Beaumont City Council
July 16, 2024

improvements that. are of a regional nature, the funding mechanism will be on a pro -rata share basis whereby the Heartland development funds an equitable share of the design and improvement cost, based on regional development related factors and influences.

8. The Heartland roadway network shall be constructed in compliance with the City of Beaumont standards as a requirement of subdivision implementation and subject to approval by the City Engineer.

J. Landscaped medians are proposed for incorporation into the Heartland Loop road system and Potrero Boulevard as illustrated in Exhibit 1I1 -4b of the Circulation Plan and Exhibit 11I-16 of the Landscape Plan contained herein.

10. All streets delineated on the Heartland Circulation Plan will be dedicated as public right-of-way and maintained as such. Therefore, it is anticipated that said streets will not be private or gate guarded.

11. Mass transit accommodations, such as bus turnout lanes, bus shelters and park and ride reserves will be provided. Ride -sharing pools for on - site employment opportunities and off -site commuters should be encouraged.

12. A Transportation Management Association (TMA) for the. commercial and industrial areas will include an employee transportation coordinator.

Ride pool data will be established and should be made available to individuals working within Heartland's commercial and industrial centers.

13. Traffic signal synchronization will be provided where feasible.

14. Vehicle trips generated by the buildout of the Heartland community should be further reduced through implementing the following traffic management techniques..
• Encourage the establishment of a program within the industrial park complex whereby work schedules are alternated in such a manner as to stagger the peak hour volumes, if warranted.
• Encourage the est.ablishment, of a telecommuting program for the Heartland community or participation in an existing program sponsored through the County of Riverside and/or the Riverside Transit Au thority.
• -Providing dedicated turn lanes as appropriate.
• Limiting on -street parking, particularly along Heartland's collector roads.
281 of 1230
111 - 3G SPECIFIC PLAN: CirculatioDffi

E SPECIFIC PLAN: Drainage Plan
The ensuing discussion will be divided into two (2) subsections: Improvement Description and Improvement Standards.

1. DRAINAGE PLAN DESCRIPTION
The drainage improvement concept proposed for the Heartland Specific Plan reflects a commitment to the retention of natural drainage patterns, drainage corridors, and the aesthetic quality inherent therein. The major drainage consideration in this regard is San Timotea Creek and its associated 100 -year flood plain: In those areas of the Heartland development where minor natural drainage courses are interrupted, a storm drain system is planned to collect and convey storm water as illustrated by Exhibit III -6, Drainage Plan.

Towards this end, the drainage plan concept has been designed to contain ten-year storm flows within the street curb area and a 100 -year storm will be contained within the street right-of-way. Storm drains will be provided where either condition is exceeded.

The development of the subject site will increase on -site storm runoff by 2 to 3 percent clue to an increase in impervious surfaces. This increase in quantity and velocity of flows will be accommodated by the incorporation of retention basins in combination with various energy dissipation techniques such as rip -rap. These design techniques in combination with perpetuating natural drainage areas will result in a no -net increase in quantity and velocity of flows emanating from the developed areas.

Recent requirements precipitated by the 1987 Clean Water Act relative to NPDES permits. prohibit many of the storm drain design practices employed in the past in order to improve the water quality associated. with urban runoff. The implementation of this permit process shall require that specific Best Management Practices (BMP's) be incorporated into the storm drain system design and during the various phases in the development process, i.e., grading, construction, etc.

For those planning areas adjacent to San Timot o Creek, the "first flush" runoff will be conveyed to water quality control inlets designed to comply with BMP's criteria for the control of urban pollutants associated with storm drain runoff. These types of facilities will protect the natural drainage courses and related ground water basins .from increases in the velocity of runoff and decreases in water quality.

Drainage facilities used to control decreases in water quality and/or increases in runoff velocity,will be incorporated throughout the project. Said facilities will consist of but, are not limited to the following techniques: detention

brECIF1C PLAN: Drainago Plan III- 37

Heartland Specific Plan
Beaumont, California
Southern Pacific Railroad

Drainage Concept
-•-•-•-• 18" Storm Drain
24" Storm Drain
30" Storm Drain
36" Storm Drain
O o O O 42" Storm Drain
• •••• 54" to 78" Storm Drain
• Catchment Basin
Drainage Outlet
Source: Trans -Pacific Consultants

H E A R T L A N D
Exhibit No.: III - 6
Prepared by Lai, Gu�:c

basins, vegetated swales, water quality control inlets, energy dissipaters, infiltration trenches and porous pavement applications.

2. DRAINAGE PLAN. STANDARDS
In order to ensure the orderly development of Heartland's storm drain system, the drainage plans as described above will be subject to the following general standards and principles.

1. The storm drain sewer lines and associated catch basin location and site are illustrated in Exhibit 1I1-6. The precise system layout and sizing will be determined during the final engineering phase of the tract map recordation process.
2: The ultimate storm drain design will be subject to the requirements and standards of the City of Beaumont Flood Control Standards including the following design parameters.
• All building pads will be free from flood hazards associated with the 100 -year frequency storm event by elevating finished floor elevations one foot above said 100 -year level flood event; and
• Depth of flows conveyed by Heartland's internal street system will not exceed top of curb elevations for the 100 -year storm frequency.

