Beaumont City Council
July 16, 2024

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
c) Would the project have a substantial adverse effect on state or federally protected wetlands (including but not limited to marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?
Less than Significant Impact. Prior to the field work and reports prepared, a variety of reference materials relevant to the Project Site were reviewed during the course of the delineation of jurisdictional resources, including historical and current aerial imagery, Federal Emergency Management Agency (FEMA) flood insurance rate maps (FIRM), National Oceanic & Atmospheric Administration (NOAA) climate data, USFWS National Wetland Inventory (NWI) and EPA Water Program "My Waters" data layers and United States Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS) web soil survey. In January and February 2018, the Project Site was assessed for State and /or federal jurisdictional waters that are subject to Sections 404 and 401 of the federal Clean Water Act (CWA) regulated by the U.S. Army Corps of Engineers (USACE) and Regional Water Quality Control Board (RWQCB) respectively; and/or Section 1602 of the California Fish and Game Code (FCG) administered by the CDFW and Riverine/Riparian and Vernal Pool habitat subject to Section 6.1.2 of the MSHCP.

The RWQCB maintains jurisdiction over all waters of the State, including wetlands. For the purposes of Porter -Cologne, the methods used to determine federal jurisdiction over non - wetland waters were also used to determine the extent of RWQCB jurisdiction over non - wetland waters within the property. Evaluation of FGC Section 1600 Streambed Waters followed guidance in the Mapping Episodic Stream Activity (MESA) protocols [MESA Field Guide], pursuant to which CDFW claims jurisdiction beyond traditional stream banks and the outer edge of riparian. An area may be characterized as riparian based on its vegetative composition, but not meet the criteria of being federal or state jurisdictional water.

Marshall Creek is an intermittent stream that flows generally northeast to southwest immediately north of the subject property and converges with Noble Creek. As discussed previously, the Proposed Project will not impact Marshall Creek or any of its features. There are no impacts to vernal pools because none exist on site, and the soil type on site does not support the potential for vernal pools.

Therefore, no significant impacts are identified or anticipated, and no mitigation measures are required.
d) Would the project Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
Less than Significant Impact. The Project Site is not within or adjacent to any area that meets the definition of an urban/wildland interface. It is surrounded by vacant land to the north, south and west; single family residences to the south; and a commercial center to the east.

Regionally, it is surrounded by public facilities, commercial and residential development, and roads. It would not be suitable for facilitating the movement of any native resident or migratory fish or wildlife species. Therefore, no significant impacts are identified or anticipated, and no mitigation measures are required.

Santiago Holdings, LLC 33

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
e) Would the project conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
No Impact. Currently, the City of Beaumont does not have a heritage or protected tree ordinance. However, a permit is required to remove or trim trees that are of the fruit or nut variety or within public right-of-way (Beaumont, Code of Ordinances Chapter 12.20). There are a number of trees on the Project Site, but none are fruit or nut trees. Because there is no heritage tree protection ordinance in the City of Beaumont, the Proposed Project will not impact heritage trees. No impacts are identified or anticipated, and no mitigation measures are required.
f) Would the project conflict with the provisions of an adopted Habitat Conservation Plan, Natural Conservancy Conservation Plan, or other approved local, regional, or state habitat conservation plan?
Less than Significant with Mitigation Incorporated. The Project Site is located within the Western Riverside County MSHCP. The purpose of the MSHCP Consistency Analysis report is to summarize the updated biological data for the subject parcels and to document consistency with the goals and objectives of the Western Riverside County MSHCP.

Reserve Assembly Analysis
The Project Site is not located or mapped within or adjacent to any criteria cells or cell groups.

The Proposed Project will not directly or indirectly impact any Public Quasi -Public (PQP) lands because the Project Site is not located with PQP Lands nor is the Project Site near PQP lands.

Riparian/Riverine/Vernal Pools
There would be no impact to riparian resources because no evidence of any soils, plants or features that meet the definition of 6.1.2 of the MSHCP occurs on site.

There are no impacts to vernal pools because none exist on site, and the soil type on site does not support the potential for vernal pools.

No habitat features suitable for fairy shrimp exist on site. Therefore, evaluations for the presence of fairy shrimp were not warranted or required.

No habitat features suitable for any riparian birds exist on site, nor within Marshall Creek or around Marshall Creek. Therefore, evaluations for the presence of riparian birds were not warranted or required.

Narrow Endemic Plant Species
The MSHCP identifies the potential presence for a number of endemic plant species. The Proposed Project is located within a Narrow Endemic Plant Species Survey Area based on Figure 6-1 of the MSHCP. The Project Site occurs partially within a predetermined Survey Area for two (2) MSHCP narrow endemic plant species including Marvin's onion and many - stemmed dudleya. Marvin's onion is not expected to occur on -site due to a lack of suitable habitat, including suitable clay and clay associated substrates, in conjunction with historic and ongoing disturbance on the Site. Many -stemmed dudleya is not expected to occur on -site due to a lack of suitable habitat, including suitable clay and clay associated substrates. No impacts to Yucaipa onion or many -stemmed dudleya are anticipated.

Santiago Holdings, LLC 34

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Additional Survey Needs and Procedures
Burrowing Ow/
As summarized above, the results of the surveys performed in 2018 and 2021 were that no burrowing owls or recent or historic sign (molted feathers, whitewash, cast pellets or prey remains, or whitewash) were observed during the habitat assessment or the protocol surveys.

There were no changes observed during the 2023 updated survey and report. Mitigation Measure BIO-1 shall be implemented to ensure impacts to burrowing owls are reduced to a less than significant level.

Species Not Adequately Covered
As described in Section 2.1.4, of the 146 Covered Species addressed in the MSHCP, 118 species are considered to be adequately conserved. The remaining 28 Covered Species will be considered be adequately conserved when certain conservation requirements are met as identified in the species -specific conservation objectives for those species. For 16 of the 28 species, particular species -specific conservation objectives, must be satisfied to shift those particular species to the list of Covered Species Adequately Conserved. For the remaining 12 species, a Memorandum of Understanding must be executed with the Forest Service that addresses management for these species on Forest Service Land in order to shift these species to the list of Covered Species Adequately Conserved.

The Project Site does not contain the appropriate habitats for any of these species. There is no occurrence potential for any of these species to occur within the Project Site.

Information on Other Species
Delhi Sands Flower Loving Fly
The Project Site does not fall within the Delhi soils mapped within the MSHCP baseline data.

Species Not Adequately Conserved
MSHCP Table 9-3 identifies 28 species where requirements must be met for those to be considered not adequately conserved. None of the species listed in the MSHCP Table 9-3 occur on or near the Project Site. Therefore, no further action is required.

Urban/Wildlands Interface
The MSHCP Section 6.1.4 Guidelines are intended to address indirect effects associated with locating development in proximity to the MSHCP Conservation Area, where applicable. The Project Site is not in proximity to any MSHCP Conservation Areas. The Project Site is adjacent to Marshall Creek, which flows to Noble Creek (part of Proposed Constrained Linkage 22).

Drainage
The Proposed Project's stormwater should be directed to a stormwater basin on the Project Site. The basin shall be designed in accordance with all federal, state, regional, and local standards and regulations concerning water quality. These measures will assure that the project stormwater discharges are no greater in volume and velocity than current undeveloped conditions and that the water leaving the site complies with all applicable water quality standards. No drainage/runoff from the site shall flow directly into Marshall Creek.

Santiago Holdings, LLC 35

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Toxics
According to the MSHCP, measures shall be incorporated to ensure that application of chemicals do not result in discharge to the MSHCP Conservation Area. During the construction of the Proposed Project, construction activities have the potential to cause release of toxics that could impact the MSHCP Conservation Area. To address these potential short-term impacts, the Proposed Project is required to stage construction operations as far away from Marshall Creek to the maximum extent feasible. These mitigation measures will be imposed by the County of Riverside.

Lighting
The Proposed Project is not anticipated to significantly increase lighting and glare. All light sources will be designed with internal baffles to direct the lighting towards the ground and the developed areas and have a zero -side angle cut off to the horizon. All lighting will be consistent with County of Riverside's Light Pollution Ordinance and the MSHCP.

Noise
As concluded in Section 3.13 below, the Proposed Project is not anticipated to result in significant increases in noise levels with implementation of Mitigation Measure N-1 (see Section 3.13).

Mitigation Measure BIO-3 shall be implemented to address potential indirect impacts to Marshall Creek. Additionally, the Project Site is not located within a Criteria Cell. Therefore, the MSHCP guidelines pertaining to Urban/Wildlands Interface for the management of edge factors such as lighting, urban runoff, toxics, and domestic predators do not apply.

As stated in the 2023 update letter, the Proposed Project is consistent with the MSHCP as also documented in the previous reports and will not interfere with the MSHCP meeting its conservation goals.

Mitigation Measure BIO-3: Best Management Practices

1. Water pollution and erosion control plans shall be developed and implemented in accordance with RWQCB requirements.

2. The footprint of disturbance shall be minimized to the maximum extent feasible.

Access to sites shall be via pre-existing access routes to the greatest extent possible.

3. The upstream and downstream limits of projects disturbance plus lateral limits of disturbance on either side of the stream shall be clearly defined and marked in the field and reviewed by the biologist prior to initiation of work.

4. Projects should be designed to avoid the placement of equipment and personnel within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern.

5. Projects that cannot be conducted without placing equipment or personnel in sensitive habitats should be timed to avoid the breeding season of riparian identified in MSHCP Global Species Objective No. 7.

Santiago Holdings, LLC 36

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

6. Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct drainage into riparian areas or other sensitive habitats.

These designated areas shall be in such a manner as to prevent any runoff from entering sensitive habitat. Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project related spills of hazardous materials shall be reported to appropriate entities including but not limited to applicable jurisdictional city, FWS, and CDFG, RWQCB and shall be cleaned up immediately and contaminated soils removed to approved disposal areas.

7. Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks.

8. The removal of native vegetation shall be avoided and minimized to the maximum extent practicable. Temporary impacts shall be returned to pre-existing contours and revegetated with appropriate native species.

9. To avoid attracting predators of the species of concern, the project site shall be kept as clean of debris as possible. All food related trash items shall be enclosed in sealed containers and regularly removed from the site(s).

10. Construction employees shall strictly limit their activities, vehicles, equipment, and construction materials to the proposed project footprint and designated staging areas and routes of travel. The construction area(s) shall be the minimal area necessary to complete the project and shall be specified in the construction plans.

Construction limits will be fenced with orange snow screen. Exclusion fencing should be maintained until the completion of all construction activities. Employees shall be instructed that their activities are restricted to the construction areas.

11. The Permittee shall have the right to access and inspect any sites of approved projects including any restoration/enhancement area for compliance with project approval conditions including these BMPs.

Implementation of Mitigation Measures BIO-1 to BIO-3 will ensure that the Proposed Project remains in compliance with the MSHCP.

3.5 CULTURAL RESOURCES

5. CULTURAL RESOURCES.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Cause a substantial adverse change in the
significance of a historical resource pursuant to
§15064.5?
■
A
■
■
(b)
Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
■
a
■
■
(c)
Disturb any human remains, including those •
interred outside of dedicated cemeteries?

//
Santiago Holdings, LLC

37 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.5.1 Environmental Setting
The cultural remains of the Native American Cahuilla peoples and the early Euro-American peoples have been found in multiple locations throughout the City of Beaumont. As such, the Project Site is considered sensitive for buried cultural resources.

3.5.2 Impact Analysis
A Historical/Archaeological Resources Survey Report, dated March 2, 2018, was prepared by CRM TECH for the Project Site (see Appendix E). The purpose of the study is to provide the City with the necessary information and analysis to determine whether the Proposed Project would cause substantial adverse changes to any "historical resources" or "tribal cultural resources," as defined by CEQA, that may exist in or around the Project Site. a) Would the project cause a substantial adverse change in the significance of a historical resource pursuant to § 15064.5?
Less than Significant with Mitigation Incorporated. CRM TECH conducted a historical/archaeological resources records search, pursued historical background research, contacted Native American representatives, and carried out an intensive -level field survey of the entire Project Site.

Records Search
No previous cultural resources particular to the Project Site had been recorded prior to the Historical/Archaeological Resources Survey Report, and no cultural resources were previously recorded within or adjacent to the Project Site. According to the EIC records, 55 percent of the land within a one -mile radius of the Project Site has been previously surveyed, resulting in the identification of 98 historical/archaeological sites. None of the 98 previously recorded sites were of prehistoric origin. The vast majority (94 out of 98) of the sites were historic -period buildings in Beaumont's downtown area. None of the sites were recorded in the immediate vicinity of the Project Site and none were found to require further consideration during the study.

Historical Background
Historical maps and aerial photographs reveal the gradual development of rural settlement pattern in the Project Site vicinity since the late 19th century. During the 1870-1880s, the only manmade features known to be present in the vicinity were a few roads and trails that were noted at least a half -mile from the Project Site. Sometime between 1898 and 1939, at least one building was constructed in the southeastern corner of the Project Site. Over the next decade, four more buildings were added on the property, all of them along the eastern boundary. In 1966, the Project Site evidently contained two rural residential complexes, one at the intersection of Beaumont Avenue and 14th Street, in the southeastern corner of APN 404-190-001 and the other directly to the north, on the much smaller APN 404-190-003. After that, the buildings were gradually removed, and by 1996, none of them remained on the Project Site. Since then, the Project Site has remained vacant.

Field Survey
The Project Site was intensively surveyed on foot by walking a series of north -south parallel transects spaced approximately 50 feet apart. The field survey confirmed that none of the Santiago Holdings, LLC 38

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
buildings depicted in the Project Site by the historic maps and aerial photographs remains extant, and most of them have left no identifiable remains. The remnants of a concrete slab foundation were observed near the southeastern corner of the Project Site, at the location of one of the two residential complexes shown in the 1966 aerial photograph, while a few fragments of broken concrete were noted along the northern project boundary, near the location of the other residential complex.

No historic -period artifacts were found at or near either of these locations. Instead, modern refuse such as rusted automobile parts was observed over much of the property, but none of the items is of any historical/archaeological interest. Without a substantial deposit of associated historic -period artifacts, the fragmented structural remains surviving in the Project Site have little potential to be considered historically significant.

CRM TECH concludes that the Proposed Project would have no impacts to cultural resources.

However, a standard unanticipated discovery measure, presented below, shall be implemented in the event of a discovery of cultural resources during the execution of the Proposed Project.

Mitigation Measure CR-1:

A qualified archaeologist shall oversee excavations in the younger alluvial deposits during the first two days of ground disturbance. If the archaeologist determines it necessary, an archaeological monitoring program shall be implemented. The monitoring program shall be in accordance with current professional guidelines and protocols. The program should be flexible and account for changes in findings by treating resources in a professional manner and evaluated in accordance with current CEQA criteria. Compliance shall be ensured by the qualified Archaeologist and the City.

With implementation of Mitigation Measure CR-1, the Proposed Project would not substantially change the significance of historical resources. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5?
On December 20, 2017, CRM TECH submitted a written request to the State of California Native American Heritage Commission (NAHC) for a records search in the commission's sacred lands file. In response to CRM TECH's inquiry, the NAHC reported in a letter dated January 4, 2018, that the sacred lands record search identified no Native American cultural resources within the Project Site but recommended that local Native American groups be contacted for further information. For that purpose, the NAHC provided a list of potential contacts in the region. Upon receiving the NAHC's response, CRM TECH sent written requests for comments to 33 of the 35 individuals on the referral list and the organizations they represent. Responses of tribal representatives are summarized in Section 3.18 -Tribal Cultural Resources.

As stated previously, 55 percent of the land within a one -mile radius of the Project Site has been previously surveyed, resulting in the identification of 98 historical/archaeological sites.

None of the 98 previously recorded sites were of prehistoric origin. No potential tribal cultural resources were encountered within or adjacent to the Project Site during the field survey.

Santiago Holdings, LLC 39

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Mitigation Measure CR-1 identified above would address potential impacts associated with unanticipated archaeological finds.
c) Would the project disturb any human remains, including those interred outside of dedicated cemeteries?
Less than Significant with Mitigation Incorporated. The discovery of human remains is always a possibility during ground disturbing activities. To ensure potential impacts are reduced to less than significant, the following mitigation measure shall be implemented:

Mitigation Measure CR-2:

If, at any time, human remains or suspected human remains are identified within the Project Site, the Contractor will halt work in the immediate vicinity of the find and establish a buffer zone around the find. If the archaeological consultant is on -site, the archaeological consultant will oversee the level of protection. The City will be immediately notified and the City will contact the County Coroner (within 24 hours). The Coroner has the authority to examine the find in situ and make a determination as to the nature of the find:
a) If the remains are determined to be human, the Coroner will determine whether or not they are likely of Native American origin. If so, the Coroner will contact the Native American Heritage Commission and the Commission will name the Most Likely Descendent (MLD). In consultation between the City, Property Owner, MLD, and consulting archaeologist, the disposition of the remains will be defined. If there is a conflict, the Native American Heritage Commission with act as a mediator. b) If the remains are determined to be archaeological, but not of Native American origin, the City, Property Owner and archaeological consultant will determine the management of the find and the removal from the site. The Property Owner would be responsible for any costs related to the removal, analysis, and reburial. c) If the remains are determined to be of forensic value, the Coroner will arrange for the removal of the remains and oversee the analysis and disposition.

With implementation of Mitigation Measure CR-2, the Proposed Project would not disturb any human remains, including those interred outside of dedicated cemeteries.

3.6 ENERGY

6. ENERGY
Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Result in a potentially significant environmental
impact due to wasteful, inefficient, or
unnecessary consumption of energy, or wasteful
use of energy resources, during project
construction or operation?
■
■
11 ■
(b)
Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency?

•
Santiago Holdings, LLC

40 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.6.1 Environmental Setting
Energy efficiency can reduce the demand for electricity generation. California has implemented energy efficiency standards and programs, resulting in annual increases of conservation savings for electricity. Energy conservation state laws, like Title 24 of the California Administrative Code and Uniform Building Code, will be enforced by the City of Beaumont.

3.6.2 Impact Analysis
An Air Quality, Global Climate Change, TAC and Energy Impact Analysis, dated February 7, 2023, was prepared for the Proposed Project by Ganddini Group, Inc. (see Appendix A). The Energy section of the report is summarized herein.
a) Would the project result in a potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy, or wasteful use of energy resources, during project construction or operation?
Less than Significant Impact.

Construction
The construction schedule is anticipated to start no sooner than the beginning of December 2023 with completion by early January 2025. Staging of construction vehicles and equipment will occur on -site. The approximately thirteen -month schedule is relatively short.

Electricity
Electrical service during construction and operations will be provided by Southern California Edison (SCE). The Proposed Project plans to develop the site with a total of 39,801 square feet of various commercial uses. Short-term electricity usage from Proposed Project construction related activities is estimated to be approximately 9,480 kWh.1° Equipment Fuel Estimates
Table 5 shows the results of the analysis of construction equipment. As presented in Table 5, Proposed Project construction activities would consume an estimated 28,941 gallons of diesel fuel. As stated previously, Proposed Project construction would represent a "single -event" diesel fuel demand and would not require on -going or permanent commitment of diesel fuel resources for this purpose.
10 Ganddini Group, Inc. Air Quality, Global Climate Change, TAC, and Energy Impact Analysis. February 7, 2023.

Santiago Holdings, LLC 41

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Table 5
Construction Equipment Fuel Consumption Estimates
Phase
Number
of Days
Offroad
Equipment Type
Amount
Usage
Hours
Horse
Power
Load
Factor
HP
hrs/day
Total Fuel
Consumption
(gal diesel
fuel)'
Site Preparation
5 Tractors/Loaders/
Backhoes
1 8
84 0.37
249
67 Grading
8 Excavators
1 8
36 0.38
109
47 8
Graders
1 8
148

0.41 485
210
8 Rubber Tired
Dozers
1 8
367

0.40 1,174
508
8 Tractors/Loaders/
Backhoes
3 8
84 0.37
746
323
Building
Construction
240
Cranes
1 7
367

0.29 745
9,665
240
Forklifts
3 8
82 0.20
394
5,106
240
Generator Sets
1 8
14 0.74
83 1,075
240
Tractors/Loaders/
Backhoes
3 7
84 0.37
653
8,467
240
Welders
1 8
46 0.45
166
2,148
18 Cement and Mortar
Mixers
2 6
10 0.56
67 65
Paving
18 Pavers
1 8
81 0.42
272
265
18 Paving Equipment
2 6
89 0.36
384
374
18 Rollers
2 6
36 0.38
164
160
18 Tractors/Loaders/
Backhoes
1 8
84 0.37
249
242
Architectural
Coating
18 Air Compressors
1 6
78 0.48
225
219
CONSTRUCTION FUEL DEMAND (gallons of diesel fuel)
28,941
Notes:
(1) Using Carl Moyer Guidelines Table D-21 Fuel consumption rate factors (bhb-hr/gal) for engines less than 750 hp. (Source: https://www.arb.ca.gov/msprog/moyer/guidelines/2017g1/2017_gl_appendix_d.pdf) Construction Worker Fuel Estimates
It is assumed that all construction worker trips are from light duty autos (LDA), light duty truck 1 (LDT1), and light duty truck 2 (LDT2) at a mix of 25 percent/50 percent/25 percent, respectively, along area roadways. With respect to estimated vehicle miles traveled (VMT), the construction worker trips would generate an estimated 71,302 VMT. An aggregate fuel efficiency of 25.44 miles per gallon (mpg) was used to calculate vehicle miles traveled for construction worker trips. Table 6 shows that an estimated 2,803 gallons of fuel would be consumed for construction worker trips.

Santiago Holdings, LLC 42

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Table 6
Construction Worker Fuel Consumption Estimates
Phase
Number of
Days
Worker
Trips/Day
Trip Length
(miles)
Vehicles
Miles
Traveled
Average
Vehicle Fuel
Economy
(mpg)
Estimated
Fuel
Consumption
(gallons)
Site
Preparation
5 2.5

18.5 231

25.44 9
Grading
8 15

18.5 2,220

25.44 87
Building
Construction
240

13.8 18.5
61,272

25.44 2,408
Paving
18 20

18.5 6,660

25.44 262
Architectural
Coating
18 2.76

18.5 919

25.44 36
Total Construction Worker Fuel Consumption
2,803
(1) Assumptions for the worker trip length and vehicle miles traveled are consistent with CaIEEMod 2022.1.1.3 defaults.
(2) Per CaIEEMod User's Guide Appendix C (April 2022), CaIEEMod assumes that construction work trips are made by a fleet consisting of 25 percent light -duty auto (or passenger car), 50 percent light -duty truck type 1 (LDT1), and 25 percent light duty truck type 2 (LDT2).

Construction Vendor/Hauling Fuel Estimates
Per CaIEEMod User's Guide Appendix C (April 2022), CaIEEMod assumes that construction work trips are made by a fleet consisting of 25 percent light -duty auto (or passenger car), 50 percent light -duty truck type 1 (LDT1), and 25 percent light duty truck type 2 (LDT2). For the architectural coatings it is assumed that the contractors would be responsible for bringing coatings and equipment with them in their light duty vehicles. Therefore, vendors delivering construction material or hauling debris from the site during building construction would use medium to heavy duty vehicles with an average fuel consumption of 7.66 mpg for medium heavy-duty trucks and 6.29 mpg for heavy heavy-duty trucks. Tables 7 and 8 show that an estimated 2,288 gallons of fuel would be consumed for vendor and hauling trips.

Table 7
Construction Vendor Fuel Consumption Estimates (MHD & HHD Trucks)' Phase
Number of
Days
Worker
Trips/Day
Trip Length
(miles)
Vehicles
Miles
Traveled
Average
Vehicle Fuel
Economy
(mpg)
Estimated
Fuel
Consumption
(gallons)
Site
Preparation
5 0

10.2 0

6.975
0 Grading
8 0

10.2 0

6.975
0 Building
Construction
240

6.52 10.2
15,961

6.975
2,288
Paving
18 0

10.2 0

6.975
0 Architectural
Coating
18 0

10.2 0

6.975
0 Total Construction Worker Fuel Consumption
2,288
(1) Assumptions for the vendor trip length and vehicle miles traveled are consistent with CaIEEMod 2022.1.1.3 defaults. (2) Per CaIEEMod User's Guide Appendix C (April 2022), CaIEEMod assumes vendor trips are made by a fleet consisting of 50 percent medium trucks (MHDT) and 50 percent heavy trucks (HHDT).

Santiago Holdings, LLC

43 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Table 8
Construction Hauling Fuel Consumption Estimates (HHD Trucks)1 Phase
Number of
Days
Worker
Trips/Day
Trip Length
(miles)
Vehicles
Miles
Traveled
Average
Vehicle Fuel
Economy
(mpg)
Estimated
Fuel
Consumption
(gallons)
Site
Preparation
10 0
20 0

6.29 0
Grading
20 0
20 0

6.29 0
Building
Construction
230
0 20
0 6.29
0 Paving
20 0
20 0

6.29 0
Architectural
Coating
20 0
20 0

6.29 0
Total Construction Worker Fuel Consumption
0 (1) Assumptions for the hauling trip length and vehicle miles traveled are consistent with CaIEEMod 2022.1.1.3 defaults.

Construction Energy Efficiency/Conservation Measures
Construction equipment used over the approximately thirteen -month construction phase would conform to CARB regulations and California emissions standards and would therefore result in fuel efficiencies. There are no unusual project characteristics or construction processes that would require the use of equipment that would be more energy intensive than is used for comparable activities; or equipment that would not conform to current emissions standards (and related fuel efficiencies). Equipment employed in construction of the Proposed Project would therefore not result in inefficient wasteful, or unnecessary consumption of fuel.

It is expected that construction contractors will practice compliance with applicable CARB regulation regarding retrofitting, repowering, or replacement of diesel off -road construction equipment. Additionally, CARB has adopted the Airborne Toxic Control Measure to limit heavy-duty diesel motor vehicle idling in order to reduce public exposure to diesel particulate matter and other TACs. Compliance with these measures would result in a more efficient use of construction -related energy and would minimize or eliminate wasteful or unnecessary consumption of energy. Idling restrictions and the use of newer engines and equipment would result in less fuel combustion and energy consumption.

