The Project site and surrounding areas were assessed to determine the presence of any farmland, agricultural land, or forest/timberland. Documents and maps from the CDC and the County of Riverside Agricultural Commissioner's Office were reviewed, as well as technical reports prepared for the Project, to determine whether there were any past or are any current agricultural activities on the Project site. This information was used to determine the Project's potential to affect any farmland, land Lead Agency: City of Beaumont SCH No. 2020099007

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• ❑ Environmental Impact Report 4.2 Agriculture and Forestry Resources used or zoned for agricultural purposes, Williamson Act lands, forest lands, or forest/Timberland resources.

4.2.5 BASIS FOR DETERMINING SIGNIFICANCE
The City has not established local CEQA significance thresholds as described in Section 15064.7 of the CEQA Guidelines. Therefore, significance determinations utilized in this section are from Appendix G of the CEQA Guidelines. According to Section II of Appendix G to the CEQA Guidelines, the proposed Project would result in a significant impact to agriculture and forestry resources if the Project or any Project -related component would:
a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to nonagricultural use? b. Conflict with existing zoning for agricultural use, or a Williamson Act contract? c. Conflict with existing zoning for, or cause rezoning of forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)) ?
d. Result in the loss offorest land or conversion offorest land to non forest use? e. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion offorest land to non - forest use?

4.2.6 IMPACT ANALYSIS
Threshold a: Would the Project convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use?
Section 21095 of the CEQA statute and the State CEQA Guidelines Appendix G define three of the FMMP's Important Farmland categories —Prime Farmland, Unique Farmland, and Farmland of Statewide Importance —as agricultural lands for purposes of CEQA analysis and acknowledge that their conversion to nonagricultural uses may be considered a significant impact. As previously stated, based on the most recent FMMP data available for Riverside County (2016) the Project site does not contain any "Prime Farmland," "Unique Farmland," or "Farmland of Statewide Importance." As previously discussed, the majority of the Project site is designated as "Other Land" and the remaining portions (approximately 60.9 acres) of the site, areas located around the northeastern boundary of the Project site and along the SR -60, is designated "Farmland of Local Importance" (CDC, 2016b). The Project site has not been used for agriculture. Therefore, the Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on the maps pursuant to the FMMP Lead Agency: City of Beaumont SCH No. 2020099007

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4.2 Agriculture and Forestry Resources
of the California Resource Agency to non-agricultural use, and less than significant impacts would result.

Threshold b: Would the Project conflict with existing zoning for agricultural use, or a Williamson Act contract?
The Project is zoned under the County of Riverside as "Controlled Development Area" (W-2-20), which is intended for one -family dwellings but includes a broad number of permitted uses, including light agriculture, aviaries, apiaries, grazing of farm animals, and animal husbandry. Additionally, the W-2-20 zone allows the following with a Plot Plan approval: guest ranches, educational institutions, country clubs, churches, and meat cutting/packing plants without slaughtering. The County of Riverside does not consider W-2-20 to be primarily an agricultural use. Additionally, the Project would result in annexation of the Project site to the City of Beaumont. The Project site is not zoned for agricultural use by the City. Accordingly, the Project would not conflict with existing zoning for agricultural use.

The Project site is not located within an agricultural preserve and is not under a Williamson Act contract (RCIT, 2021); therefore, impacts resulting from a conflicting existing Williamson Act contract would be less than significant.

Threshold c: Would the Project conflict with existing zoning for, or cause rezoning of forest land as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g))?
Threshold d: Would the Project result in the loss of forest land or conversion of forest land to non - forest use?
The Project site does not contain any forest land (as defined in Public Resources Code Section 12220(g)), timberland (as defined by Public Resources Code Section 4526), or timberland zoned Timberland Production (as defined by Government Code Section 51104(g)). Accordingly, the Project would not conflict with existing zoning for forest land or timberland and would not result in the loss or conversion of forest land. Accordingly, no impacts relating to existing zoning, or rezoning of, forest land, timberland, or timberland zoned Timberland Production would occur.

