CITY COUNCIL SPECIAL MEETING WORKSHOP
AGENDA
Thursday, March 13, 2025
5:00 p.m.
550 E. Sixth Street, Beaumont, CA
Materials related to an item on this agenda submitted to the City Council after distribution of the agenda packets are available for public inspection in the City Clerk’s office at 550 E. 6th Street during normal business hours.
MEETING PARTICIPATION NOTICE
This meeting will will be recorded for live streaming as well as open to public attendance. Please use the following link during the meeting for live stream access: beaumontca.gov/livestream Public comments will be accepted using the following options.
1. Written comments will be accepted via email and will be read aloud during the corresponding item of the meeting. Public comments shall not exceed three (3) minutes unless otherwise authorized by the Council. Comments can be submitted anytime prior to the meeting as well as during the meeting up until the end of the corresponding item. Please submit your comments to:
[email protected] with "Public Comment" in the subject line.
2. Phone-in comments will be accepted by joining a conference line prior to the corresponding item of the meeting. Public comments shall not exceed three (3) minutes unless otherwise authorized by the Council. Please use the following phone number to join the call (951) 922 - 4845.
3. In-person comments are accepted by notifying the City Clerk using a provided Request to Speak Form prior to the start of the Public Comment Period. Public comments shall not exceed three (3) minutes unless otherwise authorized by the Council.
In compliance with the American Disabilities Act, if you require special assistance to participate in this meeting, please contact the City Clerk's office using the above email or call (951) 572 - 3196.
Notification 48 hours prior to a meeting will ensure the best reasonable accommodation arrangements.
Pages
A.CLOSED SESSION
A.1 Conference with Legal Counsel Regarding Potential Initiation of Litigation Pursuant to Government Code Section 54956.9(d)(4).
Two potential cases.
WORKSHOP SESSION
B.CALL TO ORDER
Mayor Lara, Mayor Pro Tem Voigt, Council Member White, Council Member Martinez, Council Member Fenn
Report out from Closed Session
Action on any Closed Session Items
Action of any Requests for Excused Absence
Adjustments to the Agenda
Conflict of Interest Disclosure
C.PUBLIC COMMENT PERIOD
Any one person may address the City Council on any matter on this agenda. If you wish to speak, please fill out a “Public Comment Form” provided at the back table and give it to the City Clerk. There is a three (3) minute time limit on public comments. There will be no sharing or passing of time to another person. State Law prohibits the City Council from discussing or taking actions brought up by your comments.
D.ACTION ITEMS
Approval of all Ordinances and Resolutions to be read by title only.
D.1 PLAN2024-0068 Zoning Code Update Workshop #3 – Capital Improvement Project (CIP) CD-04
3 City Council Workshop to review the Public Review Draft Zoning Code and Map. 2024 Strategic Plan - Target #3 Economic
Development/Downtown, Priority Level #3, Goal #6 to revisit the City’s Municipal Codes and Zoning.
Recommended Action:
Provide comments to staff related to the Public Review Draft of the Zoning Code and Map.
E.ADJOURNMENT
The next regular meeting of the Beaumont City Council, Beaumont Financing Authority, the Beaumont Successor Agency (formerly RDA), the Beaumont Utility Authority, the Beaumont Parking Authority and the Beaumont Public Improvement Agency is scheduled for March 18, 2025, at 6:00 p.m. unless otherwise posted.
Staff Report
TO: City Council
FROM: Carole Kendrick, Interim Community Development Director DATE March 13, 2025
SUBJECT: PLAN2024-0068 Zoning Code Update Workshop #3 – Capital Improvement Project (CIP) CD-04
Description City Council Workshop to review the Public Review Draft Zoning Code and Map. 2024 Strategic Plan - Target #3 Economic Development/Downtown, Priority Level #3, Goal #6 to revisit the City’s Municipal Codes and Zoning.
Background and Analysis:
A zoning code serves as the implementation document for the City’s General Plan. The zoning code provides regulations for residential, commercial and industrial developments. It includes among other things, lot size, placement, density, architectural style, and the height of structures. It also incorporates various state mandated items such as density bonuses and accessory dwelling units. The zoning code also lays out the administrative processes governing planning and land development within the city of Beaumont.
The Zoning Code Update focuses on implementing the recently adopted General Plan and future goals of the City, while maintaining the historical level of regulation desired by the community.
The City’s current zoning code has not been comprehens ively updated since 2007 and has been patched through minor amendments to keep up with new State requirements.
The state of the current zoning code is not unusual for a typical city in that:
It contains standards that are outdated, difficult to administe r, and often hidden in many different sections.
Numerous amendments have been made that sometimes are not consistent with the rest of the code.
The code does not reflect recent changes resulting from legal decisions and changes to state laws (i.e., SB 2, accessory dwelling units, etc.).
The code lacks the ability to address modern development trends and patterns in City’s corridors, mixed use overlay area, and Transit Priority Areas (TPAs). Some sections of the code lack specificity or clarity, making zoning enforcement often difficult.
It is not user-friendly and lacks graphics to improve readability.
The proposed updated code will ensure the City of Beaumont’s land use regulations and processes conform to the minimum requirements of California State law and are legally defensible. The zoning ordinance update will also be developed in a manner that avoids unnecessary bureaucracy, consistent with the City’s approach to development.
The update will address California statutory requirements with regard to a variety of issues, including but not limited to solar energy systems, family day care homes, emergency shelters, transitional housing, supportive housing, affordable housing, group homes, alterations to legal non-conforming buildings, etc.
The updated code will contain specific criteria for as many commonly identified land uses as possible to eliminate or minimize the need for discretionary review, thereby reducing the time associated with processing development applications. Where discretionary approval is needed, land use regulations will be structured to afford applicants and other affected parties’ due process and provide the public with an appropriate opportunity for participation.
This will be the third of three (3) study sessions with the Planning Commission or City Council. The first workshop was conducted as a joint meeting with the Planning Commission and City Council on July 16, 2024. The second workshop was held with the Planning Commission on February 13, 2025. The purpose of this workshop is to introduce the Public Hearing Draft of the Zoning Code (see Attachment A) and Map (see Attachment B) and seek comments from the City Council.
Consistency with Adopted Goals, Plans and Programs:
General Plan Consistency:
The proposed project is consistent with the 2024 Strategic Plan Target #3 – Economic Development/Downtown, Priority Level #3, Goal #6 to revisit the City’s Municipal Codes and Zoning.
The proposed zoning code update will help achieve the implementation with the General Plan Policies DAP1 to modify the zoning map and zoning standards to maintain consistency with the General Plan and EDF21, that requests an update to the zoning code to:
Reflect modern business uses and needs, including allowing flexible or shared workspaces,
Streamline permitting and procedures,
Attract desired businesses and services,
Ensure tourism-related enterprises are allowed in appropriate locations, Allow the pairing of uses that support business spin-offs (e.g., R&D with retail), and
Encourage experiential retail concepts that mix service uses with traditional retail so that retailers remain competitive in an increasingly online marketplace.
Fiscal Impact:
The cost for preparing this staff report is estimated to be $500.
Recommended Action:
Provide comments to staff related to the Public Review Draft of the Zoning Code and Map.
Attachments:
A. Public Review Draft – Zoning Code
B. Draft Zoning Map
C. Technical Memo
Incorporated herein by Reference:
City of Beaumont General Plan
City of Beaumont Zoning Ordinance
Capital Improvement Project (CIP) CD-04
Professional Services Agreement C23-137
6th Cycle Housing Element
City of Beaumont Parking Management Master Plan
Beaumont Economic Development Strategic Plan
Contents of City of Beaumont Planning Department Project File PLAN2024 -0068
City of Beaumont
PUBLIC REVIEW DRAFT
FEBRUARY 2025
Prepared by:
Lisa Wise Consulting, Inc.
939 S Broadway, Suite 611
Los Angeles, CA 90015
Prepared for:
City of Beaumont
550 E. 6th Street
Beaumont, CA 92223
Comprehensive
Zoning Ordinance
This page left intentionally blank.
Table of Contents
Public Review Draft | Beaumont Zoning Code Update | Page 17-i Table of Contents
Division A: General
Chapter 17.A.02 Title and Purpose ............................................................................................ 17.A-1
17.A.02.010 Title ........................................................................................................................ 17.A-1
17.A.02.020 Authority ................................................................................................................ 17.A-1
17.A.02.030 Purpose .................................................................................................................. 17.A-1
17.A.02.040 Applicability ........................................................................................................... 17.A-2
17.A.02.050 Relationship to the General Plan ........................................................................... 17.A-3
17.A.02.060 Zoning Map ............................................................................................................ 17.A-3
17.A.02.070 Severability ............................................................................................................ 17.A-3 Chapter 17.A.04 Rules of Interpretation .................................................................................... 17.A-5
17.A.04.010 Purpose .................................................................................................................. 17.A-5
17.A.04.020 General Interpretation ........................................................................................... 17.A-5
17.A.04.030 Interpreting Language and Numbers .................................................................... 17.A-7 Chapter 17.A.06 Rules of Measurement .................................................................................... 17.A-8
17.A.06.010 Purpose .................................................................................................................. 17.A-8
17.A.06.020 General Provisions ................................................................................................. 17.A-8
17.A.06.030 Measuring Lot Width and Depth ........................................................................... 17.A-8
17.A.06.040 Measuring Distances ............................................................................................. 17.A-9
17.A.06.050 Measuring Setbacks ............................................................................................. 17.A-10
17.A.06.060 Measuring Floor Area .......................................................................................... 17.A-10
17.A.06.070 Measuring Floor Area Ratio ................................................................................. 17.A-11
17.A.06.080 Measuring Height and Number of Stories ........................................................... 17.A-11
17.A.06.090 Determining Lot Coverage ................................................................................... 17.A-12
17.A.06.100 Measuring Signs .................................................................................................. 17.A-13
Division B: Zone Regulations
Chapter 17.B.02 Zones .............................................................................................................. 17.B-1
17.B.02.010 Purpose ................................................................................................................... 17.B-1
17.B.02.020 Zones Established ................................................................................................... 17.B-1 Chapter 17.B.04 Residential Zones and Standards ..................................................................... 17.B-3
17.B.04.010 Purpose ................................................................................................................... 17.B-3
Table of Contents
17.B.04.020 Residential Zones Use Regulations ......................................................................... 17.B-3
17.B.04.030 Residential Zones Development Standards ............................................................ 17.B-7
17.B.04.040 Residential Zones Supplemental Standards ............................................................ 17.B-8 Chapter 17.B.06 Commercial Zones and Standards .................................................................. 17.B-12
17.B.06.010 Purpose .................................................................................................................17.B -12
17.B.06.020 Commercial Zones Use Regulations ......................................................................17.B-12
17.B.06.030 Commercial Zones Development Standards .........................................................17.B-17
17.B.06.040 Commercial Zones Supplemental Standards ........................................................17.B-18 Chapter 17.B.08 Mixed-Use Zones and Standards .................................................................... 17.B-20
17.B.08.010 Purpose .................................................................................................................17.B -20
17.B.08.020 Mixed-Use Zones Use Regulations ........................................................................17.B-20
17.B.08.030 Mixed-Use Zones Development Standards ...........................................................17.B-24
17.B.08.040 Mixed-Use Zones Supplemental Standards ..........................................................17.B-25 Chapter 17.B.10 Downtown Zones and Standards ................................................................... 17.B-28
17.B.10.010 Purpose .................................................................................................................17.B -28
17.B.10.020 Downtown Zones Use Regulations .......................................................................17.B-29
17.B.10.030 Downtown Zones Development Standards ..........................................................17.B-34
17.B.10.040 Downtown Zones Supplemental Standards ..........................................................17.B-36 Chapter 17.B.12 Industrial Zones and Standards ...................................................................... 17.B-43
17.B.12.010 Purpose .................................................................................................................17.B -43
17.B.12.020 Industrial Zones Use Regulations ..........................................................................17.B-43
17.B.12.030 Industrial Zones Development Standards .............................................................17.B-46
17.B.12.040 Industrial Zones Supplemental Standards ............................................................17.B-47 Chapter 17.B.14 Other Zones and Standards ........................................................................... 17.B-51
17.B.14.010 Purpose .................................................................................................................17.B -51
17.B.14.020 Other Zones Use Regulations ................................................................................17.B-51
17.B.14.030 Other Zones Development Standards ...................................................................17.B-53
17.B.14.040 Other Zones Supplemental Standards ..................................................................17.B-54 Chapter 17.B.16 Overlay Zones and Standards ........................................................................ 17.B-55
17.B.16.010 Purpose .................................................................................................................17.B -55
17.B.16.020 Overlay Zones Use Regulations ............................................................................17.B-55
17.B.16.030 Overlay Zones Development Standards ................................................................17.B-60
17.B.16.040 Overlay Zones Supplemental Standards ...............................................................17.B-61
Table of Contents
Public Review Draft | Beaumont Zoning Code Update | Page 17-iii Division C: Citywide Standards
Chapter 17.C.02 General Development Standards ..................................................................... 17.C-1
17.C.02.010 Purpose ................................................................................................................... 17.C-1
17.C.02.020 Accessory Buildings and Structures ........................................................................ 17.C-1
17.C.02.030 Fences and Walls .................................................................................................... 17.C-2
17.C.02.040 Height Exceptions ................................................................................................... 17.C-3
17.C.02.050 Lighting and Illumination ........................................................................................ 17.C-4
17.C.02.060 Lots and Divisions of Land ...................................................................................... 17.C-4
17.C.02.070 Manufactured Homes ............................................................................................. 17.C-5
17.C.02.080 Off-Site Improvements ............................................................................................ 17.C-6
17.C.02.090 Open Space, Usable ................................................................................................ 17.C-7
17.C.02.100 Outdoor Display and Sales ...................................................................................... 17.C-8
17.C.02.110 Pedestrian Access and Circulation .......................................................................... 17.C-9
17.C.02.120 Performance Standards ........................................................................................ 17.C-10
17.C.02.130 Refuse And Recycling Areas .................................................................................. 17.C-11
17.C.02.140 Screening Standards ............................................................................................. 17.C-13
17.C.02.150 Setback Encroachments ........................................................................................ 17.C-15
17.C.02.160 Site Preparation and Grading ............................................................................... 17.C-15
17.C.02.170 Street Improvement Standards............................................................................. 17.C-17
17.C.02.180 Underground Utilities ........................................................................................... 17.C-17 Chapter 17.C.04 Landscaping Standards .................................................................................. 17.C-19
17.C.04.010 Purpose ................................................................................................................. 17.C-19
17.C.04.020 Applicability .......................................................................................................... 17.C-19
17.C.04.030 Landscape Plan ..................................................................................................... 17.C-20
17.C.04.040 Landscaping Standards by Use Category ............................................................. 17.C-21
17.C.04.050 Tree Preservation and Maintenance .................................................................... 17.C-24
17.C.04.060 Water Efficient Landscape Standards ................................................................... 17.C-25
17.C.04.070 General Landscaping Standards ........................................................................... 17.C-37 Chapter 17.C.06 Parking Requirements ................................................................................... 17.C-41
17.C.06.010 Purpose ................................................................................................................. 17.C-41
17.C.06.020 Applicability .......................................................................................................... 17.C-41
17.C.06.030 General Requirements .......................................................................................... 17.C-42
17.C.06.040 Type of Vehicle Parking Allowed ........................................................................... 17.C-43
Table of Contents
17.C.06.050 Number of Parking Spaces Required .................................................................... 17.C-44
17.C.06.060 Parking Reductions ............................................................................................... 17.C-49
17.C.06.070 Transportation Demand Management ................................................................ 17.C-51
17.C.06.080 Parking Area Development and Design Standards ............................................... 17.C-52
17.C.06.090 Electric Vehicle Charging Spaces .......................................................................... 17.C-55
17.C.06.100 Bicycle Parking ...................................................................................................... 17.C-56
17.C.06.110 Off-Street Loading Requirements ......................................................................... 17.C-58 Chapter 17.C.08 Signs ............................................................................................................. 17.C-61
17.C.08.010 Purpose ................................................................................................................. 17.C-61
17.C.08.020 Applicability .......................................................................................................... 17.C-62
17.C.08.030 Permits and Administration .................................................................................. 17.C-64
17.C.08.040 General Standards for All Signs ............................................................................ 17.C-65
17.C.08.050 Temporary Signs ................................................................................................... 17.C-74
17.C.08.060 Signs Permitted in All Zones.................................................................................. 17.C-79
17.C.08.070 Signs in Residential Zones ..................................................................................... 17.C-80
17.C.08.080 Signs in Commercial Zones ................................................................................... 17.C-81
17.C.08.090 Signs in Mixed Use and Downtown Zones ............................................................ 17.C-86
17.C.08.100 Signs in Industrial Zones ....................................................................................... 17.C-87
17.C.08.110 Signs in Other Zones ............................................................................................. 17.C-87
17.C.08.120 Sign Design Standards .......................................................................................... 17.C-88
17.C.08.130 Nonconforming Signs............................................................................................ 17.C-92
17.C.08.140 Sign Enforcement .................................................................................................. 17.C-93
17.C.08.150 Severability ........................................................................................................... 17.C-94 Chapter 17.C.10 Specific to Uses ............................................................................................. 17.C-95
17.C.10.010 Purpose ................................................................................................................. 17.C-95
17.C.10.020 Applicability .......................................................................................................... 17.C-96
17.C.10.030 Accessory Dwelling Units and Junior Accessory Dwelling Units ........................... 17.C-96
17.C.10.040 Adult-Oriented Businesses .................................................................................. 17.C-101
17.C.10.050 Alcohol-Serving and Restaurant Uses ................................................................. 17.C-102
17.C.10.060 Animal Keeping ................................................................................................... 17.C-105
17.C.10.070 Construction Yard and Equipment Rental, and Vehicle Storage......................... 17.C-109
17.C.10.080 Drive-Through Facilities ...................................................................................... 17.C-111
17.C.10.090 Emergency Shelters ............................................................................................ 17.C-112
Table of Contents
Public Review Draft | Beaumont Zoning Code Update | Page 17-v
17.C.10.100 Energy Storage Facilities ..................................................................................... 17.C-113
17.C.10.110 Farmers’ Markets ............................................................................................... 17.C-116
17.C.10.120 Gas/Service Stations .......................................................................................... 17.C-116
17.C.10.130 Home Occupations .............................................................................................. 17.C-117
17.C.10.140 Live-Work Units .................................................................................................. 17.C-120
17.C.10.150 Logistics Uses ...................................................................................................... 17.C-122
17.C.10.160 Mini-Storage or Self-Storage .............................................................................. 17.C-123
17.C.10.170 Mobilehome Parks .............................................................................................. 17.C-124
17.C.10.180 Multi-Family Dwellings ....................................................................................... 17.C-127
17.C.10.190 Parolee/Probationer Home ................................................................................. 17.C-137
17.C.10.200 Residential Care Facilities ................................................................................... 17.C-141
17.C.10.210 Single-Family Dwellings ...................................................................................... 17.C-141
17.C.10.220 Single-Room Occupancy Residences ................................................................... 17.C-146
17.C.10.230 Temporary Uses .................................................................................................. 17.C-147
17.C.10.240 Tire Store and Tire Repair ................................................................................... 17.C-151
17.C.10.250 Two-Unit Projects ............................................................................................... 17.C-152
17.C.10.260 Wind Energy Conversion Systems ....................................................................... 17.C-153
17.C.10.270 Wireless Telecommunication Facilities ............................................................... 17.C-155 Chapter 17.C.12 Affordable Housing Incentives and Density Bonus Provisions ....................... 17.C-167
17.C.12.010 Purpose ............................................................................................................... 17.C-167
17.C.12.020 Definitions ........................................................................................................... 17.C-167
17.C.12.030 Implementation .................................................................................................. 17.C-167
17.C.12.040 Types of Incentives Allowed ................................................................................ 17.C-167
17.C.12.050 Requirements ...................................................................................................... 17.C-168
17.C.12.060 Development Standards ..................................................................................... 17.C-169
17.C.12.070 Processing of Density Bonus Requests ................................................................ 17.C-170
17.C.12.080 Density Bonus Housing Agreement .................................................................... 17.C-170
17.C.12.090 Changes in State Density Bonus Laws ................................................................ 17.C-171 Chapter 17.C.14 No Net Loss Program ................................................................................... 17.C-172
17.C.14.010 Purpose and Authority ........................................................................................ 17.C-172
17.C.14.020 Requirements ...................................................................................................... 17.C-172
17.C.14.030 Development Standards ..................................................................................... 17.C-173
17.C.14.040 Processing of No Net Loss Program Density Bonus Requests ............................. 17.C-173
Table of Contents
17.C.14.050 No Net Loss Program Density Bonus Agreement ............................................... 17.C-174 Chapter 17.C.16 Nonconforming Buildings, Uses, and Lots .................................................... 17.C-175
17.C.16.010 Purpose ............................................................................................................... 17.C-175
17.C.16.020 Applicability ........................................................................................................ 17.C-175
17.C.16.030 Continuance and Maintenance .......................................................................... 17.C-175
17.C.16.040 Nonconforming Buildings or Structures .............................................................. 17.C-175
17.C.16.050 Nonconforming Uses .......................................................................................... 17.C-177
17.C.16.060 Nonconforming Lots ........................................................................................... 17.C-178
17.C.16.070 Nonconformity with Other Development Standards .......................................... 17.C-178
Division D: Administration and Procedures
Chapter 17.D.02 Procedures ...................................................................................................... 17.D-1
17.D.02.010 Purpose .................................................................................................................. 17.D-1
17.D.02.020 Authorities and Administration ............................................................................. 17.D-1
17.D.02.030 Summary of Review Authorities for Decision and Approval .................................. 17.D-2
17.D.02.040 Common Procedures .............................................................................................. 17.D-4 Chapter 17.D.04 Permits and Approvals .................................................................................. 17.D-17
17.D.04.010 Purpose ................................................................................................................ 17.D-17
17.D.04.020 Plot Plans ............................................................................................................. 17.D-17
17.D.04.030 Use Permits .......................................................................................................... 17.D-20
17.D.04.040 Temporary Use Permits ....................................................................................... 17.D-22
17.D.04.050 Minor Modifications ............................................................................................ 17.D-23
17.D.04.060 Variances ............................................................................................................. 17.D-25
17.D.04.070 Sign Permits ......................................................................................................... 17.D-26
17.D.04.080 Sign Programs ...................................................................................................... 17.D-29
17.D.04.090 Home Occupation Permits ................................................................................... 17.D-30
17.D.04.100 Certificates of Appropriateness ........................................................................... 17.D-31
17.D.04.110 Reasonable Accommodation ............................................................................... 17.D-34 Chapter 17.D.06 Zoning Code and Zoning Map Amendments................................................... 17.D-35
17.D.06.010 Purpose ................................................................................................................ 17.D-35
17.D.06.020 Applicability ......................................................................................................... 17.D-35
17.D.06.030 Application Requirements ................................................................................... 17.D-35
17.D.06.040 Procedures ........................................................................................................... 17.D-36
Table of Contents
Public Review Draft | Beaumont Zoning Code Update | Page 17-vii
17.D.06.050 Findings ................................................................................................................ 17.D-36
17.D.06.060 Effective Date ...................................................................................................... 17.D-37 Chapter 17.D.08 General Plan Amendments ............................................................................ 17.D-38
17.D.08.010 Purpose ................................................................................................................ 17.D-38
17.D.08.020 Applicability ......................................................................................................... 17.D-38
17.D.08.030 Application Requirements ................................................................................... 17.D-38
17.D.08.040 Procedures ........................................................................................................... 17.D-38
17.D.08.050 Findings ................................................................................................................ 17.D-39
17.D.08.060 Adoption of General Plan .................................................................................... 17.D-39 Chapter 17.D.10 Specific Plans ................................................................................................. 17.D-40
17.D.10.010 Purpose ................................................................................................................ 17.D-40
17.D.10.020 Applicability ......................................................................................................... 17.D-40
17.D.10.030 Application Requirements ................................................................................... 17.D-40
17.D.10.040 Procedures ........................................................................................................... 17.D-41
17.D.10.050 Findings ................................................................................................................ 17.D-41
17.D.10.060 Adoption of Specific Plan ..................................................................................... 17.D-42
17.D.10.070 Implementation and Amendments ...................................................................... 17.D-42 Chapter 17.D.12 Development Agreements ............................................................................. 17.D-43
17.D.12.010 Purpose ................................................................................................................ 17.D-43
17.D.12.020 Applicability ......................................................................................................... 17.D-43
17.D.12.030 Application Requirements ................................................................................... 17.D-43
17.D.12.040 Procedures ........................................................................................................... 17.D-44
17.D.12.050 Findings ................................................................................................................ 17.D-44
17.D.12.060 Execution and Recordation .................................................................................. 17.D-45
17.D.12.070 Annual Review ..................................................................................................... 17.D-45
17.D.12.080 Amendment or Termination of an Approved Development Agreement ............. 17.D-46
17.D.12.090 Effect of Development Agreement ...................................................................... 17.D-46 Chapter 17.D.14 Enforcement .................................................................................................. 17.D-47
17.D.14.010 Purpose ................................................................................................................ 17.D-47
17.D.14.020 Responsibility for Enforcement ............................................................................ 17.D-47
17.D.14.030 Zoning Violations ................................................................................................. 17.D-47
17.D.14.040 Remedies Cumulative .......................................................................................... 17.D-47
Table of Contents
Division E: Definitions
Definitions of Terms ........................................................................................ 17.E-1 Chapter 17.E.04 Definitions of Uses ......................................................................................... 17.E-15
17.E.04.010 Residential Uses .................................................................................................... 17.E-15
17.E.04.020 Commercial Uses .................................................................................................. 17.E-17
17.E.04.030 Alcohol-Serving and Restaurant Uses ................................................................... 17.E-21
17.E.04.040 Vehicle-Related Uses ............................................................................................ 17.E-21
17.E.04.050 Manufacturing and Industrial Uses ...................................................................... 17.E-22
17.E.04.060 Agricultural Uses ................................................................................................... 17.E-24
17.E.04.070 Public, Institutional, and Utility Uses .................................................................... 17.E-24
17.E.04.080 Other Uses ............................................................................................................ 17.E-26 Chapter 17.E.06 Definitions of Sign Terms ................................................................................ 17.E-27
City of Beaumont
Division A: General
Public Review Draft
Lisa Wise Consulting, Inc.