3. Drainage improvements located within the 100 -year flood plain will be designed to ensure the conveyance of the 100 -year design flows which may include potential bulked flow rates to account for large off -site areas that are currently undeveloped but have the potential for urbanization.

4. Water courses that are delineated on the existing drainage exhibit and the associated 100 -year flood plain will be kept free of all buildings and obstructions unless drainage improvements are constructed.

5. In conjunction with future development proposals, i.e., plot plans, tentative tracts, etc., the proposed interior street infrastructure and grading design will be coordinated to ensure that there are no major diversions between drainage areas.

6. The design of all interior storm drain conveyance systems will be in accordance with criteria established by City of Beaumont guidelines. • Flood flows to be used for the design of waterways, channels and closed conduits shall have minimum acreage recurrence intervals as follows:
• Storm drain systems will be designed and based on a minimum 10 - year frequency.

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• When sump conditions are encountered, a 25 -year frequency criteria will be applied and a connected system will be designed to completely convey 100 -year runoff, with a secondary outlet to assure the water surface is one foot below the proposed pad elevations.

7. On -site public drainage facilities located outside of the road right-of-way will be contained in drainage easements.

8. Streets will be oriented to maximum potential conveyance of regional flooding during significant storms to expedite the flow through the development.

9. The project will be phased so that 100 -year flood protection is ensured in all areas of the development. Interim improvements will be required as phasing of the development progresses.

10. The project proponent/applicant shall be required to retain any increased drainage on site until such time as a viable drainage master plan is implemented. Development proposed following implementation of such a drainage master plan must be done in accordance with the approved drainage master plan.

11. Best Management Practices (BMP) will be implemented to enhance pollutant removal during storms, and to improve the quality of storm water runoff. BMP refers to structural or non-structural pollution control measures which reduce the amount of non -point source pollution entering the Walters of the United States, and may be either non-structural or structural. The farmer group includes those BMP's in which pollutants are kept from ever coming in contact with the storm water; the latter group consists of' various methods of treating storm water.

12. The following non=structural BMP's are recommended:
• Routine inspection of catch basins, before and after the storm seasons, including their cleaning to remove sediment and debris with absorbed pollutants.
• Guidelines for fertilizer and pesticide control usage, including proper application rates for the local area and soil type, will be defined and adhered t,o.
• Erosion control measures, to mitigate the effects of erosion on open slopes adjacent to the development, will be defined and adhered to, and will be part of all required grading permit approvals.

13. Non-structural BMP's shall be the responsibility of the development's homeowner's maintenance associations, or as approved by the City Engineer.

14. If structural BMP's are required, the following mitigation measures will be used depending upon site conditions and ultimate discharge requirements:
• Vegetated swales and biofilters.
• Infiltration trenches.
• Water quality ponds or detention basins for "first -flush" runoff. • Water quality inlets.
• Porous pavement.

15. Prior to development of upstream areas, the potential for the conveyance of debris by the off -site watershed will be accounted for in design of on - site .drainage facilities in order to avoid abrasive erosion in certain drainage facilities and maintenance problems for facilities located within the floodplain.
1(3. Watercourses and 100 -year floodplains shall be kept free of all structures and obstructions unless drainage improvements are. constructed.

Watercourses that remain natural .shall be mapped as a 100 -year floodplain and an additional setback from the watercourse shall be provided for any potential embankment erosion. The watercourses adjacent to development will be designed to include grade stabilization structures to stabilize the watercourse and help prevent embankment erosion. The design of the watercourse shall allow for three (3) feet of freeboard within the watercourse.

17. Inspection and maintenance of public storm drain systems . shall be • performed by the Director of Public Works. The project proponent shall participate in the formation of a Community. Service Area (CSA) or similar mechanism to fund the ongoing inspection and maintenance of the public storm drain system.

18. Monitoring of groundwater levels, surface flows and water quality conduit should occur for no less than twelve months in order to provide an accurate determination of groundwater levels and seasonal fluctuations. ,.: QDV('1L'1(' P1 a N. n.-n;.,000 Pin a�qe 286 of 1230

F. SPECIFIC PLAN: Water and Sewer Plan
The following discussion will be presented in two sections corresponding to improvement description and improvement standards.
1_ WATER PLAN DESCRIPTION
The Heartland Specific Plan is located within 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, while SGPWA functions as 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 deliver additional water from the state water project to the service area.

Currently, the subject: site lacks an urban level source of domestic water and as such the Heartland Specific Plan will require both off -site regional improvements and on -site improvements to accommodate the proposed development.

E'rom a regional perspective, a 24 -inch distribution main is proposed within the Potrero Boulevard right-of-way which will be fed by an existing distribution main located within Brookside Avenue or 14th Street as illustrated by Exhibit 111-7, Regional Water System. The 24 -inch Potrero Boulevard distribution main will in turn be extended to a proposed 5 million gallon reservoir to be located south easterly of the subject site at elevation 2,000±. It should be noted that the project proponent is participating in CFD 93-1 as a mechanism by which to fund the design and construction of regional domestic water distribution improvements. The 5 million gallon reservoir is necessary in order to provide adequate storage and pressure to service the Heartland project and other properties in the vicinity located in Heartland's pressure zone.

