Beaumont City Council
June 17, 2025

procedures for the City's reimbursement of the actual cost of completing the Off -Site Traffic Improvements in an amount not to exceed $6,000,000 payable from development impact fees or other eligible funding sources; and
WHEREAS, Section 2.7.1 requires that the City and Developer execute the Reimbursement Agreement contemporaneously with and subject to the effectiveness of the Development Agreement; and
WHEREAS, provided that Developer has (i) substantially completed the Offsite Traffic Improvements, (ii) substantially completed the on -site improvements (i.e. horizontal work including grading, asphalt, landscape, utilities, concrete, parking lot lighting, etc. in all material respects), and (iii) either (A) a major retailer with a nation-wide presence having at least 125,000 square feet of floor space has opened within the Project, or (B) Owner obtained certificates of occupancy from the City for not less than 50,000 square feet of building space for the Project (to include, as a portion of such square footage, a grocery store of at least 20,000 square feet in size) and City has received at least one dollar of sales tax revenue originating from a business located within said improvements, City shall reimburse Developer for the actual cost of the construction of the Offsite Traffic Improvements within thirty (30) days after City receives the Developer's written request for reimbursements provided such request meets all of the submittal requirements in the Development Agreement and is in compliance with the Reimbursement Agreement; and WHEREAS, in connection with such reimbursement Developer shall provide to City copies of receipts for paid invoices for all labor, materials, equipment and other amounts incurred by Developer to construct the Offsite Traffic Improvements in a lien free condition; and WHEREAS, it is intended that the Offsite Traffic Improvements will be subject to prevailing wages, but that the reimbursement of the same shall not trigger the payment of prevailing wages for any of the other private elements of the Project under Labor Code Section 1720(c)(2) providing that (i) where public funds are paid solely for Off -Site Traffic Improvements on an otherwise private development project and those Off -Site Traffic Improvements are required as a condition of regulatory approval, and (ii) the public entity contributes no more money or assistance to the project than what is required to fund the cost of those Off -Site Traffic Improvements, and (c) the public entity does not retain a proprietary interest in the overall project, then only the Off -Site Traffic Improvements shall be subject to the requirement for payment of prevailing wage; and
WHEREAS, the City, by its approval of this Agreement, has determined that it will obtain no advantage from undertaking the construction by the City directly of the Off -Site Traffic Improvements and that the provisions of this Agreement require that the Off -Site Traffic Improvements constructed by the Developer be constructed as if they had been constructed under the direction and supervision of the City; and
WHEREAS, the City Council will provide for the Maximum Reimbursement Amount in the City's Capital Improvement Program and Budget at the time of approving the Ordinance adopting this Agreement so that such reimbursement is documented, scheduled and committed to as a part of the standard budgeting process.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Beaumont as follows:

Section 1. The above recitals are true and correct.

Section 2. The agreement entitled "Off -Site Traffic Improvements Reimbursement Agreement" between City of Beaumont and Beaumont Regency AVG is approved as to form. A copy of the Reimbursement Agreement shall be kept on file in the office of the City Clerk.

Section 3. The Off -Site Traffic Improvements Reimbursement Agreement shall be executed by the parties contemporaneously with the Effectiveness of the Development Agreement.

Section 4. This resolution is effective immediately upon adoption.

MOVED, PASSED AND ADOPTED this 17th day of June 2025, by the following vote:

AYES:

NOES:

ABSTAIN:

AB SENT:
, Mayor
ATTEST:

Deputy City Clerk

RESOLUTION NO. 2025-xx

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BEAUMONT

AMENDING THE FIVE-YEAR CAPITAL IMPROVEMENT PLAN FOR FISCAL YEARS 2025-2029
WHEREAS, on June 04, 2024, the City Council of the City of Beaumont adopted the City's Five Year Capital Improvement Plan for Fiscal Years 2025 through 2029 ("CIP") at a duly noticed public hearing; and
WHEREAS, on August 20, 2024, the City Council of the City of Beaumont amended (Amendment No. 1) the CIP at a duly noticed public hearing; and WHEREAS, on October 15, 2024, the City Council of the City of Beaumont amended (Amendment No. 2) the CIP at a duly noticed public hearing; and WHEREAS, on February 4, 2025, the City Council of the City of Beaumont amended (Amendment No. 3) the CIP at a duly noticed public hearing; and WHEREAS, on March 4, 2025, the City Council of the City of Beaumont amended (Amendment No. 4) the CIP at a duly noticed public hearing; and WHEREAS, on May 6, 2025, the City Council of the City of Beaumont amended (Amendment No. 5) the CIP at a duly noticed public hearing; and WHEREAS, the City Council of the City of Beaumont desires to amend CIP, as defined below;
WHEREAS, these specific revisions are detailed in Exhibit "A" attached hereto; and WHEREAS, pursuant to Government Code, section 66002, the City duly gave public notice of the public hearing of the proposed amendments and revisions to the CIP, a copy of which has been on file with the City Clerk at least 10 calendar days prior to the City Council's commencement of such public hearing; and
WHEREAS, the City Council desires to revise and amend the Capital Improvement Plan as set forth herein;

NOW, THEREFORE BE IT RESOLVED BY THE BEAUMONT CITY COUNCIL AS FOLLOWS:

Section 1. The City Council hereby approves and amends the Capital Improvement Plan for Fiscal Years 2025 through 2029, a copy of which is attached hereto as Exhibit "A" and made a part hereof by this reference.
1

Section 2. The Capital Improvement Plan may be updated by the City Council from time to time pursuant to California Government Code, section 66002, or as otherwise provided by law.

Section 3. This Resolution shall take effect immediately upon its passage and adoption.

MOVED, PASSED, and ADOPTED this 17th day of June, 2025, by the following vote:

AYES: Martinez, White, Voigt, Lara, Fenn
NOES:

ABSTAIN:

ABSENT:

By:

Mike Lara, Mayor
City of Beaumont
ATTEST:

By:

Nicole Wheelwright
Deputy City Clerk
2

EXHIBIT A
SUMMARY OF FY 2025 -2029 CIP BUDGET AMENDMENT No. 6
3

BEAUMONT

CAPITAL IMPROVEMENT PROGRAM- CHANGE LOG
FY25-29 AMENDMENT NO. 6
City of Beaumont
CIP
CIP
Project
Budget Changes Funding
Source
FY
Funding
Update
R25-16 Oak Valley Widening and Traffic Signals Update
Project
R25-16 Oak Valley Widening and Traffic Signals Update
Project
R25-16 Oak Valley Widening and Traffic Signals Update
Project
R25-16 Oak Valley Widening and Traffic Signals Update
Project
R25-16 Oak Valley Widening and Traffic Signals Update
Project
2,100,000 DIF- Transportation
2025 New Project
1,000,000 F25-02 Fire Truck Purchase 2025 New Project
400,000 R25-11 Street Name Sign 2025 New Project
R25 California Storm Drain
600,000 Replacement 2025 New Project
1,900,000 General Fund 2025 New Project
F25-02 Fire Engine
R25-11 Street Name Sign
R25 California Storm Drain Replacement
(1,000,000) General Fund
2025 Budget Change
2025 Close/ Defer
2025 Close /Defer
(400,000) General Fund
(600,000) General Fund
Change Log
Page ilald'il3oof 2775

THE PRESS -ENTERPRISE
KEEP YOUR EYES ON TI Ih:'PRISE
pe.com
3512 14 Street
Riverside, California 92501
(951) 368-9229
[email protected]
City of Beaumont
550 E. 6th Street
Beaumont, California 92223
Account Number:

Ad Order Number:

Customer's Reference/PO Number:

Publication:

Publication Dates:

Total Amount:

Payment Amount:

Amount Due:

Notice ID:

Invoice Text:
5209298
0011739485
The Press -Enterprise
06/06/2025
$442.51
$0.00
$442.51
HY4SgzSLNJOUuy5o8q4r
LEGAL ADVERTISEMENT NOTICE IS HEREBY GIVEN, that the City Council of the City of Beaumont will conduct a public hearing to consider the matter described below. The City Council's public hearing will be held at 6:00 p.m. on Tuesday, June 17, 2025, at 550 East Sixth Street, Beaumont, California. DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF BEAUMONT AND BEAUMONT REGENCY AVG LLC (PLAN2025-0177) On May 28, 2025, the Planning Commission approved various land use entitlements and recommended approval and adoption of an ordinance by the City Council for a development agreement to authorize a project consisting of a 279,941 square -foot commercial shopping center on approximately

28.95 acres on the south side of Oak Valley Parkway, easterly of the I-10 Freeway.

The proposed development agreement would vest the land use entitlements for a term of up to 15 years, would authorize the City to reimburse the actual costs up to $6,000,000 for improvements to Oak Valley Parkway and would allow consideration of an application for a digital display otherwise prohibited by Beaumont Municipal Code Section 17.070.030.G. The City Council will also consider a Resolution for Amendment No. 6 to the City Five -Year Capital Improvement Plan for Fiscal Years 2025-2029 and the Fiscal Year 2024-2025 City Budget to identify the proposed Oak Valley Parkway improvements as a capital project and reserve funding. The development agreement authorizing the project has been determined exempt under Article 12, Section 15183 (Projects Consistent with a Community Plan or Zoning). The Applicant for this Project is Beaumont Regency AVG LLC ("Developer"). Melody Arechiga Senior Planner [email protected]
TM2023-0012 and PLAN2025-0177 Regency DA - Page 1 of 1

THE PRESS -ENTERPRISE
KEEP YOUR EYES ON TI ❑E PIVISR
pe.cpm
The Press -Enterprise
3512 14 Street
Riverside, California 92501
(951) 368-9229
City of Beaumont
550 E. 6th Street
Beaumont, California 92223
Publication: The Press -Enterprise

PROOF OF PUBLICATION OF
Ad Desc: 0011739485
FILE NO. 0011739485

PROOF OF PUBLICATION
I am a citizen of the United States. I
am over the age of eighteen years and
not party to or interested in the above -
entitled matter. I am an authorized
representative of THE PRESS -
ENTERPRISE, a newspaper of general
circulation, printed and published daily
in the County of Riverside, and which
newspaper has been adjudicated a
newspaper of general circulation by the
Superior Court of the County of
Riverside, State of California, under
date of April 25, 1952, Case Number
54446, under date of March 29, 1957,
Case Number 65673, under date of
August 25, 1995, Case Number
267864, and under date of September
16, 2013, Case Number RIC 1309013;
that the notice, of which the annexed is
a printed copy, has been published in
said newspaper in accordance with the
instructions of the person(s) requesting
publication, and not in any supplement
thereof on the following dates, to wit:
0610612025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Date: June 6, 2025.