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-i Division A: Table of Contents
Chapter 17.A.02 Title and Purpose .......................................................................................... 17.A-1
17.A.02.010 Title ...................................................................................................................... 17.A-1
17.A.02.020 Authority .............................................................................................................. 17.A-1
17.A.02.030 Purpose ................................................................................................................ 17.A-1
17.A.02.040 Applicability ......................................................................................................... 17.A-2
17.A.02.050 Relationship to the General Plan ......................................................................... 17.A-3
17.A.02.060 Zoning Map ......................................................................................................... 17.A-3
17.A.02.070 Severability .......................................................................................................... 17.A-3 Chapter 17.A.04 Rules of Interpretation .................................................................................. 17.A-5
17.A.04.010 Purpose ................................................................................................................ 17.A-5
17.A.04.020 General Interpretation......................................................................................... 17.A-5
17.A.04.030 Interpreting Language and Numbers .................................................................. 17.A-7 Chapter 17.A.06 Rules of Measurement .................................................................................. 17.A-8
17.A.06.010 Purpose ................................................................................................................ 17.A-8
17.A.06.020 General Provisions ............................................................................................... 17.A-8
17.A.06.030 Measuring Lot Width and Depth ......................................................................... 17.A-8
17.A.06.040 Measuring Distances ........................................................................................... 17.A-9
17.A.06.050 Measuring Setbacks .......................................................................................... 17.A-10
17.A.06.060 Measuring Floor Area ........................................................................................ 17.A-10
17.A.06.070 Measuring Floor Area Ratio .............................................................................. 17.A-11
17.A.06.080 Measuring Height and Number of Stories ......................................................... 17.A-11
17.A.06.090 Determining Lot Coverage ................................................................................. 17.A-12
17.A.06.100 Measuring Signs ................................................................................................ 17.A-13
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-1 Chapter 17.A.02 Title and Purpose
Sections:
17.A.02.010 Title ...................................................................................................................... 17.A-1
17.A.02.020 Authority ............................................................................................................. 17.A-1
17.A.02.030 Purpose ................................................................................................................ 17.A-1
17.A.02.040 Applicability ......................................................................................................... 17.A-2
17.A.02.050 Relationship to the General Plan ......................................................................... 17.A-3
17.A.02.060 Zoning Map .......................................................................................................... 17.A-3
17.A.02.070 Severability .......................................................................................................... 17.A-3
17.A.02.010 Title
Title 17 of the Beaumont Municipal Code shall be known and cited as the or this “Zoning Code” or this “Title.”
17.A.02.020 Authority
This Title is adopted in accordance with the authority vested in the City of Beaumont, including by the California Constitution and the City’s zoning and police powers, and consistent with the authority established in the Planning and Zoning Law (California Government Code section 65000 et seq.), California Environmental Quality Act (California Public Resources Code section 2100 et seq.), and California Health and Safety Code.
17.A.02.030 Purpose
This Title is enacted in order to promote the public health, safety, and general welfare. More specifically, this Title is adopted to achieve the following objectives:
A. Provide standards for the orderly growth and development of the City, and guide and control the use of land to provide a safe, harmonious, attractive, and sustainable community; B. Achieve the arrangement of land uses depicted in the Beaumont General Plan, consistent with the goals and policies of the General Plan;
C. Enhance the appearance of the City and promote high-quality design; D. Preserve and enhance the quality of life and character of residential neighborhoods; E. Create a vibrant downtown with residential and retail uses; F. Promote economic growth and expand and enhance employment opportunities; and G. Allow for public participation in government decision-making regarding land use and development in a manner consistent with state law.
Division A: General
17.A.02.040 Applicability
A. Applicability to Property. This Title shall apply, to the extent permitted by law, to all property within City limits, including all uses, structures, and land owned by any private person, firm, corporation or organization, or other federal, state, or local agency, unless exempted consistent with Subsection 17.A.02.040.I (Exemptions).
B. Minimum Requirements. The provisions of this Title shall be minimum requirements for the promotion of public health, safety, and general welfare. Where this Title provides for more discretion on the part of a City official or body (i.e., a Review Authority), that discretion may be exercised to impose more stringent requirements than set forth in this Title as may be necessary to promote orderly land use development and the purposes of this Title.
C. Compliance with Regulations. Land shall not be used, and structures shall not be constructed, occupied, enlarged, altered, demolished, or moved in any zone, except in compliance with all the provisions, including development and performance standards, of this Title, and any permits issued. The temporary or transitory nature of a use does not exempt it from this requirement.
D. Conflicting Regulations. The regulations of this Title and requirements or conditions imposed in accordance with this Title shall not supersede any other regulations or requirements adopted or imposed by the City Council (Council), the State of California, or any federal agency that has jurisdiction by law over uses and development authorized by this Title. All uses and development authorized by this Title shall comply with all other such regulations and requirements.
E. Private Agreements. This Title shall not interfere with or annul any recorded easement, covenant, or other agreement now in effect, provided that where this Title imposes greater restriction than imposed by an easement, covenant, or agreement, this Title shall control. The City shall not be responsible for monitoring or enforcing private agreements.
F. Prior Zoning Code. The provisions of this Title supersede all prior zoning codes codified in Title 17 and any amendments. No provisions of this Title shall validate any land use or structure established, constructed, or maintained in violation of the prior Zoning Code, unless such validation is specifically authorized by this Title and is in compliance with all other regulations.
G. Effect on Previously Approved Projects and Projects in Progress.
1. Previously Approved Land Use Authorization. This Title shall not interfere with, repeal, or annul any previously granted land use authorization. All allowances, requirements, and conditions of approval of previous land use authorizations shall apply unless the applicable Review Authority specifically repeals the allowance, requirement, or condition consistent with this Title.
2. Land Use Authorization in Process. An application for a discretionary land use authorization that has been accepted by the Planning Department (Department) as complete for processing prior to the adoption of this Title may be processed according to either this Title or the prior Zoning Code upon written request from the project applicant.
The written request shall be made no later than 30 days after the effective date of the adoption of this Title. If the request is to apply the prior Zoning Code, the Review Authority must make at least one decision (e.g., formal action or continuance of the application at a public hearing, staff approval or denial of an application, etc.) within 210 days of the effective date of the adoption of this Title. The same process shall be followed for amendments to this Title.
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-3 H. Application During Local Emergency. The Council may authorize a deviation from any provision of this Title during a local emergency declared and ratified consistent with California Government Code §8630 et seq. The Council may authorize a deviation by resolution without notice or public hearing.
I. Exemptions.
1. This Title shall not apply to the City, including any buildings, improvements, lots, or premises owned, leased, operated, or controlled by the City, any development project by the City, or any business or service performed or offered by the City. This exemption does not apply other than to the City, including those leasing premises from the City.
2. Any governmental agency other than the City shall be exempt from the provisions of this Title only to the extent that such property may not be lawfully regulated by the City according to applicable law.
17.A.02.050 Relationship to the General Plan
This Title implements the goals and policies of the Beaumont General Plan by regulating the use of land and structures within the city. This Title and the General Plan shall be consistent with one another. Any permit, license, or approval issued in accordance with this Title must be consistent with the General Plan and all applicable specific plans. In any case where there is a conflict between this Title and the General Plan, the General Plan shall control.
17.A.02.060 Zoning Map
A. Zoning Map and this Title. The designations, locations, and boundaries of the base zones and overlays established in this Title shall be shown on the Zoning Map of the City. The Zoning Map as amended or changed from time to time, together with all notations, references, data, and other information, is adopted and made a part of this Title. Any amendment or rezoning of a property or properties from one zone to another zone shall constitute an amendment to this Title and shall be so referenced in the Zoning Map amendment.
B. Time Limit. If in accordance with the provisions of this Title, changes are made to zone boundaries, zone classifications, or other matters set forth on the Zoning Map, such changes shall be entered on the Zoning Map within 30 days following the effective date of the change.
C. Uncertainty of Boundaries. Refer to Subsection 17.A.04.020.C (Interpretation of Zone Boundaries) if the boundaries of any zone(s) shown on the Zoning Map are uncertain.
D. Maintenance of Zoning Map. The Zoning Map shall be kept on file in the office of the Community Development Director (Director) and shall be maintained in electronic format by the City, as authorized by the Director.
17.A.02.070 Severability
If any section, sentence, clause, phrase, word, portion, or provision of this Title is held invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect, impair, or invalidate any other section, sentence, clause, phrase, word, portion, or provision of this Title which can be given effect without the invalid provision. The invalidation of the application of any section, sentence, clause,
Division A: General
phrase, word, portion, or provision of this Title to a particular property or structure, or any particular properties or structures, by any court of competent jurisdiction shall not affect the application of such section, sentence, clause, phrase, word, portion, or provision to any other property or structure not specifically included in said invalidation.
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-5 Chapter 17.A.04 Rules of Interpretation
Sections:
17.A.04.010 Purpose ................................................................................................................ 17.A-5
17.A.04.020 General Interpretation ........................................................................................ 17.A-5
17.A.04.030 Interpreting Language and Numbers .................................................................. 17.A-7
17.A.04.010 Purpose
This Chapter provides the specific rules that explain how to interpret this Title.
17.A.04.020 General Interpretation
A. Interpretation of this Title.
1. No matter how carefully constructed, this Title will require interpretation in its day-to- day administration. In adopting this Title, it is the intent of the City to interpret and administer this Title in a reasonable fashion consistent with the public interest of the residents of the city.
2. Where there is uncertainty regarding the interpretation of any provision of this Title or its application to a specific site, the Director shall determine the interpretation of the provision. The determination of the Director may be appealed in accordance with the provisions of Subsection 17.D.02.040.O (Appeals). Nothing shall limit the authority of the Director to revise, reconsider, or otherwise modify or rescind any interpretation previously made.
3. In their interpretation and application, the provisions of this Title shall be held to be the minimum requirements guided by the following:
a. Where this Title imposes a greater restriction than is imposed or required by other rules, regulations or ordinances, the provisions of this Title shall control. In accordance with Section 17.A.02.050 (Relationship to the General Plan), in any case where there is a conflict between this Title and the General Plan, the General Plan shall control.
b. Where other rules, regulations, or ordinances impose greater restrictions or more specific standards than those of this Title, the greater restriction or more specific standard shall control.
c. Where provisions of this Title are in conflict, the more specific regulations shall apply over the more general; where provisions of this Title remain in conflict, the more restrictive provisions shall apply.
B. Conflict between Text and Figure. In the event of a difference or conflict between the text and a figure, illustration, heading, caption, diagram, or graphic, the text shall control.
Division A: General
C. Interpretation of Zone Boundaries. Where there is uncertainty regarding the location of a zone boundary or other feature shown on the Zoning Map, the following rules shall be used to resolve the uncertainty:
1. Unless otherwise clearly indicated on the Zoning Map, zone boundaries shall coincide with property lines and right-of-way or easement boundaries of alleys, streets, freeways, and/or railroads.
2. Dedicated streets, alleys, freeways, or railroad rights-of-way shall be deemed to be unclassified. If any public street, alley, or other right-of-way is vacated or abandoned, the land formerly in such street, alley, or right-of-way shall be included within the zoning of the adjoining property on each side.
3. For parcels containing two or more zones, the location of the zone boundary shall be determined by the Director, and the applicable regulations for each zone shall apply based on the zone boundary.
4. Where the location of the zone boundaries cannot be determined by the above rules, the boundaries shall be located by using the scale on the Zoning Map.
D. References to State Law. Where this Title references applicable provisions of state law (e.g., the California Government Code, Subdivision Map Act, Public Resources Code, etc.), the reference shall be construed to be to the applicable state law provisions as they may be amended from time to time.
E. Calendar Days. All references to days are to calendar days, unless otherwise indicated. If a deadline falls on a weekend or holiday, or a day when the City offices are closed, the deadline shall be extended to the close of business on the next working day.
F. Calendar Year. All references to years are to calendar years, unless otherwise indicated.
G. Determination of Similar Use.
1. Each zone establishes a list of uses which are permitted, permitted with a Minor Conditional Use Permit, or permitted with a Conditional Use Permit, or not allowed.
Occasionally, uses may be proposed which are not specifically listed in the use tables in Division 17.B (Zone Regulations).
2. The Director may administratively determine when an unlisted use is proposed in a zone that the proposed use is similar to an appropriate use category where the uses are clearly similar in character to those uses listed and consistent with the purpose of the zone and General Plan. A use determined to be similar shall apply to the zone uniformly regardless of location.
3. When a proposed, but unlisted, use is determined to be similar to a listed use, the proposed use will be treated in the same manner as the listed use in determining what approvals are required and what standards and requirements of this Title apply.
4. The Director’s determination of similar use may be appealed to the Planning Commission pursuant to the provisions of Section 17.D.02.040.O (Appeals).
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-7
17.A.04.030 Interpreting Language and Numbers
A. Interpretation of Words and Conjunctions. Unless the context clearly indicates the contrary, the following conjunctions shall be interpreted as follows:
1. “And” indicates that all connected words or provisions shall apply.
2. “And/or” indicates that the connected words or provisions may apply singularly or in any combination.
3. “Or” indicates that compliance with any of the series of connected words or provisions is sufficient.
4. “Either…or” indicates that the connected words or provisions shall apply singularly, but not in combination.
5. The words “shall”, “will”, “must”, “is to”, and “are to” are always mandatory and not discretionary.
6. “Should” is not mandatory but is strongly recommended.
7. “May” is permissive and discretionary.
8. Unless the context clearly indicates otherwise, words in the present and future tense are interchangeable.
9. Unless the context clearly indicates otherwise, words in the singular and plural are interchangeable.
B. Undefined Terms. The Director shall make an interpretation for any definition not expressly identified in this Title.
C. Fractions. Whenever this Title requires consideration of distances, parking spaces, dwelling units, or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:
1. General Rounding. Fractions of one-half or greater shall be rounded up to the nearest whole number, and fractions of less than one-half shall be rounded down to the nearest whole number, except as otherwise provided.
2. Exception for State Affordable Housing Density Bonus. For projects eligible for bonus density in accordance with California Government Code §65915 or any successor statute, any fractional number of permitted bonus density units shall be rounded up to the next whole number.
Division A: General
Chapter 17.A.06 Rules of Measurement
Sections:
17.A.06.010 Purpose ................................................................................................................ 17.A-8
17.A.06.020 General Provisions ............................................................................................... 17.A-8
17.A.06.030 Measuring Lot Width and Depth ......................................................................... 17.A-8
17.A.06.040 Measuring Distances ........................................................................................... 17.A-9
17.A.06.050 Measuring Setbacks .......................................................................................... 17.A-10
17.A.06.060 Measuring Floor Area ........................................................................................ 17.A-10
17.A.06.070 Measuring Floor Area Ratio ............................................................................... 17.A-11
17.A.06.080 Measuring Height and Number of Stories ......................................................... 17.A-11
17.A.06.090 Determining Lot Coverage................................................................................. 17.A-12
17.A.06.100 Measuring Signs ................................................................................................ 17.A-13
17.A.06.010 Purpose
The purpose of this Chapter is to explain how various measurements referred to in this Title are determined.
17.A.06.020 General Provisions
For all calculations, the applicant shall be responsible for supplying drawings illustrating the measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Director.
17.A.06.030 Measuring Lot Width and Depth
A. Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines. The Director shall determine lot width for parcels of irregular shape.
B. Lot Depth. Lot depth is measured along a straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line.
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-9 FIGURE 17.A.06.030-1: MEASURING LOT WIDTH AND DEPTH
17.A.06.040 Measuring Distances
A. Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.
B. Distances are Measured Horizontally/Linear. When determining the dimensions for setbacks and structures, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These dimensions are not measured by following the topography or slope of the land.
C. Measurements Involving a Structure. Measurements involving a structure are made to the closest structural support element (e.g., a building support pillar, a building support column, etc.) of the structure. Structures or portions of structures that are entirely underground are excluded from the measured dimension.
D. Measurements of Minimum Distance. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject property, in all directions, unless otherwise specified.
E. Measurement of Vehicle Queuing or Travel Areas. Measurement of the minimum dimensions for stacking lanes or the setback to a garage entrance are measured on the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or travel lane.
Division A: General
17.A.06.050 Measuring Setbacks
A. General Setback Measurement. A line defining a required setback is parallel to and at the specified distance from the corresponding front, side, or rear property line.
B. Setbacks Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the future right-of-way rather than the property line.
17.A.06.060 Measuring Floor Area
The floor area of a building is measured as the sum of the gross horizontal/linear areas of all floors of a building or other enclosed structure, measured from the exterior face of exterior walls or from the centerline of a shared wall separating two buildings.
A. Included in Floor Area.
1. All habitable space (as defined in the Building Code) including, but not limited to, all living space (bedrooms, bathrooms, kitchens, hallways, interior walkways, corridors, common space, etc.) that is below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions of buildings.
2. If no walls exist, the area covered by the roof excluding two feet on each side of the structure (i.e., the outermost horizontal two feet of the roof) to allow for a standard roof projection.
3. In the case of a multi-story building that has covered or enclosed stairways, stairwells, or elevator shafts, the horizontal area of such features shall be counted only once at the floor level of their greatest area of horizontal extent.
B. Excluded From Floor Area. Floor area does not include the following:
1. Mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building’s gross floor area;
2. Bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater;
3. Porches where at least one of the longest dimensions is unenclosed;
4. Accessory structures (e.g., shed) with a gross floor area of up to 120 square feet;
5. Areas that qualify as usable open space;
6. Areas used for off-street parking spaces or loading spaces, driveways, ramps between floors of a multi-level parking garage, and maneuvering aisles that are located below the finished grade of the property;
7. Parking areas located beneath the finished floor of habitable space where the vertical distance between the finished floor of habitable space and finished grade is less than six feet; and
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-11
8. Nonresidential gross floor area excludes arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public, but are not designed or used as sales, display, storage, service, or production areas.
17.A.06.070 Measuring Floor Area Ratio
To calculate the Floor Area Ratio (FAR), gross building floor area is divided by the total site area, and FAR is typically expressed as a decimal. For example, if the gross floor area of all buildings on a site is 10,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 1.0.
FIGURE 17.A.06.070-1: DETERMINING FLOOR AREA RATIO
17.A.06.080 Measuring Height and Number of Stories
A. Measuring Building Height. Building height is the vertical distance measured continuously along a line at existing grade bisecting the width of the lot to the highest point of a building or structure, except as provided elsewhere in this Title.
B. Measuring the Number of Stories. In measuring the height of a building in stories the following measurement rules shall apply:
1. A basement shall be counted as a full story where more than 50 percent of its height is above the average elevation of the adjoining ground (i.e., the average elevation of the finished grade adjoining all corners of the basement). This average elevation is calculated by adding the finished grade elevations adjoining all corners of the basement and dividing by the number of corners (e.g., four corners of the basement).
2. An interior balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.
3. An attic is not considered a story provided it is unconditioned, unfinished, and less than seven feet at its highest point with an average height not exceeding four feet.
Division A: General
C. Measuring Other Structures.
1. Measuring Height of Fences and Walls. The height of a fence or wall is measured from the finished grade immediately abutting the fence or wall to the top of fence or wall at any point. Where the finished grade is a different elevation on either side of the fence or wall, the height may be measured from the side having the highest elevation.
FIGURE 17.A.06.080-1: MEASURING HEIGHT OF FENCES AND WALLS
2. Measuring Height of Decks. Deck height is measured from finished grade to the top of the floor of the deck directly above finished grade below.
FIGURE 17.A.06.080-2: MEASURING HEIGHT OF DECKS
17.A.06.090 Determining Lot Coverage
A. Expression. Lot coverage is the ratio of the total footprint area of all structures on a lot to the gross lot area, typically expressed as a percentage.
B. Included in Calculation. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, shall be summed to determine lot coverage.
C. Excluded from Calculation. The following structures shall be excluded from the calculation:
1. Unenclosed and unroofed decks, uncovered patio slab, uncovered porches, landings, balconies and stairways less than four feet in height;
2. Eaves and roof overhangs projecting up to three feet from a wall;
3. Trellises and similar structures that have roofs that are at least 50 percent open to the sky through uniformly distributed openings;
4. Swimming pools and hot tubs that are not enclosed in roofed structures or decks.
5. One non-habitable accessory structure less than 120 square feet in area.
Division A: General
Public Review Draft | Beaumont Zoning Code Update | Page 17.A-13 FIGURE 17.A.06.090-1: DETERMINING LOT COVERAGE
17.A.06.100 Measuring Signs
The methods for measuring signs (e.g., height, area, etc.) are described in Subsection 17.C.08.040.D (Rules of Measurement for Signs).
City of Beaumont
Division B: Zone
Regulations
Public Review Draft
Lisa Wise Consulting, Inc.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-i Division B: Table of Contents
Chapter 17.B.02 Zones ............................................................................................................ 17.B-1
17.B.02.010 Purpose ................................................................................................................. 17.B-1
17.B.02.020 Zones Established ................................................................................................. 17.B-1 Chapter 17.B.04 Residential Zones and Standards ................................................................... 17.B-3
17.B.04.010 Purpose ................................................................................................................. 17.B-3
17.B.04.020 Residential Zones Use Regulations ....................................................................... 17.B-3
17.B.04.030 Residential Zones Development Standards .......................................................... 17.B-7
17.B.04.040 Residential Zones Supplemental Standards ......................................................... 17.B-8 Chapter 17.B.06 Commercial Zones and Standards ................................................................ 17.B-12
17.B.06.010 Purpose ...............................................................................................................17.B -12
17.B.06.020 Commercial Zones Use Regulations ...................................................................17.B-12
17.B.06.030 Commercial Zones Development Standards .......................................................17.B-17
17.B.06.040 Commercial Zones Supplemental Standards ......................................................17.B-18 Chapter 17.B.08 Mixed-Use Zones and Standards ................................................................. 17.B-20
17.B.08.010 Purpose ...............................................................................................................17.B -20
17.B.08.020 Mixed-Use Zones Use Regulations .....................................................................17.B-20
17.B.08.030 Mixed-Use Zones Development Standards .........................................................17.B-24
17.B.08.040 Mixed-Use Zones Supplemental Standards ........................................................17.B-25 Chapter 17.B.10 Downtown Zones and Standards ................................................................. 17.B-28
17.B.10.010 Purpose ...............................................................................................................17.B -28
17.B.10.020 Downtown Zones Use Regulations .....................................................................17.B-29
17.B.10.030 Downtown Zones Development Standards ........................................................17.B-34
17.B.10.040 Downtown Zones Supplemental Standards ........................................................17.B-36 Chapter 17.B.12 Industrial Zones and Standards ................................................................... 17.B-43
17.B.12.010 Purpose ...............................................................................................................17.B -43
17.B.12.020 Industrial Zones Use Regulations .......................................................................17.B-43
17.B.12.030 Industrial Zones Development Standards ...........................................................17.B-46
17.B.12.040 Industrial Zones Supplemental Standards ..........................................................17.B-47 Chapter 17.B.14 Other Zones and Standards ......................................................................... 17.B-51
17.B.14.010 Purpose ...............................................................................................................17.B -51
17.B.14.020 Other Zones Use Regulations .............................................................................17.B-51
17.B.14.030 Other Zones Development Standards .................................................................17.B-53
Division B: Zone Regulations
17.B.14.040 Other Zones Supplemental Standards ................................................................17.B-54 Chapter 17.B.16 Overlay Zones and Standards ...................................................................... 17.B-55
17.B.16.010 Purpose ...............................................................................................................17.B -55
17.B.16.020 Overlay Zones Use Regulations ..........................................................................17.B-55
17.B.16.030 Overlay Zones Development Standards..............................................................17.B-60
17.B.16.040 Overlay Zones Supplemental Standards .............................................................17.B-61
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-1 Chapter 17.B.02 Zones
Sections:
17.B.02.010 Purpose ................................................................................................................. 17.B-1
17.B.02.020 Zones Established ................................................................................................. 17.B-1
17.B.02.010 Purpose
This Chapter establishes the zones applied to property within Beaumont.
17.B.02.020 Zones Established
The following zones are established and shall be shown on the official Zoning Map.