Additionally, as required by California Code of Regulations Title 13, Motor Vehicles, section 2449(d)(3) Idling, limits idling times of construction vehicles to no more than five minutes, thereby minimizing or eliminating unnecessary and wasteful consumption of fuel due to unproductive idling of construction equipment. Enforcement of idling limitations is realized through periodic site inspections to be conducted by City building officials, and/or in response to citizen complaints.

Operations
Energy consumption in support of or related to Proposed Project operations would include transportation energy demands (energy consumed by employee and patron vehicles accessing the Project Site) and facilities energy demands (energy consumed by building operations and site maintenance activities).

Santiago Holdings, LLC 44

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Transportation Fuel Consumption
For the Proposed Project, it was assumed that autos would travel an average of 2.56 miles, 3- 4 -axle trucks were assumed to travel an average of 19.1 miles, and buses were assumed to travel an average of 9.32 miles. As the Proposed Project includes the development of restaurant, retail, car wash, and gas station uses, which are frequently utilized on weekends, and in order to present a worst -case scenario, operation of the Proposed Project was assumed to operate 365 days per year. Table 9 shows the estimated annual fuel consumption for all classes of vehicles from autos to heavy -heavy trucks. The Proposed Project would generate a total of 4,095 trips per day. The vehicle fleet mix was used from the CaIEEMod output. Table 9 shows that an estimated 308,332 gallons of fuel would be consumed per year for the operation of the Proposed Project.

Table 9
Estimated Vehicle Operations Fuel Consumption
Vehicle Type
Vehicle Mix
Number
of
Vehicles
Average
Trip
(miles)1
Daily
VMT
Average
Fuel
Economy
(mpg)
Total
Gallons
per Day
Total Annual
Fuel
Consumption
(gallons)
Light Auto
Automobile
2,033

2.56 5,204

31.35 166.01
60,594
Light Truck
Automobile
160

2.56 410

24.4 16.79
6,127
Light Truck
Automobile
824

2.56 2,109

23.91 88.22
32,202
Light Heavy Truck
2 -Axle Truck
131

2.56 335

15.57 21.54
7,862
Light Heavy Truck
10,000 Ibs+
2 -Axel Truck
37 2.56
95 14.86

6.37 2,327
Motorcycle
Automobile
96 2.56
246

41.52 5.92
2,160
Medium Truck
Automobile
654

2.56 1,674

19.6 85.42
31,178
Motor Home
--
26 19.1
497

5.73 86.67
31,633
Medium Heavy Truck
3 -Axle Truck
59 19.1
1,127

7.75 145.41
53,073
Other bus
--
3 9.32
28 6.07

4.61 1,681
School bus
--
5 9.32
47 6.49

7.18 2,621
Urban bus
--
2 9.32
19 3.45

5.40 1,972
Heavy Heavy Truck
4 -Axle Truck
65 19.1
1,242

6.05 205.21
74,900
Total
4,095
13,032
844.74
Total Annual Fuel Consumption
308,332
Notes:
(1) Based on the size of the site and relative location, trips were assumed to be local rather than regional. (2) Based on EMFAC2021 emission rates for opening year of 2025.

Trip generation and VMT determined to be generated by the Proposed Project are consistent with other similar commercial uses of similar scale and configuration as provided by the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021). The Proposed Project does not propose uses or operations that would inherently result in excessive and wasteful vehicle energy (fuel) consumption. Approximately 4.2 billion gallons of diesel and 15.1 billion gallons of gasoline were used in the State of California in 2015.

Therefore, the 308,332 gallons of fuel consumption from the Proposed Project represents

0.0016% of the State's demand. Therefore, Proposed Project transportation energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary.

Santiago Holdings, LLC

45 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Facility Energy Demands
The estimated electricity demand for the Proposed Project is approximately 860,531 kWh per year. In 2021, the non-residential sector of the County of Riverside consumed approximately 8,257 million kWh of electricity. The increase in electricity demand from the Proposed Project would represent a 0.01% of the overall 2021 County non-residential consumption. The estimated natural gas consumption for the Proposed Project is approximately 1,539,062 kBTU (15,390.62 therms) per year and in 2021, the non-residential sector of the County of Riverside consumed approximately 144 million therms of gas. The Proposed Project's estimated annual natural gas consumption compared to the 2021 annual natural gas consumption of the non- residential sector in the County would account for approximately 0.0107 percent of the total natural gas consumption. Therefore, the increase in both electricity and natural gas demand from the Proposed Project is insignificant compared to the County's 2021 non-residential sector demand.

Energy use in buildings is divided into energy consumed by the built environment and energy consumed by uses that are independent of the construction of the building such as in plug-in appliances. In California, the California Building Standards Code Title 24 governs energy consumed by the built environment, mechanical systems, and some types of fixed lighting.

Non -building energy use, or "plug-in" energy use can be further subdivided by specific end - use (refrigeration, cooking, appliances, etc.). The Proposed Project would be required to comply with Title 24 standards.

The applicant intends to incorporate the following energy and water efficient design standards into the Proposed Project:

1. Use of high efficiency (or greater) water heaters

2. Use of high efficiency (or greater) lighting

3. At least one or more of the buildings will be in a north/south alignment

4. Landscaping will incorporate drought -tolerant plants

5. Use of water efficient toilets

6. Use of water efficient faucets

7. Proposed Project will develop retail near existing residential (to promote walking to shopping instead of driving)

8. Proposed Project will install a bus stop to promote use of public transit instead of cars

9. Use of solar reflective "cool roofing"

10. Car wash recycles up to 90% of water used.

Furthermore, the Proposed Project energy demands in total would be comparable to other commercial projects of similar scale and configuration. Therefore, the Proposed Project facilities energy demands, and energy consumption would not be considered inefficient, wasteful, or otherwise unnecessary.

No significant adverse impacts are identified or anticipated, and no mitigation measures are required.

Santiago Holdings, LLC 46

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
b) Would the project conflict with or obstruct a state or local plan for renewable energy or energy efficiency?
Less than Significant Impact. Regarding the State's Energy Plan and compliance with Title 24 CCR energy efficiency standards, the applicant is required to comply with the California Green Building Standard Code requirements for energy efficient buildings and appliances as well as utility energy efficiency programs implemented by Southern California Edison and Southern California Gas Company.

Regarding the State's Renewable Energy Portfolio Standards, the Proposed Project would be required to meet or exceed the energy standards established in the California Green Building Standards Code, Title 24, Part 11 (CALGreen). CALGreen Standards require that new buildings reduce water consumption, employ building commissioning to increase building system efficiencies, divert construction waste from landfills, and install low pollutant -emitting finish materials.

The City of Beaumont has adopted a Climate Action Plan known as the Sustainable Beaumont Plan with the goal of reducing greenhouse gas emissions from the building energy sector. The City has partnered with Southern California Edison (SCE) and Southern California Gas Company (SCG) to form the Energy Leader Partnership (ELP). ELP's goal is to reduce the City's municipal and community -wide energy footprint. The Sustainable Beaumont Plan also involves implementing a variety of retrofits in municipal lighting and heating, ventilation, and air-conditioning (HVAC) systems and conducting various forms of outreach in the community to encourage adoption of energy efficiency and renewable energy programs offered by SCE and SCG. Under CAP, commercial buildings will be held to net -zero energy performance standards by 2030. The City shall continue to enforce the energy conservation standards in Title 24 of the California Administrative Code, the Uniform Building Code (UBC) and other state laws on energy conservation design, insulation and appliances." Proposed Project design and operation would comply with Beaumont's CAP, UBC and 2019 Building Energy Efficiency Standards (Title 24). Proposed Project development is not anticipated to cause inefficient, wasteful, and unnecessary energy consumption.

Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
11 City General Plan. Page 76.

Santiago Holdings, LLC 47

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.7 GEOLOGY AND SOILS

7. GEOLOGY AND SOILS.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury,
or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on
other substantial evidence of a known fault?
Refer to Division of Mines and Geology
Special Publication 42.
■
■
/1
■
ii)Strong seismic ground shaking?
■
■
0 ■
iii)Seismic-related ground failure, including
liquefaction?
/1
•
iv)Landslides?
■
■
/1
■
(b)
Result in substantial soil erosion or the loss of
topsoil?
/1
•
(c)
Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on-
or off -site landslide, lateral spreading,
subsidence, liquefaction or collapse?
■
■
/1
■
(d)
Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial direct or indirect risks to life
or property?
/1
•
(e)
Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available
for the disposal of waste water?

•
(f)
Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
■
/1
■
■

3.7.1 Environmental Setting
The City is within the San Gorgonio Pass region of Southern California, south of the San Bernardino Mountains, within the San Jacinto Mountains of the Peninsular Ranges geomorphic province of California. The region surrounding the City is a geologically complex area, in part due to movement along faults such as the San Andreas Fault, Banning Fault, and San Gorgonio Fault.

The Peninsular Ranges extend from the Los Angeles Basin to the tip of Baja California and are bounded by the Elsinore Fault Zone and the Colorado Desert on the east and the Pacific Coast on the west. The geology in the northern reaches of the range, including the San Jacinto Mountains, consists of Paleozoic gneiss, schist, and other older metamorphic rocks; Mesozoic granitic rocks of the Southern California batholith; and Cenozoic marine and terrestrial deposits.

The highest point in the range is San Jacinto Peak at approximately 10,805 feet above mean sea level.

Santiago Holdings, LLC

48 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.7.2 Impact Analysis
A preliminary Geotechnical and Infiltration Feasibility Investigation, dated April 7, 2020, was prepared by LOR Geotechnical Group, Inc. (see Appendix F for report). The findings of the reports are summarized within this section.
a)i) Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.

Less than Significant Impact. The Project Site lies near the middle of a large wedge-shaped area in between the San Jacinto fault, located approximately 6.2 miles to the southwest, and the San Andreas fault which lies approximately 7 miles to the northeast. Both of these faults are considered to be major active faults which move in a right lateral strike -slip fashion with relative movement of the fault such that the southwest side moves northwest and the northeast side moves southeast during earthquakes.

The San Jacinto fault zone is a sub -parallel branch of the San Andreas fault zone, extending from the northwestern San Bernardino area, southward into the El Centro region. It is believed that the San Jacinto fault zone has an average slip rate of about 12 mm/year and is capable of producing an earthquake magnitude on the order of 6.5 or greater. Lying in between these two faults are numerous smaller faults with varying types of motion. Perhaps the largest of these, based on length and estimated amounts of past displacement in the region around the site, is the Banning fault. Based on mapping conducted by the U.S.G.S., the Banning fault splits off of the San Andreas fault just north of Indio, then extends through the Banning - Beaumont pass area and into the Calimesa area (can be referred to as the San Gorgonio Pass fault system). These faults generally extend along the base of the hills north of Beaumont, approximately 2 to 3 miles north of the Project Site.

While there are other large earthquake faults within a 62 -mile radius of the site, none of these are considered as relevant to the site as the faults described above, due to their greater distance and smaller anticipated magnitudes. LOR Geotechnical Group Inc. concludes that the Proposed Project is feasible from a geotechnical standpoint, provided the recommendations presented in their report pertaining to slope design, nature of materials to be used, foundation design, etc., are incorporated into design and implemented during grading and construction.

With implementation of the recommendations highlighted in the geotechnical report, the Proposed Project would not cause potential substantial adverse effects involving rupture of a known earthquake fault.
a)ii)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving strong seismic ground shaking? Less than Significant Impact. The Project Site is located in a region of generally high seismicity, as is the case for all of Southern California. Seismic ground rupture is generally considered most likely to occur along pre-existing active faults. Due to the site's close Santiago Holdings, LLC 49

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
proximity to faults, it is reasonable to expect a strong ground motion seismic event to occur during the lifetime of the proposed development on the site. Large earthquakes could occur on other faults in the general area, but because of their lesser anticipated magnitude and/or greater distance, they are considered less significant than the faults described above from a ground motion standpoint. The historical seismicity of the Project Site entails numerous small to medium magnitude earthquake events occurring around the site. Any future developments at the Project Site should anticipate that moderate to large seismic events could occur very near the site. The County of Riverside adopted the Uniform Building Code (UBC), which requires that the construction of structures be in compliance with the California Building Code (CBC) to reduce the hazard risks posed by earthquakes. Adhering to these codes, and implementation of the recommendations highlighted the geotechnical report can reduce potential ground -shaking impacts to less than significant level. a)iii)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving seismic -related ground failure, including liquefaction? Less than Significant Impact. Strong ground shaking can result in liquefaction. Areas overlying groundwater within 30 to 50 feet of the surface are considered susceptible to liquefaction hazards. The Project Site and surrounding area have very low susceptibility to liquefaction.12 Groundwater was not encountered during LOR Geotechnical Group, Inc.'s exploratory borings advanced to a maximum depth of approximately 50 feet below the existing ground surface. Groundwater is anticipated to be at a depth of approximately 375 feet.

Construction of the Proposed Project would be in accordance with applicable requirements of the Uniform Building Code. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
a)iv)Would the project directly or indirectly cause potential substantial adverse effects, including the risk of loss, injury, or death involving landslides? Less than Significant Impact. Landslides and slope failure can result from ground motion generated by earthquakes. The slopes within the San Timoteo Badlands are the most susceptible to landslides in the City. These slopes are approximately 3 miles south of the Project Site. The Project Site and its vicinity are relatively flat (0 to 5 degrees of slope).13 LOR Geotechnical Group, Inc. noted that past surficial mass movement of the incised bank of the on -site Marshall Creek was present locally. However, due to the relatively low relief of the site and adjacent surrounding region, the potential for deep seated landslides to occur at the site is considered low. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
b) Would the project result in substantial soil erosion or the loss of topsoil? Less than Significant Impact. Erosion is the wearing away of the ground surface as a result of the movement of wind or water, and siltation is the process by which water is affected by 12 City of Beaumont. 2040 General Plan. Figure 9.6 Liquefaction Areas. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ 13 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Figure 5.6-5 Steep Slopes. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ Santiago Holdings, LLC 50

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
fine mineral particles in the water. Soil erosion could occur due to a storm event. Development of the approximately Proposed Project would disturb more than one acre of soil and therefore, the Proposed Project is subject to the requirements of the State Water Resources Control Board General Permit for Discharges of Storm Water Associated with Construction Activity (Construction General Permit Order 2009-0009-DWQ). The Construction General Permits requires the development and implementation of a Storm Water Pollution Prevention Plan (SWPPP). A SWPPP is required for construction of the Proposed Project and will include a list of Best Management Practices (BMPs) to avoid and minimize soil erosion, such as such as: stabilizing the site as soon as possible, reducing impervious surfaces and promoting infiltration, and controlling the perimeter of the site. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required. c) Would the project be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse?
Less than Significant Impact. The potential for liquefaction generally occurs during strong ground shaking within loose granular sediments where the depth to groundwater is usually less than 50 feet. As groundwater is thought to be in excess of 50 feet beneath the site and the site is underlain by relatively dense to very dense older alluvium, the possibility of liquefaction within these units is considered low. Evidence for past surficial mass movement of the incised bank of the on -site Marshall Creek was noted to be present locally. However, due to the relatively low relief of the site and adjacent surrounding region, the potential for deep seated landslides to occur at the site is considered low. According to LOR Geotechnical Group, Inc.'s investigation, the majority of the Project Site lies on a relatively flat surface. The occurrence of mass movement failures such as landslides, rockfalls, or debris flows within such areas is generally not considered common and no evidence of mass movement was observed on the site.

The Project Site contains five different soils: four variations of Ramona sandy loams which make up 76.9 percent of the Site and the remaining 23 percent consists of Tujunga loamy sands. Both soil types are of a well to excessively drained capacity.14 Because of the site's relatively flat topography and low liquefaction potential, it would not be susceptible to lateral spreading. Although the Project Site is located in an area susceptible to subsidence, it is not located in an area with active subsidence.15 Moreover, State and City Building Codes establish engineering and construction criteria designed to mitigate potential impacts associated with unstable soils, landslides, lateral spreading, subsidence, liquefaction, soils collapse and expansive soils. Compliance with building codes would ensure that effects of these hazards are reduced to the extent feasible. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required. 14 Natural Resources Conservation Service. Web Soil Survey. 15 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Figure 5.6-7 Subsidence Potential. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ Santiago Holdings, LLC 51

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
d) Would the project be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial direct or indirect risks to life or property? Less than Significant Impact. Expansive soils are fine grained clay soils that swell in volume when they absorb water and shrink when they dry. This change in volume causes stress on buildings and other loads placed on expansive soils. LOR Geotechnical Group, Inc.'s laboratory testing found that the Project Site soils tested have a very low expansion potential.

Therefore, conventional design and construction should be applicable for the Proposed Project. Moreover, the Proposed Project is required to be compliant with the CBC in Title 24, as related to the construction of structures and facilities on expansive soils. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required. e) Would the project have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water?
Less than Significant Impact. The Proposed Project does not include the installation of a new septic tank or any other alternative wastewater disposal system. The Proposed Project will connect to an existing sewer line in Oak Valley Parkway that provides sewer service to the area. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
f) Would the project directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less than Significant with Mitigation Incorporated. The Project Site is located in an area with high paleontological sensitivity.16 Therefore, possible significant adverse impacts have been identified or anticipated and the following mitigation measure is required as a condition of project approval to reduce these impacts to a level below significant. The required mitigation measure is:

Mitigation Measure GEO-1: If substantial excavations are planned within the Project Site, the Project Applicant shall retain a qualified paleontologist to determine if the older Quaternary deposits are being disturbed, and if paleontological monitoring is warranted.

In the event of inadvertent paleontological findings, all work within a 100 -foot radius of the discovery shall halt near the find until a qualified paleontologist can assess the significance of the find. If the resource is found to be significant then a data recovery program shall be implemented by the qualified paleontologist. Identification of any paleontological resources shall include documentation and reporting with the appropriate paleontological data repository. The final disposition and location of any recovered materials shall be identified and funded by the Project Applicant and approved by the City.

Implementation of Mitigation Measure GEO-1 would ensure less than significant impacts to paleontological resources occur as a result of the Proposed Project. 16 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Figure 5.6-9 Paleontological Sensitivity. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ Santiago Holdings, LLC 52

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.8 GREENHOUSE GAS EMISSIONS

8. GREENHOUSE GAS EMISSIONS.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
■
■
/1
■
(b)
Conflict with an applicable plan, policy, or
regulation adopted for the purpose of reducing
the emissions of greenhouse gases?
■
■
0 ■

3.8.1 Environmental Setting
The City of Beaumont adopted the Sustainable Beaumont: The City's Roadmap to Greenhouse Gas Reductions (Sustainable Beaumont Plan) in October 2015. The Sustainable Beaumont Plan was prepared per the City's commitment to provide a more livable, equitable, and economically vibrant community through the incorporation of energy efficiency features and reduction of greenhouse gas (GHG) emissions. Within the Sustainable Beaumont Plan, consistent with the State's adopted AB 32 GHG reduction target, the City has set a goal to reduce emissions back to 1990 levels by the year 2020. This target was calculated as a 15 percent decrease from 2005 levels, as recommended in the AB 32 Scoping Plan. A longer -term goal was established for 2030.

The goal for 2030 is to reduce emission 41.7 percent below 2012 levels, which would put the City on a path toward the State's long-term goal to reduce emissions 80 percent below 1990 levels by 2050.

3.8.2 Impact Analysis
An Air Quality, Global Climate Change, TAC and Energy Impact Analysis, dated February 7, 2023, was prepared for the Proposed Project by Ganddini Group, Inc. (see Appendix A). The Global Climate Change section of the report is summarized herein. a) Would the project generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less than Significant Impact. According to CEQA Guidelines Section 15064.4, when making a determination of the significance of greenhouse gas emissions, the "lead agency shall have discretion to determine, in the context of a particular project, whether to (1) use a model or methodology to quantify greenhouse gas emissions resulting from a project, and which model or methodology to use." In addition, CEQA Guidelines section 15064.7(c) provides that "a lead agency may consider thresholds of significance previously adopted or recommended by other public agencies or recommended by experts" on the condition that "the decision of the lead agency to adopt such thresholds is supported by substantial evidence."
The Proposed Project is anticipated to generate GHG emissions from area sources, energy usage, mobile sources, waste, water, and construction equipment. CaIEEMod Version 2022.1.1.3 was used to calculate the GHG emissions from the Proposed Project.

Santiago Holdings, LLC 53

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

The GHG emissions calculated are shown below in Table 10. Table 10 shows that the total for the Proposed Project's emissions (without credit for any reductions from sustainable design and/or regulatory requirements) would be 2,611.3 MTCO2e per year. A cumulative global climate change impact would occur if the GHG emissions created from the on -going operations of the Proposed Project would exceed the SCAQMD draft threshold of 3,000 MTCO2e per year for all land uses. Therefore, operation of the Proposed Project would not create a significant cumulative impact to global climate change. No significant impacts are identified or anticipated, and no mitigation measures are required.

Table 10
Project -Related Greenhouse Gas Emissions
Category
Greenhouse Gas Emissions (Metric Tons/Year)
Bio-0O2
NonBio-0O2
CO2
CI -14
N20
CO2e
Water

16.30 2,263.0
2,279.0

1.81 0.13
2,601.0
Construction

0.00 10.23

10.23 0.00

0.00 10.30
Total Emissions

16.30 2,273.23
2,289.23

1.81 0.13
2,611.30
SCAQMD Draft Screening Threshold
3,000
Exceeds Threshold?
No
Notes:

Source: CaIEEMod Version 2022.1.1.3 for Opening Year 2025 (1) Construction GHG emissions CO2e based on a 30 -year amortization rate. b) Would the project conflict with an applicable plan, policy, or regulation adopted for the purpose of reducing the emissions of greenhouse gases?
Less than Significant Impact. The applicable plan for the Proposed Project is the Sustainable Beaumont Plan. As stated previously, within the Sustainable Beaumont Plan the City set a goal to reduce emissions back to 1990 levels by the year 2020 consistent with the State's adopted AB 32 GHG reduction target. In addition, the Sustainable Beaumont Plan set a reduction goal for 2030 of 41.7 percent below 2012 levels, which would put the City on a path toward the State's long-term goal to reduce emissions 80 percent below 1990 levels by 2050. Table 11 shows the goals and policies from the Sustainable Beaumont Plan that are applicable to the proposed commercial project.

Santiago Holdings, LLC 54

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Table 11
Project Consistency with Sustainable Beaumont
Applicable Goals and Policies
Project Consistency
Goal 4. Increase Energy Efficiency in New
Commercial Development. Encourage or require
energy efficiency standards exceeding state
requirements.

No Conflict. The California Green Building Standards
Code (proposed Part 11, Title 24) was adopted as
part of the California Building Standards Code in the
CCR. Part 11 establishes voluntary standards, that
are mandatory in the 2019 edition of the Code, on
planning and design for sustainable site
development, energy efficiency (in excess of the
California Energy Code requirements), water
conservation, material conservation, and internal air
contaminants. In addition, the 2022 edition of the
Code took effect January 1, 2023. The Proposed
Project will be subject to these mandatory standards.

These conservation features would reduce GHG
emissions associated with the Proposed Project.

Goal 5. Increase Energy Efficiency through Water
Efficiency. Support water efficiency through
enhanced implementation of SB X7-7. Exceed water
efficiency standards.

No Conflict. The Proposed Project would be required
to utilize water efficient irrigation systems and low - flow fixtures per CalGreen Standards. The proposed
drive-thru carwash would reclaim and recycle up to
90% of used water.

Goal 6. Decrease Energy Demand through
Reducing Urban Heat Island Effect. Plant more trees
for shading and energy efficiency. Light -reflecting
Surfaces for Energy Efficiency.

No Conflict. The Proposed Project would include
planting new trees, which would provide shading on
the Project Site and increase energy efficiency. The
Proposed Project will use solar reflective "cool
roofing". One or more buildings would be
north/south alignment.

Goal 7. Decrease GHG Emissions through Reducing
Vehicle Miles Traveled. Encourage non -motorized
transportation options. Encourage, promote, or
expand the use of the Pass Transit system or other
transit services. Promote ride sharing programs
within businesses.

No Conflict. Existing residences are as close as 85
feet from the Project Site and the Proposed Project
would include sidewalks. Therefore, the Project Site
provides retail within walking distance of existing
residents and would promote pedestrian access. In
addition, as required by the City, the Proposed
Project would provide bicycle parking spaces.

Finally, the Project Site is adjacent to the City Transit Stop Oak Valley & Beaumont.

Goal 8. Decrease GHG Emissions thorough
Reducing Solid Waste Generation. Reduce waste to
landfills.

No Conflict. In accordance with 2022 CALGreen
requirements, the Proposed Project would be
required to achieve a minimum of 65 percent
diversion rate for construction waste. In addition, the Proposed Project would be required to comply with
AB 341, which mandates commercial recycling for
businesses that generate more than four cubic yards
of solid waste per week.

Goal 9. Decrease GHG Emissions through
Increasing Clean Energy Use. Promote clean
energy.

No Conflict. The Proposed Project would be
designed to Title 24 standards, which would ensure
that energy -conserving features are included in the
design of the Proposed Project. These conservation
features would reduce GHG emissions associated
Santiago Holdings, LLC

55 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
with the Proposed Project. SB 100 mandates 100
percent clean electricity for California by 2045.

Because the Proposed Project would be powered by
the existing electricity grid, the Proposed Project
would eventually be powered by 100 percent
renewable energy. In addition, the Proposed Project
would be designed in accordance with the latest
CALGreen code requirements.

Goal 10. Decrease GHG Emissions from New
No Conflict. The City has not prepared or adopted
Development through Performance Standards.
screening tables. However, the Proposed Project is
Energy efficiency and renewable energy in new
below the SCAQMD draft significance threshold of
development. Encourage solid wase reduction in
3,000 MTCO2e per year. Therefore, the Proposed
new development. Encourage VMT reduction in new
Project would not substantially contribute to GHG
development.
emissions.

As shown in Table 11, the Proposed Project is consistent with the goals and policies of the Sustainable Beaumont Plan. Therefore, as the Proposed Project is in compliance with the reduction goals of the Sustainable Beaumont Plan, the Proposed Project would also be in compliance with AB -32 and SB-32. Furthermore, the Proposed Project will comply with applicable Green Building Standards and City of Beaumont's policies regarding sustainability (as dictated by the City's General Plan and Sustainable Beaumont Plan). Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.