At: Riverside, California
Signature

LEGAL ADVERTISEMENT
NOTICE IS HEREBY GIVEN, that the City Council of the Clty of Beaumont will conduct ca public hearing to consider the matter described below. The City CounclI's public hearing will be held at 6:00 p.m. on Tuesday, June 17, 2025, cit 550 East Sixth Street, Beaumont, California.

DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF
BEAUMONT AND BEAUMONT REGENCY AVG LLC (PLAN2025-0177)
On May 28, 2025, the Planning Commission approved various land use entitlements and recommended approval and adoption of an ordinance by the Clty Council for a development agreement to authorize a prolect consisting of ca 279,941 square -foot commercial shopping center on approximately 28.95 acres on the south side of Oak Valley Parkway, easterly of the I-10 Freeway. The proposed development agreement would vest the land use entitlements for a term of up to 15 years, would authorize the Clty to reimburse the actual costs up to S6,000,000 for improvements to Oak Valley Parkway and would allow consideration of an application for a digital display otherwise prohibited by Beaumont Municipal Code Section

17.070.030.G. The Clty Council will also consider a Resolution for Amendment No. 6 to the Clty Five -Year Capital Improvement Plan for Fiscal Years 2025-2029 cind the Fiscal Year 2024-2025 Clty Budget to identify the proposed Oak Valley Parkway improvements cis a capital protect and reserve funding. The development agreement authorizing the prolect has been determined exempt under Article 12, Section 15183 (Protects Consistent with a Community Plan or Zoning).

The Applicant for this Protect is Beaumont Regency AVG LLC ("Developer").

Melody Arechlga
Senior Planner
[email protected]
TENTATIVE TRACT MAP NO.38879 (TM2023-0012) AND VARIANCE (V2025-0024), Conduct a Public Hearing request for consideration of City Council approval of Tentative Tract Map 38879 for a proposed subdivision of 2.70 gross acres Into 10 single-family residential lots ranging between 8,500 and 9,365 square feet and a Variance request from B/VIC Code Section 16.12.080.C to allow lot depths to be larger than 2.5 times the width. The proposecl application is categorically exempt from the provisions of the California Environmental Quality Act under Section 15332, Class 32 — In -Fill. (AP N : 415-200-031) Applicant: Penn St Development LLC, Dean Cook
J1111an Fountain
Associate Planner
Iountain fabecaumontca.gov
Public comments can be made in person, using the public comment phone line or by written email. Phone -In comments will be accepted by calling the designated public comment phone line (951) 922-4845 prior to the corresponding item. Public comments shall not exceed three minutes unless otherwise authorized by the Clty Council.

Written comments can be ermalied to [email protected].

Public comments accepted via email will be read aloud during the corresponding item of the meeting. Comments can be submitted ctny time prior to the meeting as well cis during the meeting until the end of the corresponding ltern.

This meeting will be conducted in person and will be recorded for live streaming. All Clty of Beaumont public meetings will be made available via live streaming and made available on the City's official YouTube webpage. Please use the following link during the meeting for live stream access: BeaumontCa.gov/Llvestrecim
The Press -Enterprise
Published: 6/6/25
TM2023-0012 and PLAN2025-0177 Regency DA - Page 1 of 1

DATE:

BEAUMONT
—CALIFORNIA-
6/17/2025
City of Beaumont
Budget Adjustment Form
FY 2023/2024
DEPARTMENT NAME: CIP
PREPARED BY: Jennifer Ustation

APPROVED BY
*Account Number for Example only
Revenue = (Credit)
Expense = Debit
Revenue = (Credit)
Expense = Debit
Debit
(Credit)

ACCOUNT NUMBER

ACCOUNT DESCRIPTION

CURRENT BUDGET

ADJUSTMENT

NEW BUDGET AMT
Explanations /Justification
561-0000-9960-0000
Transfer Out
-
2,100,000.00
2,100,000.00
Transfer Funds to Project
R25 -16-T
500-0000-950-0000
Transfer In
(71,408,468.00)
(2,100,000.00)
(73,508,468.00)
Transfer Funds into Project
R25 -16-A
500-0000-8990-0000
Capital Outlay
-
2,100,000.00
2,100,000.00
Project Costs
100-0000-9960-0000
Transfer Out
16,492,743.00
1,900,000.00
18,392,743.00
Transfer Funds to Project
R25 -16-T
500-0000-950-0000
Transfer In
(71,408,468.00)
(1,900,000.00)
(73,308,468.00)
Transfer Funds into Project
R25 -16-A
500-0000-8990-0000
Capital Outlay
-
1,900,000.00
1,900,000.00
Project Costs
TOTALS
$ 4,000,000.00
Net Effect

https://beaumontca.sharepoint.com/sites/financegroup2/Shared Documents/Budgets/FY2024-2025/Budget Adjustments/Budget Adjustment Regency: Budget Adjustment Form (2)

BEAUMONT
-C A L I F O R N I A
TO:

FROM:

DATE
SUBJECT:

Staff Report
City Council
Steven D. Jones, Community Development Director
Jillian Fountain, Associate Planner
June 17, 2025
Tentative Tract Map 38879 (TM2023-0012) and Variance (V2025-0024) for Consideration of a Proposed Subdivision Located West of Pennsylvania Avenue and North of Eleventh Street in the Residential Single -Family Zone (APN: 415-200-031)
Description A Public Hearing request for approval of Tentative Tract Map 38879 for a proposed subdivision of 2.70 gross acres into 10 single-family residential lots ranging between 8,500 square feet and 9,365 square feet and a Variance request from BMC Code Section 16.12.080.C to allow Tentative Tract Map 38879 to exceed lot depths of 2.5 times the width.

Background and Analysis:

The applicant is requesting approval of Tentative Tract Map 38879 to subdivide an approximately 2.70 -gross -acre site into 10 single-family dwelling lots and 1 (one) lettered lot (for the purpose of an easement) with proposed lot sizes ranging from 8,500 square feet to 9,365 square feet. In conjunction with the tentative tract map, the applicant has also requested a variance from Beaumont Municipal Code (BMC) Section 16.12.080.C, which limits the maximum allowable lot depth to 2.5 times the lot width. The variance is being sought to accommodate the proposed lot configuration, which includes lot depths exceeding this standard.

A tentative tract map (TM2023-0012) is required by the BMC Section 16.04.010, which provides that all land divisions in the incorporated area of the City, as defined in this title, are subject to all of the applicable provisions of the Subdivision Map Act and the Beaumont Municipal Code. The project site is located within the Residential, Single - Family (R -SF) zone and has a Beaumont General Plan Land Use Element designation of Single -Family Residential (SFR). If approved, the proposed subdivision would be consistent with the Beaumont General Plan and Zoning Ordinance land use allowances, which support low -density, detached residential development. Pursuant to BMC Section

16.04.020, the City Planning Commission is authorized to recommend conditional

approval or disapprove all tentative parcel maps, tentative subdivision maps, and land divisions and submit to the City Council for final approval.

A variance (V2025-0024) has been requested by the applicant pursuant to BMC Section

17.02.110, which allows for variances pursuant to state Zoning Regulations (Gov Code, § 65800 et seq.) to grant relief from zoning provisions when, because of special circumstances applicable to property including size, shape, topography, location, or surroundings, the strict application of the Zoning Ordinance deprives such property of privileges enjoyed by other properties in the vicinity under the identical zoning classification. The requested variance from BMC Section 16.12.080.C limits the maximum allowable lot depth to 2.5 times the lot width. The applicant is requesting a variance from the maximum lot length standard to accommodate a lot configuration that does not lend itself to a development layout other than what is proposed with access onto Pennsylvania Avenue, which can be found in the applicant's variance justification letter (Attachment F).

The proposed tract map does provide for lots to be developed in the future with an approved Plot Plan. Future construction of the lots will require the recordation of final tract maps. The project has been conditioned to preclude the issuance of building permits until such time that the final tract maps are recorded.

The proposed subdivision was presented as a public hearing to the Planning Commission at their May 14, 2025, meeting. No verbal or written comments were received, and the Planning Commission approved the recommendation of forwarding a recommendation of approval to the City Council.

Project Setting:

The project setting can also be seen in the following materials attached to this staff report:
• General Plan Land Use Map (Attachment C)
• Zoning Map (Attachment D)
• Aerial Photograph (Attachment E)
The 2.70 -acre site is currently vacant. The property is located in a single-family area with residences to the north, south, west and east. The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following table.

LAND USE

GENERAL PLAN
ZONING

PROJECT
SITE
Vacant Land
Single Family
Residential (SFR)
Residential, Single -Family
(R -SF)

NORTH
Single Family
Residential
SFR
R -SF
SOUTH
Single Family
Residential
SFR
R -SF
EAST
Single Family
Residential
SFR
R -SF
WEST
Single Family
Residential
SFR
R -SF
Development Review Committee (DRC):

The Development Review Committee reviewed the project on January 11, 2024, March 21, 2024, October 17, 2024, November 7, 2024, and February 6, 2025. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of approval.

Zoning Consistency:

The proposed use is subject to and consistent with BMC development standards provisions for the R -SF zone. If authorized, the proposed use would meet the objectives of the approved zoning and would be compatible with other uses permitted in the zone, subject to the approval of a plot plan.

General Plan Consistency:

The proposed use is in conformance with the City's SFR Beaumont General Plan Land Use Element designation for the project site as shown in Attachment C. If approved, the proposed use would support policies identified in Goal 3.3, 3.3.1 "Support the development of new housing opportunities, as defined by the Land Use Plan contained in this Element", since the proposal would offer new workforce type affordable housing opportunities, ranging from 1600-2200 sf.

Environmental Documentation:

Staff recommends the project be determined exempt from provisions of the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 in that information contained in the project file and documents incorporated herein by reference demonstrate that: TM2023-0012 would be consistent with the SFR City General Plan Land Use Element designation and all applicable policies as well as the applicable R -SF zoning designation; the proposed project site is fewer than five (5) acres total and located within the boundaries of the City of Beaumont; the proposed project site has no value as habitat for endangered, rare or threatened species; there is no substantial evidence in the

record that TM2023-0012 would result in significant effects related to traffic, noise, air quality or water quality in that the proposed project incorporated and otherwise would be subject to air and water quality resource agency design requirements to avoid any harmful effects; and the site is or can be adequately served by all required utilities and public services because will -serve letters have been received for the project from utility providers. As such, the project meets the criteria for application of a Class 32 (In -Fill Development Projects) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project. If approved, A Notice of Exemption will be filed with the County Clerk.