Table 17.B.02.020-A: Zones Established
Zone
Symbol Zone Name General Plan Land Use Designation Implemented Residential Zones
R-R Residential, Rural Zone Rural Residential 40 (RR40) R-SF Residential, Single-
Family Zone Single Family Residential (SFR)
R-TN Residential, Traditional
Neighborhood Zone Traditional Neighborhood (TN)
R-MF Residential, Multi-Family
Zone High-Density Residential (HDR)
Commercial Zones
C-N Commercial,
Neighborhood Zone Neighborhood Commercial (NC)
C-C Community Commercial
Zone General Commercial (GC)
Mixed-Use Zones
UV Urban Village Zone Urban Village (UV)
Downtown Zones
DMU Downtown Mixed Use
Zone Downtown Mixed Use
BMU Beaumont Mixed Use
Zone Downtown Mixed Use
SSMU Sixth Street Mixed Use
Zone Downtown Mixed Use
SSMU-R Sixth Street Mixed Use –
Residential Zone Downtown Mixed Use
Division B: Zone Regulations
Table 17.B.02.020-A: Zones Established
Zone
Symbol Zone Name General Plan Land Use Designation Implemented LC Local Commercial Zone Downtown Mixed Use
DMF Downtown Residential
Multi-Family Zone Downtown Mixed Use
Industrial Zones
M Manufacturing Zone Industrial (I)
Other Zones
R-C Recreation/Conservation
Zone Open Space (OS)
PF Public Facilities Zone Public Facilities
SP Specific Plan Zone Various
Overlay Zones
TOD Transit Oriented District
Overlay Transit Oriented District Overlay (TOD Overlay) HDO Higher Density Overlay n/a (Housing Element)
HSO Housing Sites Overlay n/a (Housing Element)
D-RSF Downtown RSF Overlay Downtown Mixed Residential, Downtown Residential Single Family D-RTN Downtown RTN Overlay Downtown Mixed Residential
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-3 Chapter 17.B.04 Residential Zones and Standards
Sections:
17.B.04.010 Purpose ................................................................................................................. 17.B-3
17.B.04.020 Residential Zones Use Regulations ....................................................................... 17.B-3
17.B.04.030 Residential Zones Development Standards.......................................................... 17.B-7
17.B.04.040 Residential Zones Supplemental Standards ......................................................... 17.B-8
17.B.04.010 Purpose
A. Residential, Rural (R-R) Zone. The Residential, Rural (R-R) Zone is intended to provide for and encourage the development of agriculturally oriented low density residential development to take advantage of the rural environment.
B. Residential, Single-Family (R-SF) Zone. The Residential, Single-Family (R-SF) Zone is intended to protect established neighborhoods of single-family dwellings and to provide space in suitable locations for additional residential, single-family development. To increase access to shopping, services, and amenities, the R-SF Zone allows for limited, appropriately located neighborhood supporting uses in specific locations.
C. Residential, Traditional Neighborhood (R-TN) Zone. The Residential, Traditional Neighborhood (R-TN) Zone is intended to provide a range of housing choices, including single-family and multi- family development and supporting neighborhood service uses within a walkable and well- connected setting.
D. Residential, Multi-Family (R-MF) Zone. The Residential, Multi-Family (R-MF) Zone is intended to protect established medium-density and high-density residential development, and to facilitate further development of this land use type. This includes higher density housing that includes condominiums, townhomes, duplexes, apartments, senior housing, and supporting ancillary facilities.
17.B.04.020 Residential Zones Use Regulations
Table 17.B.04.020-A (Residential Zones Use Regulations) sets the land use regulations for residential zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection
17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.
Division B: Zone Regulations
Table 17.B.04.020-A: Residential Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use R-R R-SF R-TN R-MF Additional Regulations
Residential Uses
Accessory Dwelling Unit P P P P
See Section 17.C.10.030
(Accessory Dwelling Units and
Junior Accessory Dwelling Units)
Boarding or Rooming House C C C C n/a
Caretaker's Unit P - P P n/a
Day Care Home
Small P P P P n/a
Large P P P P n/a
Duplex - - P P n/a
Elderly and Long-Term Care - - P P n/a
Employee Housing P - - - n/a
Home Occupation P P P P See Section 17.C.10.130 (Home Occupations)
Mobilehome Park - - C C See Section 17.C.10.170
(Mobilehome Parks)
Multi-Family Dwelling - - P P See Section 17.C.10.180 (Multi- Family Dwellings)
Parolee/Probationer Home C C C C See Section 17.C.10.190 (Parolee/Probationer Home)
Residential Care Facility
Small P P P P n/a
Large P 1 P 1 P 1 P 1 See Section 17.C.10.200
(Residential Care Facilities)
Single-Family Dwelling P P P - See Section 17.C.10.210 (Single- Family Dwellings)
Supportive Housing P P P P n/a
Transitional Housing P P P P n/a
Two-Unit Project P P - - See Section 17.C.10.250 (Two- Unit Projects)
Commercial Uses
Animal Care and Services
Kennel/Cattery P C C - See Beaumont Municipal Code
Chapter 6.16 (Kennels,
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-5 Table 17.B.04.020-A: Residential Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use R-R R-SF R-TN R-MF Additional Regulations
Catteries, and Animal Rescue
Facilities)
Commercial Day Care Facility - C 2 C 2 - n/a
Lodging Uses
Bed and Breakfast Establishment C C C C n/a
RV Camper Park - - - C n/a
Retail
Convenience Store - C 2 C 3 C 2, 3 n/a
Grocery Store, Small - C 2 C 3 C 2, 3 n/a
Services
General Services, Small - C 2 C 3 C 2, 3 n/a
Personal Services - C 2 C 3 C 2, 3 n/a
Alcohol-Serving and Restaurant Uses
Restaurants
Full Service - C 2 C 3 C 2, 3 See Section 17.C.10.050
(Alcohol-Serving and Restaurant
Uses) Limited Service - C 2 C 3 C 2, 3
Agricultural Uses
Apiary P C C - See Beaumont Municipal Code
Chapter 6.20 (Apiaries)
Aviary P - - - n/a
Animal Keeping (Commercial Use) P C C - See Section 17.C.10.060 (Animal Keeping) Animal Keeping (Secondary Use) P P P P
Cultivated Agriculture P - - - n/a
Stables P - - - See Section 17.C.10.060 (Animal
Keeping)
Public, Institutional, and Utility Uses
Cemetery C C C C n/a
Division B: Zone Regulations
Table 17.B.04.020-A: Residential Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use R-R R-SF R-TN R-MF Additional Regulations
Community Assembly
Minor C C C C n/a
Community Garden P P P P n/a
Community Recreation Center P P P P n/a
Cultural Facility P P P P n/a
Educational Institutions
College or University C C C C n/a
School, Public or Private P P P P n/a
Vocational and Trade School C C C C n/a
Park P P P P n/a
Public Safety Facility P P P P n/a
Wireless Telecommunication Facility See Section 17.C.10.270 (Wireless Telecommunication Facility) Other
Accessory Use P P P P n/a
Temporary Use See Section 17.C.10.230 (Temporary Uses)
Table Notes:
1 State-licensed facilities require a Conditional Use Permit. 2 Only allowed for properties on Brookside Avenue, Cougar Way, Oak Valley Parkway, 11th Street, 8th Street, Beaumont Avenue, Pennsylvania Avenue, and Highland Springs Avenue. 3 Only allowed for properties on streets designated as arterial roadways or connector street.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-7
17.B.04.030 Residential Zones Development Standards
Table 17.B.04.030-A (Residential Zones Development Standards) establishes the development standards for residential zones.
Table 17.B.04.030-A: Residential Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard R-R R-SF R-TN R-MF
Lot Area,
min 40 ac 7,000 sf 5,000 sf 1 6,000 sf 1
Lot Width,
min (ft) n/a 60 50 1 60 1
Lot Depth,
min (ft)
See Beaumont Municipal Code Section
16.12.080.C 100 1
Density
(du/gross
acre)
n/a 42 Max: 12
Average: 6
Min: 12
Max: 30
Floor Area
Ratio, max n/a 0.35 3
Setbacks
Front Min: 25 ft Min: 20 ft 4 Min: 15 ft
Max: 25 ft 5
Min: 15 ft
Max: 20 ft 5
Interior
side Min: 10 ft
Lots with width ≤ 70 ft,
min: 5 ft
Lots with width > 70 ft,
min: 5 ft on one side
and 10 ft other side
Two-level, min: 10 ft
For commercial uses
adjacent to residential
uses, min: 15 ft
Min: 5 ft
Street side Min: 10 ft Min: 10 ft
Max: 20 ft 5
Rear Min: 20 ft
Single-story, min: 20 ft
Two-story, min: 20 ft
Enclosed parking, min: 5
ft
Accessory structures,
min: 10 ft
Min: 15 ft Garage abutting an
alley, min: 5 ft
Additional
Setbacks Min: 20 ft where property lines adjoin the R-C Zone Height, max 26 ft or 2 stories,
whichever is less 35 ft or 2 stories, whichever is less 35 ft
Division B: Zone Regulations
Table 17.B.04.030-A: Residential Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard R-R R-SF R-TN R-MF
Lot
Coverage,
max
n/a 50% 60% 70% 1
Open Space, min
Usable
open
space,
common
n/a n/a
Multi-family
developments ≥ 20
units: 200 sf per unit 6
n/a
Usable
open
space,
private
n/a n/a
Multi-family developments < 20 units: 100 sf per
unit 6
Multi-family developments ≥ 20 units: 200 sf per
unit 6
Table Notes:
1 Smaller lot sizes may be approved consistent with Subsection 17.C.02.060.C (Small Lot Development). 2 Density standard is applicable to new subdivisions.
3 Applies to commercial uses only.
4 In no event shall a residence be situated in such a manner as to result in a distance of less than 20 feet between the back of a sidewalk and the face of a garage door.
5 The maximum setback may be waived by the Director under the following conditions:
• Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s); • The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or • A larger area is required to preserve existing mature trees or natural features. 6 See Section 17.C.02.090 (Open Space, Usable).
17.B.04.040 Residential Zones Supplemental Standards
A. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Circulation and Access).
B. Residential, Single-Family (R-SF) Zone Supplemental Standards.
1. Outdoor Lighting. All exterior doors, including garage doors, must be illuminated with outdoor light fixtures consistent with Section 17.C.02.050 (Lighting and Illumination).
2. Accessory Structures. Accessory structures shall not occupy more than 25 percent of the lot.
C. Residential, Traditional Neighborhood (R-TN) Zone Supplemental Standards.
1. Density.
a. A studio or one-bedroom unit of no more than 750 square feet, excluding a garage, shall count as 0.5 of a unit.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-9 b. Density below four units per acre may be allowed subject to Conditional Use Permit approval, if the Planning Commission finds that the lower density does not jeopardize the City's ability to satisfy its Regional Housing Need Allocation.
2. Building Placement.
a. Building façade(s) shall extend a minimum of 50 percent of the street frontage for the area between the minimum and maximum front yard setbacks. For example, if a lot is 100 feet wide, 50 linear feet of the lot parallel to the street must be occupied by a building(s) that adheres to the maximum setback requirement.
b. In the area between the minimum and maximum street side yard setback, 35 percent of the linear distance parallel to the street shall be occupied by a building façade(s).
FIGURE 17.B.04.040-1: BUILDING PLACEMENT REQUIREMENTS, R-TN ZONE
3. Off-Street Parking.
a. Parking shall not be located in the front setback unless the Director makes the following findings:
(i) Buildings comply with the maximum front setback requirement; (ii) Parking located within the front setback is in the driveway of a single- family home or a duplex; or
(iii) The parking area located within the front setback is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter
17.C.04 (Landscaping); and
Division B: Zone Regulations
(iv) Requirements in Chapter 17.C.04 (Landscaping) are complied with. b. Automobile storage space shall be provided consistent with Chapter 17.C.06 (Parking Requirements).
4. Block Length. Block length is limited to 600 feet measured from street curb edge to street curb edge.
D. Residential, Multiple-Family (R-MF) Supplemental Standards.
1. Building Placement.
a. Building façade(s) shall extend a minimum of 65 percent of the street frontage for the area between the minimum and maximum front yard setbacks. For example, if a lot is 100 feet wide, 65 linear feet of the lot parallel to the street must be occupied by a building(s) that adheres to the maximum setback requirement.
b. In the area between the minimum and maximum street side yard setback, 50 percent of the linear distance parallel to the street shall be occupied by a building façade(s).
FIGURE 17.B.04.040-2: BUILDING PLACEMENT REQUIREMENTS, R-MF ZONE
2. Off-Street Parking.
a. Parking shall not be located in the front setback unless the Director makes the following findings:
(i) Buildings comply with the maximum front setback requirement;
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-11 (ii) Parking located within the front setback is in the driveway of a single- family home or a duplex; or
(iii) The parking area located within the front setback is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter
17.C.04 (Landscaping); and
(iv) Requirements in Chapter 17.C.04 (Landscaping) are complied with. b. Automobile storage space shall be provided consistent with Chapter 17.C.06 (Parking Requirements).
Division B: Zone Regulations
Chapter 17.B.06 Commercial Zones and Standards
Sections:
17.B.06.010 Purpose ...............................................................................................................17.B -12
17.B.06.020 Commercial Zones Use Regulations ...................................................................17.B-12
17.B.06.030 Commercial Zones Development Standards ......................................................17.B-17
17.B.06.040 Commercial Zones Supplemental Standards .....................................................17.B-18
17.B.06.010 Purpose
A. Commercial, Neighborhood (C-N) Zone. The Commercial, Neighborhood (C-N) Zone is intended to allow development that provides for a range of commercial service and retail land uses that are in proximity to residential neighborhoods consistent with the General Plan.
B. Community Commercial (C-C) Zone. The Community Commercial (C-C) Zone is intended to preserve, and where applicable promote, commercial shopping centers. This Zone specifically applies to those parcels that may contain more than one business or those properties with large format retailers (e.g., where the floor area of the business exceeds 50,000 square feet).
17.B.06.020 Commercial Zones Use Regulations
Table 17.B.06.020-A (Commercial Zones Use Regulations) sets the land use regulations for commercial zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection
17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.
Table 17.B.06.020-A: Commercial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use C-C C-N Additional Regulations
Residential Uses
Accessory Dwelling Unit - P See Section 17.C.10.030 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
Caretaker's Unit - P 1 n/a
Day Care Home
Large - C n/a
Duplex - P 1 n/a
Elderly and Long-Term Care - P 1 n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-13 Table 17.B.06.020-A: Commercial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use C-C C-N Additional Regulations
Emergency Shelter - P See Section 17.C.10.090 (Emergency Shelters) Home Occupation - P See Section 17.C.10.130 (Home Occupations) Live-Work Unit M M See Section 17.C.10.140 (Live-Work Units) Low Barrier Navigation Center - - n/a
Multi-Family Dwelling - P 1 See Section 17.C.10.180 (Multi-Family Dwellings) Residential Care Facility
Small - P 1
Large - P 1, 2 See Section 17.C.10.200 (Residential Care Facilities)
Single-Room Occupancy (SRO)
Residence C C See Section 17.C.10.220 (Single-Room Occupancy Residences)
Supportive Housing C C n/a
Transitional Housing C C n/a
Commercial Uses
Animal Care and Services
Animal Hospital P P n/a
Kennel/Cattery M M See Beaumont Municipal Code Chapter 6.16 (Kennels, Catteries, and Animal Rescue Facilities)
Pet Day Care P P n/a
Veterinary Clinic P P n/a
Banks and Financial Institutions
Banks and Financial Services P P n/a
Pawnbroker M M n/a
Commercial Day Care Facility P P n/a
Drive-Through Facility 3 C C See Section 17.C.10.080 (Drive-Through Facilities) Entertainment and Recreation, Commercial
Entertainment, Indoors P P n/a
Entertainment, Outdoors C C n/a
Division B: Zone Regulations
Table 17.B.06.020-A: Commercial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use C-C C-N Additional Regulations
Sports and Recreation, Indoors P P n/a
Sports and Recreation, Outdoors C C n/a
Funeral Home, Mortuary C C n/a
Hospital P P n/a
Instructional Services
Group P P n/a
Private P P n/a
Lodging Uses
Bed and Breakfast Establishment P P n/a
Hotel P P n/a
Motel P P n/a
Maintenance and Repair Services P P n/a
Medical Support Laboratory P P n/a
Offices
Business and Professional P P n/a
Communication Offices/Studio M M n/a
Medical Office/Clinic P P n/a
Retail
Convenience Store P P n/a
General Retail P P n/a
Grocery Store, Large P P n/a
Grocery Store, Small P P n/a
Large Format Retail P P n/a
Liquor Stores C 4, 5 C 4, 5 n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-15 Table 17.B.06.020-A: Commercial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use C-C C-N Additional Regulations
Smoke Shop C 4, 5 C 4, 5 n/a
Services
General Services, Small P P n/a
Massage Establishment M M See Beaumont Municipal Code Chapter 5.44 (Massage Establishments)
Personal Services P P n/a
Alcohol-Serving and Restaurant Uses
Bars or Cocktail Lounge M 4 M 4 See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Brewery, Winery, or Distillery M 4 C 4 Restaurants
Full Service P P See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Limited Service P P
Vehicle-Related Uses
Automobile/Vehicle Washing M M n/a
Fleet-based Service M C n/a
Gas/Service Station C C See Section 17.C.10.120 (Gas/Service Stations) Parking Lot 6 M C n/a
Parking Structure 6 M C n/a
Tire Store and Tire Repair P - See Section 17.C.10.240 (Tire Store and Tire Repair)
Vehicle Rental P C n/a
Vehicle Repair and Maintenance
Major - - n/a
Minor P C n/a
Vehicle Sales and Leasing P C n/a
Vehicle Storage P C See Section 17.C.10.070 (Construction Yard and Equipment Rental, and Vehicle Storage)
Division B: Zone Regulations
Table 17.B.06.020-A: Commercial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use C-C C-N Additional Regulations
Manufacturing and Industrial Uses
Custom and Artisan Manufacturing M M n/a
Industry, Light C C n/a
Recycling Processing and Collection Facility
Collection Facilities C C n/a
Processing Facilities C C n/a
Agricultural Uses
Animal Keeping (Commercial Use) C C
See Section 17.C.10.060 (Animal Keeping)
Animal Keeping (Secondary Use) C C
Public, Institutional, and Utility Uses
Cemeteries C C n/a
Community Assembly
Major P M n/a
Minor P P n/a
Community Garden P P n/a
Educational Institutions
College or University C C n/a
School, Public or Private C C n/a
Vocational and Trade School C C n/a
Park P P n/a
Public Safety Facility P P n/a
Wireless Telecommunication Facility See Section 17.C.10.270 (Wireless Telecommunication Facilities) Other
Accessory Use P P n/a
Farmers' Market P P See Section 17.C.10.110 (Farmers’ Markets)
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-17 Table 17.B.06.020-A: Commercial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use C-C C-N Additional Regulations
Temporary Use See Section 17.C.10.230 (Temporary Uses and Structures) Table Notes:
1 Only allowed for properties on 6th Street.
2 State-licensed facilities require a Conditional Use Permit. 3 New fast food restaurants shall not be located within 1,000 feet of another fast food restaurant. 4 These uses shall not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center.
5 These uses shall not be located within 1,000 ft of another of the same use. 6 Applies to parking lots or structures that are primary uses, as defined in Division 17.E (Definitions).
17.B.06.030 Commercial Zones Development Standards
Table 17.B.06.030-A (Commercial Zones Development Standards) establishes the development standards for commercial zones.
Table 17.B.06.030-A: Commercial Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard C-N C-C
Lot Area, min 10,000 sf
Lot Width, min (ft) 100
Lot Depth, min (ft) 100
Density (du/gross ac) n/a n/a
Floor Area Ratio, max 1.0 0.75
Setbacks, min
Front 25 ft; if parking in front of business: 50 ft
Interior side Abutting commercial or industrial zones, min: 0 ft Abutting residential zones, min: 20 ft, plus 2 ft for each 1 ft when building height is greater than 35 ft
Street side
Rear
Additional setbacks 0 ft where property lines adjoin the R-C Zone Height, max 50 ft
Division B: Zone Regulations
Table 17.B.06.030-A: Commercial Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard C-N C-C
Lot Coverage, max 50%
Open Space, min
Usable open space, common Multi-family developments ≥ 20 units: 200 sf per unit 1 n/a
Usable open space, private
Multi-family developments < 20
units: 100 sf per unit 1
Multi-family developments ≥ 20
units: 200 sf per unit 1
n/a
Table Notes:
1 See Section 17.C.02.090 (Open Space, Usable).
17.B.06.040 Commercial Zones Supplemental Standards
A. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Circulation and Access).
B. Limitations on Location of Parking. Above ground parking shall not be located within 40 feet of a street facing property line unless the Director makes the following findings:
1. The site is small and/or constrained such that underground parking or surface parking located more than 40 feet from the street is not feasible; or
2. The design incorporates habitable space built close to the public sidewalk; and
3. The parking area located within 40 feet of the street is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.C.04 (Landscaping).
C. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between 2.5 and 7 feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.
1. Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
2. Exceptions. The following are exempt from this requirement:
a. Residential uses; and
b. Multi-level garages.
3. Reductions. This requirement may be reduced or waived if the Director makes the following findings:
a. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-19 b. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level.
FIGURE 17.B.06.040-1: BUILDING TRANSPARENCY/REQUIRED OPENINGS
COMMERCIAL ZONES
D. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways.
E. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk.
F. Wall Plane Modulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth, for every 50 horizontal feet of wall.
G. Public Open Space Requirement. Developments with 50,000 square feet or more of nonresidential floor area on sites of five acres or larger shall provide open space consistent with the following:
1. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of nonresidential floor area, plus 20 square feet of open space for every 1,000 square feet of nonresidential floor area over 100,000 square feet.
2. Such open space shall be visible and accessible from a public street, or from on-site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement.
3. Such open space shall have a minimum dimension of 40 feet in width and depth.
4. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas.
5. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof.
Division B: Zone Regulations
Chapter 17.B.08 Mixed-Use Zones and Standards
Sections:
17.B.08.010 Purpose ...............................................................................................................17.B -20
17.B.08.020 Mixed-Use Zones Use Regulations .....................................................................17.B-20
17.B.08.030 Mixed-Use Zones Development Standards ........................................................17.B-24
17.B.08.040 Mixed-Use Zones Supplemental Standards .......................................................17.B-25
17.B.08.010 Purpose
The Urban Village (UV) Zone applies to a specific area situated between Interstate 10 and State Route 60 Freeway corridors. Within this area, a variety of specialized land uses that capitalize on the area's unique location are contemplated. These uses include a regional commercial center, higher density residential development, educational uses, and abundant open space and recreational amenities. The allowed uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment.
17.B.08.020 Mixed-Use Zones Use Regulations
Table 17.B.08.020-A (Mixed-Use Zones Use Regulations) sets the land use regulations for mixed-use zones.
Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection
17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.
Table 17.B.08.020-A: Mixed-Use Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use UV Additional Regulations
Residential Uses
Accessory Dwelling Unit P See Section 17.C.10.030 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
Boarding or Rooming House P n/a
Caretaker's Unit P n/a
Day Care Center
Small P n/a
Large P n/a
Duplex P n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-21 Table 17.B.08.020-A: Mixed-Use Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use UV Additional Regulations
Elderly and Long-Term Care P n/a
Home Occupation P See Section 17.C.10.130 (Home Occupations) Live-Work Unit P See Section 17.C.10.140 (Live-Work Units) Low Barrier Navigation Center P n/a
Multi-Family Dwelling P See Section 17.C.10.180 (Multi-Family Dwellings) Parolee/Probationer Home C See Section 17.C.10.190 (Parolee/Probationer Home) Residential Care Facility
Small P n/a
Large P 1 See Section 17.C.10.200 (Residential Care Facilities) Single-Family Dwelling P See Section 17.C.10.210 (Single-Family Dwellings) Supportive Housing P n/a
Transitional Housing P n/a
Commercial Uses
Animal Care and Services
Animal Hospital P n/a
Kennel/Cattery C See Beaumont Municipal Code Chapter 6.16 (Kennels, Catteries, and Animal Rescue Facilities)
Pet Day Care P n/a
Veterinary Clinic P n/a
Banks and Financial Institutions
Banks and Financial Services P n/a
Commercial Day Care Facility P n/a
Drive-Through Facility 2 M See Section 17.C.10.080 (Drive-Through Facilities) Entertainment and Recreation, Commercial
Entertainment, Indoors M n/a
Division B: Zone Regulations
Table 17.B.08.020-A: Mixed-Use Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use UV Additional Regulations
Entertainment, Outdoors M n/a
Sports and Recreation, Indoors M n/a
Sports and Recreation, Outdoors M n/a
Funeral Home, Mortuary C n/a
Hospital C n/a
Instructional Services
Group P n/a
Private P n/a
Lodging Uses
Bed and Breakfast Establishment P n/a
Hotel P n/a
Motel P n/a
Medical Support Laboratory P n/a
Offices
Business and Professional P n/a
Communication Offices/Studio M n/a
Medical Office/Clinic P n/a
Retail
Convenience Store P n/a
General Retail P n/a
Grocery Stores, Large P n/a
Grocery Stores, Small P n/a
Large Format Retail P n/a
Liquor Store C 3, 4 n/a
Smoke Shop C n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-23 Table 17.B.08.020-A: Mixed-Use Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use UV Additional Regulations
Services
General Services, Small P n/a
Massage Establishment C See Beaumont Municipal Code Chapter 5.44 (Massage Establishments)
Personal Services P n/a
Alcohol-Serving and Restaurant Uses
Bars or Cocktail Lounge C 3 See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Brewery, Winery, or Distillery C 3
Restaurants
Full Service P See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Limited Service P
Vehicle-Related Uses
Automobile/Vehicle Washing C n/a
Fleet-based Service M n/a
Gas/Service Station C See Section 17.C.10.120 (Gas/Service Stations) Vehicle Rental C n/a
Vehicle Sales and Leasing C n/a
Agricultural Uses
Animal Keeping (Commercial Use) C
See Section 17.C.10.060 (Animal Keeping)
Animal Keeping (Secondary Use) C
Public, Institutional, and Utility Uses
Community Assembly
Major P n/a
Minor P n/a
Community Garden P n/a
Division B: Zone Regulations
Table 17.B.08.020-A: Mixed-Use Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use UV Additional Regulations
Community Recreation Center P n/a
Cultural Facility P n/a
Educational Institutions
College or University C n/a
School, Public or Private C n/a
Vocational and Trade School C n/a
Parks P n/a
Public Safety Facility P n/a
Wireless Telecommunication Facility See Section 17.C.10.270 (Wireless Telecommunication Facilities) Other
Accessory Use P n/a
Farmers' Market P See Section 17.C.10.110 (Farmers’ Markets) Temporary Use See Section 17.C.10.230 (Temporary Uses and Structures) Table Notes:
1 State-licensed facilities require a Conditional Use Permit. 2 New fast food restaurants shall not be located within 1,000 feet of another fast food restaurant. 3 These uses shall not be located on any parcel which is located within 1,000 ft of any school providing instruction in twelfth grade or below, day care center, or youth center.
