Beaumont City Council
June 18, 2024

(1)
community along interior streets. The Landscape Concept Plan, Exhibit III - 15, identifies the location of the various monumentation treatments throughout the community as described and illustrated on the following pages.

Major Community Entry
As illustrated by Exhibit III -15, Landscape Concept Plan, Heartland's major community entry will be located at the intersection of Potrero Boulevard and its southern intersection with Heartland's Collector Loop Road. This community entry represents the primary gateway into the Heartland community. The major community entry, Exhibit 1II-16, will convey an appealing mixture of relaxed countrified charm and contemporary sophistication. This condition will be achieved through the use of such materials as boulder outcroppings and bermed turf treatments in combination with a dense backdrop of large canopy trees accented by shrub massing and ground cover understory. The canopy tree and shrub massing treatment will be perpetuated within the expanded parkways provided in Potrero Boulevard and Heartland's Collector Loop Road through the application of randomly spaced street trees intermixed with drifts of evergreen grove trees and deciduous accent trees. The community entry theme will be further enhanced by incorporating a meandering sidewalk in combination with a three rail wood fence. The use of boulders, cobble and tree and shrub massing as a significant component to the overall community entry theme will be carried over and applied to the raised landscaped medians designed for Potrero Boulevard and Heartland's Collector Loop Road.
(2) Secondary Community Entry
As illustrated by Exhibit I1I-15, Landscape Concept Plan, Heartland's secondary community entry will be located at the intersection of Potrero Boulevard and Heartland's Collector Loop Road (north), as depicted by Exhibit III -17. While this entry plays a subordinate role to the major community entry in terms of location and exposure from daily traffic volumes, the intersection nonetheless represents a significant market entry.

As such, the secondary entry and identity node area shall convey the same . character as the major community entry except at a slightly reduced scale and intensity. This approach will provide a consistent landscape theme that extends the entire Protrero Boulevard frontage and continues on through the major and secondary community entry/identity nodes.
(3) Identity Node
Located at the intersection of Heartland's Loop Road (south) and local collector road (entrance to Planning Area No. 1), this area provides an

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Street Trees - Random Spacing
with Intermixed Drifts of Evergreen
Grove Trees and Deciduous Accents
(Typical)
Area 12
Neighborhood Commercial
Parking Area
Shade Tree
(Typical)
Bermed Turf
Parkways ..._ ..Commercial Monument Signage
(Typical) with Accent Landscape / Berm
MINIM
- Textured Concfete oi' Rock
Median Nose (Typical)
3 Rail Wood Fencing
(See Exhibit No.1II - 36
Bermed Turf
Boulder Outcroppings
(Typical)
Flowering Accent Trees (Typical)
Potrero Blvd.
60' f Landscaped Slope (Typical)
(See Exhibit No. III - 24)
Area 1
Low Density
Residential
Accent Tree Grouping !
(Typical)
ri
•i„; ffq• ;• Tyr-rr- T -
Community Monument Signage
with Accent Landscape / Berm
Major Community Entry
N
Key Map
Community Wall
(See Exhibit No. III - 36)
1 Class II Bike Lane
Vertical Form Tree Grouping
with Shrub Masssing and
Ground Cover. Understory
Heartland Specific Plan
Beaumont, California
Not to Scale 0
N
S'Meandering Sidewalk
(Typical)
Project Boundary

HE A R T L A N D
Exhibit No.: III - 16
-Page 126/ of 184/

Area 1
Low Density
Residential
Landscaped Slope
(See Exhibit No. III - 24)
Community Wall
(See Exhibit No. III - 36)
Meandering
Sidewalk
(Typical)
Bermed Turf
Parkway
(Typical)
Street Trees -Random
SpacingWith Intermixed
Evergreen Grove Trees
and Deciduous Accent
Trees (Typical)
Community View Fencing
(See Exhibit No. III - 36)
Flowering Accent
Trees (Typical)
Textured Concrete
or Rock Median Nose
(Typical)
Boulder
Outcroppings
(Typical)
Bermed Turf
/ Painted Median
Community Monument Signage With
Accent Landscape / Berm
f
3 Rail Wood Fencing
(See Exhibit No. III - 36)
Shrub Massing and Ground
Cover Parkway (Typical)
Street Trees - Uniform
Spacing (Typical)
Area 11
San Timoteo Creek
Open Space
Vertical Form Tree Grouping
With Shrub Massing and Ground
Cover Understory
2:1 Max. Slope With Rip Rap
Creek Protection (Typical)
Potrero Blvd.

Secondary
Community Entry
N
Key Map
Heartland Specific Plan
Beaumont, California
Not to Scale
11 E A R T L A N D
Exhibit No.: III - 17

opportunity to create an internal project -wide monument sign in combination with a community directory. See Exhibit III -18, Identity Node. The design theme is intended to be consistent with the major and secondary community entries, only at a reduced scale. As such, the identity node will consist of scattered boulder outcroppings which may include a water feature in combination with a dense backdrop with large canopy trees accented by shrubs and groundcover understory. This treatment will be carried through the expanded parkway provided in the local collector street servingplanning area number 1 and Heartland's Collector Loop Road. Consistent with the major community entry, the identity node area will also incorporate a meandering sidewalk accompanied by a three rail wood fence. (4) Neighborhood Entries
Neighborhood entries will occur at twelve (12) locations along residential streets that intersect with Heartland's Collector Loop Road. See Exhibit 111- 1 9, Typical Neighborhood Entry. Neighborhood entries will reflect design elements consistent with the major and secondary community entries and identity node areas. However, the size of these neighborhood entries and associated monumentations will be scaled back as they emphasize individual neighborhood characteristics. As such, the neighborhood entries will utilize boulder outcroppings in conjunction with the monument signage. As a backdrop to the monumentation and boulder outcropping features, the neighborhood entries will incorporate a canopy and flowering accent tree treatment that will extend along the adjoining local street rights -of -way and along Heartland's Collector Loop Road.
(5) Industrial Park Entry
As illustrated by Exhibit III -15, Landscape Concept Plan, Heartland's industrial park entry treatments will occur at the industrial entrance from.

San Timoteo Canyon Road and the entrance from Potrero Boulevard. The industrial park entry and monumentation treatment. as .depicted by Exhibit III -20 (Industrial Park Entry) will provide an overall sense of continuity and theme throughout the industrial park area. In addition, the industrial park. entry/monumentation theme will incorporate features that will provide a sense of continuity with Heartland's major and secondary community entries that also occur along Potrero Boulevard. To achieve design continuity, the industrial park entries will also utilize boulder outcroppings and bermed turf treatments in combination with a dense backdrop of large canopy trees accented by shrub massing and groundcover understory. The canopy trees and shrub massing features will be perpetuated within the industrial collector street parkway and within the expanded parkway area provided in Potrero Boulevard.

III- 60 SPECIFIC PLAN: Landscape PIEe 1269 of 1847

Area 3
Medium Density.

Residential
Street Trees
Uniform Spacing
Bermed Turf
Parkways
(Typical)
Community Wall
(See Exhibit No. III - 36)
Hedgerow Parkway
Adjacent Wall (Typical)
Accent
Landscape
Community Directory
Monument Signage
Water Feature
;D1
— Flowering Accent Tree
Groupings (Typical)
Heartland Specific Plan
Beaumont, California -�-
Not to Scale
Area 5
Medium Density
Residential
Boulder
Outcroppings
- (Typical)
Area 7
Paseo / Sports Park
Tot Lot
Shade Arbor
MOSto
Area 12
Neighborhood
Commercial
Tennis Court

Identity Node
Key Map
3 Rail Wood Fencing
(See Exhibit No. III - 36)
Class II Bike Lanes (Typical)
Street Trees - Random Spacing With
Intermixed Evergreen Grove Trees and
Deciduous Accent Trees
5' Meandering Sidewalks (Typical)

H E A R T L A N D
Exhibit No.: III - 18

Typical Neighborhood
Entry
6' Curbside
Sidewalk
Side Yard Fencing (Typical)
(See Exhibit No. III - 36)
Shrub Massing and
Ground Cover Slope Planting
(Typical)
Evergreen Background Grove Trees
with Deciduous Accent Trees
(Typical)
5' Meandering
Sidewalk
(Typical)
."4„voiN- 4ep
Burmed Turf
Parkway —
(Typical)
-a
0 C4
C3
0 Boulder Outcroppings --
Monument Signage
Enhanced Planting
Heartland Specific Plan
Beaumont, California
-��� t � ate'- . .o�r
Flowering Accent
Tree Grouping
Collector Loop Road
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Flowering
Accent Trees
Street Trees
- Uniform Spacing
(Typical) s
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MOM OS MI
Key Map
Community Wall
(See Exhibit No. III - 36)
Class II Bike Lanes
(Typical)

H E A R T L A N D
Exhibit No.: III - 19

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3 Rail Wood Fencing
(See Exhibit No. III - 36)
Street Trees Uniform
Spacing (Typical)
Area 9
San Timoreo Creek
Open Space
Shrub Massing and
Ground Cover Parkway
2:1 Max Slope With
Rip Rap Creek
Protection (Typical)
Painted Median
Potrero Blvd.

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0 0
0'3
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Boulder Outcroppings
(Typical)
Industrial Monument Signage
With Accent Landscape / Berm
Bermed Turf
Bermed Turf
Parkway (Typical)
6' Curbside Sidewalk
Area 11
Industrial Park
Community Wal
(See Exhibit No_ III - 36)
-191-**Apirignairimr\---
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Flowering Accent Trees
(Typical)
Industrial Park Entry
N
Key Map
Landscaped Slope
(See Exhibit No. III - 24)
Street Trees- Random Spacing With
Intermixed Evergreen Grove Trees and
Deciduous Accent Trees (Typical)
Vertical Form Tree Grouping With
Shrub Massing and Ground Cover
Understory
Heartland Specific Plan
Beaumont, California
Not to Scale

H E A R T L A N
Exhibit No.: III - 20
Pa
e 1272 of 1847

(6) Paseo Park Activity/Entry Node
The paseo sports park trail system will provide non -vehicular (pedestrian) area -to -area links within the Heartland community. Exhibit III -21, Paseo Park Activity/Entry Node, illustrates the manner in which the paseo can be accessed from a public street by way of a paseo park neighborhood entry. A 5 foot secondary paseo path will lead pedestrians from the public street (typically a cul-de-sac) onto an 8 foot primary paseo path which is linked to the various activity nodes. The 5 foot secondary paseo path will meander between paseo accent trees planted in combination with shrub massing and ground cover. This landscape concept will be carried through the paseo park/residential interface creating an effective land use buffer treatment.

STREETSCAPE THEMES
The selection of trees, shrubs, groundcovers and vines will establish the overall landscape character for the Heartland community and play a pivotal role in unifying the various land uses in a cohesive community design.

In several instances throughout the Specific Plan, particularly within the residential enclaves, additional landscape areas have been incorporated in the form of expanded parkways. This design feature serves to enhance' the visual quality of the streetscape and softens the transition between the various collector roadways and the adjacent residential planning areas.

The ensuing discussion will describe both texturally and illustratively the varied streetscapes that can be observed throughout the Heartland community. In some instances, the streetscapes are quite similar and only represent slight variations on a particular theme while in other instances, the streetscapes are quite varied and exhibit very distinctive design elements.

The Landscape Concept Plan, Exhibit III -15, identifies the location of the various streetscape cross -sections throughout the community as described and illustrated on the following pages.
(1)
Urban Arterial (Potrero Boulevard)
As discussed in the Circulation Section of this text, Potrero Boulevard. (also known as the 4th Street Extension) represents a six (6) lane divided urban arterial highway which provides primary access to the Heartland community by way of State Route 60. The westerly half width of Potrero Boulevard interfaces with residential land uses located within planning area number 1 in addition to Heartland's neighborhood commercial center and industrial

SPECIFIC PLAN: Landscape Plan III -61.

i
Area 2
Low Density Residential
Tot Lot
Evergreen Background Grove
Trees with Deciduous Accent
Trees (Typical)
Shade Arbor
8' Primary Paseo Path
(Typical)
Evergreen Canopy
Accent Trees
Exercise Station
Paseo Accent Trees (Typical)
Paseo Park
Neighborhood Entry
Heartland Specific Plan
Beaumont, California
Area 3
Medium Density Residential
Street Trees
- Uniform Spacing
(Typical)
Side Yard Fencing (Typical)
(See. Exhibit No. III -36)
Community View Fencing
(See Exhibit No. III 36)
Shrub massing and Ground
Cover Buffer (Typical)
60' Pipeline
Easement
10' Max. Landscape
Encroachment
5' Secondary Paseo Path
Not to Scale
Paseo Park Activity /
Entry Node
N
Key Map

H E A R T L A N
Exhibit No.: III - 21
Paae 1274 of 1847

park area complex. The parkway of Potrero Boulevard along this entire interface condition has been expanded a minimum of 12 feet to accommodate a meandering sidewalk, community theme wall where appropriate and dense stands of trees and shrub plantings in combination of randomly spaced street trees with intermixed drifts of evergreen grove trees and deciduous accent trees (see Exhibit III -22). This expanded landscaped parkway treatment will enhance the overall visual quality of Potrero Boulevard and soften the transition between Potrero Boulevard and the adjacent residential, commercial and industrial land uses. In addition, Potrero Boulevard will incorporate a 14 foot wide raised landscape median. This design feature will provide a physical barrier between the north and south bound .traffic and enhance the visual character of the roadway in a manner consistent with other landscape features applied throughout the Heartland community, particularly at the major and secondary community entries. (2)
Collector Loop Road (Southern Entry)
The intersection of Heartland's Collector Loop Road (South) with Potrero Boulevard represents the primary gateway/market entry to the Heartland community. Consistent with the entry monumentation and related landscaping, the streetscape concept as illustrated by Exhibit III -23, Streetscape Collector Loop Road, will emphasize a sense of openness. This condition will be achieved by expanding the southern parkway by an additional 12 feet (minimum) in which to accommodate street trees, intermixed with drifts of evergreen grove trees and flowering accent trees.

The expanded parkway open space area will also accommodate a meandering sidewalk and three rail wood fence, these features in conjunction with the above referenced tree massing will be perpetuated through the entry monumentation area to create a consistent visual effect. The slope condition located between the Collector Loop Road and the neighborhood commercial center as depicted by Exhibit III -23 will be landscaped in a manner consistent with the above referenced parkway treatment and as such create a sense of continuity between the parkway landscaping treatment and the. landscaping applied to the slope transition area. The parkway landscape treatment will be carried over and applied to the raised median, which will be similarly planted in terms of tree groupings, shrub massing and ground cover understory. The north side of the Collector Loop Road will also possess an expanded open space condition by transitioning the parkway into the easternmost segment of the paseo sports park. This approach will provide ample area in which to apply tree groupings and other landscape amenities in a manner consistent with the southern parkway. As .depicted by Exhibit III -23, the paseo sports park will be orientated towards the rear yard area of residential lots located within Planning Area 1. The landscape treatment along this interface will consist of evergreen grove trees with deciduous accent trees in combination with ground cover, shrub massing and community wall to create an effective buffer between the open space/paseo and the residential units. In addition, the grading along this interface will III- 62 SPECIFIC PLAN: Landscape plane 1275 f 1847

1 Street Trees - Random Spacing with
Intermixed Drifts of Evergreen Grove
Trees and Deciduous Accent Trees
5' Meandering Sidewalk
Shrub Massing Buffer
Adjacent Wall
Community Wall
(See Exhibit No. III - 36)
Landscaped Slope (Typical)
(See Exhibit No. III - 24)
Residential
Medium Lot
Rear Yard
Open Space
Landscaped Lot
Min.

Varies
Heartland Specific Plan
Beaumont, California
R/W
Project Boundary
-118' ROW
1 Vertical Form Tree Grouping with
Shrub Massing and Ground Cover
Understory @ Median
Flowering Accent Trees
@ End of Medians
(Typical)
Not a Part
Streetscape
Urban Arterial (Potrero Blvd_)
Section G - G
HE A

T L A ND
Exhibit No.: III - 22

J

3 Rail Fence
- Meandering @
Top of Slope
Neighborhood
Commercial
Landscaped Slope (Typical)
(See Exhibit No. III - 24)
25' Min.
-•Slope
Vanes
12'
Setback Min.

Varies
Open Space
Landscaped Lot RiW
Street Trees - Random Spacing With
Intermixed Drifts of Evergreen Grove
Trees and Deciduous Accent Trees
Flowering Accent Tree Groupings @
Feature Locations
5' Meandering
Sidewalk (Typical)
Vertical Form Tree Groupings With
Shrub Massing and Ground Cover
Understory
Heartland Specific Flan
Beaumont, California
Class II
' ♦ 7' ♦ Bike Lane
94' ROW
R/W
Ground Cover and
Shrub Massing Buffer /
Adjacent Wall (Typical)
Landscape
Encroachment
Paseo Park - Varies
60' Pipeline Easement
3 Rail Fence
- Meandering
Open Turf Area
Evergreen Grove Trees With
Deciduous Accent Trees
�1 0' Slope
i ♦
Max. •
Varies
Streetscape
Collector Loop Road
(South Entry)
Section F - F
Rear Yard
Community Wall
(See Exhibit No. III - 36)
Residential Lot
Landscaped Slope (Typical)
(See Exhibit No. IIi - 24)

H E A R T L A N D
Exhibit No.: III - 23

lower the residential pads below the paseo sports park, creating a 2 to 1 slope of variable height. The landscaping to be applied along this slope interface will be consistent with the typical landscape slope treatment as depicted by Exhibit III -24.
(3)
Collector Loop Road (North)
The intersection of Heartland's Collector Loop Road (North) with Potrero Boulevard represents the secondary gateway/market entry to the Heartland community. The streetscape concept for this segment of the Collector Loop Road will provide an expanded parkway of 12 feet minimum, which when combined with the standard parkway of 11 feet will create a total parkway area of not less than 23 feet. The corresponding roadway cross section is illustrated by Exhibit III -4a, Cross Section E -E. The expanded parkway design concept will provide additional space in which to accommodate a meandering sidewalk and to soften the transition between the Collector Loop Road and the adjacent residential units through the use of landscape treatments as depicted in Exhibit III -25, Streetscape Collector Loop Road North Entry. The expanded landscape parkway treatment will also enhance the overall visual and esthetic quality -of Heartland's Collector Loop Road as viewed from the public right-of-way. The parkway landscape treatment will be carried over and applied to the raised median, which will be similarly planted in terms of tree groupings, shrub massing and ground cover understory. The north side of the Collector Loop Road, adjacent to San Timoteo Creek, will be planted in a manner consistent with the southern parkway and raised median treatment only confined to a parkway area of 5 feet. For public safety reasons and to protect the resources located within the San Timoteo Creek open space and conservation area, a sidewalk has been intentionally excluded as a design feature. Additionally, a three rail wood fence will be incorporated into the landscape concept to enhance the visual effect and to serve as a practical barrier against intrusion into the conservation corridor area.
(4) Collector Road Streetscape (Section H -H)
The Collector Road segregating Planning Area 1 and Planning Area 2 will have two distinct streetscapes. The eastern half width will have rear yards orientated towards the collector street and as such an additional 9 feet of open space has been incorporated into the parkway in .order to accommodate a landscape buffer treatment as depicted by Exhibit I1I-26, Streetscape Collector Road. The western half width will have lots fronting the collector street, creating a more conventional streetscape consisting of uniformly spaced street trees, turf parkway and curb side sidewalk, as depicted by Exhibit II1-4c, Streetscape Collector Road (Section H -H). gage 1278 of IRA -FPECIFIC PLAN: Landscape Plan III- 63

Typical Landscape Slope
Wall / Fence @ Top of Slope
(Typical)
Height Varies
Heartland Specific Plan
Beaumont, California
Evergreen Background Grove Trees
with Deciduous Accent Trees Planted
in Drifts (Typical)
Shrub Massing and Ground
Cover Understory (Typical)
Accent Shrubs

H E A R TL A N D
Exhibit No.: III - 24

i
Street Trees
- Uniform Spacing
Evergreen Background Grove Trees
with Deciduous. Accent Trees
Flowering
Accent Trees
@ Feature Locations
Community View Fencing
(See Exhibit No. III - 36)
Residential Lot
Landscaped Slope (Typical)
(See Exhibit No. III - 24)
5' Meandering
Sidewalk (Typical)
Rear Yard
Open Space
Landscaped Lot
Varies
R/W
R/W
Heartland Specific Plan
Beaumont, California
70' ROW
Vertical Form Tree Grouping
with Shrub Massing and
Groundcover Understory
Varies
Street Tree
- Uniform Spacing
Shrubs and Ground
Cover Parkway
3 Rail Wood Fence
(See Exhibit No. III - 36)
Rip Rap Creek Protection
Existing Alluvial
Fan Sage Scrub
Timoteo Creek
Streetscape
Collector Loop Road
(North Entry)
Section E - E

H E A R TL A
Exhibit No.: III - 25

J

Evergreen Grove Trees with
Deciduous Accent Trees
Ground Cover and
Shrub Massing
Street Trees
- Uniform Spacing
5' Meandering
Sidewalk
SCION
Residential Lot
Side Yard Fencing
Front Yard Landscaping
6' Curb Side
Sidewalk
Front Yard
Setback
R/W
R/W
Heartland Specific Plan
Beaumont, .California
Turf Parkway
Streetscape
Collector Road
Section H - H
Residential Lot
Community Wall
(See Exhibit No_ III - 36)
Open Space
Landscaped Lot
�— Sideyard Setback
10' @ 1 -Story
15' @ 2 -Story
66' ROW

AR T L A ND
Exhibit No.: III - 26

(5)
Streetscape Collector Loop Road (Section D -D)
The streetscape as illustrated by Exhibit 1II-27, Streetscape Collector Loop Road, depicts the typical streetscape concept with the rear yard area of residential units orientated towards the Collector Loop Road. The streetscape concept for this segment of the Collector Loop Road will provide an expanded parkway of 12 feet minimum on each side of the right-of-way when combined with the standard parkway of 8 feet will create a total parkway/open space area with not less than 20 feet. The corresponding roadway cross section is illustrated by Exhibit III -4a, Cross Section D -D. The expanded parkway design concept will provide additional open space in which to accommodate a meandering sidewalk and a landscape buffer treatment consisting of evergreen background grove trees, deciduous accent trees, in combination with shrub massing and uniformly spread street trees. The expanded parkway design concept will soften the transition between the Collector . Loop Road and the adjacent residential units and enhance the overall visual and esthetic quality of Heartland's Collector Loop Road as viewed from public spaces.
(6) Streetscape Collector Loop Road (Section Ea -Ea)
For a distance of approximately 1200 feet, Collector Loop Road will interface with the Heartland elementary school site. Exhibit II1-28, Streetscape Collector Loop Road (Section Ea -E3) illustrates the streetscape concept for this segment of the Collector Loop Road which will provide an expanded parkway/landscape setback of 20 feet which when combined with the standard parkway of 11 feet will create a total parkway area of 31 feet. The corresponding roadway cross section is illustrated by Exhibit III -4b, Cross -Section Ea -E3. The expanded parkway design concept adjacent to the school facility will provide additional open space in which to accommodate a bermed landscaped treatment consisting of randomly spaced street trees intermixed with drifts of evergreen grove trees and deciduous accent trees in combination with shrub massing and ground. cover. The school facility/parkway interface treatment will soften the.visual impacts associated with the school facility's large consolidated asphalt parking area as viewed from the Collector Loop Road. In order to accommodate the pedestrian traffic anticipated to occur in conjunction with school activities, this segment of the Collector Loop Road parkway landscaping will incorporate a 10 foot curbside sidewalk as an alternative to the 6 foot meandering sidewalk applied throughout the remaining segments of the Collector Loop Road parkway.

The north side of the Collector Loop Road, adjacent to San Timoteo Creek, will be planted in a manner consistent with the parkway adjacent to the school site, only confined to a parkway area of 5 feet. For public safety reasons and to protect the resources located within the San Timoteo Creek open space and conservation area, a sidewalk has been intentionally excluded as a design element. Additionally, a three rail wood fence will be III- 64 SPECIFIC PLAN: Landscape pia
e 1282 of 1847

Evergreen Background Grove Trees
with Deciduous Accent Trees
�n6111pll
Itllll
Residential Lot
10'
Rear Yard
Open Space
Landscaped Lot
X12' Min.

Varies
R/W
heartland Specific Plan
Beaumont, California
Shrub Massing Buffer
Adjacent Wall
Street Trees
- Uniform Spacing
Mounded Turf
Parkway
22'
Class II
Bike Lanes
22'
60' ROW
R/W.
,12' Min.

Varies
Rear Yard
e \ Open Space
Landscaped Lot
Community Wall
(See Exhibit No. III 36}
Residential Lot
Streetscape
Collector Loop Road
Section D - D

H E A R T L A N D
Exhibit No.: HI - 27

J

Bermed Turf Parkways
with Shrub Massing to
Screen Parking Areas
Parking Area Shade Tree
(Typical)
Elementary School
Parking
20'
Landscape
Setback
•
♦
10'
•
11'
22'
Street Trees - Random Spacing with
Intermixed Drifts of Evergreen Grove
Trees and Deciduous Accent Trees
10' Curbside
Sidewalk
22'
Street Trees
- Uniform Spacing
Shrubs and Ground Cover
Parkway
1 iMax.
2 Timoteo Creek
S' - Slope Varies
60' ROW
R[W
Heartland. Specific Plan
Beaumont, California
R[W
3 Rail Wood Fence
(See Exhibit No. III - 36)
Rip Rap Creek Protection
Existing Alluvial
Fan Sage Scrub
Streetscape
Collector Loop Road
Section E3 - E3

H E A- R T L A N
Exhibit No.: III - 28

incorporated into the landscape concept to enhance the visual effects and to serve as a physical. deterrent against intrusion into the conservation corridor area.
. (7)
Streetscape Local Roadways (Section A -A)
The streetscape concept for local roadways will reflect a -conventional neighborhood street scene with the front yards of the residential lots oriented towards the roadway. See Exhibit I11-29, Streetscape Local Roadways (Section A -A). The streetscape will consist of a curbside sidewalk, uniformly spaced street trees and conventional front yard landscaping. (8) Streetscape Industrial Spine Road (Section K -If)
The industrial spine road will parallel San Timoteo Canyon Road and provide the primary access to the various industrial park components, terminating in a cul-de-sac at the respite park, Planning Area No. S. The streetscape concept for the industrial spine road will be similar to the concepts applied to the residential streets and as such establish continuity between the two components of the Specific Plan. The industrial spine road parallels San Timoteo Creek open space and conservation area in the same manner as the Collector Loop Road North. As such, the southern parkway will be landscaped in a similar fashion consisting of a 5 foot parkway area exclusive of a sidewalk. Within this 5 foot parkway,. uniformly spaced street trees in combination with shrubs and ground cover will be planted in conjunction with a three rail wood fence. See Exhibit III -30, Streetscape,Industrial Spine Road (Section K -K). The design concept will enhance the street scene and serve as a deterrent against intrusion into the San Timoteo Creek conservation corridor area. The northern parkway incorporates a 25 foot building and landscape setback area in which to incorporate design features such as bermed turf areas, evergreen background grove trees with deciduous accent trees in combination with shrub massing and ground cover understory. The building setback landscape area concept will enhance the overall esthetic quality of the industrial spine road and soften the visual impacts often associated with the massing and scale of large industrial buildings.
(9)
Streetscape Industrial Collector Road (Section M -M) and Local Industrial Road (Section L -L)
The streetscape concepts for the above referenced industrial streets are very similar and as such the two streetscape designs have been combined into a single discussion. Unlike the preceding industrial spine road example, the industrial collector road and local industrial road will have industrial - lots/parcels fronting on both sides of the right-of-way (see Exhibits 111-3 1 and iI1-32). As such, the streetscape concept will be symmetrical and identical in Pa 1286 of 1 a47SPECIFIC PLAN: Landscape Plan III -65

Streetscape
Short Local Road
Section A - A
Front Yard Landscaping
Street Trees
- Uniform Spacing
6' Curb Side
Sidewalk
Residential Lot
50' ROW
Front. Yard
Setback
R/W
Heartland Specific Plan
Beaumont, California
Residential Lot
Front Yard
I Setback
R/W

H E A R T L A N
Exhibit No.: III - 29

Streetscape
Industrial Spine Road
Section K - K
6' Curb Side Sidewalk
3 Rail Wood Fencing
(See Exhibit No. III - 36)
Rip Rap Creek
Protection
Existing Alluvial
Fan Sage Scrub
Timoteo Creek
2 R/W
Slope Varies
Heartland Specific Plan
Beaumont,- California
Street Tree
- Uniform Spacing
Shrubs and Ground
Cover Parkway
60' ROW
R/W
and Landscape
Setback -
Bermed
Turf Parkway
Industrial Lot
Evergreen Background Grove Trees
and Deciduous Accent Trees with
Shrub Massing and Ground Cover
Understory

H E A R T L A ND
Exhibit No..: III - 30

l

1 Industrial Lot
RJW
25' Building
and Landscape
Setback
Evergreen Background Grove Trees
with Deciduous Accent Trees
Bermed Turf Parkways with Shrub
Massing to Screen Parking Areas
Flowering Accent
Trees at Ends of
Cul-de-sac's and
Intersections —
I— 6' Curb Side
Sidewalks
Heartland Specific Plan
Beaumont, California
•
and Landscape
Setback
Industrial Lot
Streetscape
Local Industrial Road
Section L - L

H E A R T L A N D
Exhibit No.: III - 31
L

J

Industrial Lot
Industrial Lot
25' Building
•
40 Evergreen Grove Trees and Deciduous.