Public Communications:

On May 30, 2025, property owners located within a 300 -foot radius of the project site were notified of the public hearing. In addition, a notice was published in the Press Enterprise newspaper with a 10 -day advanced notice of the hearing. As of the time of report preparation, the Planning Division staff had received no letters of comment from the public in favor or in opposition to the project. Any comments received prior to the time of the scheduled City Council meeting will be provided to the Council at the time of the public hearing.

The surrounding property owner notification radius map is provided as Attachment G to this staff report.

Approval Authority:

The Planning Commission is designated as the "advisory agency" charged with reviewing and making recommendations on all proposed parcel map land divisions and tentative subdivision maps in the City pursuant to BMC Section 16.04.020. The Planning Commission is authorized by BMC Section 16.24.050.A to conditionally approve or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval.

When a tentative map is required under the California Government Code Section 66486.5(a), as part of the Subdivision Map Act, an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. The Subdivision Map Act allows for up to four (4) years of extensions subject to approval by the original approving body.

The proposed subdivision was presented as a public hearing to the Planning Commission at their May 14, 2025, meeting. No verbal or written comments were received, and the Planning Commission approved the recommendation of forwarding a recommendation of approval to the City Council.

Variance Findings:

In granting a variance, the Planning Commission must make all of the following findings:

1. That the strict or literal interpretation and application of this Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Zoning Ordinance or would deprive applicants of privileges granted to others in similar circumstances.

The subject properties are located in the R -SF zone with an SFR Beaumont General Plan Land Use Element designation and are intended for residential uses. The strict interpretation of the required lot depths established in the Beaumont Municipal Code would significantly limit the applicant's ability to effectively develop the property as intended.

2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended development of the property that do not apply generally to other properties in the same zone.

There are exceptional or extraordinary circumstances or conditions applicable to the subject property because the required lot lengths serve as an obstacle in this particular case due to the physical constraints of the lot and the surrounding area based on the unique lot shape. If the applicant increased lot widths and decreased the lot count, the project would be infeasible financially and would not be consistent with the lot sizes of surrounding properties. The project meets the minimum lot size and setback requirements that are set forth in the zoning code.

3. That the granting of such variance will not constitute the granting of a special privilege inconsistent with the limitations on other properties in the vicinity classified in the same zone.

The granting of such variance will not constitute the granting of a special privilege as these properties are unique in their configuration. The granting of the variance would allow the applicant to proceed with a development that aligns with the overall goals of the zoning code.

4. That the granting of such variance will not be materially detrimental to the public health, safety, or general welfare, nor injurious to property or improvements in the zone or neighborhood in which the property is located.

The granting of the proposed variance will not be materially detrimental to the public health, safety, or general welfare as the proposed development meets all other relevant zoning requirements, including lot size and setbacks. The lengthened lots will not result in any adverse impacts on traffic flow, emergency vehicle access, or pedestrian safety.

5. That the granting of such variance will not create any inconsistency with any objective contained in the General Plan.

The proposed variance will not create an inconsistency with the General Plan objectives and satisfies Policy 3.3 to be a city that preserves its existing residential neighborhoods and promotes the development of new housing choices.

Fiscal Impact:

The cost for staff review and staff report preparation is covered by the $7,500.00 deposit required by the City of Beaumont Development Related Fee Schedule.

The estimated cost to prepare this report is $250.

Recommended Action:

Hold a public hearing;
Approve Tentative Tract Map No. 38879 (TM2023-0012) subject to the conditions of approval and approve V2025-0024 to allow for lot depths to exceed 2.5 times the width; and
Direct staff to prepare a Notice of Exemption for the Applicant to file with the Riverside County Clerk Recorder.

Attachments:

A. Tentative Tract Map No.38879
B. Draft Conditions of Approval
C. General Plan Land Use Designation Map
D. Zoning Map
E. Aerial Photograph
F. Variance Justification Letter
G. Radius Map and Labels
H. Proof of Publication
Incorporated herein by Reference:

City of Beaumont General Plan
City of Beaumont Zoning Ordinance
Project Site's Riverside Conservation Authority Multi -Species Habitat Conservation Plan Informational Map
Contents of City of Beaumont Planning Department Project File Variance (V2025-0024), and TTM38879 Tentative Tract Map Files

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P.E.=40.7
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R/W
20'

PROPOSED
6' SIDEWALK

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CL II AGGREGATE BASE
20'

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6' SIDEWALK

TYPICAL STREET SECTION

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EASEMENT NOTES
1-9 GML.'. WTR

77.7 7i
*UTILITY NOTE:

POWER POLES TO BE REMOVED
& ELECTRICAL FACILITIES PLACED
UNDERGROUND.

1. THE RIGHT TO LAY WATER PIPES IN AND ACROSS THE HEREIN DESCRIBED PROPERTY AND

THE ABUTTING STREETS AND ALLEYS, AS RESERVED TO THE BEAUMONT LAND AND WATER A COMPANY, ITS SUCCESSORS OR ASSIGNS, AND IS BLANKET IN NATURE. /2\ AN EASEMENT FOR RIGHT-OF-WAY AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF BEAUMONT, RECORDED MARCH 8, 1956 AS INSTRUMENT No. 17042 OF OFFICIAL RECORDS, AND IS SHOWN HEREON.

PUBLIC UTILITIES
SEWER
WATER
GAS

ELECTRIC

TELEPHONE
CABLE
- CITY OF BEAUMONT - (951)769-8520
BEAUMONT-CHERRY VALLEY WATER DISTRICT - (951)845-9581
SOUTHERN CALIFORNIA GAS COMPANY - 811
- SOUTHERN CALIFORNIA EDISON COMPANY - 811
FRONTIER - 811
FRONTIER - 811
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OWNER / APPLICANT

PENN ST DEVELOPMENT, LLC
17744 SKYPARK CIRCLE, SUITE 205
IRVINE CA., 92614
dean©cookdevelopmentgroup.com
714-504-5295
ASSESSOR'S PARCEL NO.
415-200-031
AREA

2.70 ACRES GROSS

2.03 ACRES NET
NORTH

PROPERTY DESCRIPTION
THE EASTERLY 170.00 FEET OF LOT 3 OF BLOCK 181 OF THE CITY OF

BEAUMONT AS SHOWN BY THE AMENDED MAP OF THE TOWN, NOW CITY OF BEAUMONT, RECORDED IN BOOK 6, PAGES 16 AND 17 OF MAPS,

RECORDS OF SAN BERNARDINO COUNTY, CALIFORNIA, ALSO DESCRIBED AS:

BEGINNING AT THE SOUTHEAST CORNER OF SAID LOT 3;
THENCE NORTH 00°00'07" EAST (NORTH 00° 01' 26" WEST) ALONG THE EAST LINE OF SAID LOT 3, A DISTANCE OF 520.17 FEET (520.24 FEET) TO THE NORTHEAST CORNER OF SAID LOT 3;
THENCE SOUTH 89°59'52" WEST (SOUTH 89° 58' 19" WEST) ALONG THE NORTH LINE OF SAID LOT 3 A DISTANCE OF 170.00 FEET (170.00 FEET); THENCE SOUTH 00°00'07" WEST (SOUTH 00° 01' 26" EAST) A DISTANCE OF 520.16 FEET (520.22 FEET) TO THE SOUTH LINE OF SAID LOT 3; THENCE SOUTH 89°59'58" EAST (NORTH 89° 58' 51" EAST) ALONG THE SOUTHERLY LINE OF SAID LOT 3 A DISTANCE OF 170.00 FEET (170.00 FEET)TO THE POINT OF BEGINNING.
(PURSUANT TO LOT LINE ADJUSTMENT RECORDED
JANUARY 17, 2003 AS INSTRUMENT NO. 36756.)

EXISTING / PROPOSED GENERAL PLAN

SINGLE FAMILY RESIDENTIAL

EXISTING / PROPOSED ZONING

RESIDENTIAL, SINGLE FAMILY (R -SF)

SOURCE OF TOPOGRAPHY

AN FIELD SURVEY PERFORMED BY BLAINE
A.WOMER CIVIL ENGINEERING DATED NOVEMBER
16, 2023.

BENCHMARK
RIV. CO. BM C-2-2, AT THE NORTHWEST CORNER
OF PENNSYLVANIA AVENUE AND 11TH STREET, 63
FEET WEST OF PENNSYLVANIA A/ENUE, 22 FEET
NORTH OF 11TH STREET, 4 FEET EAST OF POWER
POLE No. 19494CWT, A BRASS DISK IN THE TOP
OF A CONCRETE POST MARKED "C-2-2-65".

ELEV.= 2635.81

CONTIGUOUS OWNERSHIP

THE PROPERTY WITHIN THE BOLD BOUNDARY LINE

REPRESENTS THE ENTIRE OWNERSHIP OF THE
SUBDIVIDER.

PROPOSED LOT INFORMATION
MINIMUM LOT SIZE: 8,060 SF
MAXIMUM LOT SIZE: 8,066 SF
AVERAGE LOT SIZE: 8,060 SF
LOT 'A': 7,802 SF

FLOOD PLAIN INFORMATION

THE SUBJECT PROPERTY IS LOCATED IN A FLOOD
ZONE X PER FEMA FIRM PANELS 06065C0805G AND
06065C0812G, BOTH DATED 8/28/2008.

DATE PREPARED: DECEMBER 1, 2023
,., C r
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Call 2 Working Days
Before You Dig!
811
BENCHMARK:

ELEV. 0000.00, NGVD 29
B
A
W
• PLANNING
BLAINE A. WOMER • SURVEYING
CIVIL ENGINEERING •ENGINEERING
• PUBLIC WORKS
Hemet, CA. 92544, 41555 E Florida Ave., Suite G, Phone (951)658-1727 Fax (951)658-9347 Park City, UT 84098, 5133 Cove Canyon Dr, #302
Boise, ID, 83706, 4355 W Emerald Street, St. 145, Phone (208)593-7555 BY
MARK

DESCRIPTION
APPR.