4 New liquor stores shall not be located within 1,000 ft of another liquor store.
17.B.08.030 Mixed-Use Zones Development Standards
Table 17.B.08.030-A (Mixed-Use Zones Development Standards) establishes the development standards for mixed-use zones.
Table 17.B.08.030-A: Mixed-Use Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard UV
Lot Area, min 10,000 sf 1
Lot Width, min (ft) 80 1
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-25 Table 17.B.08.030-A: Mixed-Use Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard UV
Lot Depth, min (ft) 100 1
Density (du/gross ac) Min: 12
Max: 24 2
Floor Area Ratio, max 1.0 3
Setbacks, min
Front Residential: 5 ft
Commercial: 0 ft
Interior side
0 ft
Street side
Rear 10 ft
Additional setbacks 20 ft where property lines adjoin the R-C Zone Residential setback from State Route 60 and Interstate 10: 500 ft Height, max 50 ft
Open Space, min
Usable open space, common Multi-family developments ≥ 20 units: 200 sf per unit 4 Usable open space, private Multi-family developments < 20 units: 100 sf per unit 4 Multi-family developments ≥ 20 units: 200 sf per unit 4 Table Notes:
1 Smaller lot sizes may be approved consistent with Subsection 17.C.02.060.C (Small Lot Development). 2 No more than 21 acres in the UV Zone may be developed at density of less than 20 du/ac. 3 Applies to nonresidential uses only.
4 See Section 17.C.02.090 (Open Space, Usable).
17.B.08.040 Mixed-Use Zones Supplemental Standards
A. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Access and Circulation).
B. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between 2.5 and 7 feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.
1. Design of Openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep.
Division B: Zone Regulations
2. Exceptions. The following are exempt from this requirement:
a. Residential uses; and
b. Multi-level garages.
3. Reductions. This requirement may be reduced or waived if the Director makes the following findings:
a. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and b. Street-facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level.
FIGURE 17.B.08.040-1: BUILDING TRANSPARENCY/REQUIRED OPENINGS
MIXED-USE ZONES
C. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways.
D. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk.
E. Wall Plane Modulation. All street-facing façades shall have at least one horizontal or vertical projection or recess at least two feet in width and depth, for every 50 horizontal feet of wall.
F. Public Open Space Requirement. Developments with 50,000 square feet or more of nonresidential floor area on sites of five acres or larger shall provide open space consistent with the following:
1. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of nonresidential floor area, plus 20 square feet of open space for every 1,000 square feet of nonresidential floor area over 100,000 square feet.
2. Such open space shall be visible and accessible from a public street, or from on-site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement.
3. Such open space shall have a minimum dimension of 40 feet in width and depth.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-27
4. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas.
5. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof.
Division B: Zone Regulations
Chapter 17.B.10 Downtown Zones and Standards
Sections:
17.B.10.010 Purpose ...............................................................................................................17.B -28
17.B.10.020 Downtown Zones Use Regulations .....................................................................17.B-29
17.B.10.030 Downtown Zones Development Standards .......................................................17.B-34
17.B.10.040 Downtown Zones Supplemental Standards .......................................................17.B-36
17.B.10.010 Purpose
A. Downtown Mixed Use (DMU) Zone. The Downtown Mixed Use (DMU) Zone is intended to provide for a rich and diverse mixture of office, retail, commercial, civic, entertainment, and cultural activities in a lively, thriving, high-quality pedestrian environment which incorporates mixed-use development. Active and retail uses are required along Sixth Street (between California and Palm Avenues) and Beaumont Avenue (between 5th and 8th Street) street frontages to create a walkable, pedestrian-oriented, and vibrant environment. This Zone is also intended to allow for residential uses on the upper floors (residential uses are not allowed on the first floor along Sixth Street and Beaumont Avenue to ensure that the downtown character is maintained).
B. Beaumont Mixed Use (BMU) Zone. The Beaumont Mixed Use (BMU) Zone is intended to facilitate Beaumont Avenue corridor's transition to a mixed-use district with a mix of professional offices, limited commercial uses and residential uses that are compatible with the abutting single-family residences to the east and west. Development is intended to be less intense than the DMU Zone in keeping with the scale of surrounding development.
C. Sixth Street Mixed Use (SSMU) Zone. The Sixth Street Mixed Use (SSMU) Zone is intended to provide for commercial and multi-family residential uses along Sixth Street, east of Palm Avenue either as stand alone or in a mixed use setting. The allowed uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment and supportive of the downtown retail environment west of Palm Avenue.
D. Sixth Street Mixed Use – Residential (SSMU-R) Zone. The Sixth Street Mixed Use - Residential (SSMU-R) Zone is intended to provide for multi-family residential and commercial uses along the north side of Sixth Street, east of Palm Avenue. The allowed uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment and supportive of the downtown retail environment west of Palm Avenue.
E. Local Commercial (LC) Zone. The Local Commercial (LC) Zone is intended to allow development that provides for a range of commercial services and retail land uses that are in proximity to residential neighborhoods consistent with the General Plan.
F. Downtown Residential Multi-Family (DMF) Zone. The Downtown Residential Multi-Family (DMF) Zone is intended to encourage walkable, transit ready residential development in proximity to downtown, and to facilitate further development of this land use type. This includes higher density housing that includes condominiums, townhomes, duplexes, patio apartments, senior housing, and supporting ancillary facilities.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-29
17.B.10.020 Downtown Zones Use Regulations
Table 17.B.10.020-A (Downtown Zones Use Regulations) sets the land use regulations for downtown zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection
17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.
Table 17.B.10.020-A: Downtown Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use DMU BMU SSMU SSMU-R LC DMF Additional
Regulations
Residential Uses
Accessory Dwelling Unit P P P P P P
See Section
17.C.10.030
(Accessory
Dwelling Units
and Junior
Accessory
Dwelling Units)
Boarding or Rooming House C - C C - C n/a
Caretaker's Unit P P P P P P n/a
Day Care Center
Small P 1 P P P - P n/a
Large P 1 P P P - P n/a
Duplex P 1 P P P - P n/a
Elderly and Long-Term Care P 1 - P P - P n/a
Emergency Shelter - - C C P -
See Section
17.C.10.090
(Emergency
Shelters)
Home Occupation P P P P - P
See Section
17.C.10.130
(Home
Occupations)
Live-Work Unit P P P P - P
See Section
17.C.10.140
(Live-Work Units)
Low Barrier Navigation Center P P P P - P n/a
Mobilehome Park - - - - C -
See Section
17.C.10.170
(Mobilehome
Parks)
Division B: Zone Regulations
Table 17.B.10.020-A: Downtown Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use DMU BMU SSMU SSMU-R LC DMF Additional
Regulations
Multi-Family Dwelling P 1 - P P - P
See Section
17.C.10.180
(Multi-Family
Dwellings)
Parolee/Probationer Home C C C C C C
See Section
17.C.10.190
(Parolee/
Probationer
Home)
Residential Care Facility
Small P 1 P P P - P n/a
Large P 1, 2 P 2 P 2 P 2 - P 2
See Section
17.C.10.200
(Residential Care
Facilities)
Single-Family Dwelling - P - - - -
See Section
17.C.10.210
(Single-Family
Dwellings)
Single-Room Occupancy (SRO)
Residence P 1 C P P - -
See Section
17.C.10.220
(Single-Room
Occupancy
Residences)
Supportive Housing P 1 P P P C P n/a
Transitional Housing P 1 P P P C P n/a
Commercial Uses
Animal Care and Services
Animal Hospital P 3, 4 - P P P - n/a
Pet Day Care P P P P P P n/a
Veterinary Clinic P 3 - P P P - n/a
Banks and Financial Institutions
Banks and Financial
Services P P 5 P P P - n/a
Pawnbroker M M 5 M M P M n/a
Commercial Day Care Facility - P P P M - n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-31 Table 17.B.10.020-A: Downtown Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use DMU BMU SSMU SSMU-R LC DMF Additional
Regulations
Drive-Through Facility 6 - - C C P -
See Section
17.C.10.080
(Drive-Through
Facilities)
Entertainment and Recreation, Commercial
Entertainment, Indoors M M M M M M n/a
Entertainment, Outdoors C C C C C C n/a
Sports and Recreation,
Indoors M 3, 4 M 5 M 6 M 4 M M n/a
Sports and Recreation,
Outdoors C 3 C 5 C C C C n/a
Funeral Home, Mortuary C 3 - - C C - n/a
Instructional Services
Group P P P P P P n/a
Private P P P P P P n/a
Lodging Uses
Bed and Breakfast
Establishment P 1 M M M P M n/a
Hotel P 1 - P P P - n/a
Motel - - - - P - n/a
Maintenance and Repair
Services - - M M P - n/a
Medical Support Laboratory P P P P P - n/a
Offices
Business and Professional P 1 P P P P - n/a
Communication
Offices/Studio - - M - M - n/a
Medical Office/Clinic P 1 P P P P - n/a
Retail
Convenience Store P P 5 P P P - n/a
General Retail P 3, 4 P 5 P 7 P 7 P - n/a
Division B: Zone Regulations
Table 17.B.10.020-A: Downtown Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use DMU BMU SSMU SSMU-R LC DMF Additional
Regulations
Grocery Stores, Large M C M M P - n/a
Grocery Stores, Small P P 5 P P P - n/a
Large Format Retail C - C C P - n/a
Liquor Store C 8, 9 C 8, 9 C 8, 9 C 8, 9 C 8, 9 - n/a
Smoke Shop C C 5 C C C - n/a
Services
General Services, Small P 7 P 7 P 7 P 7 P - n/a
Massage Establishment P 1 P P P P -
See Beaumont
Municipal Code
Chapter 5.44
(Massage
Establishments)
Personal Services P P P P P - n/a
Alcohol-Serving and Restaurant Uses
Bars or Cocktail Lounges C 8 - C 8 C 8 C 8 - See Section
17.C.10.050
(Alcohol-Serving
and Restaurant
Uses) Brewery, Winery, or Distillery C 8 C 8 C 8 C 8 C 8 - Restaurants
Full Service P M P P P - See Section
17.C.10.050
(Alcohol-Serving
and Restaurant
Uses)
Limited Service P P P P P -
Vehicle-Related Uses
Automobile/Vehicle Washing - - C - M - n/a
Fleet-based Service - - C - M - n/a
Gas/Service Station - - C C C -
See Section
17.C.10.120
(Gas/Service
Stations)
Parking Lot 10 C C C C C - n/a
Parking Structure 10 C C C C C - n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-33 Table 17.B.10.020-A: Downtown Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use DMU BMU SSMU SSMU-R LC DMF Additional
Regulations
Tire Store and Tire Repair - - - - P -
See Section
17.C.10.240 (Tire
Store and Tire
Repair)
Vehicle Rental - - P C P - n/a
Vehicle Repair and Maintenance
Major - - - - - - n/a
Minor - - C - C - n/a
Vehicle Sales and Leasing - - P C P - n/a
Manufacturing and Industrial Uses
Custom and Artisan
Manufacturing C M M M M - n/a
Recycling Processing and Collection Facility
Collection Facilities - - - - C - n/a
Processing Facilities - - - - C - n/a
Public, Institutional, and Utility Uses
Community Assembly
Major M C P M M - n/a
Minor P C P P M C n/a
Community Recreation Center P C P P P P n/a
Cultural Facility P C P P P - n/a
Educational Institutions
College or University P 3 - P 1 - P - n/a
School, Public or Private C 3 C P C C C n/a
Vocational and Trade
School P 1, 6 C 1, 5 P - P - n/a
Park P P P P P P n/a
Public Safety Facility P P P P P P n/a
Division B: Zone Regulations
Table 17.B.10.020-A: Downtown Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use DMU BMU SSMU SSMU-R LC DMF Additional
Regulations
Wireless Telecommunication
Facility See Section 17.C.10.270 (Wireless Telecommunication Facilities) Other
Accessory Use P P P P P P n/a
Farmers' Market P P P P P -
See Section
17.C.10.110
(Farmers’
Markets)
Temporary Use See Section 17.C.10.230 (Temporary Uses)
Table Notes:
1 Use is allowed only on upper floor locations on parcels fronting 6th Street and Beaumont Avenue. Limited lobby or entry areas are allowed on the ground floor.
2 State-licensed facilities require a Conditional Use Permit. 3 Use is not allowed on parcels fronting 6th Street and Beaumont Avenue unless approved by the Planning Commission through the CUP process.
4 Use is limited to 10,000 sf unless approved by the Planning Commission through the CUP process. 5 Use is limited to 2,500 sf unless approved by the Planning Commission through the CUP process. 6 New fast-food restaurants should not be located within 1,000 ft of another fast food restaurant. 7 Use is limited to 5,000 sf unless approved by the Planning Commission through the CUP process. 8 These uses shall not be located on any parcel which is located within 1,000 ft of any school providing instruction in 12th grade or below, day care center, or youth center.
9 New liquor stores shall not be located within 1,000 ft of another liquor store. 10 Applies to parking lots or structures that are primary uses, as defined in Division 17.E (Definitions).
17.B.10.030 Downtown Zones Development Standards
Table 17.B.10.030-A (Downtown Zones Development Standards) establishes the development standards for downtown zones.
Table 17.B.10.030-A: Downtown Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard DMU BMU SSMU SSMU-R LC DMF
Lot Area, min
(sf) n/a n/a 10,000 1 6,000 1
Lot Width, min
(ft) n/a n/a 80 1 100 1 60 1
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-35 Table 17.B.10.030-A: Downtown Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard DMU BMU SSMU SSMU-R LC DMF
Lot Depth, min
(ft)
See Beaumont Municipal Code
Section 16.12.080.C 100 1 100 1
Density
(du/gross ac) Max: 15 Max: 10 Max: 22 n/a Max: 22
Floor Area
Ratio, max 0.35 3 0.5 3 0.7 n/a
Setbacks
Front
Commercial
Uses: n/a
Residential
Uses, min: 0 ft
Residential
Uses, max: 5 ft
Above-ground
Parking, min:
40 ft 4
Min: 5 ft 5
Max: 20 ft 5
Min: 5 ft
Max: 10 ft
Above-ground Parking, min: 40
ft 4
Min: 5 ft
Max: n/a
Min: 10 ft
Max: 20 ft 2
Interior side n/a 6 Min: 5 ft 6 n/a 6 Min: 5 ft 6
Street side n/a Min: 5 ft
Max: n/a n/a Min: 10 ft
Max: 20 ft 2
Rear n/a 7 Min: 10 ft 7 n/a 7 Min: 15 ft 7
Additional
setbacks
Residential
setback from
Interstate 10,
min: 500 ft
n/a
Residential
setback from
Interstate 10,
min: 500 ft
n/a n/a n/a
Height, max 45 ft and 3
stories
35 ft and 2
stories 60 ft and 4 stories 45 ft and 4
stories
Lot Coverage,
max n/a n/a n/a n/a 50% 1 n/a
Open Space, min
Usable open
space, public
See Section
17.B.10.040.C.
9 n/a n/a n/a
See Section
17.B.10.040.C.
9 n/a
Division B: Zone Regulations
Table 17.B.10.030-A: Downtown Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard DMU BMU SSMU SSMU-R LC DMF
Usable open
space, private n/a
Multi-family
developments
< 20 units: 100
sf per unit
Multi-family
developments
≥ 20 units: 200
sf per unit 8
Table Notes:
1 Smaller lots may be allowed consistent with Subsection 17.C.02.060.C (Small Lot Development). 2 The maximum setback can be waived by Director under the following conditions:
• Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s); • The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or • A larger area is required to preserve existing mature trees or natural features. 3 Applies to nonresidential uses only.
4 The above ground parking setback may be waived by the Director with the following two findings:
• The site is small and/or constrained such that underground parking or surface parking located more than 40 ft from the street is not feasible; and
• The parking area located within 40 ft of the street is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.C.04 (Landscaping). 5 In no event shall a residence be situated in such a manner as to result in a distance of less than 20 feet between the back of a sidewalk and the face of a garage door.
6 A minimum setback of 15 feet must be provided when adjacent to a single-family residential use. 7 A minimum setback of 20 feet must be provided when adjacent to a single-family residential use. 8 See Section 17.C.02.090 (Open Space, Usable).
17.B.10.040 Downtown Zones Supplemental Standards
A. Supplemental Standards Applicable to All Downtown Zones.
1. Setback from Single-Family Residential Uses. When adjacent to single-family residential uses, upper floors (i.e., the third floor and higher) must be stepped-back from the ground- floor street-facing building façade by a minimum of 15 feet.
FIGURE 17.B.10.040-1: STEP BACK FROM ADJACENT RESIDENTIAL USES
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-37
2. Adjacency to Interstate 10. The following standards apply within 500 feet of Interstate 10 as measured from its right-of-way:
a. Occupied open space areas (play areas, courtyards, patios, balconies, etc.) must be located as far from the freeway as possible.
b. Non-habitable uses, such as parking structures and building areas not calculated in floor area, should be located nearest to the freeway. c. The project site must be screened with substantial vegetation and/or a wall barrier in addition to the requirements of Section 17.C.02.140 (Screening Standards) as approved by the Director.
d. Additional noise mitigation shall be provided for residential uses that are within 500 feet of Interstate 10 as approved by the Director.
3. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Access and Circulation).
B. DMF Zone Supplemental Standards.
1. Building Placement.
a. Building façade(s) shall extend a minimum of 65 percent of the street frontage for the area between the minimum and maximum front setbacks. For example, if a lot is 100 feet wide, 65 linear feet of the lot parallel to the street must be occupied by a building(s) that adheres to the maximum setback requirement. b. In the area between the minimum and maximum street side setback, 50 percent of the linear distance parallel to the street shall be occupied by a building façade(s).
FIGURE 17.B.10.040-2: BUILDING PLACEMENT REQUIREMENTS, DMF ZONE
Division B: Zone Regulations
2. Off-Street Parking.
a. Parking shall not be located in the front setback unless the Director makes the following findings:
(i) Buildings comply with the maximum front setback requirement; (ii) The parking area located within the front setback is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter
17.C.04 (Landscaping); and
(iii) Requirements in Chapter 17.C.06 (Parking Requirements) are complied with.
b. Automobile storage space shall be provided as indicated in Chapter 17.C.06 (Parking Requirements).
C. BMU, DMU, SSMU, and SSMU-R Zones Supplemental Standards. The standards below apply to all development in the BMU, DMU, SSMU, and SSMU-R zones.
1. Wall Plane Modulation.
a. All nonresidential street-facing façades must have at least one horizontal or vertical projection or recess at least two feet in width and depth, for every 50 horizontal feet of wall.
FIGURE 17.B.10.040-3: WALL PLANE MODULATION
b. Horizontal articulation must include a differentiated base, a roof cornice line or parapet, and an eave, awning, overhang, transom feature, belt course, or other architectural element that frames the middle section of the building. c. Buildings or portions of buildings over two stories must include articulation for the top story of the building. This may be accomplished through two or more of the following:
(i) Change in color;
(ii) Change in material;
(iii) Cornice/belt course at the bottom of the uppermost floor; and (iv) Change in roof pitch, such as a gable, or an upper-story step-back.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-39 FIGURE 17.B.10.040-4: BUILDING FAÇADE VISIBLE FROM PUBLIC STREET
2. Ground Floor Height.
a. Nonresidential ground level floor-to-ceiling height must be a minimum 11 feet. b. Nonresidential ground floor height may not differ from the height of any adjacent nonresidential use by more than two feet or as approved by the Director.
3. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between 2.5 and 7 feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening.
a. Design of openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. b. Exceptions. The following are exempt from this requirement:
(i) Residential uses; and
(ii) Multi-level garages.
c. Reductions. This requirement may be reduced to 40 percent if street-facing building walls exhibit architectural relief (articulated building base, columns/piers, transom) and are enhanced with landscaping at the pedestrian level.
d. Reductions by Director. This requirement may be further reduced or waived if the Director finds that the proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible.
Division B: Zone Regulations
FIGURE 17.B.10.040-5: BUILDING TRANSPARENCY/REQUIRED OPENINGS
EXHIBIT
e. Enhancement on blank walls. Blank walls that exceed eight horizontal feet at the ground level must include one or more of the following:
(i) A pattern of insets;
(ii) A building base of at least 2.5 feet in height and a cornice or other architectural features at the top of the ground level;
(iii) Landscaping that, at maturity, obscures a minimum 50 percent of the wall area; or
(iv) Landscaped metal trellises or lattices over a minimum 50 percent of the wall area.
4. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways.
5. Building Entrances.
a. Orientation. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance facing a pedestrian walkway that is connected to a public sidewalk.
b. Separation of residential and nonresidential entrances. Entrances to residential units, either shared or common, must be a minimum 30 horizontal feet from commercial entrances. Live/work units are excluded from this standard.
6. Corner Design. Building design at intersections must exhibit signature architectural features at the corner. Features may include but are not limited to tower elements, wrap- around bay windows, or rounded or chamfered corners elements, or decorative parapets.
7. 360-Degree Design. All buildings must be designed with “360-degree design” where each exterior wall is designed equivalent to the primary facade in the extent of building articulation, level of detail, and quality of exterior materials, and consistent with the color scheme of the primary facade. Details include but are not limited to window and door trim, window and door recesses, cornices, belt courses, columns/piers, posts/beams, brackets, columns/arches, and roof forms.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-41
8. Additions/remodels. Notwithstanding the design standards of this Chapter, additions to and remodels of existing buildings, including porches, balconies and decks, must match the architectural design and detail of the existing building.
9. Public Open Space Requirement. Developments with 50,000 square feet or more of nonresidential floor area on sites of five acres or larger shall provide open space consistent with the following:
a. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of nonresidential floor area, plus 20 square feet of open space for every 1,000 square feet of nonresidential floor area over 100,000 square feet.
b. Such open space shall be visible and accessible from a public street, or from on- site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement.
c. Such open space shall have a minimum dimension of 40 feet in width and depth. d. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas.
e. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof.
10. Parking Design.
a. Surface parking area design. Surface parking areas must be separated from on- site buildings by a minimum distance of five feet that is either paved or landscaped.
b. Garages. Garage doors must be recessed a minimum of six inches from the face of the garage.
c. Tandem parking. Tandem parking may be allowed to satisfy the off-street parking requirement in accordance with the following.
(i) Tandem parking to meet required parking for multi-unit development must be located within an enclosed structure and the number of tandem parking spaces may not exceed 50 percent of the total number of spaces. (ii) Tandem parking may not be used to satisfy the parking requirement for guest parking.
d. Driveway width. Driveways to shared garages may not exceed 35 feet in width. e. Parking visibility. Visible structured parking must be screened from view from the right-of-way by landscaping or decorative screening, or a combination of architectural features and landscaping or living walls.
Division B: Zone Regulations
f. Curb cut frequency.
(i) A maximum of one curb cut for driveway access may be permitted per street frontage per development project site, unless additional curb cuts are approved by the Director, Public Works Director and Public Safety or the Development Review Committee.
(ii) On corner lots, curb cuts must be located on the street frontage with the least pedestrian activity whenever feasible.
D. Local Commercial (LC) Zone Supplemental Standards. The additional standards in Section
17.B.06.040 (Commercial Zones Supplemental Standards) apply to all projects in the LC Zone.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-43 Chapter 17.B.12 Industrial Zones and Standards
Sections:
17.B.12.010 Purpose ...............................................................................................................17.B -43
17.B.12.020 Industrial Zones Use Regulations .......................................................................17.B-43
17.B.12.030 Industrial Zones Development Standards ..........................................................17.B-46
17.B.12.040 Industrial Zones Supplemental Standards ..........................................................17.B-47
17.B.12.010 Purpose
The Manufacturing (M) Zone is intended to maintain the existing industrial and manufacturing uses and to promote the development of new business parks, light industrial use, research parks, manufacturing uses, warehousing activities, and ancillary and supportive uses.
17.B.12.020 Industrial Zones Use Regulations
Table 17.B.12.020-A (Industrial Zones Use Regulations) sets the land use regulations for industrial zones.
Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection
17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.