In addition to the Potrero Boulevard 24 -inch distribution main, Heartland's on -site design will reflect a loop system consisting of a 12 -inch distribution main within Heartland's collector street and industrial complex with the remaining residential streets serviced by 8 -inch lines extending off the 12 - inch collector street distribution main. See Exhibit 1II-8, Proposed Water System.

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H E A R T L A N D
Exhibit No.: III - 8
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2. CONSERVATION MEASURES
Interior
• Supply line pressure: Water pressure greater than 50 pounds per square inch (psi) to be reduced to 50 psi or less by means of a pressure -reducing valve.
• Drinking fountains: Drinking fountains will be equipped with self - closing valves.
• Laundry facilities: Water -conserving models of washers to be used. • Restaurants: Water -conserving models of dishwashers to be used or spray emitters that have been retrofitted for reduced flow. Drinking water to be served upon request only.
• Ultra -low -flush toilets: 1 -1/2 -gallon per flush toilets to be installed in all new construction.

Exterior
• Landscape with low -water -using plants wherever feasible. • Minimize use of lawn by limiting it to lawn -dependent uses, such as playing fields. When lawn is used, require warm season grasses. • Group plants of similar water use to reduce over -irrigation of low -water - using plants.
• Provide information to occupants regarding benefits of low -water -using landscaping and sources of additional assistance.
• Use mulch extensively in all landscaped areas. Mulch applied on top of soil will improve the water -holding capacity of the soil by reducing evaporation and soil compaction.
• Install efficient irrigation systems that minimize runoff and evaporation and maximize the water that will reach the plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems are a few methods of increasing irrigation efficiency.
• Use pervious paving material whenever feasible to reduce surface water runoff and to aid in ground water recharge.
• Grade slopes so that the runoff of surface water is minimized.

• Investigate the feasibility of using reclaimed wastewater, stored rainwater, or gray water for irrigation.
• Preserve existing natural drainage areas and encourage the incorporation of natural drainage systems in new developments. This aids ground water recharge.
• To aid in ground water recharge, preserve floodplains and aquifer recharge areas as open space.

SEWER SERVICE DESCRIPTION
The Heartland Specific Plan is located within the sewer service area of the City of Beaumont. The City .of Beaumont currently operates a 1,000,000 gallon per day wastewater/sewage treatment plant which will ultimately service the Heartland developrnent. The treatment plant in its current condition is operating over its design capacity of 826,000 gallons per day, and treated effluent. from the plant does not comply with State Regional Water Quality Control Board Title 22 water quality standards. In June, 1993, the City of Beaumont formed Community Facilities District (CFD) 93-1, of which Heartland is a participant. CFD 93-1 in combination with sewer revenue bonds applied to existing users provides the funding source for the expansion of the wastewater treatment: plant and upgrade of the treatment process to comply with State Regional Water Quality Control Board requirements.

Completion of a plant upgrade and expansion to 1.5 mgd is targeted for March 1994, and the Heartland project has financed and reserved capacity. for204 connections in the upgraded plant for its initial phases of development.

Currently there are no sewer trunk mains extended to the subject site and as such the Heartland Specific Plan will require both off -site regional improvements and on -site localized improvements to accommodate the proposed development.

From a regional perspective, Heartland is located "downstream" from the City of Beaumont's sewer treatment plant and therefore a 1.5 million gallon (mg) lift station and associated 6 -inch forced main is • proposed to convey effluence produced at Heartland to the City of Beaumont's ewer treatment plant. See Exhibit 111-9, Regional Sewer Facilities.

In addition to the aforementioned 1.5 million gallon lift station and 6 -inch force main, Heartland's on -site sewer system will consist of 12, 10, and 8 -inch gravity sewer lines that extend from the various residential and industrial enclaves, culminating at the lift station as illustrated by Exhibit II1-10, Proposed Sewer System.

Regional Sewer Facilities
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11111111 12" Gravity Sewer Line
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••••• 6" Force Main
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H E A R T
Exhibit No.: III - 10
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4. WATER AND SEWER PLAN STANDARDS
Water and sewer plan general principles and standards listed below will be adhered to:

1. All domestic water distribution mains and related storage facilities will be designed to meet BCVWD requirements m addition to Riverside County Fire Department criteria relative to fireflows.

2. All water and sewer lines shall be underground facilities.

3. All sewer service improvements shall be constructed in _accordance with the City of Beaumont's design requirements.

4. All sewer service improvements shall be maintained by the City of Beaumont.

5. Allwater and sewer lines will be sized to adequately service potential future growth.

6. The cost associated with the construction of any over -sized lines if necessary to accommodate off -site developments shall be the responsibility of those being served, consistent with the rates and regulations of the City of Beaumont and BCVWD.

7. Assurances for the provision of adequate water service and sewer capacity will be required prior to the recordation of a final tract map in accordance with the State Subdivision Map Act. In conjunction with the final record map process, the City of Beaumont will review water and sewer demands for conformance with design requirements and for the ability to serve.

III - 44 SPECIFIC PLAN: Water and
wer

G. SPECIFIC PLAN: Solid Waste Disposal Plan
The ensuing discussion will be divided into two sections corresponding to Solid Waste Disposal Plan Description and Standards.

1. SOLID WASTE DISPOSAL PLAN DESCRIPTION
Solid waste pick-up and disposal will be by private contractor as approved by the City of Beaumont with disposal targeted for the Lamb Canyon Landfill.