3.9 HAZARDS AND HAZARDOUS MATERIALS

9. HAZARDS AND HAZARDOUS MATERIALS.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Create a significant hazard to the public or the
environment through the routine transport, use,
or disposal of hazardous materials?
■
■
/1
■
(b)
Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous materials into the
environment?
■
■
,
■
(c)
Emit hazardous emissions or handle hazardous
or acutely hazardous materials, substances, or
waste within one -quarter mile of an existing or
proposed school?
/1
•
(d)
Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
■
■
0 ■
(e)
For a project located within an airport land use
plan or, where such a plan had not been
adopted, within 2 miles of a public airport or
public use airport, would the project result in a
safety hazard or excessive noise for people
residing or working in the project area?
�I
(f)
Impair implementation of or physically interfere
with an adopted emergency response plan or
emergency evacuation plan?
■
■
/1
■
Santiago Holdings, LLC

56 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
9 HAZARDS AND HAZARDOUS MATERIALS.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(g)
Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury, or
death involving wildland fires?
■
■
0 ■

3.9.1 Environmental Setting
The transportation of hazardous substances through the City poses a threat to public health and safety. Many of Beaumont's businesses produce, use and store hazardous materials. The transport, storage, use and disposal of hazardous materials and wastes is extensively regulated at all levels. There is no existing toxic or hazardous material being recognized by the State environmental agency as an environmental concern at the Project Site." The Project Site does not lie within a Very High Fire Hazard Severity Zone18 (VHFHSZ) and is not in area considered a wildland fire risk.

3.9.2 Impact Analysis
a) Would the project create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than Significant Impact. Construction and operation of the Proposed Project would require the routine transport, use, storage, and disposal of limited quantities of common hazardous materials such as gasoline, diesel fuel, oils, solvents, paint, fertilizers, pesticides, and other similar materials. All materials required during construction would be kept in compliance with State and local regulations. Operations would include standard maintenance (i.e., landscape upkeep, exterior painting and similar activities) involving the use of commercially available products (e.g., pesticides, herbicides, gas, oil, paint, etc.) the use of which would not create a significant hazard to the public. Potentially hazardous materials such as fuel, asphalt, paint products, lubricants, solvents, etc. may be used on site during construction of the Proposed Project. The transport, use, and storage of hazardous materials during the construction and operation of the site would be conducted in accordance with all applicable local, State, and federal laws. Compliance with applicable laws and regulations regarding the transport, storage, use, or disposal of hazardous materials would reduce any potential impacts posed to the public or environment.

The Proposed Project also includes six (6) fueling islands for a total of 12 fuel dispensers.

The fueling station would include two, 20,000 -gallon underground storage tanks (USTs) including one single fuel tank and one split -fuel tank, and a healy enhanced vapor recovery system. A permit to operate a UST system is required per California Code of Regulations Title 23, Division 3, Chapter 16, California Health and Safety Code Section (25280-25299.8) and Riverside County Ordinance 617. These regulations mandate the testing and frequent inspections of the UST facilities to ensure the USTs are functioning appropriately and safely. 1' Department of Toxic Substances Control. EnviroStor database. Accessed October 1, 2020 18 City of Beaumont. General Plan. Figure 9-3 Fire Hazard Severity Zone Map.

Santiago Holdings, LLC 57

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
b) Would the project create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Less than Significant Impact. Hazardous or toxic materials transported in association with construction of the Proposed Project may include items such as oils, paints, and fuels. All materials required during construction would be kept in compliance with State and local regulations. With compliance with all applicable regulations, potential impacts from the use of construction -related hazardous materials is considered less than significant.

The Beaumont Village Shopping Center would include free-standing, fast food restaurants with drive-thrus, other small restaurants, retail, a car wash with a water recycling program, and a fueling station with mini mart. Additionally, the operator of the proposed fueling station at the southeastern corner will be requesting a separate CUP for its fueling station use, including the sale of alcohol and tobacco. The proposed fueling station would include six (6) fueling islands for a total of 12 fuel dispensers. The fueling station would include two, 20,000 -gallon underground storage tanks (USTs), one single fuel tank and one split -fuel tank.

It also includes a healy enhanced vapor recovery system.

A majority of the retail/commercial uses proposed on -site have a negligible potential to create a significant hazard to the public or the environment due to the use of hazardous materials.

The challenge for retail stores lies in properly identifying and classifying hazardous wastes that are discarded from the stores. Hazardous wastes commonly found at retail establishments may pose a threat to public health or the environment. The County of Riverside Department of Environmental Health would ensure that the chemical products associated with retail would be managed under California Health & Safety Code (H&SC) Chapter 6.5, and California Code of Regulations (CCR) Title 22.

The transportation and delivery of gasoline and diesel fuel is regulated by the United States Department of Transportation, California Department of Transportation, SCAQMD, and compliance with California Fire Code, Title 24, Part 9, Chapter 22, which specifies the rules and regulations for motor fuel dispensing facilities and regulates the operational requirements necessary for both bulk fuel delivery to the fueling station and fuel delivery to the individual vehicles. Compliance with the laws and regulations would significantly prevent the accidental release of hazardous materials into the environment
AB 3777 was enacted to minimize potential emergencies involving acutely hazardous materials by requiring facilities which handle these materials to submit Risk Management Prevention Plans (RMP). The Proposed Project will be required to include an RMP, which will list the equipment and procedures that will be used to prevent, mitigate and abate release of hazardous materials. The Riverside County Department of Environmental Health Hazardous Materials Breach began implementation of this Program County -wide.

The City of Beaumont will work with County, State and Federal agencies involved in the regulation of hazardous materials' storage, use and disposal. The City will work with the Riverside County Fire Department in requiring hazardous materials users and generators to Santiago Holdings, LLC 58

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
identify safety procedures for responding to accidental spills and emergencies. Additionally, the Proposed Project is subject to NPDES permit requirements and would therefore include a SWPPP. Site design and operating procedures are to adhere to California Stormwater Quality Association standard BG-22, which requires implementation of operational BMPs to avoid above ground storm water pollution and discharge into storm drain system. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required. c) Would the project emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? Less than Significant Impact. The nearest existing school to the Project Site is Mountain View Middle School, located at 200 Cougar Way, approximately 0.75 -mile north of the Project Site. The Proposed Project would be required to comply with all federal, state, and local laws regulating the management and use of hazardous materials which would minimize or eliminate potential impacts to schools. The Proposed Project would adhere to all California Code of Regulations, Title 23, Chapter 16 - Chapter 18 requirements and pursue the proper permitting and design approvals. It would comply with all Environmental Protection Agency requirements by adhering to all requirements set forth in the 2015 UST Regulations. The Proposed Project would adhere to all local ordinances with approval from the pertinent Riverside County departments. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
d) Would the project be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
Less than Significant Impact. There is no existing toxic or hazardous material being recognized by the State environmental agency as an environmental concern at the Project Site.19 Therefore, the Proposed Project would not create a significant hazard to the public or environment. Less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
e) For a project located within an airport land use plan or, where such a plan had not been adopted, within 2 miles of a public airport or public use airport, would the project result in a safety hazard or excessive noise for people residing or working in the project area? No Impact. The Project Site is not located within an airport land use plan.2° There are no airports within the City.21 The nearest airport to the Project Site is the Banning Municipal Airport, located approximately 10 miles southeast of the Project Site. The Project Site is not located within two miles of a public airport or public use airport. The Proposed Project would not result in a substantial safety hazard related to airports. Therefore, no impacts are identified or anticipated, and no mitigation measures are required. 19 Department of Toxic Substances Control. EnviroStor database. Accessed October 1, 2020 20 Riverside County. Map my County. https://gis.countyofriverside.us/Html5Viewer/?viewer=MMC Public 21 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Page 5.8-26. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ Santiago Holdings, LLC 59

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
f) Would the project impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Less than Significant Impact. The Project Site is located on the northwest corner of Oak Valley Parkway and Beaumont Avenue. The 2040 General Plan Circulation Element provides for appropriate evacuation routes and circulation throughout the General Plan Area to facilitate rapid response to emergency situations. The portion of these roads along the Project Site are considered evacuation routes.22 The City has an adopted Emergency Operations Plan (EOP) and Standardized Emergency Management System (SEMS)/National Incident Management System (NIMS). This plan establishes the emergency organization, assigns tasks, specifies policies and general procedures, and provides for coordination of planning efforts of the various emergency staff and service elements. It is an extension of the State Emergency Plan.23 New development plans are subject to review and approval by the RCFD, thereby ensuring that the Proposed Project does not interfere with evacuation. The City and Riverside County Fire Department established certain design standards to ensure that site planning and building design consider public safety and fire prevention; these standards include requirements governing emergency access. During construction, the contractor would be required to maintain adequate emergency access for emergency vehicles as required by the City and County. Access to the Project Site would be provided via two driveways along Beaumont Avenue and two driveways along Oak Valley Parkway. Site access for operations would be subject to approval of the Site Plan by the City. Therefore, less than significant impacts are anticipated, and no mitigation measures are required. g) Would the project expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
Less than Significant Impact. Proposed development under the 2040 General Plan is subject to environmental and building permit review procedures to ensure adequate and appropriate site design and construction methods are implemented to reduce the risk of wildland fires. For new development, the creation of defensible areas around building structures, and use of fire-resistant building materials will provide protection from wildland fires. Furthermore, the Project Site does not lie within a Very High Fire Hazard Severity Zone24 (VHFHSZ) and is not in area considered a wildland fire risk (see Wildfire Section for further discussion). Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.

3.10 HYDROLOGY AND WATER QUALITY

10. HYDROLOGY AND WATER QUALITY.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Violate any water quality standards or waste
discharge requirements, or otherwise •
substantially degrade surface or ground water
quality?

L
22 City of Beaumont. General Plan. Figure 9.2 Evacuation Routes. 23 City of Beaumont. General Plan. Page 224.
24 City of Beaumont. General Plan. Figure 9-3 Fire Hazard Severity Zone Map.

Santiago Holdings, LLC

60 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

10. HYDROLOGY AND WATER QUALITY.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(b)
Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge
such that the project may impede sustainable
groundwater management of the basin?
/1
•
(c)
Substantially alter the existing drainage pattern
of the site or area, including through the
alteration of the course of a stream or river or
through the addition of impervious surfaces, in a
manner which would:
i) Result in a substantial erosion or siltation on-
or off -site;
a
ii) Substantially increase the rate or amount of
surface runoff in a manner which would result in
flood on- or off -site;
■
■
/1
■
iii) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff;
or
■
■
/1
■
iv) Impede or redirect flood flows?
■
■
0 ■
(d)
In flood hazard, tsunami, or seiche zones, risk
release of pollutants due to project inundation?
•
•
/1
•
(e)
Conflict with or obstruct implementation of a
water quality control plan or sustainable
groundwater management plan?
■
/1
■
■

3.10.1 Environmental Setting
The Beaumont -Cherry Valley Water District (BCVWD) provides potable water service to the City of Beaumont. The BCVWD relies on local groundwater from Edgar Canyon, groundwater from the Beaumont Groundwater Basin, imported water supplies purchased from the San Gorgonio Pass Water Agency (SGPWA), and in near -term recycled water purchased from the City of Beaumont. The District has a potable water system and a non -potable water system. The potable water system is supplied exclusively by groundwater wells; the non -potable water system is designed to convey non -potable groundwater, recycled water, untreated imported water, and potable water, as make-up, or a blend of all.

3.10.2 Impact Analysis
A Preliminary Water Quality Management Plan (WQMP), dated January 6, 2021 (revised May 10, 2022, December 9, 2022, and September 5, 2023), was prepared for the Proposed Project by Casc Engineering and Consulting (see Appendix G). A preliminary Drainage Study, dated August 31, 2023, was prepared for the Proposed Project by Casc Engineering and Consulting (see Appendix H).
a,e) Would the project violate any water quality standards or waste discharge requirements, or otherwise substantially degrade surface or ground water quality? Would the project conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Santiago Holdings, LLC 61

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Less than Significant with Mitigation Incorporated. Construction of the Proposed Project would involve, excavation, grading, utility installation, paving, building construction, and landscaping activities, which would result in the generation of potential water quality pollutants such as sediment, silt, debris, chemicals, paints, pesticides/herbicides and other solvents with the potential to adversely affect water quality. As such, short-term water quality impacts have the potential to occur during construction of the Proposed Project in the absence of any protective or avoidance measures. Operational water quality impacts would arise directly from landscaping maintenance, potential fuel spills, and indirectly from stormwater pollutants such as nitrogen, oil and grease, trash/debris, and other organic compounds.

The Proposed Project would disturb approximately 7.16 acres and is therefore subject to the NPDES permit requirements. The State of California is authorized to administer various aspects of the NPDES. Construction activities covered under the State's General Construction permit (CGP) include removal of vegetation, grading excavating, or any other activity that causes the disturbance of at least one acre. The CGP requires recipients to reduce or eliminate non -storm water discharges into stormwater systems, and to develop and implement a Storm Water Pollution Prevention Plan (SWPPP).

In addition, the City's adopted SWPPP and Best Management Practices (BMP) programs will effectively mitigate any potential short-term adverse impacts relating to storm water runoff during construction activities and with regard to long term drainage operations. The plan and programs shall adequately address maintaining water quality and meeting waste discharge requirements. It shall set forth BMPs that mitigate erosion and minimize storm water discharges from the Project Site. The Proposed Project would include a tank at the fueling area to capture fuel from potential spills. All site drainage is directed away from the fuel area.

The WQMP is intended to comply with the requirements of the City of Beaumont municipal code which includes the requirement for the preparation and implementation of a project - specific WQMP. See part b below for Proposed Project compliance to sustainable groundwater management plan.

The implementation of the WQMP is enforceable under the County of Riverside Water Quality Ordinance. Review and approval of the WQMP would ensure that all potential pollutants of concern are minimized or otherwise appropriately treated prior to being discharged from the Project Site. To ensure potential impacts are reduced to less than significant, the following mitigation measure shall be implemented:

Mitigation Measure WQ-1: The Project Proponent shall implement all permanent, structural BMPs and Operations BMPs as listed in the final WQMP to be approved by the City. The Project Applicant shall be responsible for the implementation and funding of the WQMP and will ensure that it is amended as appropriate to reflect up-to-date conditions on the Project Site.
b) Would the project substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin?
Less than Significant Impact. The BCVWD's primary source of water is groundwater which is extracted from the Beaumont Basin; this basin is adjudicated and managed by the Santiago Holdings, LLC 62

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Beaumont Basin Watermaster. BCVWD augments its groundwater supply with imported State Project Water (and other imported sources of supply) from the SGPWA which is recharged at BCVWD's recharge facility located at the northeast corner of Brookside Avenue and Beaumont Avenue. The Beaumont Basin Adjudication requires that the extracted amount of water from the Basin must be replaced.25
At the time the Urban Water Management Plan (UWMP) was prepared, the estimated population served by the District is 59,000. The City of Beaumont is currently experiencing rapid growth and is expected to nearly double in population by 2045. The Project Site is currently vacant and zoned Commercial Neighborhood (CN). The Proposed Project is the development of several commercial uses that are either permitted or conditionally permitted within the CN zone. The drive-thru restaurants, retail buildings, drive-thru car wash and convenience store with fueling station would be developed on two currently vacant and undeveloped parcels. The Proposed Project includes approximately 67,187 square -feet of landscaping on the undeveloped parcels, which is 14.95% of the net area. Subject to approval of the CUP, the Proposed Project is consistent with the 2040 General Plan and would therefore be included in BCVWD's projections for water demands.

Implementation of the Proposed Project BMPs would ensure that stormwater discharge does not substantially alter the existing drainage pattern and water quality, thereby allowing runoff from the Project Site to be utilized as a resource that can eventually be used for groundwater recharge. Therefore, the Proposed Project is not anticipated to have a substantial impact on groundwater supplies or interfere substantially with groundwater recharge. The Proposed Project is required to conform to the City of Beaumont and County of Riverside Landscaping Ordinances that pertain to water efficient landscape requirements. Less than significant impacts are identified or anticipated, and no mitigation measures are required. c) Would the project substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would:
i) result in substantial erosion or siltation on- or off -site Less than Significant Impact. Erosion is the process by which soils are removed from the Project Site most commonly by wind or water. Erosion is more likely to occur if soils are left unprotected. The Proposed Project would include the construction of a commercial center on currently vacant parcels. The hazard of soil erosion would be reduced after construction of the Proposed Project by protecting soil via landscaping and directing stormwater runoff to a bioretention basin and underground detention chamber. NPDES permit requirements address the control of erosion and siltation. This includes the CGP which requires the effective implementation of erosion control measures. The Santa Ana RWQCB conducts inspections and enforces the CGP at construction sites. A SWPPP is required for construction of the Proposed Project and will include a list of Best Management Practices (BMPs) to avoid and minimize soil erosion. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
25 Beaumont -Cherry Valley Water District. 2020 Urban Water Management Plan. September 2021.

Santiago Holdings, LLC 63

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
iv) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off -site; create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources or polluted runoff; or impede or redirect flood flows Less than Significant Impact. The Federal Emergency Management Agency (FEMA) designates Marshall Creek as Zone AE.26 Zone AE is to be kept free of encroachments so the one percent annual chance flood can be carried without substantial increases in flood heights.

Therefore, the westernmost parcel will not be encroached upon to provide a buffer between Marshall Creek and the Proposed Project. The remaining portions of the Project Site are within Flood Zone X, which is an area with 0.2% annual chance flood, area of 1% annual chance flood with average depths of less than one foot or with drainage areas less than one square mile.27 This zone corresponds to areas with moderate to low risk of flooding.28 The Project Site currently drains westerly as sheet flow, entering Marshall Creek, which flows southerly. No development is proposed on the Remainder Parcel and it will continue to drain west toward Marshall Creek as it has historically.

The parcel to the north (APN 404-190-008) of the Project Site drains west and does not contribute any flows to the Project Site. The parcel to the west (APN 404-190-002) drains to Marshall Creek and does not contribute any flows to the Project Site. Beaumont Avenue is currently improved with a paved roadway and asphalt sidewalk. It drains south, then west on Oak Valley Parkway to an existing catch basin located on the bridge over Marshall Creek that directs flows to Marshall Creek. The development proposes to improve Beaumont Avenue Proposed Project frontage by dedicating an additional 5 feet of right of way, and constructing new PCC curb, gutter, and sidewalk, along with the construction of two new PCC driveway approaches.

Oak Valley Parkway is currently improved with a paved roadway, asphalt berm, and asphalt sidewalk. It drains west to an existing catch basin located on the bridge over Marshall Creek that directs flows to Marshall Creek. The development proposes to improve Oak Valley Parkway Proposed Project frontage by constructing new PCC curb, gutter, raised center median, sidewalk, and bus turn -out along with the construction of two new PCC driveway approaches.

Flows from the site will be directed southwesterly to one of several proposed infiltration basins.

Figure 4 shows the tributary areas that affect the Project Site. The northerly portion of Area 1 includes several depressed landscape areas that will intercept sheet flows and be utilized for water quality. Flows on the southerly portion of Area 1 will be directed to a proposed infiltration basin located on the southerly portion of Parcel 4. In the event the basin reaches capacity, it will overflow via inlet riser and storm drain to the proposed underground infiltration basin located in the parking lot of Parcel 6. Emergency overflow is provided via an under sidewalk drain to Oak Valley Parkway in the event the overflow inlet fails. Flows from Area 2 will be directed via sheet flow and ribbon gutter to a proposed drop inlet located near the southeast corner of Parcel 6. The drop inlet will direct flows to the underground infiltration basin. In the is FEMA. National Flood Hazard Layer.
27 FEMA. National Flood Hazard Layer.
28Definitions of FEMA Flood Zone Designations.
https://efotq.sc.egov.usda.gov/references/public/NM/FEMA FLD HAZ quide.pdf Santiago Holdings, LLC 64

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
event the underground basin reaches capacity, it will overflow to a proposed above ground infiltration basin located at the southwest corner of the Project Site. In the event the basin reaches capacity, it will overflow via under sidewalk drain to Oak Valley Parkway.

Flows generated by Area 3 (Parcel 5) will be directed via sheet flow, ribbon gutter and curb and gutter to a proposed infiltration basin located along the south side of Parcel 5. In the event the basin reaches capacity, it will overflow via inlet riser and storm drain to the underground basin. Emergency overflow is provided to Oak Valley Parkway. Flows from Area 4 (Parcel 3) will be directed via sheet flow and ribbon gutter to a proposed drop inlet near the south side of Parcel 3. Flows will pass through a pretreatment unit for water quality before entering a proposed infiltration basin. In the event the basin reaches capacity, flows will overflow via inlet riser and storm drain to the underground basin. Emergency overflow would occur via an under sidewalk drain to Oak Valley Parkway.

The increased flows from the Proposed Project would be mitigated by the proposed infiltration basins on -site. All of the proposed infiltration basins will have an overflow condition in the event they reach full capacity, so the Project Site will not flood. On -site flows will overflow via sidewalk drains to Oak Valley Parkway as shown on Figure 4. Flows will be directed to Marshall Creek where the site drains historically.

Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
d) Would the project in flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation?
Less than Significant Impact. Due to the inland distance from the Pacific Ocean and any other significant body of water, tsunamis and seiches are not potential hazards in the vicinity of the Project Site. The FEMA designates Marshall Creek as Zone AE.29 Zone AE is to be kept free of encroachments so the one percent annual chance flood can be carried without substantial increases in flood heights. Therefore, the westernmost parcel will not be encroached upon to provide a buffer between Marshall Creek and the Proposed Project. The remaining portions of the Project Site are within Flood Zone X, which is an area with 0.2% annual chance flood, area of 1% annual chance flood with average depths of less than one foot or with drainage areas less than one square mile.3° This zone corresponds to areas with moderate to low risk of flooding.31 Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
29 FEMA. National Flood Hazard Layer.
3o FEMA. National Flood Hazard Layer.
31 Definitions of FEMA Flood Zone Designations.
https://efotg.sc.egov.usda.gov/references/public/NM/FEMA FLD HAZ guide.pdf Santiago Holdings, LLC 65

TRIBUTARY

AREA MAP

POST -DEVELOPMENT

BEAUMONT VILLAGE - PROPOSED

COMMERCIAL RETAIL CENTER
APN 404-190-001 & 003
NORTHWEST CORNER OF BEAUMONT j,�

AVENUE & OAK VALLEY PARKWAY

CITY OF BEAUMONT

LEGAL DESCRIPTION
PARCP AS EVIDENCED BY DOCUIPP REC.. OCTOBER 29,
.7 ASCINSTRUMM NO. AS MOM ON 00,653. Of OFFICIAL RECOA)5, T LIVE MESTIENT NO. 2BEING .E PARTICULARLY .5.1. AS FOLLOWS THAT PORTION OF THE SOUTH HALF OF THE 58/171657 CARTER OR 1H: S1UD9E57 QUARTER OF 5£17105 34, IN TOM4SIIP 2 SAM, RAM{ 1 WEST, SAN BEANIMIM BASEAND MERIDIAN A.RDIN6 10 TIE OFFICIAL PLAT PEREO". IN TIE COLMY OF RIVERSIDE. STATE OF CALIFORNIA. DESORIEPD AS FOLLOWS BEGINNING AT THE SWIFTEST OORNER (F PC 9MRHRST QUARTER OF SAID SECTION. AS SNOW ON PARCEL MP M. 26229. FM 173/21. RECORDS OF RIVERSIDE COUNTY;
TIERCE NORM 00'49'03" EAST 657 FEET ALOE PIE NEST LIVE OF SAID SECTION 34 TO iK KWTH LIVE OF PE NORTH HALF OR PE 9MITN25T gtaRTER OF TIE SOUMNEST DARTER OF SECTION 34; TIERCE EASTERLY ALONG RE NOi,H LIVE OF PE SOUTH HALF OF ,1E SOUTHWEST D1AR7ER OF PC sDMMCST CARTER OF SAID SECTION 34, MRTH 89-42'10' EAST 840.87 FEET TO TIE TRW POINT OR BEGINNING.

TI£NCE CONTI.. EASTERLY ALONG SAID NORM LINE, NORTH 62-42'10- EAST 482 81 FEET TO TNE EAST LINE OF THE S'ODIMLST QUARTER OF TIE SOITHIEST DARNER OR SAID SECTION 34 PEACE SOUPERLY ALONG THE EAST OR 71 EAST LI E SOUTIM IER EST WAR OF PC SfAITMEST DARTER CF SAID SE07103 34, 4 50071100-46'11- 9171r200.77 FEET
THME NORM 89'45 10- EAST 35.34 FEET TO A LINE 50 FEET NEST MID PARALLEL TO TIC .TER LIVE 0.F BEAUMONT AV9CE AS RPM ON PARCEL MAP AP. 26229. PM 173/27 TIERS SCURERLY ALONG SAID PARALLEL LIVE, SOUTH 00.14'51" EAST 371.32 FEET; FOURTEENTH STMET, FOURTEENTH S.E1- OENIMLINE SOUTH LINE OF SAID SECTION 34; THME AEST(%Y ALONG SAID PARALLEL LINE, SOUTH 69'43'0. VEST 970.74 FEET TO THE SOUTHWEST COMER OR PAPOEL 1 OF PARII MP NO. 26229, W 173/21;
PENCE NOR.ASTERLY ALONG REST L. OF .10 PAR.L 1, NORTH 37-50'21- EAST .6.17 FEET TO .

PEE POINT OF BEGDAING.

EXISTNG EASEMENTS
NO PROM 79704 Nn PER TITLE REPORT DATED 08/29/2019
BY NORTH A.M. TITLE .PAM.