DATE

REVISIONS
BLAINE A. WOMER

4.6354
DATE
SEAL
DESIGN BY:

DRAWN BY:

CHECKED BY:

SCALE:

DATE:

JOB NUMBER:

BEAUMONT

CAI-IFCRN IA
Reviewed By:

Recommended
for Approval By:

Approved By:

Staff Engineer
Administrative Engineer
City Engineer/Director of Public Works
Date:

Date:

Date:

CITY OF BEAUMONT, PUBLIC WORKS DEPARTMENT

ENGINEERING DIVISION
550E. 6th St
Beaumont, CA 92223
TEL: (951) 769-8520 FAX: (951) 769-8526

CITY OF BEAUMONT, CALIFORNIA
TENTATIVE TRACT MAP No. 38879
& CONCEPTUAL GRADING PLAN

NORTHWEST CORNER OF ELEVENTH

STREET AND PENNSYLVANIA AVENUE
SHEET
1 OF 1 SHEETS
FILE NO:

ENGINEER
CITY
Paae 1174 of 2775

BEAUMONT
-C A L I F O R N I A

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL
TENTATIVE TRACT MAP NO. 38879 (TM2023-0012)
AND V2025-0024
APN: PORTION OF 415-200-031
Planning Commission
Recommendation:

5.15.25 City Council Approval:

6.17.25 TO SUBDIVIDE 2.70 ACRES INTO 10 SINGLE FAMILY RESIDENTIAL LOTS RANGING IN SIZE FROM 8,500 TO 9,365 SQUARE FEET, AND ONE LETTERED (1) LOT AND LANDSCAPING WITH A VARIANCE FOR THE LENGTH OF LOTS TO EXCEED 2.5

TIMES THE WIDTH LOCATED WEST OF PENNSYLVANIA AVENUE AND NORTH OF ELEVENTH STREET IN THE SINGLE-FAMILY RESIDENTIAL (SFR) ZONE.

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

STANDARD CONDITIONS
The following conditions of approval are for Tentative Tract Map No. 38879 and consist of all subsequent conditions and all conditions of approval for the Tentative Tract Map.

1. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning TENTATIVE TRACT MAP NO. 38879 which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont

2. The subdivision shall comply with the State of California Subdivision Map Act and to all the pertinent requirements of The Beaumont Municipal Code, unless modified by the conditions listed below.

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

3. This conditionally approved tentative map will expire on TBD per Beaumont Municipal Code Chapter 16.32.040.A. Action on a minor change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is required.

4. If required by the Planning Department, within ten (10) days of approval by the City Council 1 (one) copy of an Amended Per Final Conditions map shall be submitted to and approved by the Planning Department prior to release of the final conditions of approval.

5. Any subsequent review/approvals required by the conditions of approval, including but not limited to grading, landscaping, plot plan and/or building plan review, shall be reviewed and approved by applicable departments.

6. The subdivider shall be fully responsible for maintenance and upkeep of any and all slopes, landscaped areas, open space areas, future development areas and irrigation systems until such time as maintenance responsibilities are assumed by other as approved by the Planning Department.

7. The project is exempt from provisions of the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 in that information contained in the project file and documents incorporated herein by reference demonstrates that:

TM2023-0012 is consistent with the General Commercial General Plan designation and all applicable General Plan policies as well as the applicable zoning designation; the proposed project site is located within the boundaries of the City of Beaumont; TM2023-0012 has no value as habit for endangered, rare or threatened species; there is no substantial evidence in the record that TM2023- 0012 will result in significant effects related to traffic, noise, air quality or water quality in that the proposed project incorporated and otherwise is subject to air and water quality resource agency design requirements to avoid an harmful effects; and the site is or can be adequately served by all required utilities and public services. As such, the project meets the criteria for application of a Class 32 (In - Fill) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project.

8. Tentative Tract No. 38879 has been found to be substantially in conformance with the Single Family Residential (SFR) zone.

9. The approval of this map shall not result in any vesting provisions relative to the City of Beaumont fees and exactions.

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

10. A Plot Plan application for the plotting of Single Family Residential Dwellings is required to be submitted to the Planning Department review using the Objective Design Standards set forth for the Single Family Residential (SFR) zone and Beaumont Municipal Code Chapter 17.03.060.

11. A minor plot plan for all residential buildings, garages and accessory buildings for residential products shall be submitted to the Planning Department accompanied by applicable filing fees for a minor plot plan not subject to the California Environmental Quality Act and not subject to review by any governmental agency other than the City of Beaumont. The minor plot plan shall be subject to the approval of Planning Department and shall contain the following elements:
a. A final site plan (1"=30' minimum scale precise grading plan) showing all lots, building footprints, setbacks, walls, fencing, the floor plan and elevations of individual lots.
b. One (1) color and materials sample board containing precise color texture and material swatches or photographs (which may be from supplier's brochures).

Indicate on the sample board the name, address and phone number of the preparer and the project applicant, the tract number, and the manufacturer and product numbers when feasible (trade names also acceptable). c. One (1) set of architectural elevations colored to represent the selected color combinations, with symbols keyed to the color and materials sample board.

Brief written color and material descriptions shall be located on the colored elevations. No landscaping or other enhancements shall be shown on the elevations. All residential structures shall be provided with "four-sided" architectural features. With respect to residential structures, this may take the form of edge trim on all exterior doors or windows, or other methods as approved by the Planning Department. Enhanced or upgraded rear and side facing architectural features shall be included for dwelling units adjacent to or visible from parks, walkways, and public roadways.
d. Detailed wall and fencing plan for the subdivision, including colors, materials and location details.

12. Detailed landscaping and irrigation plans shall be submitted to and approved by the Planning Department for the phase of development in process. The plans shall address all areas and aspects of the tract requiring landscaping and irrigation to be installed including, but not limited to, parkway planting, recreation trails, street trees, slope planting, common area and/or park landscaping. The plans shall be certified by a landscape architect, and shall provide for the following:

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

a. Permanent automatic irrigation systems shall be installed on all landscaped areas requiring irrigation. Low water use systems shall be specified.
b. Landscape screening where required shall be designed to be opaque up to a minimum height of six (6) feet at maturity. c. All utility service areas and enclosures shall be screened from view with landscaping and decorative barriers or baffle treatments, as approved by the Planning Department. Utilities shall be placed underground wherever feasible.
d. Landscaping plans shall incorporate the use of specimen accent trees (24" box minimum) at key visual focal points within the project. e. Landscaping plans shall incorporate native, low water using and drought tolerant plants where appropriate. All Landscaping shall be in compliance with Beaumont Municipal Code Chapter 17.06. f. All specimen trees on the subject property shall be shown on grading plans. Trees intended for retention and/or removal shall be so noted on the project grading plans. Replacement trees for those to be removed shall also be shown on the project grading plans. \)

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

g.

All trees shall be minimum double -staked. Weaker and/or slow - growing trees shall be steel -staked.
h. Trees proposed within 10 feet of any Right -of -Way shall provide for a 36" deep root barrier.

13. Detailed landscaping and irrigation plans shall be submitted pursuant to the Conditions of Approval with the applicable processing fee.

14. No lots fronting on knuckles, or cul-de-sacs shall have less than twenty-five (25) feet of frontage measured at the property line, with the exception of flag lots as approved by the Planning Department.

15. All front yards shall be provided with landscaping and automatic irrigation systems and adhere to Municipal Code Chapter 17.06 Landscaping Standards, as approved by the Planning Department. Additionally, all front yard landscaping shall be installed with drought tolerant landscaping.

16. Except for safety signage required by other provisions of law, signage is not approved as part of this project. Signage, in accordance with Beaumont Municipal Code, may be approved at a later date under a separate permit.

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

18. All landscaped areas within the site and within the public right-of-way shall be maintained in good condition. Any landscape in disrepair will need to be replaced and maintained in good condition.

19. No wood fencing is permitted in this development. All fencing materials shall be masonry, vinyl or tubular steel, as approved by the Planning Department.

20. Driveways shall be designed so as not to exceed a fifteen (15) percent grade.

21. All street side yard setbacks shall be a minimum of ten (10) feet.

22. All utility connections and easements shall be placed underground and shall not encroach into the driveway area unless otherwise approved by the Public Works Department.

23. A detailed wall and fencing plan shall be submitted to and approved by the Planning Department & Public Works Department and shall show all project walls and fencing including but not limited to perimeter fencing, side and rear yard fencing, and open space or park fencing. A typical elevation of all walls and fences shall be shown on the wall and fencing plan. Decorative block walls shall be constructed

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

along all side or other yards adjacent to streets, or which are plainly visible, and in locations as may be required by the Planning Department.

SUBDIVISIONS

24. Tentative Tract Map No. 38879 shall be recorded prior to the issuance of grading permits or any residential building permits associated with the project.

25. The developer shall install U.S. Postal Service approved neighborhood mailboxes prior to occupancy.

FIRE DEPARTMENT CONDITIONS

26. With respect to the planning conditions for the referenced project, the fire department requires the following fire protection measures be provided in accordance with Riverside County Ordinances, the current edition of California Fire Code (CFC) as adopted and amended by the County of Riverside and/or recognized fire protection standards.

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

Specific design features may increase or decrease the required fire flow. Reference CFC as amended.

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

29. Fire Protection Water Supplies/Hydrants - The minimum number of fire hydrants required, as well as the location and spacing of fire hydrants, shall comply with the CFC Appendix C. Fire hydrants shall be located no more than 600 feet from all portions of the exterior of the building along an approved route from a fire apparatus access road. Where new water mains are extended along streets and hydrants are not needed for protection of structures, standard fire hydrants shall be provided at spacing not to exceed 1000 feet along streets for transportation hazards. The size and number of outlets required for the approved fire hydrants are 4" x 2 1/2". Final fire hydrant locations shall be determined during the fire water plan review.

Reference CFC as amended.

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

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

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

31. Fire and Life Safety Requirements - Final fire and life safety conditions will be addressed when the Fire Department reviews any subsequent submittals. These conditions will be based on California Fire Code (CFC), California Building Code (CBC), and related codes/standards adopted and amended at the time of construction plan submittal.

32. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC.

AGENCY CONDITIONS

33. The subdivider shall comply with the requirements set forth in the City Public Works Department conditions.

34. The subdivider shall comply with the requirements of the Beaumont Police Department.

35. The subdivider shall comply with the requirements of the Beaumont Fire Department.

36. The subdivider shall comply with the requirements of the Beaumont -Cherry Valley Water District.

37. The subdivider shall comply with the requirements of the Southern California Gas Company.

38. The subdivider shall comply with the requirements as set forth by the Beaumont Unified School District.

RECORDATION CONDITIONS
Prior to the RECORDATION of any final map, all the following conditions shall be satisfied:

39. The subdivider shall submit written clearances to the Public Works Department that all pertinent requirements from the following agencies have been met:

City Fire Department
City Police Department

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

City Planning Department
Beaumont Cherry Valley Water District
Beaumont Unified School District

40. All public street road easements shall be offered for dedication to the public and shall continue in force until the governing body accepts or abandons such offers.