Green waste, cuttings and clippings will be disposed of separately when the City of Beaumont's composting plant becomes operational, providing that private or municipal pick-up service has been authorized. Solid waste trash enclosures will be provided for all commercial and industrial land uses. 2_ SOLID WASTE DISPOSAL PLAN STANDARDS
The solid waste standards to be followed in the implementation of the Heartland Specific Plan are as follows:

1. The refuse hauler serving the Heartland community shall be advised of the efforts the developers will be pursuing relating to recycling and waste reduction (i.e., curbside recycling, buy-back centers, etc.). The use of such facilities will be encouraged by the developer through information dissemination, i.e., locations, materials accepted, etc.

2. The developer shall pursue and implement any available source reduction programs for the disposal of construction materials to the satisfaction of the City of Beaumont Planning Department.

3. The City of Beaumont shall review the number, size and location of solid waste bin enclosures for commercial and industrial land uses through the plot plan and. use permit process.

4. The developer shall participate in any established city-wide program to reduce solid waste generation.

SPECIFIC PLAN: Solid Waste Disposal Plan III - 45
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H. SPECIFIC PLAN: Project Phasing Plan
The following phasing plan discussion will be divided into two subsections corresponding to Phasing Plan Description and Phasing Standards.

1. PHASING PLAN DESCRIPTION
Specific plan phasing will guide the timing and sequencing of development in accordance with grading, infrastructure requirements and infrastructure availability. Table III identifies the targeted dwelling units for each of the three phases.

The thrust of the phasing program is to provide flexibility in order to deal effectively with dynamic market trends and conditions. The four master phases identified by Exhibit III -11 , Phasing Plan, incorporates, in total or in part, several individual planning areas. Said phases correspond to areas which can individually stand alone in terms of providing adequate infrastructure and active open .space amenities. In that development within each phase is infrastructure dependent, development within phases can occur concurrently or non -sequentially providing adequate consideration for infrastructure has been given.

As illustrated by Exhibit III -11, Phase 3 incorporates residential and commercial land use and Phase 4 incorporates land uses in -combination of residential and industrial. However, given that phasing can occur non - sequentially, the inclusion of commercial and industrial land use in Phase 3 and Phase 4 respectively, is considered conceptual, whereby allowing the commercial and industrial planning areas to develop independently of any particular phase in response to market conditions.

To ensure that each phase of development is provided with adequate active park and recreation amenities, the phases have been configured so as to incorporate a segment of the elongated paseo sports park into each phase. In addition, to ensure that the cost of developing the paseo sports park is distributed equitably among the various phases, it is anticipated that a funding mechanism will be established whereby the projectedtotal cost of improving the paseo sports park will be absorbed on a pro -rata basis through a fee structure applied to each dwelling unit at the issuance of building permit or issuance of occupancy permit. This mechanism is elaborated on in more detail in the Recreation Plan discussion.

The Heartland elementary school site has been intentionally omitted from the phasing scheme in that its development timetable will be dictated by the Beaumont Unified School District in response to student generation factors and availability of funding.

III- 46 SPECIFIC PLAN: Project Phasing Plan
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TABLE III - 1

HEARTLAND
Dwelli_ne Units Per Phase
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Phase I
166

33.2 1
Phase II
248

49.6 2
Phase III
430

73.51 3, 4, 12
Phase IV
380
108.90
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2. PHASING PLAN STANDARDS

1. Grading, drainage facilities, water and sewer facilities and roads shall be provided at adequate levels to accommodate development in each phase in accordance with the City of Beaumont requirements as implemented through the Condition of Approval for Tentative Subdivision Maps, plot plans and conditional use permits.

2. Phases should develop in accordance with market conditions and infrastructure timing considerations.

3. Phases may develop concurrently or non -sequentially, providing adequate consideration for infrastructure, both on -site and regional, has been given.

4. Commercial and industrial planning areas can be phased independently of the respective residential phase as market conditions warrant.

5. Active open space amenities, bike lanes, entry statements and landscape buffer treatments shall be _phased .concurrently with individual planning areas which include those amenities and design features.

6. Each increment or phase of development shall contain appropriate levels of urban infrastructure and parks and recreation facilities to support the needs of the respective phase.

SPECIFIC PLAN: Project Phasing Plan III- 47

I. SPECIFIC PLAN: Grading Plan
The ensuing discussion will be presented in two subsections corresponding to Grading Plan Description and Grading Plan Standards.

1. GRADING PLAN DESCRIPTION
Mass grading and remedial earthwork will be required for all residential, commercial, industrial, park and public facility planning areas. Limited grading will occur in the paseo sports park planning area in order to accommodate the various activities and improvements anticipated within this planning area and existing oil pipelines. In terms of earthwork quantities, it is anticipated that approximately 6,250,000 cubic yards of soil will be moved (cut and fill) to accommodate project development (see Exhibit 111-12, Grading Concept). The earthwork quantities will be balanced in logical areas on site in order to reduce or eliminate the need to import or export soil to the greatest extent possible. Fill material will be applied to the industrial park planning area in order to elevate the proposed industrial lots/pads above the San Timoteo Creek 100 year flood plain.

2. GRADING PLAN STANDARDS
The following Grading Standards shall apply to all graded areas within the Heartland Specific Plan.