Accent Trees with Shrub Massing and
Ground Cover Understory
Bermed Turf Parkways
Street Trees
- Uniform Spacing
6' Curb Side
Sidewalk (Typical) —
28'
28'
,
56'
11'
25' Building
and Landscape
Setback
and Landscape
Setback
78' ROW
R/W
Heartland Specific Plan
Beaumont, California
R/W
Streetscape
Industrial Collector Road
Section M - M

H E A R T L A N D
Exhibit No.: III - 32

terms of the building and landscape setback feature applied to the industrial spine road's northern parkway.

PASEO OPEN SPACE AND SPORTS PARK
A significant element setting the character of the Heartland community is the centrally located paseo sports park/greenbelt open space system. The paseo sports park and associated primary and secondary trails provide a unique pedestrian circulation feature which connects the various residential neighborhoods with numerous active recreational nodes and the elementary school facility, as depicted by Illustrative Land Use Linkage paseo pen III -33. There are two primary cross sections which typify the space and its relationship to residential land uses and active recreational elements.
(1) Paseo Park Section
The elongated paseo park will extend the entire length of the Heartland community in an east -west orientation creating a long continuous open space corridor connecting the various active recreation amenities. Exhibit III -34, Paseo Park Section, illustrates the relationship of the paseo open space corridor to the adjacent residential land uses in terms of grading and landscape buffer treatments. As illustrated by Exhibit III -34, Paseo Park.

Section, a landscape buffer treatment consisting of trees, shrubs and community walls will be incorporated between the paseo open space corridor and the adjacent residential lots. In addition, the pads for residential structures in the main will be graded below the paseo open space area and as such create a descending slope condition. This slope area will be landscaped in a manner consistent with Exhibit III -24, Typical Landscaped Slope. (2) Paseo/Sports Park Section
At approximately mid -point along the paseo open space greenbelt, the elongated open space . corridor opens up to a significantly wider and increasingly more active area which includes the most significant active recreation component, the sports park. Exhibit III -35, Paseo Sports Park Section, illustrates the relationship between the various land uses, i.e., residential, paseo greenbelt, activity node and the sports park. The sports park area falls away from the paseo open space corridor and activity node area, creating a 2 to 1 slope condition. The slope area will be landscaped in a manner consistent with Exhibit III -24, Typical Landscaped Slope. The paseo greenbelt will be placed between the activity node and the adjacent residential structures in order to create a setback/transition area between the two land uses. This condition will be further reinforced through consisting of of
community fencing in combination with a landscape
III- 66 SPECIFIC PLAN: Landscape Plan
age o 47

•
(-1 Project
Boundary
f
Area 4
Medium Density
Residential
Area 11
San Timoteo Creek
Open Space
Area 7
Paseo / Sports Park
(See Exhibit No. IV - 7)
Primary Paseo Path
Heartland Specific Plan
Beaumont, California
Area 6
Elementary School
(See Exhibit No. IV - 6)
Area 3
Medium Density
Residential
Area 2
Low Density
Residential
Area 12
Neighborhood Commercial
(See Exhibit Nos. IV - 11, HI - 38)
Area 5
Medium Density
Residential

HE A R T L
ND
Illustrative Land Use
Linkage Plan
s
Project Boundary ---I
Area 1
Low Density
Residential
State Highway 60
Exhibit No.: III - 33
I
I

Not to Scale

Paseo Park Section
Open Turf Area
8' Primary Paseo Path
- Meandering
Landscape Slope
(Typical)
Residential Lot
Max. 1
2 ;a °
2 Shrub Massing and
Ground Cover Buffer
Landscape
Encroachment
Slope 10'"
de_ ♦ e
Varies Max
60' Min.

Rear Yard- Paseo Park / Pipeline Easement Rear Yard
i Max.

Residential Lot
-10' Slope
fMax. Varies
Heartland Specific Plan
Beaumont, California
Paseo "Flowering"
Accent Trees
Evergreen Grove Trees
With Deciduous Accent Trees
Community View Fencing (Typical)
(See Exhibit No_ III - 36)

H E A R T L A ND
Exhibit No.: III - 34

Residential
Landscape
Encroachment -�
60'
_ Pipeline
Easement
Community View Fencing
(See Exhibit No. III - 36)
Shrub Massing and
Ground Cover Buffer
Open Turf Area
Paseo Accent Trees
Tot Lot
Shade Arbor
8' Primary Paseo Path
- Meandering
Heartland Specific Plan
Beaumont, California
2 Family Picnic Area
Evergreen Grove Trees with
Deciduous Accents (Typical)
3 Rail Wood Fencing @
Top of Slope
(See Exhibit No. III - 36)
Sports / Play Fields
Slope Varies
Landscaped Slope
(Typical)
(See Exhibit No. III - 24)
Paseo / Sports Park
Section
Vertical Form Tree Grouping
at Play Field Edges (Typical)

H E A R T L A ND
Exhibit No.: III - 35

vertical form tree groupings and shrub massing. Clusters of evergreen grove trees in combination with deciduous accent trees will be incorporated into the paseo park activity node in order to provide shade areas and to enhance the overall visual and esthetic quality of the park setting. d) COMMUNITY WALLS AND FENCES
Community walls and fences that can be viewed from public places form an integral part of the community design. Community walls and fence treatments can unify the various land uses and reinforce the design themes established at the major and secondary project entries and neighborhood identity nodes. A set of standards has been established for the community walls and fence treatments to be applied throughout the Heartland community as illustrated by Exhibit III -35, Wall and Fence Elevations. The location of each of the various wall and fence applications will vary depending upon final detail design and grading considerations. Exhibit III -37 illustrates the anticipated locations where the various wall and fence types may be applied based on current lot layout and grading information. The following provides a brief discussion of the various wall and fence treatments and general examples of their appropriate applications. (1)
Community Walls
Community wall treatments are appropriate and should be applied along streets, side yards at corners and along project perimeters. In addition, community walls can be integrated into community and neighborhood entry monumentation designs.
(2) Community Wall (View Fence)
Community view fences can be characterized as semi -transparent utilizing such materials as tubular steel or wrought iron grillwork between "theme' wall treatments which are appropriate and .should be applied as perimeter fencing at the top of slopes, on lots where vistas are to be maintained and in circumstances where privacy will not be sacrificed and where community wall treatment is not providing a noise attenuation function. (3) Wood Fencing
Wood fencing is appropriately applied on side and rear yards, interior to the subdivision and providing the fence treatment is not constructed for noise attenuation purposes. Side yards and rear yards adjacent to through streets and major thoroughfares should be of a decorative block wall variety, herein referred to as community walls. In side and rear yards where vistas are to be SPECIFIC PLAN: Landscape Plan III- 67

50' O/C or @ Property Corners
Community Wall
18" Sq. Slump Block
Pilaster with Cap
6" Slump Block Wall
with Cap
18" Sq. Stucco Coated CMU
Pilaster With Cap and Base
-- Stucco Coated CMU
Wall With Cap
Alternative Community Wall
Heartland Specific Plan
Beaumont, California
0 v
1 Tubular Steel Fence Panel
4" x 4" Posts
@ 8'-0" O/C
l
Low Slump Block Wall
With Cap (18")
50'- O/C or @ Property Corners
Community View Fence
2" Sq. Tubular Steel
. , Posts @ 8'-0" o/c
Low Stucco Coated
CMU Wall with Cap —
Tubular Steel Fence Panel
Wall and Fence Elevations
2" x 4" Trim Cap
2" x 4"Top Rail
4"x4"Posts @6'0"O/C
- 2" x 6" Bottom Rail
— 1" x 6" Wood Fencing
Alternate Lapp Members
Side Yard Fencing
2" x 4" Trim Cap
l- 2" x 4" Top Rail
1 4"x4"Posts @
6'-O" O/C
1" x 6" Wood Fencing
Alternate Panels
2" x 6" Bottom Rail
Alternative Community View Fence Alternative Side Yard Fencing r 2" x 6" Trim Cap
!r'
2" x 6" Rails
6" x 6" Posts @
8'-0" O/C
3 Rail Wood Fence

H E A R T L
Exhibit No.: III - 36
J

Heartland Specific Plan
Beaumont, California
Southern Pacific Railroad
Scale: 1" = 600'
0 300 600 900Fc
Community Walls and
Fence Plan
�-- 6' Solid Community Wall
5'-6" Tubular Steel
Community View Fence
3 Rail Wood Fence
( Creek and Park Edges )

H E A R T L A
Exhibit No.: III - 37
i\
D

J
i"eµrd by

reserved, tubular steel inset in combination with decorative "theme" walls may be used providing privacy is not sacrificed.
e) NEIGHBORHOOD COMMERCIAL LANDSCAPE PLAN
The neighborhood commercial center fronts along Potrero Boulevard on the east and Heartland's Collector Loop Road to the north. The design concept for both of these roadways includes an expanded parkway feature of 12 feet (minimum) in which to accommodate a landscape buffer treatment. As depicted by Exhibit III -38, Neighborhood Commercial Conceptual Landscape Plan, evergreen background grove trees in combination with deciduous accent trees and three rail wood fence will surround the commercial center on two sides, whereby integrating the commercial development -into the overall community setting. Visual windows into the commercial development will be created by massing the grove trees on perimeter street scenes. A formal entry planting in the form of accent trees will be incorporated at the commercial development's vehicular access points. Side yard and- rear yard service areas will be screened from State Route 60 located to the south and residential land uses within Planning Area No. 5 to the west of the commercial center, through a combination of 6 foot community theme wall and landscape slope buffer treatment as illustrated by Exhibit III -24, Typical Landscape Slope Treatment. Internally, all areas of the site not occupied by structures or otherwise utilized, will be landscaped with ground cover, turf and/or trees selected from the community plant list, located in Appendix A.

Landscaped islands shall be provided at the ends of interior stall rows to break up parking areas. These islands are to provide a minimum of 10 foot landscaped width in which to accommodate planting and mounding. The concept plan encourages the creation of large planting islands (tree groves) as opposed to small pockets of individual trees. Parking areas that are located adjacent to public rights -of -way will utilize a combination of landscaped berms and/or planting to screen views of parked cars. -

RESIDENTIAL FRONT YARD LANDSCAPING
Seeded or sodded turf and an automatic irrigation system shall be installed by the builder/developer in the front yard of each residential lot. The turf and irrigation may be installed to a logical stopping point from the curb face to the front of the house and side yards. The turf may be held back 4 to 8 feet from the edge of the house and from the side yard property lines to allow for future homeowner to incorporat-e their own individual preferences such as shrubs and ground. cover. Exhibits III -39 through II1-41 illustrate a conceptual front yard landscape concept for each of the residential categories.

Slopes in excess of 3:1 and 5 feet in height will be planted with ground cover.

Low slopes may be graded to a less than 3:1 gradient and planted with turf.

A five gallon size tree will be planted in the front yards of each residential lot.

The trees may match the street tree planted in the right-of-way and located in proximity to said street trees in order to create a grove effect.

III- 68 SPECIFIC PLAN: Landscape Plan

1 Pedestrian Crosswalk
Meandering Sidewalks and
Bermed Turf Parkways
(Typical)
Enhanced Paving @ Entries
(Typical)
Evergreen Screen Trees
(Typical)
Village Drive
Landscaped Slope Buffer
(See Exhibit No. III - 24)
Area 5
Medium Densiry
Residential
Feature Element
Pedestrian Plaza
Area (Typical)
Community Wall
(See Exhibit No. III - 36)
Project Boundary _
Heartland Specific Plan
Beaumont, California
Area 7
Paseo Park
State Route 60
Neighborhood Commercial
Conceptual Landscape
Plan
Major Communing
Project Entry
(See Exhibit No. III - 16)�
d -
Parking Area Shade
Trees (Typical)
Rey Map
3 Rail Wood Fence
- Meandering (Typical)
Accent Trees @ Entries and
Feature Locations (Typical)
N
Small Flowering
Accent Trees (Typical)
Street Trees (Random Spacing)
(Typical)
Evergreen Background Grove
Trees With Deciduous Accent
Trees (Typical)
Service Access
Off Ramp
Not to Scale
H E A

T LA ND
Exhibit No.: III - 38

Side and Rear Yard Fencing
(See Exhibit No_ III - 36)
1*$
6' Sidewalk Front Yard Tree
Driveway (Typical) Lawn Area
Heartland Specific Plan
Beaumont, California
tai
H E A
Conventional Medium Lot
Front Yard Landscaping
Communiry Wall
(See Exhibit No. HI - 36)
Shrubs and Ground Cover
Entry Walkway
24" Box Street Tree (Typical)
Shaded Area Indicates
Required Developer
Landscaped Front Yards

R T L A N D
Exhibit No.: III - 39

Side and Rear Yard Fencing
(See Exhibit No. III - 36)
LFront Yard Tree
6' Sidewalk
Heartland Specific .Plan
Beaumont, California
Driveway
Lawn Area
Conventional Small Lot
Front Yard Landscaping
Shrubs and
Ground Cover
Shaded Area Indicates Required
Developer Landscaped Front Yards
Exhibit No.: III - 40

O▪ R
MO
lin
-
_.+.+..}..+a
•
N O
Lawn Area
Driveway (Typical)
Side and Rear Yard Fencing
(See Exhibit No. III - 36)
Heartland Specific Plan
Beaumont, California
-
Front Yard Tree
6' Sidewalk
.

O▪ w
low
.

O P
.

Zero Lot Line
Front Yard Landscaping
Shrubs and Ground Cover
Community Wall
(See Exhibit No_ III - 36)
Entry Walkway
24" Box Street Tree (Typical)
Shaded Area Indicates Required
Developer Landscaped Front Yards

H E A R T L A N D
Exhibit No.: III - 41

Alternatively, the trees may contrast with the street tree, and as such form a backdrop effect. As discussed in the preceding section, Community Walls and Fences, a community wall will be utilized along side yards at corners.

2. LANDSCAPE PLAN STANDARDS

1. All required landscaped areas will be planted with turf, ground cover, shrub or tree materials selected from the plant palette set forth in these guidelines. Planting on slopes will take place upon completion of grading.

Depending of the time of year, a rapid, short-term ground cover may be incorporated along with the long term cover to provide immediate erosion control. Because of climate extremes that exist in the Beaumont area, it may be necessary to delay planting the long-term cover until more favorable weather permits. This precaution will be taken to insure the acclimation and survival of new material. All material will be chosen and planted for its suitability to existing soil and climatic conditions.

2. All landscape areas will be irrigated with a permanent, underground irrigation system. All shrub, slope and turf areas will be watered separately in a manner to insure proper coverage within and between areas.

3. All irrigation equipment, design and installation will take into account the climate extremes of Beaumont as well as the safety of the residents.

Equipment will be chosen that can stand up to the temperature extremes as well as provide ample coverage when it is required. All equipment such as backflow prevention devices and controllers will be located to prevent a safety hazard and placed or screened with plant material from minimum public visibility. Where irrigation heads occur along hardscape surfaces, pop-up heads will be used.

4. Layers of plant material are to be used to soften building masses and to integrate the landscape with the architectural forms.

5. Landscaping plans shall reflect water conservation methods including but not limited to: drip irrigation and other methods of irrigation efficiency; use of drought tolerant native plant materials; and, extensive use of mulches and other soil improvements.

6. The materials on the plant lists shown as Appendix "A" have been selected for their contribution to the project theme, their adaptability to climatic and soil conditions, and with a concern for long-term cost effective maintenance.

7. All areas required to be landscaped shall be planted with trees, shrubs, ground cover, vines, or turf or other approved species as selected from the suggested plant list contained in this Specific Plan.

SPECIFIC PLAN: Landscape Plan III- 69
Paye 1302 urf=a47

M. SPECIFIC PLAN: Design Guidelines

PURPOSE AND INTENT
The Design Guidelines for the Heartland Specific Plan have been developed as a method of achieving a high quality, cohesive design character for the development of the Heartland community in Beaumont.

The purpose of the guidelines is to implement the project design concepts of the Heartland Specific Plan. The intention is to provide specific design criteria for the development of planning areas within the project, as well as encourage creativity, imagination and a high level of harmony and consistency within the community. Adherence to the Design Guidelines will create a desirable living environment and enhance the community's overall value.

These guidelines will provide a basis for evaluating the design consistency of projects within the Heartland Specific Plan and act as an instrument for the following:
• To provide the . City of Beaumont with the necessary assurance that the Specific Plan area will develop in accordance with the quality and character proposed;
• To provide guidance to developers, builders, engineers, architects, landscape architects and other professionals in order to maintain the desired design quality;
• To provide guidance to City staff, the Planning Commission and the City Council in the review of futuredevelopment projects in the Specific Plan area;
• To provide guidance in the formulation of Covenants, Conditions and Restrictions for the use of land in the Specific Plan area; • To provide guidance in the formulation of concise development guidelines for the various planning areas within the Specific Plan boundaries.

The approach taken in the Design Concept of Heartland is one which encourages project developers to establish a residential environment with sufficient identity and architectural character to instill a unique "sense of place" that will distinguish Heartland as a quality residential community.

The Design Guidelines are not intended to limit design possibilities, but rather to allow flexibility and freedom of expression and are therefore illustrative in nature, offering a typical visual expression of potential.

III- 70 SPECIFIC PLAN: Design Guid 18. i .0.3 of . i 7

character and appropriate design response. Over time, they can therefore, respond to unanticipated conditions, such as changes in lifestyles, buyer's taste, economic conditions, community desires and the marketplace.

ARCHITECTURAL GUIDELINES
The purpose of this section is to establish the architectural character for Heartland and set a framework of quality standards within which the individual developer/designer will be afforded the greatest possible opportunity for creativity and innovation. Rather than imposing an architectural style on the project, it is the intent of these guidelines that the architecture of Heartland be of appropriate design character for the California intermediate valley climate region.

The basic vocabulary for an appropriate architecture in this region would consist of substantial monolithic forms, deep-set openings, stucco and masonry walls, pitched tile roofs and light - subdued earthtone colors.

The main objective is to encourage quality architectural design, while permitting the developer/builder flexibility to design a residential neighborhood, neighborhood commercial= center and industrial park with its own unique identity and design integrity.

Specific architectural objectives are:
• To provide a variety of housing opportunities and lifestyles to the consumer, within a range of economic levels.
• To create a unified environment through cohesive relationships between architecture, landscape and site planning.
• To create architecture that expresses a strong relationship to the outdoor environment.
• To develop an appropriate residential scale for a traditional Southern California neighborhood.
• To establish a unifying theme which would give a strong identity to the community.
- To select neighborhood styles or sub -styles which encourage variation of materials, colors and architectural detail.
• To create a high quality neighborhood commercial center and industrial park which is thoughtfully planned and compatible with surrounding neighborhoods and the local environment.

SPECIFIC PLAN: Design Guidelines III- 71

• To reduce any negative visual impact of large scale commercial buildings by encouraging tasteful and imaginative designs for individual buildings.

1. SINGLE FAMILY RESIDENTIAL DESIGN CRITERIA
Because the majority of the project will consist of single family residences in the medium density range, there is an opportunity to create both visual unity and diversity through control of basic building forms, massing, color and materials.. Each residential project planning area should convey its own blend of building formats and styles. Variety and creativity are particularly encouraged.

The following requirements and standards shall apply to all single family detached dwelling units:
a) BUILDING FORM, MASS AND SCALE
The architectural image and identity of the Heartland community will primarily be perceived from public spaces such as streets, parks and other open space areas. Building form, massing and scale are therefore primary design components which require careful articulation in their architectural expression to these public spaces. The visible side and rear elevations of residential units are important, depending upon the location and orientation of the home. Consideration should be given to the articulation of rear and side elevations viewed from public spaces by providing variations in roof forms. Interesting building form and massing should be achieved without superficial design elements.

Appropriate
• Articulation of wall planes to create shadow relief and visual interest. • Simple monolithic building forms conveying an impression of solidity and permanence.
• Projections and recesses to provide shadow and depth. • Raised banding and relief at eaves, openings and chimneys.

Inappropriate
• Large expanse of plain, straight wall planes, not otherwise articulated by form, fenestration or materials.

III- 72 SPECIFIC PLAN: Design Guidelines

b) BUILDING HEIGHTS AND SETBACKS
Building height and setback requirements shall conform to the City of Beaumont Land Use Ordinance, the Development Standards as set forth in the Specific Plan and these Guidelines.

In order to avoid monotonous street scenes in residential planning areas, repetitive floor plans should be alternately reversed and their roof expressions varied. Single family residences should maintain low plate lines and profiles along street fronts and boundary edges. Front yard setbacks shall be a minimum of 20 feet as measured from the street right-of-way and should be staggered. Garages should be located in such a way so as to maximize the front yard area. Garages should be single -story when set in front and should provide second -story setbacks to reduce the apparent mass and provide a human scale at pedestrian walks. To soften the architectural edge at area boundaries, building heights shall maintain a low profile through a combination of one and two story elements and varied floor setbacks at second -stories. Single story residences should be located on corner lots. To lower the apparent height, second -story rooms may be tucked into roof planes and roofs may be clipped at the sides and corners of the buildings.

Appropriate
• Variation in plate height, greater than 8 foot plate height. • Variation in ridge line height and alignment.
• Symmetrical or asymmetrical plans as appropriate to architectural styles.
• Floor plans arranged to provide usable private exterior spaces such as patios, atriums and recessed entries.
c) ROOF FORMS AND MATERIALS
Roof forms are a highly visible community feature. A range of roof forms and pitches should be utilized to add an appealing visual impact to the community/streetscape. Simple pitched gable, hip or shed roof forms will be the predominant roof elements in Heartland. Roof projections and overhangs are encouraged as response to energy and climate concerns. Low maintenance details limiting the amount of exposed wood are encouraged.

All pitched roofs shall be tile or equivalent. All flat roof areas, when utilized, shall require a gravel surface of earthtone color or similar uniform coverage treatment.

Page -3Q@ of 1 II �ECIFIC PLAN: Design Guidelines III- 73

Appropriate
(I' • Roof Materials: Clay barrel or "s" tile, integral color concrete "s" or shake tile and slate.
• Simple pitched gable, hip and shed roof forms or combination thereof. • Pitched roof material palette should contain more than one color to achieve a variegated appearance.
• Small areas of flat roofs with parapets are allowed up to 20 percent of the total roof area.
• Roof pitches as appropriate to the architectural style, but in no case less than 4:12.
( • Variation in ridge line height and alignment.
l • Varying plate heights.
• Simple fascia detailing.
'.r
Inappropriate
• Mansard, gambrel and "period" style roof forms.
• Non -continuous roof parapets.
• Flat roofs in excess of 20 percent of the total roof area. • Wood shake and composition shingle.
• Brightly colored glazed tile.
d) EXTERIOR MATERIALS AND COLOR
Exterior building materials shall be of natural materials which are compatible with and reflect the elements of the surrounding environment.

This includes wood, masonry, stone, concrete and stucco. Exposed wood sheathing shall be limited to the underside of roofs or patio decks. The simple use of tile, brick; stone, masonry or pre -cast concrete are permitted as design accents and trim. Exterior stucco shall be utilized as the primary wall material and shall have a smooth, sand or other light finish texture.

Color is intended as a primary theme element. The value should generally be light earthtones, with darker or lighter accents to highlight the character of the structure; particularly in respect to balcony railings, fascias, awnings, inlaid tile bands and cornice bands. Complementary accent materials and colors are allowed and encouraged. All accents must relate to the architectural form and character of the building. Wood trim shall be stained with semi -transparent stain or painted as accents.

Appropriate
• Predominantly exterior stucco and masonry as primary wall materials.
• Minimal use of wood except as trim or accent material.

III- 74 SPECIFIC PLAN: Design Guidelines of 1347

• Smooth -textured stucco, may have uneven surface to r^call hand - worked appearance.
• Where timber is utilized, it should be substantial in proportion and appearance.
• Where architectural materials, such as masonry or stone, are applied. to a facade, those materials shall be applied to the side elevations where visually prominent, and wrap around corners by a minimum of 4 feet.
• Materials changes may be utilized to visually break up second -story elevations.
• Apply architectural treatments to all elevations, especially where prominently visible, as at street corners.
• Light earthtone colors on primary wall surfaces.
• Contrasting trim colors.
• Limited use of selected accent colors which complement the designated color scheme.

Inappropriate
• Heavy textured stucco, such as Spanish lace, swirl or heavy trowel. • Vinyl, metal or aluminum siding.
• Rustic materials utilized as primary wall surfaces and dark earthtone colors.
• Over application of bright accents or trim colors.

WINDOWS AND DOORS
Detailed and recessed door, window and wall openings are characteristic of the intended architectural style of Heartland, and should convey the appearance of thick, well-founded walls. Fully recessed openings are encouraged. Design treatment and architectural features such as pediments, small roofs, overhangs and projections to recess windows and doors are appropriate. Projecting windows may be used to add articulation to wall surfaces.

Particular attention must be given to the shading of windows, especially those with a western exposure. Exterior and interior shading devices and solar screens are encouraged. All windows shall be double insulated to reduce solar heat gains and losses.

Appropriate
• Divided window lites to reduce the scale of large windows and provide visual interest. (encouraged)
• Deep recessed openings conveying an impression of thick walls and creating strong shadows.
• Rectangular and arched openings.

SPECIFIC PLAN: Design Guidelines III- 75
rage of 184

• Character, greenhouse and bay windows.
• Color accented window frames and mullions.
• Clerestory and transom windows.
• Window balconies, dormer windows and roof windows.
• Decorative wood and glass panel doors with sidelights. • French doors.
• Decorative brass or anodized hardware.

Inappropriate
• Plain exterior doors where visually prominent.
• Exclusive use of conventional aluminum frame windows without architectural treatment, such as divided lights, trim, recessed or projecting, etc.
• Reflective glass.
• Gold or silver window and door frames.
• Metal awnings.

GARAGE DOORS
Garages are a major visual element in single-family detached housing.

Garage doors should be the same color (light) and incorporate the same design elements and materials as the dwelling units. Ornamentation is encouraged as it relates to the architecture and provides visual variety along the streetscape. The design treatments include color accents and architectural features such as pediments, molding, small roofs, overhangs and projections to recess the garage door.

Appropriate
• Minimum 12" recess from adjacent walls.
• Roll -up doors, wood or metal acceptable.
• If painted or stained, color should be thesame as the primary wall or trim color.
• Side -in garages.

Inappropriate
• Garages without architectural treatment on side elevations. • Corrugated metal doors.
• Bold trim and patterns.
• Bright accent colors.

III- 76 SPECIFIC PLAN: Design Guidelines
Pdyt 1309 Ul 1847

g) ARCHITECTURAL FEATURES AND DETAILS
(1) Balconies and Porches
The use of balconies and porches is encouraged for both practical and aesthetic value. Balconies and porches should be integrated into the building form to articulate and break up large wall masses, offset floor setbacks and add human scale to the buildings. The shade producing qualities of balconies and porches is another important consideration.

Appropriate
• Simple, clean, bold projections.
• Second -story balconies with wood balustrades.
• Solid rail -height, smooth or sand finish stucco walls to enclose porches and balconies.
• Ceramic file accent trim.
• Painted or stained wood trim.

Inappropriate
• Wrought iron or pipe railings.
• Prefabricated metal awnings.
(2) Columns and Archways
Columns and archways incorporated as a structural or aesthetic design element shall convey a solid, durable image as expressed through bold forms.