All dedications shall be free from all encumbrances as approved by the Public Works Department. Street names shall be subject to the approval of the Building Official. The final street sections, configurations and improvements shall be subject to the approval of the Public Works Department.

41. All delinquent property taxes, special taxes and assessments shall be paid to the Riverside County Tax Collectors Office.

42. Lots created by this subdivision shall comply with the following:
a. Lots created by this subdivision shall be in conformance with the development standards of the Beaumont Municipal Code.
b. All sewer, storm drain and other public utility crossings in side and rear yards to be located in fee title lots and not easements.

FINAL INSPECTION/OCCUPANCY CONDITIONS
Prior to the FINAL BUILDING INSPECTION or issuance of OCCUPANCY PERMITS, whichever occurs first, all the following conditions shall be satisfied:

43. Decorative block and sound walls shall be constructed subject to the approval of the Public Works Department and Planning Department. A graffiti resistant coating or landscaping shall be provided on all block walls.

44. Wall and fence locations shall conform to the approved wall fencing plan and approved landscape and irrigation plans.

45. All landscaping and irrigation shall be installed in accordance with approved plans.

If the seasonal conditions do not permit planting, interim landscaping, and erosion control measures shall be utilized as approved by the Planning Department and the Public Works Department.

46. A licensed landscape architect shall provide a Compliance Letter to the Planning Department and the Public Works Department stating that the landscape and irrigation system has been installed in compliance with the approved landscaping and irrigation plans, Municipal Code and conditions of approval. The Compliance

Tentative Tract Map No. 38879 (TM2023-0012)
Draft Conditions of Approval

Letter shall be submitted at least three (3) working days prior to any final building inspection or issuance of any occupancy permits, whichever occurs first.

47. All landscaping and irrigation shall be installed in accordance with approved plans and shall be verified by a City field inspection and applicable fees paid at the direction of the Planning Department.

48. All driveways shall be concrete paved.

49. Access roads, street improvements, all agency requirements, parking areas and security lighting shall be constructed in accordance with approved improvement plans and specifications.

50. Clearance shall be obtained from the Beaumont Fire Department, and all fire protection improvements shall be in place as approved by the Fire Chief.

End of Conditions
By signing here, I, on behalf of Penn St. Development LLC. understand and agree to the terms as stated in this letter.

Signature: Date:

C. General Plan Land Use Designation Map
5/6/2025, 9:44:47 AM
General Plan
Single Family Residential
Street Labels
Minor Streets
1:4,514
0 0.03 0.06
i i II
0 0.05 0.1
County of San Bernardino, Maxar

0.12 mi
' ti

0.2 km
Public Facilities

City of Beaumont
County of San Bernardino, Maxar I RCIT GIS, LAFCO I RCIT I Riverside County Assessor / RCIT

D. Zoning Map
5/6/2025, 9:31:55 AM
Zoning
1:4,514

0.06 Specific Plan
Residential Single Family Street Labels
Public Facilities
Minor Streets

0 0.03
S 5
0 0.05
County of San Bernardino, Maxar

0.12 mi
' ti

0.2 km
City of Beaumont
County of San Bernardino, Maxar I RCIT GIS, LAFCO I RCIT I Riverside County Assessor / RCIT

188 376 Feet
E. Aerial Photograph
210-
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*IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user.

REPORT PRINTED ON...5/6/2025 9:41:5 �� © Riverside County GIS County Boundary
City Boundaries
Parcel APNs
Parcels, Public
Blueline Streams
City Areas
Notes

Variance request to Section BMC Section 16.12.080.C for Tentative Tract 38879:

The applicant requests a variance to BMC Section 16.12.080.C, which requires lots less than 18,000 square feet in size have a depth limit of 2.5 times the width. All lots within Tentative Tract 38879 are less than 18,000 square feet. The exceedance is approximately 16 percent.

The justification for the variance is two -fold. First, the depth of the property itself does not lend itself to a development layout other than what is proposed with access onto Pennsylvania Avenue. Increasing lot widths and decreasing the lot count would render the project infeasible financially and would not be consistent with the lot sizes surrounding the property.

Second, there is a City of Beaumont sewer that traverses the back of the property which limits the back yard use of the lots. The extra depth provides more usable back yard area for the future residents.

BLAINE A. WOMER CIVIL ENGINEERING
A California Corporation
41555 E. Florida Ave., Suite G
Hemet, CA 92544
(951) 658-1727
(951) 658-9347 FAX

LETTER OF TRANSMITTAL
To: City of Beaumont Planning Department Date:
550 East 6th Street Project No.:

Beaumont, CA 92223 Attention:

Subject:

We are transmitting to you the following items:

Legal Description
• Public Hearing Notification Package
Application
January 17, 2025
C56-23-001
Jillian Fountain
Public Hearing
Notification
TTM 38879
Original Mylars
Fee Check
Duplicate Mylars
1 Each Public Hearing Notification Package for TTM 38879 Includes Certification, Radius Map with Assessor Maps,
and Mailing Labels for Property Owners
These are transmitted as checked below:

For Approval
For Signature
w As Requested
REMARKS:
cc:

For Review and Comment
• For Your Use
For DPM's
Pam Weatherly
If enclosures are not as noted, kindly notify us at once.

CERTIFICATION
On January 16, 2025, I, Pamela Weatherly, hereby certify that the attached list contains the names and addresses of all persons to whom all property is assessed as they appear on all the latest available assessment rolls of the County of Riverside within the area described and for a distance of 300 feet from the exterior boundaries of Riverside County Assessor Parcel Number 415-200- 031.

Leti,l6/ A 76/W44' ///‘)/2C7 --S
Pamela Weatherly
Blaine Womer Civil Engineering
41555 East Florida Avenue, Suite G
Hemet, CA 92544
Date

Tentative Tract No. 38879
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I MPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surv eying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and flassumes no legal responsibility for the information co ntained on this map . Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user . 376 752 Feet
M INN REPORT PRINTED ON. ..12/6/2023 11:48:19 AM © Riverside C ounty GIS Legend
• C ounty Boundary
City Boundaries
Parc els, Public
— County Centerlines
Blueline Streams
City Areas
World Street Map

Notes

415-200-008
Erhard & Patricia Hofmann
1170 Massachusetts Ave.

Beaumont, CA 92223
415-200-011
Jose & Alicia Gutierrez
1155 Pennsylvania Ave.

Beaumont, CA 92223
415-200-030
Reza Mozaffari
1902 California Avenue, #101
Santa Monica, CA 90403
415-210-008
Cobra 28 No. 6
4900 Santa Anita Ave, Ste 2C
El Monte, CA 91731
415-210-013
Bounnhun Theppakkhamsone
1130 Pennsylvania Ave.

Beaumont, CA 92223
415-210-016
David & Lucila Vargas
1100 Pennsylvania Ave.

Beaumont, CA 92223
415-210-035
Alex Cerritos
1113 Radka Ave.

Beaumont, CA 92223
415-210-038
Rebecca Hirst
1107 Radka Ave.

Beaumont, CA 92223
415-210-041
Lauren & Sylvia Vega
1101 Radka Ave.

Beaumont, CA 92223
415-221-030
Gregory & Stormy Courter
1097 Massachusetts Ave.

Beaumont, CA 92223
415-200-009
Stan & Patricia Saraczewski
1163 Pennsylvania Ave,
Beaumont, CA 92223
415-200-012
Linda Martinez
1151 Pennsylvania Ave.

Beaumont, CA 92223
415-210-004
Cherry Valley Cong Jehovah Witness
1174 Pennsylvania Ave.

Beaumont, CA 92223
415-210-011
Patricia Camacho
1150 Pennsylvania Ave.

Beaumont, CA 92223
415-210-014
Tomas Sanchez
1120 Pennsylvania Ave.

Beaumont, CA 92223
415-210-017
Tracy & Heidi Kolari
1202 E 11th Street
Beaumont, CA 92223
415-210-036
Rachelle Sanders
1111 Radka Ave.

Beaumont, CA 92223
415-210-039
Robert & Kristien Rodgers
1105 Radka Ave.

Beaumont, CA 92223
415-210-044
Jonny Sanchez
1160 Pennsylvania Ave.

Beaumont, CA 92223
415-221-031
Kevin & Sharley Meadows
1099 Massachusetts Ave.

Beaumont, CA 92223

415-200-010
Glenda Claudio
1161 Pennsylvania Ave.

Beaumont, CA 92223
415-200-022
Penn St Development
17744 Sky Park Circle, Suite 205
Irvine, CA 92614
415-210-005
David Spain
P O Box 1312
Monrovia, CA 91017
415-210-012
Kevin Jimenez
1140 Pennsylvania Ave.

Beaumont, CA 92223
415-210-015
Oscar Juarez
1110 Pennsylvania Ave.

Beaumont, CA 92223
415-210-034
CA AMH
23975 Park Sorrento, Ste 300
Calabasas, CA 91302
415-210-037
Gabino Tirado
22776 Aqueduct Way
Moreno Valley, CA 92553
415-210-040
Paul & Zenaida Gutierrez
1103 Radka Ave.

Beaumont, CA 92223
415-210-045
Sofia Rubio
1119 Radka Ave.

Beaumont, CA 92223
415-222-014
Thomas Barrios
1059 Pennsylvania Ave.

Beaumont, CA 92223

415-222-015
Jason Schmidt
1061 Pennsylvania Ave.

Beaumont, CA 92223
415-222-018
Kevin & Cynthia Bergeron
1111 E 11th Street
Beaumont, CA 92223
415-222-021
Paul Lemon & PHL Living Trust
1050 Massachusetts Avenue
Beaumont, CA 92223
415-223-005
Gary & Kwang Cryder
1090 Pennsylvania Ave
Beaumont, CA 92223
415-223-016
Lowell & Donna Hall
40747 High Street
Cherry Valley, CA 92223
Penn St Development LLC
17744 Sky Park Circle, Suite 205
Irvine, CA 92614
415-222-016
Cort Severson
P O Box 2003
Beaumont, CA 92223
415-222-019
Karen & Thomas Pollard
1074 Massachusetts Ave.