Table 18.B.12.020-A: Industrial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use M Additional Regulations
Residential Uses
Caretaker's Unit M n/a
Commercial Uses
Adult-Oriented Business C See Section 17.C.10.040 (Adult-Oriented Businesses) Animal Care and Services
Animal Hospital P n/a
Kennel/Cattery C See Chapter 6.16 (Kennels, Catteries, and Animal Rescue Facilities)
Commercial Day Care Facility C n/a
Entertainment and Recreation, Commercial
Entertainment, Indoors M n/a
Division B: Zone Regulations
Table 18.B.12.020-A: Industrial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use M Additional Regulations
Entertainment, Outdoors C n/a
Sports and Recreation, Indoors M n/a
Sports and Recreation, Outdoors C n/a
Funeral Home, Mortuary C n/a
Lodging Uses
Hotel C n/a
Motel C n/a
Maintenance and Repair Services P n/a
Offices
Business and Professional M n/a
Communication Office/Studios M n/a
Medical Office/Clinic M n/a
Retail
Convenience Store Market P n/a
Services
General Services, Small M n/a
Alcohol-Serving and Restaurant Uses
Bars or Cocktail Lounge M 1 See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Brewery, Winery, or Distillery M 1
Restaurants
Full Service M See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Limited Service P
Vehicle-Related Uses
Automobile/Vehicle Washing M n/a
Commercial Fueling Facility C n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-45 Table 18.B.12.020-A: Industrial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use M Additional Regulations
Fleet-based Service M n/a
Gas/Service Stations C See Section 17.C.10.120 (Gas/Service Stations) Tire Store and Tire Repair P See Section 17.C.10.240 (Tire Store and Tire Repair) Vehicle Rental C n/a
Vehicle Repair and Maintenance
Major C n/a
Minor P n/a
Vehicle Sales and Leasing C n/a
Vehicle Storage P See Section 17.C.10.070 (Construction Yard and Equipment Rental, and Vehicle Storage)
Manufacturing and Industrial Uses
Advanced Manufacturing P n/a
Construction Yard and Equipment Rental P See Section 17.C.10.070 (Construction Yard and Equipment Rental, and Vehicle Storage)
Custom and Artisan Manufacturing P n/a
Food and Beverage Processing and
Preparation P n/a
Industry, General P n/a
Industry, Heavy M n/a
Industry, Light P n/a
Research and Development P n/a
Salvage and Wrecking P n/a
Recycling Processing and Collection Facility
Collection Facility C n/a
Processing Facility C n/a
Warehousing, Storage, and Distribution
Mini-Storage or Self-Storage P n/a
Logistics Use P n/a
Division B: Zone Regulations
Table 18.B.12.020-A: Industrial Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use M Additional Regulations
Agricultural Uses
Aviary C n/a
Animal Keeping (Commercial Use) C
See Section 17.C.10.060 (Animal Keeping)
Animal Keeping (Secondary Use) C
Cultivated Agriculture C n/a
Public, Institutional, and Utility Uses
Cemetery C n/a
Educational Institutions
College or University C n/a
School, Public or Private C n/a
Vocational and Trade School C n/a
Energy Storage Facilities P See Section 17.C.10.100 (Energy Storage Facilities) Public Safety Facility P n/a
Public Utility/Service Structures
Public Utility Facility P n/a
Wind Energy Conversion System See Section 17.C.10.260 (Wind Energy Conversion Systems) Wireless Telecommunication Facility See Section 17.C.10.270 (Wireless Telecommunication Facilities) Other Uses
Accessory Use P n/a
Temporary Use See Section 17.C.10.230 (Temporary Uses)
Table Notes:
1 These uses shall not be located on any parcel which is located within 1,000 ft of any school providing instruction in twelfth grade or below, day care center, or youth center.
17.B.12.030 Industrial Zones Development Standards
Table 17.B.12.030-A (Industrial Zones Development Standards) establishes the development standards for industrial zones.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-47 Table 17.B.12.030-A: Industrial Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard M
Lot Area, min n/a, except for parcels with structures: 10,000 sf Lot Width, min (ft) n/a
Lot Depth See Beaumont Municipal Code Section 16.12.080.C Density (du/gross ac) n/a
Floor Area Ratio Min: 0.25
Max: 0.75
Setbacks
Front Min: 25 ft
If parking in front of building, min: 50 ft
Interior side
Abutting nonresidential zones, min: 0 ft
Abutting residential zones, min: 20 ft, plus 2 for each 1 ft when building height is greater than 35 ft
Street side
Rear
Additional setbacks Min: 20 ft where property lines adjoin the R-C Zone Min: 100 ft where an industrial use adjoins a residential use Height, max 50 ft
Open Space, min
Usable open space, public n/a
Usable open space, common See Section 17.B.12.040.D.2 (Open Space) and Section 17.B.12.040.E (Large Projects)
Table Notes:
None.
17.B.12.040 .Industrial Zones Supplemental Standards
A. Building Entrances.
1. All buildings shall be designed with a primary building entrance.
2. The primary building entrance must incorporate a projection, recess, or combination of projection and recess at least 40 square feet in area and with a minimum depth of five feet.
3. At least one building entrance must be provided along the primary street frontage.
Division B: Zone Regulations
B. Building Orientation and Placement.
1. Buildings shall include articulated frontage design and transparent frontages along a minimum of 50 feet on both sides of the building that defines a corner.
2. Office and administration buildings associated with a redevelopment or reuse of an existing industrial building shall be placed at the corner of a building at the intersection of two public streets for corner lots. The building corner shall include a prominent, vertical structural element (e.g., a tower) that projects no more than 15 feet above the maximum allowable height of the building and that occupies a maximum of five percent of the building roof area. In addition, raised parapets with enhanced decorative treatment such as cornices or crenellations are permitted, not to exceed six feet above the maximum allowable height of the building.
3. The primary entrance to an office or administration building must face the corner or an adjacent public street.
4. Equipment, electrical, and service rooms shall be placed within the footprint of the building (i.e., inside the building) or screened so that they are not visible from the public right-of-way.
C. Façade Design and Articulation.
1. Facades within 30 feet of a front or street side property line shall include windows, doors, other openings, or glazed areas for at least 40 percent of the building wall area located between 2.5 feet above the level of the sidewalk and the underside of the roof structure for portions of the façade within 75 feet of the street-facing main entry.
2. No street-facing façade may run in a continuous plane for more than 90 feet without a window, door, or other opening.
FIGURE 17.B.12.040-1: FAÇADE DESIGN AND TRANSPARENCY
3. All building facades must incorporate window trim and/or window recesses, architectural features, changes in material, changes in texture, or similar design elements that add visual interest to the facade. This includes a varied palette of materials, textures, and colors that emphasize details and changes in plane.
D. Site Design and Aesthetics.
1. Aesthetics. Site elements such as buildings, parking areas, driveways, sidewalks, and outdoor recreational spaces must be arranged to emphasize the aesthetically pleasing components of the site (e.g., landscaping and the superior architectural design of office building elements) and to screen less attractive elements (e.g., service facilities, loading
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-49 docks, outdoor storage, equipment areas, and refuse enclosures) through the placement and design of buildings, screen walls, and landscaping.
2.Open Space.
a.An outdoor seating/break area is required for the proposed office area of a building.
b.On-site open space areas shall contain an outdoor seating/break area with seating designed to allow a variety of sitting environments. c.Outdoor seating areas shall provide shade under a suitable structure and wind protection using landscaping or transparent screening structures. d.Outdoor seating areas shall be easily accessed from the lobby or interior break rooms and placed at the corner of the building or along the side of a building facing a public street.
E.Large Projects. Projects over 80,000 gross square feet must provide the following:
1.Landscaped areas and usable outdoor common open space equal to a cumulative 10 percent of the site area that:
a.Provides gathering space or opportunities for active or passive recreation and benches or other seating.
b.Provides amenities that enhance the comfort, aesthetics, or usability of the space, including but not limited to trees and other landscaping, shade structures, drinking fountains, water features, or public art.
c.Is separated from on-site parking areas by a minimum of six feet. d.May include on-site stormwater treatment areas and landscaped areas.
2.An outdoor seating/break area for every proposed and potential office area of a building.
Outdoor eating areas shall have a minimum dimension of 12 feet. Outdoor seating areas shall:
a.Include tables, seating and covering to provide protection from sun and weather conditions; and
b.Be contiguous with required on-site public open space or provided in a separate area.
F.Parking and Loading. Parking and loading in industrial zones shall comply with Chapter 17.C.06 (Parking Requirements) and the following:
1.Parking Location.
a.Surface parking shall be located to the side or to the rear of principal buildings to the greatest extent feasible.
Division B: Zone Regulations
b. All required passenger vehicle parking spaces shall be separated from any enclosed truck parking area or truck court and shall not require access through any enclosed truck parking area or truck court to reach the parking spaces.
2. Parking Design. Driveways shall not exceed 35 feet in width, except that driveways providing large truck access to truck bays shall not exceed 40 feet in width. All driveways must be located a minimum of 50 feet from the boundary of an abutting residential or open space zone.
G. Interim Uses for Vacant Industrial Structures. Certain industrial properties may be vacant without any immediate plans for site development. In these instances, the properties may be utilized for a defined list of interim uses for a limited time period as specified below. The uses permitted within this Subsection are supplemental to the uses listed in Section 17.B.12.020 (Industrial Zones Use Regulations).
1. Permitted Interim Uses. Permitted interim uses include:
a. Cultivated agriculture;
b. Farmers' markets;
c. Temporary uses;
d. Community gardens; and
e. Parks.
2. Other Uses. Other uses intended to be temporary that are allowed by-right on a permanent basis in the associated zone, upon the determination of the Director.
3. Minor Conditional Use Permit Required. Prior to the establishment of an interim use, a Minor Conditional Use Permit shall be approved.
4. Time Period. The maximum time period for an interim use is five years.
5. Conditions. At a minimum, the conditions should include an agreement between the City and the applicant stipulating timing, installation of permanent improvements and buildings, and/or restoration of the site to its original condition. At the end of five years, the use shall be removed or the site developed in accordance with the full development regulations of any adopted plan.
H. Policy on Land Use and Sensitive Receptors (PLUS). Logistics uses and other similar uses larger than 100,000 square feet in size are subject to the City’s Policy on Land Use and Sensitive Receptors (PLUS). Also see Section 17.C.10.150 (Logistics Uses) for additional standards related to logistics uses.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-51 Chapter 17.B.14 Other Zones and Standards
Sections:
17.B.14.010 Purpose ...............................................................................................................17.B -51
17.B.14.020 Other Zones Use Regulations .............................................................................17.B-51
17.B.14.030 Other Zones Development Standards ................................................................17.B-53
17.B.14.040 Other Zones Supplemental Standards ...............................................................17.B-54
17.B.14.010 Purpose
A. Recreation/Conservation (R-C) Zone. The Recreation/Conservation (R-C) Zone is intended to include and recognize the following uses: water course and watershed areas, public and private park lands, cemeteries, natural resource lands, wildlife preserves, and publicly owned dedicated scenic and open space areas. This Zone is also intended to provide for permanent open space in specific areas by limiting projects in areas where natural hazards are present that might endanger the health, safety, and welfare of residents from possible flood, subsidence, erosion, or seismic activity.
B. Public Facilities (PF) Zone. The Public Facilities (PF) Zone includes a range of public uses and activities that serve the public good and welfare. These include, but are not limited to, schools, civic buildings, fire stations, public and private park lands, and similar uses.
C. Specific Plan (SP) Zone. The Specific Plan (SP) Zone applies to areas where the systematic implementation of General Plan goals and policies are desired to ensure a more comprehensive planning effort. Specific plans shall be prepared and amended consistent with Chapter 17.D.10 (Specific Plans).
17.B.14.020 Other Zones Use Regulations
Table 17.B.14.020-A (Other Zones Use Regulations) sets the land use regulations for other zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection 17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited. Use regulations for the Specific Plan (SP) Zone are separately established through each adopted specific plan.
Table 17.B.14.020-A: Other Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use R-C PF Additional Regulations
Residential Uses
Employee Housing P - n/a
Division B: Zone Regulations
Table 17.B.14.020-A: Other Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use R-C PF Additional Regulations
Commercial Uses
Entertainment and Recreation, Commercial
Sports and Recreation, Outdoors P - n/a
Lodging Uses
Bed and Breakfast Establishment C - n/a
RV Camper Park C - n/a
Agricultural Uses
Animal Keeping (Secondary Use) - P See Section 17.C.10.060 (Animal Keeping) Public, Institutional, and Utility Uses
Cemetery - C n/a
Community Recreation Center M P n/a
Cultural Facility M P n/a
Educational Institutions
College or University - P n/a
School, Public or Private - P n/a
Vocational and Trade School - P n/a
Park P P n/a
Public Safety Facility P P n/a
Public Utility/Service Structures
Public Utility Facility P P n/a
Wind Energy Conversion System See Section 17.C.10.260 (Wind Energy Conversion Systems) Wireless Telecommunication Facility See Section 17.C.10.270 (Wireless Telecommunication Facilities) Other Uses
Accessory Use P P n/a
Street/Craft Fair and Farmers' Market - P See Section 17.C.10.110 (Farmers’ Markets)
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-53 Table 17.B.14.020-A: Other Zones Use Regulations
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required | “-“ = Not Allowed
Use R-C PF Additional Regulations
Temporary Use See Section 17.C.10.230 (Temporary Uses)
17.B.14.030 Other Zones Development Standards
Table 17.B.14.030-A (Other Zones Development Standards) establishes the development standards for other zones. Development standards for the Specific Plan (SP) Zone are separately established through each adopted specific plan.
Table 17.B.14.030-A: Other Zones Development Standards
ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard RC PF
Lot Area, min n/a n/a, except for parcels with
structures: 10,000 sf
Lot Width, min (ft) n/a n/a
Lot Depth See Beaumont Municipal Code Section 16.12.080.C Density (du/gross ac) n/a n/a
Floor Area Ratio, max n/a 1.0
Setbacks, min
Front
Setbacks shall be specified by the Review Authority.
Interior Side
Street Side
Rear
Additional Setbacks n/a 20 where property lines adjoin the R- C Zone
Height, max 35 ft and 2 stories
Open Space
Usable open space, public
n/a
Usable open space, private
Division B: Zone Regulations
17.B.14.040 Other Zones Supplemental Standards
Reserved.
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-55 Chapter 17.B.16 Overlay Zones and Standards
Sections:
17.B.16.010 Purpose ...............................................................................................................17.B -55
17.B.16.020 Overlay Zones Use Regulations ..........................................................................17.B-55
17.B.16.030 Overlay Zones Development Standards .............................................................17.B-60
17.B.16.040 Overlay Zones Supplemental Standards ............................................................17.B-61
17.B.16.010 Purpose
A. General Purpose. This Chapter establishes additional standards for defined areas (i.e., overlay zones) that are applied in addition to standards provided in the base zones. The overlay zone standards are intended to ensure that proposed uses and development are consistent with the General Plan.
B. Transit Oriented District (TOD) Overlay. The Transit Oriented District (TOD) Overlay applies to the area around a future Metrolink transit station. The allowed uses and development standards are intended to be conducive to a transit-friendly environment, including a mix of residential and commercial uses within a walkable and transit accessible setting.
C. Higher Density Overlay (HDO). The Higher Density Overlay applies to properties subject to rezoning as identified in the City’s Housing Element and mapped on the City's Zoning Map.
D. Housing Sites Overlay (HSO). The Housing Sites Overlay applies to properties identified in the City’s Housing Element as housing sites in zones where no minimum density previously applied.
E. Downtown RSF Overlay (D-RSF). The Downtown RSF Overlay applies to RSF-zoned properties located in the Downtown area.
F. Downtown RTN Overlay (D-RTN). The Downtown RTN Overlay applies to RTN-zoned properties located in the Downtown area.
17.B.16.020 Overlay Zones Use Regulations
Table 17.B.16.020-A (Overlay Zones Use Regulations) sets the land use regulations for overlay zones. Land uses are defined in Chapter 17.E.04 (Definition of Uses). In cases where a land use is not listed in the table, the Director shall make a determination regarding similar use consistent with Subsection 17.A.04.020.G (Determination of a Similar Use). Land uses not listed in the table and not substantially like the uses below are prohibited.
Division B: Zone Regulations
Table 17.B.16.020-A: Overlay Zones Use Regulations 1
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required |“-“ = Not Allowed
Use TOD Additional Regulations
Residential Uses
Accessory Dwelling Unit P See Section 17.C.10.030 (Accessory Dwelling Units and Junior Accessory Dwelling Units)
Caretaker's Unit P n/a
Day Care Center
Small P n/a
Large P n/a
Duplex P n/a
Elderly and Long-Term Care P n/a
Emergency Shelter C See Section 17.C.10.090 (Emergency Shelters) Home Occupation P See Section 17.C.10.130 (Home Occupations) Live-Work Unit P See Section 17.C.10.140 (Live-Work Units) Low Barrier Navigation Center P n/a
Multi-Family Dwelling P See Section 17.C.10.180 (Multi-Family Dwellings) Parolee/Probationer Home C See Section 17.C.10.190 (Parolee/Probationer Home)
Residential Care Facility
Small P n/a
Large P 2 See Section 17.C.10.200 (Residential Care Facilities) Single-Family Dwelling P See Section 17.C.10.210 (Single-Family Dwellings) Single-Room Occupancy (SRO)
Residence C See Section 17.C.10.220 (Single-Room Occupancy Residences)
Supportive Housing P n/a
Transitional Housing P n/a
Commercial Uses
Animal Care and Services
Animal Hospital P n/a
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-57 Table 17.B.16.020-A: Overlay Zones Use Regulations 1
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required |“-“ = Not Allowed
Use TOD Additional Regulations
Kennel/Cattery C See Beaumont Municipal Code Chapter 6.16 (Kennels, Catteries, and Animal Rescue Facilities)
Pet Day Care P n/a
Veterinary Clinic P n/a
Banks and Financial Institution
Banks and Financial Services P n/a
Pawnbroker M n/a
Commercial Day Care Facility P n/a
Drive-Through Facility C See Section 17.C.10.080 (Drive-Through Facilities) Entertainment and Recreation, Commercial
Entertainment, Indoors P n/a
Entertainment, Outdoors M n/a
Sports and Recreation, Indoors P n/a
Sports and Recreation, Outdoors M n/a
Funeral Home, Mortuary C n/a
Hospital P n/a
Instructional Service
Group P n/a
Private P n/a
Lodging Uses
Bed and Breakfast Establishment P n/a
Hotel P n/a
Motel P n/a
Maintenance and Repair Services P n/a
Medical Support Laboratory P n/a
Offices
Division B: Zone Regulations
Table 17.B.16.020-A: Overlay Zones Use Regulations 1
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required |“-“ = Not Allowed
Use TOD Additional Regulations
Business and Professional P n/a
Communication Offices/Studios M n/a
Medical Office/Clinic P n/a
Retail
Convenience Store Markets P n/a
General Retail P n/a
Grocery Store, Large P n/a
Grocery Store, Small P n/a
Large Format Retail P n/a
Liquor Store C n/a
Smoke Shop C n/a
Services
General Services, Small P n/a
Massage Establishment C See Beaumont Municipal Code Chapter 5.44 (Massage Establishments)
Personal Services P n/a
Alcohol-Serving and Restaurant Uses
Bars or Cocktail Lounges C See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Brewery, Winery, or Distillery C
Restaurant
Full Service P See Section 17.C.10.050 (Alcohol-Serving and Restaurant Uses) Limited Service P
Vehicle-Related Uses
Automobile/Vehicle Washing C n/a
Fleet-based Service C n/a
Gas/Service Station C See Section 17.C.10.120 (Gas/Service Stations)
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-59 Table 17.B.16.020-A: Overlay Zones Use Regulations 1
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required |“-“ = Not Allowed
Use TOD Additional Regulations
Parking Lot 3 M n/a
Parking Structure 3 C n/a
Vehicle Rental P n/a
Vehicle Repair and Maintenance
Minor M n/a
Vehicle Sales and Leasing M n/a
Manufacturing and Industrial Uses
Custom and Artisan Manufacturing M n/a
Recycling Processing and Collection Facility
Collection Facilities C n/a
Processing Facilities C n/a
Agricultural Uses
Animal Keeping (Commercial Use) C n/a
Animal Keeping (Secondary Use) C n/a
Public, Institutional, and Utility Uses
Community Assembly
Major P n/a
Minor P n/a
Community Garden P n/a
Community Recreation Center P n/a
Cultural Facility P n/a
Educational Institutions
College or University C n/a
Schools, Public or Private C n/a
Vocational and Trade Schools C n/a
Division B: Zone Regulations
Table 17.B.16.020-A: Overlay Zones Use Regulations 1
“P” = Permitted Use | “M” = Minor Conditional Use Permit required | “C” = Conditional Use Permit required |“-“ = Not Allowed
Use TOD Additional Regulations
Park P n/a
Public Safety Facility P n/a
Transit Stations and Facility C n/a
Wireless Telecommunication Facility See Section 17.C.10.270 (Wireless Telecommunication Facilities) Other Uses
Accessory Use P n/a
Street/Craft Fair and Farmers' Market P See Section 17.C.10.110 (Farmers’ Markets) Temporary Use See Section 17.C.10.230 (Temporary Uses)
Table Notes:
1 Uses regulations for all other overlay zones besides the TOD overlay zone are provided by the base zone. 2 State-licensed facilities require a Conditional Use Permit. 3 Applies to parking lots or structures that are primary uses, as defined in Division 17.E (Definitions).
17.B.16.030 Overlay Zones Development Standards
Table 17.B.16.030.A (Other Zones Development Standards) establishes the development standards for other zones.
Table 17.B.16.030-A: Overlay Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard TOD HDO HSO D-RSF D-RTN
Density (du/gross
ac)
Min: 18 du/ac
Max: 30 du/ac
Min: 20 du/ac
Max: 30 du/ac
Min: 11 du/ac
Max: See base
zone
Max: 15 du/ac Max: 15 du/ac
Floor Area Ratio,
max 1.0 1 See base zone See base zone See base zone See base zone Setbacks
Front Min: 0 ft
Max: n/a See base zone See base zone Min: 10 ft
Max: 20 ft 2
Min: 10 ft
Max: 20 ft 2
Division B: Zone Regulations
Public Review Draft | Beaumont Zoning Code Update | Page 17.B-61 Table 17.B.16.030-A: Overlay Zones Development Standards ft = feet | sf = square feet | du = dwelling unit | ac = acres | n/a = not applicable Standard TOD HDO HSO D-RSF D-RTN
Interior Side See base zone See base zone See base zone Min: 5 ft Min: 5 ft Street Side See base zone See base zone See base zone See base zone See base zone Rear See base zone See base zone See base zone
Min: 15 ft
Garage abutting
an alley, min: 5 ft
See base zone
Table Notes:
1 Applies to nonresidential uses only.
2 The maximum setback may be waived by Director under the following conditions:
• Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s); • The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or • A larger area is required to preserve existing mature trees or natural features.
17.B.16.040 Overlay Zones Supplemental Standards
A. Transit Oriented District (TOD) Overlay. The following standards apply in the TOD Overlay.
1. Maximum Block Length. Block length is limited to 400 feet measured from curb edge to curb edge. A block length of up to 600 feet shall only be allowed when a mid-block pedestrian connection is provided, or the Director finds that:
a. The location and configuration of the lot makes a mid-block pedestrian connection infeasible or impractical; and
b. Safe and convenient pedestrian connections are provided throughout the site consistent with applicable pedestrian access requirements in this Title.
2. Culs-de-Sac and Dead-End Streets. Culs-de-sac and dead-end streets are not allowed unless the Director makes the following findings:
a. Unique physical circumstances exist that prevent a connected a connected street system; and
b. A cul-de-sac or dead-end street is necessary to provide access to lots or buildings in a manner consistent with City standards.
3. Pedestrian Circulation and Access. On-site pedestrian circulation and access shall be provided in accordance with Section 17.C.02.110 (Pedestrian Access and Circulation).
Division B: Zone Regulations
B. Higher Density Overlay (HSO). The following applies in the Higher Density Overlay:
1. Owner-occupied and rental multi-family uses are allowed as permitted uses (by right) regardless of the affordability level of the units.
2. 100 percent residential use is allowed.
3. A minimum of 50 percent of the floor area in mixed-use projects must be occupied by residential use.
City of Beaumont
Division C: Citywide
Standards
Public Review Draft
Lisa Wise Consulting, Inc.