Columns and archways may be utilized as free-standing forms or as supports for porch roofs and balconies.

Appropriate
• Square or cylindrical plaster columns.
• Wood posts (6" X 6" minimum).
• Bases incorporated at bottom of columns.
• Tile accent bands on plaster columns.
• Capital and column bands.
• Free-standing plaster archways at entrance gates.

Inappropriate
• Exposed pipe columns.
• Applied rustic veneers on columns.

SPECIFIC PLAN: Design Guidelines III- 77
dye 13 I V Vf I U47

• Thin posts, such as 4" X 4" wood or pipe columns.
(3) Chimneys
Chimneys, as an architectural form, shall be simple in design, having the same material, texture and color as the building to ensure consistency of character and style. Chimney caps should repeat the fascia cornice band treatment integrating the trim colors.

Appropriate
• Simple, smooth plaster forms.
• Boldly projected from wall surfaces.
• Design feature adding articulation to walls.
• Raised plaster banding, insets, and tile accents.
• Chimney caps appropriate to architectural style.

Inappropriate
• Exposed flues.
• Rustic material veneers.
• Extravagant metal fireplace caps.
• Brightly colored caps.
(4) Private Courtyard Walls
Private courtyard walls are encouraged to provide privacy, security and landscape definition. Wall treatment viewed from public streets shall be slump block or stucco finish consistent in treatment with the adjacent building. Plant material should be utilized to visually soften walls. Vines and espaliered trees are especially encouraged. Refer to Landscape Guidelines for Community Walls and Fences.

Appropriate
• Smooth or sand finish plaster or stucco walls.
• 6" slump block walls.
• Accent tile banding or wood trim repeating cornice band. • Adequate planting pockets between walls and walkways. • Height, proportions and scale must be sympathetic to architecture of adjacent buildings. -
• Use of pot shelves, low planters, recesses and niches. • Pilasters with prominent bases and caps.
• Low garden walls which can serve as seating and flat display surfaces.

III- 78 SPECIFIC PLAN: Design Giiittalee4311 of 1847

Inappropriate
• Plain walls, not otherwise articulated by form, materials or alignment.
• Materials inconsistent with the architectural style such as standard concrete block or chain link fencing.
(5) Building Details
• Mechanical Equipment
All air conditioning / heating equipment, -soft water tanks, electric meters and gas meters should be screened from public view. Sound attenuation is encouraged. Roof mounted equipment and related duct work are prohibited on pitched roofs. Mechanical equipment located on flat roof areas is prohibited, unless screened by parapet walls as high or higher than the equipment Exposed duct work is prohibited on flat roofs. Roof mounted mechanical equipment on flat roof areas shall not be allowed on houses located below other houses.
• Gutters and Downspouts
Gutters and downspouts and other devices for the control of roof water are important elements which may be concealed or exposed if designed and integrated as .a continuous architectural feature. Exposed gutters and downspouts shall be painted to match adjacent roof, wall or trim material color.
• Flashing, Sheet Metal and Vents
.All flashing, sheet metal, vent stacks and pipes shall be painted to match adjacent building surface. Painted metals shall be properly prepared and primed to ensure a durable, long lasting finish.
• Antennas
All antennas are restricted to the attic or interior of the residences. • Skylights
Skylights shall be designed as an integral part of the roof. Their form, location and color should relate to the architectural character of the building.

Skylights shall be double insulated glazing, clear or white.

SPECIFIC PLAN: Design Guidelines III- 79
Pciu 131.2 of 1847

Single Story Roof
Elements Along
Streets (Typical)
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Heartland Specific Plan
Beaumont, California
Tile Roofs
(Typical)
Conventional Medium
Lot Single Family
Elevations

H E A R T L A N D
Exhibit No.: III - 42
dge 1313 of 1847

Medium Lot Residential.

Conceptual Plans
5' Min. Side Yard Setback
(Excluding Slopes)
u
ntry
4 Entry
11 Heartland Specific Plan
Beaumont, California
Driveway
(Typical)
6' Curb Side Sidewalk
(Typical)
10' Min. for One Story
15' Min for Two Story
Side. Yard @ Corner
and Reverse Lots
3' Min. Walks
(Typical)
H E A R T L .A N D
Exhibit No.: III - 43
age-

Single Story Roof Elements
Along Street (Typical)
2 - Story Balconies
- Encouraged
Varied Garage Door Patterns
- Recessed (Typical)
Recessed / Double
Insulated Windows
(Typical)
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Defined
Covered Entries
Heartland Specific Plan
Beaumont, California
Tile Roofs
(Typical)
Conventional Small
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Elevations

HE A R TL A ND
Exhibit No.: III - 44
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tr
Entry.
b
ntry
f
5' Min. Side Yard Setback
(Excluding Slopes)
Ent
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Entry
Conventional Small Lot
Residential Conceptual
Plans
10' Min. for One Story
15' Min for Two Story
Side Yard ® Corner
and Reverse Lots
3' Min. Walks
(Typical)
Heartland Specific Plan
Beaumont, California
Driveway
(Typical)
6' Curb Side Sidewalk
(Typical)

H E AR TL A N D
Exhibit No.: III - 45
e 1316 Qf 1847
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1 Zero Lot Line Residential
Conceptual Plans
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Entry
Entry
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10' Min. for One Story
15' Min for Two Story
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and Reverse Lots
3' Min. Walks
(Typical)
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Driveway
(Typical)
6' Curb Side Sidewalk
(Typical)
Heartland Specific Plan
Beaumont, California

FI E A R T L A N
Exhibit No.: III - 47
J

• Solar Panels
Solar panels shall be integrated into the roof design, flush with the roof slope and not mounted on racks. Frames must be colored to complement the roof.

Mill finish aluminum frames are prohibited. Support solar equipment shall be enclosed and screened from view.
• Accessory Structures
Patio trellises, pergolas and other exterior structures shall be constructed of wood or stucco as permitted by governing codes, with finishes compatible with adjacent building and complying with the approved material and color palette. Trellises and patio covers of bold, clean forms are encouraged. Free standing metal storage buildings are prohibited.

2. NEIGHBORHOOD COMMERCIAL DESIGN CRITERIA
There is one planning area within the Heartland Specific Plan which is designated as Neighborhood Commercial. The 11.5 acre site, located at the southeast corner of the project, at the intersection of Potrero Boulevard and State Route 60, is conceived as a pedestrian oriented, neighborhood "village" center, with services and activities intended primarily for use by the local community.

The architectural design of commercial buildings in Heartland is intended to be complementary to the residential development in the community and should reflect the appropriate village or community theme.

Objectives:
• To provide the opportunity for a wide variety of uses such as food and produce markets, general retail, specialty shops, small restaurant, cafes and fast foods, medical and professional offices, community - oriented activities and outdoor vendors.
• To create an attractive commercial development, compatible in scale and aesthetically complementary to adjacent residential areas. • To integrate these various activities into a well -designed commercial center which blends into the surrounding community.
a) SITING AND ORIENTATION
Building siting and orientation is an important consideration in achieving a high quality, economically •successful neighborhood commercial center.

III- 80 SPECIFIC PLAN: Design Guidelines

Orientation of buildings should promote visual and spatial harmony within the center and the surrounding community.

Commercial buildings should vary in orientation and be clustered to createe
zones of similar use and activities. Major users employing larger g masses should be located away from neighborhood areas and concentrated adjacent State Route 60 for maximum visibility. Specialty shops, cafes and general retail employing smaller building masses should be located at the periphery of the site. Orienting and grouping buildings along each side of a "village drive" with perpendicular parking introduces a "Main Street" appearance which is highly desirable and encouraged.

Appropriate
• Buildings should be arranged to create and enclose a variety of outdoor spaces such as plazas, squares, eating areas and usable open spaces. • Open areas should be large enough to be usable but not so large as to appear empty. 15 to 50 feet in width is generally appropriate. • Site entrances and building entries should be readily identifiable and accessible to the first time visitor.
• Employing common site design elements such as lighting, signage, enhanced paving and landscape treatments to unify the site.

Inappropriate
• Shopping mall or "strip center" site planning without appropriate building articulation and landscaping.
• Massive concentration of buildings in any single area of the site, surrounded by an uninterrupted expanse of parking.
b) BUILDING FORM, MASS AND SCALE
Building massing is envisioned as a combination of one and two-story elements, with second story volumes concentrated at the center of building composites and reserved for office commercial and major supermarket or drugstore users. Random and frequent variations of building masses will reinforce a timeless quality and lend distinctiveness to particular retail users.

Buildings should have offset building planes and recessed areas of the building facade to provide relief to long elevations and to create shade and shadow patterns. Interconnection and lapping of building forms and heights to break long expanses of blank walls help relieve monotony and are encouraged. Low decorative walls and walls utilized to enclose courtyards or screen service yards provide a gradual building up of massing and help relate buildings to the landscape.

SPECIFIC PLAN: Design Guidelines III- 81
rack 1319 of 1847

Appropriate
• Building forms should be designed to create visual interest on all sides of the structure. The architectural concept should be consistent on all sides of the building.
• Combination of one and two-story volumes.
•• Two-story volumes should be stepped, sloped or grouped with one-story volumes to reduce the apparent mass to human scale.
• Entries to individual buildings and public spaces between buildings should be emphasized with highlighted massing and articulated roof forms.
• Buildings devoted to larger major tenants such as supermarkets and drugstores should be well balanced and consistent in scale and proportion with other surrounding uses.
• Individual facades should be offset or otherwise articulated by projections, recesses, angled or curved surfaces.
• Facades should be designed to provide a variety of display and viewing opportunities.
• Architectural proportions and details should be sympathetic to a residential scale.

Inappropriate
• Large-scale uninterrupted walls, not otherwise articulated by form, fenestration or materials.
• Massive building elements, such as timbers, beams, columns, etc., that are out of scale with the architectural style.
• False facades and other applied ornamentation unrelated to the rest of the building or structure.
c) FENESTRATION
Exterior openings in commercial buildings, such as doors, windows or arcades, should be used in repetitive patterns to create rhythm and interest.

Entries and entry doors are especially important as focal points to building elevations. Doorways should be deeply recessed to create strong shadow lines and intimate entries to buildings. Architectural features and detail treatments at doors and entries are encouraged. Features and details may consist of tile accents, color accents, raised plaster molding, decorative wood moldings and pediments.

Windows should generally be recessed and designed to provide a variety of display and viewing opportunities, as opposed to continuous "storefront" glazing. Glazing should be transparent to enable pedestrians and motorists views into retail shops and other spaces.

III- 82 SPECIFIC PLAN: Design Guidelines

A wide variety of storefronts may be utilized and should be designed to be compatible with the architectural character of the buildings. The use of colored storefront is preferred as opposed to natural or anodized aluminum.

Appropriate
• Building openings should be deeply recessed or provide bold projections to create shadow and visual interest.
• A wide variety of window and door treatments in elevation, compatible with the architectural character derived.
• A wide variety of display windows and merchandising windows. • The use of divided light windows, character windows and bay windows as accents.
• The use of colored storefront and clear glazing
• Wood frame windows and doors are discretionary due to high maintenance.

Inappropriate
• Large expanses of conventional "storefront" glazing and large plate glass windows.
• Opaque or reflective glazing.
• Natural aluminum or anodized aluminum storefronts.
d) ROOFFORM AND MATERIALS
Primary roof forms within the commercial center shall predominately consist of a combination of pitched and flat roofs with parapets. Where appropriate, generous overhangs to create strong shadow lines are encouraged. Lower shed roofs or second -story projections that offer opportunities for covered walkways, arcades, porches and trellises, are encouraged to act as unifying architectural elements throughout the commercial center.

Simple pitched roofs and sloped roof treatments for design accents are encouraged. Sloped roofs should be carried through major portions of the building and be an integral part of the building design.

Lower roof projections and overhangs are encouraged to humanize and scale down building masses and define building entrances.

The commercial center shall utilize the careful selection and balanced use of one predominant roofing material for all pitched roofs. Intermixing different roof materials should be avoided, with the exception of when in combination with flat roofs with parapets employing built-up roofing materials.

SPECIFIC PLAN: Design Guidelines III- 83

Appropriate
• Clay tile, integral color concrete tile and slate roofing. • Standing or batten seam metal roofing.
• Built-up roofing (flat roofs only).
• Tile roof material palette should contain a mixture of tones to achieve a variegated appearance.
• Variation in ridge line height and alignment.
• Incorporation of details to add visual interest to the roofscape, such as dormers, cupolas, skylights, theme towers and stair towers. • Variation in plate heights.
• Fascia and eave details that are sympathetic to a residential scale.

Inappropriate
• High contrast color, brightly colored glazed tile or highly reflective surfaces.
• Wood shake and composition shingles.

EXTERIOR MA TERLAL.S AND COLOR
Materials and colors chosen for the commercial center must be appropriate and compatible with its location and expressive of the character and image of the community. The materials and colors utilized should relate directly to the motif, palette and scale of the surrounding residential development. The commercial development should express one dominant finish material, excluding roof materials and glazing. Accent materials are encouraged and when used should subtly complement the dominant materials of the buildings.

Materials include exterior plaster or stucco, masonry, concrete, stone and. wood. Primary wall materials shall consist of either exterior plaster or stucco with a smooth, sand or light finish texture and/or integral color slump block.

The simple use of tile, brick, stone or pre -cast concrete are permitted as design accents. Exposed wood sheathing shall be limited to the underside of roof structures, fascias and trims. Exposed wood timbers and glue -laminated timbers may be utilized provided that the minimum dimension is 6 inches.

All buildings within the commercial center should utilized light earthtone colors or natural colors of materials used. Darker of lighter accent colors are encouraged to highlight the character of the structure. Bold application of colors such as stripes, accents or super graphics is discouraged. Variations in color shall be kept to a minimum. Exposed wood sheathing and trim shall be stained with a semi -transparent stain or painted as accents.

III- 84 SPECIFIC PLAN: Design Guidelines

Appropriate
• Predominantly exterior stucco and masonry as primary wall materials. • Minimal use of wood except as trim or accent material. • Smooth -textured stucco, may have uneven surface to recall hand -worked appearance..
• Where timber is utilized, it should be substantial in proportion and appearance.
• Apply architectural treatments to all elevations, especially where prominently visible.
• Light earthtone colors on primary wall surfaces.
• Contrasting trim colors.

Inappropriate
• Heavy textured stucco, such as Spanish lace, swirl or heavy trowel. • Vinyl, corrugated metal or aluminum siding.
• Common plywood or masonite siding.
• Standard concrete block.
• Rustic materials utilized as primary wall surfaces and dark earthtone colors.
• Over application of bright accents or trim colors.

3. INDUSTRIAL PARK DESIGN CRITERIA
The Industrial Park planning area within the Heartland Specific Plan is situated such that it can become an independent entity unrelated to the architectural design vocabulary developed within the residential and commercial areas of the specific plan. The design theme can therefore be one that is appropriate to the warehouse, distribution, light m-anufacturing and/or high-tech business environment expected to occupy the site.

The architecture to be developed in each parcel of the industrial park should be a straightforward, highly contemporary expression, maintaining an individual identity, yet contribute to the integrity of the industrial park as a whole.

Objectives:
• To create a high quality industrial park which is thoughtfully planned and compatible with the local environment.
• To reduce any negative visual impact of large scale buildings by encouraging tasteful and imaginative designs for individual SPECIFIC PLAN: Design Guidelines III- 85
aye 4323 of 104/

a consistency of basic architectural elements while encouraging each• a future owner to explore the creative site planning property
architectural possibilities of the site.

SITING AND ORIENTATION
' ual building project
and orientation of industrial facilities is critical
tical to the visual integrity
oSititheng As such, each individual and producetshould a interact industrial park. promote visual and spatial harmony with others to
cohesive industrial environment.

Special
consideration should be given to methods that tend to reduce large scale visual impact of building masses and to balance the elements of Building facades abutting streets shall
structure, landscaping and paving. or shding• Buildings not have the appearance of excessive massing A plazasg. shall bminimizeclustered around pedestrian areas, such as courtyards d t rds a maximize natural light
e
designed to minimize excessive shading tories or rester and oriented onto exposure. Facades which are twoed back to minimize the appearance of courtyards or plazas should be steep
excessive massing.

Appropriate
• Orien
tation and location of buildings to reduce the appearance of excessive massing and shading. • masses to emphasize
Orientation, configuration and location of building
visual corridors.

Individual projects should respond to traditional streetscape issues of • Indi
screening parking, service and storage areas, etc
• Building public entrances should utilize enhanced paving design elements, e ts,
nd
such as plazas, fountains, sculpture, special
spacious vehicular entrance layouts. si
• Employing common site design elementssuch
t unify lighting,
hti g na e,
, sig sites
enhanced paving and landscape treatment
within the industrial park.

Inappropriate
re expanses of parking area not otherwise dispersed into convenient •
Lag
clusters' arking, services and storage areas.
▪ Exposed or inadequate screening of p edestrians within • Conflicts between automobiles, service vehicles and p individual sites.
• Excessive massing and shading of buildings.

III- 86 SPECIFIC PLAN Design Guidelines

b) BUILDING FORM, MASS AND SCALE
Industrial buildings within the Heartland Specific Plan shall be distinctive and contemporary in design and form. The architecture should reflect the technology of today yet maintain a timeless appearance.

Building form should create visual interest on facades fronting or facing on public streets. Consideration should be given to facades that are readily visible from residential areas to the south.

Interconnection and lapping of building forms and heights to break long expanses of blank walls help relieve monotony and are encouraged. Low decorative walls and walls utilized to enclose courtyards or screen service yards provide a gradual building up of massing and help relate buildings to the landscape.

The scale of the project should be given special consideration, particularly large industrial buildings. Large-scale uninterrupted walls must be avoided and may be visually reduced to human scale by:
• Mature landscaping/mounding.
• Wall texture placement.
• Clustering small scale elements such as planter walls around major forms.
• Creation of vertical and horizontal shadow lines.
• Fragmentation into smaller or multiple structures.
• Entry treatments.
• Stepping back corners.
• Utilizing pilasters.
• Varying roof lines.
c) -ROOFFORM AND MATERIALS
Major roof forms within the industrial park should predominately employ flat roofs with parapet walls to create a strong sense of geometry and massing.

Simple pitched roofs and sloped roof treatments for design accents are acceptable and encouraged with certain exceptions. Sloped roofs should- be carried through major portions of the building and be an integral part of the building design.

Flat roofs must be given careful consideration, especially if viewed form above by adjacent buildings and surrounding hillside developments. Care should be taken that roof mounted equipment and vents are generally grouped together and screened from view or finished to match adjacent materials and/or colors to reduce their visibility.

Appropriate
SPECIFIC PLAN: Design Guidelines III- 87

• Pitched roof forms utilized for design accents.
• All pitched roof material shall be standing seam metal roofing employing subdued earthtone colors.
• Flat roofs with parapet walls as major roof form.
• Flat roof design requires a gravel surface of earthtone color, membrane material or similar uniform coverage treatment when the roof is visible from adjacent properties and surrounding developments.
• Lower roof projections and overhangs are encouraged to humanize and scale down building masses and define building entrances.

Inappropriate
• Major roof form employing pitched roofs.
• Pitched roofs materials of clay or concrete tile, composition shingles or wood shake.
• Brightly colored metal roofing.
d) FENESTRATION
Architecturally articulated exterior glazed openings in industrial buildings reflecting creativity and innovation are encouraged to provide a mechanism by which both individual identity and unity may be achieved.

Glazed openings should create rhythm and interest. through repetitive patterns and groupings. Glazed areas may appear as transparent giving a sense of penetration to building interiors or appear as articulated areas of dark voids or opaque bandings.

Metal "storefront" should be utilized as the predominant framing material for glazed openings and doors. Storefront framing may consist of natural aluminum, anodized aluminum or baked enamel colored finished and should be complementary to the building materials employed.

Appropria to
•
•
•
•
•
•
Highly contemporary architectural fenestration expression.

Create rhythm and interest through repetitive patterns or bandings of glazed openings.

Recessed building openings and architectural projections to create shadow and visual interest.

Transparent or tinted glazing.

Natural aluminum, anodized aluminum and colored storefronts.

The use of exterior or interior shading devices is encouraged.

The use of operable windows for natural ventilation is encouraged.

III- 88 SPECIFIC PLAN: Design Guidelines

Inappropriate
• Highly reflective glazing and curtain walls, especially silver and gold mirrored glazing.
• Wood frame windows and doors.

EXTERIOR MATERIALS AND COLORS
Colors and materials chosen must be appropriate for the scale of the building, compatible with its location within the industrial park and expressive of the character and image of the development.

Building materials should be durable, relatively maintenance free and convey its own natural integrity, expressing permanence, substance, timelessness and restraints. For each building or building complex, one dominant finish material, excluding roof materials and glazing, should be expressed. Accent materials are encouraged and when used should subtly compliment the dominant material of the building.

Building technologies using wood, steel, masonry, lift -slab, pre -cast and pour - in -place concrete may all be used.

Exterior plaster or stucco, masonry, concrete and pre -cast paneling may all be employed as exterior surface finish materials.
• Plaster or stucco textures shall be limited to machine spraying and light hand trowel finishes. Heavily textured plaster finishes will not be allowed.
• Masonry units shall be limited to brick veneers, split face concrete block or fluted concrete block. Standard concrete block shall not be used as a finish material.
• Concrete should be natural color or may have a moderate integral color.

Large exposed surfaces shall be textured forms, sandblasted or have integral detailing. Smooth concrete shall be restricted to accents, reveals, bandings and columns.

All buildings throughout the industrial park should use warm earthtones or natural colors of materials being used. Use of bright colors or black should be limited to building accents and signifying points of entry. Bold application of colors such as stripes, accents or super graphics is discouraged.

Variations in color shall be kept to a minimum. Colors shall be confined to earthtones of a soft and subtle nature such as: Off-white, warm grays, putty, tan, beige, cream, light brown, etc. Accent colors may be darker or lighter tones; however, primary colors are discouraged.

SPECIFIC PLAN: Design Guidelines III- 89

Special individual corporate colors other than those listed may be approved only when utilized in signage and logos.

Appropriate
• Exterior finish materials of plaster or stucco, masonry, concrete or pre- cast paneling.
• Earthtone colors onprimary wall surfaces.
• Architectural treatments shall apply to all building elevations.

Inappropriate
• Unacceptable materials include corrugated metal siding, standard concrete block, wood siding, common plywood sheeting, masonite, aluminum and rustic materials used as primary wall surfaces. • Use of bold application of colors such as stripes, super graphics, etc. • Permanent buildings of mobile or modular construction are prohibited.

COMMERCIAL AND INDUSTRIAL GENERAL DESIGN CRITERIA
The following design criteria shall apply to all commercial and industrial development within the Heartland Specific Plan.
(1) Pedestrian Circulation
On -site pedestrian walkways should be fully integrated with the internal site vehicular circulation system to allow safe and convenient pedestrian access through parking areas and from perimeter street sidewalks to building entrances.

Ample pedestrian walkways should be provided throughout automobile parking areas with special consideration given toward walkway landscaping, lighting and amenities. Pedestrian walks that -cross parking aisles and driveways should be emphasized by a contrasting paving material with an exception of service areas and truck access drives.
(2) Parking and Circulation
Parking space requirements and parking design layouts within the commercial center and industrial park shall provide sufficient off-street- - parking and loading spaces to adequately meet the demand, as well as ensure safe, easily maintained off-street parking facilities. Off-street parking standards and requirements shall conform to the City of Beaumont Land Use Ordinance and the following:

III- 90 SPECIFIC PLAN: Design Guidelines

Vehicle Signs
Signs on or affixed to trucks, automobiles, trailers or other vehicles which advertise, identify, or provide directions to a use or activity not related to its lawful making of deliveries of sales or merchandise or rendering of services form such vehicles are prohibited.

Special Displays
External displays, other than temporary decorative holiday lighting, which consist of unshielded light bulbs and open, exposed neon or gaseous light tubing are prohibited. An exception hereto may be granted when the display is an integral part of the design character of the activity to which it is related.

Displays
Flags, banners or pennants, etc., which may constitute an architectural feature and which are an integral part of the design character of a project may be permitted subject to architectural,review and City approval.

Utility Proximity Lines
Signs which have less clearance from authorized communication or electrical power lines than that prescribed by the laws of the State of California are prohibited.

Freestanding, Pylon (Pole) and Roof Signs
Any sign mounted on freestanding, pylons, pipe columns or wood posts, etc., other than traffic signs are prohibited. Roof mounted signs are prohibited.

Design Review
All exterior signage shall be submitted to the City of Beaumont for approval prior to any fabrication and erection of such signage. Signage design submittals shall include:
• Site plan showing every sign proposed for the building project including identification signs, directional signs, traffic control signs, etc. • Colored elevation of each sign indicating overall sign dimensions, text, copy size and supporting elements.
• Building elevations indicating the location and mounting heights of all signage and graphics.
• Colors and materials (sample board).
• Proposed lighting (if any).

SPECIFIC PLAN: Design Guidelines III- 99

IV. Planning and Development Standards
Development standards for the Heartland community have been established at two levels: (1) standards that apply universally to the overall project as set forth in Sections 3 and 5, and (2) those standards that apply specifically to the individual planning areas and further reinforce the overall project standards.

As previously discussed, the size, location and configuration of the individual planning areas were determined on the basis of a variety of design considerations including topography, drainage, circulation, and other physical features and land use determinants, along with a consideration of the relationship of the planning area to adjoining and surrounding land uses.

This section of the text provides a description of each individual planning area comprising the Heartland Specific Plan. The description of each planning area will be followed by a list of design features/standards anticipated for the particular planning area. The design feature/standards discussion will be followed by a planning area exhibit detailing the above - mentioned information . in terms of development density, access, roadway landscape treatments, monumentation, buffer/edge treatments, adjacent land uses and other planning regulations and criteria as appropriate. This section of the text also references the development regulations and the supporting graphics from Section 3, Specific Plan, and Section 5, Development Regulations, so that a clear picture of the nature and character of each planning area and its land use emerges.

A. Planning Area No. 1

1. DESCRIPTIVE SUMMARY
Planning Area No. 1 is proposed for low density single family detached housing. =Planning Area No. 1 is located entirely within the first phase, per • Heartland's Phase Plan. A maximum of 166 dwelling, units are planned on

33.2 acres, density transfers notwithstanding, yielding an average density of 5 dwelling units per acre.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 1 will be achieved by way of Heartland's collector street as depicted by Exhibit I11-3 (Circulation Plan) and Exhibit IV- 100 Planning and Development Standards

IV -1 (Planning Area 1), Planning Area No. 1 will be provided with one point of ingress/egress for each 83 dwelling units.
• A parkway landscape treatment will be incorporated into the design of Heartland's Collector Loop Road as illustrated by Exhibit II1-16. • A parkway landscape treatment will be incorporated into the design of Potrero Boulevard as illustrated by Exhibit I1I-22.
• The design and grading of the cul-de-sacs adjoining Potrero Boulevard will depict a "scalloped" configuration in order to undulate and vary the parkway landscape treatment for Potrero Boulevard.
• A primary community entry shall be applied at southern intersection of Heartland's loop road with Potrero Boulevard and a secondary community entry will be applied at Heartland's Collector Loop Road's northern intersection with Potrero Boulevard.
• A neighborhood entry statement shall be applied at one of the two market entries into Planning Area No. 1.
• Planning Area No. 1 shall participate in the paseo sports park improvement fee program as outlined in Section 3 Specific Plan Standards (Recreation Plan and Standards).
• Planning Area No. 1 shall be developed in accordance with the single family detached development regulations and standards pursuant to Section 5, Regulations and Development Standards.

The ultimate developers of Planning Area No. 1 shall participate in a cooperative school impacts mitigation agreement, which -may -include the payment of fees and/or dedicating land in lieu of or in combination of fees, prior to tract recordation, with the Beaumont Unified School District. pursuant to Section 3, Specific Plan Standards (Public Facilities Plan). • Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.
• Lots within Planning Area No. 1 backing up to Potrero Boulevard and Heartland's Collector Loop Road will incorporate community theme walls for noise attenuation purposes pursuant to the noise impacts section of the EIR prepared in conjunction with the Heartland Specific Plan document.