Threshold e: Would the Project involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non forest use?
"Farmland" is defined in Section II (a) of Appendix G of the State CEQA Guidelines as "Prime Farmland," "Unique Farmland" or "Farmland of Statewide Importance." As disclosed above in the response to Threshold "a," the Project site has not been used for agriculture, and the Project would not result in the conversion of Farmland to non-agricultural use.

Lead Agency: City of Beaumont
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■ D Environmental Impact Report 4.2 Agriculture and Forestry Resources Additionally, the Project would not result in the indirect conversion of agricultural land to non- agricultural use as a result of land use incompatibilities where agricultural and urban uses interface.

There are no agricultural uses on the Project site or its surrounding area. The only location in the City with Prime Farmland is the Dowling Farms site, which is now vacant and no longer growing row crops.

Therefore, the Project would not result in the conversion of Farmland to non-agricultural uses and no impact would occur.

As discussed in the responses to Threshold "c" and Threshold "d," the Project would not convert forest land to non -forest use.

4.2.7 CUMULATIVE IMPACT ANALYSIS
This cumulative impact analysis considers development of the proposed Project in conjunction with other development projects and planned development in the Project area.

The proposed Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on the maps pursuant to the FMMP of the California Resource Agency to non- agricultural use. Therefore, the Project would not contribute to the cumulative loss of farmland or conversion of farmland to a non-agricultural use. No cumulative impacts would result.

The Project site is located in the City's SOI and is not currently zoned by the City. As noted previously, the County of Riverside does not consider W-2-20 to be primarily an agricultural use. Therefore, the Project would not conflict with zoning for an agricultural use. Furthermore, the Project site does not contain a Williamson Contract under existing conditions. Accordingly, the Project would not have cumulative significant impact due to conflicting with a Williamson Contract.

Additionally, there are no forest lands, timberlands, or Timberland Production zones on the Project site or in the Project site's vicinity, nor are any nearby lands under active production as forest land.

Therefore, cumulatively significant impacts to forest land would not occur and the Project has no potential to result in a cumulatively -considerable impact to the loss of these lands.

4.2.8 SIGNIFICANCE OF IMPACTS BEFORE MITIGATION
Threshold a: Less than Significant Impact. The Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance as shown on the maps pursuant to the FMMP of the California Resource Agency to non-agricultural use, and no significant impacts would result.

Threshold b: Less than Significant Impact. The Project site is not subject to a Williamson Act Contract and is not zoned for agricultural use; therefore, the Project would not conflict with a Williamson Act Contract or agricultural zoning.

Threshold c: No Impact. The Project site is not zoned for forest land; therefore, the Project would not conflict with any zoning for forest land resources.

Lead Agency: City of Beaumont SCH No. 2020099007

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■ u Environmental Impact Report 4.2 Agriculture and Forestry Resources Threshold d: No Impact. There are no forest lands, timberland, or Timberland Production -zoned land on the Project site; therefore, the Project would not result in the loss of forest land or conversion of forest land to non -forest use.

Threshold e: No Impact. The Project would not result in the conversion of farmland to non-agricultural uses, and would not result in the conversion of forest land to non -forest use, and no significant impacts would result.

4.2.9 MITIGATION
Impacts would be less than significant and mitigation is not required.

4.2.10 SIGNIFICANCE OF IMPACTS AFTER MITIGATION
Impacts would be less than significant without mitigation.

Lead Agency: City of Beaumont SCH No. 2020099007

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Environmental Impact Report 4.3 Air Quality

4.3 AIR QUALITY
The following analysis is based in part on information obtained from a technical report entitled, Air Quality Analysis, which was prepared by Urban Crossroads, Inc., is dated August 29, 2022, and is included as Technical Appendix B1 to this EIR (Urban Crossroads, 2022a). Additionally, Urban Crossroads prepared the Health Risk Assessment, which is dated August 29, 2022, and is appended to this EIR as Technical Appendix B2 (Urban Crossroads, 2022b). Refer to Section 7.0, References, for a complete list of reference sources.