UTILITSGRIEeEA CALIFORNIA

CCA EDISON PANY
267 IRFCSSEE STREET
.LANDS, CA 92373
(909) 307-6)88
HRIZO4
9S. 4TH STREET
9 373
(909) 746-6640BEAUMON
9474607-7)17 VALLEY

Y TER DISTRICT
560NMW4h1ABEA gYEHE
(951) 845 9581
GAS

SOUTHERN CALIFORNIA

GAS COAPANY
981 .PLUG.. AV..
£DAMS. CA 92313
(909=) 335-7836
CABLE
CHARTER CLMLN1CAi1D6
1500 AUTO CENTER .12E
ONTARIO, CA 91761
(909)634-3224
SEL
STREETCITY OF BEAL..
550 E. 6TH
VE -8CA92223
)769 (95 )M9-8518

LILBURN

EXISTING

AC BERM

HATCH LEGEND
APN 404-190-00
NO BUILD ZONE-. DETERMINED BY
EAR", SYSTEMS SOUTI-1.31,
Y No
T 10,
AENOVEMBER 3�0
2016
LO
PROPOSED P.L. PE
TPM NO. 37440 CP,
EMS. FLOOD MI TS
DETERMINED BY HUI-U-20,1A.

REPORT NO R51 1806.01. DATED
JANUARY 07, 2020

PROPOSED
STiNG
AC BERM' 'LJN_kFLO

PROPOSED PLC SIDENALE

PROPOSED AC

EXISTING PCC PAVING ER
Ex
PCC
FH
Lr
6/9
%W

GRAPHIC SCALE
1" = 40
LECEND

ARRAY CONCRETE

ELECTRIC RISER
ExISTING

FIRE MCRAM
LIGHT

RILL BOX
PORT.0 CE.T COCREIE

PROPERTY LINE
RIwTCF-WAY
21 STORM R 90 DRAIN MAANME
siL STKE`LIGHT
90 TIP TRAFFIC SIGNAL
AL
APN 404-190-007
OVERFLOW <
kETAlwrr 6I wn � RL7aIN�Nc wnu
LEGEND
„IR4,P;s IIrvLET

PROPOBED
lo-EV NODE # & ELEV.

L=165' FLOWLINE LENGTH
A=1.44 AC SUB AREA
--- FLOWLINE

TRIBUTARY BOUNDARY
— — — OVERFLOW
EXISTING FLOOD UM', .

DETERMINED BY DUITT,OLLARS
RERORS NO..I 1806.01. DAME,
JANUARY 07, 2020
:LO 20 E . DETERMINED BY
S'ITEMS'SOUTHWEST, FILE NO.

DATED NOVEMBER 23, 2016
PROPOSED FA.. PER
AREA /
r—,_
AREA 3
A=0.85 AC—o�—
L-407 LF �L
PARCEL5

PROPOSED
BUR ONO ti
IN II1,1 N BA.IN 'LCW
(AREA 5, BAgIT AkfA
PROPOSED PE12.

TPM NO. 37440
\c(/N 44-1907008/ ///,'{'///,<.4/
I\L qn
AREA 1 ] \
\\ A=3.42 AC
\ L=603 LFA 1
\1
\ Nt �\ p
G
PARCEL 0
POSED

BUILDING
l .9s
X22)
ER
jAPN 415-052-048

OF SURVEY SOURCE OF FLOOD UMRS
TOPOGRAPHIC SG,. REPORT DATED AWRY 7, 2020
DATED NO.E. 2017 PROJECT W. 733118X.01
AS EI BY INC. CTa.CTED BY
INLAND

SURVEYS,
C. _
7117 ARLINGTON A.... SAIIEA A SUITE 400
RIVERSIDE, CA 92503 IRVINE, CA 92614
PORK (951) 687-4252 PHXE (949) 988-5815
£X111 FNTLNFFR FAX (949) 988 -
REPORT DATED APRIL 7, 2020 SOURCE OF NO BOLD ZONE
PROJECT N), 13827-1 REPORT DA. NOVE.PR 23, 2016
AS M.O. xY FILE NO. 00541-01, DOC. NO. 16-11-710
G HCIAL GROUP. C. IN AS .DUCTED BY
211 .AIL VALLEY OOMi
i ILLINOIS AVE.1TE 2SOUTHWEST
MOES1(251) 653 PERRIS, CA 92511
FAY: (251)653-1741 MOE (981) 929-9799
FAX (951) 928-9948

EN 415-031,-0
FIGURE 5.2
PROPERTY OWNER/APPLICANT:

SANTIAGO HOLDINGS, LLC

CIO CAMDEN HOLDINGS, LLC
ARM MR- NILSHIRE rol MILLERN
9454BEVERLY HILLS, CA 90212
(310) 553-1031

4. PROPOSED P
PER. TI'M /440
PARCEL3

PROPOSED

BUILDING
(AREA 41
APR 415:051-034
G CURB
a GUTTER

GAM BASIN
n6
ARKWAY 7.

TRIBUTARY AREA MAP

PROPOSED COMMERCIAL RETAIL CENTER
APN 404-190-.1 3 003

NORTHWEST CORNER OF BEAUMONT
AVENUE 3 OAK VALLEY PARKWAY

CITY OF BEAUMONT
eo®ONen64 and C05aBiting
70 EAST COLEY DRIVE
COTTON, C4 92324
IOU. (909) 783-0101 FAX (909) 763 0198
i41 C Flanay64, .F. R.C.E. 86046 Exp. Sep 30, 2024
.bb 2572 DANe /2043 J
1512-0001 9/5/2523
=Tam Bp
RL
Reference wmer:

51.0001 HYGELOPY
151,0(01 /MAYO.

PROPOSED TRIBUTARY AREA MAP
Beaumont Village
City of Beaumont, California

CORPORATION
FIGURE 4

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.11 LAND USE AND PLANNING

11. LAND USE/PLANNING
Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Physically divide an established community?
■
■
■
(b)
Cause a significant environmental impact due to
a conflict with any land use plan, policy, or
regulation adopted for the purpose of avoiding or
mitigating an environmental effect?

•

3.11.1 Environmental Setting
Neighborhoods, districts, and corridors are the fundamental building blocks of all cities; mapping these can help better understanding how people live, shop, work, play, and get around in Beaumont. The larger Beaumont planning area has been subdivided into twelve smaller subareas. The Project Site is within the North Neighborhoods subarea. The Project Site has a land use designation of Neighborhood Commercial and zoning of Commercial Neighborhood (CN).

3.11.2 Impact Analysis
a) Would the project physically divide an established community? No Impact. The physical division of an established community is typically associated with construction of a linear feature, such as a major highway or railroad tracks, or removal of a means of access, such as a local road or bridge, which would impair mobility in an existing community or between a community and an outlying area. The Proposed Project does not include the construction of a linear feature. Additionally, the Project Site is currently vacant and undeveloped. It is surrounded by vacant land to the north, south and west; single family residences to the south; and a commercial center to the east. Therefore, the Proposed Project would not physically divide an established community. No impacts are identified or anticipated, and no mitigation measures are required.
b) Would the project cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect?
Less than Significant Impact. The Project Site is within the North Neighborhoods subarea.

The northern portion of Beaumont is largely planned with numerous suburban residential developments. While there are parcels within this subarea that are undeveloped, new residential projects are under construction or are planned. The street pattern in this subarea is predominantly suburban with curvilinear, dead-end streets that provide limited pedestrian connectivity. The location and extent of permitted development within the North Neighborhoods generally mirror the existing development and entitlements for future development. Much of this subarea is designated as Single -Family Neighborhoods with limited areas reserved for Neighborhood Commercial and High Density Residential. This subarea is not expected to undergo significant land use change in the future.

Santiago Holdings, LLC 67

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

The Project Site has a land use designation of Neighborhood Commercial and zoning of Commercial Neighborhood (CN). The Neighborhood Commercial designation corresponds to smaller commercial, retail and service -related activities found along West 6th Street, Oak Valley Parkway and Beaumont Avenue. The intent of this designation is to provide neighborhood commercial uses in proximity to residential neighborhoods. These areas should relate to the surrounding residential uses with bicycle facilities and continuous sidewalks. This land use designation permits a range of neighborhood supportive retail and service -oriented land uses. The CN Zone is intended to permit a range of neighborhood supportive retail and service -oriented land uses, including markets, restaurants, and similar uses to serve walk-in traffic.

The Proposed Project is the development of several commercial uses, such as retail store, restaurants, convenience store and gas station, that are permitted or conditionally permitted within the CN Zone. The proposed uses subject to CUPs are the car wash, the fueling station, and fast-food restaurants with drive-thrus. It would serve nearby residential communities, like those south, southwest and northeast of the Project Site. The Proposed Project is consistent with the 2040 General Plan zoning and land use designation. Moreover, the Proposed Project includes uses that are acceptable within the North Neighborhood subarea.

The Proposed Project would not conflict with any land use plan, policy or regulation with the purpose of avoiding or mitigating an environmental effect. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.

3.12 MINERAL RESOURCES

12. MINERAL RESOURCES
Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
■
■
/1
■
(b)
Result in the loss of availability of a locally -
important mineral resource recovery site
delineated on a local general plan, specific plan
or other land use plan?

3.12.1 Environmental Setting
The upper portion of the General Plan Planning Area is located in MRZ-3 where the significance of mineral deposits is undetermined; the lower portion of the Planning Area is located either in MRZ-3 or in an unstudied area (no MRZ designation issued). Approximately 11,00 acres within the City limits is and approximately 5,730 acres within the City's SOI are within MRZ-3; approximately 7,930 acres within the City limits and approximately 1,420 acres within the City's SOI are within an unstudied area.

Santiago Holdings, LLC

68 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.12.2 Impact Analysis
a) Would the project result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
Less than Significant Impact. The Project Site is located within MRZ-3, where the significance of mineral deposits is undetermined.32 The Proposed Project's demand for mineral resources will be considered less than significant due to the abundance of available aggregate resources in the Southern California region. Mineral resource mining would not be compatible with the surrounding land uses and the 2040 General Plan designation for the Project Site. There have been no significant amounts of mineral deposits found in the City.

However, since much of the City is flat and characterized by alluvial materials, which eroded and washed down from the mountains, extracting aggregate resources from open spaces adjacent to the flood channel in the western portion of the City and its Sphere of Influence may be possible. The Project Site is located in the eastern portion of the City and therefore, the Proposed Project would not interfere with resources extraction near the flood channel.

There are no delineated sites or locations of mineral resources within the City or Sphere boundaries. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
b) Would the project result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. The City does not contain any locally important mineral resource recovery sites.33 Although the current Zoning Ordinance has a Mineral Resources Overlay Zone (Section

17.03.160) neither the City's 2006 General Plan, existing Zoning Map, or any specific plan within the Planning Area identifies a locally -important mineral resource recovery site.34 The Project Site has a current zoning of Local Commercial and is within a commercial area of the city. Therefore, no impacts are identified or anticipated, and no mitigation measures are required.

3.13 NOISE

13. NOISE
Would the project result in:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Generation of a substantial temporary or
permanent increase in ambient noise levels in
the vicinity of the project in excess of standards •
established in the local general plan or noise
ordinance, or applicable standards of other
agencies?

0 32 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Figure 5.11.-1 Mineral Resource Zones. https://www.beaumontca.gov/DocumentCenter/View/36627/DEI R-090720/ 33 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Figure 5.11.-1 Mineral Resource Zones. https://www.beaumontca.gov/DocumentCenter/View/36627/DEI R-090720/ 34 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Page 5.11-7. https://www.beaumontca.gov/Docu mentCenter/View/36627/DEI R-090720/ Santiago Holdings, LLC

69 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

13. NOISE
Would the project result in:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(b)
Generation of excessive groundborne vibration
or groundborne noise levels?

•
(c)
For a project located within the vicinity of a
private airstrip or an airport land use plan or,
where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
■
■
■
/1

3.13.1 Environmental Setting
The Project Site is bordered by Beaumont Avenue to the east, Oak Valley Parkway to the south, and vacant land to the north and west. Sensitive receptors that may be affected by Proposed Project -generated noise include the single-family detached residential dwelling units to the south (south of Oak Valley Parkway) and the multiple family attached residential dwelling units to the northeast (east of Beaumont Avenue).

3.13.2 Impact Analysis
A Noise Impact Analysis, dated February 9, 2023 (revised November 16, 2023), was prepared for the Proposed Project by Ganddini Group, Inc. (see Appendix I). The report is summarized below. a) Would the project result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than Significant with Mitigation Incorporated. The unit of measurement used to describe a noise level is the decibel (dB). The human ear is not equally sensitive to all frequencies within the sound spectrum. Therefore, the "A -weighted" noise scale, which weights the frequencies to which humans are sensitive, is used for measurements. Noise levels using A -weighted measurements are written dB(A) or dBA. Noise standards for land use compatibility are stated in terms of the Community Noise Equivalent Level (CNEL) and the Day -Night Average Noise Level (DNL). CNEL is a 24 -hour weighted average measure of community noise. CNEL is obtained by adding five decibels to sound levels in the evening (7:00 PM to 10:OOPM), and by adding ten decibels to sound levels at night (10:00 PM to 7:00 AM). This weighting accounts for the increased human sensitivity to noise during the evening and nighttime hours. DNL is a very similar 24 -hour average measure that weights only the nighttime hours. The equivalent continuous noise level, Leq, is a level of steady state sound that in a stated time period, and a stated location, has the same A -weighted sound energy as the time -varying sound.

Construction Noise
Construction noise is regulated within Section 9.02.110(F) of the City of Beaumont Municipal Code. Accordingly, the Proposed Project would result in a significant impact if:
• Project construction occurs outside the hours of 6:00 AM and 6:00 PM during the months of June through September; or,
Santiago Holdings, LLC 70

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
• Project construction occurs outside the hours of 7:00 AM and 6:00 PM during the months of October through May; or,
• Project construction noise exceeds 55 dBA at the interior of an occupied residence or school for any 15- minute period.

Proposed Project construction noise levels at nearby sensitive receptors were calculated using the Federal Transit Administration (FTA) methodology. Figure 5 of the Noise Study shows the locations of the noise measurements taken — two short-term and one long-term.

The short-term measurements were near the single-family residential uses to the south of the Project Site (across Oak Valley Parkway) (STNM1), and near the multiple -family residential use to the northeast of the Project Site (across Beaumont Avenue) (STNM2). The long-term noise measurement was taken near the southeastern corner of the Project Site (LTNM1).

Modeled construction noise levels reach up to 70 dBA Leq at the nearest commercial property line to the east, 66 dBA Leq at the nearest commercial property line to the southeast, 68 dBA Leq at the nearest residential property line to the northeast, and 70 dBA Leq at the nearest residential property line to the south of the Project Site.

Proposed Project construction will not occur outside of the hours outlined in Section

9.02.110(F) of the City of Beaumont Municipal Code. Based on the modeled construction noise levels, interior noise levels are estimated to reach a maximum of 50 dBA at the nearest residential property line with windows closed based on typical exterior to interior noise transmission. Therefore, the Proposed Project would not exceed City -established standards relating to construction noise. The Proposed Project impact is less than significant; no mitigation is required.

Stationary Source Noise
Stationary noise source standards are established within Section 9.02.050 of the City of Beaumont Municipal Code. Accordingly, the Proposed Project would result in a significant impact if:
• Project operational noise exceeds the City -established stationary noise standards at the exterior of nearby sensitive receptors (variable from 65-71 dBA Leq); or, • Project operational noise exceeds the City -established stationary noise standards at the interior of nearby sensitive receptors (45 dBA Leq daytime or 35 dBA Leq at nighttime for residential uses)
Noise levels at nearby sensitive receptors were determined based on the SoundPLAN acoustical model developed for the Proposed Project. The locations of sensitive receptors are shown on Figures 6 and 7 of the Noise Study.

Exterior Noise Levels
Based on the operational noise modeling, full Proposed Project operation would not exceed the daytime exterior adjusted stationary noise standards (65-71 dBA Leq) but would exceed the nighttime exterior adjusted stationary noise standards (48 dBA Leq) at all six sensitive receptors. This impact can be mitigated with implementation of Mitigation Measure N-1 identified below.

Proposed Project operational noise levels without the car wash or vacuuming activities would range between 36.2 and 41.2 dBA Leq at the exterior of nearby sensitive receivers. Therefore, Santiago Holdings, LLC 71

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
the Proposed Project will not exceed City -established stationary noise standards at the exterior of nearby sensitive receptors, for both daytime and nighttime periods, with implementation of Mitigation Measure N-1. The Proposed Project impact is less than significant with mitigation incorporated.

Interior Noise Levels
Based on the operational noise modeling, full Proposed Project operational noise is expected to range between 31.9 and 43.6 dBA Leq at the interior of nearby sensitive receivers. Full Proposed Project operation will not exceed the daytime interior stationary noise standard (45 dBA Leq) but would exceed the nighttime interior stationary noise standard (35 dBA Leq) at five of the six sensitive receptors. This impact can be mitigated with implementation of the previously identified Mitigation Measure N-1, which prohibits use of the car wash and associated vacuums between the hours of 10:00 PM and 7:00 AM.

Proposed Project operational noise levels without the car wash or vacuuming activities would range between 16.2 and 21.2 dBA Leq at the interior of nearby sensitive receivers. Therefore, the Proposed Project will not exceed City -established stationary noise standards at the interior of nearby sensitive receptors, for both daytime and nighttime periods, with implementation of Mitigation Measure N-1. The Proposed Project impact is less than significant with mitigation incorporated.

Mobile Source Noise
The City of Beaumont General Plan establishes that the standard used for maximum outdoor noise levels in residential areas in California, and the City specifically, is a CNEL of 65 dBA; no land use compatibility standards are specified for other land uses that would pertain to mobile source noise. California courts have rejected use of what is effectively a single "absolute noise level" threshold of significance (e.g., exceed 65 dBA CNEL) on the grounds that the use of such a threshold fails to consider the magnitude or severity of increases in noise levels attributable to the project in different environments. California courts have also upheld the use of "ambient plus increment" thresholds for assessing project noise impacts as consistent with CEQA, noting however, that the severity of existing noise levels should not be ignored by incorporating a smaller incremental threshold for areas where existing ambient noise levels were already high.

It is widely accepted that the average healthy human ear can barely perceive changes of 3 dBA in an outdoor environment and that a change of 5 dBA is readily perceptible. Based on the City -established standard and considering relevant case law, the Proposed Project would result in a significant impact if:
• The addition of project trips on surrounding roadways causes noise levels to increase by:
o 5 dBA in residential areas where the existing ambient noise level is less than or equal to a CNEL of 65 dBA; or,
o 3 dBA in residential areas where the existing ambient noise level exceeds a CNEL of 65 dBA.

Proposed Project Operational Mobile Source Noise
Roadway noise levels were calculated at roadways included in the Beaumont Village Traffic Impact Analysis (Ganddini Group, Inc., September 27, 2023) based on the FHWA Traffic Santiago Holdings, LLC 72

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Noise Prediction Model methodology. During operation, with incorporation of pass -by and internal trip reductions, the Proposed Project is expected to generate approximately 4,095 average daily trips with 335 trips during the AM peak -hour and 342 trips during the PM peak - hour. Roadway noise levels were calculated for the following scenarios:
• Existing (without Project): This scenario refers to existing year traffic noise conditions. • Existing Plus Project: This scenario refers to existing year plus project traffic noise conditions.

Modeled existing traffic noise levels range between 58-75 dBA CNEL and the modeled Existing Plus Project traffic noise levels range between 58-75 dBA CNEL at the right-of-way of each study roadway segment. The addition of Proposed Project trips is not expected to change noise levels in excess of the applicable threshold at any of the study roadway segments. The Proposed Project impact is less than significant; no mitigation is required.

Construction Mobile Source Noise
Construction truck trips would occur throughout the construction period. Given the Project Site's proximity to the 1-10 freeway, it is anticipated that vendor and/or haul truck traffic would take the most direct route to the appropriate freeway ramps. Beaumont Avenue currently handles approximately 11,600 to 14,600 in the vicinity of the Project Site and Oak Valley Parkway handles approximately 12,500 to 18,100 average daily vehicle trips. According to the Beaumont Village Air Quality, Global Climate Change, and Energy Impact Analysis (Ganddini Group, Inc., 2023), the greatest number of construction -related vehicle trips per day would be during building construction at up to 21 vehicle trips per day (14 for worker trips and 7 for vendor trips). Therefore, vehicle traffic generated during Proposed Project construction is nominal relative to existing roadway volumes and would not result in the doubling of traffic volume necessary to increase noise levels by 3 dBA.

Mitigation Measure N-1: Prohibit use of the car wash and associated vacuums between the hours of 10:00 PM and 7:00 AM. The hours of operation for the car wash would be limited to the hours between 7:00 AM and 10:00 PM.

With implementation of Mitigation Measures N-1, the Proposed Project would not result in generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the Project Site.
b) Would the project result in generation of excessive groundborne vibration or groundborne noise levels?
Less than Significant Impact. Vibration amplitudes are usually expressed as either peak particle velocity (PPV) or the root mean square (RMS) velocity. The PPV is defined as the maximum instantaneous peak of the vibration signal in inches per second. The RMS of a signal is the average of the squared amplitude of the signal in vibration decibels (VdB), ref one micro -inch per second. The Federal Railroad Administration uses the abbreviation "VdB" for vibration decibels to reduce the potential for confusion with sound decibel.

The City of Beaumont has not established thresholds of significance concerning groundborne vibration. In the absence of City -established thresholds, groundborne vibration impacts are based on guidance from the Transportation and Construction Vibration Guidance Manual Santiago Holdings, LLC 73

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
(California Department of Transportation, 2020). Accordingly, the Proposed Project would result in a significant impact if:
• Groundborne vibration levels generated by the project have the potential to cause architectural damage at nearby buildings by exceeding the following PPV:
o 0.08 in/sec at extremely fragile historic buildings, ruins, ancient monuments o 0.10 in/sec at fragile buildings
o 0.25 in/sec at historic and some old buildings
o 0.30 in/sec at older residential structures
o 0.50 in/sec at new residential structures and modern industrial/commercial buildings.
• Groundborne vibration levels generated by the project have the potential to cause severe annoyance to people living or working in nearby buildings by exceeding a PPV of 0.4 in/sec.

Based on the groundborne vibration modeling, use of a vibratory roller is expected to generate a PPV of 0.026 in/sec and use of a bulldozer is expected to generate a PPV of 0.011 in/sec at the closest off -site building, a residential use located approximately 100 feet south of the Project Site. Other equipment anticipated to be used during Proposed Project construction generate lower PPV. Therefore, groundborne vibration generated by project construction would not exceed the levels necessary to cause architectural damage or severe annoyance to persons living or working in nearby buildings. The Proposed Project impact is less than significant; no mitigation is required.

The most substantial sources of groundborne vibration during Proposed Project operations will include the movement of passenger vehicles and trucks on paved and generally smooth surfaces. Loaded trucks generally have a PPV of 0.076 at a distance of 25 feet (Caltrans 2020), which is a substantially lower PPV than that of a vibratory roller (0.210 in/sec PPV at 25 feet). Therefore, groundborne vibration levels generated by Proposed Project operation would not exceed those modeled for Proposed Project construction.

Less than significant impacts are identified or anticipated, and no mitigation measures are required.
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact. The Project Site is not located within an airport land use plan.35 The nearest airport to the Project Site is the Banning Municipal Airport, located approximately 10 miles southeast of the Project Site. The Project Site is not located within two miles of a public airport or public use airport. The Proposed Project would not result in a substantial safety hazard related to airports. Therefore, no impacts are identified or anticipated, and no mitigation measures are required.
3s Riverside County. Map my County. Accessed November 17, 2020.

Santiago Holdings, LLC 74

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.14 POPULATION AND HOUSING

14. POPULATION AND HOUSING.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Induce substantial unplanned population growth
in an area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
■
■
0 ■
(b)
Displace substantial numbers of existing people
or housing, necessitating the construction of
replacement housing elsewhere?
■
■
■

3.14.1 Environmental Setting
According to the United States Census Bureau, the City of Beaumont had a population of 36,877 in 2010. For 2018, the population was estimated at 49,241. The City is one of the fastest growing cities in Riverside County and in California. The City has grown rapidly in the last two decades, with a population growth rate four times higher today than in the year 2000.36 Much of the suburban growth has been in the form of low -density single-family subdivisions and strip commercial development located away from the City's original grid -pattern town center.

3.14.2 Impact Analysis
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure) ?
Less than Significant Impact. Demographic trends show that Beaumont will continue to experience a significant amount of population growth. The proposed commercial uses would be consistent with the 2040 General Plan zoning of Commercial Neighborhood. Because the Proposed Project is consistent with the 2040 General Plan, any population increase attributable to the Proposed Project has been accounted for in the 2040 General Plan. The Proposed Project consists of approximately 39,801 square feet total of building area. Based on employment density for "Commercial Retail" calculated for the County of Riverside General Plan Update EIR,37 the Proposed Project based on its square footage and a predetermined Commercial Retail Employment Factor of one employee/500 square feet of building, it would generate approximately 80 employees. It is anticipated that this demand in employment will be met by the existing local labor pool. Short-term construction activities at the Project Site would not attract new employees to the area since a pool of construction labor exists in the region. The Proposed Project does not include residential development that would induce population growth. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
36 City of Beaumont. 2040 General Plan. Page 12.
37 Riverside County. General Plan Draft EIR. Table 3.G. https://planning.rctlma.org/Portals/0/genplan/content/eir/volumel.html#4.3 Santiago Holdings, LLC 75

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere?
No Impact. The Project Site is currently vacant and undeveloped. No housing exists on the Project Site that could potentially be displaced. The Project Site has a zoning of Commercial Neighborhood, which is intended to permit a range of neighborhood supportive retail and service -oriented land uses, including markets, restaurants, and similar uses to serve walk-in traffic. The Proposed Project would be consistent with this zoning. Therefore, no impacts are identified or anticipated, and no mitigation measures are required.

3.15 PUBLIC SERVICES

15. PUBLIC SERVICES.

Would the project result in substantial
adverse physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities, the
construction of which could cause
significant environmental impacts, in order
to maintain acceptable service ratios,
response times or other performance
objectives for any of the public services:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Fire Protection?
■
■
/1
■
(b)
Police Protection?
■
■
/1
■
(c)
Schools?
■
■
a
■
(d)
Parks?
■
■
a
■
(e)
Other public facilities?
■
■
/1
■

3.15.1 Environmental Setting
The Community Facilities and Infrastructure Element of the General Plan establishes a framework for managing and enhancing existing utility networks, services, and facilities.