Planning and Development Standards IV- 101

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B. Planning Area No. 2
1_ DESCRIPTIVE SUMMARY
Planning Area No. 2 is proposed for low density single family detached housing. Planning Area No. 2 is located entirely within the second phase per Heartland's Phasing Plan. A maximum of 248 dwelling units are planned on

49.6 acres, density transfers notwithstanding, yielding an average density of 5 dwelling units per acre, see Exhibit IV -2 (Planning Area 2). 2_ PLANNING AREA STANDARDS
• Access to Planning Area No. 2 will be achieved by way of three neighborhood entries emanating from the Heartland Collector Loop Road, as illustrated by Exhibit IV -2 (Planning Area 2). The three access points will yield a ratio of one access point for each 83 dwelling units. • An expanded parkway landscape treatment will be incorporated along Heartland's Collector Loop Road as illustrated by Exhibit III -27. • The design and grading of the cul-de-sac lots backing up to the paseo sports park shall exhibit a "scalloped" configuration in order to provide an undulated and varied appearance. This approach will also maximize the area dedicated to active park improvements and prevent an elongated narrow corridor appearance.
• Neighborhood entry statements shall be applied to the three (3) points of ingress/egress emanating from Heartland's Collector Loop Road. • Planning Area No. 2 shall participate in the paseo sports park improvement fee program as outlined in Section 3, Specific Plan (Recreation Plan and Standards).
• The ultimate developer(s) of Planning Area No. 2 shall participate in a cooperative school impact mitigation agreement, which may include the payment of fees and/or dedication of land in lieu or in combination of fees, prior to tract recordation, with the Beaumont Unified School District pursuant to Section 3, Specific Plan Standards (Public Facilities Plan). • A landscaped slope buffer/transition treatment, as depict d by Exhibit III - 24, shall be applied to the rear of lots within Planning Area No. 2 which interface with the paseo sports park area.
• Planning Area No. 2 shall be developed in accordance with the single family detached development regulations and standards pursuant to Section 5, Regulations and Development Standards.

IV- 102 Planning and Development Standards
rage 1 Ji. OT 184 /

• Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.
• Lots within Planning Area No. 2 located adjacent to Heartland's Collector Loop Road will incorporate community theme walls for noise attenuation purposes pursuant to the noise impacts section of the EIR prepared in conjunction with the Heartland Specific Plan document.

C. Planning Area No. 3

1. DESCRIPTIVE SUMIVIARY
Planning Area No. 3 is proposed for medium density single family detached housing. Planning Area No. 3 is located in Phases 2 and 3 per Heartland's Phasing Plan. A maximum of 330 dwelling units are planned on 50.8 acres, density transfers notwithstanding, yielding an average density of 6.5 dwelling units per acre.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 3 will be achieved by way of four neighborhood entries emanating from the Heartland Collector Loop Road as illustrated by Exhibit IV -3: The four access points will yield a ratio of 1 access per each 83 dwelling units.
• An expanded parkway landscape treatment will be incorporated into Heartland's Collector Loop Road as illustrated by Exhibit 1I1-15. • The design and grading of the cul-de-sac lots backing up to the paseo sports park shall exhibit a "scalloped" configuration in order to provide an undulated and varied appearance. This technique will also maximize the area dedicated to active park improvements and prevent an elongated narrow corridor appearance, as illustrated by Exhibits II1-33 and 1V-7. • The design and grading of three of the cul-de-sac lots backing up to the paseo sports park shall provide pedestrian access to the paseo sports park. See Exhibit I1I-21, Paseo Sports Park Activity Entry Node. • Neighborhood entry statements shall be applied to the four (4) points of ingress/egress emanating from Heartland's Collector Loop Road.

Planning and Development Standards TV- 103
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• A landscape buffer/transition treatment shall be applied to the rear of lots within Planning Area No. 3 which interface with the paseo sports park area.
• Planning Area No. 3 shall be developed in accordance with the single family detached development regulations and standards pursuant to Section 5, Regulations and Development Standards.
• Planning Area No. 3 shall participate in the funding and development of the paseo sports park in a manner consistent with the Recreation Plan and Standards described in Section 3 of this text.
• The ultimate developers of Planning
cooperative school impacts mitigation
payment of fees and/or the dedication
of fees, with the Beaumont Unified
tentative map recordation.

Area No. 3 shall participate in a
agreement, which may include the
of land in lieu of or in combination
School District as a condition of
• Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.

D. Planning Area No. 4

1. DESCRIPTIVE SUMMARY
Planning Area No. 4 is proposed for medium density single family detached housing. Planning Area No. 4 is located within Phases.3 and 4 of Heartland's Phasing Plan. A maximum of 330 dwelling units are planned on 50.9 acres, density transfers notwithstanding, yielding an average density of 6.5 dwelling units per acre.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 4 will be achieved by way of three neighborhood entries emanating from Heartland's Collector Loop Road, as illustrated by Exhibit IV -4 (Planning Area 4). The three access points. will yield a ratio of 1 access per each 110 dwelling units. • An expanded parkway landscape treatment will be incorporated into Heartland's Collector Loop Road as illustrated by Exhibits II1-16 and III -

17. IV- 104 Planning and Development

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• The design and grading of the cul-de-sac lots that interface with the Cooper's Creek Conservation Corridor (Planning Area No. 10) shall exhibit a "scalloped" configuration in order to provide an undulated and varied appearance. This design technique will create a more naturalized interface between the residential units within Planning Area No. 4 and the Cooper's Creek open space and conservation corridor. • A landscape buffer/transition treatment shall be applied to the descending slope condition between Planning Area No. 4 and the Cooper's Creek Conservation Corridor (Planning Area No. 10) as depicted by Exhibit I1I-24.
• Neighborhood entry treatments shall be applied to the three points of ingress/egress emanating from Heartland's Collector Loop Road. • Planning Area No. 4 shall be developed in accordance with the single family detached development regulations and standard s pursuant to Section 5, Regulations and Development Standards.
• Planning Area No. 4 shall participate in the funding and development of the paseo sports park in a manner consistent with the Recreation Plan and Standards described in Section 3 of this text.
• The ultimate developers of Planning Area No. 4 shall participate in a cooperative school impacts mitigation agreement, which may include the payment of fees and/or the dedication of land in lieu of or in combination with fees, with the Beaumont Unified School District as a condition of tentative map recordation.
• Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.
• Lots within Planning Area No. 4 located adjacent to Heartland's Collector Loop Road will incorporate community theme walls for noise attenuation purposes pursuant to the noise impacts section of the EIR prepared in conjunction with the Heartland Specific Plan document.

E. Planning Area No. 5

1. DESCRIPTIVE SUMMARY
Planning Area No. 5 is proposed for medium density housing of conventional single family residential or the zero lot line concept as described in Section 3 (Specific Plan Summary). Planning Area No. 5 is located entirely within Phase. 4. A maximum of 150 dwelling units are planned on 23.1 acres, Planning and Development Standards IV 105

density transfers notwithstanding, yielding an average density of 6.5 dwelling units per acre.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 5 will be achieved by way of two neighborhood entries emanating from Heartland's Collector Loop Road, as illustrated by Exhibit IV -5. The two points of ingress/egress will yield a ratio of 1 access point for each 75 dwelling units.
• An expanded parkway landscape treatment will be incorporated along Heartland's Collector Loop Road as illustrated by Exhibits III.16 and III -

17. • The design and grading of the cul-de-sac lots backing up to the State Route 60 right-of-way shall exhibit a rounded appearance in order to provide an undulated and varied appearance. This approach will provide a more esthetic visual appearance when viewed from State Route 60. • Neighborhood entry monuments shall be applied to the two (2) points of ingress/egress emanating from Heartland's Collector Loop Road. • Planning Area No. 5 shall participate in the paseo sports park improvement fee program as outlined in Section 3, Specific Plan (Recreation Plan and Standards).
• The definitive developer(s) of Planning Area No. 5 shall enter into a cooperative school impact mitigation agreement, which may include the payment of fees and/or the dedication of land in lieu of or in combination with fees, with the Beaumont Unified School District asa condition of tentative map recordation or phase thereof.
• A landscaped slope buffer/transition treatment shall be applied to the descending slope area located between the residential lots within Planning Area No. 5 and the State Route 60 right-of-way. • A landscape buffer treatment shall be applied along the interface between the residential lots and the neighborhood commercial center (Planning Area No. 12).

Planning Area No. 5 shall be developed in accordance with the single family detached and/or zero lot line development regulations and standards pursuant to Section 5, Regulations and Development Standards.
• Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.

IV- 106 Planning and Development. Standards
Fage 1340 of 1847

• Lots within Planning Area No. 5 located adjacent to Heartland's Collector Loop Road will incorporate community theme walls for noise attenuation purposes pursuant to the noise impacts section of the EIR prepared in conjunction with the Heartland Specific Plan document.

Planning and Development Standards 1V- 107

F Planning Area No. 6

1. DESCRIPTIVE SUMMARY
Planning Area No. 6, as illustrated by Exhibit IV -6, provides for the development of a 9.2 acre elementary school facility in combination with recreational activity areas. If at some point in time the Beaumont Unified School District should decline the site for development as an elementary school facility, the project proponent would reserve the right to develop the

9.2 acre planning area consistent with the medium density residential land use category as described in Section 6 (Administration and Implementation).

2. PLANNING AREA STANDARDS
• Access to the school facility will be achieved by way of the. Heartland Collector Loop Road.
• In order to facilitate non -vehicular access, -the school facility will also be accessible by way of a Class II bicycle trail located in the Heartland Collector Loop Road and by way of the paseo sports park trail system. • A landscape slope transition treatment as depicted by Exhibit III -24 shall. be incorporated between the elementary school and the adjoining segment of the paseo sports park (Planning Area No. 7).
• The elementary school facility may be constructed by the Beaumont Unified School District and shall adhere to standards prescribed by the State of California.
• Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.

G. Planning Area No. 7

1. DESCRIPTIVE SUMMARY
Planning Area No. 7 provides for the development of a 23.9 -acre paseo sports park representing the centerpiece of Heartland's active recreational amenity, which will provide a system of multi -purpose trails linked to a series of active recreational nodes. The entire paseo park is illustrated by Exhibit IV -7. In addition, given the park's elongated configuration, the planning area has been divided into three segments for illustrative purposes and in order to IV- 108 Planning and Development Standards
�s
6T 164 /

Visitor and
Staff Parking
Bus Loading Zone
Area 9
San Timoteo Creek
Area 7
Landscaped Slope
(See Exhibit No. III - 36)
3 Rail Wood Fencing
@ Top of Slope
(See Exhibit No. III - 24)
— School Monument Signage
With Boulder Out Croppings and
Accent Landscape / Berm
Accent Trees (Typical)
Paved Play Area 5' Secondary Paseo Path
Heartland Specific Plan.

Beaumont. California
Service /Maintenance Access
Planning Area Boundary
Turf Ball Fields
Area 2
Low Density
Area 7
Scale: 1" = 150'
(3 75 150 225Ft
Planning Area 6
Key Map
Area: 9.2 Ac.

Permitted Use: Elementary School
E A R .T L A N D
Exhibit No.: IV - 6

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provide a greater degree of clarity with respect to the improvements and amenities anticipated within the park, see Exhibits IV -7a, IV -7b and IV -7c.

PLANNING AREA STANDARDS
• Access to Planning Area No. 7 will be achieved by both vehicular and non - vehicular means. However, the thrust of the paseo sports park in terms of access opportunities is to promote non -vehicular means such as pedestrian and bicycle. This will be achieved by way of a Class II bicycle lane incorporated within the Heartland Collector Loop Road right-of-way in conjunction with a meandering sidewalk incorporated into the parkway design. In addition, a multi -purpose trail system physically links the paseo park activity nodes to various residential enclaves at strategic locations.
• The various phases of the paseo sports park shall be offered for dedication and improved prior to the fifty percent occupancy of the dwelling units in the final tract map of the master phase, which incorporates a given segment of the paseo sports park.
• Planning Area No. 7 shall be designed to accommodate both passive and active recreational opportunities.
• The various activity nodes within the paseo sports park shall include tennis courts, basketball courts, softball and soccer fields, picnic areas, par -course stations, tot lots, primary and secondary pedestrian paths and open space areas, as depicted by Exhibit IV -7 and IV -7a through 7e. • Park improvements shall be constructed in substantial conformance with the Park and Recreation Improvement Plan as illustrated by Exhibit IV -

7. Specific improvements to be incorporated into each of the activity nodes can deviate from the conceptual plan providing the total number of facilities is observed per the Planning Director's approval. • Maintenance of all common activity recreation areas and public street rights -of -way will be the responsibility of a Community Service District (CSD), master homeowners association, assessment district, or as approved by the City of Beaumont.
• Planning Area No. 7 shall be developed in accordance with the regulations and standards described in Section 5 (Regulations and Development Standards).
• Please refer to Section 3 (Specific Plan) of this text for additional specific plan standards that apply to this planning area.
• The paseo sports park shall be designed in such a manner as to facilitate joint use with the adjacent elementary school site (Planning Area No. 6). ning and Development Standards IV- 109

Area 7a (See Exhibit No. IV -7a)
Area 7b (See Exhibit No. IV -7b)
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Beaumont,- California
Area 7c (See Exhibit No. IV -7c)
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0 250 500 750Ft
Planning. Area 7
Key Map
Total Area: 23.9 Ac.

Permitted Use: Paseo Sports Park

E A R T
Exhibit No.: IV - 7
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Planning Area Boundary
Community View
Fencing
(See Exhibit No. III - 36)
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Neighborhood Entry
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Turf Soccer Field Landscaped Slope
(Typical)
Future Road
Easement
Area 7
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Basketball Court
Landscape Buffer
(Typical)
Pedestrian
Crosswalk
Heartland Specific Plan
Beaumont, California
• Family Picnic Area
(Typical)
5' Secondary
Paseo Paths (Typical)
Tor Lot With
Shade Arbor
Exercise Station
(Typical)
8' Primary Paseo Path
Half Court
Basketball
Lift Station
Area 9
San Timoteo Creek
Sand Lot
Volleyball
Court
Area 6
Elementary School
3 Rail Wood
Fencing @ Top
of Slope
(See Exhibit No. III - 36)
Scale: 1" = 150'
0 75 I50 225Ft
Total Area: 23.9 Ac.

Permitted Use: Paseo Sports Park
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Pedestrian Crosswalk
8' Primary Paseo Path
Exercise
Station
Accent Trees
(Typical)
Identity Node
(See Exhibit No. III - 18)
3 Rail Wood Fencing
(See Exhibit No. III - 36)
Family Picnic Area
Pedestrian Crosswalk
6' Meandering Sidewalk
Heartland Specific Plan
Beaumont, California
Basketball Courts
Tot Lot With Shade Arbor
Tennis Court
Planning Area Boundary Landscape
Buffer
Area 12
Neighborhood Commercial
Major Community Entry
(See Exhibit No. III - 16)
Open Turf
Scale: 1" = 150'
0 75 150 225Ft
Planning Area 7c
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Key Map
Total Area: 23.9 Ac.

Permitted Use: Paseo Sports Park

E A R T L A N
Exhibit No.: IV - 7c

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H. Planning Area No. 8
1_ DESCRIPTIVE SUMMARY
Planning Area No. 8 will provide a respite park developed on 1.4 acres which is physically linked to the industrial/business park component (Planning Area No. 11). The respite park area, as illustrated by Exhibit IV -8, is intended to provide employees within the industrial business park complex with an outdoor close -at -hand opportunity to spend their lunch and break time activities.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 8 shall be achieved by way of the industrial collector road or by pedestrian means, utilizing sidewalks incorporated into the industrial collector road.
• Planning Area No. 8 shall be designed/improved to accommodate passive recreation amenities, such as park benches, open turf areas, covered picnic shelters, meandering walk areas in conjunction with landscape features.
• The respite park improvements plans shall be constructed in substantial conformance with Exhibit IV -7.
• Maintenance of the respite park area will be the responsibility of a Community Service District (CSD), master industrial property owners - association, assessment district, or as approved by the City of Beaumont. • Planning Area No. 8 shall be fully developed prior to the issuance of the first certificate of occupancy for any structure constructed within the industrial park complex plan (Area No. 11).
• Planning Area No. 8 shall be developed in accordance with the regulations and standards described in Section 5 (Regulations and Development Standards).
• Please refer to Section 3 (Specific Plan) of this text for additional specific plan standards that apply to this planning area.

IV- 49 of 1847
110 Planning and Development X

Heartland Specific Plan
Beaumont, California
Planning Area 8
Key Map
Area: 1.4 Ac.

Permitted Use: Respite Park

HE A R TL A N D
Exhibit No.: IV - 8
59 -of 7
Prepared by Tcd(, G+% a

1. Planning Area No. 9

1. DESCRIPTIVE SUMMARY
Planning Area No. 9 is proposed for 61.4 acres of passive open space and resource conservation within the San Timoteo Creek wash. The principal function of Planning Area No. 9 is to maintain San Timoteo Creek in a natural condition and, in so doing, preserve the alluvial fan sage scrub habitat located thereon, and protect associated sensitive wildlife species. See Exhibit IV -9.

2. PLANNING AREA STANDARDS
• Planning Area No. 9 shall be dedicated to a conservation entity as custodian for permanent open space and conservation use. • Planning Area No. 9 shall be maintained as functional wildlife movement - corridor and as a conservation area towards the preservation of alluvial fan sage scrub and associated sensitive'wildlife species. • Please refer to Section 3 (Specific Plan) of this text for additional specific plan standards that apply to this planning area.

J. Planning Area No. 10

1. DESCRIPTIVE SUMMARY
Planning Area No. 10 is proposed for 27.6 acres of passive open space and resource conservation within the Cooper's Creek drainage. The primary function of Planning Area 10 is to retain and preserve approximately 5 acres of high quality oak/willow woodlands associated with Cooper's Creek drainage- Planning Area No. 10 will maintain an additional 22.6 acres beyond the oak/willow woodland in an undisturbed condition in order to provide an additional buffer area between the resource area and the adjacent residential planning area. See Exhibit IV -9.
•

2. PLANNING AREA STANDARDS
• Planning Area No. 10 shall be dedicated to a conservation entity as custodian for permanent open space and conservation use. nning and Development Standards IV- Ill

Planning Areas 9 &10
N
Key Map
Area 9: 61.4 Ac.

Area 10: 27.6 Ac.

Permitted Use: Open Space and
Conservation

H E A R T
Exhibit No.: IV - 9
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Prepared by LA4117 q

• Planning Area No. 10 shall be maintained as a functional wildlife movement corridor and as a conservation area towards the preservation of oak/willow woodlands associated with Cooper's Creek drainage. • A landscaped slope buffer/transition treatment shall be applied over the descending slope area lying between the riparian resource area and the adjacent residential uses located within Planning Area No. 4. • Please refer to Section 3 (Specific Plan) of this text for additional specific plan standards that apply to this planning area.

K. Planning Area No. 11

1. DESCRIPTIVE SUMMARY
Open Space
Planning Area No. 11 consists of 50.3 acres of industrial park land uses. As described in Section 3 (Specific Plan), it is anticipated that the planning area will support varied uses such as research and development, warehousing activities, light manufacturing and limited support commercial uses. The Planning Area Graphic (Exhibit IV -10), illustrates conceptually the manner in which the industrial park planning area could be parcelized in anticipation of future development.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 11 will be achieved by way of Potrero Boulevard and San Timoteo Canyon Road.
• Industrial park entry statements shall be applied at the two above - referenced access points.
• Planning Area No. 11 will be protected from the San Timoteo Creek by elevating the pad areas above the 100 year flood plain in a manner consistent with the Conceptual Grading Plan, Exhibit I11-12, and relevant studies as required by the City of Beaumont, RCFCD, FEMA, etc. • A landscape buffer/transition treatment shall be applied between the industrial collector road and San Timoteo Creek as illustrated by Exhibit 1II-30.
• Prior to the recordation of the first subdivision or phase thereof within Planning Area No. 11, the project proponent(s) shall establish a park improvement program to ensure that the cost of improving and IV- 112 Planning and Development S#iaga-d1;353 of 1847

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maintaining the respite park (Planning Area No. 8) is equitably distributed over the entire industrial park planning area. • Planning Area No. 11 shall be developed in accordance with the industrial park development standards pursuant to Section 5, Regulations and Development Standards.
• Please refer to Section 3 of this text for additional Specific Plan standards that apply to this planning area.

L. Planning Area No. 12

DESCRIPTIVE SUMMARY
Planning Area No. 12 consists of 11.5 acres of neighborhood commercial - located within the Specific Plan so as to provide goocls and services for the Heartland community in addition to capturing retail dollars from commuters utilizing the State Route 60 corridor. Exhibit IV -11 illustrates a conceptual plan view of the planning area in a developed condition.

2. PLANNING AREA STANDARDS
• Access to Planning Area No. 12 will be achieved by way of Potrero Boulevard and Heartland's Collector Loop Road (South).
• Median breaks will be provided at two locations along the Collector Loop Road to facilitate left-hand turning movements into and out of the commercial center.
• A single median break will be provided mid -way along Potrero Boulevard to facilitate left-hand turn movements into and out of the commercial center.
• A commercial/residential land use buffer will be established to screen the commercial uses from the residential units proposed within Planning Area No. 5, as illustrated by Exhibit III -24.
• A parkway landscape treatment will be incorporated into the design of Potrero Boulevard and Heartland's Collector Loop Road as illustrated by Exhibit 1II-23 and Exhibit 1I1-25, respectively.

Planning and Development Standards IV- 113

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Beaumont, California
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Commercial Entry
Monumentation
Project Boundary
Planning Area Boundary
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Scale: 1" — 150'
0 75 150 225Ft
Planning Area 12
Key Map
Area: 11.5 Ac.

Permitted Use: Neighborhood
Commercial
Building Area: 125,000 ± S.F.

H E A R T L A N D
Exhibit No.: IV - 11

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• A commercial entry monumentation and associated landscaping will be applied at the intersection of Potrero Boulevard and Heartland's Collector Loop Road (South).
• Planning Area No. 12 shall be developed in accordance with the commercial development regulations and standards pursuant to Section 5, Regulations and Development Standards.
• Please refer to Section 3 of this text for additional specific plan standards that apply to this planning area.
• A uniform signage program shall be established prior to the erection of any signs.
114 Planning and Development Standards

Chapter V
Development Regulations

V. Development Regulations
The development regulations contained herein provide specific standards relative to permitted land uses in addition to design and construction criteria to be applied within each of the various residential, commercial,. industrial and open space/recreation land use. categories.

Application of the following regulations through the Specific Plan Area (SPA) zoning mechanism is intended to create a harmonious relationship between the various land uses approved within the Heartland Specific Plan and to protect the health, safety and general welfare of the. Heartland community.

Upon adoption of the SPA zone by ordinance and the adoption of the Specific Plan by resolution, these regulations will supersede otherwise applicable City of Beaumont zoning regulations unless it is stated herein to the contrary.

Whenever a development standard contained herein conflicts with an equivalent standard contained in the City of Beaumont Zoning Ordinance, the provisions of the Heartland Specific Plan shall take precedence. In instances where the Specific Plan does not address a particular regulation, the applicable City of Beaumont code shall apply.

A. Residential Categories
This section sets forth the development regulations for all residential land uses.

1. SINGLE FAMILY DETACHED, 7,000 SQUARE FOOT LOTS
This category includes those areas designated for the development of single family detached dwelling units with a minimum 7,000 square foot lot. a) PRINCIPAL USES AND STRUCTURES PERMITTED

1. Single family detached dwellings.

2. Public or private parks, recreational facilities and open space areas. h) ACCESSORY USES AND STRUCTURES PERMITTED
• The keeping of not more than 3 domestic animals such as dogs or cats over the age of 6 months.
• Home occupations subject to the provisions of the Beaumont Municipal Code.
• Garages.
• Carports, when ancillary to a two -car enclosed garage.

Development Regulations V -115

• Common RV parking lot.
• Swimming pools, spas, fountains, and other landscape amenities. • Patio covers and other shade structures.
• Mailboxes.
• Storage, garden structures, and greenhouses.
c) USES AND STRUCTURES PERMIT TED AND SUBJECT TO A CONDITIONAL

USE PERMIT
• The keeping of wild, exotic or non -domestic animals. • The keeping of more than 3 domestic animals which constitutes a kennel. • Temporary uses including model home and subdivision sales trailers, temporary construction offices and facilities, real estate signs, future development and directory signs.
d) SITE DEVELOPMENT STANDARDS
• Permitted density: 5.0 dwelling units per acre.
• Lot area, minimum per unit: 7,000 square feet. (Note: minimum lot area must be maintained regardless of lot width or depth.) • Lot width, minimum per lot: 55 feet. (Note: cul-de-sac lots or pie -shaped dots must maintain the minimum lot width at the front setback line.) • Lot depth, minimum per lot: 90 feet as measured from the right-of-way line.
• Building setbacks.

Front: 20 feet as measured from the right-of-way line, or 18 feet as measured from the back of walk, whichever is greater.

Side: 5/10 feet. (Note: The 10 foot side yard setback refers to structures having a corner lot orientation.)
Rear: 20 feet. (Note: minimum 10 feet for accessory structures.) • Building height, maximum: 32 feet.
• Building coverage, maximum: 40 percent.
• Parking.

Enclosed garage: 2 spaces.

On -site guest parking: 2 spaces.

2. SINGLE FAMILY DETACHED 6,000 SQUARE FOOT LOTS
This category includes those areas designated for the development of single family detached dwellings with 6,000 square feet (c) minimums.

PRINCIPAL USES AND STRUCTURES PERMITTED
• Single family detached dwellings.
• Public or private parks, recreational facilities and open space areas.

V- 116 Development Regulations

b)
d)

ACCESSORY USES AND STRUCTURES PERMITTED
• The keeping of not more than 3 domestic animals such as cogs or cats over the age of 6 months.
• Home occupations subject to the provisions of the Beaumont Municipal Code.
• Garages.
• Carports, when ancillary to a two -car garage.
• Common RV parking lot.
• Swimming pools, spas, fountains, and other landscape amenities. • Patio covers and other shade structures.
• Mailboxes.
• Storage, garden structures, and greenhouses.

USES AND STRUCTURES PERMITTED AND SUBJECT TO A CONDITIONAL

USE PERMIT
• The keeping of wild, exotic or non -domestic animals. • The keeping of more than 3 domestic animals which constitutes a kennel. • Temporary uses including model home and subdivision sales trailers, temporary construction offices and facilities, real estate signs, future development and directory signs.

SITE DEVELOPMENT STANDARDS
• Permitted density: 5.0 dwelling units per acre.
• Lot area, minimum per unit: 6,000 square feet. (Note: minimum lot area must be maintained regardless of lot width or depth.) • Lot width, minimum per lot: 50 feet. (Note: cul-de-sac lots or pie -shaped lots must maintain the minimum lot width at the front setback line.) • Lot depth, minimum per lot: 90 feet as measured from the right-of-way line.
• Building setbacks.

Front: 20 feet as measured from the right-of-way line, or 18 feet as -measured from the back of walk, whichever is greater.

Side: 5/7.5 feet. (Note: the 5/7.5 feet indicates a staggered setback condition in order to achieve a varied appearance, except for structures with a corner lot orientation in which a 10 foot setback shall be required of single story units and a 15 foot setback required of two story units.)
Rear: 15 feet. (Note: minimum 10 feet for accessory structures.) • Building height, maximum: 32 feet.
• Building coverage, maximum: 45 percent.
• Parking.

Enclosed garage: 2 spaces.

On -site guest parking: 2 spaces.

Development Regulations V -117

3. SINGLE FAMILY DETACHED 5,000 SQUARE FOOT LOTS
This category includes those areas designated for the development of single family detached dwellings with 5,000 square foot minimum pads. a) PRINCIPAL USES AND STRUCTURES PERMITTED
• Single family detached dwellings.
• Public or private parks, recreational facilities and open space areas. b) ACCESSORY USES AND STRUCTURES PERMITTED
• The keeping of not more than 3 domestic animals such as dogs or cats over the age of 6 months.
• Home occupations subject to the provisions of the Beaumont Municipal Code.
• Garages.
• Carports, when ancillary to a two -car garage.
• Common RV parking lot.
• Swimming pools, spas, fountains, and other landscape amenities. • Patio covers and other shade structures.
• Mailboxes.
• Storage, garden structures, and greenhouses.