1. All grading activity shall conform to the recommendations of the preliminary soils report and subsequent reports prepared in conjunction with the grading plans.

2. All grading activity shall conform to the City of Beaumont's grading standards to the satisfaction of the Director of Public Works.

3. Grading shall conform to the following hillside development standards:
• All cut and/or fill slopes or individual combinations thereof which exceed ten (10) feet in vertical height shall be modified by an appropriate combination of a special terracing (benching) plan, increased slope ratio (e.g., 3:1), retaining walls and/or slope planting combined with irrigation.
• A slope stability report shall be submitted with all subdivisions creating slopes in excess of ten (10) feet in vertical height. • All driveways shall not . exceed an average grade of 15% unless otherwise approved by the Building and Safety Department.

III- 48 SPECIFIC PLAN: Grading P

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4. Prior to the issuance of grading permits, an overall conceptual grading plan or tentative subdivision map illustrating proposed grading shall be submitted to the Planning Director for approval. The plan or map shall be used as a guideline for subsequent detailed grading plans of individual phases of development and shall include the following:
• Techniques which will be utilized to prevent erosion and sedimentation during and after the grading process.
• Identification techniques which will be utilized in areas which may be graded during the rainy months.
• Preliminary pad and roadway elevations.

5. All manufactured slopes exceeding ten (10) feet in vertical height shall be graded incorporating the following techniques:
• The angle of the graded slope interfacing a natural slope shall be gradually adjusted to the angle of the natural terrain. • Angular forms along exterior view areas shall be discouraged. The graded form of exterior view slopes shall create the appearance of rounded terrain whenever feasible.
• Where the toe of the slope exceeds 100 feet in straight horizontal length, the toe of the slope shall be curved m an undulating fashion.

6. Graded, but undeveloped, land shall be maintained in a weed -free condition and shall be planted with interim landscaping or provided with other erosion control measures as approved by the Director of Building and Safety.

7. All graded slopes shall be planted in a timely manner, . meeting the approval of the Planning Director, with plant materials that will stabilize the slopes and minimize erosion.

8. All development areas and lots shall be .designed so that surface drainage is directed to street frontages or approved natural or improved drainage courses.

9. Grading plans for all projects shall comply with the City of Beaumont Grading Code, and with this plan.

10. Grading will be,permitted outside of the area of immediate development when it is consistent with an approved grading plan. Borrow sites may be permitted within the areas scheduled for future development, subject to an approved grading plan. Any excess cut from a particular phase will be placed as engineered fill in a future development area or adjacent

SPECIFIC PLAN: Grading Plan III - 49

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consenting property owner as shown on an approved grading plan referencing any disposal site. Grading permits shall be authorized for issuance following the approval process of a subdivision map, or conditional use permit.

11. The developer must provide a report prepared by a licensed engineering geologist and soils engineer as the basis for the grading plan. The report is to document methods for providing a safe and stable development.

12. No site preparation shall be permitted prior to the approval of a grading plan and issuance of grading permit.

13. Haul roads which need to cross major drainage areas shall do so at an angle of ninety degrees, and at future improved crossings wherever possible. Haul road routes outside of the area of immediate development shall be incorporated into an approved grading plan.

14. Dust control plans will be incorporated with the erosion control plans which will be submitted concurrently with the grading plans. All applicable regulations relative to fugitive dust control will be adhered to.

15. Site construction may be phased which will require the interim use of temporary toes, ditches, sandbags, ground cover, silt fences, and gravel access roadways at construction areas. Interim graded areas shall be designed to drain within the graded boundary, trapping construction sediments in depressed areas of desilting basins.

16. All requirements of the RCFCD & WCD regarding erosion control for grading operations shall be implemented to reduce wind blown or water transported sediments.

17. Energy dissipation devices .will be provided downstream of storm drain outlets to protect watercourses from increases in flow velocity.

18. Soil on graded slopes will be strengthened by planting to reduce the potential of erosion. During the interim period before the ground cover develops, straw, wood chips, or jute will be used as stabilizing agents.

19. Overland flow will be prevented from running uncontrolled over slopes.

This will include the use of gravel bag dams perpendicular to the flow, or the diversion of water to temporary protected channels.

20. Structural protection adjacent to road embankments or creek banks, whether it be retaining walls or rip -rap protection, will be toed -down to below the existing ground elevation to protect against future scour.

III- 50 SPECIFIC PLAN: Grading Pine 302 of 1 2Ifl

21. Prior to any grading activities, a soil report and additional geotechnical studies will be performed to further analyze on -site soil conditions, slope stability, seismic design, shrinkage factor, bulking, overexcavation, foundation design, lateral pressures, etc.

22. In conjunction with any grading activity that discharges fill within waters of the United States or may cause sedimentation to accrue, a NPDES permit pursuant to the 1987 Clean Water Act shall be processed prior to the issuance of the grading permit.

SPECIFIC PLAN: Grading Plan III - 51

J. SPECIFIC PLAN: Recreation Plan
The ensuing discussion will be presented in the subsections corresponding to Recreation Plan Description and Recreation Plan Standards.