3.15.2 Impact Analysis
a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire protection?
Less than Significant Impact. The City of Beaumont contracts with the Riverside County Fire Department (RCFD) for Citywide services, including fire protection, public service and emergency medical aid response. Fire protection services are supplemented by the California Department of Forestry station in the City. Six County fire stations serve the City, with three stations based outside but near Beaumont's boundaries. A five minute response time is the goal of the City and current fire response times approximately 8 to 12 minutes. The Project Site is located in a developed area with existing fire protection services. Fire Station No. 66 is located 1.37 miles southeast of the Project Site at 628 Maple Avenue. This station is the City's Santiago Holdings, LLC 76

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
primary station. Fire Station No. 66 is equipped with two paramedic engines (one staffed, one reserve), and one rescue unit (not staffed.).38
In order to minimize the need for additional fire station facilities, new development plans are subject to review and approval by the RCFD. Proposed projects are required to comply with applicable fire protection and prevention requirements, such as building setbacks, emergency access and interior sprinklers. In addition, the Proposed Project is subject to all conditions of approval required by the RCFD. The Project Applicant will be required to pay a one-time mitigation fee to support the development of new fire station facilities under Beaumont City Ordinance 795 and a separate fee for emergency preparedness under City Ordinance 814.

Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
b) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for police protection?
Less than Significant Impact. Community safety has been a serious concern for Beaumont residents. While violent crime rates have steadily decreased in the County, the number of violent crimes in Beaumont has generally increased over the last ten years. The Beaumont Police Department provides police protection services in the area of the Project Site. The target service ratio is 1.0 to 1.2 officers per 1,000 residents.39 The Project Site is located in a developed area with existing police protection services. The closest police station, located at 660 Orange Avenue, is approximately 1.5 miles south of the Project Site. In order to fund police protection services, the City is annexing new residential developments into existing Community Facilities Districts (CFDs) or forming a new CFD. These CFDs will fund public safety and municipal services, which aligns with Beaumont 2040 Plan Policy 5.8.3 that requires new development to pay its fair share of required improvements, maintenance, and services. The Project Applicant would be required to pay a one-time basic service facility fee.

Any increase in demand for police protection resulting from the Proposed Project has been accounted for in the 2040 General Plan and would be considered less than significant.

Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
c) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for schools?
Less than Significant Impact. The Project Site is located within the boundaries of the Beaumont Unified School District (BUSD). The increase in employment from the Proposed 38 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Page 5.14-1. httos:// www.beaumontca.qov/DocumentCenter/View/36627/DEI 39 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Page 5.14-5. htti s:// www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ Santiago Holdings, LLC 77

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Project is anticipated to be fulfilled by the local labor pool. The Proposed Project is not anticipated to result in an increase in population growth within the area, and therefore would not increase the number of students. The Project Applicant will be required to pay applicable development fees in support of public school facilities. This fee will be sufficient in mitigating potential impacts of the Proposed Project on schools. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required. d) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for parks?
Less than Significant Impact. According to the 2040 General Plan, the City intends to improve the requirement of establishing five acres of parkland for every one thousand persons in conjunction with residential development. The City of Beaumont and the Cherry Valley Recreation and Park District own and operate park facilities that serve residents of the City.

Population growth resulting from the implementation of the 2040 General Plan will lead to an increased demand for public parks. The City currently exceeds park ratios established in the 2040 General Plan. In addition, access to parks in Beaumont is generally high. The City's Local Park Code and the State of California Quimby Act require new development to provide parkland dedications or appropriate fees in case the Proposed Project might have direct or indirect impacts on parks. The Proposed Project does not propose new homes. Therefore, no increase in the City's population is anticipated from implementation of the Proposed Project and no new government facilities, such as parks, are required. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required. e) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for other public facilities?
Less than Significant Impact. The Proposed Project is not anticipated to have a significant impact on public facilities/services because an increase in the City's population is not anticipated with the Proposed Project. In addition, the Project Applicant's payment of development impact fees will mitigate any potential impacts on public services. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.

3.16 RECREATION
Less than
RECREATION.

Potentially
Significant
Less Than
No

16. Would the project:

Significant
Impact
With
Mitigation
Significant
Impact
Impact
Incorporated
(a)
Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial
physical deterioration of the facility would occur
or be accelerated?
■
■
■
/1
Santiago Holdings, LLC

78 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

RECREATION.

Potentially
Less than
Significant
Less Than
No

16. Would the project:

Significant
Impact
With
Mitigation
Incorporated
Significant
Impact
Impact
(b)
Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?

3.16.1 Environmental Setting
The Open Space designation refers to open space lands used for recreation and conservation including parks, trails, and golf courses. The Beaumont -Cherry Valley Recreation and Park District (BCVRPD) is a Special District within the City of Beaumont. BCVRPD operates facilities estimated at 60.5 acres within City boundaries. The City will protect the rural landscape, including quality access to air and water, open space, and mountain views. In protected open space areas, the City will promote active open space corridors and trails that support natural vegetation, scenic vistas, and sensitive habitats as well as recreational opportunities.4°

3.16.2 Impact Analysis
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
No Impact. The implementation of the Proposed Project is not expected to lead to substantial population growth. As a result, the Proposed Project would not lead to substantial physical deterioration of neighborhood and regional parks or other recreational facilities. It would not require the construction or expansion of park or other recreational facilities to meet demands.

Therefore, no impacts are identified or anticipated, and no mitigation measures are required. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? No Impact. The Proposed Project is a commercial development and its demand for employment is anticipated to be filled by the local labor pool. It would not require the construction or expansion of recreational facilities to meet demands of residential development. Therefore, no impacts are identified or anticipated, and no mitigation measures are required.
40 City of Beaumont. General Plan. Page 32.

Santiago Holdings, LLC 79

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.17 TRANSPORTATION

17. TRANSPORTATION.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Conflict with a program, plan, ordinance or policy
addressing the circulation system, including
transit, roadways, bicycle lanes and pedestrian
facilities?
a
•
(b)
Conflict or be inconsistent with CEQA Guidelines
s § 15064.3, subdivision (b)?

•
(c)
Substantially increase hazards due to a
geometric design feature (e. g., sharp curves or
dangerous intersections) or incompatible uses
(e.g., farm equipment)?
a
•
(d)
Result in inadequate emergency access?
■
■
a
■

3.17.1 Environmental Setting
Major transportation routes through the General Planning Area include Interstate 10 (1-10), State Route 60 (SR -60), and State Route 79 (SR -79) (Beaumont 2040 Plan, p. 13). The Downtown Area Plan (DAP) is focused on Sixth Street between Veile Avenue and Highland Springs Avenue, and along Beaumont Avenue between Fifth Street and 12th Street. A comprehensive transportation network of freeways and streets, bicycle lanes, golf cart network, bus transit, and passenger rail provide mobility options within the City. This transportation network also includes sidewalks and trails and associated facilities. The current system reflects a focus on automobile movement.

3.17.2 Impact Analysis
A Traffic Impact Analysis (TIA), dated January 16, 2024, was prepared for the Proposed Project by Ganddini Group, Inc. to provide an assessment of traffic operations resulting from development of the Proposed Project and to identify measures necessary to mitigate potentially significant traffic impacts (see Appendix J). This report is summarized herein. a) Would the project conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadways, bicycle lanes and pedestrian facilities? Less than Significant Impact.

The Proposed Project is a land use project that would allow commercial services to be more accessible to residents of neighborhoods nearby. The Proposed Project is forecast to generate a total of approximately 8,766 daily trips prior to accounting for pass -by trip adjustments, including 683 trips during the AM peak hour and 721 trips during the PM peak hour. With applicable pass -by trip adjustments, the Proposed Project is forecast to generate a total of approximately 4,095 net daily vehicle trips, including 331 net trips during the AM peak hour and 335 net trips during the PM peak hour.

The purpose of the Mobility Element of the City General Plan is to develop a transportation network for the City that balances modal priorities and addresses the safe and efficient operation, maintenance, and management of the circulation network. The goals and policies Santiago Holdings, LLC 80

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
in the element have been developed to ensure that all streets within the City are reviewed through a "complete streets" lens — meaning that all streets should provide accessible mobility options for users of all ages and abilities. The Proposed Project is consistent with the following applicable goals and policies:

Goal 4.1: Promote smooth traffic flows and balance operational efficiency, technological, and economic feasibility.

Policy 4.1.5: Require residential and commercial development standards that strengthen connections to transit and promote walking to neighborhood services.

Consistent: There are currently existing bicycle lanes along Oak Valley Parkway west of Beaumont Avenue. The Proposed Project would provide bike racks. Sidewalks are not provided on the west sides of the street along Beaumont Avenue north of Oak Valley Parkway, and along both sides of Oak Valley Parkway west of Beaumont Avenue. Sidewalks are proposed to be constructed along Project Site frontage. The study area is currently served by PassTransit bus service. Route 2 run along Beaumont Avenue, Cougar Way and Oak Valley Parkway. Route 3 runs along Cougar Way and Beaumont Avenue. Route 4 runs along 10th Street, Palm Avenue, Cougar Way, Beaumont Avenue and Brookside Avenue. Routes 7 runs along Oak Valley Parkway, Beaumont Avenue, Cougar Way and Brookside Avenue. Route 9 runs along Palm Avenue, Cougar Way and Beaumont Avenue. A bus stop is proposed immediately south of the Project Site. Therefore, the Proposed Project would be easily accessible.

Goal 4.2: Support the development of a comprehensive network of complete streets throughout the City that provides safe, efficient, and accessible connectivity for users of all ages and abilities.

Policy 4.2.2 Maintain standards that align with SB 743 and multi -modal level of service (MMLOS) methodologies. Incorporate these into impact assessments when appropriate.

Consistent: A bus stop is proposed immediately south of the Project Site. Sidewalks are proposed to be constructed along Project Site frontage. No changes are proposed to the existing bicycle lanes near the Project Site. The Proposed Project would provide bike racks.

Policy 4.2.4 Obtain and preserve adequate right-of-way to accommodate future mobility system improvements.

Consistent: Under proposed conditions, 5 more feet will be dedicated to the public right-of- way than under current conditions.

Policy 4.2.5 Ensure that existing and future roadway improvement balance the needs of all users, including pedestrians and bicyclists.

Consistent: The Proposed Project includes the construction of sidewalks along Project Site frontage. No changes are proposed to the existing bicycle lanes near the Project Site. The Proposed Project would provide bike racks.

Goal 4.6: Manage and provide an adequate parking supply that meets the needs of people who live, work, and visit Beaumont.

Policy 4.7.2 Encourage developers to meet their minimum parking requirements via shared parking between uses, payment of in -lieu fees, joint parking districts, or off -site parking within a reasonable walking time of 10 minutes or less.

Santiago Holdings, LLC 81

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Consistent: The Proposed Project would provide multiple commercial uses in one lot. The Project Applicant is required to provide 243 parking spaces. 258 parking spaces would be provided.

Therefore, the Proposed Project is not anticipated to conflict with the City General Plan. Less than significant impacts are identified or anticipated, and no mitigation measures are required. b) Conflict or be inconsistent with CEQA Guidelines s § 15064.3, subdivision (b)? Less than Significant Impact. The City of Beaumont has ratified SB 743 VMT Threshold for CEQA Compliance Related to Transportation Analysis on June 16, 2020. The City's guidelines are based on the Western Riverside Council of Governments (WRCOG) Recommended Traffic Impact Analysis Guidelines for Vehicle Miles Traveled and Level of Service Assessment, updated March 2020, which also consider guidance and substantial evidence provided in the Office of Planning and Research (OPR) Technical Advisory on Evaluating Transportation Impacts in CEQA (December 2018).

The Proposed Project consists of a total of 39,801 square feet of various commercial retail uses, including several fast food restaurants, a gas station with a convenience store, an express car wash and retail shops that would generally serve the local community and therefore meets the accepted definition for local -serving retail. As noted in the OPR Technical Advisory, new retail development typically redistributes shopping trips rather than creating new trips. By adding retail opportunities into the urban fabric and thereby improving proximity, local -serving retail tends to shorten trips and reduce VMT.

Based on screening criteria Project Type Screening, the Proposed Project satisfies the City - established screening criteria for local serving retail less than 50,000 square -feet and may be presumed to result in a less than significant VMT impact.

Therefore, no significant impacts are identified or anticipated, and no mitigation measures are required.
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? Less than Significant Impact. The Proposed Project comprises a total of 39,801 square feet of various commercial retail uses, including several fast-food restaurants, a gas station, an express car wash and retail shops. It would provide 4 access driveways. Proposed Project Driveway 1 is proposed to be a signalized full access driveway on Beaumont Avenue that aligns with the existing driveway for the Oak Valley Town Center commercial plaza. Proposed Project Driveway 2 is proposed to be a stop -controlled right turns in/out only access on Beaumont Avenue near the northeast corner of the Project Site. Proposed Project Driveway 3 is proposed to be a stop -controlled full access driveway on Oak Valley Parkway that is located adjacent to the west Proposed Project boundary. Proposed Project Driveway 4 is proposed to be a stop -controlled right turns in/out only access driveway on Oak Valley Parkway just west of Beaumont Avenue. The Proposed Project does not include geometric design features or incompatible uses that would substantially increase hazards. The Project Site is not adjacent to windy roads. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.

Santiago Holdings, LLC 82

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
d) Would the project result in inadequate emergency access? Less than Significant Impact. The Beaumont Code of Ordinances requires that minimum driveway width shall be 12 feet per lane for a one-way driveway and 25 feet for a two-way driveway.41 The Proposed Project would provide four access driveways. Proposed Project Driveway 1 is signalized, full access 38- foot driveway; Proposed Project Driveway 2 is a 25 -foot two-way driveway; Proposed Project Driveway 3 and 4 are both two-way 30 -foot wide driveways off of Oak Valley Parkway. The driveways would be wide enough to allow evacuation and emergency vehicles simultaneous access. With the proposed raised median on Oak Valley Parkway from Beaumont Avenue to the Proposed Project Driveway 3, the currently full access intersection of San Miguel Drive at Oak Valley Parkway will be restricted to a right-in/right-out only intersection. As concluded in the TIA, the 95th percentile eastbound through queues on Oak Valley Parkway is projected to not reach Project Driveway 3. Since both the eastbound and westbound through lanes on Oak Valley Parkway at Project Driveway 3 are not congested or blocked, it is appropriate for Project Driveway 3 to be a stop -controlled full access intersection as proposed. The County Fire Department shall have the authority to inspect the Project Site as often as necessary to ensure that there are no hazards violating fire safety, such as inadequate emergency access. The Proposed Project would provide more than the required number of on -site parking spaces and therefore, vehicles would not be parked in the public right-of-way. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.

3.18 TRIBAL CULTURAL RESOURCES

18. TRIBAL CULTURAL RESOURCES.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Would the project cause a substantial adverse
change in the significance of a tribal cultural
resource, defined in Public Resources Code
section §21074 as either a site, feature, place,
cultural landscape that is geographically defined
in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a
California Native American tribe, and that is:
i) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k), or

•
41City of Beaumont. Code of Ordinances.
https://library.municode.com/ca/beaumont/codes/code of ordinances?nodeld=TIT17Z0 CH17.050REPALOST 1

7.05.050ACRE
Santiago Holdings, LLC

83 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

18. TRIBAL CULTURAL RESOURCES.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
ii) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria set
forth in subdivision (c) of Public Resources Code
Section 5024.1. In applying the criteria set forth
in subdivision (c) of Public Resource Code
Section 5024.1, the lead agency shall consider
the significance of the resource to a California
Native American tribe.
■
■
/1
■

3.18.1 Environmental Setting
The City lies within the traditional territory of the Pass (or Wanakik) Cahuilla and a small portion of Serrano ancestral territory. Additionally, recorded and unrecorded tribal cultural resources exist within the City of Beaumont and its Sphere of Influence, including along Highways 60 and 79.42

3.18.2 Impact Analysis
i) Would the project cause a substantial adverse change in a listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k)?
Less than Significant Impact. A Historical/Archaeological Resources Survey Report, dated March 2, 2018, was prepared for the Proposed Project by CRM TECH. Throughout the course of the field survey, no potential tribal cultural resources were encountered within or adjacent to the Project Site. On December 20, 2017, CRM TECH submitted a written request to the State of California Native American Heritage Commission (NAHC) for a records search in the commission's sacred lands file. In the meantime, the Tribal Historic Preservation Office of the Morongo Band of Mission Indians was notified of the upcoming archaeological fieldwork and invited to participate.

In response to CRM TECH's inquiry, the NAHC reported in a letter dated January 4, 2018, that the sacred lands record search identified no Native American cultural resources within the Project Site, but recommended that local Native American groups be contacted for further information. For that purpose, the NAHC provided a list of potential contacts in the region.

Upon receiving the NAHC's response, CRM TECH sent written requests for comments to 33 of the 35 individuals on the referral list and the organizations they represent.

At the time of the preparation of the report, CRM TECH received responses in writing from seven tribal representatives. Judy Stapp of the Cabazon Band of Mission Indians and Amanda Vance, Chairperson for the Augustine Band of Cahuilla Indians, stated that their tribes had no specific information on any Native American cultural resources in the Project Site. Ms. Vance requested to be notified of any Native American cultural resources discovered during execution of the Proposed Project. Jessica Mauck, Cultural Resources Analyst for the San 42 City of Beaumont. 2040 General Plan. Page 209.

Santiago Holdings, LLC 84

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Manuel Band of Mission Indians, and Ray Teran with the Resource Management Department of the Viejas Band of Kumeyaay Indians found the Project Site to be outside their respective tribes' area of interest.

Raymond Huaute of the Morongo Band of Mission Indians and Katie Croft, Cultural Resources Manager for the Agua Caliente Band of Cahuilla Indians, both identified the Proposed Project t location as a part of the tribe's traditional use area and request copies of the report for tribal review. Joseph Ontiveros, Cultural Resources Director for the Soboba Band of Luiseno Indians, also claimed the Proposed Project location as a part of the tribe's traditional use area, as well as an area considered to be culturally sensitive to the Soboba people.

On behalf of the tribe, Ms. Croft requested copies of all cultural resources documentation resulting from the Proposed Project. Raymond Huaute recommended a comprehensive archaeological survey for the Proposed Project (summarized as Mitigation Measure CR-1 above). He requested further consultation with the Project Proponent and the City of Beaumont, Native American monitoring of the Proposed Project by a representative of the Soboba Band, and proper treatment of cultural remains discovered during construction. In addition, Mr. Ontiveros stated that data maintained by the Soboba Band identified "multiple areas of potential impact," and offered to share specific information during future consultation with the City of Beaumont. AB52 consultation is summarized below.

No significant impacts are identified and no additional mitigation measures are required. ii) Would the project cause a substantial adverse change in a resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1? Less than Significant Impact. California Assembly Bill 52 (AB52) was approved by Governor Brown on September 25, 2014. AB52 specifies that CEQA projects with an effect that may cause a substantial adverse change in the significance of a tribal cultural resource may have a significant effect on the environment. As such, the bill requires lead agency consultation with California Native American tribes traditionally and culturally affiliated with the geographic area of a Proposed Project, if the tribe requested to the lead agency, in writing, to be informed of proposed projects in that geographic area. The legislation further requires that the tribe - requested consultation be completed prior to determining whether a negative declaration, mitigated negative declaration, or environmental impact report is required for a project.

As required by CEQA, AB 52 consultation is performed between the lead government agency and California Native American tribes who have requested notification of projects in their traditional area. On October 2, 2019, the City of Beaumont submitted AB 52 notification letters to 19 Native American tribal governments or designated tribal representatives. Of the 19 tribes or tribal representatives (in some cases multiple letters were sent to representatives of the same tribe), the City received responses from five tribes. Responses and consultation requests were received from the following tribes within 30 -days:
• Agua Caliente Band of Cahuilla Indians (November 7, 2019): The tribe requested consultation within the 30 -day timeframe under AB 52 and requested additional information, which was sent on December 3, 2019.
• Cahuilla Band of Indians (October 17, 2019): The tribe responded within the 30 -day timeframe under AB 52 and stated they did not wish to consult at this time. The tribe Santiago Holdings, LLC 85

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
did state that the Proposed Project is within the Cahuilla traditional use area and requested to be notified of any updates or changes to the Proposed Project moving forward.
• Morongo Band of Mission Indians (October 22, 2019): The tribe requested consultation within the 30 -day timeframe under AB 52 and requested additional information, which was sent on October 24, 2019.
• Rincon Band of Luiseno Indians (October 17, 2019): The tribe responded within the 30 -day timeframe under AB 52 and declined consultation because the Proposed Project is outside of Luiseno Aboriginal Territory.
• San Manuel Band of Mission Indians (October 8, 2019): The tribe responded within the 30 -day timeframe under AB 52 and declined consultation because the Proposed Project is outside of Serrano ancestral territory.

Pursuant to PRC 21080.3.1(d), each tribal government or representative was given 30 days upon receipt of the AB 52 notification letter to provide a request for consultation on the Proposed Project. The 30 -day request period for consultation expired on November 24, 2019.

Five of the 19 tribal representatives responded to the initial notification letter, with two requesting consultation. Tribal consultation between the City of Beaumont and the Agua Caliente Band of Cahuilla Indians and the Morongo Band of Mission Indians is ongoing. Any mitigation measures required by the tribe(s) and agreed to by the City may become Proposed Project Conditions of Approval (COAs). The City of Beaumont, as lead agency, has fulfilled its obligations under AB 52 to engage in tribal consultation with all other tribal governments.

Therefore, as of the date of this Initial Study, less than significant impacts are identified or anticipated, and no mitigation measures are required.

3.19 UTILITIES AND SERVICE SYSTEMS

19. UTILITIES/SERVICE SYSTEMS.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Require or result in the relocation or construction
of new or expanded water, wastewater
treatment, or storm water drainage, electric
power, natural gas, or telecommunications
facilities, the construction or relocation of which
could cause significant environmental effects?
,�
•
(b)
Have sufficient water supplies available to serve
the project and reasonably foreseeable future
development during normal, dry and multiple dry
years?
1 •
(c)
Result in a determination by the wastewater
treatment provider which serves or may serve
the project that it has adequate capacity to serve
the project's projected demand in addition to the
provider's existing commitments?
■
■
0 ■
(d)
Generate solid waste in excess of State or local
standards or in excess of the capacity of local
infrastructure, or otherwise impair the attainment
of solid waste reduction goals?
L
•
Santiago Holdings, LLC

86 Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

19. UTILITIES/SERVICE SYSTEMS.

Would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(e)
Comply with federal, state, and local
management and reduction statutes and
regulations related to solid wastes?
■
■
0 ■

3.19.1 Environmental Setting
The City is serviced by the Beaumont/Cherry Valley Water District (BCVWD) for water treatment and delivery system. The City of Beaumont Wastewater Treatment Plant recycles wastewater made available to the community. Electrical service is provided by Southern California Edison.

The Southern California Gas Company (SCG) provides basic residential and business gas services with no constraints to substantial future development. Landfill and recycling services are provided by Waste Management.

3.19.2 Impact Analysis
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or expansion of which could cause significant environmental effects?
Less than Significant Impact. New development in the City is required to connect to the City's sanitary sewer system. All sewage generated within the City is treated at the City -owned Beaumont Wastewater Treatment Plant No. 1 (WWTP). The Proposed Project will connect to an existing 12 -inch sewer line in Oak Valley Parkway that provides sewer service to the area.

The Beaumont -Cherry Valley Water District (BCVWD) will provide water service to the Proposed Project. A Will -Serve letter, dated October 16, 2023, was provided by BCVWD.

There are 10 -inch and 12 -inch water lines along Oak Valley Parkway and 12 -inch water lines along Beaumont Avenue that the Proposed Project can connect to. Implementation of the Proposed Project would not require the construction of new water or wastewater treatment facilities or existing facilities.

The Riverside County Flood Control and Water Conservation District (RCFCWCD) Master Drainage Plan (MDP) for the Beaumont Area addresses the drainage problems of the City and City's SOI and provides an economical plan that considers flood protection for both existing and future development. The Beaumont MDP encompasses approximately 34 square miles of incorporated and unincorporated land in and around the City. Generally, the MDP boundary limits are the community of Oak Glen to the north, Highland Springs Avenue to the east, Beaumont City limits to the south, and Interstate 10 and Wildwood Canyon to the southwest and northwest, respectively. Underground infiltration basins would detain the incremental increase in storm runoff from the Proposed Project. Therefore, no construction or expansion of stormwater drainage facilities are required with implementation of the Proposed Project.

SCE will provide basic electrical services to the Project Site. There are existing power poles along Oak Valley Parkway that the Proposed Project can connect to. The estimated electricity demand for the Proposed Project is approximately 860,531 kWh per year. In 2021, the non- residential sector of the County of Riverside consumed approximately 8,257 million kWh of Santiago Holdings, LLC 87

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
electricity. As concluded in Section 3.6, the increase in electricity demand from the Proposed Project is insignificant compared to the projected electricity demand for the non-residential sector of the County of Riverside.

The Project Site would be serviced by SoCalGas's existing natural gas distribution system that serves the general area of the Project Site. There are existing gas valves along Oak Valley Parkway that the Proposed Project can connect to. The estimated natural gas consumption for the Proposed Project is approximately 1,539,062 kBTU per year. In 2021, the non-residential sector of the County of Riverside consumed approximately 144 million therms of gas. The existing SoCalGas facilities are expected to sufficiently serve the increased demand of natural gas.

The Proposed Project would be served by Verizon for telephone service and Charter Communications for cable. Neither provider is anticipated to fall short of services for potential customers. The Proposed Project's demand for telecommunication services is not significant enough to require relocation or construction of facilities.

Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.
b) Would the project have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal dry and multiple dry years? Less than Significant Impact. The Project Site will be serviced by the Beaumont -Cherry Valley Water District (BCVWD). The BCVWD's 2020 Urban Water Management Plan (UWMP) estimated the City's water supplies and demand from 2020 and projected supplies and demand through 2045. At the time the UWMP was prepared, the estimated population served by the District was 59,000. The City of Beaumont is currently experiencing rapid growth and is expected to nearly double in population by 2045.43 As part of the District's 2020 UWMP update, an analysis was performed to assess the potential water supplies available over the next 25 years under normal conditions, as well as the supply conditions during single and multiple dry years. The BCVWD can anticipate a surplus in supply over the next 25 years under normal conditions. During single dry year and multiple dry years conditions, it is expected that the District's supply will need to be supplemented with water from the storage account in the Beaumont Basin.44
The Proposed Project is estimated to have a demand of 25.13 acre-feet per year (AFY) of water.45 90% of water used for the proposed car wash would be recycled. The 2040 General Plan proposes a maximum of 40,849 residential dwelling units and based on development at a typical non-residential intensity, is anticipating approximately 33,075,597 square feet of non- residential uses (i.e. retail/service, office, industrial) in the 2040 General Plan area at 100 percent build -out. The 2020 UWMP incorporates the 2040 General Plan.46 43 Beaumont -Cherry Valley Water District. 2020 Urban Water Management Plan. September 2021. 44 Beaumont -Cherry Valley Water District. 2020 Urban Water Management Plan. September 2021. "Based on factor of 3.50 AFY per acre for commercial uses. County of Riverside Environmental Impact Report No. 521. Table 4.19 -BI. February 2015.
46 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Page 5.18-35. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ Santiago Holdings, LLC 88

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

The Project Site has a current Zoning of Commercial Neighborhood (CN), and the Proposed Project would be consistent with this 2040 General Plan designation. Any increase in water demand resulting from the development and operation of the proposed uses would have been accounted for in BCVWD's UWMP.

Compliance with BCVWD's development conditions, if any, will ensure that the Proposed Project does not substantially decrease groundwater supplies or interfere substantially with groundwater recharge. The Proposed Project is required to conform to the City of Beaumont and County of Riverside Landscaping Standards that pertain to water efficient landscape requirements. Less than significant impacts are identified or anticipated, and no mitigation measures are required.
c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?
Less than Significant Impact. The Proposed Project has a 2040 General Plan land designation of Commercial Neighborhood, and its development is included in the City's projected future growth.

The WWTP is in the process of a capacity expansion from 4.0 million gallons per day (mgd) to 6.0 mgd in order to serve the projected City population for the next 20 years. The future capacity of 6.0 mgd could be reached around 2038 assuming the current City growth rate, which would be a conservative assumption since development would typically slow as the City approaches buildout. Maximum flow to the WWTP, beyond the 20 -year planning period, is projected to be 8.0 mgd. To this end, the WWTP has been developed in a "modular" fashion by which capacity can be economically and efficiently increased with additional trains of process equipment.47 The Proposed Project would generate an estimate of 8,592 gallons per day (gpd).48 This increase in wastewater generated would account for approximately 0.2% of the WWTP's current capacity.

It is the City's responsibility to provide sufficient wastewater conveyance and treatment services to customers within its service area. With the City's current WWTP expansion, the City is anticipated to have adequate treatment capacity for current and future residents until approximately 2038. The WWTP discharge permit with the Santa Ana RWQCB stipulates that a capacity expansion will be needed when the influent flow reaches a certain proportion of the maximum design capacity (typically 75 percent). Because additional treatment capacity may be needed in the future, the proposed 2040 General Plan policies for Community Facilities and Infrastructure Goal 7.5 will ensure the City continues monitoring influent rates at the wastewater treatment plant as new development projects are proposed, and coordinates treatment capacity expansion as needed. Furthermore, the proposed 2040 General Plan policies for Land Use and Design Goal 3.2 will ensure that there will be adequate water and wastewater system capacity to meet projected demand, and the City will continue to implement comprehensive water and wastewater management programs and ensure that 47 City of Beaumont. Beaumont General Plan 2040 Draft PEIR. Page 5.18-36. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ 48 Based on factor of 1200 gpd per acre for commercial uses. County of Riverside Environmental Impact Report No. 521. Table 4.19-BJ. February 2015.

Santiago Holdings, LLC 89

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
future developments pay their fair share for any needed infrastructure improvements.

Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
d) Would the project generate solid waste in excess of State or local standards or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
Less than Significant Impact. The City is within the service area of the Lamb Canyon Landfill, located just south of the City and operated by the Riverside County Department of Waste Resources (RCDWR). Waste generated within the City is also taken to other Riverside County landfills, as well as various landfills throughout the state. Disposal of the municipal waste generated within the General Plan Area, of which the Proposed Project is included, is ultimately the responsibility of the County of Riverside. As such, the County will direct municipal wastes to any of the available disposal sites. This could be accomplished through direct transport to an alternative landfill, or through the construction and operation of a transfer facility. Wastes generated under buildout conditions will be directed to landfills with available capacity, as determined by the County. As part of its long-range planning and management activities, the RCDWR ensures that Riverside County has a minimum of 15 years of capacity, at any time, for future landfill disposal. The 15 -year projection of disposal capacity is prepared each year by as part of the annual reporting requirements for the Countywide Integrated Waste Management Plan (CIWMP).

Riverside County General Plan EIR No. 521 uses the following solid waste generation factor for commercial development: 2.4 tons per 1,000 square feet per year. The Proposed Project includes the development of 39,801 SF of commercial uses. These proposed structures are anticipated to generate approximately 95.5 tons of solid waste annually. The Project Site has a current zoning of Commercial Neighborhood, and the Proposed Project would be developed in accordance with the requirements of this zoning. Solid waste generation from the Proposed Project was accounted for in the 2040 General Plan and the City's expected increase in waste generation. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
Less than Significant Impact. Riverside County General Plan EIR No. 521 uses the following solid waste generation factor for commercial development: 2.4 tons per 1,000 square feet per year. The Proposed Project includes the development of 39,801 SF of commercial uses.

These proposed structures are anticipated to generate approximately 95.5 tons of solid waste annually.

The CIWMP was prepared in accordance with the California Integrated Waste Management Act of 1989 (AB 939). The SRRE is included in the CIWMP and analyzes the local wastestream to determine where to focus diversion efforts, including programs and funding.

The City of Beaumont requires all development to adhere to all source reduction programs set forth in the SRRE for all the disposal of solid waste including yard waste. The Proposed Project would adhere to the SRRE and comply with all other applicable local, State, and federal solid waste disposal standards. Therefore, less than significant adverse impacts are identified or anticipated, and no mitigation measures are required.

Santiago Holdings, LLC 90

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

3.20 WILDFIRE

20. WILDFIRE.

If located in or near state responsibility
areas or lands classified as very high fire
hazard severity zones, would the project:

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Substantially impair an adopted emergency
response plan or emergency evacuation plan?
a
•
(b)
Due to slope, prevailing winds, and other factors,
exacerbate wildfire risks, and thereby expose
project occupants to, pollutant concentrations
from a wildfire or the uncontrolled spread of a
wildfire?
■
■
a
■
(c)
Require the installation or maintenance of
associated infrastructure (such as roads, fuel
breaks, emergency water sources, power lines
or other utilities) that may exacerbate fire risk or
that may result in temporary or ongoing impacts
to the environment?

•
(d)
Expose people or structures to significant risks,
including downslope or downstream flooding or
landslides, as a result of runoff, post -fire slope
instability, or drainage changes?
a
•

3.20.1 Environmental Setting
Beaumont has been identified by CAL FIRE as being located within a "wildland-urban interface".

The "wildland-urban interface" includes areas where homes or structures are intermixed with wildlands, which creates high wildfire risk. Historically, several fires have occurred in the wildland- urban interface in Riverside County and the threat intensifies under the Santa Ana winds and other extreme fire weather conditions.49

3.20.2 Impact Analysis
a) Would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
Less than Significant Impact. The Project Site is located on the northwest corner of Oak Valley Parkway and Beaumont Avenue. The 2040 General Plan Circulation Element provides for appropriate evacuation routes and circulation throughout the General Plan Area to facilitate rapid response to emergency situations. The portion of these roads along the Project Site are considered evacuation routes.50 The City has an adopted Emergency Operations Plan (EOP) and Standardized Emergency Management System (SEMS)/National Incident Management System (NIMS). This plan establishes the emergency organization, assigns tasks, specifies policies and general procedures, and provides for coordination of planning efforts of the various emergency staff and service elements. It is an extension of the State Emergency Plan.51 New development plans are subject to review and approval by the RCFD, thereby ensuring that the Proposed Project does not interfere with evacuation. The City and Riverside 49 City of Beaumont. 2040 General Plan. Page 230.
5° City of Beaumont. 2040 General Plan. Figure 9.2 Evacuation Routes. 51 City of Beaumont. 2040 General Plan. Page 224.

Santiago Holdings, LLC 91

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

County Fire Department established certain design standards to ensure that site planning and building design consider public safety and fire prevention; these standards include requirements governing emergency access. During construction, the contractor would be required to maintain adequate emergency access for emergency vehicles as required by the City and County. Access to the Project Site would be provided via two driveways along Beaumont Avenue and two driveways along Oak Valley Parkway. Site access for operations would be subject to approval of the Site Plan by the City. Therefore, less than significant impacts are anticipated, and no mitigation measures are required. b) Would the project, due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
Less than Significant Impact. Proposed development under the General Plan is subject to environmental and building permit review procedures to ensure adequate and appropriate site design and construction methods are implemented to reduce the risk of wildland fires. For new development, the creation of defensible areas around building structures, and use of fire- resistant building materials will provide protection from wildland fires. Moreover, the Project Site does not lie within a Very High Fire Hazard Severity Zone (VHFHSZ) and is not in area considered a wildland fire risk.52 The implementation of the Proposed Project would eliminate the existing ruderal vegetation, and providing a paved foundation and irrigated landscaping.

Riverside County Fire Department (RCFD) will review the final design to ensure the mitigation of fire hazards and minimal impacts to the environment. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required. c) Would the Project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? Less than Significant Impact. The Proposed Project would not include the installation of utilities but connect with service laterals to existing water, sewer, and power mains. As stated previously, the Project Site is not located within a Very High Fire Hazard Severity Zone. The Proposed Project would include buildings with fire safety and fire suppression design elements, and proper landscaping as to not exacerbate wildfire risks. Therefore, no significant impacts are identified or anticipated, and no mitigation measures are required. d) Would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post -fire slope instability or drainage changes?
Less than Significant Impact. The Project Site would be graded, and therefore the Proposed Project would not be subject to post -fire slope instability. The westernmost parcel will not be encroached upon to provide a buffer between Marshall Creek and the Proposed Project. The implementation of associated storm water BMPs will ensure that the Proposed Project appropriately conveys storm water runoff without affecting upstream or downstream drainage characteristics. The Proposed Project would retain the incremental increase in site -generated runoff. As a result, the Proposed Project will not expose people or structure to significant risks, 52 City of Beaumont. 2040 General Plan. Figure 9-3 Fire Hazard Severity Zone Map.

Santiago Holdings, LLC 92

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
such as downslope flooding or landslides. Therefore, less than significant impacts are identified or anticipated, and no mitigation measures are required.

3.21 MANDATORY FINDINGS OF SIGNIFICANCE

21. MANDATORY FINDINGS OF SIGNIFICANCE.

Potentially
Significant
Impact
Less than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
(a)
Does the project have the potential to
substantially degrade the quality of the
environment, substantially reduce the habitat of
a fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, •
threaten to eliminate a plant or animal
community, substantially reduce the number or
restrict the range of a rare or endangered plant
or animal or eliminate important examples of the
major periods of California history or prehistory?

(b)
Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project •
are considerable when viewed in connection with
the effects of past projects, the effects of other
current projects, and the effects of probable
future projects?)

0 (c)
Does the project have environmental effects
which will cause substantial adverse effects on
human beings, either directly or indirectly?
■
0 ■
■

3.21.1 Impact Analysis
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less than Significant with Mitigation Incorporated. In February 2018, a Biological Resources Assessment (BRA) and Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP) Consistency Analysis was prepared for the Proposed Project by Jericho Systems, Inc. An updated Biological Resources Assessment, Jurisdictional Waters Assessment, and Burrowing Owl Habitat Survey report, dated March 30, 2021, was prepared to provide information for the 2018 and 2021 efforts and document any changes in literature reviews or site conditions that may have occurred between the 2018 and 2021 efforts. Nine sensitive species and four sensitive habitats have been documented in the Beaumont and El Casco USGS 7.5 -minute series quadrangles. Although not a State- or federally -listed as threatened or endangered species, burrowing owl (Athene cunicularia) are considered a State and federal Species of Special Concern (SSC) and are a migratory bird protected by the international treaty under the Migratory Bird Treaty Act of 1918 and by State law under the California Fish and Game Code. Based on site conditions, the likelihood of burrowing owl is low, and the species is currently absent. However, to ensure that there are no impacts to burrowing owl, Mitigation Measure BIO-1 shall be implemented.

Santiago Holdings, LLC 93

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

The MBTA provides protection for nesting birds that are both residents and migrants whether or not they are considered sensitive by resource agencies. Vegetation suitable for nesting birds does exist within and adjacent to the Project Site and most birds are protected by the MBTA. Therefore, Mitigation Measure BIO-2 shall be implemented to avoid potential significant impacts to nesting birds. A Biological Resources Assessment and Western Riverside MSHCP Updated letter, dated February 12, 2023, was prepared for the Project Site by Jennings Environmental, LLC (Jennings) to determine the current site conditions at Project Site and document any changes from the previous study. As stated in the 2023 update letter, the Project Site appears to be largely unchanged from the previous report. Therefore, no additional mitigation measures are required.

A Historical/Archaeological Resources Survey Report, dated March 2, 2018, was prepared by CRM TECH for the Proposed Project. CRM TECH conducted a historical/archaeological resources records search, pursued historical background research, contacted Native American representatives, and carried out an intensive -level field survey of the entire Project Site. During the survey, a concrete slab foundation and a few fragments of broken concrete were noted in the Project Site, representing the remains of two apparent rural residential complexes that dated to the early and mid -20th century. Retaining no integrity to relate to the historic period and occurring without any associated artifact deposits, these minor, fragmented, and ubiquitous structural remains demonstrate no potential to meet the criteria for listing in the California Register of Historical Resources, and are therefore not considered potential "historical resources." No other features of prehistoric or historical origin were encountered throughout the course of the study. Based on these findings, CRM TECH recommends to the City of Beaumont a conclusion of No Impact on cultural resources.

However, there is always a potential for unanticipated discovery of cultural resources during the execution of the Proposed Project. Therefore, Mitigation Measure CR-1 is recommended to avoid the potential to eliminate important examples of the major periods of California history or prehistory.
b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects?) Less than Significant with Mitigation Incorporated. Cumulative impacts are defined as two or more individual affects that, when considered together, are considerable or that compound or increase other environmental impacts. The cumulative impact from several projects is the change in the environment that results from the incremental impact of the development when added to the impacts of other closely related past, present, and reasonably foreseeable or probable future developments. Cumulative impacts can result from individually minor, but collectively significant, developments taking place over a period. The CEQA Guidelines, Section 15130 (a) and (b), states:
(a) Cumulative impacts shall be discussed when the project's incremental effect is cumulatively considerable.
(b) The discussion of cumulative impacts shall reflect the severity of the impacts and their likelihood of occurrence, but the discussion need not provide as great detail as is provided of the effects attributable to the project. The discussion should be guided by the standards of practicality and reasonableness.

Santiago Holdings, LLC 94

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

Air Quality
There are a number of cumulative projects in the area that have not yet been built or are currently under construction. Since the timing or sequencing of the cumulative projects is unknown, any quantitative analysis to ascertain daily construction emissions that assumes multiple, concurrent construction projects would be speculative. Further, cumulative projects include local development as well as general growth within the area. However, as with most development, the greatest source of emissions is from mobile sources, which travel well out of the local area. Therefore, from an air quality standpoint, the cumulative analysis would extend beyond any local projects and when wind patterns are considered would cover an even larger area. The SCAQMD recommends using two different methodologies: (1) that project - specific air quality impacts be used to determine the potential cumulative impacts to regional air quality; and (2) that a project's consistency with the current AQMP be used to determine its potential cumulative impacts.

The project area is out of attainment for ozone, PM10, and PM2.5. Construction and operation of cumulative projects will further degrade the local air quality, as well as the air quality of the South Coast Air Basin. The greatest cumulative impact on the quality of regional air cell will be the incremental addition of pollutants mainly from increased traffic volumes from residential, commercial, and industrial development and the use of heavy equipment and trucks associated with the construction of these projects. Air quality will be temporarily degraded during construction activities that occur separately or simultaneously. However, in accordance with the SCAQMD methodology, projects that do not exceed the SCAQMD criteria or can be mitigated to less than criteria levels are not significant and do not add to the overall cumulative impact. This applies to TACs as well, as the SCAQMD does not have any cumulative TAC thresholds; therefore, projects that do not exceed the SCAQMD TAC threshold criteria or can be mitigated to less than criteria levels are not significant and do not add to the overall cumulative impact. A significant impact may occur if a project would add a cumulatively considerable contribution of a federal or state non -attainment pollutant.

Proposed Project operations would generate emissions of NOx, ROG, CO, PM10, and PM2.5, which, would not exceed the SCAQMD regional or local thresholds and would not be expected to result in ground level concentrations that exceed the NAAQS or CAAQS. The Proposed Project will not be a source of significant TACs and will not cause significant cancer or non - cancer -related health risks. Since the Proposed Project would not introduce any substantial stationary sources of emissions, CO is the benchmark pollutant for assessing local area air quality impacts from post -construction motor vehicle operations. As indicated earlier, no violations of the state and federal CO standards are projected to occur for the Proposed Project, based on the magnitude of traffic the Proposed Project is anticipated to create.

Therefore, operation of the Proposed Project would not result in a cumulatively considerable net increase for nonattainment of criteria pollutants or ozone precursors, or TACs. As a result, the Proposed Project would result in a less than significant cumulative impact for operational emissions.

Greenhouse Gas
Although the Proposed Project is expected to emit GHGs, the emission of GHGs by a single project into the atmosphere is not itself necessarily an adverse environmental effect. Rather, it is the increased accumulation of GHG from more than one project and many sources in the atmosphere that may result in global climate change. Therefore, in the case of global climate change, the proximity of the project to other GHG emission generating activities is not directly Santiago Holdings, LLC 95

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.
relevant to the determination of a cumulative impact because climate change is a global condition. According to CAPCOA, "GHG impacts are exclusively cumulative impacts; there are no noncumulative GHG emission impacts from a climate change perspective." The resultant consequences of that climate change can cause adverse environmental effects. A project's GHG emissions typically would be very small in comparison to state or global GHG emissions and, consequently, they would, in isolation, have no significant direct impact on climate change.

The state has mandated a goal of reducing statewide emissions to 1990 levels by 2020, even though statewide population and commerce are predicted to continue to expand. In order to achieve this goal, CARB is in the process of establishing and implementing regulations to reduce statewide GHG emissions. Consistent with CEQA Guidelines Section 15064h(3),31 the City, as lead agency, has determined that the project's contribution to cumulative GHG emissions and global climate change would be less than significant if the project is consistent with the applicable regulatory plans and policies to reduce GHG emissions.

As discussed in Section 3.8 — Greenhouse Gas Emissions, the Proposed Project is consistent with the Sustainable Beaumont Plan. Thus, given the Proposed Project's consistency with the Sustainable Beaumont Plan and SCAQMD's draft 3,000 MTCO2e per year threshold for all land uses, the Proposed Project would not conflict with any applicable plan, policy, or regulation of an agency adopted for the purpose of reducing the emissions of GHGs. Given this consistency, it is concluded that the Proposed Project's incremental contribution to greenhouse gas emissions and their effects on climate change would not be cumulatively considerable.
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less than Significant with Mitigation Incorporated. Mitigation Measure N-1 restricts car wash and car wash vacuuming hours to daytime hours only and would mitigate Proposed Project operational noise impacts to less than significant level.

The City of Beaumont, as is the case for most of Southern California, is located within a seismically active region. The Project Site is located within a County of Riverside designated fault zone study area, but not within a state designated Alquist Priolo Earthquake Fault Zone.

In addition, two active faults traverse the Project Site. Implementation of the recommendations identified in the geotechnical report would ensure that no significant impacts due to geologic hazards occur with development of the Proposed Project.

Santiago Holdings, LLC 96

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

REFERENCES
Riverside County International Technology. Map My County. Accessed periodically.

Federal Emergency Management Agency. National Flood hazard Layer City of Beaumont. 2040 General Plan Update.
https://www.beaumontca.gov/DocumentCenter/View/36620/Beaumont-GPU-Public-Draft .

Accessed periodically.

California Department of Conservation. Fault Activity Map of California (2010). http://maps.conservation.ca.gov/cgs/fam/ .

California Department of Conservation, Division of Land Resource Protection. Farmland Mapping and Monitoring Program. Accessed July 13, 2021.

Department of Toxic Substances Control. Hazardous Waste and Substances site list. Accessed 10/1/2020.

City of Beaumont. Beaumont General Plan 2040 Draft PEIR. https://www.beaumontca.gov/DocumentCenter/View/36627/DEIR-090720/ . Accessed periodically.

California Energy Commission. Tracking Progress.
https://www.energy.ca.gov/sites/default/files/2019-05/energy efficiency.pdf. Accessed 11/4/2020.

California Energy Commission. 2019 Building Energy Efficiency Standards. https://ww2.energy.ca.gov/title24/2019standards/documents/2018 Title 24 2019 Building_Sta ndards FAQ.pdf. Accessed 11/20/2020.

Beaumont -Cherry Valley Water District. 2020 Urban Water Management Plan. September 2021.

Sustainable Beaumont: The City's Roadmap to Greenhouse Gas Reductions. https://www.beaumontca.gov/DocumentCenter/View/27815/Beaumont-Climate-Action- Plan?bidld=. Accessed 11/18/2020.

Riverside County Department of Waste Resources. Countywide Integrated Waste Management Plan. Accessed 10/18/2020.

Santiago Holdings, LLC 97

Beaumont Village Commercial
NWC Oak Valley Parkway & Beaumont Ave.

PROJECT -SPECIFIC REFERENCES
Casc Engineering and Consulting. Project Specific Water Quality Management Plan. Prepared January 6, 2021; Revised May 10, 2022,December 9, 2022, and September 5, 2023.

Casc Engineering and Consulting. Preliminary Drainage Analysis for APN 404-190-001 and - 0003. Beaumont Village — Proposed Commercial Retail Center. Revised August 31, 2023.

CRM Tech. Historical/Archaeological Resources Survey Report. Match 2, 2018.

Ganddini Group, Inc. Beaumont Village Air Quality, Global Climate Change, TAC and Energy Impact Analysis. February 7, 2023.

Ganddini Group, Inc. Beaumont Village. Noise Impact Analysis. February 9, 2023, revised November 16, 2023.

Ganddini Group, Inc. Beaumont Village. Traffic Impact Analysis. January 16, 2024.

Jennings Environmental, LLC. Biological Resources Assessment and Western Riverside MSHCP Update for APNs 404-190-001 and -003. February 17, 2023, updated November 27, 2023.

Jericho Systems, Inc. Biological Resources Assessment and Jurisdictional Waters Assessment & Burrowing Owl Habitat Survey. March 30, 2021.

Jericho Systems, Inc. Western Riverside County Multiple Species Habitat Conservation Plan Consistency Analysis. March 30, 2021.

LRO Geotechnical Group, Inc. Preliminary Geotechnical and Infiltration Feasibility Investigation Proposed Retail Development. April 7, 2020.

Santiago Holdings, LLC 98

MITIGATION MONITORING REPORTING PROGRAM
Project: Beaumont Village Shopping Center 11867 Beaumont Ave.

Lead Agency: City of Beaumont
Applicant: Santiago Holdings, LLC
Date: April 2024
Mitigation Measures No. /
Implementing Action
Biological Resources
Party Responsible
for Implementation
Implementation
Timing
Party Responsible
for Monitoring
Verified Date
/Initials
BIO-1: Pre -construction burrowing owl surveys shall be Project Applicant/
No less than 14
City of Beaumont
conducted no less than 14 days prior to the start of Project- related activities and within 24 hours prior to ground
disturbance, in accordance with the Staff Report on
Burrowing Owl Mitigation (CDFG 2012 or most recent
version). Pre -construction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Qualified Biologist
days prior to the
start of Project -
related activities
and within 24
hours prior to
ground
disturbance
Mitigation. If the pre -construction surveys confirm occupied burrowing owl habitat, Project activities shall be
immediately halted. The California Department of Fish and Wildlife (CDFW) shall be notified of burrowing owl survey results within 48 hours of detection. The qualified biologist shall coordinate with CDFW and U.S. Fish and Wildlife
Service to conduct an impact assessment to develop
avoidance and minimization measures to be approved by
CDFW prior to commencing Project activities.

BIO-2: Regardless of the time of year, nesting bird surveys Project Applicant/
Within three days
City of Beaumont
shall be conducted by a qualified avian biologist within three days prior to vegetation clearing or ground
disturbance activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a Nesting Bird Plan (NBP) shall be prepared and implemented by the qualified avian biologist. At a
minimum, the NBP shall include guidelines for addressing active nests, establishing buffers, ongoing monitoring, establishment of avoidance and minimization measures,
and reporting. The size and location of all buffer zones, if required, shall be based on the nesting species,
individual/pair's behavior, nesting stage, nest location, its sensitivity to disturbance, and intensity and duration of the disturbance activity. To minimize impacts to nesting birds, Qualified Biologist
pars A 7 of
prior to ground
disturbing
activities
1 7'n

Mitigation Measures No. /
Implementing Action
any grubbing or vegetation removal should occur outside peak breeding season (typically February 1 through
September 1).

Party Responsible
for Implementation
Implementation
Timing
Party Responsible
for Monitoring
Verified Date
/Initials
BIO-3: Best Management Practices
Project
During
City of Beaumont

1.Water pollution and erosion control plans shall be
developed and implemented in accordance with
Applicant/Contractor
construction
RWQCB requirements.

2.The footprint of disturbance shall be minimized to the maximum extent feasible. Access to sites shall be
via pre-existing access routes to the greatest
extent possible.

3.The upstream and downstream limits of projects
disturbance plus lateral limits of disturbance on
either side of the stream shall be clearly defined
and marked in the field and reviewed by the
biologist prior to initiation of work.

4.Projects should be designed to avoid the placement
of equipment and personnel within the stream
channel or on sand and gravel bars, banks, and
adjacent upland habitats used by target species of
concern.