4.3.1 EXISTING CONDITIONS
A. South Coast Air Basin
The Project site is located in the South Coast Air Basin (SCAB) within the jurisdiction of South Coast Air Quality Management District (South Coast AQMD). The SCAB encompasses a 6,745 -square mile subregion of the South Coast AQMD, which includes portions of Los Angeles, Riverside, and San Bernardino Counties, and all of Orange County. The SCAB is bounded by the Pacific Ocean to the west and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The Los Angeles County portion of the Mojave Desert Air Basin is bounded by the San Gabriel Mountains to the south and west, the Los Angeles / Kern County border to the north, and the Los Angeles / San Bernardino County border to the east. The Riverside County portion of the Salton Sea Air Basin is bounded by the San Jacinto Mountains in the west and spans eastward up to the Palo Verde Valley.

8. Climate and Meteorology
The regional climate has a substantial influence on air quality in the SCAB. In addition, the temperature, wind, humidity, precipitation, and amount of sunshine influence the air quality. The annual average temperatures throughout the SCAB vary from the low to middle 60s degrees Fahrenheit (°F). Due to a decreased marine influence, the eastern portion of the SCAB shows greater variability in average annual minimum and maximum temperatures. January is the coldest month throughout the SCAB, with average minimum temperatures of 47°F in downtown Los Angeles and 36°F in San Bernardino. All portions of the SCAB have recorded maximum temperatures above 100°F.

Although the climate of the SCAB can be characterized as semi -arid, the air near the land surface is quite moist on most days because of the presence of a marine layer. This shallow layer of sea air is an important modifier of SCAB climate. Humidity restricts visibility in the SCAB, and the conversion of sulfur dioxide (S02) to sulfates (SO4) is heightened in air with high relative humidity. The marine layer provides an environment for that conversion process, especially during the spring and summer months.

The annual average relative humidity within the SCAB is 71% along the coast and 59% inland. Since the ocean effect is dominant, periods of heavy early morning fog are frequent and low stratus clouds are a characteristic feature. These effects decrease with distance from the coast.

More than 90% of the SCAB's rainfall occurs from November through April. The annual average rainfall varies from approximately nine inches in Riverside to fourteen inches in downtown Los Angeles. Monthly and yearly rainfall totals are extremely variable. Summer rainfall usually consists of Lead Agency: City of Beaumont SCH No. 2020099007

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widely scattered thunderstorms near the coast and slightly heavier shower activity in the eastern portion of the SCAB with frequency being higher near the coast.

Due to its generally clear weather, about three-quarters of available sunshine is received in the SCAB.

The remaining one -quarter is absorbed by clouds. The ultraviolet portion of this abundant radiation is a key factor in photochemical reactions. On the shortest day of the year there are approximately 10 hours of possible sunshine, and on the longest day of the year there are approximately 141/2 hours of possible sunshine.

The importance of wind to air pollution is considerable. The direction and speed of the wind determines the horizontal dispersion and transport of the air pollutants. During the late autumn to early spring rainy season, the SCAB is subjected to wind flows associated with the traveling storms moving through the region from the northwest. This period also brings five to ten periods of strong, dry offshore winds, locally termed "Santa Arias" each year. During the dry season, which coincides with the months of maximum photochemical smog concentrations, the wind flow is bimodal, typified by a daytime onshore sea breeze and a nighttime offshore drainage wind. Summer wind flows are created by the pressure differences between the relatively cold ocean and the unevenly heated and cooled land surfaces that modify the general northwesterly wind circulation over southern California. Nighttime drainage begins with the radiational cooling of the mountain slopes. Heavy, cool air descends the slopes and flows through the mountain passes and canyons as it follows the lowering terrain toward the ocean.

Another characteristic wind regime in the SCAB is the "Catalina Eddy," a low level cyclonic (counterclockwise) flow centered over Santa Catalina Island which results in an offshore flow to the southwest. On most spring and summer days, some indication of an eddy is apparent in coastal sections.