Beaumont, CA 92223
415-222-026
City of Beaumont
P O Box 158
Beaumont, CA 92223
415-223-006
Timothy Godsey
212 S D Street
Imperial, CA 92251
415-223-017
Andrew & Leah Paez
4077 Vista Calaveras St
Oceanside, CA 92056
415-222-017
Elesio & Veronica Castro
1099 Pennsylvania Ave
Beaumont, CA 92223
415-222-020
Paul & Corina Reed
1062 Massachusetts Ave
Beaumont, CA 92223
415-223-004
Alma & Oswaldo Hernandez
1201 E. 11th Street
Beaumont, CA 92223
415-223-007
Ada Beltran
1050 Pennsylvania Ave.

Beaumont, CA 92223
415-223-018
Forrest Pitts, Jr.& Victoria Pitts
1015 Radka Ave.

Beaumont, CA 92223
Blaine Womer Civil Engineering
41555 East Florida Avenue, Suite G
Hemet, CA 925447

7Column

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Notice ID: 98virHqAQkSPRVmpmSVW I Proof Updated: Apr. 29, 2025 at 01:38pm PDT Notice Name: TM2023-0012 TTM38879
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[email protected]
(951) 572-3237
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TM2023-0012 TTM38879 - Page 1 of 2

LEGAL ADVERTISEMENT
NOTICE IS HEREBY GIVEN, that the City of Beaumont will conduct public hearings to consider the matter described below. The City Council's public hearing will be held at 6:00 p.m. on Wednesday, May 14, 2025, at550 East Sixth Street, Beaumont, California.

TENTATIVE TRACT MAP NO.38879 (TM2023-0012) VARIANCE (V2025- 0024), Conduct a Public Hearing request for a recommendation of approval of Tentative Tract Map 38879 for a proposed subdivision of

2.70 gross acres Into 10 single-family residential lots ranging between 8,500 square feet and 9,365 square feet and a Variance request from BMC Code Section 16.12.080.C to allow Tentative Tract Map 38879 to exceed lot depths of 2,5 times the width. The proposed application is exempt from the provisions of the California Environmental Quality Act (Class 32- In-FiHI). (APN: 415-200-031)
The applicant for this prolect is Penn St Development LLC, Dean Cook Public comments can be made in person, using the public comment phone line or by written email. Phone -1n comments will be accepted by calling the designated public comment phone Ilne (951) 922- 4845 prior to the corresponding Item. Public comments shall not exceed three minutes unless otherwise authorized by City Council.

Written comments can be emalled to [email protected] Public comments accepted via email will be read aloud during the corresponding Item of the meeting. Comments can be submitted any time prior to the meeting as wel I as during the meeting until the end of the corresponding item.

This meeting will be conducted in person and also and will be recorded for live streaming. Ad City of Beaumont public meetings will be made available via live streaming and made available on the City's official YouTube webpage. Please use Me following link during the meeting for live stream access: BeaumontCa.gov/Llvesfream Jillian Fountain
Associate Planner
Ifounta [email protected]
The Press -Enterprise
Published: 5/2/25
TM2023-0012 TTM38879 - Page 2 of 2

BEAUMONT
-C A L I F O R N I A
Staff Report
TO: City Council
FROM: Steven Jones, Community Development Director
Melody Arechiga, Senior Planner
DATE June 17, 2025
SUBJECT: PLAN 2025-0204 Public Hearing to Consider a Resolution Repealing the Noble Creek Vistas Specific Plan
Description Resolution to repeal the Noble Creek Vistas Specific Plan.

Background and Analysis:

On April 9, 2025, the Planning Commission opened the public hearing and continued it without discussion to the May 14, 2025, Planning Commission meeting. On May 14, 2025, the Planning Commission was presented with the staff report, heard testimony, and adopted Resolution No. 2025-01 recommending that the City Council repeal the Noble Creek Vistas Specific Plan.

During the public hearing, a written public comment received the day before from a property owner was distributed to the Commission. The property owner was not opposed to the repeal of the Noble Creek Vistas Specific Plan; however, he expressed concerns regarding the effect of the repeal on the certified Environmental Impact Report (EIR) before a decision is made. Staff clarified that the repeal of the Specific Plan would not affect the certification of the EIR and that the EIR would remain in effect, including the mitigation measures identified as part of an existing Settlement Agreement. The written public comment is included as Attachment G.

On February 15, 2005, the Beaumont City Council passed Resolution 2005-11 certifying the Noble Creek Vistas Specific Plan ("NCVSP") Environmental Impact Report (EIR) No. 01-1 and approving NCVSP Specific Plan No. 01-1 (Refer to Attachment B).

On March 17, 2005, an action was filed challenging the City's certification of the EIR entitled Cherry Valley Pass Acres and Neighbors v. City of Beaumont (no. RIC 427282) ("Action"), which was settled in its entirety pursuant to a Settlement Agreement and Final Stipulated Judgement approved by the court on May 31, 2006 ("Settlement Agreement") (Refer to Attachment D).

NCVSP was republished and/or approved as of October of 2006 and was amended in or about June of 2014 (Refer to Attachment C).

Certain land consisting of approximately 41.26 acres in Planning Area 2 within the NCVSP has been acquired by the San Gorgonio Pass Water Agency for recharge ponds, which was not originally contemplated by the NCVSP. The City has acquired

29.33 acres within the NCVSP for the purpose of constructing a police station, as well as quality of life projects yet to be determined. Due to the changed circumstances, the NCVSP is no longer needed for the development of the land within its boundaries.

Beaumont Municipal Code Section 17.03.140 provides that the adoption and amendment of specific plans are subject to Section 17.03.140 and Section 65450 et seq. of the California Government Code. Government Code Section 65453 provides that a specific plan shall be prepared, adopted, and amended (including repealing) in the same manner as a general plan, except that a specific plan may be adopted by ordinance or resolution as often as deemed necessary by the City Council.

Prior to adopting or amending a general plan or specific plan, the City Council shall hold at least one public hearing, notice of which shall be given pursuant to Government Code Section 65090.

Environmental Findings
The repeal of the Specific Plan Amendment is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15061(b)(3), because it can be seen with certainty that the proposed action will not have any effect or any substantial effect on the environment. The proposed repeal returns the development standards that previously existed prior to the adoption of NCVSP as amended. No new changes to the development standards in these areas would be made. The return of these standards to those previously existing or thereafter amended will not have an environmental impact.

Consistency with Adopted Goals, Plans and Programs:

Strategic Plan
The proposed recommendation is consistent with Strategic Plan Target 2 Goal 2 — Initiate and advance the Preliminary Design Phase of the new Police Station to support future public safety needs and operational efficiency.

Public Communications Received:

A 10 -day public notice was placed in the Press Enterprise on May 30, 2025, and property owners located within a 300 -foot radius of the project site were notified of the public hearing on June 5, 2025. As of the preparation of this report, the Planning Division has not received any letters of comment from the public in favor of or in opposition to the project. Any comments received prior to the time of the scheduled City Council meeting will be provided to the City Council at the time of the public hearing.

Proof of publication is included as Attachment H to this staff report.

Specific Plan Findings
The Noble Creek Vistas Specific Plan would not be in the best interests of and would be detrimental to the public interest, health, safety, convenience, or welfare of the City.

The property that is subject to the Noble Creek Vistas Specific Plan is no longer suitable for the land use designation(s) and the anticipated land use development(s).

The Noble Creek Vistas Specific Plan will not ensure the development of desirable character that will be compatible with existing and proposed development in the surrounding neighborhood.

The Noble Creek Vistas Specific Plan is outdated due to changed circumstances and is no longer needed for any proposed development.

Fiscal Impact:

The cost to prepare this staff report is estimated at $550.

Recommended Action:

Hold a Public Hearing; and
Waive the full reading and adopt by title only "A Resolution of the City Council of the City of Beaumont Repealing the Noble Creek Vistas Specific Plan"; and Direct Staff to prepare a Notice of Exemption and file with the Riverside County Clerk Recorder and the State Clearinghouse.

Attachments:

A. Draft City Council Resolution repealing the Noble Creek Vistas Specific Plan B. Resolution 2005-11 certifying the Noble Creek Vistas Specific Plan EIR No. 01-1 and approving Specific Plan No. 01-1, the Noble Creek Vistas Specific Plan

C. Noble Creek Vistas Specific Plan as of June 2014
D. Noble Creek Vistas Specific Plan, Consolidated Environmental Impact Report, Technical Appendices, May 2004
E. Settlement Agreement
F. Planning Commission Resolution No. 2025-01
G. Planning Commission Public Comment
H. Proof of Publication
I. Radius Map and Labels

RESOLUTION NUMBER -

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

BEAUMONT REPEALING THE NOBLE CREEK VISTAS SPECIFIC PLAN WHEREAS, on or about February 15, 2005, the Beaumont City Council passed Resolution 2005- 11 certifying the Noble Creek Vistas Specific Plan EIR No. 01-1 and approving Specific Plan No. 01-1 the Noble Creek Vistas Specific Plan ("NCVSP");
WHEREAS, on March 17, 2005, an action was filed challenging the City's certification of the EIR entitled Cherry Valley Pass Acres and Neighbors v. City of Beaumont (no. RIC 427282) ("Action") which was settled in its entirety pursuant to a Settlement Agreement and Final Stipulated Judgement approved by the court on May 31, 2006 ("Settlement Agreement"); WHEREAS, Noble Creek Vistas Specific Plan ("NCVSP") was republished and/or approved as of October of 2006; and
WHEREAS, NCVSP was amended in or about June of 2014; and WHEREAS, Beaumont Municipal Code Section 17.03.140 provides that the adoption and amendment of specific plans are subject to Beaumont Municipal Code Section 17.03.140 and Section 65450 et seq. of the California Government Code; and WHEREAS, Government Code Section 65453 provides that a specific plan shall be prepared, adopted, and amended (including repeal) in the same manner as a general plan, except that a specific plan may be adopted by ordinance or resolution as often as deemed necessary by the City Council;
WHEREAS, on April 9, 2025, the Planning Commission continued a noticed public hearing regarding the repeal of the NCVSP to the May 14, 2025, Planning Commission meeting.

WHEREAS, on May 14, 2025, the Planning Commission conducted a noticed public hearing regarding the repeal of the NCVSP. After duly conducting the hearing, the Commission adopted Resolution No. PC2025-01 recommending to the City Council its repeal of the NCVSP.

WHEREAS, prior to adopting or amending a general plan, the city council shall hold at least one public hearing, notice of which shall be given pursuant to Government Code Section 65090.