Division C: Citywide Standards
Public Review Draft | Beaumont Zoning Code Update | Page 17.C-i Division C: Table of Contents
Chapter 17.C.02 General Development Standards ................................................................... 17.C-1
17.C.02.010 Purpose ................................................................................................................. 17.C-1
17.C.02.020 Accessory Buildings and Structures ...................................................................... 17.C-1
17.C.02.030 Fences and Walls .................................................................................................. 17.C-2
17.C.02.040 Height Exceptions ................................................................................................. 17.C-3
17.C.02.050 Lighting and Illumination ..................................................................................... 17.C-4
17.C.02.060 Lots and Divisions of Land .................................................................................... 17.C-4
17.C.02.070 Manufactured Homes ........................................................................................... 17.C-5
17.C.02.080 Off-Site Improvements ......................................................................................... 17.C-6
17.C.02.090 Open Space, Usable .............................................................................................. 17.C-7
17.C.02.100 Outdoor Display and Sales .................................................................................... 17.C-8
17.C.02.110 Pedestrian Access and Circulation ........................................................................ 17.C-9
17.C.02.120 Performance Standards ...................................................................................... 17.C-10
17.C.02.130 Refuse And Recycling Areas ................................................................................ 17.C-11
17.C.02.140 Screening Standards ........................................................................................... 17.C-13
17.C.02.150 Setback Encroachments...................................................................................... 17.C-15
17.C.02.160 Site Preparation and Grading ............................................................................. 17.C-15
17.C.02.170 Street Improvement Standards .......................................................................... 17.C-17
17.C.02.180 Underground Utilities ......................................................................................... 17.C-17 Chapter 17.C.04 Landscaping Standards ................................................................................ 17.C-19
17.C.04.010 Purpose ............................................................................................................... 17.C-19
17.C.04.020 Applicability ........................................................................................................ 17.C-19
17.C.04.030 Landscape Plan ................................................................................................... 17.C-20
17.C.04.040 Landscaping Standards by Use Category ........................................................... 17.C-21
17.C.04.050 Tree Preservation and Maintenance .................................................................. 17.C-24
17.C.04.060 Water Efficient Landscape Standards ................................................................ 17.C-25
17.C.04.070 General Landscaping Standards ......................................................................... 17.C-37 Chapter 17.C.06 Parking Requirements ................................................................................. 17.C-41
17.C.06.010 Purpose ............................................................................................................... 17.C-41
17.C.06.020 Applicability ........................................................................................................ 17.C-41
17.C.06.030 General Requirements ........................................................................................ 17.C-42
17.C.06.040 Type of Vehicle Parking Allowed ........................................................................ 17.C-43
Division C: Citywide Standards
17.C.06.050 Number of Parking Spaces Required .................................................................. 17.C-44
17.C.06.060 Parking Reductions ............................................................................................. 17.C-49
17.C.06.070 Transportation Demand Management .............................................................. 17.C-51
17.C.06.080 Parking Area Development and Design Standards ............................................. 17.C-52
17.C.06.090 Electric Vehicle Charging Spaces ........................................................................ 17.C-55
17.C.06.100 Bicycle Parking .................................................................................................... 17.C-56
17.C.06.110 Off-Street Loading Requirements ....................................................................... 17.C-58 Chapter 17.C.08 Signs ........................................................................................................... 17.C-61
17.C.08.010 Purpose ............................................................................................................... 17.C-61
17.C.08.020 Applicability ........................................................................................................ 17.C-62
17.C.08.030 Permits and Administration ................................................................................ 17.C-64
17.C.08.040 General Standards for All Signs .......................................................................... 17.C-65
17.C.08.050 Temporary Signs ................................................................................................. 17.C-74
17.C.08.060 Signs Permitted in All Zones ............................................................................... 17.C-79
17.C.08.070 Signs in Residential Zones ................................................................................... 17.C-80
17.C.08.080 Signs in Commercial Zones ................................................................................. 17.C-81
17.C.08.090 Signs in Mixed Use and Downtown Zones .......................................................... 17.C-87
17.C.08.100 Signs in Industrial Zones ..................................................................................... 17.C-88
17.C.08.110 Signs in Other Zones ........................................................................................... 17.C-88
17.C.08.120 Sign Design Standards ........................................................................................ 17.C-89
17.C.08.130 Nonconforming Signs ......................................................................................... 17.C-93
17.C.08.140 Sign Enforcement ............................................................................................... 17.C-94
17.C.08.150 Severability ......................................................................................................... 17.C-95 Chapter 17.C.10 Specific to Uses ........................................................................................... 17.C-96
17.C.10.010 Purpose ............................................................................................................... 17.C-96
17.C.10.020 Applicability ........................................................................................................ 17.C-97
17.C.10.030 Accessory Dwelling Units and Junior Accessory Dwelling Units ......................... 17.C-97
17.C.10.040 Adult-Oriented Businesses ................................................................................ 17.C-102
17.C.10.050 Alcohol-Serving and Restaurant Uses ............................................................... 17.C-103
17.C.10.060 Animal Keeping ................................................................................................. 17.C-106
17.C.10.070 Construction Yard and Equipment Rental, and Vehicle Storage ...................... 17.C-110
17.C.10.080 Drive-Through Facilities .................................................................................... 17.C-112
17.C.10.090 Emergency Shelters .......................................................................................... 17.C-113
Division C: Citywide Standards
Public Review Draft | Beaumont Zoning Code Update | Page 17.C-iii
17.C.10.100 Energy Storage Facilities .................................................................................. 17.C-114
17.C.10.110 Farmers’ Markets ............................................................................................. 17.C-117
17.C.10.120 Gas/Service Stations ........................................................................................ 17.C-117
17.C.10.130 Home Occupations ........................................................................................... 17.C-118
17.C.10.140 Live-Work Units ................................................................................................ 17.C-121
17.C.10.150 Logistics Uses .................................................................................................... 17.C-123
17.C.10.160 Mini-Storage or Self-Storage ............................................................................ 17.C-124
17.C.10.170 Mobilehome Parks ............................................................................................ 17.C-125
17.C.10.180 Multi-Family Dwellings ..................................................................................... 17.C-128
17.C.10.190 Parolee/Probationer Home .............................................................................. 17.C-138
17.C.10.200 Residential Care Facilities ................................................................................. 17.C-142
17.C.10.210 Single-Family Dwellings .................................................................................... 17.C-142
17.C.10.220 Single-Room Occupancy Residences ................................................................. 17.C-147
17.C.10.230 Temporary Uses ................................................................................................ 17.C-148
17.C.10.240 Tire Store and Tire Repair ................................................................................. 17.C-152
17.C.10.250 Two-Unit Projects ............................................................................................. 17.C-153
17.C.10.260 Wind Energy Conversion Systems ..................................................................... 17.C-154
17.C.10.270 Wireless Telecommunication Facilities ............................................................. 17.C-156 Chapter 17.C.12 Affordable Housing Incentives and Density Bonus Provisions .................... 17.C-168
17.C.12.010 Purpose ............................................................................................................. 17.C-168
17.C.12.020 Definitions ........................................................................................................ 17.C-168
17.C.12.030 Implementation ................................................................................................ 17.C-168
17.C.12.040 Types of Incentives Allowed ............................................................................. 17.C-168
17.C.12.050 Requirements ................................................................................................... 17.C-169
17.C.12.060 Development Standards ................................................................................... 17.C-170
17.C.12.070 Processing of Density Bonus Requests ............................................................. 17.C-171
17.C.12.080 Density Bonus Housing Agreement .................................................................. 17.C-171
17.C.12.090 Changes in State Density Bonus Laws .............................................................. 17.C-172 Chapter 17.C.14 No Net Loss Program ................................................................................. 17.C-173
17.C.14.010 Purpose and Authority ...................................................................................... 17.C-173
17.C.14.020 Requirements ................................................................................................... 17.C-173
17.C.14.030 Development Standards ................................................................................... 17.C-174
17.C.14.040 Processing of No Net Loss Program Density Bonus Requests........................... 17.C-174
Division C: Citywide Standards
17.C.14.050 No Net Loss Program Density Bonus Agreement ............................................. 17.C-175 Chapter 17.C.16 Nonconforming Buildings, Uses, and Lots .................................................. 17.C-176
17.C.16.010 Purpose ............................................................................................................. 17.C-176
17.C.16.020 Applicability ...................................................................................................... 17.C-176
17.C.16.030 Continuance and Maintenance ........................................................................ 17.C-176
17.C.16.040 Nonconforming Buildings or Structures ........................................................... 17.C-176
17.C.16.050 Nonconforming Uses ........................................................................................ 17.C-178
17.C.16.060 Nonconforming Lots ......................................................................................... 17.C-179
17.C.16.070 Nonconformity with Other Development Standards ........................................ 17.C-179
Division C: Citywide Standards
Public Review Draft | Beaumont Zoning Code Update | Page 17.C-1 Chapter 17.C.02 General Development Standards
Sections:
17.C.02.010 Purpose ................................................................................................................. 17.C-1
17.C.02.020 Accessory Buildings and Structures ...................................................................... 17.C-1
17.C.02.030 Fences and Walls .................................................................................................. 17.C-2
17.C.02.040 Height Exceptions ................................................................................................. 17.C-3
17.C.02.050 Lighting and Illumination ...................................................................................... 17.C-4
17.C.02.060 Lots and Divisions of Land .................................................................................... 17.C-4
17.C.02.070 Manufactured Homes .......................................................................................... 17.C-5
17.C.02.080 Off-Site Improvements ......................................................................................... 17.C-6
17.C.02.090 Open Space, Usable .............................................................................................. 17.C-7
17.C.02.100 Outdoor Display and Sales ................................................................................... 17.C-8
17.C.02.110 Pedestrian Access and Circulation ....................................................................... 17.C-9
17.C.02.120 Performance Standards ...................................................................................... 17.C-10
17.C.02.130 Refuse And Recycling Areas ............................................................................... 17.C-11
17.C.02.140 Screening Standards ........................................................................................... 17.C-13
17.C.02.150 Setback Encroachments ..................................................................................... 17.C-15
17.C.02.160 Site Preparation and Grading ............................................................................. 17.C-15
17.C.02.170 Street Improvement Standards .......................................................................... 17.C-17
17.C.02.180 Underground Utilities ......................................................................................... 17.C-17
17.C.02.010 Purpose
This Chapter establishes general development standards applicable to all land uses and development in the City of Beaumont.
17.C.02.020 Accessory Buildings and Structures
A. Purpose. This Section identifies standards applicable to particular accessory buildings and structures.
B. Requirements.
1. Barbecue Islands. Barbecue islands shall be set back at least five feet from any property line.
2. Storage Containers. Storage containers are only allowed as accessory to agricultural uses, unless otherwise allowed by Section 17.C.10.230 (Temporary Uses).
Division C: Citywide Standards
3. Swimming Pools and Related Equipment.
a. Setbacks.
(i) Private swimming pools must not be located closer than five feet to any property line or dwelling.
(ii) All related mechanical equipment shall not be located closer than five feet from any property line.
(iii) All other swimming pools shall not be located nearer than 10 feet from any property line or building.
b. Walls. A masonry wall or other sound reducing material as approved by the Director must be erected on three sides of the mechanical equipment facing adjoining properties to a height of not less than 1.5 feet taller than the equipment.
17.C.02.030 Fences and Walls
A. Purpose. This Section identifies standards applicable to fences and walls.
B. Fence and Wall Materials.
1. In Single-Family Residential Zones. Fence and wall materials in single-family residential zones may include decorative masonry block, or any other appropriate materials as determined by the Director.
2. In Multi-Family Residential, Commercial, and Industrial Zones. Fence and wall material in multi-family residential, commercial, and industrial zones must be masonry or other permanent materials as approved by the Director. Open work fences facing any public street in commercial zones must be either masonry or metal grill work including, but not limited to wrought iron. Open work fences in any other situation may, in addition to the above, be open metal mesh, or any other appropriate material as determined by the Director.
3. Barbed Wire Fences. Barbed wire fences may only be allowed in the Residential, Rural Zone, Recreation/Conservation Zone, and Manufacturing Zone when specifically approved by the Director, and are prohibited in all other zones. Barbed or similar type wire must not be visible from any facing public street.
C. Fence and Wall Location and Height. Fences and walls may be erected on property lines in any zone, with a maximum height of six feet above the ground level at its highest point, with the following exceptions:
1. Fences greater than 3.5 feet in height may not be placed in the required front setback, either along the front or side property line, unless otherwise allowed in this Section.
2. No fence or wall shall be erected within the “limited use area” defined in the County of Riverside’s “Intersection Sight Distance” Transportation Standard No. 821.
3. Within residential zones, fencing in the front setback areas must be limited to 3.5 feet, either along the front or side property line, in the required front setback, or the closest projection of the front of the residence, whichever is more restrictive.
Division C: Citywide Standards
Public Review Draft | Beaumont Zoning Code Update | Page 17.C-3
4. In industrial zones, fences which do not exceed eight feet in height measured from the ground level immediately abutting the fence at its highest point may be erected at a property line, provided that the maximum height of the fence in any setback abutting a public street must be limited to six feet in height within a five-foot setback area from any public street.
D. Nonconforming Fences. Every fence erected prior to the adoption of this Title which does not conform to the provisions of this Title must be removed, altered or replaced to be in compliance with this Title. Nonconforming fences must be abated according to the following schedule provided in Table 17.C.02.030-A (Abatement Schedule for Nonconforming Walls and Fences). The value of the fence must be determined by the Building Official after consultation with the fence owner and/or a fence installer. Value must be the book value of the fence, as it existed on the effective date of this Title.
Table 17.C.02.030-A: Abatement Schedule for Nonconforming Walls and Fences Value of Wall or Fences Period for Removal
$100.00 or less 90 days
$100.01 to $200.00 6 months
$200.01 to $400.00 1 year
$400.01 to $650.00 2 years
$650.01 to $1,000.00 3 years
$1,000.01 to $1,500.00 4 years
$1,500.01 to $2,500.00 5 years
$2,500.01 to $5,000.00 7 years
$5,000.01 to $7,500.01 8 years
$7,500.01 to $10,000.00 9 years
$10,000.01 or more 10 years
17.C.02.040 Height Exceptions
The structures and features listed in Table 17.C.02.040-A (Allowed Projections Above Height Limits) may exceed the maximum permitted building height for the zone in which they are located, subject to the limitations stated and provided that no portion of a structure taller than the building height limit contains habitable areas.
Table 17.C.02.040-A: Allowed Projections Above Height Limits Structures Allowed Above the
Height Limit
Maximum Vertical Projection Above
the Height Limit (ft)
Maximum Coverage and Locational
Limitation
Skylights 1 None
Chimneys and smokestacks 8 None
Decorative features including spires,
cupolas, steeples, bell towers, domes,
obelisks, and monuments
10 Limited to a total of 20% of roof area of
the building or structure
Division C: Citywide Standards
Table 17.C.02.040-A: Allowed Projections Above Height Limits Structures Allowed Above the
Height Limit
Maximum Vertical Projection Above
the Height Limit (ft)
Maximum Coverage and Locational
Limitation
Rooftop open space features including
sun decks, sunshade and windscreens,
trellises, and landscaping
Must be set back from the exterior wall
one foot for every foot of projection
above the height limit
Elevator and stair towers (for multi-unit
residential and nonresidential buildings
only)
16 Limited to a total of 10% of roof area
Must be set back from the exterior wall
one foot for every foot of projection
above the height limit
Mechanical equipment
5 Must be set back from the exterior wall
one foot for every foot of projection
above the height limit and screened
consistent with Section C.02.140
(Screening Standards)
Mechanical equipment penthouses 10
Limited to 60% of roof area
Must be set back from the exterior wall
one foot for every foot of projection
above the height limit and screened
consistent with Section C.02.140
(Screening Standards)
City utility infrastructure
Consistent with City standard (e.g., light
pole height) or as required by law or for
public safety
None
Fire escapes, catwalks, and open railings
required by law No restriction None
Telecommunications facilities, antennas,
microwave equipment, and radio towers
Subject to the provisions of Section 17.C.10.270 (Wireless Telecommunications Facilities)
17.C.02.050 Lighting and Illumination
Outdoor lighting, light trespass, and illumination requirements indicated in Beaumont Municipal Code Chapter 8.50 (Outdoor Lighting) apply to all development in the City.
17.C.02.060 Lots and Divisions of Land
Whenever a division of land is proposed, the total number of lots or density permitted must comply with the General Plan, any applicable adopted specific plan, the California Government Code, and the requirements in this Section.
A. Recorded Lots as Building Sites. The following lots may be used as a building site, provided the required setbacks are maintained:
1. A lot shown on an official subdivision map; or
2. A lot shown on a record of survey map properly approved and recorded; or
3. A lot for which a bonafide deed has been recorded prior to the effective date of Ordinance No. 324.
Division C: Citywide Standards
Public Review Draft | Beaumont Zoning Code Update | Page 17.C-5 B. Gated Communities. The City will review requests for gated communities during the tentative map process and may approve gated communities if the following findings are made:
1. The gated community shall include pedestrian and bicycle access, connections, and improvements with access points located no more than 600 feet apart; and
2. There is a demonstrated need for public safety or security that will be satisfied by the gate; or
3. There is a demonstrated benefit for private maintenance of infrastructure and facilities located within the gated community.
C. Small Lot Development. Residential projects located on lots less than the minimum lot size as allowed in Division B (Zone Regulations) may be approved with a Major Plot Plan subject to the following standards:
1. Maximum and minimum density must be consistent with the zone, and as may be modified through a density bonus in Chapter 17.C.12 (Affordable Housing Incentives and Density Bonus Provisions);
2. The minimum lot size is 2,000 square feet;
3. The minimum lot width is 25 feet;
4. The minimum lot depth is 50 feet;
5. The maximum area of the lot occupied by structures is 75 percent; and
6. Setbacks.
a. Side Setbacks. The minimum side setback is three feet. For attached units, a minimum side setback of five feet must be provided at the end of the row of attached units.
b. Rear Setbacks. The minimum rear setback is 10 feet. A minimum rear setback of five feet is allowed for a garage abutting an alley.
c. Other Setbacks. Other setbacks must be consistent with the zone, and as may be modified by Chapter 17.C.12 (Affordable Housing Incentives and Density Bonus Provisions).
17.C.02.070 Manufactured Homes
A. Purpose. This Section indicates the specific requirements for manufactured homes.
B. Applicability. This Section applies to all manufactured homes in the city.
C. Standards. A manufactured home may be installed on a foundation in any zone that allows a conventional single-family dwelling, if it meets the following conditions:
1. The manufactured home shall be certified under the national Mobilehome Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401 et seq.) and shall bear a California insignia or federal label as required by California Health and Safety Code §18550 (b).
Division C: Citywide Standards
2. The foundation system shall meet the requirements of California Health and Safety Code §18551.
3. The manufactured home shall have a roof overhang of not less than 16 inches with a minimum 12-inch gable overhang, unless the Review Authority determines otherwise.
4. The manufactured home shall have non-reflecting roofing material and siding material consistent with standards applied to non-manufactured single-family dwellings.
5. A garage shall be provided consistent with the requirements for a non-manufactured single-family dwelling.
6. The manufactured home shall be used only as a single-family residential use and shall comply with all setback and height requirements of the zone in which it is located.
17.C.02.080 Off-Site Improvements
This Section indicates the specific requirements for off-site improvements. Notwithstanding any provision to the contrary in this Title, this Section is not subject to Section 17.D.04.060 (Variances).
A. Applicability. This Section applies to Building Permit Applications for:
1. A new structure;
2. An enlargement or addition of more than 300 square feet, or of more than 25 percent of the original area of an existing residential structure; and
3. The relocation of a structure on a lot abutting a public street.
B. Necessary Improvements. A building or structure must not be built, enlarged, or altered on a lot which abuts a street unless:
1. The necessary right-of-way for street and highway purposes has been dedicated; and
2. The portion of the street and/or right-of-way upon which the lot fronts and adjoins has been improved. The improvement must include the installation of curb, gutter, pavement, and sidewalk as is required on that side of the centerline of the street and/or right-of-way adjoining the lot.
C. Certificate of Occupancy. A Certificate of Occupancy must not be issued for any building or structure without all improvements and dedications completed.
D. Plans and Standards for Improvements. The applicant for the Building Permit shall submit plans prepared by a Registered Engineer for the dedication and improvement to the City Engineer for his review and approval. All street improvements required by this Subsection must be designed in accordance with the standards for streets as set forth in the official standards as approved by the Council.
E. Street Dedication and Improvements Required.
1. A building must not be erected, enlarged by more than 25 percent or moved to any lot or parcel of lots, which abuts or adjoins a street unless the one-half portion of the street adjoining or abutting the developed area has been dedicated and improved in accordance with the official standards as approved by the Council.
Division C: Citywide Standards
Public Review Draft | Beaumont Zoning Code Update | Page 17.C-7
2. All of the improvements identified in Section 17.C.02.080.B.2 in addition to those required by the City Engineer must be provided.
3. If sidewalks exist on 25 percent or more of the total frontage of the lots in the block on the side of the street adjoining the lot upon which the building or structure is proposed to be built, then a sidewalk must be provided in front of the lot provided that the Council may waive the provisions for sidewalks in front of single-family residences, in industrial zones, and in the Recreation/Conservation Zone if appealed by the property owner.
4. The Council may extend the deadline for installation of street improvements for one year after a Certificate of Occupancy is issued provided security acceptable to the City Engineer is provided and a signed agreement, approved between the City and applicant is executed.
F. Costs of Engineering and Improvements. The owner, developer, or applicant for the Building Permit shall pay all costs of dedication and improvement, including any cost for the removal or relocation of utilities, including fire hydrants, traffic signals, street lighting, drainage culverts, and of preparation of plans and blueprints.
G. Completion of Improvements. Any person required to make street improvements in compliance with the provisions of this Subsection shall make and construct all improvements in accordance with the standards and specifications and other requirements of the Director of Public Works and/or City Engineer, or upon Council approval, shall file with the City Engineer, a letter of credit, cash, certificate of deposit, or an agreement and note for the obligation secured by a deed of trust on the property, in the amount as the City Engineer shall estimate and determine to be necessary to cover the total costs of all required improvements. The City Engineer may determine the period of time during which the installation of the improvements could be reasonably delayed, provided that the installation or construction of the improvements must not be delayed for a period of more than one year from the date of final inspection of the building without the approval of the Council, as allowed for in Subsection 17.C.02.080.E.4. The City Engineer shall cause a written itemized estimate of the costs of all improvements and the amount of the required security to be given to the owner or applicant required to make the improvements within 30 days after issuance of the Building Permit.
17.C.02.090 Open Space, Usable
A. Purpose. This Section identifies standards applicable to usable open space.
B. Required Minimum Dimensions. Each linear dimension of usable open space shall be a minimum of six feet, except as otherwise allowed by this Section.
C. Qualifying Usable Open Space Types.
1. Private Usable Open Space. Private usable open space typically consists of balconies, decks, patios, fenced yards, and other similar areas outdoor areas that are accessible only to occupants of the residential unit.
Division C: Citywide Standards
2. Common Usable Open Space.
a. Common usable open space typically consists of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the entire development, and that are accessible to occupants of all residential units in the development; these can be located at the ground level, on parking podiums, or on rooftops, provided they are adequately landscaped.
b. Enclosed recreation or multi-purpose activity rooms may also be credited as usable open space so long as they are readily accessible to occupants of all residential units in the development.
D. Computation. The computation of usable open space provided shall be as follows:
1. The following areas shall be computed at 1.25 times the area actually devoted to such use (e.g., a qualifying 80-square-foot private patio described in Subsection D.1.a below would count as providing 100 square feet of usable open space):
a. Private patios, when directly accessible to only one dwelling unit by a doorway to a habitable room or hallway, that are completely enclosed on all sides by a fence which is a minimum of five feet in height;
b. Balconies and lanais, when directly accessible to only one dwelling unit by a doorway to a habitable room or hallway, that have a minimum width and length of five feet;
c. Swimming pool areas, including any hard surface deck which normally surrounds such pools. Deck area more than 25 feet from the edge of the pool will not be counted as open space under this Subsection; and
d. Recreation activity rooms, provided these rooms are permanently maintained for the use of tenants for various recreation activities. Such activity rooms shall not include lobbies, but may include common steam rooms, saunas, or similar common interior amenities.
2. All other areas meeting usable open space requirements shall be credited with the actual area (square feet) provided.
17.C.02.100 Outdoor Display and Sales
Outdoor display and sales shall be located, developed, and operated in compliance with the following standards.
A. Temporary Outdoor Display and Sales. The temporary outdoor display and sale of merchandise shall comply with Section 17.D.04.040 (Temporary Use Permits).
B. Produce Displays. The outdoor display of fresh produce associated with a grocery store on the same site is allowed, subject to the following standards:
1. The display shall not disrupt the normal function of the site or its circulation and shall not encroach upon parking spaces, driveways, pedestrian walkways, or required landscaped areas.
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2. All produce shall be removed or enclosed at the close of each business day.
C. Permanent or Ongoing Outdoor Display and Sales. The permanent or ongoing outdoor display of merchandise, except for vehicle sales and leasing and vehicle rental, shall comply with the following standards:
1. Relationship to Primary Use. The outdoor display and sales area shall be directly related to a business occupying a principal structure on the same lot.
2. Allowable Merchandise. Only merchandise sold at the business is allowed to be displayed outdoors.
3. Location. The displayed merchandise shall occupy a fixed and defined location, shall not disrupt the normal function of the site or its circulation, and shall not encroach upon parking spaces, driveways, pedestrian walkways, or required landscaped areas.
4. Size Limits. Permitted as an accessory use where the outdoor display and sales occupies less than 200 square feet or five percent of the indoor retail space, whichever is less.
Additional area may be allowed with approval of a Minor Conditional Use Permit.
17.C.02.110 Pedestrian Access and Circulation
On-site pedestrian circulation and access shall be provided in all zones except for the R-R, R-SF, PF, and R- C zones consistent with the following standards.
A. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
B. Paving. For multi-family residential and residential mixed-use projects, paving within required setback areas must be distinct from the adjacent public sidewalk in color, design, or texture.
C. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
D. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. This requirement shall not apply to the M Zone.
E. To Transit. Safe and convenient pedestrian connections shall be ADA-compliant and shall be provided from transit stops to building entrances.
F. Pedestrian Walkway Design.
1. Walkways shall be a minimum of six feet wide except that eight-foot wide walkways shall be required for multi-family and residential mixed-use projects. Walkway widths may be reduced to three feet wide for small lot development (Section 17.C.02.060.D) or as required by the Building Official.
2. Walkways shall be hard-surfaced and paved with permeable materials.
3. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method.
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4. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or another physical barrier.
17.C.02.120 Performance Standards
A. Purpose. The performance standards identified in this Section regulate the use of a building or land to minimize potential risk to the public from hazards; and ensure that uses and activities are conducted in a manner that protects the public health and safety and do not produce adverse impacts on surrounding properties or the community at large.
B. Applicability. The standards of this Section apply to all uses and properties in all zones, unless otherwise specified. The standards established by this Section are minimum requirements and shall not be construed to prevent the Council, the Planning Commission, or the Director from imposing, as part of a project approval, specific conditions which may be more restrictive, in order to meet the intent of these regulations.
C. Measurement of Impacts. Measurements necessary for determining compliance with the performance standards of this Section shall be taken at the property line of the establishment or use that is the source of a potentially objectionable condition, hazard, or nuisance.
D. Property Maintenance. Abandoned vehicles and dilapidated structures are regulated by Beaumont Municipal Code Title 8 (Health and Safety).
E. Electromagnetic Interference. Uses, activities, and processes shall not cause electromagnetic interference with normal radio and television reception, or with the function of other electronic equipment beyond the lot line of the site in which it is situated. All uses, activities, and processes shall comply with the applicable Federal Communications Commission regulations.
F. Radioactivity. No radiation of any kind shall be emitted that is dangerous to humans.
G. Fire and Explosive Hazards. All activities, processes, or uses involving the storage, use of, transportation, or production of products which, in the raw or finished state, constitute a flammable or explosive material or volatile extraction, shall be subject to approval by the Fire Department. All incineration is prohibited except for those substances including, but not limited to, chemicals, insecticides, hospital materials and waste products required by law to be disposed of by burning, and those instances where the Fire Department deems it a practical necessity. Also see Beaumont Municipal Code Chapter 8.16 (Burning).
H. Glare. Uses, activities, buildings, structures, and processes shall not produce glare perceptible beyond the boundaries of the lot where the use is located. Exterior lighting must comply with Beaumont Municipal Code Chapter 8.50 (Outdoor Lighting).