In the SCAB, there are two distinct temperature inversion structures that control vertical mixing of air pollution. During the summer, warm high-pressure descending (subsiding) air is undercut by a shallow layer of cool marine air. The boundary between these two layers of air is a persistent marine subsidence/inversion. This boundary prevents vertical mixing which effectively acts as an impervious lid to pollutants over the entire SCAB. The mixing height for the inversion structure is normally situated 1,000 to 1,500 feet above mean sea level. A second inversion -type forms in conjunction with the drainage of cool air off the surrounding mountains at night followed by the seaward drift of this pool of cool air. The top of this layer forms a sharp boundary with the warmer air aloft and creates nocturnal radiation inversions. These inversions occur primarily in the winter, when nights are longer and onshore flow is weakest. They are typically only a few hundred feet above mean sea level. These inversions effectively trap pollutants, such as nitrogen oxides (NOx) and carbon monoxide (CO) from vehicles, as the pool of cool air drifts seaward. Winter is therefore a period of high levels of primary pollutants along the coastline.

1. Project Location and Climate
The City of Beaumont, including the City's Sphere of Influence (SOI) lies within the SCAB, which is under the jurisdiction of the South Coast AQMD. The specific terrain and geographical location Lead Agency: City of Beaumont SCH No. 2020099007

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determine climate within the SCAB. The City of Beaumont lies within the terrain south of the San Gorgonio Mountains and San Bernardino Mountains and northwest of the San Jacinto Mountains.

The City of Beaumont has a warm -summer Mediterranean climate, with temperatures reaching an average of up to 95 degrees Fahrenheit during the summer and 52 degrees Fahrenheit during the winter.

Due to its higher elevation, it is usually 5-10 degrees cooler than its neighboring lower -elevation cities, such as Riverside, Hemet, Perris, San Jacinto, and the Coachella Valley. The annual precipitation is approximately 17 inches, with most rain occurring between the months of November and April.

Approximately 5 to 10 times a year the Project vicinity experiences strong, hot, dry desert winds known as the Santa Ana winds. These winds, associated with atmospheric high pressure, originate in the upper deserts and are channeled through the passes of the San Bernardino Mountains and into the inland valleys. Santa Ana winds can last for a period of hours or days, and gusts of over 60 miles per hour have been recorded.

C. Criteria Pollutants and Associated Health Effects
Criteria pollutants are pollutants that are regulated by federal and state laws through the development of human health based and/or environmentally based criteria for setting permissible levels. Criteria pollutants, their typical sources, and health effects are identified below:
• Carbon Monoxide (CO) is a colorless, odorless gas produced by the incomplete combustion of carbon -containing fuels, such as gasoline or wood. CO concentrations tend to be the highest in the winter during the morning, when little to no wind and surface -based inversions trap the pollutant at ground levels. CO is emitted directly from internal combustion engines; therefore, motor vehicles operating at slow speeds are the primary source of CO in the SCAB. The highest ambient CO concentrations are generally found near congested transportation corridors and intersections. Individuals with a deficient blood supply to the heart are the most susceptible to the adverse effects of CO exposure. The effects observed include earlier onset of chest pain with exercise, and electrocardiograph changes indicative of decreased oxygen supply to the heart. Inhaled CO has no direct toxic effect on the lungs, but exerts its effect on tissues by interfering with oxygen transport and competing with oxygen to combine with hemoglobin present in the blood to form carboxyhemoglobin (COHb). Therefore, conditions with an increased demand for oxygen supply can be adversely affected by exposure to CO. Individuals most at risk to the effects of CO include fetuses, patients with diseases involving heart and blood vessels, and patients with chronic oxygen deficiency. • Sulfur Dioxide (S02) is a colorless gas or liquid. SO2 enters the atmosphere as a pollutant mainly as a result of burning high sulfur -content fuel oils and coal and from chemical processes occurring at chemical plants and refineries. When SO2 oxidizes in the atmosphere, it forms sulfates (SO4). Collectively, these pollutants are referred to as sulfur oxides (SOx). SO2 is a respiratory irritant to people afflicted with asthma. After acute exposure to S02, asthma sufferers can experience breathing difficulties, including airway constriction and reduction in Lead Agency: City of Beaumont SCH No. 2020099007