USES AND STRUCTURES PERMITTED AND SUBJECT TO A CONDITIONAL

USE PERMIT
• The keeping of wild, exotic or non -domestic animals. • The keeping of more than 3 domestic animals which constitutes a kennel. • Temporary uses including model home and subdivision sales trailers, temporary construction offices and facilities, real estate signs, future development and directory signs.
d) SITE DEVELOPMENT STANDARDS
• Permitted density: 6,5 dwelling units per acre.
• Lot area, minimum per unit: 5,000 square feet providing a 5,000 square • foot pad area is maintained exclusive of side and rear yard slopes. (Note:
minimum lot area must be maintained regardless of lot width or depth). • Lot width, minimum per lot: 45 feet. (Note: cul-de-sac lots or pie -shaped lots must maintain the minimum lot width at the front setback line.) • Lot depth, minimum per lot: 90 feet as measured from the right-of-way line.
• Building setbacks.

Front: 20 feet as measured from the right-of-way line, or 18 feet as measured from the back of walk, whichever is greater.

V- 118 Development Regulations

Side: 5/7.5 feet. (Note: The 5/7.5 feet criteria indicates a staggered setback condition in order to achieve a varied appearance, except that structures with a corner lot orientation, in which a 10 foot side yard for single story and a 15 foot side yard for two story structures shall be maintained.

Rear: 15 feet. (Note: minimum 10 feet for accessory structures.) • Building height, maximum: 32 feet.
• Building coverage, maximum: 45 percent.
• Parking.

Enclosed garage: 2 spaces.

On -site guest parking: 2 spaces.

4. SINGLE FAMILY DETACHED 4,500 SQUARE FOOT LOTS
This category includes those areas designated for the development of single family detached dwellings with 4,500 square foot minimum pad area. . a) PRINCIPAL USES AND STRUCTURES PERMITTED
• Single family detached dwellings.
• Public or private parks, recreational facilities and open space areas. b) ACCESSORY USES AND STRUCTURES PERMITTED
• The keeping of not more than 3 domestic animals such as dogs or cats over the age of 6 months.
• Home occupations subject to the provisions of the Beaumont Municipal Code.
• Garages.
• Carports, when ancillary to a two -car garage.
• Common RV parking lot.
• Swimming pools, spas, fountains, and other landscape amenities. • Patio covers and other shade structures.
• Mailboxes.
• Storage, garden structures, and greenhouses.

USES AND STRUCTURES PERMITTED AND SUBJECT TO A CONDITIONAL

USE PERMIT
• The keeping of wild, exotic or non -domestic animals. • The keeping of more than 3 domestic animals which constitutes a kennel. • Temporary uses including model home and subdivision sales trailers, temporary construction offices and facilities, real estate signs, future development and directory signs.

Development Regulations V -119

d) SITE DEVELOPMENT STANDARDS
• Permitted density: 6.5 dwelling units per acre.
• Lot area, minimum per unit: 4,500 square feet providing a 4,500 square foot pad area is maintained exclusive of side and rear yard slope areas. (Note: Minimum lot area must be maintained regardless of lot width or depth).
• Lot width, minimum per lot: 40 feet. (Note: cul-de-sac lots or pie -shaped lots must maintain the minimum lot width at the front setback line.) • Lot depth, minimum per lot: 90 feet as measured from the right-of-way line.
• Building setbacks.

Front: 20 feet as measured from the right-of-way line, or 18 feet as measured from the back of walk, whichever is greater.

Side: 5/7.5 feet, excepting zero lot line product/design. (Note: The 5/7.5 feet criteria indicates a staggered setback condition in order to achieve a varied appearance, except that structures with a corner lot orientation shall maintain a 10 foot setback for one story structures and a 15 foot setback for two-story structures.)
Rear: 15 feet. (Note: minimum 10 feet for accessory structures.) • Building height, maximum: 32 feet.
• Building coverage, maximum: 45 percent.
• Parking.

Enclosed garage: 2 spaces.

On -site guest parking: 2 spaces.

8. Neighborhood Commercial
Neighborhood commercial includes Planning Area 12, a 11.5 acre site with 125,000 square feet of building area.
a) PRINCIPAL USES AND STRUCTURES PERMITTED
• Neighborhood/convenience stores and shops for the retail sales of groceries, pharmaceutical, sundries, liquor and other such items. • Business services including dry cleaning and laundering, barber shops and salons, home appliance repairs, shoe repair, postal and printing, and other such services.
• Food services including restaurants, delicatessens, ice-cream parlors, fast- food outlets, and other such uses.
• Financial institutions such as banks and credit unions. • Professional office uses.
• Other uses of similar character and scale as determined by the Director of Planning.

V- 120 Development. Regulations

C. Industrial
Industrial includes Planning Area 11, a 50.3 acre site. a) PRINCIPAL USES AND STRUCTURES PERMITTED
• Research and Development.
• Warehousing/Distribution.
• Light Industrial.
• Support Commercial.
• Other public buildings and facilities as determined by the City of Beaumont. (Note: No outside storage unless completely screened as approved by the Planning Director).
b) ACCESSORY USES AND STRUCTURES PERMITTED
• Displays, and storage incidental to a permitted principal use. • Fences, walls, and trash enclosures.
• Signs.
• Security and construction offices during construction. c) SITE DEVELOPMENT STANDARDS
• Individual building sites may not exceed a lot coverage of 50 percent. • Building height, maximum: 40 feet or 3 stories, whichever is less. • Building setbacks: Adjacent to public streets, 25 feet fromthe ultimate right-of-way line, except that unsupported roofs or awnings, eaves, cornices, chimneys, balconies and other similar architectural features may project 5 feet into the required setback. Entire setback area to be landscaped.
• Lighting: All lighting, interior and exterior, shall be directed towards commercial buildings and parking, and, directed away from residential or open .space uses.
• Parking: Per City of Beaumont Municipal Code.
• Minimum of 8 percent site landscaping.
▪ Open Space/Recreation Categories
a) PRINCIPAL USES AND STRUCTURES PERMITTED
• Active recreation uses, park, within the paseo sports Planning Area 7 only.

V- 122 Development Regulations

Tennis Courts, basketball, racquetball courts, and other such sports courts.

Swimming pool, spa, and associated facilities.

Baseball, softball, soccer, and other such sports fields.

Tot lots, playgrounds, and other such children's play areas.

Outdoor amphitheater.

Recreation building.

Other recreation facilities as determined by the City of Beaumont. • Passive recreation facilities: trails, benches, etc., within the respite park, Planning Area 8.
b) ACCESSORY USES AND STRUCTURES PERMIT :LAD
• Restroom facilities.
• Maintenance yard.
• Fences, walls, and trash enclosures.
• Signs.
• Security and construction offices during construction.

USES AND STRUCTURES PERMIY T ED SUBJECT TO A CONDITIONAL USE PERMIT (PLANNING AREA 7 ONLY)
• Sale of alcoholic beverages, dancing and live entertainment. d) SITE DEVELOPMENT STANDARDS
• Recreation Building.

Building height, maximum: 35 feet or 2 stories, whichever is less. • Building setbacks.

Adjacent to public streets: 50 feet from the ultimate right-of-way line, except that unsupported roofs or awnings, eaves, cornices, chimneys, balconies and other similar architectural features may project 5 feet into the required setback.

Development Regulations V -123

Chapter VI
Administration and Implementation

VI. Administration and Implementation
The administration and implementation section of this document is provided herein to further define the relationship between the Specific Plan, City of Beaumont development codes and standards, and the process by which Heartland will achieve additional discretionary approval as the project proceeds through the remaining phases of the development process. This section of the Specific Plan text will also outline various mechanisms by which infrastructure improvements required of Heartland will be financed in whole or in part.

A. Administration
The following discussion will define the relationship between the Heartland Specific Plan entitlement and the process by which subsequent approvals and concomitant entitlements are achieved as the Heartland project proceeds through the remaining stages in the development process. 1_ HEARTLAND SPECIFIC PLAN
The Heartland Specific Plan, as filed with the City of Beaumont Planning Department upon its approval/adoption, will become the primary document governing land use regulations over the Heartland Specific Plan area. It is in this regard that the Heartland Specific Plan serves to further refine the City of Beaumont's General Plan Designation as it is applied to the subject site.

In addition, the Heartland Specific Plan, through the Specific Plan Area (SPA) zoning process, will provide the subject site's zoning designation pursuant to Section 17.36 of the City of Beaumont Municipal Code.

2. REGULATORY EFFECTS
Whenever the provisions and development standards contained herein are in conflict with equivalent standards contained in the City of Beaumont Zoning Ordinance, the provisions of the Heartland Specific Plan shall take precedence. Where the Specific Plan does not address a particular standard, the applicable City code/ordinance shall apply.

3. INTERPRETATION
Unless otherwise provided, should ambiguities occur concerning the content and appropriate application of the Heartland Specific Plan, said ambiguities shall be resolved by the Planning Director of the City of Beaumont or his/her VI - 124 Administration and Implementation

designee, in a manner most consistent with the intent, goals and policies set forth in the Specific Plan.

B. Types of Approvals and Permits
As the Heartland Specific Plan proceeds through the remaining phases of the entitlement process, additional site -specific and/or planning area specific proposals will be filed subject to one of four types of approvals/permits pursuant to the guidelines outlined herein.

1. SUBDIVISION MAPS
Projects requiring a tentative tract map and/or tentative parcel map(s), shall be submitted in accordance with the procedures of the Subdivision Map Act of the State of California. The implementation section that follows discusses the filing procedures and process for subdivision maps.

2. CONDITIONAL USE PERMITS
Conditional use permits are required when certain uses, as listed in the development regulations and standards section, require additional discretionary approval and consideration, and shall be submitted in accordance with the procedures of the City's Municipal Code Section 17.70.

3. PLOT PLAN REVIEW
A plot plan review, pursuant to Section 5, shall be required for any specific development proposal for which plot plan approval is not a part of the subdivision map process. A plot plan review shall be required and follow the same principles outlined in Sections 17.36 and 17.70 of the Municipal Code.

4. PUBLIC USE PERMITS
Public use permits are required for uses stated in Section 17.70 of the Municipal Code.

5. SPECIAL CIRCUMSTANCES
For projects or circumstances requiring a variance or modification to the development standards contained herein, alterations in unit count between Administration and Implementation VI - 125

planning areas is permitted with the condition that the total number of units does not exceed 1,224 units, as described in Section D of this chapter.

C. Implementation
As the Heartland Specific Plan proceeds through the remaining phases of the entitlement process, subsequent development proposals shall be processed in accordance with the implementation measures as outlined herein.

1. ENVIRONMENTAL REVIEW FOR RESIDENTIAL, COMMERCIAL AND

INDUSTRIAL PROJECTS
An Environmental Impact Report (EIR) was prepared in accordance with the California Environmental Quality Act (CEQA) and the City of Beaumont rules to implement (CEQA). The Final Environmental Impact Report will be certified by the Beaumont City Council in conjunction with the adoption of the Specific Plan. The EIR serves as the basis by which the environmental impacts associated with the remaining phases in the development process, i.e. tentative tract maps, grading permits, etc.; will be evaluated. In this regard, implementing subdivisions, plot plans, etc., will require an environmental assessment pursuant to CEQA. However, providing the development proposal is consistent with the Specific Plan and within the scope of the EIR, the environmental review process in most, if not all, instances will conclude with a negative declaration and as such, a new, subsequent and/or supplemental EIR will not be required. In addition, amendments to the Specific Plan that are found to be consistent with one of the land use alternatives, pursuant to the mandatory CEQA topics, can also be granted a negative declaration providing the land use alternative has been evaluated with an adequate level of environmental review.

2. SUBDIVISION MAP - TENTATIVE TRACT/PARCEL MAPS
The subdivision of property within Heartland shall be achieved by the processing of a tentative tract map, vesting tentative tract map, parcel map, or vesting parcel map, in accordance with the procedures.of the Subdivision Map Act and the City of Beaumont Subdivision Ordinance. Any subdivision map, including those prepared for the purposes of conveying or financing a parcel or parcels of land, which does not create a legal building site or does not authorize any other development, will be subject -to City Council approval. Any final map prepared for such purposes shall clearly bear the notation that it is for financing or conveyance purposes only, and that no development is authorized by the recordation. These financing/conveyance subdivision or parcel maps will be submitted for approval prior to individual plot plan and tentative tract map approval.

VI - 126 Administration and Implementation

A vesting tentative map is a map which confers a vested right to proceed with residential development on a legal building site, created by a final map or parcel map, for a specified time after recordation. A vesting map is limited to development of the property per the applicable regulations in existence at the time of approval of the vesting tentative map, or for the life of the Development Agreement.

Subdivision maps filed for individual planning areas as shown in the Land Use Plan and as conveyed by the underlying "master maps," shall contain the guidelines for architecture details and landscaping. These subdivision plans will be approved by the Planning Commission.

3. PLOT PLAN REVIEW
Plot plans are included within the term "plot plan review." The purpose of a plot plan review is to provide for either the administrative approval of detailed development plans for a proposed use, or to insure that a proposed development complies with all applicable regulations of the Specific Development regulations to be checked as a part of issuance of a plot plan review including setbacks, landscape areas, building type, parking and other requirement under the development regulations of the Specific Plan, or as determined by The Planning Director or his/her designee.

The plot plan review is a review of a detailed plan of development, and shall include, but not be limited to, the following:
a) A description of the use(s) and operating characteristics. b) A plot plan showing the location of all uses.
c) Supplementary exhibits, as necessary, to show other
information which may be required, such as building
elevations, landscape areas and grading.

4. CONDITIONAL USE PERMIT
The conditional use permit process is intended to provide for the resolution of major project related issues by allowing discretionary review of certain types of development, to insure that the project or use is appropriate. The purpose of a conditional use permit is to provide for the public review of detailed plans for a proposed use or development project. Proposed uses not specifically identified as either being permitted or prohibited under the development regulations shall be subject to the issuance of a conditional use permit by the Planning Commission in accordance with this section.

The conditional use permit, being a precise plan of development, shall be subject to the application requirements of the City. As with the plot plan Administration and Implementation VI - 127

review, conditions of approval shall be limited to conditions appropriate for the mitigation of direct and immediate impacts of the project, determined in such a manner as to effectuate the policies set forth in this plan.

5. PUBLIC USE PERMIT
A Public Use Permit shall be required for the establishment of any use intended for the public. Such uses include churches, educational institutions, government uses, hospitals, and other related facilities, public utilities, half- way houses and homes for the aged or children. The procedure for processing a Public Use Permit shall be consistent with the City of Beaumont Municipal Code Section 17.70.100.

D. Amendments to the Specific Plan
It is the intent of this Chapter to set criteria for interpretation of the Heartland Specific Plan, and to define types of changes that will require minor modifications and administrative approvals to the Specific Plan.

Minor modifications to the approved Specific Plan are allowed at the discretion of the Planning Director or his/her designee. Modifications to the Specific Plan must be consistent with the purpose and intent of the originally approved Specific Plan. All modifications to the approved Specific Plan, other than minor changes, are to be processed as a Specific Plan Amendment. All. major changes to the approved Heartland Specific Plan, other than minor modifications, shall be processed as. Specific Plan Amendments in accordance with the City of Beaumont Municipal Code.

The following changes to the Specific Plan may be. achieved administratively without amending the Specific Plan:

1. UNIT TRANSFER
Transfer of dwelling units and density transfer from one planning area to another, while maintaining the maximum overall dwelling unit number and overall density established by this Specific Plan, providing the density transfer does not exceed 10 percent of the original density.

2. NEW INFORMATION
The addition of new information to the Specific Plan maps or text that does not change the effect of any regulation. The new information may include more detailed, site specific data. If this information demonstrates that development area boundaries are inaccurately designated, based upon the goals and objectives of the plan, said boundaries may be adjusted to reflect a «- 128 Administration and Implementation

more accurate depiction of on -site conditions, without requiring a Specific Plan Amendment. Administrative changes do not require amendments to the Specific Plan and may be approved by the Planning Director. Changes to the community infrastructure such as drainage systems, roads, water and sewer systems which do not have the effect of increasing or decreasing capacity.

3. ADMINISTRATIVE CHANGES TO THE: SPECIFIC PLAN
As implementing development proposals within Heartland progresses, it may be demonstrated that certain detail changes are appropriate m the Specific Plan. It is intended that the Specific Plan_ provide a certain degree of flexibility with respect to the .details of project development, as well as those items discussed in general terms in the Specific Plan. If and when it is determined that changes or adjustments are necessary or appropriate, these changes or adjustments shall be made as an administrative procedure approved by the Planning Director or his/her designee. After such administrative change has been approved, it shall be attached to the Specific Plan as an addendum, and may be further changed and amended from time to time as necessary. Any such administrative changes do not require a Specific Plan Amendment. If at some juncture in the development process the Beaumont Unified School District should decline the 9.2 acre school site for development as an elementary school facility, the project proponent will reserve the right to develop the 9.2 acre planning area in a manner consistent with the medium density residential land use category. The conversion from school facility to medium density residential will concurrently permit a corresponding increase in the number of dwelling units permitted within the Specific Plan by a factor of 60 dwelling units: 9.2 acres X 6.5 du/acre = 60 dwelling units.

Administration and Implementation VI - 129

Chapter VII
General Plan Gonsistency

EXHIBIT "B"

HEARTLAND

SPECIFIC PLAN

CONDITIONS OF APPROVAL

GENERAL CONDITIONS

1. The following conditions of approval are for the HEARTLAND SPECIFIC PLAN and consist of Conditions 1 through 37 inclusive.

2. The Heartland Specific Plan shall consist of the following, components as approved through City of Beaumont City Council Resolution No. 94- a. Approved Heartland Specific Plan Text.
b. Final Environmental Impact Report and Mitigation Monitoring Program c. Exhibit "B": Specific Plan Conditions of Approval

3. . If any of the following conditions of approval differ from the specific plan text or exhibits. the conditions enumerated herein shall take precedence.

4. Mitigation measures for impacts to the Beaumont Unified School District and any other districts which may ultimately serve the project shall be identified prior to the approval of implementing tentative subdivision maps and plot plans in accordance with the State laws and City Council policies in effect at the time of application submittal.

5. The development standards contained in the approved Specific Plan shall become the prevailing land use regulations for the areas contained within the Heartland Specific Plan.

These regulations will have full force of the Zoning Ordinance of the Beaumont Municipal Code through application of the SPA (Specific Plan Area) Zone. Where conflicts exist between approved Specific Plan and the Beaumont Zoning Ordinance. the Specific Plan regulation shall prevail. Subject to the vesting effect of the Development Agreement. where conflicts existing. between the Specific Plan and the provisions of the Municipal Code, other than the Zoning Ordinance, the provisions of the Municipal Code shall prevail.

6. Development applications for development portions of the Specific Plan area which incorporate common areas shall be accompanied by design plans for the common area.

Such plans shall specify the location and extent of landscaping and irrigation systems.

Additionally, all circulation components (vehicular, pedestrian and/or equestrian) shall be

HEARTLAND SPECIFIC PLAN
Conditions of Approval

indicated, and the approximate locations of structures or groups of structures shall be indicated.
7 A parcel map filed for the purposes of phasing or financing shall not be considered a development application for the purpose of these conditions.

8. The Planning Director may require special studies or reports in connection with implementing development applications for each planning area, if and to the extent reasonably necessary for appropriate review of a development application or as required under applicable law (subject to the vesting effect of the previously enacted Development Agreement). Such reports may include, where appropriate:

Study/Report
a. Hazardous Waste Investigation Study
b. Preliminary Soils and Geotechnical Report
c. "Spring" Biological Survey, if deemed necessary
d. Erosion and Sedimentation Control Plan
e. Streetscape, parkway and median landscape plan
f. Fencing and wall plan
g. Traffic and circulation assessment to document adequacy/function of proposed improvements
h. Illustration of wildlife corridors on the map or other entitlement document or exhibit
i. Fuel modification plan
j. Acoustical Study
k. Cultural Resource Assessment

9. Common areas identified in the Specific Plan shall be owned and maintained as follows:
a. One or more permanent master maintenance organization(s) shall be established for

HEARTLAND SPECIFIC PLAN
Conditions of Approval

all common areas, to assume ownership and maintenance responsibility for all common recreation, open space, circulation systems and landscaped areas. Such organizations may be public or private. Assumption of such responsibilities by existing local, area -wide or regional organizations shall satisfy this condition provided that such organizations are legally and financially capable of assuming such responsibilities. Private neighborhood associations may be established for residential developments containing common areas.
b. Unless otherwise provided for in these conditions of approval, or permitted by the Planning Director, the relevant maintenance organization shall be established and common areas shall be conveyed to the maintenance organization not later than thirty days after completion of construction of common area improvements.

10. If any of the permanent master maintenance organizations referenced in Condition of Approval No. 9 is a public organization, the Developer shall comply with the following conditions:
a. Not later than thirty days after completion of construction of the relevant common area improvements, the Applicant shall convey to such organization or the City, as appropriate, fee simple title to all common or common open space areas, free and clear of all liens, due but unpaid taxes, assessments, leases (recorded and unrecorded) and easements, except those easements which in the reasonable judgment of the City would not interfere with the intended use of such area. As a condition precedent to the City accepting title to such areas. the subdivider shall submit the following documents to the Planning Director and City Attorney:
1) A declaration of covenants, conditions and restrictions: and 2) A sample form of document for conveying title to the purchaser of an individual lot or unit which provides that the declaration of covenants. conditions and restrictions is incorporated therein by reference. b. The declaration of covenants, conditions and restrictions submitted for review shall (i) provide for a term of not less than 60 years. (ii) provide for the establishment of a property owners' association comprised of the collective owners of any applicable common areas and (iii) contain provisions substantially in the following form:
1) The property owners' association conditionally required herein shall, if not then formed or in good standing, be activated, by incorporation or otherwise, at the request of the City of Beaumont, and thereafter the

HEARTLAND SPECIFIC PLAN
Conditions of Approval

16. Prior to the submittal of any subsequent development applications or the issuance of any permits twenty (20) copies of the final specific plan document shall be . submitted to the Planning Department for distribution. The documents shall include the final City Council resolution, the final Specific Plan conditions of approval, and the Final EIR, and any corrections, modifications or additions resulting from the hearing and approval process.

17. The Heartland Specific Plan shall remain unmodified (except for modifications requested by the Applicant and approved by the City) for 20 years. Should the entire project not be built out in that period of time, the City shall be entitled to adopt specific plan amendments for any portion of the project which has not been constructed within 20 years.

18. The Applicant (or its successor -in -interest, as the case may be) shall defend, indemnify, and hold harmless the Cityof Beaumont, its agents, consultants, officers, and employees from any third -party claim, action or proceeding against the City of Beaumont or this agents, consultants, officers, or employees to attach, set aside, void or annul an approval of the City of Beaumont, its advisory agencies, appeal boards or legislative body concerning the Heartland Specific Plan. The City of Beaumont will promptly notify the Applicant or its successor of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense.

19. Heartland shall defend, indemnify and hold harmless the City of Beaumont_ and its employees. agents, consultants, officers and contractors from any third -party claim. action or proceeding related to the environmental documentation pursuant to the California Environmental Quality Act associated with the Heartland Specific Plan.

20. In accordance with Section 711.4 of the California Fish and Game Code. the Applicant/subdivider is obligated to pay a filing fee to defray cost incurred by the Department of Fish and Game in managing and protecting fish and wildlife trust resources.

The Applicant/subdivider is also obligated to pay a documentary handling fee to defray costs incurred by the City of Beaumont in implementing the Department of Fish and Game filing fee program. These fees shall be paid to the County Clerk if the County of Riverside at the time of filing a notice of determination pursuant to Section 21152 of the Public Resources Code. Applicant shall not be entitled to exercise its rights under the Specific Plan or the Development Agreement until such fees have been paid. The amount of the fees shall be in accordance with legally adopted fees at the time of the filing of the notice of determination.

HEARTLAND SPECIFIC PLAN
Conditions of Approval

b. Lighting of streets, walkways, bikeways, and commercial and industrial areas. c. Visibility of doors and windows from the street and between buildings. d. Fencing heights and materials.

25. In the event that, during or following grading of the project site or portions thereof, economic or other conditions prevent the Developer from continuing with the project within a reasonable amount of time, as determined by the City, the City shall so notify the Developer who shall contact the City Planning Department to identify necessary activities that the Developer must implement to protect public safety and minimize/prevent environmental degradation, particularly due to wind and water erosion. The Developer shall be required to reimburse the City for the cost of activities to satisfy this condition.

26. Density transfer within the various components of the project and planning areas shall be subject to the limitations contained in the Administrative section of the Heartland Specific Plan. In conjunction with any request to transfer density, the Developer shall submit a report outlining the status of the entire project in 'terms of (a) areas developed and undeveloped, (b) density previously transferred, and (c) quantitative impact on remaining development entitlement allocations.

27. Each developer shall use its best efforts to ensure that all construction contractors and subcontractors properly dispose of all wastes generated in permitted landfills or with a licensed recycling company. If any improper dumping of construction waste occurs, the developer of the portion of the Specific Plan area from which such wastes were taken shall guarantee reimbursement to the City of costs incurred by it associated with clean up, proper disposal, any necessary revegetation and legal penalties and remedies.

28. Construction areas shall be fenced as required by the City to preclude the creation of an attractive nuisance and to limit access to and disturbance of sensitive habitat areas.

PHASING CONDITIONS

29. Construction of the development permitted hereby, including recordation of final subdivision maps, may be conducted progressively in stages, provided adequate vehicular access, infrastructure and public services are provided for all dwelling units and non- residential land uses in each stage of development, and further, provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan Master Phasing Program and subsequent amendment as determined by the Planning Director.

HEARTLAND SPECIFIC PLAN
Conditions of Approval

PARKS AND RECREATION CONDITIONS

30. Development of the property shall be accompanied by the concurrent phased dedication and improvement of not less than 25.3 acres of parks, as specified in the Park and Recreation Plan of the Heartland Specific Plan. That phased dedication shall be to the City for maintenance by a Community Services District or other suitable maintenance entity, and shall occur in increments as follows:
a. Paseo Sports Park (Planning Area No. 7)
Development of this park facility shall coincide with the phasing of the residential components of the project. The specificcomponent of Planning Area No. 7 which adjoins Planning Area No. 1 shall be completed on or before the release of occupancy for the 50th dwelling unit in the project. The portion of Planning Area No. 7 west of the loop road, containing the soccer field and other improvements, shall be completed before the release of the 500th dwelling unit in the project.

Remaining portions of Planning Area No. 7 park improvements shall be completed in conjunction with adjoining residential development on either side of the linear .park, as approved by the Director of Planning.
b. Respite Park (Planning Area No. 8)
Park improvements stipulated for Planning Area No. 8 shall be completed or bonded for prior to the recordation of a subdivision map (exclusive of a financing and conveyance map) for Planning Area No. 11.

31. Prior to the dedication of any park and recreation areas the Applicant shall submit and the Planning Director shall approve for each dedication a detailed development plan for proposed park and recreation improvements. Each development plan shall include:
a. Site Plan
b. Grading Plan
c. Landscape, Lighting and Irrigation Plan
d. Architectural Plans, where appropriate
e. Detailed Cost Estimates
f. Other Plans as determined appropriate by the Planning Director

32. The park sites required through Condition No. 30 shall be delivered in a finished condition, with grading, utilities and public infrastructure improvements fully in place.

In addition, Applicant shall be solely responsible for all improvements at_each of the park

HEARTLAND SPECIFIC PLAN
Conditions of Approval

sites stipulated in Condition No. 30 in accordance with the Specific Plan. Each completed park site shall be delivered prior to issuance of occupancy permits for the respective phase of the Specific Plan.

33. Prior to recordation of the first implementing subdivision map, Applicant shall obtain City and LAFCO approval for the formation of a Community Services District or other appropriate financing mechanism to ensure the perpetual maintenance of dedicated lands for parks and recreational purposes, and for maintenance of other landscaped areas contained within public rights -of -way, or held in fee title by the City of Beaumont. In lieu of a Community Services District, Applicant may provide or obtain approval for an alternate financing mechanism for such purposes reasonably acceptable.

INFRASTRUCTURE CONDITIONS

34. Drainage and flood control facilities and improvements shall be provided in accordance with Riverside County Flood Control and Water Conservation District requirements.

35. An amendment to CEQA required the preparation of a program to ensure that all mitigation measures are fully and completely implemented. The Environmental Impact Report (EIR) prepared for the Heartland Specific Plan imposes certain mitigation measures on the project. Certain conditions of approval for the Heartland Specific Plan constitute self contained reporting/monitoring programs for certain mitigation measures. At the time of approval of subsequent development applications, further environmental reporting/monitoring programs may be established if additional mitigation is determined to be necessary through further environmental review. The mitigation monitoring program for the Heartland Specific Plan EIR is hereby incorporated and performance of the mitigation measures set forth therein is a condition of approval of the Specific Plan.