I. Heat and Humidity. Uses, activities, and processes shall not produce any emissions of heat or humidity that cause distress, physical discomfort, or injury to a reasonable person, or interfere with the ability to perform work tasks or conduct other customary activities. In no case shall heat emitted by a use cause a temperature increase of more than five degrees Fahrenheit on another property.
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-11 J. Noise. Noise standards are established in the Noise Element of the General Plan and Beaumont Municipal Code Chapter 9.02 (Noise Control). Additionally, the following standards shall apply.
1. Acoustic Study. An acoustic study shall be required for any proposed project which could create or be subject to a noise that exceeds the levels contained in Tables 10.1 and 10.2 2 in the General Plan.
2. Noise Attenuation Measures.
a. Noise attenuation measures identified in an acoustic study shall be incorporated into the project to reduce noise impacts to satisfactory levels as determined by the Director.
b. Emphasis shall be placed upon site planning and project design measures. The use of noise barriers shall be considered and may be required only after all feasible design-related noise measures have been incorporated into the project.
3. Public Areas. Recorded background music may be permitted outdoors on public sidewalks and in other public areas subject to the standards of this Title and Beaumont Municipal Code Chapter 9.02 (Noise Control).
K. Hazardous Materials. The use, handling, storage, and transportation of hazardous and extremely hazardous materials shall comply with the provisions of the California Hazardous Materials Regulations, the California Fire and Building Codes, Beaumont Municipal Code Chapter 15.20 (Fire Code), as well as the laws and regulations of the California Department of Toxic Substances Control and the County of Riverside Environmental Health Department.
L. Air Contaminants.
1. Uses, activities, and processes shall not operate in a manner that emits excessive dust, fumes, or particulate matter.
2. Sources of air emissions shall comply with regulations established by the Environmental Protection Agency, the California Air Resources Board, and the South Coast Air Quality Management Control District (SCAQMD). Operators of activities, processes, or uses that require “approval to operate” from the SCAQMD, shall file a copy of the permit with the Department within 30 days of permit approval.
M. Odors.
1. No use, process, or activity shall produce odors that are perceptible without instruments at the lot lines of a site. Odors from temporary construction, demolition, and vehicles that enter and leave the subject lot (e.g., construction equipment, trains, trucks, etc.) are exempt from this standard.
2. An odor detected no more than a total of 15 minutes in any one day shall not be deemed to be continuous, frequent, or repetitive.
17.C.02.130 Refuse And Recycling Areas
A. Purpose. This Section establishes standards for refuse and recycling areas consistent with California Public Resources Code §42900 et seq. and §40050 et seq.
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B. Applicability. Areas for collecting and loading refuse and recyclable materials are required for any project for which a Building Permit is required, except as follows:
1. Projects that consist of interior improvements only; or
2. Single-family dwellings and other uses which participate in the City’s curbside trash and recycling program.
C. Screening. Refuse and recycling areas or bins shall be stored or screened in such a manner that containers are not visible from the right-of-way at the front of the property.
D. Enclosure Plans and Specifications. The applicant for any applicable project shall, as a condition of approval, submit for review and approval site plans and profiles of enclosures. The plans must include the following information:
1. Trash and Recycling Containers. Trash and recycling containers must be shown on the site plan at grade.
2. Enclosure Accessibility. Enclosures must be accessible to solid waste and recycle collection vehicles. The site plan must include a design for truck turn around movements, ingress and egress, and "keep clear" areas.
3. Location. Enclosures must not be placed in front or side setback areas, although the Director may approve enclosures in the front or side setback when screened from public view as described in Subsection 17.C.02.130.C (Screening). Trash enclosures shall not be located within any rear setback area that adjoins residential zones or residential uses.
5. Size and Number. Refuse and recycling collection areas and bins shall be adequate in capacity, number, and distribution to accommodate all trash, garbage, recyclables, green waste, organic waste, and any other waste until such items are picked up by the City or its contracted collector.
6. Design. The design must conform to the City's standard specifications, although alternative designs may be approved at the discretion of the Director. Trash and recycling containers and areas for multi-family residential, commercial, and industrial uses must be secured.
7. Signs. Signs must be permanently placed on enclosure walls and on trash and recycling containers to distinguish them, including general instructions about which items may be recycled or disposed of as trash must be posted, which must include a prohibition against the disposal of oil, grease, and hazardous waste. The signs must include the name and phone number of the person responsible for the maintenance of the enclosure.
8. Review by Waste Management. Waste Management shall review and approve the location of proposed trash enclosures in parking lots in accordance with Subsection
17.C.06.080.G.3 (Review by Waste Management).
E. Refuse and Debris. Debris, rubbish, and trash, including, but not limited to discarded old furniture, appliances, boxes, toys, etc.; discarded building materials; and equipment and materials shall not be visible from public rights-of-way at any time and must not be kept in the setback areas for more than seven days.
F. Trash Receptacles. Trash receptacles must not be stored in any front setback within any residential zone.
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17.C.02.140 Screening Standards
A. Purpose. This Section establishes standards for the screening and separation of abutting residential and nonresidential uses, outdoor storage areas, and equipment to minimize visual and other potential impacts on adjacent lots and surrounding areas.
B. Visibility. The visibility of any equipment from the public right-of-way shall be determined by "line-of-sight" and measured from a point that is six feet above the finished surface of the centerline of the public right-of-way (e.g., street).
C. Screening for Industrial Uses Abutting Residential Zones and Uses. A minimum six-foot masonry or solid fence and/or screening landscaping must be provided and maintained on the interior lot lines of any lot that contains an industrial use and adjoins a residential zone or residential use.
D. Screening for Parking Areas.
1. A solid masonry wall a minimum height of six feet shall be required on all common property lines when any parking area for a commercial or industrial use abuts a residentially zoned property, church, school, or park. The wall shall be consistent with Section 17.C.02.030 (Fences and Walls).
2. Unless sufficiently screened in compliance with Subsection 17.C.02.140.D.1, a minimum 3-foot-tall hedge or wall shall be provided to shield headlight glare from shining onto a public street.
E. Outdoor Storage. Outdoor storage areas shall be screened from view from any adjacent public street or freeway, existing or planned residential area, or publicly accessible open space area with a solid wall or tight board fence that is:
1. Tall enough to sufficiently screen stored material; and
2. Consistent with this Title; however, the fence or wall may exceed the maximum allowable height consistent with Chapter 17.D.02 (Procedures).
3. Exceptions.
a. Temporary storage of materials reasonably required for construction work on the premises in compliance with a valid Grading Permit or Building Permit. b. Outdoor sales or uses that by their nature provide outdoor storage, such as auto, trailer, and boat dealers, and equipment rental specified as an allowed land use in the applicable zone.
F. Equipment Screening.
1. Ground-Mounted Equipment. Ground-mounted equipment including, but not limited to, air conditioning units, landscape irrigation controls, transformers, communication equipment, gas meters, water meters, standpipes, fire sprinkler connectors, tanks and other exterior equipment shall comply with the following standards:
a. Location. Ground-mounted equipment must be located outside the front setback and, when no front setback is required, ground-mounted equipment must be outside the area between the street and the building closest to the street. Where it is infeasible to locate ground-mounted equipment outside the front setback,
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ground-mounted equipment located in the front yard must be screened from public view as provided for in Subsection 17.C.02.140.F.1.b (Screening) below. b. Screening. Equipment shall be completely screened from view from all public and private streets by dense shrubbery, masonry wall such as split face block or masonry finished to match the building, or other solid screening material utilizing colors and materials which complement the building. Wall and fences must comply with Section 17.C.02.030 (Fences and Walls).
c. No net reduction in the number of on-site trees, and no loss of protected trees, as defined in Section 17.C.04.050 (Tree Preservation and Maintenance), are allowed for the placement of any ground-mounted equipment. d. Height of ground-mounted equipment.
(i) In commercial and industrial zones, the installed height of the transformer, tank, or equipment shall not exceed the height of the building. Equipment exceeding building height may be approved by the Director if it is proposed at the rear of the building, and the applicant can demonstrate that the equipment will not be seen from the public right- of-way.
(ii) If adjacent to a residential zone, mixed use zone, or a residential use, the maximum installed height shall not exceed six feet.
e. Generators are not allowed adjoining residential zones or residential use.
2. Rooftop Equipment. All rooftop equipment including, but not limited to, air conditioning units, and mechanical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets, and adjacent residential zones as follows:
a. All rooftop equipment shall be placed so that it is screened by a screening wall, parapet wall, equipment well, or other device approved by the Review Authority and not visible from public rights-of-way.
b. Rooftop equipment screening shall match or be complementary in material and color to the exterior building and may include metal panels, parapet walls, or screens constructed of exterior grade plywood or other durable materials.
3. Exceptions. Exceptions may be granted by the Director where screening is infeasible due to existing development or health and safety or utility requirements.
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17.C.02.150 Setback Encroachments
Building projections may encroach into required setbacks according to the standards of Table 17.C.02.150- A (Allowed Encroachments into Required Setbacks), subject to all applicable requirements of the Building Code. The "Limitations" column states any dimensional, area, or other limitations that apply to such projections.
Table 17.C.02.150-A: Allowed Encroachments into Required Setbacks Projection
Front or
Street Side
Setback
(max.)
Interior Side
Setback
(max.)
Rear Setback
(max.) Limitations
All projections
No projection may extend closer than 3 ft to an interior lot line unless a setback of less than 3 ft is required or into a public utility or other easement. Where any allowance of this Title conflicts with applicable Building or Fire Codes, the more restrictive shall apply.
Cornices, canopies, eaves,
and similar architectural
features
3 ft 3 ft 3 ft
Must not be located closer than 3 ft to
any side lot line unless a setback of less
than 3 ft is required
Covered porches and
patios
May not
encroach
May not
encroach 10 ft
Must be unenclosed on 3 sides except for
required vertical supports, insect
screening, and kickboards not exceeding 1
ft in height measured from ground level
Fire escapes required by
law or public agency
regulation
4.5 ft 3 ft 4.5 ft n/a
Ramps and similar
structures that provide
access for persons with
disabilities
Must not be located closer than 3 ft to any lot line unless a setback of less than 3 ft is required
Any railing that is part of one of these projections is allowed provided the railing is an openwork design and does not exceed 3.5 ft in height
Reasonable accommodation will be made consistent with Beaumont Municipal Code Chapter 15.26 (Reasonable Accommodation)
Uncovered stairs, ramps, stoops, landings, decks, balconies, porches, platforms, and walkways All elements 18
inches or less above
ground elevation
6 ft 3 ft 6 ft Walkways 4 ft in width or less may
encroach to the property line
All elements more
than 18 inches above
ground elevation
4.5 ft 3 ft 4.5 ft n/a
17.C.02.160 Site Preparation and Grading
This Section identifies standards applicable to the preparation of a site for a project.
A. Property Lines. Boundary stakes must be placed on the property by a licensed land surveyor prior to beginning construction for the purpose of delineating property lines.
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B. Site Grading Requirements.
1. All grading must conform to the Uniform Building Code Chapter 70, as may be amended by the Beaumont Municipal Code.
2. The minimum building pad and drainage swale slope must equal one percent if cut or fill is less than 10 feet. The minimum building pad and drainage swale slope must equal two percent if the cut or fill is greater than 10 feet. Drainage swales must be a minimum of
0.3 feet deep and be constructed a minimum of two feet from the top of cut or fill slopes.
3. The maximum cut and fill slopes are two to one (2:1).
4. A five-foot wide by one-foot high berm must be provided, or its equivalent along the top of all fill slopes over five feet high.
5. All grading must be done under the supervision of a competent soils engineer who shall certify that all fill has been properly placed and who shall submit a final compaction report for all fills over one feet deep.
6. A Registered Civil Engineer shall submit to the Building and Safety Department, written certification of completion of rough grading in accordance with the approved grading plan prior to issuance of the Building Permit. This certification must apply to line, grade, elevation, and the location of cut fill slopes.
7. A final compaction report will be required for all fills greater than one foot.
8. All grading must be done in accordance with recommendations of a preliminary soils investigation.
9. Two sets of the final compaction report must be submitted to the Building and Safety Department which must include foundation design recommendations and certification that grading has been done in accordance with the recommendation of the preliminary soils report.
10. The contractor shall notify the Building and Safety Department or Public Works Department at least 24 hours in advance requesting finish lot grade and drainage inspection. This inspection must be approved prior to Building Permit final inspection for each lot.
11. During rough grading operations and prior to the construction of permanent drainage structures, temporary drainage control must be provided to prevent the ponding of water and the flooding of adjacent properties.
12. Fill must not be placed on existing ground until the ground has been cleared of weeds debris, topsoil, and other deleterious material.
13. If steep sloping terrain occurs upon which fill is to be placed, it must be cleared, keyed, and benched into firm natural soil for full support. Preparation shall be approved by a registered Soils Engineer prior to the placement of fill material.
14. Cut slopes or fill slopes equal to or greater than three in vertical height must be planted with grass or ground cover to protect the slope from erosion and instability in accordance with policies of the City Engineer prior to the approval of final inspection.
15. Dust must be controlled by watering or other approved methods.
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16. All existing drainage courses on the project site must continue to function, especially during storm conditions. Protective measures and temporary drainage provisions must be used to protect adjoining properties during grading operations.
17. Stability calculations with a factor of at least one and five-tenth must be submitted by a soils engineer to the Building and Safety Department or Public Works Department for cut and cut and fill slopes over 30 feet in vertical height.
18. A Registered Civil Engineer or licensed land surveyor shall submit certification of building pad elevation. Where specific elevations are required, the elevation (with respect to mean sea level) must be given. If an elevation with respect to adjacent ground surface is required, the actual distance above the adjacent ground must be given.
19. The design engineer shall provide a minimum of one blue top finished pad, prior to rough grade approval.
17.C.02.170 Street Improvement Standards
See Beaumont Municipal Code Titles 12 (Streets, Sidewalks, and Public Places) and 16 (Subdivisions) for street improvement standards.
17.C.02.180 Underground Utilities
A. Purpose. This Section includes standards for new utilities and infrastructure to protect public safety and to improve the appearance of the community.
B. Responsibility for Providing New Utility Service and Connections. Any applicant proposing to develop property subject to this Title shall be responsible for furnishing and installing all required utility service and connections as required by the applicable utility provider.
C. New Utility Lines Required to be Underground. All new electrical distribution lines of 34.5 kilovolts or less, and all new telephone, cable television, fiber optic, and similar wires and lines that provide customer services must be installed underground, except for:
1. Utility poles within six feet of the rear lot line used for terminating underground facilities;
2. Temporary utilities while construction is ongoing;
3. Risers and poles as provided by the applicant or owner;
4. Meter boxes, terminal boxes, and similar equipment;
5. Transformers, except that all transformers shall be located in vaults; and
6. Infill development in R-SF Zone where existing overhead lines serve the area, subject to the approval of the Director.
D. Existing Utility Lines. See Beaumont Municipal Code Chapter 12.18 (Undergrounding of Existing Overhead Utilities).
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E. Electrical Disturbance. Activity that causes electrical disturbance that affects the operation of equipment located beyond the property line is not allowed. Radio, television, and microwave transmitters must be suitably wired, shielded, and controlled so that they do not emit electrical waves or impulses that may affect other electronic devices or equipment. Also see Subsection
17.C.02.120.E (Electromagnetic Interference).
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-19 Chapter 17.C.04 Landscaping Standards
Sections:
17.C.04.010 Purpose ............................................................................................................... 17.C-19
17.C.04.020 Applicability ........................................................................................................ 17.C-19
17.C.04.030 Landscape Plan ................................................................................................... 17.C-20
17.C.04.040 Landscaping Standards by Use Category ............................................................ 17.C-21
17.C.04.050 Tree Preservation and Maintenance .................................................................. 17.C-24
17.C.04.060 Water Efficient Landscape Standards ................................................................ 17.C-25
17.C.04.070 General Landscaping Standards ......................................................................... 17.C-37
17.C.04.010 Purpose
The purpose of this Chapter is to establish minimum landscape standards to enhance the appearance of projects, provide shade, reduce heat and glare, control soil erosion, conserve water, ensure the ongoing maintenance of landscape areas, and ensure that landscape installations do not create hazards for motorists or pedestrians. All landscaping must be planted and maintained according to Section
17.C.04.060 (Water Efficient Landscape Standards), and the landscape installation and maintenance guidelines in a manner to maximize the growth, health, and longevity of the plantings.
17.C.04.020 Applicability
The standards of this Chapter apply to new and existing projects, as follows, unless identified in Subsection
17.C.04.020.D (Exceptions). Deviations from the development standards of this article may be allowed on a case-by-case basis by with a Major Plot Plan approval.
A. New Projects. New single-family residential, multi-family residential, mixed-use, commercial, and industrial projects.
B. Expansions. Building expansions of 10 percent or more of the existing square footage. Also see Section 17.C.16.070.B (Nonconforming Landscaping).
C. Landscaping Changes. This Section applies in the case that an existing nonresidential, mixed-use, multi-family residential and/or single-family project wants to make changes to existing landscape areas.
D. Exceptions. This Chapter shall not apply to the following:
1. Construction of accessory dwelling units (see Section 17.C.10.030 (Accessory Dwelling Units and Junior Accessory Dwelling Units)); and
2. Construction of accessory structures.
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17.C.04.030 Landscape Plan
A. Application Requirements.
1. Filing and Review. A conceptual landscape plan demonstrating compliance with the standards of this Chapter shall be prepared, filed, and processed concurrently with any required planning permit or approval in compliance with Chapter 17.D.02 (Procedures) and this Section. If no planning permit or approval is required, a landscape plan shall be submitted as part of a Building Permit, Grading Permit, or other similar application. If applicable, the landscape plan may be combined with the Construction Document Package required by Beaumont Municipal Code Section 17.C.04.060.C (Landscape Documentation Standards).
2. Preparation by Landscape Professional. All landscape plans for commercial, industrial, institutional, and residential projects consisting of four or more units, shall be prepared by a California registered landscape architect or licensed landscape contractor. A written statement from the landscape professional must be included on the landscape plan indicating compliance with this Chapter.
B. Alternative Landscape Plan Requirements.
1. Purpose. An applicant may demonstrate that the intent of the landscape requirements of this Chapter can be achieved through an alternative landscape plan.
2. Filing and Review. An alternative landscape plan shall be filed and processed in the same manner as a conceptual landscape plan consistent with Subsection 17.C.04.030.A (Application Requirements); however, an alternative landscape plan must clearly detail the modifications being requested from the standards of this Chapter.
3. Criteria for Approval. The Review Authority may approve a landscape plan, with or without conditions of approval, only after finding that the landscape plan meets one or more of the following criteria (in the case no other applications is required, the Director shall review and have the authority to approve a landscape plan):
a. Innovative use of plant materials and design techniques in response to unique characteristics of the site or the proposed use;
b. Preservation or incorporation of existing native vegetation and documentation and proposed removal of existing invasive species;
c. Integration of landscaping and pedestrian facilities in a manner that improves access or incorporates pedestrian-friendly design; this may include reduced ground-level planting along the street or within the front setback area if canopy shade trees along sidewalks are provided; and/or
d. Use of additional shade trees to create a greater canopy effect.
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17.C.04.040 Landscaping Standards by Use Category
A. Landscape Standards for Single-Family Residential Uses.
1. Limitation on Impervious Surfaces in Setback Areas.
a. For single-family residential properties, no more than 50 percent of the front setback and street side setback area shall be covered by an impervious surface (e.g., used as a driveway). See Figure 17.C.04.040-1 (Front Yard Coverage) below. b. Deviations from the standard in Subsection 17.C.04.040.A.1.a above may be allowed through a Minor Plot Plan or for small lot projects where these standards preclude the maximum lot coverage from being achieved. Also see Beaumont Municipal Code Subsection 17.C.02.060.C (Small Lot Development).
2. Areas Required to be Landscaped. The remaining unpaved or pervious portion of the front and street side setback areas not covered in Subsection 17.C.04.040.A.1.a shall be landscaped, irrigated, and maintained. See Figure 17.C.04.040-1 (Front Yard Coverage) below.
a. At least one-third of the landscaped area must be provided by trees, shrubs, and other plant material. All other landscaped areas must have wood chips, decorative rock, decomposed granite, or other landscaping as approved by the Director.
b. All landscaping shall be maintained per the Beaumont Municipal Code and as necessary as often to prevent a nuisance. Junk, debris, or other similar materials shall not be stored in the landscaped areas.
FIGURE 17.C.04.040-1: FRONT YARD COVERAGE
3. Shade Trees Required. A minimum of two 24-inch box shade trees are required within the front setback of all single-family residences.
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B. Landscape Standards for Multi-Family Residential Uses.
1. Four or Fewer Units. Multi-family residential properties with four units or fewer must meet the same standards as single-family uses in accordance with Subsection
17.C.04.040.A (Landscape Standards for Single-Family Residential Uses).
2. More Than Four Units. Multi-family residential properties with more than four units must meet the landscape standards for commercial properties in Subsection 17.C.04.040.D.1 (Commercial Use Landscaping Standards). Qualifying projects shall also meet the parking lot landscaping standards in Subsection 17.C.04.040.E (Parking Lot Landscape Requirements).
C. Landscape Standards for Mixed Uses. Mixed use properties are subject to the landscape standards for each type of use proposed at the property as described by this Section as determined by the Director.
D. Landscape Standards For Nonresidential Uses.
1. Commercial Use Landscaping Standards. The following areas shall be landscaped:
a. Property lines adjacent to residential zones: minimum five feet. b. Front and street side setback areas: minimum 10 feet, unless a smaller setback is allowed consistent with Division B (Zone Regulations) or as follows:
(i) Areas used for vehicles (i.e., parking and driveways) are excluded from this requirement.
(ii) Where buildings are located at the back of the sidewalk on the property line or within two feet of a property line, no landscaped areas are required; however, the sidewalk must be extended to the front of the building and constructed with materials that match the surface of the existing sidewalk.
2. Industrial Use Landscaping Standards. The following areas shall be landscaped:
a. Front and street side setback areas, except for the area occupied by necessary driveways and walkways, must be landscaped with trees and other plant materials.
b. Landscaping within required setbacks adjacent to the public right-of-way shall be provided and maintained so that at least one-third of the total landscaped area must be provided by trees, shrubs, and other plant material. c. A landscaped buffer shall be provided along the boundary of all industrially zoned property where it abuts a residential or commercial zone.
3. General Commercial and Industrial Use Landscape Provisions. a. All non-paved areas must be landscaped and maintained to control dust. b. An automatic irrigation system must be provided for all landscaped areas. c. Landscaping shall be provided and maintained within any setback area adjacent to the public right-of-way with a distinct demarcation between asphalt paving and landscaped area.
d. No other usage or storage is allowed within required landscaped area.
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-23 E. Parking Lot Landscaping Standards. The following standards apply to parking areas for multi- family projects with five or more units and nonresidential parking area with 10 or more spaces.
1. Minimum Landscaped Area in Parking Areas.
a. A minimum of 15 percent of the total off-street open parking area shall be landscaped with a mixture of trees, shrubs, ground cover, and other plant material.
b. A minimum of one-third of the required landscaping must be within the interior of the parking facility.
2. Parking Area Landscaping Along the Public Right-of-Way. Along the public right-of-way adjacent to any street front parking there must be a minimum landscape planting area 10 feet wide; however, portions of the right-of-way landscape strip may be reduced to five feet when in the opinion of the Director the following conditions are met:
a. The total amount of required landscaping, as calculated by applying the 10-foot width requirement, is met along the same street frontage, or the size, configuration, topography, or other condition on the site would make the 10-foot requirement impractical.
b. The reduction does not preclude the requirement for adequate shading or screening of the parking area; and
c. The reduction in required width does not impede compliance with any other landscape requirement.
3. Trees Within Parking Areas.
a. Tree planter dimensions. Tree planters shall be a minimum of nine feet by seven feet measured to the inside perimeter of the planter, and shall have no less than 48 square feet of permeable soil planting area. Also see Figure 17.C.04.040-1 (Parking Lot Requirements).
b. Residential parking. Every six contiguous parking spaces require one tree planter. c. Nonresidential parking. Every eight contiguous parking spaces require one tree planter.
d. Tree size. The minimum size tree planted shall be no less than a 24-inch box tree with at least a one-inch diameter at breast height (DBH). e. Shade requirements for surface parking areas. Shade trees must be installed to provide shade over 30 percent of a vehicle parking area within 15 years. Areas within the parking area that are excluded from the total vehicle parking area shade requirement include:
(i) The surface parking area covered by solar photovoltaic shade structures, or shade structures;
(ii) Truck loading in front of overhead doors;
(iii) Truck maneuvering and main access roads and driveways not used as back-up areas; and
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(iv) Surfaced areas for vehicle sales and leasing, vehicle repair and maintenance, and vehicle storage.
f. Tree diversity. At least two types of tree species are required to provide diversity. g. Existing trees. Where trees already exist, the parking lot shall be designed to make the best use of this existing growth and shade wherever it is reasonably possible.
4. Landscaping Adjacent to Paved Areas.
a. All landscaped areas located adjacent to driveways, loading areas, parking lots and sidewalks must be protected along the parking lot side with curbs or wheel stops, or alternative treatments subject to Review Authority approval. b. Parking lot dividers, islands, planters, and planting areas shall be a minimum five feet wide and 10 feet long, except for tree planters, which are regulated in Subsection 17.C.04.040.E.3.a.
FIGURE 17.C.04.040-1: PARKING LOT REQUIREMENTS
c. A six-inch high curb must be constructed around planter islands.
17.C.04.050 Tree Preservation and Maintenance
A. Tree Removal Permit. A person shall obtain a tree removal permit to remove any tree from any property in accordance with Section, unless otherwise exempted in accordance with Subsection
17.C.04.050.B (Exemptions).