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breathing capacity. Although healthy individuals do not exhibit similar acute breathing difficulties even after exposure to higher concentrations to S02, animal studies suggest that very high levels of exposure can cause lung edema (fluid accumulation), lung tissue damage, and sloughing off of cells lining the respiratory tract. • Nitrogen Oxides (NOx) consist of nitric oxide (NO), nitrogen dioxide (NO2) and nitrous oxide (N20) and are formed when nitrogen (N2) combines with oxygen (02). Their lifespan in the atmosphere ranges from one to seven days for nitric oxide and nitrogen dioxide, to 170 years for nitrous oxide. Nitrogen oxides are typically created during combustion processes, and are major contributors to smog formation and acid deposition. NO2 is a criteria air pollutant, and may result in numerous adverse health effects; it absorbs blue light, resulting in a brownish - red cast to the atmosphere, and reduced visibility. Of the nitrogen oxide compounds, NO2 is the most abundant in the atmosphere. As ambient concentrations of NO2 are related to traffic density, commuters in heavy traffic may be exposed to higher concentrations of NO2 than those indicated by regional monitoring stations. Population -based studies suggest that an increase in acute respiratory illness, including infections and respiratory symptoms in children (not infants), is associated with long-term exposure to NO2 at levels higher than ambient levels in Southern California. Short-term exposure to NO2 can result in resistance to air flow and airway contraction in healthy subjects. Exposure to NO2 can result decreases in lung functions in individuals with asthma or chronic obstructive pulmonary diseases (e.g., chronic bronchitis, emphysema), as these individuals are more susceptible to the effects of NOx than healthy individuals.
• Ozone (03) is a highly reactive and unstable gas that is formed when volatile organic compounds (VOCs) and NOx, both byproducts of internal combustion engine exhaust, undergo slow photochemical reactions in the presence of sunlight. Ozone concentrations are generally highest during the summer months when direct sunlight, warm temperatures, and light wind conditions are favorable to the formation of this pollutant. Short-term exposure (lasting for a few hours) to ozone at levels typically observed in Southern California can result in breathing pattern changes, reduction of breathing capacity, increased susceptibility to infections, inflammation of the lung tissue, and some immunological changes. Individuals exercising outdoors, children, and people with preexisting lung disease, such as asthma and chronic pulmonary lung disease, are considered to be the most susceptible sub -groups for ozone effects.

An increased risk for asthma has been found in children who participate in multiple sports and reside in communities with high ozone levels.
• Particulate Matter less than 10 microns (PM10) is an air pollutant consisting of tiny solid or liquid particles of soot, dust, smoke, fumes, and aerosols. PM10 also causes reduced visibility.

The size of the particles (10 microns or smaller, about 0.0004 inches or less) allows them to enter the lungs where they may be deposited, resulting in the adverse health effects discussed below for PM2.5.

Lead Agency: City of Beaumont SCH No. 2020099007

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4.3 Air Quality
• Particulate Matter less than 2.5 microns (PM2.5) is a similar air pollutant to PMIo consisting of tiny solid or liquid particles which are 2.5 microns or smaller (which is often referred to as fine particles). The chemical composition of fine particles is highly dependent on location, time of year, and weather conditions. Elevated ambient concentrations of fine particulate matter (PM10 and PM2.5) have been correlated with an increase in respiratory infections, number, and severity of asthma attacks, and increased hospital admissions. Some studies have reported an association between long-term exposure to air pollution dominated by fine particles and increased mortality, reduction in life -span, and an increased mortality from lung cancer. Daily fluctuations in PM2.5 concentration levels have also been related to hospital admissions for acute respiratory conditions in children, to a decrease in respiratory lung volumes in normal children, and to increased medication use in children and adults with asthma. Recent studies show lung function growth in children is reduced with long-term exposure to particulate matter.

The elderly, people with pre-existing respiratory or cardiovascular disease, and children, appear to be more susceptible to the effects of high levels of PM10 and PM2.5. • Volatile Organic Compounds (VOCs) and Reactive Organic Gasses (ROGs) are hydrocarbon compounds (any compound containing various combinations of hydrogen and carbon atoms excluding CO, carbon dioxide, carbonic acid, metallic carbides or carbonates, and ammonium carbonate) that exist in the ambient air. Both VOCs and ROGs are precursors to ozone and contribute to the formation of smog through atmospheric photochemical reactions. VOCs and ROGs have different levels of reactivity; that is, they do not react at the same speed or do not form ozone to the same extent when exposed to photochemical processes.