36. Through Community Facilities District No. 93-1, and/or through payment of development impact fees. the Developer shall be responsible for funding the project's fair share infrastructure and facility costs, as will be determined by the city of Beaumont Comprehensive Public Facilities Financing Plan.

37. It is recognized that the proposed freeway interchange at Potrero Boulevard is in the conceptual design stage and that the precise physical configuration will be determined at a later date. Minor adjustments to Planning Area boundaries may be necessary, and the Director of Planning shall be empowered to make minor adjustments towards this end administratively.

HEARTLAND SPECIFIC PLAN
Conditions of Approval

38. Special concerns have been identified with respect to Planning Area No. 5, which directly adjoins State Route 60.

In conjunction with submittal of a subdivision application involving this Planning Area, a detailed site planning, architectural and landscape package shall be included for the review and approval of the Planning Commission. The purpose of this submittal shall be to clearly demonstrate that the project will create a positive visual image, upon entering Beaumont, from State Route 60. Furthermore, it shall be demonstrated that the products proposed, site and architectural design, and lot size and layout result in a quality, well -planned neighborhood.

Chapter IX
City Council Resolution

VII. General Plan Analysis
A. Introduction
The Heartland Specific Plan has been designed in response to the subject site's physical and environmental opportunities and constraints. Another critical factor in the design and implementation of the Heartland Specific Plan is the project's relationship to the City of Beaumont's General Plan. In this regard, the proposed project will serve to further refine the General Plan designation of the subject site through the Specific Plan process. As such, this section of the Specific Plan document will evaluate the. proposed project relative to the goals, policies and objectives of the City of Beaumont's General Plan. Towards this end, this section will state, verbatim, the General Plan policy of the City followed by an analysis of the Heartland Specific Plan's consistency with each of the respective General Plan policies. Where the City. policies related to broader community issues which are not applicable to a site -specific proposal, the consistency response has been noted as a City of Beaumont function.

B. General Plan Elements
The City of Beaumont's General Plan consists of six major elements dealing with diverse topics such as natural and man imposed hazards, natural resources, cultural and historical resources, recreation and open space, community development, infrastructure and housing. Each of these topics or elements has a series of corresponding policies. The respective policy is shown below in italics with a consistency analysis for the Heartland Specific Plan followed immediately below each policy statement.

1. LAND USE ELEMENT
a) POLICY.

The purpose of the Balanced Land Use Policy is to ensure that planned employment and residential opportunities make progress toward a balance of jobs and workers, that adequate medical, dental, shopping and retail services are located within convenient distance of each residential planning area, that public services and facilities have adequate capacity to serve development, and that parks and recreation services are provided to meet existing and future demand.

CONSISTENCY:

The Heartland Specific Plan will provide a mechanism by which to develop the subject site in a comprehensive manner, as opposed to the "piece -meal" alternative. The Heartland Specific Plan will achieve a balanced VI - 130 General Plan Analysis

development by providing an appropriate mix of residential, commercial and industrial land use. 50.3 acres of industrial uses have been incorporated into the Specific Plan which will generate an estimated 1,408 jobs. A 11.5 -acre community commercial center will also provide convenient retail opportunities for future residents as well as an estimated 493 jobs. The commercial center could potentially incorporate service commercial opportunities such as medical and dental facilities in addition to the more traditional retail establishments. Public services and facilities have been adequately sized to serve the development in addition to extensive park and recreation facilities to meet the needs of future residences within the Heartland development.

POLICY:

The purpose of the Phased Development Policy is to ensure that development coincides with the adequacy ofpublic services and facilities, especially where the public health, safety and welfare are concerned.

Proper phasing of new development within the designated General Plan capacity through the provision ofpublic services and facilities development is necessary to ensure that new development will not overload the existing facilities or be allowed to be completed without adequate facilities.

CONSISTENCY:

Proper phasing of the Heartland Specific Plan has been accommodated and shown in the Phasing Section of the Specific Plan. The phasing concept is infrastructure dependent, as such, the thrust of the phasing plan is to provide the greatest amount of flexibility while insuring that a given area within the Specific Plan does not proceed ahead in the development process unless adequate infrastructure is available to accommodate the area in question.

C) POLICY:

The purpose of the Housing Densities Policies is to provide a wide range of housing densities that will permit a mix of housing opportunities, including both rental and ownership housing. The mix of densities is intended to make it possible to develop housing which is affordable to the labor force and offers those who work here a reasonable choice of living accommodations.

CONSISTENCY:

The Heartland Specific Plan has incorporated a wide range of lot sizes, which will produce varied densities and accommodate varied product types and housing opportunities.
d) POLICY:

The purpose of the Land Use/Transportation Integration Policy is to ensure that transportation planning is assimilated into the land use General Plan Analysis VII - 131
age

planning process. The transportation system should support the land use plan as a whole, and individual circulation links should be in balance with localized land uses to provide an adequate transportation system for the City. When local or regional imbalances occur, appropriate improvements to the circulation system shall be provided or adequate project mitigation measures shall be developed.

CONSISTENCY:

The Heartland Specific Plan will provide a mechanism by which to develop the subject site in a comprehensive manner including the incorporation of a backbone circulation system that will implement the relevant components of the City's circulation element. The impacts of the Heartland Specific Plan from a transportation perspective have been evaluated in the environmental impact report document prepared in conjunction with the Specific Plan. It is in this regard that the integration of Land Use and Transportation have been evaluated and will be achieved through the Specific P1an/EIR process.

POLICY:

The purpose of the Commercial and Industrial Centers/Transportation Access Policy is to ensure that major commercial and industrial centers are convenient and accessible to existing or planned major highway and transit facilities. These centers act as traffic attractors. Accessibility should be enhanced by intensive corridors and increased public transit.

CONSISTENCY:

An 11.5 -acre neighborhood commercial center has been incorporated into the Heartland Specific Plan design. At. 11.5 acres, the .Heartland commercial land use component does not meet the "major Commercial Center" criteria.

However, the Heartland neighborhood commercial center is located at the project's major market entry and proximal to a planned state highway off - ramp. Given these conditions, the future commercial establishment will be oriented towards and accessible to, both residences of the Heartland development and commuters utilizing the State Highway 60 transportation corridor. With respect to industrial centers, the Heartland Specific Plan is proposing 50.3 acres of industrial land use. The Specific Plan's industrial component will front along San Timoteo Canyon Road for a distance of approximately 5,500 feet. San Timoteo Canyon Roacl has a General Plan classification of major highway. In addition, San Timoteo Road, in close proximity to the Heartland property, will be linked to State Highway 60 and Interstate 10 byway of two proposed corridors, both having a General Plan classification of primary highway. Consistent with the General Plan policies, the Heartland industrial center is very accessible to planned major highway and transit facilities to provide for the efficient movement of products, goods and services.

VII -132 General Plan Analysis

• POLICY.'
The purpose of the New Development Compatibility Policy is to ensure that new development is compatible with adjacent areas and that it provides either a land use buffer or transition with such areas. Sensitive treatment is required where one urban use transitions to another.

CONSISTENCY:

The Heartland property has a General Plan designation of Specific Plan (SP) with an overall residential density range of 2.4 - 4.1 dwelling units per acre (low density). The Heartland Specific Plan proposes an overall density of 2.5 dwelling units per acre and as such is consistent with the density permitted by the subject site's General Plan designation. Property to the east of Heartland also has a General Plan designation .of Specific Plan (SP).

However, the density permitted therein is 8.1 to 16.0 dwelling units per acre (high density). Property to the west of Heartland has a General Plan designation of "conservation." Therefore, consistent with the land use transition policies, the Heartland Specific Plan will provide a transitional density between the high density designated property to the east of Heartland and the conservation designated property to the west of Heartland.
g) POLICY
The purpose of the Creative Design Concepts Policy is to encourage the use of innovative planning ideas that give variety to the character of development and .solve site development problems. New design concepts can facilitate environmentally sensitive development and the economic and efficient provision of services and facilities. These design concepts would be implemented in preparing an overall design for the City and adoption of the following:
• A design theme for entire City.
• Hillside development.
• Slump stone wall development in Specific Plans.
• The preservation of deodora trees on Beaumont Avenue and street trees throughout the City.
• A Parks/Open Space/City Beautification Concept Plan.
• Architectural and landscape standards for rural/vacant land.

CONSISTENCY:

Heartland will provide for innovative and comprehensive planning through the Specific Plan of Land Use. process. A wide range of residential densities and housing opportunities will be provided in response to regional market factors. Extensive design development guidelines and standards have been established for the various landscaping and architectural elements to be applied throughout the Specific Plan. Heartland's open space and recreation component will include a 23.9 acre paseo sports park, which can be accessed by every residential planning area within Heartland by non -vehicular means General Plan Analysis V11 - 133
age i izi i o

such as pedestrian and bicycle. This design approach will play an important role in reducing traffic and air quality related impacts. b) POLICY'
The purpose of the Enhancement of Environmental Policy is to ensure that all land use activities seek to enhance the physical environment, including the air, water, sound levels, landscape, and plant and animal life. This policy does not mean that environmental enhancement precludes development. It recognizes the need to improve both the manmadeand natural environments. Where aspects of the natural environment are deemed to be rare, endangered or unique, this policy requires measures be taken to preserve these aspects.. Specifically, a beautification policy would guide the design of scenic highways and other details for new developments in specific plans.

CONSISTENCY:

The Heartland Specific Plan provides for 92.2 acres of passive open space and conservation areas. The major focus of the passive open space component is the retention of San Timoteo Creek in a natural unchannelized condition. This area comprises 65.6 acres and traverses the entire Heartland site in an east/west direction. This design consideration will protect wetland and riparian resources located within the creek and maintain the creek's asset as a wildlife movement corridor.
i) POLICY:

The purpose of the. Employment Development Policy is to intensify and accelerate development of employment uses. Implementation of employment development is essential to achieving balanced land use and resolving the inefficient usage of the transportation system, thereby mitigating deterioration in the level of service. Increased employment (trip attractions) will help reduce impacts on regional facilities, as well as distribute trips more evenly on the local network. The Development Monitoring Program (DMP) and associated Annual Monitoring Reports (AMRs) identify the phasing of development and infrastructure needs on an annual basis. Development of employment land uses should continue to be monitored through the DMP and AMR process to determine if the employment -to -dwelling units ratio is improving.

CONSISTENCY:

The Heartland Specific Plan will achieve a balanced land use base and contribute toward the employment development policy through the inclusion of commercial and industrial land uses. However, it should be noted that the above referenced policy is a City of Beaumont function, and as such the City is taking active steps in promoting the economic development of the community. Towards this end, the City of Beaumont has recently adopted a VII - 134 General Plan Analysis
age

major redevelopment project aimed at employment generation and revitalization of existing industrial and commercial areas. j) POLICY:

TRANSITIONAL USE POLICY - Transitional uses that are not specifically permitted by the Land Use Element (LUE) land use categories may still be deemed appropriate under certain circumstances and, therefore, may not require LUE amendments. The following are examples of circumstances under which transitional uses may be considered for specific sites.
• Where a conflict exists between the LUE land use category and policies contained within other General Plan elements.
• Where a conflict exists between the LUE land use category and a major LUE implementation policy.
• Where environmental conditions, such as high noise levels, traffic levels, or site configuration, render the site no longer suitable for the uses permitted by the LUE land use category.

CONSISTENCY:

The implementation of this policy is a City of Beaumont function. The site may continue to be used on an interim basis for dry land farming activities until development proceeds.

2. CIRCULATION ELEMENT
a) POLICY.

DEVELOPMENT PHASING - Development shall be phased in accordance with any applicable Comprehensive Phasing Pian (CPP).

CONSISTENCY:

In conjunction with the Heartland Specific Plan document, a comprehensive Environmental Impact Report has also been prepared, which covers traffic/circulation impacts from both a local and regional perspective. As previously indicated, the phasing plan for the Heartland project is infrastructure dependent. As such, phases can only move forward through the development process if adequate infrastructure is available, including circulation improvements as prescribed in the Heartland environmental impact report document.
b) POLICY-
TRAFFIC LEVEL OF SERVICE POLICY - Specific Plans should ensure that within 3 years of the issuance of the first use and occupancy permit for a development project, or within 5 years of the issuance of a finished grading permit or building permit for said development project, whichever occurs first, all improvements to arterial highway facilities to which the General Plan Analysis VII - 135

project contributes measurable traffic shall be constructed to attain Level of Service (LOS) 'E" at the intersections under the sole control of the City.

CONSISTENCY:

The Comprehensive Traffic Study prepared in conjunction with the Heartland Specific Plan and related environmental impact report document. has identified all arterial highway facilities to which the project will contribute measurable traffic. Heartland will contribute on a prorata share basis towards financing the design and construction of these facilities through participation in Community Facilities District (CFD) No. 93-1 and/or through traffic mitigation fees.

POLICY:

TRAFFIC IMPROVEMENT PROGRAMS - Comprehensive traffic
improvement programs shall be established with Specific Plans to ensure that all new development provides necessary transportation facilities and intersection improvements as a condition of development approval.

Participation in such programs shall be on a prorata basis and be required of all development projects except where an increased level of participation exceeding these requirements is established through development agreements.

CONSISTENCY:

Heartland has incorporated a comprehensive traffic improvement program as part of the Specific Plan and EIR process. As indicated in the discussion of the previous policy above, the Heartland project will be required to contribute its fair share of transportation improvements.
d) POLICY:

PUBLIC FACILITY PLANS - Comprehensive public facility plans have been established for water and wastewater facilities. Additional plans may be adopted by the City when required to program and finance public facilities. All specific plan and other major development projects shall participate in such plans on a prorata basis and as a condition of development approval except where an increased level of participation exceeding these requirements is established in development agreements.

CONSISTENCY:

The above referenced policy is a City of Beaumont function. However, it should be noted that Heartland will be participating on a prorata basis in the development of a comprehensive public facilities improvement program pursuant to CFD No. 93-1 and other applicable City programs.

VII - 136 General Plan Analysis

e) POLICY:

PRIVATE STREET STANDARDS - The development of private streets may be preferred for new developments that have a special overall design concept, and therefore require control of access to enhance a certain neighborhood identification. To make certain that the street designs are constructed without creating emergency access traffic hazards, and that maintenance problems will be mitigated, standards shall be adhered to.

CONSISTENCY:

The Heartland Specific Plan does not include any access restricted land uses and as such no private streets are anticipated.
3_ HOUSING ELEMENT
a) POLICY:

A choice of residential communities, within a reasonable distance of the individual's place of occupation, where the individual may develop a sense of identity and belonging, and satisfy physical, cultural and economical need for existing and future residents.

CONSISTENCY:

Heartland will develop as a master planned mixed -use development through the Specific Plan process. This effort will include the incorporation of comprehensive landscape and architectural design guidelines which will impart a project wide sense of place, identity and unification. With respect to the issue of providing residential communities with employment opportunities at a reasonable distance, the Heartland Specific Plan will provide the potential for close -at -hand employment opportunities through the inclusion of commercial and industrial land use.
b) POLICY_'
A supply of housing that varies sufficiently in cost, design, style, tenure and type to meet the economic and social needs of every existing and future resident of the City.

CONSISTENCY:

By incorporating a diverse range of densities, Heartland will provide housing opportunities that will appeal to the region's varied housing market and allow the project proponent to maintain a viable project through the inevitable market changes.

General Plan Analysis VII - 737

�) POLICY-
Housing opportunities available to all income groups in all communities without discrimination on the basis of race, religion, ethnicity, sex, age, marital status, or household composition.

CONSISTENCY:

The Heartland Specific Plan does not include any product type that can be regarded as exclusionary. As such, Heartland will be developed in strict accordance with all anti -discrimination laws and regulations. In addition, Heartland will provide a significant amount of affordable housing through the inclusion of an entry level product inventory.
d) POLICY.' •
A structurally sound and well -maintained housing stock and residential neighborhoods with adequate and coordinated public and private services and facilities, clean air, quiet and pleasant surroundings, reasonable assurances of safety and security, and a meaningful .sense of community life.

CONSISTENCY:

The Heartland property will develop in a comprehensive and coordinated manner through the Specific Plan of Land Use/EIR process. Utilizing the Specific Plan/EIR mechanism as an alternative to piece -meal development will ensure that the Heartland community possesses adequate public services and facilities, recreational opportunities and a high level of architectural and landscape design excellence. In addition, this effort will include the project proponent's participation in Community Facilities District (CFD) No. 93-1 as a mechanism by which to fund the design and construction of localized and regional infrastructure improvements.

4. NATURAL RESOURCES ELEMENT
a) POLICY:

The City shall coordinate a program to monitor the quantity and quality of water within the Beaumont/Cherry Valley Water District.

CONSISTENCY:

Water quality issues and mitigation measures are addressed in the Environmental Impact Report prepared in conjunction with the Heartland Specific Plan. However, this policy is a City of Beaumont function.

VII - 138 General Plan Analysis
Page'139Z of 1184 r

POLICY:

The reclamation of treated sewage effluent shall be encouraged (e.g., water golf courses, cemeteries, etc.)
CONSISTENCY:

The Heartland Specific Plan includes provisions for the use of treated effluent to be applied on open space, parks and common landscape areas.

POLICY:

The City shall recognize the need for. aquifer recharge facilities (e.g, ponds, pumping, porous pavements, etc.)
CONSISTENCY:

As previously indicated, San Timoteo Creek bisects the subject site in an east -west direction. The creek will be retained in a natural condition and as such the creek's capacity for aquifer recharge will be maintained. The project, by participating in CFD 93-1, will assist in the funding of reclaimed water facilities and aquifer recharge potential.
d) POLICY:

The City shall promote the growth of "clean" industry which does not increase air pollution.

CONSISTENCY:

The Heartland Specific Plan incorporates 50.3 acres of industrial land uses.

The industrial component will provide opportunities for uses that can be • characterized as "light industrial" such as research and development (R. & D) in ,combination with warehousing, office park and support/service commercial land uses.

POLIO}''
Energy conservation shall be encouraged by incorporation of design standards for new development which minimizes the consumption of non- renewable energy resources. Developers are specifically encouraged to present innovative techniques to the City for review and consideration.

CONSISTENCY:

The Heartland Specific Plan street system has been laid out in a predominantly north -south direction. This design consideration will place the majority of residential structures in an east -west orientation, which maximizes the potential use of decentralized solar energy units for space heating and/or water heating applications. Alternative modes of transportation are encouraged and available through the provision of bike lanes, sidewalks, multiple -use trails and on -site pedestrian aerpssible park and recreation opportunities. Residential, commercial and industrial General Plan Analysis VII - 139

structures anticipated within the Heartland Specific Plan shall conform to all Title 24 regulations relative to energy efficiency. The inclusion of a paseo sports park with pedestrian linkages to each of the residential planning areas will discourage vehicular use for inter -project activities. fl POLICY -
The City shall initiate an active energy conservation program. This could be accomplished in conjunction with programs currently operated by the major utility companies. Incentives for developments which utilize conservation techniques to save energy and conserve resources would be provided.

CONSISTENCY:

This is a City of Beaumont responsibility.
g)

POLICY -
The potential impact on Beaumont of wind energy generation technology in the San Gorgonio pass shall be assessed.

CONSISTENCY:

This is a City of Beaumont responsibility.

POLICY:

The use of reclaimed methane gas from the sewage treatment facilities should be investigated.

CONSISTENCY:

This is a City of Beaumont responsibility.

POLICY:

Existing agricultural uses shall be permitted to remain at the owner's prerogative. Transition of agriculture to more urbanized uses is expected, and is consistent with City objectives for the future.

CONSISTENCY:

The subject site has been historically used for dry land farming of grain crops. This activity continues to date and will be permitted to continue subsequent to the Specific Plan approval process in conformance with the above referenced policy.

VII - 140 General Plan Analysis

5. PUBLIC SAFETY ELEMENT - SEISMIC SAFETY AND GEOLOGIC HAZARDS a) POLICY:

Participate in the Southern California Earthquake Preparedness Project.

CONSISTENCY:

This is a City of Beaumont function.
b) POLICY_
Adopt ordinances, regulations and procedures which mandate the review, evaluation and restriction of land use due to geologic or seismic hazard.

CONSISTENCY:

This is a City of Beaumont function.
c) POLICY•
Establish • (through the Southern California,: Earthquake Preparedness Project process and other resources) seismic design criteria and standards for transmission lines, water and sewage systems, bridges and highways, any structures housing necessary mobile units and support equipment and other vital resources which would be needed following and earthquake (e.g., "back-up" power generation facilities and water storage).

CONSISTENCY:

This is a City of Beaumont function.
d) POLICY•
To periodically update maps of existing faults, slide areas and other geographically unstable areas.

CONSISTENCY:

This is a City of Beaumont function:
e) POLICY
To establish development standards for land use, new construction and proposed improvements to ensure proper design and location of structures.

CONSISTENCY:

This is a City of Beaumont function.

General Plan Analysis VII - 141

POLICY.'
To provide technical and policy information regarding geological and seismic hazards to developers, interested parties and the general public.

CONSISTENCY:

This is a City of Beaumont function.

6. PUBLIC SAFETY ELEMENT - FIRE
a) POLICY:

To encourage periodic updating of fire hazard mapping -and continue to analyze existing fire hazard data.

CONSISTENCY:

This is a City of Beaumont function.
b) POLICY.'
To establish improved development standards for location of new construction, structural design, emergency vehicular access and detection hardware.

CONSISTENCY:

This is a City of Beaumont function.

POLICY:

To improve building code regulations to provide increased built-in fire protection.

CONSISTENCY:

This is a City of Beaumont function.
d) POLICY.'
To continue to improve the minimum water system design requirements for fire protection in wildland and remote areas.

CONSISTENCY:

The subject site is not located within a high fire hazard area or in an area that can be characterized as remote relative to established patterns of urban development. However, the Heartland Specific Plan design has incorporated a comprehensive backbone infrastructure package including an urban level water storage and distribution system to meet all domestic and fire flow requirements.

VII - 142 General Plan Analysis

POLICY:

To provide technical and policy information regarding structural and wildland fire hazards to developers, interested parties and the general public through all available media.

CONSISTENCY:

This is a City of Beaumont function.
fl POLICY:

To increase public awareness through educational programs which promote fire safe practices and fire prevention.

CONSISTENCY:

This is a City of Beaumont function.
g) POLICY:
•To inform the public of fire department emergency services with special emphasis on prompt notification.

CONSISTENCY:

This is a City of Beaumont function.
h) POLICY:

To encourage improvement of fire defense systems in hazardous areas.

CONSISTENCY:

This is a City of Beaumont function.

7. PUBLIC SAFETY ELEMENT - FLOOD PRONE AREAS
a) POLICY:

To phase improvements consistent with funding capabilities: (1) which provide 100 year flood protection for residences and other non-floodproof structures; and (2) which complete links in the system that have not been provided by new development.

CONSISTENCY:

As previously indicated, phasing of the Heartland Specific Plan is infrastructure driven versus the more conventional sequential phasing approach. As such, any phase within the Heartland Specific Plan can move forward in the development process, providing adequate on -site and off -site infrastructure is available, including drainage and flood control facilities, to accommodate the phase in process. In terms of providing protection from a General Plan Analysis VII - 143

100 -year storm event, the most significant considerations are potential impacts associated with the San Timoteo Creek 100 -year flood plain.

Through the Environmental Impact Report process prepared in conjunction with hydrology analysis, the San Timoteo 100 -year flood plain has been mapped and development of the Specific Plan has been designed to preclude development and associated grading from encroaching into the 100 -year flood plain to the greatest extent possible.
b) POLICY:

To regulate development of major watercourses and lloodplains through application of appropriate land use measures.

CONSISTENCY:

This is a City of Beaumont function.

POLICY:

To identify areas subject to inundation due to flood runoff CONSISTENCY:

This is a City of Beaumont function.
d) • POLICY.'
To provide technical and policy information regarding flood hazards to developers, interested parties, and the general public.

CONSISTENCY:

This is a City of Beaumont function.
e) POLICY:

To monitor and evaluate studies of the use of non-structural alternatives, including more compatible land use planning adjacent to watercouses, for flood control purposes.

CONSISTENCY:

This is a City of Beaumont function.

POLICY:

To create design criteria .which minimize or mitigate impacts associated with crossing oflloodplains by development.

CONSISTENCY:

VII - 144 General Plan Analysis

This is a City of Beaumont function. However, the Heartland Specific Plan has been designed to minimize encroachment into the San Timoteo flood plain.

8. PUBLIC SAFETY ELEMENT - DUST/WIND
a) POLICY:

Clearing only that acreage which is absolutely necessary during windy periods.

CONSISTENCY:

Grading will be phased and timed to avoid unnecessary exposure during windy periods such as months that are particularly prime to a Santa Ana condition.
b) POLICY:

Maintaining a sprinkler irrigation system capable of being operated 24 hours per day lithe need arises.

CONSISTENCY:

In conjunction with grading plans, an approved erosion control program will be prepared an implemented during the grading operation. The erosion control plan may incorporate sprinkler irrigation or other equally effective watering techniques and methods determined to be effective for erosion control.

9. PUBLIC SAFETY ELEMENT - CRIME PREVENTION
a) POLICY:

To determine those areas of investigation where land use regulation can most effectively reduce incidence of crime.

CONSISTENCY:

This is a City of Beaumont function.
b) POLICY:

To provide coordination to all agencies to assist in the prevention of crime.
• CONSISTENCY:

This is a City of Beaumont function.

General Plan Analysis VII - 145

c) POLICY.'
To monitor and evaluate studies of crime prevention through land use and development standards to determine future regulations and programs_ CONSISTENCY:

This is a City of Beaumont function.
d) POLICY:

To encourage development of programs and practices which incorporate crime prevention methods, techniques and experience into the planning process.

CONSISTENCY:

This is a City of Beaumont function.
e) POLICY'
To coordinate land use proposal reviews with the Police Department to assure that police patrol services are adequately addressed.

CONSISTENCY:

This is a City of Beaumont function.

10. PUBLIC SERVICES AND FACILITIES ELEMENT
a) POLICY:

DEVELOPMENT PHASING - Development shall be pbased in accordance with any applicable Comprehensive Phasing Plan (CPP).

CONSISTENCY:

Proper phasing of the Heartland Specific Plan has been achieved and shown in the phasing section of the Specific Plan document. The phasing concept is infrastructure driven. As such, the thrust of the phasing plan is to provide the greatest arnount of flexibility while insuring that a given component of the Specific Plan does not proceed ahead in the development process unless adequate infrastructure is available to accommodate the area in question. b) POLICY:

WATER/WASTEWATER - comprehensive water and wastewater
management programs shall be established to ensure that all major development projects are required to participate on a prorata basis in the financing and construction of required facilities.

CONSISTENCY:

VII - 146 General Plan Analysis

This is a City of Beaumont function. However, it should be noted that the Heartland Specific Plan is participating in Community Facilities District (CFD) No. 93-1, which will provide a mechanism by which to fund the design and construction of regional infrastructure improvements including domestic water storage and distribution systems and expansions/upgrades to the City of Beaumont's wastewater treatment facility. The project will also be subject to the City's Comprehensive Public Facilities Financing Plan (CPFFP), which will mandate fair share participation in regional improvements. c) POLICY:

TRAFFICLEVEL OF SERVICE POLICY- Specific Plans should ensure that within 3 years of the issuance of the first use and occupancy permit for a development project, or within 5 years of the issuance of a finished grading permit or building permit for said development project, whichever occurs first, all improvements to arterial highway facilities to which the project contributes measurable traffic shall be constructed to attain Level of Service (LOS) "E" at the intersections under the sole control of the City.

Intersections exempt from the above paragraph include facilities under the jurisdiction of the County, another city or the state.

CONSISTENCY:

The comprehensive traffic study prepared in conjunction with the Heartland Specific Plan and related environment impact report document has identified all arterial highway facilities to which the project will contribute measurable traffic. Heartland will contribute on a prorata share basis towards financing the design and construction of these facilities through participation in Community Facilities District (CFD) No. 93-1 and through the City of Beaumont's CPFFP.
d) POLICY:

TRAFFIC IMPROVEMENT PROGRAMS - Comprehensive traffic
improvement programs shall be established with Specific Plans to ensure that all new development provides necessary transportation facilities and intersection improvements as a condition of development approval.

Participation in such programs shall be on a prorata basis and be required of all development projects except where an increased level of participation exceeding these requirements is established through development agreements.

CONSISTENCY:

Heartland has incorporated a comprehensive traffic improvement program as part of the Specific Plan and EIR process.