WHEREAS, certain land consisting of approximately 41.26 acres in Planning Area 2 within the NCVSP has been acquired by the San Gorgonio Pass Water Agency for recharge ponds, not originally contemplated by the NCVSP;

WHEREAS, the City acquired 29.33 acres within the NCVSP for the purpose of entitling, building and constructing a police station;
WHEREAS, because of the changed circumstances and other reasons the NCVSP is no longer feasible for the development of the land within its boundaries; WHEREAS, the NCVSP should be repealed for the reasons stated in the foregoing Recitals and for other reasons contained in the record;
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Beaumont as follows:

Section 1. Recitals
The above recitals are hereby incorporated herein by this reference.

Section 2. Administrative Record.

The City Council has considered all of the evidence submitted into the administrative record for the recommendations listed in this Resolution, including but not limited to, the following:
(a) Beaumont, California — Code of Ordinances and Beaumont General Plan; (b) The Noble Creek Vistas Specific Plan, and documents associated therewith, and Exhibit "A" thereto (Maps of the Specific Plan pg 8-10, 14-15 of SP) as well as the amendment dated June of 2014 ("NCVSP");
(c) All environmental documents, including but not limited to, the Environmental Impact Report ("EIR"), public comments in response to the EIR, and final EIR; (d) Settlement Agreement;
(e) Staff Report;
(f) Staff presentation at the public hearing conducted at the City Council and Planning Commission meetings;
(g) Testimony and/or comments from interested parties submitted to the City in both written and oral form at, or prior to, the public hearings conducted at the Planning Commission meeting and City Council meeting;
(h) Public comments, both written and oral, received and/or submitted at, or prior to, the public hearings conducted at the Planning Commission meeting and City Council meeting. (i) All other documents in the possession of the City and relevant to this Resolution.

Section 3. Environmental Findings.

Further, the Repeal of the Specific Plan Amendment is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section

15061(b)(3), because it can be seen with certainty that the proposed action will not have any effect or any substantial effect on the environment. The proposed Repeal returns the development standards that previously exist in the absence of NCVSP as amended. No new changes to the development standards in these areas would be made. The return of these standards to those existing or thereafter amended will not have an environmental impact.

Section 4. Findings for Specific Plan.

The City Council has considered all of the evidence submitted into the administrative record for the proposed repeal of the Noble Creek Vistas Specific Plan and in accordance with Beaumont Municipal Code 17.03.140 , bases its repeal of the NCVSP on the following findings. (a) The Noble Creek Vistas Specific Plan would not be in the best interests of and would be detrimental to the public interest, health, safety, convenience, or welfare of the City; (b) The property which is subject to the Noble Creek Vistas Specific Plan is no longer suitable for the land use designation(s) and the anticipated land use development(s); (c) The Noble Creek Vistas Specific Plan will not ensure development of desirable character which will be compatible with existing and proposed development in the surrounding neighborhood; and
(d) The Noble Creek Vistas Specific Plan is outdated due to changed circumstances and no longer needed for development.

Section 5. Repeal of Specific Plan
The City Council hereby repeals the Noble Creek Vistas Specific Plan in its entirety.

Section 6. Certification
The City Clerk shall certify to the passage and adoption of this Resolution.

Section 7. Severability
That if any provision, section, paragraph, sentence or word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.

Section 8. Effective Date
That this Resolution shall take effect immediately upon its passage.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Beaumont, California, held on the 17th day of June 2025, by the following roll call vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

ATTEST:

APPROVED:

City Clerk Mike Lara, Mayor

RESOLUTION 2005- 11

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BEAUMONT, CALIFORNIA, CERTIFYING ENVIRONMENTAL IMPACT REPORT NO. 01-1 AND APPROVING SPECIFIC PLAN NO. 01-1
(NOBLE CREEK VISTAS SPECIFIC PLAN)
WHEREAS, an application was duly filed by a consortium of property owners for a Specific Plan for 332 acres, located northerly of the existing City limits, along the west side of Beaumont Avenue, between Oak Valley Parkway and Brookside Avenue; and WHEREAS, a public hearing was held before the Beaumont Planning Commission on January 25, 2005, and after a thorough evaluation the Planning Commission has found that Environmental Impact Report No. 01-1 has been prepared in accordance with the California Environmental Quality Act; and recommended that the City Council certify Environmental Impact Report No. 01-1 and approve Specific Plan No, 01-1, the Noble Creek Vistas Specific Plan; and WHEREAS, a Public Hearing before the City Council was called for February 15, 2005 at 6:00 p.m., and notice for such hearing was given to all affected property owners, as shown on the last equalized assessment roll, in the manner and for time required by law; and WHEREAS, said Public Hearing was duly held at said time and Environmental Impact Report EIR 01-1 and Specific Plan SP 01-1 were reviewed by the Beaumont City Council.

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

SECTION 1: The Final Environmental Impact Report, EIR 01-1, is hereby certified and is found to comply with the requirements of the California Environmental Quality Act and the City of Beaumont Guidelines for its implementation.

SECTION 2: The Findings of fact and mitigation monitoring program contained in Exhibit "A" and "B", respectively, attached hereto, are hereby adopted. Certain significant unmitigatable impacts will result from project implementation, however, overriding considerations are applicable and are adopted herewith and are contained in Exhibit "A".

SECTION 3: Specific Plan SP 01-1 is consistent with the Land Use Element of the City of Beaumont and other applicable General Plan policies and elements.

SECTION 4: The City Council hereby approves the Noble Creek Vistas Specific Plan, SP 01-1, subject to the Conditions contained in Exhibit "C" attached hereto.

RESOLUTION NO. 2005- 11
MOVED, PASSED AND ADOPTED this 15th day of February, 2005, upon the following vote:

AYES: Mayor Dressel, Council Members Fox, Berg, DeForge, and Killough NOES: None
ABSTAIN: None
ABSTAIN: None
Attest:

City Clerk, City +" Beaumont
(Assistant De ty)
May.,r of the City of Beaumont

EXHIBIT A

FINDINGS OF FACT AND STATEMENT OF

OVERRIDING CONSIDERATION

NOBLE CREEK VISTAS SPECIFIC PLAN

CEQA FINDINGS

TABLE OF CONTENTS
Page
I. INTRODUCTION 3
II. PROJECT SUMMARY 3
A. PROJECT DESCRIPTION 3
B. PROJECT OBJECTIVES 4
III. ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION 5
A. INDEPENDENT JUDGMENT FINDING 6
B. FINDING ON EIR 6
C. GENERAL FINDING ON MITIGATION MEASURES 6
IV. ENVIRONMENTAL IMPACTS AND FINDINGS 7
A. IMPACTS IDENTIFIED IN THE EIR AS LESS THAN SIGNIFICANT REQUIRING NO MITIGATION 7

1. LAND USE 7

2. EARTH RESOURCES 11

3. HYDROLOGY/WATER RESOURCES 13

4. CULTURAL RESOURCES 15

5. BIOLOGICAL RESOURCES 15

6. AIR QUALITY 17

7. NOISE 19

8. UTILITIES AND PUBLIC SERVICES 20

9. AESTHETICS 26
B. POTENTIALLY SIGNIFICANT IMPACTS WHICH CAN BE

MITIGATED BELOW A LEVEL OF SIGNIFICANCE AND
MITIGATION MEASURES 28
398746. 1
1

TABLE OF CONTENTS
(continued)
Page

1. EARTH RESOURCES 28

2. HYDROLOGY/WATER RESOURCES 31
I _ CULTURAL RESOURCES 32

4. BIOLOGICAL RESOURCES 33

5. TRAFFIC AND CIRCULATION 37

6. AESTHETICS 40
C. IMPACTS ANALYZED IN THE EIR AND DETERMINED TO BE
SIGNIFICANT AND UNAVOIDABLE 41

1. HYDROLOGY/WATER RESOURCES 42

2. AIR QUALITY 43
V. PROJECT ALTERNATIVES 44
VI. PROJECT BENEFITS 46
VII. STATEMENT OF OVERRIDING CONSIDERATIONS 47
VIII. ADOPTION OF A MONITORING/REPORTING PROGRAM FOR THE CEQA MITIGATION MEASURES 49
398746.1

Facts, Findings and Statement of Overriding Considerations Regarding the Environmental Effects from Approval of
the Noble Creek Vistas Specific Plan
(SCH # 2001021058)

L INTRODUCTION
The City Council of the City of Beaumont ("this Council") in approving the Noble Creek Vistas Specific Plan (SP), makes the findings described below and adopts the Statement of Overriding Considerations presented at the end of the Findings. These Findings are based upon the entire record before this Council, including the Environmental Impact Report ("EIR") prepared for the Project. The EIR was prepared by the City of Beaumont acting as the lead agency under the California Environmental Quality Act ("CEQA"). The Initial Study, Notice of Preparation, Consolidated EIR and Technical Appendices dated May 2004, the Final EIR dated December 2004 containing the Comments and Responses to Comments, and the Mitigation Monitoring and Reporting Program constitute the EIR for this Project. These documents are referred to collectively herein as the Project EIR.

II. PROJECT SUMMARY
A. PROJECT DESCRIPTION
The proponent of the Noble Creek Vistas Specific Plan Project proposes a detailed plan for residential development, with a school, parks and open space on 332.3 acres. Proposed improvements include:
• 965 residential units with lot sizes ranging from 6,000 to 10,000 square feet; • A public middle school on 20.0 acres; and
• Approximately 49.7 acres of community parks and open space within five separate planning areas.

The site proposed for the Project is located west of Beaumont Avenue, which forms the site's easterly boundary; south of Brookside Avenue and north of 14th Street. Incorporated areas of the City of Beaumont currently bound the Specific Plan area to the west, east and south. The site is within the City's Sphere of Influence, and annexation proposed by the Project would extend the City's boundary northward to include the Specific Plan area. The Project site is located northeasterly of Interstate 10 (1-10). (DEIR Figures 3.1-1 & 3.1-2) As is apparent from the aerial photographs, the Project is essentially an in -fill project surrounded by existing development.
398746.1
1

B. PROJECT HISTORY
In May of 1999, the City of Beaumont (as the lead agency) approved a previous concept of the Noble Creek Specific Plan and certified the Project's EIR. Subsequent to approval and certification of this EIR, judicial actions required the City to repeal its prior actions regarding the Noble Creek Specific Plan. Approval of the May 1999 project and all associated actions were rescinded by the City in July 2000. In response to the City's abrogation of its approval of the May 1999 project and to address concerns raised by neighboring property owners, the Specific Plan was reconfigured and reduced in scope. This revised plan, now entitled the Noble Creek Vistas Specific Plan, is the Project under consideration within these findings.