VOCs often have an odor, including such common VOCs as gasoline, alcohol, and the solvents used in paints. Breathing VOCs can irritate the eye, nose, and throat, which can cause difficulty breathing. In addition, studies have shown that some VOCs can cause damage to the central nervous system.
• Lead (Pb) is a heavy metal that is highly persistent in the environment. Historically, the primary source of lead in the air was emissions from vehicles burning leaded gasoline.

Currently, emissions of lead are largely limited to stationary sources such as lead smelters, battery manufacturers, and waste incinerators. Exposure to low levels of lead can adversely affect the development and function of the central nervous system, leading to learning disorders, distractibility, inability to follow simple commands, and lower intelligence quotient in children. In adults, increased lead levels are associated with increased blood pressure. Lead poisoning can cause anemia, lethargy, seizures, and death. Fetuses, infants, and children are more sensitive than others to the adverse effects of lead exposure.

D. Existing Air Quality
Existing air quality is measured at established South Coast AQMD air quality monitoring stations.

Monitored air quality is evaluated in the context of ambient air quality standards. These standards are the levels of air quality that are considered safe, with an adequate margin of safety, to protect the public health and welfare. National Ambient Air Quality Standards (NAAQS) and California Ambient Air Lead Agency: City of Beaumont SCH No. 2020099007

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Quality Standards (CAAQS) currently in effect are shown in Table 4.3-1, Ambient Air Quality Standards.

The determination of whether a region's air quality is healthful or unhealthful is determined by comparing contaminant levels in ambient air samples to the state and federal standards. At the time of the Air Quality Impact Analysis (AQIA) was performed for this Project, the most recent state and federal standards were updated by the California Air Resources Board (CARB) on May 4, 2016 and are presented in Table 4.3-1. The air quality in a region is considered to be in attainment by the state if the measured ambient air pollutant levels for 03, CO, SO2 (1 and 24 hour), NO2, PM10, and PM2.5 are not exceeded. All others are not to be equaled or exceeded. It should be noted that the three-year period is presented for informational purposes and is not the basis for how the State assigns attainment status.

Attainment status for a pollutant means that the South Coast AQMD meets the standards set by the EPA or the California EPA (Ca1EPA). Conversely, nonattainment means that an area has monitored air quality that does not meet the NAAQS or CAAQS standards. In order to improve air quality in nonattainment areas, a State Implementation Plan (SIP) is drafted by CARB. The SIP outlines the measures that the state will take to improve air quality. Once nonattainment areas meet the standards and additional redesignation requirements, the EPA will designate the area as a maintenance area.

Table 4.3-1 Ambient Air Quality Standards
Pollutant
Averaging
Time
California Standards
National Standards
Concentrati
on
Method
Primary
Secondary
Method
Ozone (03)
1 Hour

0.09 ppm
(180 µg/m3)
Ultraviolet
Photometry
Same as
Primary
Standard
Ultraviolet
Photometry
8 Hour

0.070 ppm
(137 µg/m)

0.070 ppm
(137
3 µg/m )
Respirable
Particulate
Matter
(PMio)
24 Hour
50 µg/m3
Gravimetric or
Beta Attenuation
150 µg/m3
Same as
Primary
Standard
Inertial
Separation and
Gravimetric
Analysis
Annual
Arithmetic
Mean
20 µg/m3
___
Fine
Particulate
Matter
(PM2.5)
24 Hour
---
---
35 µg/m3
Same as
Primary
Standard
Inertial
Separation and
Gravimetric
Analysis
Annual
Arithmetic
Mean
12 µg/m3
Gravimetric or
Beta Attenuation

12.0 µg/m3
15 µg/m3
Carbon
Monoxide
(CO)
1 Hour
20 ppm
(23 mg/ m3)
Non -Dispersive
Infrared
Photometry
(NDIR)
35 ppm
(4
(4m30 mg/
)
Non -Dispersive
Infrared
Photometry
(NDIR)
8 Hour