1. RECREATION PLAN DESCRIPTION
Recreation amenities are an important component to the Heartland Specific Plan. The Recreation Plan is designed to provide a functional system of recreational activities for the Heartland community that protects conservation areas and compliments area -wide recreational opportunities that are afforded by the County of Riverside and the City of Beaumont.

The 23.9 acre paseo sports park represents the centerpiece of the Heartland active recreation plan (Planning Area No. 7). The paseo park extends the entire length of the Specific Plan in an east -west orientation following generally the Arco gas line easement. The paseo park reflects a unique recreational amenity in that it provides a continuous multi -purpose trail system linked to a series of active recreational nodes, each providing a varied amenity package. The most significant activity area within the paseo is the sports park component located adjacent to the proposed Heartland elementary school site (Planning Area No. 6). Exhibit III -13 illustrates the various active and passive recreational components. It should be noted that the activity nodes illustrated on Exhibit III -7 (Planning Area No. 7) are at this time conceptual, and that deviations from the conceptual plan can occur with the concurrence of the City of Beaumont. The ultimate improvement package for each of these nodes will be submitted in more detail as a condition of tentative tract map approval process. The 23.9 acre paseo sports park facilities will yield a ratio in excess of 5 acres of active recreational park facilities per 1,000 residents, meeting the City of Beaumont's active recreation commitment standards.

Another recreation amenity that can be characterized as semi -active is the

1.4 acre respite park (Planning Area No. 8). The respite park is physically linked to the industrial/business park component of the Specific Plan and as the name implies, will provide employees within the industrial/business park complex with an outdoor close -at -hand opportunity to relax during lunch time activity and/or breaks.

2. RECREATION PLAN STANDARDS

1. Active park lands of not less than 23.9 acres shall be dedicated to the City of Beaumont in conformance with the Park and Recreation Plan.

III- 52 SPECIFIC PLAN: Recreation Plan
Pdye 304 of 123u

2. Park land dedication and improvement shall occur in accordance with the Project Phasing Plan.

3. Detailed park improvement plans shall be submitted and processed concurrently with the first phase of a final map for each of the master phases of the Heartland development. Said improvement plans shall be reviewed and approved by the City of Beaumont's Planning Director prior to the recordation of said tract map.

4. Park improvement plans shall contain the following information and shall be approved through an administrative process.
• Site Plan
• Grading Plan
• Landscape and Irrigation Plan
• Architectural Plans and Details (if applicable)

5. Construction of park improvements shall be the sole responsibility of the builder implementing a particular phase of the Heartland development as follows.
• Park improvements shall be constructed in substantial conformance with the Park and Recreation Improvement Plan.
• Specific improvements to be incorporated into each of the activity nodes can deviate from the conceptual plan providing the overall spirit of the Recreation Plan is achieved.
• Final Park and Recreation Plans shall be reviewed and approved by the Planning Director or his/her assignees through an administrative approval process.

6. Maintenance of all common active 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.

7. 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.

8. A Community Facilities District (CFD) has already been formed which could be expanded to provide a funding mechanism by which to improve the paseo sports park. Alternatively, a similar mechanism shall be approved by the City of Beaumont prior to the recordation of the first implementing subdivision within the Heartland Specific Plan. This approach will provide a means by which to distribute the cost "of improving the paseo sports park on an equitable/pro-rata basis for each of Heartland's master phases.
11 SPECIFIC PLAN: Recreation Plan III- 53

Open Space and
Recreation Plan
17,
Open Space
Passive "Respite" Park_
Paseo Sports Park
Primary Paseo Path
•••••• Class II Bike Lanes

H E A R T
Exhibit No.: III - 13
A N D
Prepared by %a.lL %�tL

K.

SPECIFIC PLAN: Conservation Plan
The ensuing discussion will be presented in two subsections corresponding to Conservation Plan Description and Conservation Plan Standards.

1. CONSERVATION PLAN DESCRIPTION
The Environmental Impact Report (EIR) prepared in conjunction with the Heartland Specific Plan provides an in-depth discussion relative to the impacts on vegetation and wildlife resulting in the removal and/or alteration of the subject site's sensitive habitat areas. The Heartland Specific Plan concept has been responsive to the presence of these resource areas and as such a conservation plan has been incorporated into the Specific Plan text and EIR process. For more detailed information, please refer to the EIR text as it relates to impacts and mitigation measures associated with the Heartland Specific Plan development.

The Heartland Specific Plan property provides a connecting link to habitat areas located to the west of the subject site involved in the Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The primary objective of the MSHCP is to protect and promote biodiversity as essential in preserving the ecology of the region in a comprehensive manner as opposed to the piecemeal approaches of the past. The Heartland Conservation Plan is consistent with the intent of the MSHCP by providing a functional system of wildlife and sensitive resources preservation. Every effort will be made to mitigate the effects of development and create a community in which the. significant characteristics of the Heartland property will be maintained.

Towards this end; Heartland's drainage plans, as previously discussed, will emphasize the preservation of existing significant natural drainage corridors to allow storm water runoff to be conveyed through the site in accordance with natural topographic and drainage patterns. There are three major components to the Heartland Conservation Plan which are described in detail below, and illustrated by Exhibit 1II-14.