General Plan Analysis VII - 147

e) POLICY:

PUBLIC FACILITY PLANS - Comprehensive public facility plans have been established for water and wastewater facilities. Additional plans may be adopted by the City when required to program and finance public facilities. All Specific Plan and -other major development projects shall participate in such plans on a prorata basis and as a condition of development approval except where an increased level of participation exceeding these requirements is established in development agreements.

CONSISTENCY:

This is a City of Beaumont function.

VII - 148 General Plan Analysis

VIII. Appendix A - Plant Materials Palette

BOTANICAL NAME
Trees - Evergreen
Acacia baileyana
Arbutus menziesii
Arbutus unedo
Brachychiton populneus
Calocedrus decurrens
Ceratonia siliqua
Citrinus species
Cupaniopsis anacardioides
Eucalyptus camaldulensis
Eucalyptus citriodora
Eucalyptus Nicholii
Eucalyptus polyanthoemos
Eucalyptus rudis
Eucalyptus viminalis.

Geijera pervifolia
Hynlenosporum fla vum
Magnolia grandlillora
Maytenus boaria
Melaleuca leucadendra
Olea europaea 'Fruitless'
Pinus canariensis
Pinus coulteri
Pinus eldarica
Pinus halepensis
Pinus pinea
Pinus thunbergiana
Podocarpus gracilior
Quercus agrifolia
Quercus ilex
Rh us lancea
Schinus tnolle
Schinus terebinthifolius
Ultra us parvifolia `Drake'

COMMON NAME
Bailey Acacia
Madrone
Strawberry Tree
Bottle Tree
Incense Cedar
Carob
Citrus varieties
Carrot Wood
Red Gum
Lemon Scented Gum
Willow -Leafed Peppermint
Silver Dollar Gum
Desert Gum
Manna White Gum
Australian Willow
Sweetshade
Southern Magnolia
Mayten Tree
Cajeput Tree
Fruitless Olive
Canary Island Pine
Coulter Pine
Mondell Pine
Allepo Pine
Stone Pine
Japanese Black Pine
Fern Pine
California Live Oak
Holly Oak
No Common Name
California Pepper
Brazilian Pepper.

Evergreen Elm
Appendix A - Plant Materials Palette VIII - 149

BOTANICAL NAME COMMON NAME
Trees - Deciduous
Albizia julibrissin
Alnus rhombifolia
Baruhinia variegata
Chorisia speciosa
Cercis occidentalis
Fraxinus vel u tin a Mo desta '
Fraxinus
Ginko biloba
Jacaranda acutifolia
Koelreuteria bipinnata
Koelreuteria panniculata
Lagerstroemia indica
Liquidambar styracifluz
Liriodendron tulipifera
Platanus acerifolia
Populus nigra Ttalica'
Prunus species
Pyrus ka wakamii
Salix babylonica
Tipuana tipu
Shrubs
Abelia 'Edward Goucher'
Acacia ongerup
Acacia redolens*
Arctostaphylos species
Callistemon species
Ceanothus species
Cistus species
Cocculus laurifolius
Cortaderia selloana
Cotoneaster species
Euonymus japonica
Hebe coed
Ilex species
Lantana species
Ligustrum japonicum
Mahonia aquifolium & 'Compacta'
Nandina domestica & 'Compacta'
Nerium oleander
Mimosa Tree
White Alder
Purple Orchid Tree
Silk Floss Tree
Redbud
Modesto Ash
Evergreen Ash
Maidenhair Tree
Jacaranda
Chinese Flame Tree
Golden Rain Tree
Crape Myrtle
Sweet Gum
Tulip Tree
London Plane Tree
Lombardy Poplar
Flowering Plum
Evergreen Pear
Weeping Willow
Tipu Tree
Edward Goucher Abelia
No Common Name
No Common Name
Manzanita
Bottlebrush
California Lilac
Rockrose
Snailseed
Pampus Grass
Cotoneaster
Everygreen Euonymus
Veronica
Holly
Lantana
Japanese Privet
Oregon Grape
Heavenly Bamboo
Oleander
VIII 150 Appendix A - Plant Materials Palette

BOTANICAL. NAME
Osmanthus fragrans
Phormium tenax
Photinia Fraseri
Pittosporum tobira & `Wheelers Dwarf'
Pittosporum tobira Variegata'
Plumbago capensis
Podocarpus macrophyllus
Prunus caroliniana
Pyracantha species
Raphiolepis indica
Rhus ovata
Ribes sanguineum
Ribes speciosum
Ternstroemia gymnanthera
Xylosma congestum
Sub Shrubs
Agapan th us african us
Arctostaphylos species
Ceanothus species
Helnerocallis species
Lonicera japonica Halliana'
Mim ulus cardinalis
Moraea bicolor
Vines
Bougainvillea spectabillis
Doxantha unguis-cati
Ficus puinila.

Gelsemium sempervirens
Jaslninuin mesnyi
Jasminum polyanthum
Lonicera japonica
Wiestera floribunda

COMMON NAME
Sweet Olive
Flax
Photinia
Mock Orange
No Common Name
Cape Plumbago
Yew Pine
Carolina Laurel Cherry
Firethorn
Pink Indian Hawthorn
Sugar Bush
Pink Winter Currant
Fuchsia - Flowering Gooseberry
Ternstroemia
Xylosma
Lily of the Nile
Manzanita
California Lilac
Day Lily
Hall's Honeysuckle
Monkey Flower
Fortnight Lily
Bougainvillea
Cat's Claw Vine
Creeping Fig
Carolina Jasmine
Primrose Jasmine
No Common Name
Japanese Honeysuckle
Wisteria
Appendix A - Plant Materials Palette VIII - 151

BOTANICAL NAME COMMON NAME
Ground Covers
Ajuga reptans
Arctostaphylos edmundsii
Baccbaris pilularis 'Twin Peaks'
Campanula poscbarskyana
Gazania splendens Mitsuwa Yellow'
Hypericum calycinum
Lonicera japonica
Nandina domestics Harbour Dwarf
Potentilla verna
Trachelospermum jasminoides
Rosemarinus officinalis
Carpet Bugle
Little Sir Manzanita
Coyote Brush
Serbian Bellflower
Gazania
Aaron's Beard
Honeysuckle -
Dwarf Heavenly Bamboo
Spring Cinquefoil
Star Jasmine
Rosemary
VIII - 152 Appendix A - Plant Materials Palette

Chapter VIII
Final Gonditions of Approval

EXHIBIT "B"

HEARTLAND

SPECIFIC PLAN

CONDITIONS OF APPROVAL

GENERAL CONDITIONS
I _ The following conditions of approval are for the HEARTLAND SPECIFIC PLAN and consist of Conditions 1 through 37 inclusive.

The Heartland Specific Plan shall consist of the following, components as approved through City of Beaumont City Council Resolution No. 94- a. Approved Heartland Specific Plan Text.
b. Final Environmental Impact Report and Mitigation Monitoring Program c. Exhibit "B": Specific Plan Conditions of Approval

3. If any of the following conditions of approval differ from the specific plan text or exhibits. the conditions enumerated herein shall take precedence.

4. Mitigation measures for impacts to the Beaumont Unified School District and any other districts which may ultimately serve the project shall be identified prior to the approval of implementing tentative subdivision maps and plot plans in accordance with the State laws and City Council policies in effect at the time of application submittal.

5. The development standards contained in the approved Specific Plan shall become the prevailing land use regulations for the areas contained within the Heartland Specific Plan.

These regulations will have full force of the Zoning Ordinance of the Beaumont Municipal Code through application of the SPA (Specific Plan Area) Zone. Where conflicts exist between approved Specific Plan and the Beaumont Zoning Ordinance. the Specific Plan regulation shall prevail. Subject to the vesting effect of the Development Agreement. where conflicts existing between the Specific Plan and the provisions of the Municipal Code, other than the Zoning Ordinance, the provisions of the Municipal Code shall prevail.

6. Development applications for development portions of the Specific Plan area which incorporate common areas shall be accompanied by design plans for the common area.

Such plans shall specify the location and extent of landscaping and irrigation systems.

Additionally, all circulation components (vehicular, pedestrian and/or equestrian) shall be

HEARTLAND SPECIFIC PLAN
Conditions of Approval

indicated, and the approximate locations of structures or groups of structures shall be indicated.
.7. A parcel map filed for the purposes of phasing or financing shall not be considered a development application for the purpose of these conditions.

8. The Planning Director may require special studies or reports in connection with implementing development applications for each planning area, if and to the extent reasonably necessary for appropriate review of a development application or as required under applicable law (subject to the vesting effect of the previously enacted Development Agreement). Such reports may include, where appropriate:

Study/Report
a. Hazardous Waste Investigation Study
b. Preliminary Soils and Geotechnical Report
c. "Spring" Biological Survey, if deemed necessary
d. Erosion and Sedimentation Control Plan
e. Streetscape, parkway and median landscape plan
f. Fencing and wall plan
Traffic and circulation assessment to document adequacy/function of proposed improvements
h. Illustration of wildlife corridors on the map or other entitlement document or exhibit
g.
i. Fuel modification plan
j. Acoustical Study
k. Cultural Resource Assessment

9. Common areas identified in the Specific Plan shall be owned and maintained as follows:
-a. - - One oranore permanent -master_ maintenance organization(s) shall be established for

HEARTLAND SPECIFIC PLAN
Conditions of Approval

b.
all common areas, to assume ownership and maintenance responsibility for all common recreation, open space, circulation systems and landscaped areas. Such organizations may be public or private. Assumption of such responsibilities by existing local, area -wide or regional organizations shall satisfy this condition provided that such organizations are legally and financially capable of assuming such responsibilities. Private neighborhood associations may be established for residential developments containing common areas.

Unless otherwise provided for in these conditions of approval., or permitted by the Planning Director, the relevant maintenance organization shall be established and common areas shall be conveyed to the maintenance organization not later than thirty days after completion of construction of common area improvements.

10. If any of the permanent master maintenance organizations referenced in Condition of Approval No. 9 is a public organization, the Developer shall comply with the following conditions:
a. Not later than thirty days after completion of construction of the relevant common area improvements, the Applicant shall convey to such organization or the City, as appropriate, fee simple title to all common or common open space areas, free and clear of all liens, due but unpaid taxes, assessments, leases (recorded and unrecorded) and easements, except those easements which in the reasonable judgment of the City would not interfere with the intended use of such area. As a condition precedent to the City accepting title to such areas. the subdivider shall submit the following documents to the Planning Director and City Attorney:
1) A declaration of covenants, conditions and restrictions: and 2) A sample form of document for conveying title to the purchaser of an individual lot or unit which provides that the declaration of covenants, conditions and restrictions is incorporated therein by reference. b. The declaration of covenants, conditions and restrictions submitted for review shall (i) provide for a term of not less than 60 years. (ii) provide for the establishment of a property owners' association comprised of the collective owners of any applicable common areas and (iii) contain provisions substantially in the following form:
1)
The property owners' association conditionally required herein shall, if not then formed or in good standing, be activated, by incorporation or otherwise, at the request of the city of Beaumont, and thereafter the

HEARTLAND SPECIFIC PLAN
Conditions of Approval

16. Prior to the submittal of any subsequent development applications or the issuance of any permits twenty (20) copies of the final specific plan document shall be . submitted to the Planning Department for distribution. The documents shall include the final City Council resolution, the final Specific Plan conditions of approval, and the Final EIR, and any corrections, modifications or additions resulting from the hearing and approval process.

17. The Heartland Specific Plan shall remain unmodified (except for modifications requested by the Applicant and approved by the City) for 20 years. Should the entire project not be built out in that period of time, the City shall be entitled to adopt specific plan amendments for any portion of the project which has not been constructed within 20 years.

18. The Applicant (or its successor -in -interest, as the case may be) shall defend, indemnify, and hold harmless the Cityof Beaumont, its agents, consultants, officers, and employees from any third -party claim, action or proceeding against the City of Beaumont or this agents, consultants, officers, or employees to attach, set aside, void or annul an approval of the City of Beaumont, its advisory agencies, appeal boards or legislative body concerning the Heartland Specific Plan. The City of Beaumont will promptly notify the Applicant or its successor of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense.

19. Heartland shall defend, indemnify and hold harmless the City of Beaumont and its employees. agents, consultants, officers and contractors from any third -party claim. action or proceeding related to the environmental documentation pursuant to the California Environmental Quality Act associated with the Heartland Specific Plan.

20. In accordance with Section 711.4 of the California Fish and Game Code. the Applicant/subdivider is obligated to pay a filing fee to defray cost incurred by the Department of Fish and Game in managing and protecting fish and wildlife trust resources.

The Applicant/subdivider is also obligated to pay a documentary handling fee to defray costs incurred by the City of Beaumont in implementing the Department of Fish and Game filing fee program. These fees shall be paid to the County Clerk if the County of Riverside at the time of filing a notice of determination pursuant to Section 21152 of the Public Resources Code. Applicant shall not be entitled to exercise its rights under the Specific Plan or the Development Agreement until such fees have been paid. The amount of the fees shall be in accordance with legally adopted fees at the time of the filing of the notice of determination.

HEARTLAND SPECIFIC PLAN
Conditions of Approval

b. Lighting of streets, walkways, bikeways, and commercial and industrial areas. c. Visibility of doors and windows from the street and between buildings. d. Fencing heights and materials.

25. In the event that, during or following grading of the project site or portions thereof, economic or other conditions prevent the Developer from continuing with the project within a reasonable amount of time, as determined by the. City, the City shall so notify the Developer who shall contact the City Planning Department to identify necessary activities that the Developer must implement to protect public safety -and minimize/prevent environmental degradation, particularly due to wind and water erosion. The Developer shall be required to reimburse the City for the cost of activities to satisfy this condition.

26. Density transfer within the various components of the project and planning areas shall be subject to the limitations contained in the Administrative section of the Heartland Specific Plan. In conjunction with any request to transfer density, the Developer shall submit a report outlining the status of the entire project in 'terms of (a) areas developed and undeveloped, (b) density previously transferred, and (c) quantitative impact on remaining development entitlement allocations.

27. Each developer shall use its best efforts to ensure that all construction contractors and subcontractors properly dispose of all wastes generated in permitted landfills or with a licensed recycling company. If any improper dumping of construction waste occurs, the developer of the portion of the Specific Plan area from which such wastes were taken shall guarantee reimbursement to the City of costs incurred by it associated with clean up, proper disposal, any necessary revegetation and legal penalties and remedies.

28. Construction areas shall be fenced as required by the City to preclude the creation of an attractive nuisance and to limit access to and disturbance of sensitive habitat areas.

PHASING CONDITIONS

29. Construction of the development permitted hereby, including recordation of final subdivision maps. may be conducted progressively in stages, provided adequate vehicular access, infrastructure and public services are provided for all dwelling units and non- residential land uses in each stage of development, and further, provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan Master Phasing Program and subsequent amendment as determined by the Planning Director.

HEARTLAND SPECIFIC PLAN
Conditions of Approval

PARKS AND RECREATION CONDITIONS

30. Development of the property shall be accompanied by the concurrent phased dedication and improvement of not less than 25.3 acres of parks, as specified in the Park and Recreation Plan of the Heartland Specific Plan. That phased dedication shall be to the City for maintenance by a Community Services District or other suitable maintenance entity, and shall occur in increments as follows:
a. Paseo Sports Park (Planning Area No. 7)
Development of this park facility shall coincide with the phasing of the residential components of the project. The specific component of Planning Area No. 7 which adjoins Planning Area No. 1 shall be completed on or before the release of occupancy for the 50th dwelling unit in the project. The portion of Planning Area No. 7 west of the loop road, containing the soccer field and other improvements, shall be completed before the release of the 500th dwelling unit in the project.

Remaining portions of Planning Area No. 7 park improvements shall be completed in conjunction with adjoining residential development on either side of the linear park, as approved by the Director of Planning.
b. Respite Park (Planning Area No. 8)
Park improvements stipulated for Planning Area No. 8 shall be completed or bonded for prior to the recordation of a subdivision map (exclusive of a financing and conveyance map). for Planning Area No. 11.

31. Prior to the dedication of any park and recreation areas the Applicant shall submit and the Planning Director shall approve for each dedication a detailed development plan for proposed park and recreation improvements. Each development plan shall include:
a. Site Plan
b. Grading Plan
c. Landscape, Lighting and Irrigation Plan
d. Architectural Plans, where appropriate
e. Detailed Cost Estimates
f Other Plans as determined appropriate by the Planning Director

32. The park sites required through Condition No. 30 shall be delivered in a finished condition, with grading, utilities and public infrastructure improvements fully in place. hi-addition;Applicant shall -be solely responsible-for-all-impr_ovements_at each of the_ park _ _

HEARTLAND SPECIFIC PLAN
Conditions of Approval
Page II
sites stipulated in Condition No. 30 in accordance with the Specific Plan. Each completed park site shall be delivered prior to issuance of occupancy permits for the respective phase of the Specific Plan.

33. Prior to recordation of the first implementing subdivision map, Applicant shall obtain City and LAFCO approval for the formation of a Community Services District or other appropriate financing mechanism to ensure the perpetual maintenance of dedicated lands for parks and recreational purposes, and for maintenance of other landscaped areas contained within public rights -of -way, or held in fee title by the City of Beaumont. In lieu of a Community Services District, Applicant may provide or obtain approval for an alternate financing mechanism for such purposes reasonably acceptable.

INFRASTRUCTURE CONDITIONS

34. Drainage and flood control facilities and improvements shall be provided in accordance with Riverside County Flood Control and Water Conservation District requirements. 35 An amendment to CEQA required the preparation of a program to ensure that all mitigation measures are fully and completely implemented. The Environmental Impact Report (EIR) prepared for the Heartland Specific Plan imposes certain mitigation measures on the project. Certain conditions of approval for the Heartland Specific Plan constitute self contained reporting/monitoring programs for certain mitigation measures. At the time of approval of subsequent development applications, further environmental reporting/monitoring programs may be established if additional mitigation is determined to be necessary through further environmental review. The mitigation monitoring program for the Heartland Specific Plan EIR is hereby incorporated and performance of the mitigation measures set forth therein is a condition of approval of the Specific Plan.

36. Through Community Facilities District No. 93-1, and/or through payment of development impact fees, the Developer shall be responsible for funding the project's fair share infrastructure and facility costs, as will be determined by the city of Beaumont Comprehensive Public Facilities Financing Plan.

37. It is recognized that the proposed freeway interchange at Potrero Boulevard is in the conceptual design stage and that the precise physical configuration will be determined at a later date. Minor adjustments to Planning Area boundaries may be necessary, and the Director of Planning shall be empowered to make minor adjustments towards this end administratively.

HEARTLAND SPECIFIC PLAN
Conditions of Approval

38. Special concerns have been identified with respect to Planning Area No. 5, which directly adjoins State Route 60.

In conjunction with submittal of a subdivision application involving this Planning Area, a detailed site planning, architectural and landscape package shall be included for the review and approval of the Planning Commission. The purpose of this submittal shall be to clearly demonstrate that the project will create a positive visual image, upon entering Beaumont, from State. Route 60. Furthermore, it shall be demonstrated that the products proposed, site and architectural design, and lot size and layout result in a quality, well -planned neighborhood.

Ghapter IX
Cite Council Resolution

RESOLUTION N0. 1994-23
NT,

SOLUTION OF THE CITY COUNTY OFTHE

IMPACT REPORT Y OF ONO,

A LE CERTIFYING ENVIRONMENTAL
93-1 (HEARTLAND
93-1 AND APPROVING SPECIFIC PLAN N0.

SPECIFIC PLAN)
filed by the Heartland
WHEREAS, an application was duly located northwesterly
Group ,for a Specific Plan for 417.2 acres,
intersection of Potrero Boulevard and State Route
of
60 , and southerly the future of San Timoteo Canyon Road; an 60 •
WHEREAS, a public hearing was held before the Beaumont
and after a thorough
Commission on October 4, 1994, Planning Planning Commission has found that Environmental evaluation the re ared in accordance with the
Impact Report No. 93-1 has been prepared
on the same date the
adopted a recommendation. that the City.

Californiaa Environmental Quality 93-1 andt approve
Planning Commission on adop No.

Environmental Impact Reportecific Plan; and
Council certify the Heartland Sp
Specific Plan N. 93-1,. Council
a Public Hearing before the Beaumont •Ci and notice
WHEREAS, October 10, 1994, at 6:00 owners, as
was called forMonday,nday, property was given to all affected P p manner and for ofh such hearing in the
shown on the last equalized assessment roll,
the time required by law; and
was duly held at said ti e and
WHEREAS, said Public Hearing. _ ecific Plan
Environmental Impact Report RCitylCouncil P
1, were reviewed by the Beaumont

NOW, THERE

FORE, IT IS HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF BEAUMONT, CALIFORNIA, AS FOLLOWS:

Impact Report, EIR-
The Final Environmental I comply with the
Section 1' certified and is found Act and the
reau is hereby
requirements of the California its implementation.

Qualitynment
City of Beaumont Guidelines for mitigation monitoring
The Findings of fact and mitigat final EIR,
Section 2: "A" and in significant
respect contained in Exhibitsy dopted. Certain
actively, are hereby implementation,
rasp acts will result from project
unmitigatable impacts applicable and are adopted
however, overriding considerations are
herewith and are contained in Exhibit "A". the
Specific Plan SP -93-1 is licate
SectEle 3= consistent
City of Beaumont and other app
istent with
Land Use Element of
General Plan policies and elements.

Section 4: The City Council hereby approves the Heartland to the Conditions contained in
Exxhihibi
Plan, SP -93-1, subject
Specifict „Bn attached hereto.

Resolution No. 1994- 23
MOVED, PASSED AND ADOPTED this 10th day of October, 1994, upon the following vote:

AYES: Mayor Leja, Mayor ProTem Parrott and Council Members Berg and Russo
NOES: Council Member Brey
ABSTAIN: None
ABSENT: None
(1. 44eL__

AYOOF THE CITY OF
i EAl1PONT
ATTEST:

RESOLUTION CERTIFICATION PAGE

STATE OF CALIFORNIA )

COUNTY OF RIVERSIDE )

CITY OF BEAUMONT )
I, JOYCE SNIDER, Deputy City Clerk of the City of Beaumont, California, do hereby certify that the whole number of members of the City Council of the City of Beaumont is five; that Resolution No. 94-23 was duly adopted by the City Council at a regular meeting of the City Council held October 10, 1994 by the following vote:

Ayes: Mayor Jan Leja, Mayor Pro Tem Parrott and
Council Members Berg and Russo
Noes: Council Member Brey

Absent: None
Abstentions: None
Witness by my hand and the seal of the City of Beaumont, California on October 11, 1994.

YCE IDER,
put City Clerk
City of Beaumont, California

EXHIBIT A

FINDINGS OF FACT AND STATEMENT OF

OVERRIDING CONSIDERATIONS

FINDINGS OF FACT AND STATEMENT OF OVERRIDING -

CONSIDERATIONS REGARDING THE FINAL

ENVIRONMENTAL IMPACT REPORT
(STATE CLEARINGHOUSE NUMBER 93-72031)
The City of Beaumont (the "City") hereby certifies the Heartland Specific Plan Final Environmental Impact Report, State Clearinghouse Number 93072031, which consists of the Draft EIR, the Responses to Comments on the Draft EIR, the Mitigation Monitoring/Reporting Program, these Findings of Fact, the Staff Report and any associated attachments (collectively referred to as the "Final EIR"), and finds that it has been completed in compliance with the California Environmental Quality Act (Public Resource Code Section 21000, et seo,) ("CEQA") and that the City of Beaumont has received, reviewed and considered the information contained in the Final EIR, all hearings, and submissions of testimony from officials and Departments of the City, the Applicant, the public and other municipalities and agencies.

Having received, reviewed and considered the foregoing information, as well as any and all information in the record, the City of Beaumont hereby makes these Findings of Fact pursuant to, and in accordance with, Section 21081 of the Public Resource Code as follows:

Background
The Heartland Specific Plan provides for 1,224 residential dwelling units ranging from densities of 3.1 DU/AC (dwelling units per acre) to 6.5 DU/AC. Residential is the primary use of this property covering 207.6 acres, with 11.5 acres assigned to commercial use, 8.0 acres for an elementary school, and 50.3 acres for industrial park uses. The developed area is approximately 324.0 acres, or 77.7 percent of the project site. The average residential density of the developed area will be approximately 5.9 DU/AC, while the average density of the total 417.2 acre parcel will be 2.9 DU/AC.

Approximately 89.0 acres or 21.3 percent of the property will be maintained as "Passive Open Space." This open space area is characterized primarily by San Timoteo Creek and Cooper's Creek. An active community park covering 23.9 acres, or 5.7 percent of the property, will also be included. The proposed project involves the following approvals from the City of Beaumont: a) Certification of the EIR for the Heartland Specific Plan; b) Adoption of an ordinance a change of zone from a Planned Unit Development (PUD) to a Specific Plan Area (SPA); c) Adoption and approval by resolution of the Heartland Specific Plan, including the Zoning Regulations and Design Guidelines; d) Approval of the Mitigation Monitoring/Reporting Program.

The City of Beaumont circulated copies of the Notice of Preparation (NOP) for the Heartland project in July, 1993 to all Responsible Agencies and interested groups and individuals stating that a Draft Environmental Impact Report (EIR) will be prepared.

Various agencies and individuals provided written comments within the State - mandated 30 day public review period for the NOP. These written comments discussed the scope and content of information to be contained within the Draft EIR. ---Copi-ess-oLthese comments on_the NOP are contained within Appendix A of the Draft EIR.
z

During the months of February, 1994 through May, 1994 and subsequent to the public review of the Notice of Preparation, the City of Beaumont internally reviewed "screencheck" copies of the Draft EIR. Upon completion of this review, copies of the Draft EIR were forwarded to all Responsible Agencies and interested groups and individuals. As was also the case for the Notice of Preparation, the Draft EIR was forwarded to the State Clearinghouse for distribution to and review by various involved State agencies. The State -mandated 45 -day public review of the Draft EIR began on June 14, 1994 and ended on July 29, 1994. A Responses to Comments package was prepared which presented written responses to comments received during the public review of the Draft EIR.

The contents of the Draft EIR, the Final EIR which includes and Responses to Comments on the Draft EIR, the Mitigation Monitoring/Reporting Program, these Findings of Fact, the Staff Report, and any other related attachments or additional materials comprise the Staff Report, and any other related attachments or additional materials comprise the Final Environmental Impact Report for the proposed Heartland Specific Plan.

The Final Environmental Impact Report for the Heartland Specific Plan has been prepared for the City of Beaumont in accordance with the California Environmental Quality Act (CEQA), as amended, and City Guidelines for the Implementation of CEQA. More specifically, the City has relied on Section 15084(d)(3) of the State Guidelines which allow acceptance of drafts prepared by the applicant, consultant retained by the applicant, or any other person. The City of Beaumont, as Lead Agency, has reviewed and edited as necessary the submitted "screencheck" copies of the Draft EIR, and the Final EIR package for these documents to reflect its own independent judgement to the extent of its ability including reliance on concerned technical personnel from other City departments.

The Final EIR will also be used to provide baseline data for applications to be submitted to the following State and federal agencies: a) State of California, Department of Fish and Game (consideration of applications for Public Resources Code Sections 1601-1603 Streambed Alteration Agreements); and b) United States Army Corps of Engineers (consideration of applications for Section 404 Permits under the Clean Water Act).

The Environmental Impact Report
An Initial Study for the Heartland Specific Plan was prepared by the City of Beaumont in July, 1993, which identified potential environmental impacts attributable to the proposed project. These potential impact areas include: Seismic Safety, Slopes and Erosion, Flooding, Air Quality, Noise, Wildlife Vegetation, Land Use, Population and Housing, Energy Resources, Toxic Substances, Visual Resources/Light and Glare, Historic, Prehistorical and Paleontological Resources, Traffic and Circulation, Public -. - - -
Facilities and Services (waterand-sewer;-fire-protection; -police- protect ion,_schools,__ parks and recreation, utilities, solid waste, libraries and health services). In addition,

the State CEQA Guidelines require analysis of Unavoidable Adverse Impacts, Project Alternatives, Growth Inducing Impacts, Cumulative Impacts, and provision of a Mitigation Monitoring/Reporting Program. As a result of the initial Study, it was determined that the proposed project may have a significant effect on the environment and an Environmental Impact Report (EIR) was required.