9.0 ppm
(10 mg/ m3)
9 ppm
(10 mg/
m)
---
8 Hour
6 ppm
---
---
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4.3 Air Quality
Pollutant
Averaging
Time
California Standards
National Standards
Concentrati
on
Method
Primary
Secondary
Method
(Lake
Tahoe)
(7 mg/ m3)
Nitrogen
Dioxide
(NO2)
1 Hour

0.18 ppm
(339 µg/ m3)
Gas Phase
Chemiluminesce
nce
110 ppb
(188µg/
m3)

Gas Phase
Chemiluminesc
ence
Annual
Arithmetic
Mean

0.030 ppm
/ m3
(57µ,g/ )

0.053 ppm
(100
µg/m3)
Same as
Primary
Standard
Sulfur
Dioxide
(SO2)
1 Hour

0.25 ppm
(665µ,g/ m3)
Ultraviolet
Fluorescence
75 ppb
(196 µg/
m3)
---
Ultraviolet
Fluorescence;
Spectrophotom
etry
(Pararosaniline
Method)
3 Hour
---
---

0.5 ppm
(1300 µg/
m3)
24 Hour
(10� µgpm3)

0.14 ppm
(for certain
areas)
---
Annual
Arithmetic
Mean

0.030 ppm
(for certain
areas)
---
Lead
30 Day
Average
Atomic
Absorption
High Volume
Sampler and
Atomic
Absorption
Calendar
Quarter

1.5 µg/ m3
(for certain
areas)
Same as
Primary
Standard
Rolling 3-
Month
Average

0.15 1.5
µg/ m3
Visibility
Reducing
Particles
8 Hour
• • •
Beta Attenuation
and
Transmittance
through filter
tape
No National Standards
Sulfates
24 Hour
Ion
Chromatography
Hydrogen
Sulfide
1 Hour

0.03 ppm
(42 µg/ m3)
Ultraviolet
Fluorescence
Vinyl
Chloride
24 Hour

0.01 ppm
(26 µg/ m3)
Gas
Chromatography
See footnotes in Table 2-3, Technical Appendix B].

Source: (Urban Crossroads, 2022a, Table 2-3)
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4.3 Air Quality
E. Regional Air Quality
Air pollution contributes to a wide variety of adverse health effects. The EPA has established NAAQS for six of the most common air pollutants: CO, Pb, 03, particulate matter (PM10 and PM2.5), NO2, and SO2 which are known as criteria pollutants. The South Coast AQMD monitors levels of various criteria pollutants at 37 permanent monitoring stations and 5 single -pollutant source Pb air monitoring sites throughout the air district. On February 21, 2019, CARB posted the 2018 amendments to the state and national area designations. The attainment status for criteria pollutants within the SCAB is summarized in Table 4.3-2, Attainment Status of Criteria Pollutants in the South Coast Air Basin.

Table 4.3-2 Attainment Status of Criteria Pollutants in the South Coast Air Basin Criteria Pollutant
State Designation
Federal Designation
03 — 1 -hour standard
Nonattainment
--
03 — 8 -hour standard
Nonattainment
Nonattainment
PMIo
Nonattainment
Attainment
PM2.5
Nonattainment
Nonattainment
CO
Attainment
Unclassifiable/ Attainment
NO2
Attainment
Unclassifiable/ Attainment
SO2
Unclassifiable/ Attainment
Unclassifiable/ Attainment
Pb
Attainment
Unclassifiable/ Attainment
"—" The national 1 -hour 03 standard was revoked effective June 15, 2005.

Source: (Urban Crossroads, 2022a, Table 2-4)
F. Air Quality History and Trends

1. Criteria Pollutants
In 1976, California adopted the Lewis Air Quality Management Act which created South Coast AQMD from a voluntary association of air pollution control districts in Los Angeles, Orange, Riverside, and San Bernardino counties. The geographic area of which South Coast AQMD consists is known as the SCAB. South Coast AQMD develops comprehensive plans and regulatory programs for the region to attain federal standards by dates specified in federal law. The agency is also responsible for meeting state standards by the earliest date achievable, using reasonably available control measures.