B. Exemptions. The following shall be exempt from the provisions of this Section:
1. Removal of a tree that presents an immediate safety hazard to life or property, as determined by the City Manager, Director, Building Official, Public Works Director, Police Chief, Fire Marshal, public utility company, or designees;
2. Routine tree maintenance, such as the trimming or thinning of branches;
3. Tree removal performed by the City, public utilities, or other public agencies in public utility easements or public rights-of-way;
4. Tree removal for fuels reduction purposes on publicly owned land, performed in conjunction with an approved fuel reduction program or activity;
5. Removal of trees felled by natural weather conditions or an act of God;
6. Removal of visibly dead trees; and
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-25
7. Coniferous and deciduous trees with a diameter at breast height (DBH) of less than 12 inches.
C. Approval Findings. The Review Authority shall issue a tree removal permit if any of the following findings apply. The Director may request the applicant to provide a professional assessment by a registered professional forester or arborist to support the reasons for the proposed tree removal.
1. The trees is infected with an epidemic insect or disease where the recommended control is not applicable and an arborist has recommended removal to prevent transmission;
2. The tree is visibly dying;
3. The tree presents a hazard to health, safety or property that cannot be corrected by pruning, transplanting or other treatments;
4. The tree severely interferes with the growth and development of a more desirable tree;
5. The removal of the tree would substantially increase midday solar access to a solar collector;
6. The tree interferes or is causing extensive damage to utility services or facilities, roadways, sidewalks, curbs, gutters, pavement, water or sewer line, foundations or existing structures;
7. The removal of the tree would be necessary to maintain defensible space around a structure, or for fuels reduction purposes approved by the Fire Department;
8. The removal of the tree would allow for improved enjoyment or quality of a publicly accessible recreation or event site (e.g., improved event circulation or seating, enhanced golf course playability, etc.);
9. Any other reason, which, in the determination of the Director, would be necessary to maintain public health, safety or welfare, or to avoid damage to buildings or property.
D. Insufficient Reasons for Approval of a Tree Removal Permit. Creation of views, lawns, or similar amenities shall not be sufficient cause to remove trees.
17.C.04.060 Water Efficient Landscape Standards
A. Purpose.
1. Establish provisions for water management practices and water waste prevention;
2. Establish a structure for planning, designing, installing, maintaining, and managing water efficient landscapes in new and rehabilitated projects;
3. To reduce the water demands from landscapes without a decline in landscape quality or quantity;
4. To retain flexibility and encourage creativity through appropriate design;
5. To assure the attainment of water efficient landscape goals by requiring that landscapes serviced by potable water not exceed a maximum water demand of 50 percent or 0.50 of its reference evapotranspiration (ETo);
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6. To assure the attainment of water efficient landscape goals by requiring that landscapes serviced entirely by recycled water not exceed a maximum water demand of 70 percent or 0.70 of its reference evapotranspiration (ETo);
7. To eliminate water waste from overspray and/or runoff;
8. To achieve water conservation by raising the public awareness of the need to conserve water through education and motivation to embrace an effective water demand management program;
9. To implement the standards of the California Water Conservation in Landscaping Act 2006 and the California Code of Regulations Title 23, Division 2, Chapter 2.7;
10. To promote water conservation within new residential subdivision landscapes by prohibiting the use of natural turfgrass lawns within the front setbacks of new homes and promoting low water use plants and inert materials for a sustainable and marketable landscape design; and
11. To prohibit the new installation of natural turfgrass within medians and parkways within and along City maintained roads.
B. Applicability.
1. This Chapter applies to all of the following landscape projects:
a. New development projects with an aggregate landscape area equal to or greater than 500 square feet requiring a Building Permit or Plot Plan; sand b. Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 2,500 square feet requiring a Building Permit or Plot Plan;
2. This Chapter does not apply to:
a. Registered local, state or federal historical sites; b. Ecological restoration projects that do not require a permanent irrigation system; c. Mined-land reclamation projects that do not require a permanent irrigation system; or
d. Existing plant collections, as part of botanical gardens and arboretums open to the public.
3. Recognizing the special landscape needs of cemeteries, new and rehabilitated landscapes within a cemetery are subject only to the provisions set forth in Section 17.C.04.060.D (Landscape Irrigation and Maintenance).
4. If the local water purveyor has stricter standards than called for in this Title, the project applicant is responsible for contacting the water purveyor to determine what the standards are and for designing the plans to those standards. The City will work with the project applicant to implement the water purveyor standards.
C. Landscape Documentation Standards. An applicant proposing any new or rehabilitated landscape for a project subject to the standards of Subsection 17.C.04.020 (Applicability) of this Section shall prepare and submit a construction document package (CDs) to the Director including the following:
1. All project information;
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2. A planting plan;
3. An irrigation design plan;
4. A soil management plan; and
5. A Grading Design Plan. The "Riverside County Guide to California Friendly Landscaping" (Landscaping Guide) as may be periodically amended by the Director is hereby incorporated by reference to assist in designing, constructing, and maintaining a water efficient landscape and efficient irrigation system. It is recommended that an applicant proposing any new or rehabilitated landscape that is designated for recycled water use consult with the appropriate local water purveyor early in the development review process to ensure that future recycled water facilities meet the projected demand and that the aforementioned plans when submitted comply with the applicable standards, approvals, and implementation standards of this Section, the local water purveyor, and any applicable maintenance entity. Water systems for common open space areas must use non-potable water if approved facilities are made available by the local water purveyor. Provisions for a non-potable water system must be provided within the irrigation design plan. Water systems designed to utilize non-potable water must be designed to meet all applicable standards of the appropriate regional water quality control board and the Riverside County Health Department. a. Project information to be located on cover sheet is as follows:
(i) Date;
(ii) Name of applicant and contact information;
(iii) Name of project owner and contact information;
(iv) Project address including parcel and lot numbers;
(v) Total landscape area in square feet;
(vi) Project type (e.g. new or rehabilitated; residential, commercial, or industrial);
(vii) Water supply (e.g. potable, well, recycled; use of recycled water is encouraged);
(viii) Applicant's signature and date with statement, "I agree to comply with the requirements of Chapter 17.C.04 (Landscaping Standards) and submit a complete Landscape Documentation Package";
(ix) Landscape Architect's information, stamp, and signature; and (x) Status of plans, e.g. "plan check set", "bid set", "construction set". b. Planting plan requirements are as follows:
(i) New natural turfgrass lawns are effectively prohibited within the front setback for any new residential subdivisions. New natural turfgrass within medians and parkways within and along City maintained roads are effectively prohibited.
(ii) Plant types must be grouped together in regard to their water, soil, sun, and shade standards and in relationship to the buildings. Plants with
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different water needs must be irrigated separately. Plants with the following classifications must be grouped accordingly: high and moderate, moderate and low, low and very low. Deviation from these groupings must not be permitted.
(iii) Trees for shade must be provided for residential, commercial, and industrial buildings, parking lots, and open space areas. These trees can be deciduous or evergreen and are to be incorporated to provide natural cooling opportunities for the purpose of energy and water conservation. (iv) Plants must be placed in a manner considerate of solar orientation to maximize summer shade and winter solar gain.
(v) Plant selection for projects in high fire hazard areas must address fire safety and prevention. A defensible space or zone around a building or structure is required in accordance with Public Resources Code section 4291 and Riverside County Ordinance No. 695. Fire-prone plant materials and highly flammable mulches must be avoided.
(vi) Invasive species of plants must be avoided especially near parks, buffers, greenbelts, water bodies, conservation areas/reserves, and other open space areas because of their potential to cause harm to environmentally sensitive areas.
(vii) All exposed surfaces of non-turf areas within the developed landscape area must be mulched with a minimum three-inch layer of material, except in areas with groundcover planted from flats where mulch depth shall be 1.5 inches.
(viii) Mulching products used on slopes must aid in slope stability. (ix) Turf areas must be used in response to functional needs as defined and in compliance with the water budget.
(x) Decorative water features must use re-circulating water systems. (xi) Where available, recycled water must be used as the source for irrigation and decorative water features.
(xii) Planting plans must identify and site the following:
(a) New and existing trees, shrubs, ground covers, and turf areas within the proposed landscaped area;
(b) A planting legend indicating all plant species by botanical name and common name, spacing, and quantities of each type of plant by container size;
(c) Designation of hydrozones;
(d) Area, in square feet, devoted to landscaping and a breakdown of the total area by landscape hydrozones;
(e) Property lines, streets, and street names;
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-29 (f) Building locations, driveways, sidewalks, retaining walls, and other hardscape features;
(g) Appropriate scale and north arrow;
(h) Any special landscape areas;
(i) Type of mulch and application depth;
(j) Type and surface area of water features;
(k) Type and installation details of any applicable stormwater best management practices; and
(l) Planting specifications and details, including the
recommendations from the soils analysis, if applicable. (xiii) Planting plans must be prepared and have accurate and complete water budget calculations using one MAWA for the entire project and one EAWU formula for each hydrozone:
(a) Maximum applied water allowance (MAWA): Planting plans shall be prepared using the following water budget formula for projects serviced by potable water sources and required not to exceed 50 percent or 0.50 ETo:
MAWA (in gallons) = (ETo)(0.62)[0.5 × LA+0.5 × SLA]
Formula for projects serviced entirely by recycled water sources and required not to exceed 70% or 0.70 ETo:
MAWA (in gallons) = (ETo)(0.62)[0.7 × LA+0.3 × SLA]
Where:
ETo is reference evapotranspiration, local to the project; SLA is the amount of special landscape area in square feet; LA is total landscape area (including the SLA) in square feet; and For the purposes of determining the MAWA, average irrigation efficiency is assumed to be 0.71. Irrigation systems must be designed, maintained, and managed to meet or exceed an
average irrigation efficiency of 0.71.
(b) Estimated annual water use (EAWU): EAWU for a given hydrozone is calculated as follows:
EAWU (in gallons) = (ETo)(0.62)[((PF × HA)/IE) + SLA]
Where:
ETo is reference evapotranspiration;
PF is Plant Factor;
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HA is hydrozone area in square feet;
IE is irrigation efficiency (minimum 0.71); and
SLA is the amount of special landscape area in square feet. (c) Landscaping plans must provide EAWU (in the same units as the MAWA) for the sum of all valve circuits in the irrigation hydrozone. The sum of all EAWU hydrozone calculations must not exceed the MAWA for the project;
(d) The plant factor used must be from Water Use Classification of Landscape Species (WUCOLS). The plant factor for low water use plants range from 0 to 0.39, for moderate water use plants range from 0.4 to 0.6, and for high water use plants range from 0.61 to
1.0. (e) The plant factor calculation is based on the proportions of the respective plant water uses and their plant factor, or the factor of the higher water using plant used.
(f) The surface area of a water feature must be included in the high- water use hydrozone area of the water budget calculation and temporarily irrigated areas in the low water use hydrozone. (g) Landscape concept plans not for construction must be required to provide a complete and accurate MAWA calculation only. (xiv) Planting plans and irrigation design plans (Subsection 17.C.04.060.C.5.c (Irrigation Design Plan Requirements)) must be drawn at the same size and scale.
(xv) The planting plan and irrigation design plans (Section 17.C.04.060.C.5.c (Irrigation Design Plan Requirements)) including landscape concept plans must be prepared by a landscape architect licensed or registered by the State of California.
c. Irrigation design plan standards.
(i) New natural turfgrass lawns are effectively prohibited within the front setback for any new residential subdivisions. New natural turfgrass within medians and parkways within and along City maintained roads is effectively prohibited.
(ii) Irrigation systems must be designed, maintained, and managed to meet or exceed an average irrigation efficiency of 0.71.
(iii) All irrigation systems must be designed to prevent runoff, over-spray, low head drainage, and other similar conditions where water flows off-site on to adjacent property, non-irrigated areas, walks, roadways, or structures.
Irrigation systems shall be designed, constructed, managed, and maintained to achieve as high an overall efficiency as possible. The irrigation system must be designed to ensure that the dynamic pressure
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-31 at each emission device is within the manufacturer's recommended pressure range for optimal performance.
(iv) Landscaped areas must be provided with a smart irrigation controller which automatically adjusts the frequency and/or duration of irrigation events in response to real time weather conditions unless the use of the property would otherwise prohibit use of a timer. The planting areas must be grouped in relation to moisture control zones based on similarity of water requirements (e.g., turf separate from shrub and groundcover, full sun exposure areas separate from shade areas, top of slope separate from toe of slope). Additional water conservation technology may be required, where necessary, at the discretion of the Director. (v) Water systems for common open space areas must use non-potable water, if approved facilities are made available by the water purveyor.
Provisions for the conversion to a non-potable water system must be provided within the landscape plan. Water systems designed to utilize non-potable water must be designed to meet all applicable standards of the California Regional Water Quality Control Board and the Riverside County Health Department.
(vi) Separate valves must be provided for separate water use planting areas, so that plants with similar water needs are irrigated by the same irrigation valve. Trees should be placed on separate irrigation valves from other plants (hydrozoned) with either bubblers or drip emitters. All installations shall rely on highly efficient state of the art irrigation systems to eliminate runoff and maximize irrigation efficiency as required by the Landscaping Guide.
(vii) Static water pressure, dynamic or operating pressure, and flow reading of the water supply must be measured. These pressure and flow measurements must be conducted at the design stage. If the measurements are not available at the design stage, the measurements must be conducted at the installation.
(viii) The capacity of the irrigation system must not exceed:
(a) The capacity required for peak water demand based on water budget calculations within the required water window;
(b) Meter capacity;
(c) Backflow preventer type and device capacity; or
(d) A velocity of five feet per second for polyvinyl chloride (PVC) materials and seven feet per second for copper and brass materials.
(ix) Sprinkler heads and other emission devices must have matched precipitation rates, unless otherwise directed by the manufacturer. (x) Within inert mulched planting areas, the use of point source drip irrigation is required to maximize water infiltration into the root zone. In 3" organic mulched planting areas where slopes are less steep than 4:1,
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the use of Emitter Tubing irrigation or point source drip irrigation is required to maximize water infiltration into the root zone. Low water use plants that require overhead spray may be exempted from this requirement but must be grouped, spaced and hydrozoned
independently on overhead spray. In 3" organic mulched planting areas where slopes are steeper than 4:1, the use of low volume irrigation or point source drip irrigation is required to maximize water infiltration into the root zone. Drip irrigation must be installed under the mulch. If grading conditions require increased stability not obtainable through low volume drip methods then overhead irrigation will be allowed with proper justification at the discretion of the Director.
(xi) Slopes greater than or equal to 4:1 must not be irrigated with an irrigation system with a precipitation rate exceeding 0.75 inches per hour. This restriction may be modified if the landscape designer specifies an alternative design or technology, as part of the landscape documentation required to be submitted in compliance with this Chapter, and if there is a clear demonstration that no runoff or erosion will occur. Prevention of runoff and erosion must be confirmed during the irrigation audit. (xii) Long-narrow, or irregularly shaped landscaped areas including functional turf areas less than 10 feet in width in any direction must be irrigated with subsurface irrigation or low-volume irrigation technology. (xiii) Overhead irrigation must not be allowed within two feet of any non- permeable surface including DG walking trails, or paths. There are no restrictions on the irrigation system type if the landscape area is adjacent to permeable surfacing or if no overspray and runoff occurs. (xiv) For the purpose of design, overhead irrigation must be limited to the hours of 9:00 p.m. to 6:00 a.m. (nine-hour water window), no more than six days a week.
(xv) All irrigation systems must be equipped with the following:
(a) A smart irrigation controller as defined in Subsection
17.C.04.060.C.5.c (Irrigation Design Plan Requirements) of this Chapter;
(b) A rain sensing device to prevent irrigation during rainy weather; (c) Anti-drain check valves installed at strategic points to minimize or prevent low-head drainage;
(d) A manual shut-off valve must be required as close as possible to the point of connection of the water supply, to minimize water loss in case of an emergency or routine repair;
(e) A mainline pressure regulator when the static water pressure is 15 percent above the recommended operating pressure of the irrigation system;
(f) Pressure regulation within each valve circuit to establish optimal operating pressure per manufacturers' recommendations;
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-33 (g) Backflow prevention devices within a lockable cage or enclosure or other anchoring device to prevent theft; and
(h) Risers must not be used in high traffic areas.
(xvi) Dedicated landscape meters must be required for all projects greater than 2,500 square feet except single-family residences. (xvii) Irrigation design plans must identity and site the following:
(a) Hydrozones.
(1) Each hydrozone must be designated by number, letter, or other designation;
(2) A hydrozone information table must be prepared for
each hydrozone;
(3) Each hydrozone must be identified by a low, medium, or high priority designation in the event of a drought or
water budgeting event as determined by the local water
purveyor.
(b) The areas irrigated by each valve;
(c) Irrigation point of connection (POC) to the water system; (d) Static water pressure at POC;
(e) Location and size of water meter(s), service laterals, and backflow preventers;
(f) Location, size, and type of all components of the irrigation system, including automatic controllers, main and lateral lines, valves, sprinkler heads and nozzles, pressure regulator, drip and low volume irrigation equipment;
(g) Total flow rate (gallons per minute), and design operating pressure (psi) for each overhead spray and bubbler circuit, and total flow rate (gallons per hour) and psi for each drip and low volume irrigation circuit;
(h) Precipitation rate (inches per hour) for each irrigation circuit; (i) Irrigation legend with the manufacturer name, model number, and general description for all specified equipment, separate symbols for all irrigation equipment with different spray patterns, spray radius, and precipitation rate;
(j) Irrigation system details and specifications for assembly and installation; and
(k) Recommended irrigation schedule for each month, including number of irrigation days per week, number of start times (cycles) per day, minutes of run time per cycle, and estimated amount of applied irrigation water, expressed in gallons per month and gallons per year, for the established landscape.
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(xviii) For each valve, two irrigation schedules must be prepared, one for the initial establishment period of six months and one for the established landscape, which incorporate the specific water needs of the plants and functional turf throughout the calendar year.
(xix) The planting plans (Subsection 17.C.04.060.C.5.b) and irrigation design plans must be drawn at the same size and scale.
(xx) The planting plan (Subsection 17.C.04.060.C.5.b) and irrigation design plans including landscape concept plans must be prepared by a landscape architect licensed or registered by the State of California. d. Soil management plan standards.
(i) After mass grading, the project applicant shall:
(a) Perform a preliminary site inspection;
(b) Determine the appropriate level of soil sampling and sampling method needed to obtain representative soil sample(s), typically one test per every 25,000 square feet of landscaped area; (c) Conduct a soil probe test to determine if the soil in the landscape area has sufficient depth to support the intended plants; and (d) Obtain appropriate soil sample(s).
(ii) The project applicant shall submit soil sample(s) to a laboratory for analysis and recommendation. The soil analysis may include:
(a) Soil texture;
(b) Infiltration rate determined by laboratory test or soil texture infiltration rate tables;
(c) pH;
(d) Total soluble salts;
(e) Sodium; and
(f) Soil analysis recommendations.
(iii) The project applicant shall prepare documentation describing the following:
(a) Soil type;
(b) Identification of limiting soil characteristics;
(c) Identification of planned soil management actions to remediate limiting soil characteristics; and
(d) Submit the soil analysis report and documentation verifying implementation of soil analysis report recommendations to the County in accordance with the standards of Subsection
17.C.4.060.E (Compliance/Plan Submittal Process).
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Public Review Draft | Beaumont Zoning Code Update | Page 17.C-35 e. Grading design plan standards. The landscape documentation submitted must include rough/precise grade elevations prepared for the project by a licensed civil engineer.
D. Landscape Irrigation and Maintenance. This Section must apply to all projects subject to the provisions of this Chapter as set forth in Section 17.C.04.060.B (Applicability).
1. Two irrigation schedules must be prepared, one for the initial establishment period of six months and one for the established landscape, which incorporate the specific water needs of the plants and turf throughout the calendar year. The irrigation schedule must take into account the particular characteristics of the soil; must be continuously available on site to those responsible for the landscape maintenance; and must contain specifics as to optimum run time and frequency of watering, and irrigation hours per day. The schedule currently in effect must be posted at the controller.
2. A regular maintenance schedule and certificate of completion must be submitted to the Director, property owner, and water purveyor. A regular maintenance schedule must include, but not be limited to, routine inspection, adjustments, and repair of the irrigation system and its components; aerating and dethatching turf areas; replenishing mulch; fertilizing; pruning; weeding in all landscape areas and removing any obstruction to irrigation devices. Repair of all irrigation equipment shall be done with the original equipment manufacturers installed components or equivalent/improved quality components.
3. All model homes that are landscaped must use signs and written information to demonstrate the principles of water efficient landscapes described in this Chapter.
4. Information must be provided to owners of new, single-family residential homes regarding the design, installation, management, and maintenance of water efficient landscapes.
E. Compliance/Plan Submittal Process. Prior to issuance of a Building Permit for the project, the project applicant shall:
1. Submit all landscape documents for review and approval by the Director. The planting plan, irrigation design plan, and soils management plan must be reviewed by a licensed or registered landscape architect to ensure that all components of the plans adhere to the requirements of this Chapter. The licensed or registered landscape architect shall sign the plans verifying that the plans comply with this Chapter. Any plans submitted without the signature of a licensed or registered landscape architect must not be accepted for review.
2. Prior to issuance of a Certificate of Occupancy or final inspection for the project, a regular maintenance schedule and a certificate of completion shall be submitted to the Director certifying that the landscaping has been completed in accordance with the approved planting, irrigation design, soil management, and grading design plans for the project. The certificate of completion must be signed by a licensed or registered landscape architect and must indicate:
a. Date;
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b. Project information: project name; project applicant name, telephone and mailing address; project address and location; and property owner name and mailing address;
c. Prior to backfilling, evidence that the party responsible for irrigation installation conducted a preliminary field inspection of the irrigation system (evidence of field inspection must be attached);
d. The landscaping has been installed in conformance with the approved planting and irrigation design plans;
e. Irrigation audit report performed by a certified irrigation auditor after project installation (audit report shall be attached);
f. The smart irrigation controller has been programmed appropriately according to the parameters of each valve circuit;
g. The irrigation system has been adjusted to maximize irrigation efficiency and eliminate overspray and runoff;
h. A copy of the approved landscape documentation (Section 17.C.04.060.C (Landscape Documentation Standards)), the irrigation schedule (Section
17.C.04.060.D (Landscape Irrigation and Maintenance)) and the maintenance schedule (Section 17.C.04.060.D (Landscape Irrigation Maintenance)) has been given to the property owner and local water purveyor; and i. Verification that the maintenance schedule has been provided to the Director.
3. At a minimum, all landscape irrigation audits must comply with the "Irrigation Association Certified Landscape Irrigation Auditor (CLIA) Training Manual" (3rd Edition, or most current) and must be conducted by a certified landscape irrigation auditor. Any landscape irrigation auditor performing audits shall maintain a current certification as a CLIA from the Irrigation Association (IA).
4. The Director or his/her designee shall have the right to enter upon the project site at any time before, during, and after installation of the landscaping, to conduct inspections for the purpose of enforcing this Chapter.
5. The Director shall have the discretion to interpret and determine suitable compliance based upon the intent of the Chapter.
F. Landscape Water Use Efficiency Enforcement. The City will rely on water purveyors to enforce landscape water use efficiency standards. The City shall coordinate with local water purveyors and identify programs that enhance and encourage landscape water use efficiency such as:
1. Tiered water rate structure, or
2. Allocation-based conservation water pricing structure, or
3. A rate structure at least as effective as the above options, or
4. Irrigation audits and/or irrigation surveys, or
5. Penalties for water waste.
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17.C.04.070 General Landscaping Standards
A. Landscape Components.
1. Required landscaped areas must be planted with a combination of ground covers, shrubs, vines, and/or trees. All proposed landscaping plants types must be consistent with the County of Riverside Guide to California Friendly Landscaping’s California Friendly Plan List for Water Use Classification of Landscape Species (WUCOLS) Region 4.
2. Landscaped areas may also include incidental features including stepping stones, benches, fountains, sculptures, decorative stones, or other ornamental features, placed within a landscaped setting.
3. Garden areas and other areas dedicated to edible plants are considered landscaped areas and count toward required landscaping.
B. Artificial Turf/Grass. Artificial turf/grass shall be allowed in all landscape areas subject to the following standards:
1. Artificial turf/grass must be aesthetically similar to natural turf.
2. Artificial turf/grass must be maintained to the standards and aesthetics consistent to the time at which it was approved and installed.
3. Artificial turf/grass must have a permeable base and drainage system approved by the City Engineer underneath the synthetic turf.
4. Artificial turf/grass must have an artificial turf fiber blend that reduces heat absorption, has appropriate ultraviolet protection, and has a flammability rating that meets the City of Beaumont Municipal Code Chapter 15.20 (Fire Code).
C. Size and Spacing. To achieve an immediate effect of a landscape installation and to allow sustained growth of planting materials, minimum plant material sizes, plant spacing, and minimum planter widths (inside measurements) are as follows:
1. Ground Covers. Ground cover plants other than grass must have a minimum container size of four inches. Areas planted in ground cover plants other than grass seed or sod must be planted at a rate of one ground cover plant per 12 inches on center or less.
2. Shrubs.
a. All proposed shrubs except accent, color, or ground cover planting shall be a minimum five gallons in size. However, a 15-gallon minimum size shall be required for screening purposes.
b. The minimum planter width for shrubs is three feet.
D. Trees.
1. Street Trees.
a. Applicability. This Subsection applies to street trees located within the public right-of-way. Also see Beaumont Municipal Code Chapter 12.20 (Trees), which regulates street trees and trees on private property that project onto streets. b. Permitted plantings. Only trees approved by the Director may be planted along a public street, alley, parking strip, public right-of-way, or parkway.