5.Projects that cannot be conducted without placing
equipment or personnel in sensitive habitats
should be timed to avoid the breeding season of
riparian identified in MSHCP Global Species
Objective No. 7.

6.Equipment storage, fueling, and staging areas shall
be located on upland sites with minimal risks of
direct drainage into riparian areas or other
sensitive habitats. These designated areas shall
be in such a manner as to prevent any runoff from
entering sensitive habitat. Necessary precautions
shall be taken to prevent the release of cement or
other toxic substances into surface waters. Project
related spills of hazardous materials shall be
reported to appropriate entities including but not
limited to applicable jurisdictional city, FWS, and
CDFG, RWQCB and shall be cleaned up
immediately and contaminated soils removed to
approved disposal areas.

7.Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris
material shall not be stockpiled within the stream
channel or on its banks.

Parrs R77 of
17 (1

Mitigation Measures No. /
Implementing Action

8.The removal of native vegetation shall be avoided
and minimized to the maximum extent practicable.

Temporary impacts shall be returned to pre-
existing contours and revegetated with appropriate
native species.

9.To avoid attracting predators of the species of
concern, the project site shall be kept as clean of
debris as possible. All food related trash items
shall be enclosed in sealed containers and
regularly removed from the site(s).

10.Construction employees shall strictly limit their
activities, vehicles, equipment, and construction
materials to the proposed project footprint and
designated staging areas and routes of travel. The
construction area(s) shall be the minimal area
necessary to complete the project and shall be
specified in the construction plans. Construction
limits will be fenced with orange snow screen.

Exclusion fencing should be maintained until the
completion of all construction activities. Employees
shall be instructed that their activities are restricted to the construction areas.

11.The Permittee shall have the right to access and
inspect any sites of approved projects including
any restoration/enhancement area for compliance
with project approval conditions including these
BMPs.

Party Responsible
for Implementation Implementation
Timing
Party Responsible Verified Date
for Monitoring /Initials
Cultural Resources
CR-1: A qualified archaeologist shall oversee excavations in the younger alluvial deposits during the first two days of ground disturbance. If the archaeologist determines it
necessary, an archaeological monitoring program shall be implemented. The monitoring program shall be in
accordance with current professional guidelines and
protocols. The program should be flexible and account for changes in findings by treating resources in a professional manner and evaluated in accordance with current CEQA
criteria. Compliance shall be ensured by the qualified
Archaeologist and the City.

CR-2: If, at any time, human remains or suspected human remains are identified within the Project Site, the
Contractor will halt work in the immediate vicinity of the find and establish a buffer zone around the find. If the
Project Applicant/
Qualified
Archaeologist
During first two
days of
excavation into
younger alluvial
deposits; longer
if resources
discovered
City of Beaumont
Project
Applicant/Contractor
/ Qualified
Archaeologist 678 o
During ground
disturbing
activities
City of Beaumont

Mitigation Measures No. /
Implementing Action
archaeological consultant is on -site, the archaeological consultant will oversee the level of protection. The City will be immediately notified and the City will contact the County Coroner (within 24 hours). The Coroner has the authority to examine the find in situ and make a determination as to the nature of the find:

A)If the remains are determined to be human, the
Coroner will determine whether or not they are
likely of Native American origin. If so, the Coroner
will contact the Native American Heritage
Commission and the Commission will name the
Most Likely Descendent (MLD). In consultation
between the City, Property Owner, MLD, and
consulting archaeologist, the disposition of the
remains will be defined. If there is a conflict, the
Native American Heritage Commission with act as
a mediator.

B)If the remains are determined to be archaeological,
but not of Native American origin, the City,
Property Owner and archaeological consultant will
determine the management of the find and the
removal from the site. The Property Owner would
be responsible for any costs related to the
removal, analysis, and reburial.

C)If the remains are determined to be of forensic
value, the Coroner will arrange for the removal of
the remains and oversee the analysis and
disposition.

Geology and Soils
Party Responsible
for Implementation Implementation
Timing
Party Responsible Verified Date
for Monitoring /Initials
GEO-1: If substantial excavations are planned within the Project Site, the Project Applicant shall retain a qualified paleontologist to determine if the older Quaternary deposits are being disturbed, and if paleontological monitoring is warranted. In the event of inadvertent paleontological
findings, all work within a 100 -foot radius of the discovery shall halt near the find until a qualified paleontologist can assess the significance of the find. If the resource is found to be significant then a data recovery program shall be
implemented by the qualified paleontologist. Identification of any paleontological resources shall include documentation and reporting with the appropriate paleontological data repository. The final disposition and location of any recovered materials shall be identified and funded by the Project Project
Applicant/Qualified
Paleontologist

During any
substantial
excavations into
older Quaternary
deposits.
1230
City of Beaumont

Mitigation Measures No. /
Implementing Action
Party Responsible
for Implementation
Implementation
Timing
Party Responsible
for Monitoring
Verified Date
/Initials
Applicant and approved by the City.

Hydrology
WQ-1: The Project Proponent shall implement all permanent, structural BMPs and Operations BMPs as listed in the final WQMP to be approved by the City. The Project Applicant
shall be responsible for the implementation and funding of the WQMP and will ensure that it is amended as appropriate to reflect up-to-date conditions on the Project Site.

Project Applicant/
Contractor
During ground
disturbing
activities and
during operations
City of Beaumont
Noise
N-1: Prohibit use of the car wash and associated vacuums between the hours of 10:00 PM and 7:00 AM. The hours of operation for the car wash would be limited to the hours between 7:00 AM and 10:00 PM.

Project Applicant/
Car Wash Tenant
During
operations
City of Beaumont

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL

BEAUMONT
PLANNING COMMISSION DATE: May 8, 2024
CONTINUED PLANNING COMMISSION DATE: June 12, 2024
CITY COUNCIL DATE: July 16, 2024
PROJECT NAME: Beaumont Village
PROJECT NO.: PP2019-0222, CUP2017-0010, CUP2019-0037, CUP2019-0038, PM2019-0006 (TPM37440), PLAN2022-0791 & ENV2019-0010
DESCRIPTION: A request for a plot plan to construct and operate A plot plan for a commercial shopping center with seven (7) buildings totaling 42,897 square feet including the fuel canopy and comprising of an 18,000 sq. ft. retail anchor building, four (4) quick service (QSR) drive-throughs restaurants, including 3,562 sq ft. of attached retail to one QSR, a carwash, and a gas station and 3,130 sq. ft. convenience store with a Type 20 ABC license. The applicant is also requesting a sign program and to subdivide 12.39 acres into seven (7) parcels and one (1) remainder parcel located on the northwest corner of Oak Valley Parkway and Beaumont Avenue in the Commercial Neighborhood zone.

APPLICANT: Ari Miller — Santiago Holdings, LLC
LOCATION: Northwest corner of Oak Valley Parkway and Beaumont Avenue APN: 404-190-001 & 404-190-003

PROJECT
Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition.

STANDARD CONDITIONS

1. The permit for the above referenced Plot Plan PP2019-0222, Conditional Use Permits CUP2017-0010, CUP2019-0037, CUP2019-0038, Tentative Parcel Map 37740 (PM2019-0006) and a Sign Program PLAN2022-0791, and property consists of all Conditions of Approval herein.

2. The use hereby permitted is the construction of a commercial shopping center with seven (7) buildings totaling 42,897 square feet including the fuel canopy and comprising of an 18,000 sq. ft. retail anchor building, layout only four (4) quick service (QSR) drive-throughs restaurants, including 3,562 sq ft. of attached retail to one QSR, a carwash, and a gas station and 3,130 sq. ft. convenience store with a Type 20 ABC license. The applicant is also requesting a sign program and to

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 2
subdivide 12.39 acres into seven (7) parcels and one (1) remainder parcel located on the northwest corner of Oak Valley Parkway and Beaumont Avenue 12.39 - acres located on Assessor Parcel Numbers 404-190-001 & 404-190-003.

3. The permittee shall defend, indemnify, and hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning PP2019-0222, CUP2017-0010, CUP2019-0037, CUP2019-0038, PM2019-0006 (TPM37440), PLAN2022-0791 & ENV2019-0010.

The City of Beaumont will promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense.

If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully in the defense, the permittee shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont.

4. This approval is subject to the City of Beaumont Municipal Code Section 17.02.070 Plot Plans are subject to timing specified in Sections (I) Plot Plan Time Limits, and (J) Plot Plan Lapse in Time.

5. This approval is subject to the City of Beaumont Municipal Code Section 17.02.100 Conditional Use Permits and is subject to timing specified in Sections (J) Conditional Use Permit Time Limits, (K) Conditional Use Permit Lapse in Time, (L) Conditional Use Permit Renewal and (M) Lapsing in Conditional Use Permit.

6. This conditionally approved tentative map will expire two (2) years after the original approval date, unless extended as provided by the Beaumont Municipal Code, the State Subdivision Map Act or by a development agreement. Action on a minor change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is required.

7. The development and uses entitled pursuant to the permit shall comply with the Beaumont Municipal Code and all other applicable City of Beaumont ordinances and state and federal codes. The development of the premises shall conform substantially with that as shown on the approved site plan, unless otherwise amended by these conditions of approval.

8. Administrative Plot Plan and business license application review and approval are required prior to building permit final.

9. Final inspections will be required prior to the start of operations by the City of Beaumont Departments including the office of the Fire Marshall and the Riverside County Flood Control District. All inspections shall be performed and approved

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 3
before a Certificate of Occupancy is issued.

10. If any of the conditions of approval are violated, or if the use otherwise becomes a public nuisance as set forth in the Beaumont Municipal Code, the Plot Plan permit may be revoked as prescribed in the Municipal Code.

11.A valid business license shall be maintained in force at all times.

12. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the existing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modification or revocation thereof.

13. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke the permit if nuisance conditions result from the operation.

14. The project shall comply with the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50.

15.Outdoor storage of motor vehicles is prohibited that is not consistent with the standard operation of the business.

16. No vehicles may be parked on sidewalks, parkways, driveways, or alleys.

17. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Public Works Department, and any other necessary departments or agencies.

18.A sign program has been included as part of this project but will require Planning and Building sign permits prior to installation. All signage shall be developed in conformance with the zoning ordinance of the Beaumont Municipal Code, Chapter

17.07 or the Beaumont Village sign program.

19.AII landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, disease, vermin, and debris during the life of this project.

20. Prior to the issuance of a Building Permit, or Certificate of Occupancy (whichever occurs first), landscape plans shall be prepared by a Licensed Landscape Architect and submitted in conjunction with Building plan and this project shall be subject to

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 4
all the requirements listed in Chapter 17.06. The plans shall indicate species, sizes and spacing of all shrubs, groundcover, and trees.

21. Prior to the issuance of a Certificate of Occupancy, all off -site landscaping shall be installed, and irrigation shall be operational for the entire street frontages for the shopping center, on -site for each individual parcel.

22. The landscape plans shall include at a minimum size, 24" box trees on the northern and western property lines, and north of the private drive adjacent to the private drive consistent with the landscape plan dated March 10, 2022. All trees shall be a minimum size of a 24" box and shrubs shall be a minimum of at least 5 gallon in size. Off -site landscaping shall be enhanced subject to approval by the Community Development Director

23. Barbed wire, concertina and razor are strictly prohibited. Alternative toppers may be considered on a case -by -case basis, subject to approval by the Community Development Director.

24. An anti -graffiti coating shall be provided on all block walls, and written verification from the developer shall be provided to the City of Beaumont Planning Department.

25. Per Beaumont Municipal Code, Section 17.11.160.D.3, all structures, appurtenances, parking, and drive aisles shall be paved with asphalt or concrete.

26. Per Beaumont Municipal Code, Section 17.11.160.D.4, all outdoor facilities shall be in compliance with Chapter 8.50 Outdoor Lighting of the Beaumont Municipal Code.

27. All rooftop equipment and mechanical equipment shall be screened from public view and shall be demonstrated on the building plans.

Carwash — CUP2017-0010

28. The hours of operation for the approved use shall be 7am to 10pm for the car wash.

29. Noise from bells or loudspeakers shall not be audible beyond the property line at any time.

Service Stations — CUP2019-0037

30. The hours of operation for the gas station and convenience store shall be 24 -hour operation, 7 days a week.

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 5

31. Per Table 17.05-1 of the Beaumont Municipal Code, gasoline service stations are parked at a minimum of one (1) space per 200 square feet of gross floor area.

32. Municipal Code Section 8.50.080 identifies service stations as a special use zone in regard to lighting. Prior to the issuance of a Building Permit, the applicant shall demonstrate that the proposed lighting installation:

A. Is not within a Residential Lighting Zone;
B. Utilizes fully shielded, side shielded and internally shielded light fixtures to the maximum extent practicable; and
C. Includes measures to mitigate light trespass and artificial sky glow.

33.Outdoor lighting systems in the Commercial/Industrial zone shall be turned off or reduced in lighting by at least 50 percent beginning at 10:00 pm. or close of business, whichever is later, until dawn or the start of business, whichever is sooner.

When possible, the lighting system shall be turned off rather than reduced in lighting level. Lighting shall be equipped with controls for photocell on and time off.

34. All service station signage shall be developed in conformance with the zoning ordinance of the Beaumont Municipal Code, Section 17.07.110.D or the Beaumont Village sign program.

35. The hours of operation for the gas station, convenience store shall be a 24 -hour operation, 7 days a week.

36.Outdoor merchandise displays are not permitted as part of this project, with the exception of propane sales subject to plan check review and approval by the Planning, Fire and Building Departments.

37. No outdoor activities are permitted within the parking area without an approved Temporary Use Permit.

38.Outside operations shall be limited to the dispensing of petroleum products, water and air.

39. Outdoor storage of motor vehicles is prohibited.

40. No vehicles may be parked on sidewalks, parkways, driveways, or alleys.

41. No vehicles may be parked on the premises for the purpose of offer for sale.

42. Noise from bells or loudspeakers shall not be audible beyond the property line at any time.

43. Prior to the issuance of a Certificate of Occupancy, the applicant must complete and submit a hazardous waste generator application and obtain and operate under

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 6
a hazardous waste generator permit for the County of Riverside Department of Environmental Health.

Alcohol Sales CUP2019-0038

44. This permit shall be for the benefit of the applicant in whose name the permit was issued, for the specific approved location. The permit shall not be transferrable to another individual or location.

45. All signage shall be developed in conformance with the zoning ordinance of the Beaumont Municipal Code and Alcohol Beverage Control requirements.

46. Business license application review and approval are required prior to occupancy of the building or sales of any items.

47.Occupancy inspections will be required prior to the start of operations by the Building & Safety, Planning, Police, and Fire Departments. All inspections shall be performed and approved before a Certificate of Occupancy will be issued by the Building and Safety Department.

48. Exterior signage/advertisements promoting or indicating the availability of alcoholic beverages shall be prohibited. Exterior signage indicating the availability of alcoholic beverages shall be limited to the name of the business.

49. Exposed neon signage is strictly prohibited along the exterior windows. This includes "open/closed" sign for business.

BUILDING DEPARTMENT CONDITIONS

50.A legal address assigned by the Building Division will be required prior to submittal of any plan check documents to the Building Division. Please coordinate directly with Building for required application, fees, and documentation required. This address must be posted on the site at all times.

51. Address shall be posted in a manner approved by the Fire Chief of Riverside County or the Fire Chief's designee.

52. The proposed use requires construction drawings to be submitted to the Department of Building and Safety for plan review, building permits and building inspections.

53. Provide note on plans that "Dig Alert (811) shall be contacted prior to any excavation in accordance with government code section 4216".

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 7

54. All new structures shall be designed in conformance to the latest design standards adopted by the State of California in the California Building Standards Code, Title 24, California Code of Regulations (CBC, CRC, CEC, CMC, CPC and Green Building Standards) and City of Beaumont Ordinances including requirements for allowable area, occupancy separations, fire suppression systems, etc.

55. The proposed commercial buildings and site development requires construction drawings to be submitted to the Building Department for plan review, building permits and inspections.

56. Access, sanitary facilities, and parking shall comply with Title 24 Accessibility Requirements with the currently adopted California Building Code for Common Use Areas.

57. At least 1 accessible route shall be provided within the site from accessible parking spaces and accessible parking loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve.

If more than 1 route is provided, all routes must be accessible.

58. Accessible routes that are connected with adjoining parcels shall have an agreement for its maintenance.

59. Electronic plan submittals are required and shall be submitted to [email protected]

60. Sites subject to parcel line adjustments shall reflect the existing parcel lines and the proposed parcel lines and the distances to the structure accordingly. No permits will be issued by the Building Division until the recordation of such adjustments is received by the City of Beaumont.

61. Upon plan check submittal and after review of the submitted plans, specifications and documents, additional requirements may be required.

62. The proposed new development is subject to the payment of School Fees as required by law. The applicant is required to submit a Certificate of Compliance from the school district(s) to obtain building permits from the City.

63. Permit fees shall be paid in accordance to the City's adopted fee schedule at the time of building permit issuance.

64. The proposed new development is subject to the payment of Transportation Uniform Mitigation Fee (TUMF).

65. The proposed new development may be subject to the payment of Multiple Species Habitat Conservation Plan (MSHCP).

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 8

FIRE DEPARTMENT CONDITIONS
With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards:

66. Fire Protection Water Supplies/Fire Flow - Minimum fire flow for the construction of all buildings is required per CFC Appendix B. Prior to building permit issuance for new construction, the applicant shall provide documentation to show there exists a water system capable of delivering the required fire flow. Specific design features may increase or decrease the required fire flow.

67. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

68. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with CFC Appendix C and NFPA 24. Fire hydrants shall be located no more than 400 feet from all portions of the exterior of the building along an approved route on a fire apparatus access road, unless otherwise approved by the fire department. In areas where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1,000 feet along streets for transportation hazards. Fire hydrants shall be at least 40 feet from the building it is serving. A fire hydrant shall be located within 20 to 100 feet of the fire department connection for buildings protected with a fire sprinkler system. The size and number of outlets required for the approved fire hydrants are 4" x 2 '/z" x 2 '/2" (super hydrant). Reference CFC as amended and NFPA 24.

69. Fire Department Access - Fire apparatus access roads shall be provided within 150 feet of all exterior portions of buildings, unless otherwise approved by the fire department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding150 feet in length shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 45 feet outside radius and 21 feet inside radius.

The construction of the fire apparatus access roads shall be all weather and capable of sustaining 80,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

Reference CFC as amended and Riverside County Fire Department Policies and Standards.

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 9

70. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.

71.Addressing- All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Reference CFC as amended. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01

72. Fire Department Building Construction Plan Review - Submittal of construction plans to the Fire Department will be required. Final fire and life safety conditions will be addressed when the Fire Department reviews the plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Reference CFC as amended.

73. Fire Sprinkler System - All new commercial buildings and structures 3,600 square feet or larger will be required to install a fire sprinkler system. Reference CFC as amended.

74. Fire Alarm and Detection System - A water flow monitoring system and/or fire alarm system may be required as determined at time of building construction plan review.

Reference CFC as amended.

75. Traffic Calming Devices - Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Fire Code Official. Reference CFC as amended.

76. Gate Access - All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. These gates shall be provided with access to gate equipment or another method to open the gate if there is a power failure. (Manual gates shall not be locked unless a Knox padlock or Knox Box containing the key to the lock is installed in an approved location on the approach side of the gate). A pedestrian gate, if used to provide access, shall be a minimum 3 feet wide and provided with a Knox Box/Padlock if locked. Reference CFC as amended.

77. Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow.

Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 10

78. Identify all access easements to provide legal access to all parcels in the event parcels are sold.

79. Provide CC&RS that identifies the responsibility for maintaining all fire system and access to the system.

80. Provide CC&R's that identify the responsibility for maintenance of the required fire apparatus access to all buildings.

POLICE DEPARTMENT

81. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness.

82.AII exterior lighting on the site shall remain functional and be kept on during all hours of darkness. Exterior lighting shall be sufficient to illuminate the storefront during all hours of darkness. Any proposed outside lighting shall be in compliance with the City's Lighting Ordinance, Chapter 8.50, of the City of Beaumont Municipal Code.

83. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness.

84. Remove litter daily from the premises, adjacent sidewalks and parking lots under site's control and sweep/clean these areas weekly.

85. There shall be no loitering permitted on the premises. It is the responsibility of the applicant to enforce no loitering.

86. Police officers, sheriff's deputies, and ABC investigators are sworn law enforcement officers (peace officers) with powers of arrest. Whether in plain clothes or uniform, peace officers have the legal right to visit and inspect any licensed premises at any time during business hours without a search warrant or probable cause. It is legal and reasonable for licenses to exclude the public from some areas of the premises. However, licensees cannot and must not deny entry to, resist, delay, obstruct or assault a peace officer (Sections 25616, 25753, and 25755 B&P 148 and 241(b) PC).

87. Operating Standards, Retail — The following requirements apply:
a. Post "No Loitering" signs upon written notice from the ABC b. Remove graffiti from premises and parking lot.

88. Have no more than 33% of the windows covered with advertising or signs.

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 11

89. The applicant shall have security cameras operating at all times when the business is operating. Security camera quality, lighting and positioning must be capable of providing facial recognition in key areas in and around the facilities, including the parking lot area, during operational hours. During hours of operation, a staff member shall be present who has the authority to meet law enforcement's request to view and/or copy images captured on video surveillance system. All images must be recorded and retained for at least 30 days. The exact location and quantity of all security cameras shall be subject to approval by the Police Department prior to final occupancy or as approved by the Police Chief or his designee.

90. The applicant shall comply with all applicable local, county, state and federal regulations, including the City's Municipal Code and the California Business and Professions Code (B&P).

91. No alcoholic beverage shall be displayed or offered for sale outside the building or any public entrance.

PUBLIC WORKS — PP2019-0222

GENERAL

92. The following is a non -inclusive list of items that may be required by the Public Works Department:

A. Plans:
a. Precise Grading Plan
b. Erosion Control Plan
c. Retaining wall Plan (for line and grade only)
d. Composite Onsite Utility Plan
B. Reports and Studies:
a. Grading & Pad Certification
b. Compaction Report
c. Geotechnical Report w/ fault study
d. Stormwater Pollution Prevention Plan (SWPPP)
e. Final Hydrology and Hydraulics Report
f. Final Water Quality Management Plan (F-WQMP)
C. Permits and Agreements:
a. City Grading Permit
b. City Dirt Haul Permit
c. City Encroachment Permit
d. Permission to Grade and Construction agreements (if applicable) D. Fees: Prior to obtaining a building permit the applicant shall pay all applicable

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 12
development fees as indicated on the fee schedule, current at the time of permit, available from the City, including, but not limited to the following:
a. Fire Protection Impact
b. Police Facilities Impact
c. Public Facility
d. Streets and Bridges Impact
e. Traffic Signal Impact
f. Railroad X'ing Impact
g. General Plan
h. Emergency Preparedness
i. Recycled Water Facility
j. Sewer Application
k. Sewer Disposal Facility Fee (Connection)
I. Sewer service areas Fee
m. MSHCP
n. TUMF

93. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval.

94. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project.

95. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable.

96. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way.

97. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall satisfy all Public Works Conditions of Approval for Tentative Parcel Map 37440.

SURVEYING AND MAPPING

98. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act).

99. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project.

GRADING AND DRAINAGE IMPROVEMENTS

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 13
100. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design the drainage facilities to capture and convey the 100 -year storm event. 101. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties. 102. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board. 103. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later.
104. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department. 105. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations. 106. PRIOR TO ISSUANCE OF A GRADING PERMIT: A final project -specific Water Quality Management Plan (F-WQMP) shall be submitted to Public Works Department. The WQMP shall incorporate, but not limited to, the following: site design BMP's, applicable source control BMP's, treatment control BMP's, long term operation and maintenance requirements, and inspection and maintenance checklist. Maintenance and funding requirements shall be outlined in the WQMP for the maintenance of the development BMP's. The post construction Best Management Practices (BMPs) outlined in the approved final project -specific WQMP shall be incorporated in the improvement plans.
107. PRIOR TO ISSUANCE OF 1ST OCCUPANCY PERMIT (COO): The applicant shall ensure that all WQMP BMP's are fully operational and a maintenance mechanism is in place.
108. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and stormwater structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board.
109. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 14
temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation.
110. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall record a "Covenant and Agreement" with the County Recorder on City approve form. 111. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant.

PUBLIC WORKS — TPM37440

GENERAL
112. The following is a non -inclusive list of items that may be required by the Public Works Department:

A. Plans:
a. Street Improvement Plan
b. Traffic Signal Plan
c. Street Light Plan
d. Landscape Plan offsite
e. Sewer Improvement Plan
f. Traffic Control Plan
B. Reports & Studies:
a. Offsite Improvement Engineer's Cost Estimate (ECE)
C. Permits and agreements:
a. Non-interference letters (if applicable)
b. WQMP Covenant and Agreement
c. City Grading Permit
d. City Encroachment Permit
e. Performance Bond
f. Labor & Material Bond
g. Maintenance Bond
D. Survey Documents:
a. Parcel Map
b. Right-of-way Dedications
c. Easement Dedications

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 15
d. Corner Record
113. The design of public infrastructure elements shall conform to the requirements of the City General Plan, Water Quality Management Plan, Master Plans, City of Beaumont Standards, Riverside County Transportation Department (RCTD) Road Improvement Standards & Specification, Caltrans Standard Specifications and the Standard Specifications for Public Works Construction, current edition, as required by the City Engineer.
114. The design of private site improvements and grading work outside of road right of way shall conform to the latest edition of California Building Code and the City of Beaumont standards and practices.
115. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval.
116. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project. 117. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the final map, grading plan and improvement plans, where applicable. 118. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way.
119. Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act).
120. The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project, including public improvements; off -site grading & construction; offsite street requirements; offsite sewer requirements; storm drain improvements; or any other requirement or condition.

SURVEY AND MAPPING
121. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act). 122. PRIOR TO MAP RECORDATION: When changes to an approved Tentative Map are proposed, a Substantial Compliance Exhibit, in the same scale as the Tentative Map, shall be submitted for review and approval by the City Engineer. 123. PRIOR TO MAP RECORDATION: All public improvement plans associated with the Map and necessary for the complete construction of backbone facilities shall be approved.