South Coast AQMD rule development through the 1970s and 1980s resulted in dramatic improvement in SCAB air quality. Nearly all control programs developed through the early 1990s relied on (i) the development and application of cleaner technology; (ii) add-on emission controls, and (iii) uniform CEQA review throughout the SCAB. Industrial emission sources have been significantly reduced by this approach and vehicular emissions have been reduced by technologies implemented at the state level by CARB.

The South Coast AQMD is the lead agency charged with regulating air quality emission reductions for the entire SCAB. South Coast AQMD created AQMPs which represent a regional blueprint for achieving healthful air on behalf of the 16 million residents of the SCAB. The 2012 AQMP states, "the remarkable historical improvement in air quality since the 1970's is the direct result of Southern Lead Agency: City of Beaumont SCH No. 2020099007

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■ D Environmental Impact Report 4.3 Air Quality
California's comprehensive, multiyear strategy of reducing air pollution from all sources as outlined in its AQMPs." The continued improvement has been further demonstrated in the subsequent update of the AQMP in 2016.

Emissions of 03, NOx, VOC, and CO have been decreasing in the SCAB since 1975 and are projected to continue to decrease through 2031. These decreases result primarily from motor vehicle controls and reductions in evaporative emissions. Although vehicle miles traveled (VMT) in the SCAB continue to increase, NOx and VOC levels are decreasing because of the mandated controls on motor vehicles and the replacement of older polluting vehicles with lower -emitting vehicles. NOx emissions from electric utilities have also decreased due to use of cleaner fuels and renewable energy. 03 contour maps show that the number of days exceeding the 8 -hour NAAQS has decreased between 1980 and 2019. In the 2019 period, there was an overall decrease in exceedance days compared with the 1980 period.

However, as shown in Exhibit 4.3-1, South Coast Air Basin Ozone Trend, 03 levels have increased in the past two years due to higher temperatures and stagnant weather conditions. Notwithstanding, 03 levels in the SCAB have decreased substantially over the last 30 years with the current maximum measured concentrations being approximately one-third of concentrations within the late 70's.

The overall trends of PM10 and PM2.5 levels in the air (not emissions) show an overall improvement since 1975. Direct emissions of PM10 have remained somewhat constant in the SCAB and direct emissions of PM2.5 have decreased slightly since 1975. Area wide sources (fugitive dust from roads, dust from construction, and other sources) contribute the greatest amount of direct particulate matter emissions.

Lead Agency: City of Beaumont SCH No. 2020099007

■■ Beaumont Pointe Specific Plan
Basin Days Exceeding
Environmental Impact Report

4.3 Air Quality
250
225
200
175
150
125
100
75 50
25 0
195
Exhibit 4.3-1: South Coast Air Basin Ozone Trend
195319%6
■ 1 -Hour Stage 1 Episode
■ 1 -Hour Health Advisory
■ 1979 1 -Hour NAAQS
■ 1997 8 -Hour NAAQS
■ 2008 8 -Hour NAAQS
■ 2015 8 -Hour NAAQS
1938
2 1
5 1
S
1 20°1

YEAR /OA
201 2010
703
2016
Source: (Urban Crossroads, 2022a, Table 2-5)
1019
As with other pollutants, the most recent PM10 statistics show an overall improvement as illustrated in Exhibit 4.3-2, South Coast Air Basin PM10 Trend (based on Federal Standard) and Exhibit 4.3-3, South Coast Air Basin PM10 Trend (based on State Standard). During the period for which data are available, the 24 -hour national annual average concentration for PM10 decreased by approximately 48%, from 103.7 microgram per cubic meter (µg/m3) in 1988 to 55.5 µg/m3 in 2020. Although the values are below the federal standard, it should be noted that there are days within the year where the concentrations will exceed the threshold. The 24 -hour state annual average for emissions for PM10, have decreased by approximately 64%, from 93.9 µg/m3 in 1989 to 33.9 µg/m3 in 2020. Although data in the late 1990's show some variability, this is probably due to the advances in meteorological science rather than a change in emissions. Similar to the ambient concentrations, the calculated number of days above the 24 -hour PM10 standards has also shown an overall drop.

Lead Agency: City of Beaumont SCH No. 2020099007