San Timoteo Creek Conservation Corridor
Encroachment into the San Timoteo Creek 100 year flood plain will be prohibited to the greatest extent possible. As such, the Specific Plan will retain San Timoteo Creek in a natural condition. The retention of San Timoteo Creek in an unchannelized condition will maintain the creek's capacity and function as an animal movement corridor and preserve the alluvial fan sage scrub which provides important habitat for a number of sensitive wildlife species. In addition, preservation of San Timoteo Creek in a natural open space condition will continue to provide raptor foraging habitat opportunities particularly for raptor species having a tolerance for human presence and/or those species requiring a relatively limited home range area.

III- 54 SPECIFIC PLAN: Conservati
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6.3 Acre Riparian Enhancement Area
As previously indicated, encroachment into San Timoteo Creek will be prohibited to the greatest extent possible. However, in those instances where development and associated grading will impact areas of alluvial fan sage scrub habitat, a 6.3 acre enhancement area has been established in conjunction with the Conservation Plan. The enhancement area will provide an opportunity to replace lost/impacted alluvial fan sage scrub habitat at an appropriate replacement ratio. The appropriate replacement ratio will be determined at the development stage through the 404 permit and/or 1601- 1603 permit process as it relates to loss of wetlands habitat and impacts to waters of the United States, respectively.

Cooper's Creek Conservation Corridor
Another important component of the Heartland Conservation Plan is the retention of 5 acres of high quality oak/willow woodlands associated with Cooper's Creek drainage, which traverses the southwesterly edge of the subject site. The Cooper's Creek conservation area will include an additional

22.6 acres in an undisturbed condition in order to provide an additional buffer/setback area between the Cooper's . Creek riparian corridor and the residential units proposed within the adjoining planning area. The oak/willow woodland habitat is of high enough quality to support the federally listed Least Bell's Vireo (Vireo belli pusillus). Least Bell's Vireo was not observed during the March 16, 1993 biological resource survey. It should be noted, however, that the timing of the survey (January) was not the optimal time of the year for observing Least Bell's Vireo and as such a conclusive determination as to the specie's presence or absence has not been rendered to date. Additionally, the riparian corridor is located adjacent to State Route 60 and as such the habitat area, in spite of its relatively high quality, may be precluded from supporting Least Bell's Vireo due to disturbances emanating from the highway. However, should Least Bell's Vireo occupy the oak/willow woodland habitat in •spite of the highway influences, the Cooper's Creek Conservation Corridor will ensure the preservation of the oak/willow woodland riparian plant community and its potential for supporting Least Bell's Vireo will be protected by maintaining the area as a viable riparian and animal movement corridor.

2. CONSERVATION PLAN STANDARDS
The Conservation Plan as described above will be subject to the following standards.

1. Development areas shall be set back from areas designated as riparian, woodland and/or wetlands through the incorporation of such design SPECIFIC PLAN: Conservation Plan III - 55
Nage W9 of 1230

features as open space buffers and roadways creating an effective buffer/transition zone.

2. It is anticipated that the areas slated for conservation be dedicated to a conservation entity or homeowner's association as custodian for permanent open space and conservation use. Towards this end, said entity will be determined by joint consultation with the affected agencies, including the City of Beaumont, U.S. Fish and Wildlife Service, the California- Department of Fish and Game, and the Riverside County Habitat Conservation Agency.

3. Optional berming and re -vegetation may be employed to increase animal cover within the animal movement corridor areas.

4. Site planning of development areas adjacent to riparian woodland/wetlands conservation areas shall take place in a manner that discourages vehicle access and parking light impacts.

5. Lighting standards shall be incorporated into the neighborhood CC&R programs of those planning areas adjacent to conservation areas which will ensure mitigation of potential impacts associated with urban influences.

6. Roads shall incorporate highly visible signs on either side of the corridor, notifying motorists of the potential for wildlife (e.g., "Warning -- Wildlife Crossing").

7. Corridors should be screened from the direct view of adjacent homes, roads, etc., by trees and shrubs. Vegetative screening is recommended for the edge of developed areas adjacent to corridors utilizing native plant species to the greatest extent possible.

8. Nighttime activity shall be prohibited in the corridor conservation areas.

Day use is acceptable on established trails along the edge of the corridor adjacent to development. Bicycles and motorized vehicles shall not be allowed within the corridor except for maintenance activity.

9. If lighting is necessary in the areas within the corridor, any directional lighting pointed away from the corridor shall be permitted.

10. Conservation corridors should be crossed at a minimum number of locations necessary to ensure primary emergency and security vehicle access.

If'

11. In conjunction with development activities that encroach upon the alluvial fan sage scrub habitats, the California Department of Fish and Game will be notified and consulted pursuant to the California Fish and Game Code Sections 1601-1603, The U.S. Army Corps of Engineers in III_ 56 SPECIFIC PLAN: Conservatiop Plan
dt9.cJW UI IG

conjunction with their 404 permit process, with input from the U.S. Fish and Wildlife Service.

12. Dogs should be kept on leashes and leash laws strictly enforced.

13. Public access to all undisturbed open space areas shall not be facilitated.

14. Signage and/or fencing shall be employed to preserve the integrity of those areas determined to be of a sensitive biological resource.

SPECIFIC PLAN: Conservation Plan III - 57

L. SPECIFIC PLAN: Landscape Plan
The ensuing discussion will be presented in two subsections corresponding to Landscape Plan Description and Landscape Plan Standards.