The draft and Final EIR analyzed both project and cumulative effects of the potential environmental impacts identified by the Initial Study. The draft and Final EIR developed and identified a variety of mitigation measures to minimize, reduce, avoid or compensate for the potential adverse effect on the proposed project:

The draft EIR discussed four alternatives: the "No Project" Alternative, the "Reduced Scope" Altemative, "Reduced Scope Alternative A" and "Reduced Scope Altemative V. This range of projects should provide the decision -maker with adequate comparative information to assess the appropriateness of the project and provide for the reduction of adverse environmental effects associated with the project. The reduced scope projects have been designed to eliminate adverse biological and public facility/services impacts. Also, the option of providing for an off -site alternative analysis was considered. Based on specified criteria delineated in the draft EIR, no off - site alternative areas where found to be appropriate for analysis.

Public hearings have been held on the project proposal and its associated environmental impacts by the City of Beaumont Planning Commission and City Council prior to the certification of the Final EIR.

The City of Beaumont makes the following findings in adopting a Resolution certifying the FEIR.

Section 1 of these Findings contains th e Statement of Overriding.

Considerations.

Section 2 discusses those potential environmental effects of the proposed project which are not significant or which have been mitigated to a level of insignificance.

Section 3 discusses the significant unavoidable environmental effects of the proposed project which cannot be feasibly mitigated to a level of insignificance.

Section 4 discusses the growth -inducing impacts of the proposed project.

Section 5 discusses the alternatives to the proposed project discussed in the Final EIR.

Section 6 discusses the Mitigation Monitoring/Reporting Program for the proposed project.

Section 7 contains the Section 15092 findings.

The findings set forth in each section are supported by substantial evidence in the administrative record of the proposed project.

SECTION 1 STATEMENT OF OVERRIDING CONSIDERATIONS
The Final EIR has identified and discussed significant effects which will occur as a result of the. proposed Heartland Specific Plan. With the implementation of the mitigation measures discussed in the Draft and Final EIR, these effects can be mitigated to levels of insignificance except for project -related unavoidable significant impacts in the areas of air quality and biological resources on a direct impact basis as well as the identification of the project's contribution to adverse cumulative impacts associated with air quality, noise and biological resources, as identified in Section 3 of these findings.

Having reduced the effects of the proposed project to the extent feasible by adopting the conditions of approval and a program to monitor mitigation measures for certain project impacts (as discussed in Section 2 and 3 of these Findings) and having balanced the benefits of the proposed project against the proposed project's potential unavoidable adverse impacts (as noted in Section 3 of these Findings), the City of Beaumont hereby determines that the benefits of the proposed project outweigh these potential unavoidable adverse impacts based on the following overriding considerations:

1. The proposed project provides a variety of complementary land uses (residential,. commercial, industrial park, recreational and open space) within a single mixed use project These proposed land uses conform to the City of Beaumont General Plan and assist in its implementation.

2. The Heartland Specific Plan provides a total of 1,224 dwelling units which include family -oriented housing which will respond to local and regional housing demand.

3. Approval of the Heartland Specific Plan will provide the necessary master planning to insure provision of necessary infrastructure, desired amenities, and common landscape and design elements which would not be possible if the property were developed using a "piecemeal" approach.

4. Provision of complementary land uses proposed within a single mixed use project will reduce traffic, noise and air quality impacts associated with automobile trips which would otherwise be headed for similar destinations at a further distance. According to the Traffic Analysis contained in the Draft EIR Appendix, a total of 24,620 daily vehicle trips will be generated by the project as currently proposed. Of this total, 5,040 daily trips (or 20.5% of total trips) will remain on the project site with 14,580 external trips being generated.

5. Construction of the proposed project responds to the commercial and recreational market demand by proposing a mixed -use development which includes commercial and industrial park land uses, various recreational facilities (sports park, paseo park and trails, community open space and natural open space) to serve the local and visiting population.

6. According to the Fiscal Impact Report contained in the Final EIR, the project will provide an annual net fiscal benefit to the City of $313,230. 7 The proposed project will include an 11.5 acre commercial facility for project residents as well as those utilizing the SR 60 and Potrero Boulevard corridors.

8. Drainage facilities will be constructed on -site to contain and direct the flow of stormwater runoff originally upstream of the proposed project and directing this runoff through and downstream of the project site which will eliminate potential on -site flood hazards.

9. The proposed project involves preservation of 89.0 acres of permanently dedicated open space (approximately 21.3% of the subject property). Areas to be preserved -include the primary San Timoteo drainage and Cooper's Creek. Major portions of several sensitive wildlife habitats found on -site will also be preserved which include:

Willow Riparian, Alluvial Fan and Sage Scrub habitats. Protection of wide open space corridor for San Timoteo Creek will facilitate wildlife movement.

10. Provision of traffic mitigation measures will address the on- and off -site circulation impacts which are directly attributable to the proposed project and those impacts indirectly attributable to the proposed project's incremental contribution to cumulative traffic levels. Off -site roadway improvements will benefit the region by adding capacity to critical off -site intersections and roadways. The proposed project contributes to the implementation of key portions of the City's Master Plan of Arterial Highways including a new freeway interchange, and will be responsible for its fair - share of the costs of necessary regional roadway improvements.

11. The proposed project will provide funding for various regional infrastructure elements through City mitigation fee programs as well as mitigation fees to the affected School District(s).

12. Construction of the proposed project will provide commercial and industrial uses that will accommodate a share of the projected community and regional work force by creating 1,901 long-term employment opportunities thereby enhancing the jobs/housing balance for the area. An additional maximum of 415 short-term construction -related jobs will also be created annually over the project's 10 year development period.

13. The project's design and provisions for landscaping will result in aesthetically pleasing entrance to the City of Beaumont.
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SECTION 2 - POTENTIAL ENVIRONMENTAL EFFECTS WHICH ARE NOT SIGNIFICANT

OR WHICH HAVE BEEN MITIGATED TO A LEVEL OF INSIGNIFICANCE All final EIR mitigation measures (as set forth in the Mitigation Monitoring Program attached to these Findings) have been incorporated into the Conditions of Approval for the Heartland Specific Plan.

The City of Beaumont has determined that these mitigation measures and conditions of approval will result in a substantial mitigation of the following effects and that these effects are not considered significant or they have been mitigated to a level of insignificance. The mitigation measures referred to below are contained within the Mitigation Monitoring Program which is attached to these Findings.

Seismic Safety
Potential Impact: Due to the proximity of the San Gorgonio -Banning fault zone, the intensity of ground shaking that could be expected at the site is relatively higher than the general Southern California area. It is likely that at any given specific point along the fault trace, an 8.0 magnitude event could be expected to produce repeatable high ground acceleration of 0.31g. The predominant bedrock acceleration is anticipated to be 0.54g. The overall liquefaction potential is considered moderate only in the southwestern portion of the project site in alluvial and colluvial soils.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Slopes and osion
Potential Impact: The Geotechnical Feasibility Studies indicate that the development of the Heartland Specific Plan is feasible from a geotechnical viewpoint provided that the recommendations listed in thegeotechnical studies included as Technical Appendix C and specific recommendations of detailed geologic studies performed on - site are implemented.

Development of the Heartland Specific Plan will result in approximately 87.4 percent of 364.5 acres of the site being graded. Approximately 12.6 percent or 52.7 acres of the site will remain in its natural state. Grading operations are anticipated to balance on -site.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.
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Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Flooding
Potential Impact: The Heartland Specific Plan will alter natural on -site drainage courses and will increase the amount of runoff generated on -site. Development of portions of San Timoteo Creek will result in changesin the existing flowpath and alterations in storm runoff volumes, peak flows, and velocities. Surfacerunoff and peak flow rates will increase due to the increase in impervious surfaces associated with road, residential and commercial development.

The proposed drainage system involves street conveyance, pipe conveyance, and natural drainage course areas. In the locations where streets cross the natural drainage courses, culverts are proposed to accommodate the natural drainage flow. The drainage system has been designed to allow for the conveyance of 100 year storm flows from off -site upstream tributary areas through and out of the project areas.

The quantity of drainage flows from developed areas on -site will increase surface flows as compared to the existing conditions on -site. This increased flow may be accommodated by the provision of retention basins located and integrated within the proposed on -site open space areas, thus resulting in no net increase in flows fro the project into the existing watercourse.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed. project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Water Quality
Potential Impact: Project development also will alter the quality of storm runoff generated from the developed site. It is anticipated that project runoff will contain minor amounts of pollutants typical of urban use, including oil and rubber residues, fertilizer and pesticides, detergents, hydrocarbon particles, and other urban -related debris. In addition, during project construction, soil loss through erosion of exposed soils may occur.

Requirements in the 1987 Clean Water Quality Act for NPDES permits necessitate design practices which ensure optimum water quality from runoff. These permits require that specific Best Management Practices (BMP's) be implemented at the time of construction.
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Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Potential Impact: Groundwater is present on -site in one major aquifiers at depths ranging from 22 to 50 feet. The Beaumont -Cherry Valley Water District uses this aquifier as a local drinking water source.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Population and Housing
Potential Impact: Based upon a single family housing generation factor of 2.8 persons per dwelling unit (as applied to 1,224 dwelling units), the Heartland Specific Plan is projected to generate a total of 3,428 new residents.

Findings: The increase in population from project implementation and subsequent increased demand for public facilities and services are offset by a net increase in fiscal revenues to the City. This increase is consistent with the General Plan and related projections.

Facts: The above finding is made in that the project will more -than -offset increased service needs by adding a $330,000 surplus into the City.

Energy Resources
Potential Impact: Development of the proposed project will increase consumption of energy for motor vehicle movement, space and water heating, lighting, cooking, refrigeration and air conditioning, operation of construction equipment, use of miscellaneous home appliances, and energy required to produce the construction materials and all other material aspects of the project.

On -site electrical demand for the Heartland Specific Plan is estimated at 15,824,440 kilowatts (kwh) per year. The on -site natural gas consumption for the Heartland Specific Plan is estimated to be 104,557,535 cubic feet (c.f.) per year.

The Heartland Specific Plan is anticipated to generate an estimated total of 24,620 vehicle trips per day, of which 19,580 trips are externaf-to the project. —These -- ID

trips will place additional demand on petroleum supply by 9,460 gallons consumed per day.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Toxic Substances
Potential Impact: While the concentration and amount of contamination in the central portion of the project site is minor, the presence of the substances in soils used for graded pad home sites may expose residents to small amounts of toxic substances_ This is considered significant and will require mitigation in the form of material and contamination removal and disposal. Proposed residential uses can be expected to produce minor quantities of toxic materials such as household cleaning and landscape maintenance products. Additionally, development of the commercial and industrial uses will potentially result in the presence of toxic and hazardous materials and wastes which must be disposed.

Findings: Conditions of approval, monitoredmitigation measures, and features incorporated into the proposed design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Visual Resouces
r /Light & Glare
Potential Impact: Project implementation will permanently alter the nature and appearance of the site, from the current open space, rural use to the urbanized uses proposed by the Heartland Specific Plan. Development of the project will result in creation of views of a developed residential community from SR 60 and San Timoteo Canyon Boulevard. Also, impact from architectural features using reflective materials may cause hazardous glare conditions to drivers on adjacent roads.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated .into the proposed design will reduce the impacts identified in the FEIR to .an insignificant level.

Facts: The above finding is made in that identified in the Mitigation Monitoring Program will mitigation identified impacts.
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Historic. _Prehistoric and Paleontological
Potential Impact: No archaeological sites exist on the project site.

The paleontological sensitivity of some of the geological formations on -site is high and numerous paleontological findings have been discovered in the past in similar formations elsewhere.

Vertebrate fossils have previously recovered from San Timoteo Formation and the Older Alluvium units in the project region.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated into the proposed project design will reduce the impacts identified i the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Circulation
Potential Impact: Development of this project will be accommodated by the planned circulation system as illustrated in draft EIR. Construction of the first phase of residential development will require interchange improvements at Potrero Boulevard and SR 60. The interchange overpass and Potrero Boulevard would be improved to half the ultimate planned roadway width. Therefore, the Heartland project would be contributing its fair share of construction funds to build the interchange. Financing through the City's Community Facilities District 93-01 under the Comprehensive Public Facilities Financing Plan (CPFFP) will likely be the overall funding mechanism for the interchange. During project construction, some delay may occur on a short-term basis along SR 60 and San Timoteo Canyon Road from construction activities related to the development.

The project will generate approximately 24,620 total Average Daily Trips (ADT) per day with 5,040 ADT which are internal to the project such as trips to the on -site commercial area and school. Externally to the project, therefore, a total ADT of 19,580 will be generated.

Level of Service (105) estimates for the year 2006 traffic conditions at the following area intersections, with project trips and traffic from other developments based on the City General Plan update, are projected to operate at LOS "E" or "F" during peak hours with no signalization.
o 14th Street and 1-10 Westbound Ramps
—o---1-4th-Street-and- 4-O-Southboundleft_Ium
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o 14th Street and Desert Lawn Southbound Through Lane
o Potrero-Boulevard and SR 60 Westbound Left -Turn
o Potrero Boulevard and SR 60 Eastbound Ramps
The most critical to the project is the SR 60 and Potrero Boulevard interchange. The project proposes to contribute to the construction of the interchange and freeway over - crossing with one travel lane each way and one lane for each on -ramp and off -ramp.

Based on the traffic analysis, the proposed two lane configuration would be adequate through the interim and year 2006 build -out of the specific plan. The addition of two lanes in each direction of the overpass plus an additional lane for the westbound and eastbound ramps would be required to adequately serve traffic from the year 2015.

Findings: Conditions ofapproval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Water and Sewer
Potential Impact: The project is located with the boundary of the Beaumont -Cherry.

Valley Water District (BCVWD) and within the boundary of the San Gorgonio Pass Water Agency (SGPWA). BCVWD is the water retailer for the Project Area and SGPWA is the water wholesaler. BCVWD currently relies on extraction of groundwater from the Beaumont Groundwater Basin, Edgar Canyon and Little San Gorgonio Canyon. SGPWA currently is in the planning stages to construct imported water facilities which will bring State water project water to the project area. BCVWD and SGPWA have indicated that the Beaumont Groundwater Basin may be in a state of "overdraft" with current annual BCVWD extraction of approximately 5,500 acre feet per year (AFY).

The total estimated average annual water demand for the project is 857,044 gallons per day (MGD). The total maximum day demand for the project is 1.7 MGD. Based on a minimum of 100 feet elevation differential to provide a water pressure of 40 pounds per square inch, Heartland would require a storage reservoir at an elevation of 2,580 feet. Standard public works engineering criteria for determining above ground reservoir storage requirement are based on providing a supply equal to the sum of operational plus fire storage requirements. Operational storage is the volume required to supply the maximum hour rate in excess of the maximum day rate for a four-hour period, without depleting storage by more than one-half. A fire flow of 2,350 gpm will be necessary for the single family residential land use, based on BCVWD fire flow criteria.
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The Heartland project lies within the City of Beaumont Sewer Service Area and it is expected that all of the site will be served by the City. Wastewater flows for tt e study area were calculated based on standard public works engineering criteria. Using an average annual flow factor of 100 gallons per person per day per 2.5 persons per dwelling unit (GPD/DU) for residential land use, the total average daily flow is estimated to be 500,371 gpd. The total peak hourly flow is based on a peaking factor of 2.14. The estimated peak flow for the project site is 654,840 gpd.

The proposed on -site wastewater collection system consists of gravity sewers, a force main and lift station. Regional hook-up of the on -site system is achieved as shown on Exhibit 11-31 of the draft EIR. Currently, the City is constructing an expanded sewer treatment facility to treat 1.5 mgd of wastewater. To accommodate total build -out of the City's General Plan, future expansion of the facility would be required. findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant Ieyel.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts. fire Protection
Potential Impact: The maximum project build -out of 1,224 dwelling units as well as proposed commercial and industrial development will produce a secondary long term adverse impact on the ability of the County of Riverside Fire Department to provide fire protection services.

Based County Fire Department standards, one engine company is required per 2,000 dwelling units or 3 million square feet of commercial and industrial. Using this standard, 'the project would necessitate the operation of 0.881 additional engine companies (807,602 square feet commercial/ industrial @ 30°k site coverage — 26.9 of 3 million square feet + 1,224 project units — 61.2 % of 2,000 dwelling units —

88.1 % or 0.881 of one engine company. Essentially, therefore, the project would require one additional engine company to meet the standard.

Findings: Conditions of approyal, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts. 14

Police Protection
Potential Impact: The Heartland project will result in an increase in the area's population. As a result of population increase, it is anticipated that criminal activity such as burglaries, thefts, assaults, vandalism, etc., will increase incrementally. As the population and use of an area increases, additional financing of equipment and manpower needs will be required to meet this increased demand. The Heartland Specific Plan would require approximately 6 police officers to provide adequate law enforcement protection.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Schools
Potential Impact: Build -out of the Heartland Specific Plan will cause an increased need for school facilities within the BUSD. Utilizing student generation rates as given by the BUSD, full build -out of 1,224 dwelling units within the specific plan will generate 551 students for grades K through sixth (0.45 students per dwelling unit), 153 students for grades seventh through eighth (0.125 students per dwelling unit) and 276 students for grades ninth through twelfth (0.225 students per dwelling unit). The proposed project will add 551 elementary school students to the District which will have to be provided with facilities on site. The project would add 153 students to Mt.

View Junior High which, without any other growth, would exceed its capacity by 84 students. Also, the project addition of 276 students would, without any other growth, exceed Beaumont High School's capacity by 3 students.

In summary, the ultimate build -out of the Heartland Specific Plan will, without proper mitigation, cause a significant impact on the ability of the BUSD to provide educational facilities.

Findings: Conditions of approval, monitored mitigation measures, and features. incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level. The project will adhere to City of Beaumont policies, which are based on a cooperative agreement between the City and BUSD.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts. 1s

Parks and Recreation
Potential Impact: Based upon standards delineated in the Quimby Act, five acres of active park land per 1,000 persons would be required to adequately serve the proposed project. Basing the specific plan population on the standard of 2.8 persons per household, the project, at 1,224 units, would have a population of 3,428. This population would therefore require 17.2 acres of active park land. The County of Riverside uses the additional standard of twenty-five (25) acres of natural open space per 1,000 people. Thus, the project would necessitate 85.7 acres of natural open space. The project proposes 89.0 acres of natural open space associated with San Timoteo Creek and 'Cooper's Creek. An active paseo sports park site has been designated within the specific plan totaling 23.9 acres, which is beyond the Quimby Act standard of 17.2 acres. Additionally, a 1.4 acre respite park has been provided for the proposed industrial park. This park has been designed to be used by future employees of the industrial park during breaks and lunch hour.

Findings: Conditions of, approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Utilities
Potential Impact: Project development will result in an increased demand for electrical and natural gas services. The Southem California Edison Company, the Southem California Gas Company, and the General Telephone Company will provide their respective services to the Heartland Specific Plan project site in accordance with the policies and rules for extension of services on file with the California Public Utilities Commission.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Solis] Waste
Potential Impact: Development of the project will increase the amount of solid waste generated in the region by 28.5 tons per day, which in tum will ultimately shorten the Iifespan of the Lamb Canyon Landfill as well as increase the demand upon the waste —.haulers_inthe project_acea..__
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Findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts.

Libraries
Potential Impact: Implementation the proposed land uses will contribute to a cumulative impact on a regional level to the existing library system by increasing the population in the project vicinity, and the corresponding demand for services. The existing library can adequately service a population of approximately 20,000. It is anticipated that within five to seven years additional library facilities will be needed to serve the City's. growing population. Upon build -out of the General Plan, which includes the Heartland project, approximately 50,000 square feet of library facility would be required to meet the needs of the public and library staff. The Library Board of Trustees has a long-range facilities improvement plan in place, and these facilities should be adequate for a 10- to 20 -year growth period.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: The above finding is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified impacts. }iealthServices
Potential Impacts: Although project development will increase the need for medical services and facilities, significant adverse impacts are not anticipated. Adequate health care facilities and services are anticipated, as the medical community grows commensurate with the increase in population.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified .in the FEIR to an insignificant level.

Facts: No mitigation measures are proposed or are necessary.

Fiscal Considerationsllobs-Housing Balance
Potential Impact: The Fiscal Impact Report indicates that development of the Heartland Specific Plan is estimated to generate a positive net fiscal impact to the City ---of--B- eaumont._!-nce-cor_npletel-y_build-out, the Heartland planned community will generate a fiscal surplus to the City of Beaumont of $330,000 per year. !7

In addition to the positive fiscal impacts the Heartland Specific Plan will generate, the new community also will create significant new employment within the City of Beaumont and the surrounding region. Permanent non -construction employment within the community will total 1,901 jobs. Construction employees at the Potrero Creek project over the 10 -year development period will be a maximum of 415 jobs annually.

The Heartland project fully complies with the jobs/housing balance criteria as set forth in the SCAG Growth Management Plan.

The total potential on -site work force which could live within the Heartland Specific Plan community totals 100 percent with a surplus of 885 jobs.

Findings: Conditions of approval, monitored mitigation measures, and features incorporated in to the proposed project design will reduce the impacts identified in the FEIR to an insignificant level.

Facts: No mitigation measures are proposed or are necessary.

Land Use
Potential Impact: The Heartland project will result in a substantive change in the character of the 417 acre site. The majority of the project site will be mass -graded and developed with residential neighborhoods, a commercial site, parks, industrial areas and appurtenant improvements such as roadways, infrastructure and utilities.

The commercial site is located along Potrero Boulevard along SR 60. The concentration of commercial uses near the interchange is consistent with the land use planning practices which concentrate such uses at high visibility, high accessibility areas where traffic and noise considerations would preclude residential uses.

The proposed industrial park is located along the Southem Pacific Railroad and San Timoteo Canyon Road. The presence of the railroad is an important driving force from a public health and safety standpoint for the inclusion of the industrial uses in this area.

Due to noise impacts from railroad operations as well as accident potential relative to train derailment and/or accidental spillage of toxic substance being transported, residential uses in this area are inherently precluded.

The project will lead to an extension of the urbanizing trend of the City of Beaumont as allowed under its adopted general plan which is allowing the City to grow from the east and west along the SR 60 corridor. The General Plan calls for overall specific plan designations for properties to the north south and east of the project site with residential density range designation that are the same as the project site - 2.4 to 4.1 dwelling units per acre.
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The land use plan proposed is largely in character with the urbanizing trend of the adopted General Plan. As described above, the residential products and lot sizes proposed are also similar in nature to the allowable uses as designated by the General Plan for adjacent areas. The project will lead to an extension of the urbanizing trend of the City of Beaumont as allowed under its adopted general plan which is allowing the City to grow from the east and west along the SR 60 corridor. The General Plan calls for overall specific plan designations for properties to the north south and east of the project site with residential density range designation that are the same as the project site - 2.4 to 4.1 dwelling units per acre. The land use plan proposed is largely in character with the urbanizing trend of the adopted General Plan. As described above, the residential products and lot sizes proposed are also similar in nature to the allowable uses as designated by the General Plan for adjacent areas.

Findings: No specific measures are proposed.

Facts: The draft EIR did identify potential impacts relative to the continued use of the adjacent De Anza Motorcycle Park. However, a comment letter received on the draft EIR by the Riverside County Regional Park and Open Space District stated that off -road use has been precluded in the area. Therefore, measures identified relative to this impact are no long er necessary.

Noise
Potential Impact: Noise impacts will occur on site from, (1) project construction, (2) project operation produced traffic, (3) project produced traffic plus cumulative traffic from other development in the City and (4) railroad operations on the Southern Pacific Railroad tracks. In noise impact assessment of land use projects, increases of noise over 3 DBA are considered significant. Most roadways will not exceed this threshold except for San Timoteo Canyon Road between 1-10 and Potrero Boulevard. No existing residential development occurs along this roadway, and, the City General Plan Update provides for open space uses in the subject area adjacent to the much of the road.

Commercial and light industrial land uses are also proposed along San Timoteo Canyon Road which are not considered noise sensitive. However, interior noise levels are of concern for these uses, which will require noise assessments and building design recommendations.

Increases over existing noise levels are significant due to the low level of traffic currently on area roadways surrounding the project site. Significant increases which will affect existing residences occur along SR 60 east of Potrero Boulevard and east of Jack Rabbit Trail; along San Timoteo Canyon Road between Potrero Boulevard and Jack Rabbit Trail; along Beaumont Avenue between 14th Street and 1-10. However, the General Plan update identifies these areas for specific plan uses which would preclude the long-term occupation of these home sites. Noise studies and recommendations for future specific plan uses in these areas will address these noise impacts and provide mifiga ion.

Exterior noise levels from traffic are anticipated to exceed 65 CNEL along SR 60 and Potrero Boulevard for homes situated on lots at the end of cul-de-sacs within Planning Areas 1 and 5. Similar lots proposed within Planning Area 4 are located close to the 65 CNEL contour, and, since the contours are based on conditions with no topographical changes, the final graded elevation for this planning area may make some of the lots fall within the contour.

Also, the proposed commercial area is affected by the 65 CNEL contour. While outdoor levels are not a concern with respect to commercial areas, interior noise levels of less than 55 CNEL, as required by the City, may be difficult to achieve without special building design considerations.

Based on the above, a potential significant impact relative to noise was identified for on -site land uses within Planning Areas 1, 4, 5 and the Commercial Area relative to roadway noise impacts.

The operation of trains on.the Southern Pacific Railroad which traverses the northern portion of the project site is expected to impact industrial park uses within Planning Area 11 also as illustrated on Exhibit 11-25 of the draft EIR. The Heartland property is located approximately 100 feet from the track centerline. With a typical building setback of 20 feet, a CNEL level of 70.3 could be produced by train operations.

Buildings located in the vicinity of this contour could experience noise that exceeds interior City noise level standards of 50 CNEL for office uses. The City interior standard of 65 CNEL for light industrial uses would likely not be exceeded. Therefore, railroad noise impacts for lots located adjacent to the tracks is considered potentially significant within Planning Area 11, especially if office uses are proposed.

Findings: Conditions of Approval, monitored mitigation measures and features incorporated into the proposed project design will reduce the impacts identified to an insignificant level. A significant cumulative impact relative to noise is also identified since the project implements the City's General Plan Update, whose EIR identified a significant unmitigated cumulative impact relative to noise.

Facts: The above finding .is made in that Mitigation Measures identified in the Mitigation Monitoring Program will mitigate the identified project impacts. A Statement of Overriding Findings of Significance has been included relative to cumulative noise impacts.
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SECTION 3 - SIGNIFICANT UNAVOIDABLE ENVIRONMENTAL EFFECTS WHICH

CANNOT BE MITIGATED TO A LEVEL OF INSIGNIFICANCE
The City of Beaumont has determined that certain environmental effects (both project -related and cumulative) cannot be feasibly or objectively mitigated to a level of insignificance, although the Final EIR contains mitigation measures and conditions of approval to be imposed on the proposed project which will provide a substantial mitigation of these effects.

Consequently, in accordance with Section 15093 of the State CEQA Guidelines, a Statement of Overriding Considerations has been prepared (See Section 1 of these Findings) to substantiate the City's decision to accept these unavoidable adverse environmental effects in light of the benefits afforded by the proposed project. The mitigation measures referred to below are contained within the Mitigation Monitoring Program which is attached to these Findings.

Climate andAir Ouality
Potential Impact: Air pollutants will be emitted by construction equipment and dust will be generated during grading and site preparation. An estimated 28.4 pounds per day of particulate emissions can be anticipated during project grading. The greatest project -related air quality impact results from daily vehicle trips. Additional emissions will be generated by combustion from generating electricity and natural gas to meet project demands.

The total emissions generated by the project area 2,739.56 pounds per day of Carbon Monoxide, 802.89 pounds per day of Nitrogen Oxides, 17.47 pounds per day of Sulfur Oxides, 103.12 pounds per day of Particulates and 143.29 pounds per day of Reactive Organic Gases, several of which exceed thresholds of significance as established by the South Coast Air Quality Management District.

The project also contributes a significant cumulative impact to air quality. Neither existing or future CO levels exceed State and Federal 1 and 8 hour standards at any of the affected off -site intersections.

Findings: The impacts identified in the Final EIR cannot be mitigated to a level of insignificance. However, conditions of approval, monitored mitigation measures, and features incorporated into the proposed project will reduce, to the extent feasible, the adverse environmental effect.

Facts: The above finding is made in that a Statement of Overriding Considerations has been prepared for the proposed project (See Section 1 of these Findings) and that Mitigation Measures identified in the Mitigation Monitoring Program will partially mitigate the identified impacts.