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 16
124. PRIOR TO MAP RECORDATION: The applicant shall prepare and fully execute a Subdivision Improvement Agreement (SIA) with the City (On City approved format and forms).
125. PRIOR TO MAP RECORDATION: The applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The securities shall include Faithful Performance and labor and materials for 100% of the approved Engineer's Cost Estimate (ECE). Streets (including striping, signing, lights, and landscaping), sewer, and storm drain improvements shall have individual and separate security.
126. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department. Per the Subdivision Map Act, Section 66496, internal monuments may be set at a later date if the applicant furnishes security guaranteeing the payment of the cost of setting such monuments.
127. PRIOR TO MAP RECORDATION: The Applicant shall comply with Government Code Section 66436(a)(3) before approval of the final map and shall provide "no objection" letters from all public entities or utilities to the satisfaction of the City Engineer.
128. PRIOR TO MAP RECORDATION: The applicant shall provide an easement to, over and across all private water quality, stormwater and drainage basins, to be dedicated to the City, for ingress, egress and right to inspect unless otherwise directed by the City Engineer. The City will not maintain any water quality or basin feature.
129. PRIOR TO MAP RECORDATION: The applicant shall show all right-of-way dedications necessary for the construction of all streets, on the Final Map, unless otherwise approved by the City Engineer, including but not limited to:

A. Beaumont Avenue is designated as an Arterial Highway with a full -width dimension of 110 -feet right-of-way to right-of-way (110 -feet R/W width). The Applicant shall verify that the appropriate right-of-way exist and/or the Applicant shall dedicate all additional right-of-way necessary to achieve the required 55 -feet half -width.

B. Oak Valley Parkway is designated as an Arterial Highway with a full -width dimension of 110 -feet right-of-way to right-of-way (110 -feet R/W width). The Applicant shall verify that the appropriate right-of-way exist and/or the Applicant shall dedicate all additional right-of-way necessary to achieve the required 55 -feet half -width.

C. Any right-of-way needed as part of the path of travel that routes public walkways onto private land.

D. Any right-of-way required outside of the map boundary shall be dedicated per separate instrument, at the sole expense of the Applicant.

E. The property line/right-of-way corner cutback at the northwest corner of the

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 17
intersection of Beaumont Ave and Oak Valley Parkway shall be verified and/or established, at the sole expense of the Applicant, per RCTD std. 805.

STREET IMPROVEMENTS
130. PRIOR TO ISSUANCE OF OCCUPANCY PERMIT FOR PARCEL 7 (COO):

The Applicant shall construct half -width improvements for Oak Valley Parkway in accordance with the General Plan Circulation Element, coincident with the "Remainder Parcel" frontage, and as necessary to safely transition to the existing improvements. Should the construction of these improvements not be completed (in Good Faith Effort) due to unforeseen delays from CDFW, USACE, SWRCB, or other outside agencies beyond the Applicants control, the completion may be deferred for up to one (1) year from Certificate of Occupancy. Good Faith Effort shall be determined by providing documentation of delays beyond the Applicants control. The improvements shall include:

A. 8" Curb and Gutter per RCTD std. 201; alignment 43' feet north of centerline, per RCTD std. 92. Curb height may be increased to mitigate the 10 -year storm event, as directed by the City Engineer;
B. Sidewalks shall be curb -adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department;
C. Street structural sections shall be designed with a Traffic Index per soils recommendations (9.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6" AC/9" AB. Pavement shall be per Greenbook specifications with a base course of BPG 64-10-RO and a final course of C2- PG 64-10-RO.

D. Public streetlights along the project frontage in accordance with the City of Beaumont Approved Street Lighting Specifications.
131. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall underground all overhead utilities coincident with the project boundary and as necessary to transition to existing facilities per Beaumont Municipal Code Section 17.04.100. Should any overhead utility be exempt from undergrounding, the applicant shall relocate the utility and appurtenances as needed for safe and equitable operation of other improvements.
132. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall relocate the traffic signals at the intersection of Oak Valley Parkway and Beaumont Avenue and all facilities and improvements necessary for the safe and efficient operation of the intersection.
133. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 18
intersection of Beaumont Avenue and Project Driveway 1, opposite the existing driveway for the Oak Valley Town Center commercial plaza, the applicant shall install traffic signals and construct all other necessary improvements to safely and adequately signalize the intersection.
134. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Oak Valley Parkway and Palm Avenue, the applicant shall deposit with the City, a fair share contribution for 4.6% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to install traffic signals and construct all other necessary improvements to safely and adequately signalize the intersection.
135. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Beaumont Avenue and Brookside Avenue, the applicant shall deposit with the City, a fair share contribution for 2.7% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perform the following:

A. Add eastbound and westbound right -turn overlap phase B. Add westbound right -turn lane
136. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): At the intersection of Beaumont Avenue and Twelfth Street, the applicant shall deposit with the City, a fair share contribution for 6.2% (or as shown in the approved TIA) of the estimated cost at the time of deposit, to perform the following:

A. Install traffic signal and subsequent improvements
B. Add northbound, southbound, eastbound, and westbound left -turn lanes 137. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install a bus stop on the westbound portion of Oak Valley Parkway, located west of, and immediately after the intersection of Beaumont Ave. The bus stop shall be designed as a "Far -Side Stop" per the Bus Stop Design Guidelines of the Riverside Transit Agency or as directed by the Community Services Director and at a minimum include:

A. Painted red curb as shown in figure 13: Curbside Stop Configuration for one bus
B. Bus stop sign as shown in figure 13: Curbside Stop Configuration for one bus C. Bus Bench as shown in figure 19: Typical Bus Bench Design D. An accessible 8ft x 20ft concrete area including sidewalk to allow for ADA compliant wheelchair loading/unloading pad.

E. Bus Shelter as shown in figure 20: Bus Shelter
138. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install public streetlights along the project frontage of perimeter streets, or as

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 19
directed by the City Engineer, in accordance with the City of Beaumont Approved Street Lighting Specifications. The Applicant shall coordinate with Public Works before submitting street light plans.
139. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct all drive approaches in accordance with RCTD std. 207A, Commercial Driveway.
140. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half -width improvements for Beaumont Avenue, coincident with the project boundary and as necessary to safety transition to the existing improvements. The improvements shall include:

A. 8" Curb and Gutter per RCTD std. 201; alignment per RCTD std. 92. Curb height may be increased to mitigate the 10 -year storm event, as directed by the City Engineer;
B. Sidewalks shall be curb -adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department;
C. Street structural sections shall be designed with a Traffic Index per soils recommendations (9.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6" AC/9" AB. Pavement shall be per Greenbook specifications with a base course of B -PG 64-10-RO and a final course of C2- PG 64-10-RO.

D. Raised median per RCTD std. 92.
141. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half -width improvements for Oak Valley Parkway, coincident with the project boundary and as necessary to safety transition to the existing improvements. The improvements shall include:

A. 8" Curb and Gutter per RCTD std. 201; alignment per RCTD std. 92. Curb height may be increased to mitigate the 10 -year storm event, as directed by the City Engineer;
B. Sidewalks shall be curb -adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department;
C. Street structural sections shall be designed with a Traffic Index per soils recommendations (9.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6" AC/9" AB. Pavement shall be per Greenbook specifications with a base course of B -PG 64-10-RO and a final course of C2- PG 64-10-RO.

D. Raised median per RCTD std. 92.

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 20
142. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall replace any sidewalk, curb and gutter, drive approach, AC pavement or other improvement damaged during construction as determined necessary by the City Engineer.
143. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall design and install offsite landscaping and supporting irrigation system. All irrigation and landscaping associated with this project will be privately maintained.

SEWER IMPROVEMENTS
144. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT AND PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims shall be set flush with the finished surface Per the City of Beaumont's paving and manhole cover detail.
145. PRIOR TO ACCEPTANCE OF ANY PUBLIC SEWER IMPROVEMENT AND PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall repair the sewer trench and restore existing pavement associated with sewer installation per the City of Beaumont's Paving and Trench Repair detail. 146. PRIOR TO PLACEMENT OF PAVEMENT OR FINISHED SURFACE: The applicant shall construction all portions of private sewer laterals that encroach or occur within the public right-of-way. A cleanout shall occur at the right-of-way boundary per EMWD standard. The lateral shall be sealed to prevent soil and other debris from entering the sewer system until the onsite sewer is constructed and permitted to connect.

WATER IMPROVEMENTS
147. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT AND PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 148. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT AND PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 149. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT AND PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all fire hydrants; air vacs and other above ground water facilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 21
as approved by the City Engineer.

MITIGATION MEASURES
150. BIO-1: Pre -construction burrowing owl surveys shall be conducted no less than 14 days prior to the start of Project -related activities and within 24 hours prior to ground disturbance, in accordance with the Staff Report on Burrowing Owl Mitigation (CDFG 2012 or most recent version). Pre -construction surveys should be performed by a qualified biologist following the recommendations and guidelines provided in the Staff Report on Burrowing Owl Mitigation. If the pre - construction surveys confirm occupied burrowing owl habitat, Project activities shall be immediately halted. The California Department of Fish and Wildlife (CDFW) shall be notified of burrowing owl survey results within 48 hours of detection. The qualified biologist shall coordinate with CDFW and U.S. Fish and Wildlife Service to conduct an impact assessment to develop avoidance and minimization measures to be approved by CDFW prior to commencing Project activities.
151. BIO-2: Regardless of the time of year, nesting bird surveys shall be conducted by a qualified avian biologist within three days prior to vegetation clearing or ground disturbance activities. Preconstruction surveys shall focus on both direct and indirect evidence of nesting, including nest locations and nesting behavior. The qualified avian biologist will make every effort to avoid potential nest predation as a result of survey and monitoring efforts. If active nests are found during the pre -construction nesting bird surveys, a Nesting Bird Plan (NBP) shall be prepared and implemented by the qualified avian biologist. At a minimum, the NBP shall include guidelines for addressing active nests, establishing buffers, ongoing monitoring, establishment of avoidance and minimization measures, and reporting. The size and location of all buffer zones, if required, shall be based on the nesting species, individual/pair's behavior, nesting stage, nest location, its sensitivity to disturbance, and intensity and duration of the disturbance activity. To minimize impacts to nesting birds, any grubbing or vegetation removal should occur outside peak breeding season (typically February 1 through September 1). 152. B10-3:

1. Water pollution and erosion control plans shall be developed and implemented in accordance with RWQCB requirements.

2. The footprint of disturbance shall be minimized to the maximum extent feasible.

Access to sites shall be via pre-existing access routes to the greatest extent possible.

3. The upstream and downstream limits of projects disturbance plus lateral limits of disturbance on either side of the stream shall be clearly defined and marked in the field and reviewed by the biologist prior to initiation of work.

4. Projects should be designed to avoid the placement of equipment and personnel

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 22
within the stream channel or on sand and gravel bars, banks, and adjacent upland habitats used by target species of concern.

5. Projects that cannot be conducted without placing equipment or personnel in sensitive habitats should be timed to avoid the breeding season of riparian identified in MSHCP Global Species Objective No. 7.

6. Equipment storage, fueling, and staging areas shall be located on upland sites with minimal risks of direct drainage into riparian areas or other sensitive habitats.

These designated areas shall be in such a manner as to prevent any runoff from entering sensitive habitat. Necessary precautions shall be taken to prevent the release of cement or other toxic substances into surface waters. Project related spills of hazardous materials shall be reported to appropriate entities including but not limited to applicable jurisdictional city, FWS, and CDFG, RWQCB and shall be cleaned up immediately and contaminated soils removed to approved disposal areas.

7. Erodible fill material shall not be deposited into water courses. Brush, loose soils, or other similar debris material shall not be stockpiled within the stream channel or on its banks.

8. The removal of native vegetation shall be avoided and minimized to the maximum extent practicable. Temporary impacts shall be returned to pre-existing contours and revegetated with appropriate native species.

9. To avoid attracting predators of the species of concern, the project site shall be kept as clean of debris as possible. All food related trash items shall be enclosed in sealed containers and regularly removed from the site(s).

10. Construction employees shall strictly limit their activities, vehicles, equipment, and construction materials to the proposed project footprint and designated staging areas and routes of travel. The construction area(s) shall be the minimal area necessary to complete the project and shall be specified in the construction plans.

Construction limits will be fenced with orange snow screen. Exclusion fencing should be maintained until the completion of all construction activities. Employees shall be instructed that their activities are restricted to the construction areas.

11. The Permittee shall have the right to access and inspect any sites of approved projects including any restoration/enhancement area for compliance with project approval conditions including these BMPs.
153. CR-1: A qualified archaeologist shall oversee excavations in the younger alluvial deposits during the first two days of ground disturbance. If the archaeologist determines it necessary, an archaeological monitoring program shall be implemented. The monitoring program shall be in accordance with current professional guidelines and protocols. The program should be flexible and account for changes in findings by treating resources in a professional manner and evaluated in accordance with current CEQA criteria. Compliance shall be ensured

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 23
by the qualified Archaeologist and the City.
154. CR-2: If, at any time, human remains or suspected human remains are identified within the Project Site, the Contractor will halt work in the immediate vicinity of the find and establish a buffer zone around the find. If the archaeological consultant is on -site, the archaeological consultant will oversee the level of protection. The City will be immediately notified and the City will contact the County Coroner (within 24 hours). The Coroner has the authority to examine the find in situ and make a determination as to the nature of the find:
a) If the remains are determined to be human, the Coroner will determine whether or not they are likely of Native American origin. If so, the Coroner will contact the Native American Heritage Commission and the Commission will name the Most Likely Descendent (MLD). In consultation between the City, Property Owner, MLD, and consulting archaeologist, the disposition of the remains will be defined. If there is a conflict, the Native American Heritage Commission with act as a mediator. b) If the remains are determined to be archaeological, but not of Native American origin, the City, Property Owner and archaeological consultant will determine the management of the find and the removal from the site. The Property Owner would be responsible for any costs related to the removal, analysis, and reburial. c) If the remains are determined to be of forensic value, the Coroner will arrange for the removal of the remains and oversee the analysis and disposition. 155. GEO-1: If substantial excavations are planned within the Project Site, the Project Applicant shall retain a qualified paleontologist to determine if the older Quaternary deposits are being disturbed, and if paleontological monitoring is warranted. In the event of inadvertent paleontological findings, all work within a 100 -foot radius of the discovery shall halt near the find until a qualified paleontologist can assess the significance of the find. If the resource is found to be significant then a data recovery program shall be implemented by the qualified paleontologist. Identification of any paleontological resources shall include documentation and reporting with the appropriate paleontological data repository.

The final disposition and location of any recovered materials shall be identified and funded by the Project Applicant and approved by the City. 156. WQ-1: The Project Proponent shall implement all permanent, structural BMPs and Operations BMPs as listed in the final WQMP to be approved by the City. The Project Applicant shall be responsible for the implementation and funding of the WQMP and will ensure that it is amended as appropriate to reflect up-to- date conditions on the Project Site.
157. N-1: Prohibit use of the car wash and associated vacuums between the hours of 10:00 PM and 7:00 AM. The hours of operation for the car wash would be limited to the hours between 7:00 AM and 10:00 PM.

PLANNING COMMISSION MAY 8, 2024:

PP2019-0222, CUP2017-0010, CUP2019-0037, -0038, PM2019-0006, PLAN2022-0791 & ENV2019-0010
Draft Conditions of Approval Page 24
158. Prior to Final Occupancy, sidewalks along Beaumont Avenue shall continue into the project site.

PLANNING COMMISSION JUNE 12, 2024:
159. The fueling canopy shall be enhanced to the satisfaction of the Community Development Director.

End of Conditions

10" WATER10" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER 10" WATER30" GAS8" GASCABLE8" SEWER 10" SEWER 10" SEWER 10" SEWER 10" SEWER 10" SEWER 8" SEWER 8" SEWERCABLE10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER2" WATER 2" W
AT
ER
2" W
AT
ER
2" W
AT
ER
2" W
AT
ER
2" W
AT
ER
2" W
AT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
4" WAT
ER
12" WATER12" WATER12" WATER12" WATER12" WATER12" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER10" WATER4" W AT
ER
4" WA
TER
4" WA
TER
2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 10" WATER12" WATER 12" WATER
12" WATER 12" WATER 12" WATER 12" WATER 12" WATER 12" WATER30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS30" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS8" GAS4" GAS 4" GAS 4" GAS 4" GAS 4" GAS3" GAS 3" GAS 2" GAS 2" GAS
2" GAS
2" GAS3" GAS3" GAS3" GAS3" GAS3" GAS2" GAS CABLECABLECABLECABLECABLECABLECABLECABLECABLECABLECABLECABLECABLECABLE

CABLECABLE CABLE CABLE CABLE CABLE CABLE CABLE CABLE
CABLE CABLE CABLE CABLE CABLE CABLE CABLE CABLECABLECABLECABLE12" SEWER12" SEWER12" SEWER12" SEWER12" SEWER12" SEWER12" SEWER12" SEWER12" SEWER12" SEWER FFF
F
F
F
x
xx xxxxxx4" GAS 4" GAS 4" GAS 4" GAS 4" GAS
SD SD
SD SD
SDSDSDSDSD8" SEWER8" SEWER8" SEWER8" SEWER8" SEWER 8" SEWER 8" SEWER 8" SEWER 8" SEWER 8" SEWER
6" SEWER
6" SEWER
8" SEWER
2" GAS
x
2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 2" WATER 12" SEWER
1512-0001 Plot PlanINLAND AERIAL SURVEYS, INC.OAKPARKWAYCLCL BEAUMONTNTSPROJECTSITE10SANTIAGO HOLDINGS, LLCC/O CAMDEN HOLDINGS, LLCLOR GEOTECHNICAL GROUP, INC.AVENUEVALLEYOAK VALLEY PARKWAYPALM CT.ORANGE AVE.8TH STREET6TH STREET5TH STREETELM AVE.9TH STREET10TH STREET11TH STREET12TH STREET13TH STREETEDGAR AVE.BEAUMONT AVE.MARSHALLCREEKSAN MIGUEL DRIVECL P.L.EDGAR AVENUECL APN 415-031-033OAK VALLEY UCC LLCCCVACANTPLOT PLANAPN 415-031-034OAK VALLEY UCC LLCCCVACANTAPN 415-032-001HERNANDEZ CELIA / ROBLES LUISRSFSFRAPN 415-032-048OAK VALLEY LAND TRUST NO 2RSFSFRAPN 415-032-047OAK VALLEY LAND TRUST NO 2RSFSFRAPN 415-032-051MCNEELY JAMES / GOAD ELVERARSFSFRAPN 415-020-014TOWERS RALPH W / TOWERS LORRAINE DRSFSFRAPN 404-190-002FLEET CAPITAL INCRMFVACANTAPN 404-190-007ABIFAKER BASIL MUNIR / ABILMOUNA FATENRSFVACANTAPN 404-190-008ABIFAKER BASIL MUNIR / ABILMOUNA FATENRSFVACANTAPN 404-200-002

M & R BEAUMONT PARTNERS / WALGREEN CO
CC

WALGREENS
APN 404-200-003

M & R BEAUMONT PARTNERS
CC
STATER BROTHERSAPN 415-042-061ELEVATE GNP LLCCCOFFICESFEMA FLOODZONE LIMITSPP2019-0222/CUP2017-0010PROPOSED COMMERCIAL RETAIL CENTERAPN 404-190-001 & 003NORTHWEST CORNER OF BEAUMONTAVENUE & OAK VALLEY PARKWAYCITY OF BEAUMONTHUITT-ZOLLARS, INC.EARTH SYSTEMS SOUTHWESTCASCEngineering and ConsultingNO. C 086046EXISTING AC BERMTO BE REMOVEDEXISTINGAC BERMEXISTING R/WPROPOSEDBUS STOPEXISTING ACBERM TO BEREMOVEDPROPOSEDPARKWAYDRAINPROPOSEDCURB, GUTTER& SIDEWALKEXISTINGCATCH BASINPROPOSED 30'DRIVEWAYPROPOSED P.L.PER TPM NO.37440 (TYP)PROPOSED P.L. PERTPM NO. 37440 (TYP)PROPOSED AC BERMTRANSITIONPROPOSED SIDEWALKEASEMENTPP2019-0222 / CUP 2017-0010 - BEAUMONT VILLAGEPROPOSED COMMERCIAL RETAIL CENTERAPN 404-190-001 & 003NORTHWEST CORNER OF BEAUMONT AVENUE &OAK VALLEY PARKWAYCITY OF BEAUMONTPLOT PLANCCRMFRSFSFRPPPPPPPPPPPPPPTSTSTSTSTSSSSSSSSSPPSSSSFHFHSFHSSLTLTSLTPBSSICVLTSPBICVPBPBPBERMBMBMBGVGVGVMB(3)WV(2)WV(2)GVPBERERERPBPBPBSMHSMHSMHSMHSMHSMHSMHPBSSTLSTLSTLPBSTLSTLSDMHSDMHWVWV42" SD42" SD42" SD42" SD24" SD24 "

S
DEXISTING 12'CATCH BASINEXISTINGAC BERMSTLEXISTING EOPEXISTING CURB& GUTTEREXISTING CURB& GUTTERAVWVICVWM(2)BF(3)WMDDCWRWMBFEXISTING R/WEXISTING FLOOD LIMITS ASDETERMINED BY HUITT-ZOLLARSREPORT NO. R311806.01, DATEDJANUARY 07, 2020PROPOSED R/WPROPOSED AIR/VAC EXISTING RAISEDCENTER MEDIANPBRSTLPROPOSEDRETAININGWALLPROPOSEDTRASHENCLOSUREPBRPFHSTLPROPOSED TRASHENCLOSUREPROPOSEDRETAININGWALLPROPOSEDRETAININGWALLMACHINEPBRPBSPFHPFHPBRPBRPROPOSED 38'DRIVEWAYPROPOSED 25'DRIVEWAYPROPOSED CLEAN AIR SEPARATORTSRPROPOSED 30'DRIVEWAYTPROPOSEDUNDERGROUNDGAS TANKSTTFPBRBRMAX 6' HIGHMAX 6' HIGHMAX 6' HIGHPROPOSEDMONUMENT SIGNTRUCK TURNINGRADIUS: BOBTAILTRASHENCLOSUREWMRPROPOSEDRETAININGWALLMAX 6' HIGHNO BUILD ZONE AS DETERMINED BYEARTH SYSTEMS SOUTHWEST, FILE NO.00547-01, DOC. NO. 16-11-710,DATED NOVEMBER 23, 2016NO BUILD ZONE AS DETERMINED BYEARTH SYSTEMS SOUTHWEST, FILE NO.00547-01, DOC. NO. 16-11-710,DATED NOVEMBER 23, 2016TSRPROPOSEDUNDERGROUNDINFILTRATION BASIN6'SSPROPOSED2,600 SFDRIVE-THRURESTAURANTPROPOSED7,362 SFRETAIL/RESTAURANTPROPOSED3,130 SFC- STOREPROPOSED2,800 SFDRIVE-THRURESTAURANTPROPOSED 3,605 SFCAR WASH(600 SF OFFICE)PROPOSED 2,304 SF

DRIVE-THRU

RESTAURANT
32'6.95'38.95'38.95'6.95'32'43'6'5' DEDICATION
50'50'55'6'6'43'7'25'12'6'36'12'25'48'2'25'2'5'19'19'19'26'19'19'30'19'6'2'18'157'30'48' 16'
28'
40'13'
25'
25'
5'
9@9'=81'30'14'24'
28'
38'
11'
12'
6'
7'6'3@
9 '
=
2 7
'
3@9'=27'30'68'89'17'
6'
20'
35'
35'30'26'9'8'9'10'7@9'=63'10'12'
6@9'=54'8'4@9'=36'12'13'11'19'
6'7@9'=63'7'6'12@9'=108'24'10'26'
26'14'20'15'14@9'=126'5@9'=45'8'8@9'=72'12'41'12'12'38'75'85'7.5'21'26'6@9'=54'7@9'=63' 37'
25'
58'48'59'123'
8'17@9'=153'
17@9'=153'12'12'7'5'4@9'=36'
5'
3@9'27'8'4@9'=36'30'30'12'
30'
19'19'
26'19'12'TYP.12'TYP.8'3@9'=27'5'6'5'13'104'96'19'12'
10'10'
9'10'
12'
12'12'33'15'28'27'3@9'=27'5'35'55'43'12'6'12'6'6'25'
5' DEDICATION
PFH7'2'34'9'5'27'9'PROPOSED FUEL STATIONPARCEL 1PARCEL 245,083 SF NETPARCEL 547,994 SF NETPARCEL 634,631 SF NET30,801 SF NETPARCEL 434,230 SF NETPARCEL 3(CUP 2019-0037 & 0038)34,426 SF NETUNDERGROUNDSTORAGE TANKFOR SPILLED FUELPROPOSEDPYLON SIGNPROPOSED TUBULARSTEEL FENCEPROPOSED TUBULARSTEEL FENCEPROPOSED TUBULARSTEEL FENCEPROPOSEDMUTCD TAPERPROPOSED SEWERPROPOSED SEWEREXISTING SEWERPROPOSED SEWERLINE OF SIGHTLINE OF SIGHTLINE OF SIGHT26'19'19'27'19'PROPOSED18,000 SFRETAILPARCEL 764,745 SF NET38'23'25'20'16@9'=144'6@9'=54' 2@9'=18'8'
5'
8'3@9'=27'3@9'=27'
16@9'=144'
15@9'=135'PROPOSED 3'MAX HEIGHTRETAINING WALLPROPOSED P.L. PERTPM NO. 37440, TYP.PROPOSEDRETENTION BASIN2:1 PROPOSED TRASHENCLOSUREPROPOSEDRETENTION BASINPROPOSEDRETENTION BASINPROPOSEDRETENTION BASINPROPOSEDDEPRESSEDLANDSCAPEPROPOSEDDEPRESSEDLANDSCAPEPROPOSEDDEPRESSEDLANDSCAPEPROPOSEDDEPRESSEDLANDSCAPEPROPOSEDPRE-TREATMENTDEVICEPROPOSEDDEPRESSEDLANDSCAPEPROPOSEDDEPRESSEDLANDSCAPE2:1 2:1
2:1 2:1Page 705 of 1230