1. LANDSCAPE PLAN DESCRIPTION
Landscape treatments will play a pivotal role in establishing a distinctive character for the Heartland Specific Plan, providing unification and continuity among the various land uses and residential enclaves. In addition, the landscape components such as streetscapes and slope plantings in combination with monumentation create a sense of richness, arrival and prominence.

The intent of the Landscape Plan is to describe and illustrate how this community unification and identity can be achieved. Towards this end the plan has been divided into six major categories as listed below. Within these categories represent the entire vocabulary of landscape- elements within the Heartland Specific Plan. Used in conjunction with the design guidelines for planning and architecture, a high quality community with long term viability is assured.

The categories are further divided into subcategories within which descriptions, plans, and elevation illustrations convey design "intent." The Landscape Concept Plan (Exhibit III -15) provides a key map that identifies the locations of the various subcategories. The Landscape Concept Plan includes call -outs for all .exhibits within the text (Le., primary and secondary community entries, buffer treatments, slope treatments, etc.). • Entry Themes/Monumentation/Signage
• Streetscape Themes
• Paseo Open Space and Sports Park
• Community Walls/Fences
• Neighborhood Commercial Landscape
Typical Front Yard Landscaping
a) ENTRY THEMES/MONUMENTATION/SIGNAGE
Entry themes, monumentation and signage will play an important role in creating an impressive and inviting atmosphere for the Heartland community. The initial impression of a community is often formulated by the quality and character established at the project entries. Within the Heartland Specific Plan, a varied and hierarchical arrangement of entries have been developed. These range from the "major community entries" located at the intersections of Potrero Boulevard and the Heartland Collector Loop Road to "neighborhood entries" located at numerous points within the III- 58 SPECIFIC PLAN: Landscape Plan

(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 315 of T230

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
Page JTh of 1230

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 Paige 317 of 1230

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)
Burmed Turf
Parkway —
(Typical)
Heartland Specific Plan
Beaumont, California
-a
0 C4
C3
0 Boulder Outcroppings --
Monument Signage
Enhanced Planting
Flowering Accent
Tree Grouping
Collector Loop Road
Flowering
Accent Trees
Street Trees
- Uniform Spacing
(Typical) s
jimmeasennm

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

.. T // /' . /.

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)
OD
o
Painted Median
Potrero Blvd.

Flowering Accent Trees
(Typical)
(p0
0 0
0'3
oQ
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\---
MFAVIS)7 zoom
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

(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 322 of 1230

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 Man
C 323 f 123

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
' ♦ 2' ♦ 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). page 326 of 1.2 -AcEPECIFIC 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
e 330 of 1230

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 SPECIFIC 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 Plan, p III -33. There are two primary cross sections which typify the paseopen 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
30 •
(-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.
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
H E A
Vertical Form Tree Grouping
at Play Field Edges (Typical)
R T L
Exhibit No.: III - 35
A N D

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: LandscapePlan

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
•
o ▪ w
N O
Lawn Area
Driveway (Typical)
Side and Rear Yard Fencing
(See Exhibit No. III - 36)
Heartland Specific Plan
Beaumont, California
Ma
-
Front Yard Tree
6' Sidewalk
O▪ R
.

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
Pdye 350 of 1230

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 Guide ' es
�3go 351.. f 'x,30

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.
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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
Pdgt 353 or 12,50

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.

Pa 3b'1 0# 123SPECIFIC 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 Guideline a` of 1230

• 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 35b of 1230

• 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
Paye 3J7 of 1230

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
aye JJD U

• 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 Guiadips359 of 1230

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
F'dy 360 of 1230

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Beaumont, California
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H E A R T L A N D
Exhibit No.: III - 42
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H E A R T L .A N D
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Defined
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Beaumont, California

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

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
rage sits ot 1230

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 37 l of I ZiU

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- ss SPECIFIC PLANS design Guidelines
372 of 1230

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. f) 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

• 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
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tentative map recordation.

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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

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• 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

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)
Paved Play Area
— School Monument Signage
With Boulder Out Croppings and
Accent Landscape / Berm
Accent Trees (Typical)
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)
Heartland Specific Plan
Beaumont,- California
age •A .

Approx. Scale: I" - S00'
0 250 500 750Ft
Planning. Area 7
Key Map
Total Area: 23.9 Ac.

Permitted Use: Paseo Sports Park

E A R T L A N D
Exhibit No.: IV - 7
Prepared by 1C G+•�

Planning Area Boundary
Community View
Fencing
(See Exhibit No. III - 36)
Paseo Park
Neighborhood Entry
With Accent Trees
Turf Soccer Field Landscaped Slope
(Typical)
Future Road
Easement
Turf
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
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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
Prepared by T GiAistze

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
N
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- 110 Planning and Development S

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Planning Area 8
Key Map
Area: 1.4 Ac.

Permitted Use: Respite Park

HE A R TL A N D
Exhibit No.: IV - 8
Prepared by LAI% 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 1V- 111
Page R9 of 1239

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
N D
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 St e1401 of 1230

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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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Project Boundary
Planning Area Boundary
Scale: 1" — 150'
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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

J
Prepared by To. I4 Gv4.i.:c

• 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
age o 230

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 S.
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
Frage 420 of 1230

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 433 of TO

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

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 floodplains 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 of floodplains 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.