The original EIR for this Project was certified in February 2002. The EIR was challenged in court, and in January 2003 was found inadequate in the following respects:

1. The findings with respect to impacts on water resources were not based upon substanital evidence in the record, and the findings themselves were inadequate;

2. The selection by the City of a minimum acceptable level of service at intersections which are not within County jurisdiction (but would be within the City subsequent to proposed annexation actions) was not supported by substanial evidence in the record;

3. The findings with respect of cumulative water resource and biological impacts were not supprted by substantial evidence in the record; and

4. The statement of overriding considerations adopted by the City was not supported by substantial evidence in the record.

In all other respects, the court found the EIR and the findings sufficient. As required, the City rescinded its approval of the Project until it had fully complied with CEQA.

The Project EIR and these findings address the insufficiencies found by the court and readopt and incorporate those findings that were not found insufficient. The Project EIR retains applicable and relevant information from the previously prepared and considered environmental documentation. In those instances where the previously prepared environmental documentation required updating and/or supplementation, the Project EIR contains such updates and the findings are based on such updated information. Where necessary and appropriate, the Project EIR incorporated revised and augmented environmental analyses specifically addressing issues considered inadequate by the court.

The Project EIR has been prepared to evaluate the potential environmental effects that would result from the development of the Noble Creek Vistas Specific Plan, according to the requirements of the CEQA. The City of Beaumont has discretionary authority to make decisions regarding future development of the Noble Creek Vistas Specific Plan Project site. The Project EIR is intended to serve as an informational document to be used by the City in assessing the environmental effects of the proposed discretionary actions, and to provide mitigation measures to avoid or minimize identified significant impacts.
398746.1
2

C. PROJECT OBJECTIVES
The objectives of the Project are as follows:
• Consider topographic, geologic, hydrologic and environmental opportunities and constraints to create a design that generally conforms to the character of the land by retaining and utilizing basic landforms as much as possible; • Reflect anticipated marketing needs and public demand by providing a range of single detached housing types which will be marketable within the developing economic profile of the Beaumont area;
• Provide residential development and adequate support facilities (recreation) and circulation in a convenient and efficient manner;
• Provide direct and convenient access to individual residential neighborhoods and recreational areas via a safe and efficient circulation system composed of a network of Arterial, Major, Secondary, Collector and Local Roadways, each designed for appropriate traffic and user needs; and
• Provide for alternative modes of transportation within and adjacent to the site including pedestrian, equestrian and bicycle trails, which will foster the conservation of valuable energy resources as well as lessen potential future air pollution in the immediate area.

In addition to the above -listed planning objectives, the following market objectives have been developed for the proposed Noble Creek Vistas Specific Plan:
• Provide a variety of single-family detached housing types and densities which will reflect the marketing needs of the area;
• Plan the Project to exude a sense of planned community; • Provide recreational amenities which will serve the needs of the community; • Provide land uses that are consistent with ongoing development in the area; • Provide "move -up" opportunities for present residents in the vicinity and the surrounding Riverside County area;
•
•
Provide a functional roadway system on -site which fosters the safe and efficient movement of local traffic, while discouraging through traffic where possible; Reinforce community identity of the Project through control of design elements such as entry statements, signage, walls/fencing, and landscaped parkways; • Provide a balanced community which is aesthetically pleasing to residents and visitors, and acceptable to the City of Beaumont;
398746.1

3 • Provide a sensible land use transition between the more urbanized components of Beaumont and the more rural community of Cherry Valley.

Additionally, the Project EIR will be used in evaluating the annexation of an area to the north of Chen -y Valley Boulevard on which a new high school for the Beaumont Unified School District has been constructed. That annexation is necessary to the provision of sewer services by the Beaumont Sewer District to the high school.

D. WATER SUPPLY ASSESSMENT FOR THE PROJECT
Effective January 2002, California legislature adopted two companion bills (Senate Bill 221/Kuehl Bill and Senate Bill 610/Costa Bill) requiring compliance with a new set of regulations intended to assure that the adequacy of the water supply to major developments has been addressed prior to the approval of the project. The two bills were codified, the Kuehl Bill as Government Code section 66455.3 and the Costa Bill as Water Code section 10910. The effect of the two bills is to require the appropriate legislative body of a city, county or public water system to provide written verification that a sufficient water supply is available prior to completion of a proposed project. This assessment examines the ability of the water system to adequately serve the project for the following twenty years of normal, dry, and extended dry periods.

The Project has complied with the above requirements and has obtained a "ready to serve letter" in the form of a Plan for Service from Beaumont Cherry Valley Water District. This Plan assures that the Project's water demands can be met within the context of existing and projected water resource availability for the next twenty years. The Plan of Service contains the Beaumont Cherry Valley Water District's 2000 Urban Water Management Plan and includes engineering reports and EIR's for projects that the District has completed or is developing as a source of water for new developments, including the Project. A thorough discussion of the status of Beaumont Cherry Valley Water District's activities and projects discussed in the Urban Water Management Plan is contained in Responses to Comments section of the Final EIR, pages 3-102 to 3-114.

Finding: The proposed Noble Creek Vistas Specific Plan Project has received a Plan of Service from the Beaumont Cherry Valley Water District which indicates that the District has sufficient water supply to service the Project with water. Therefore water availability for the Project is assured.

III. ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION
The City of Beaumont has conducted an extensive environmental review for this Project which included preparation of the Project EIR and related technical reports, as well a review of the Project site's previous environmental documentation. The following is a summary of the City's environmental review for this Project, in compliance with the Court's previous findings:
• A Notice of Preparation (NOP) and Initial Study identifying the scope of environmental issues were distributed to 45 state and federal agencies, and local agencies and organizations on February 28, 2003. A total of 12 comment letters on the NOP were received. Copies of those comment letters are included in 398746.1
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Appendix Al of the Draft EIR (under separate cover). Relevant comments received in response to the NOP/Initial Study were incorporated into the Draft EIR.
• The Draft EIR was distributed for public review on May 26, 2004 with the comment period expiring on July 9,2004. Eleven (11) letters were received by the close of the public comment period. The specific and general responses to comments are contained in the Final EIR.
• A Notice of Completion (NOC) was sent with the Draft EIR to the State Clearinghouse on May 26, 2004_
• The Final EIR was distributed for a 10 -day notification period beginning on December 21, 2004.
• The Planning Commission held a public hearing to consider the Project and staff recommendations on January 25, 2005. Notice of this Planning Commission hearing was provided through publication on January 14, 2005 in The Record Gazette. Following public testimony, and staff recommendations, the Commission recommended to the Council that the EIR is adequate and should be certified and that the Council adopt these Findings and Statement of Overriding Considerations and approve the Project.
• On February 15, 2005 this Council held a hearing and certified the Noble Creek Vistas Specific Plan EIR.

A. INDEPENDENT JUDGMENT FINDING
The City retained the independent consulting firm of Applied Planning, Inc. to prepare the EIR for the Noble Creek Vistas Specific Plan. The EIR was prepared under the supervision and direction of the City of Beaumont Planning Division Staff.

Finding: The EIR reflects the City's independent judgment. The City has exercised independent judgment in accordance with Public Resources Code, Section 21082 1(c)(3) in retaining its own environmental consultant, directing the consultant in preparation of the EIR as well as reviewing, analyzing, and revising material prepared by the consultant.

B. FINDING ON EIR
In determining that an EIR was required for the City's consideration of the Project, the City considered whether further environmental review was needed based upon the requirements of CEQA Guidelines §§15162 and 15163. The City considered the environmental analysis in the May 1999 EIR and the proposed components of the Noble Creek Vistas Specific Plan through its use of an Initial Study. The analysis in the Initial Study indicated that the proposed Project could have a significant impact on the environment, and that an EIR would be required. 398746.1
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Finding: The proposed Noble Creek Vistas Specific Plan Project has the potential to result in significant impacts on the environment. Pursuant to the CEQA Guidelines, an Environmental Impact Report (EIR) is the required environmental documentation for the City's consideration of the Project.

C. GENERAL FINDING ON MITIGATION MEASURES
In preparing the conditions of approval for this Project, City staff incorporated the mitigation measures recommended the Mitigation Monitoring Plan (MMP), included as Chapter 4 in the Final EIR (as amended by the deletion of mitigation measure 4.4.1 for the reasons set forth at page 2-8). In the event that the conditions of approval do not use the exact wording of the mitigation measures recommended in the Project EIR, in each such instance, the adopted conditions of approval are intended to be identical or substantively similar to the recommended mitigation measure recommended by the Project EIR.

Findings: Unless specifically stated to the contrary in these findings, it is this Council's intent to adopt all mitigation measures recommended by the Project EIR. If a measure has, through error, been omitted from the Conditions of Approval or from these Findings, and that measure is not specifically reflected in these Findings, that measure shall be deemed to be adopted pursuant to this paragraph.

In addition, unless specifically stated to the contrary in these Findings, all Conditions of Approval repeating or rewording mitigation measures recommended in the Project EIR are intended to be substantively similar to the mitigation measures as worded in the Project EIR and are found to be equally effective in avoiding or lessening the identified environmental impact.

IV. ENVIRONMENTAL IMPACTS AND FINDINGS
City staff reports, the Project EIR, written and oral testimony at public meetings or hearings, and these Facts, Findings and Statement of Overriding Considerations and other information in the administrative record serve as the basis for the City's environmental determination.

The detailed analysis of potential environmental impacts and proposed mitigation measures for the Project are presented in Chapter 4 of the Project EIR. Responses to comments and any revisions or omissions to the Draft EIR are provided in Chapter 3 of the Final EIR dated December 2004.

The Project EIR evaluated eleven major environmental categories (land use (including population and housing), earth resources, hydrology/water quality, water supply assessment, cultural resources, biological resources, traffic and circulation, air quality, noise, utilities/public services/energy, aesthetics) for potentially significant adverse impacts, including cumulative impacts. Both Project -specific and cumulative impacts were evaluated. Of these environmental categories, the Council concurs with the conclusions in the Project EIR that the issues and subissues discussed below can be mitigated below a significant impact threshold. The Council finds that for those issues which cannot be mitigated below a level of significance, overriding 398746.1
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considerations exist which make impacts acceptable. In addition to the major environmental categories addressed in the Project EIR, three other major categories (energy and mineral resources, hazards, and recreation) were found to be nonsignificant in the Initial Study prepared for the Project. The Council concurs with the conclusions on these categories as outlined in the Initial Study (Appendices A and Al of the Draft EIR) and finds that no significant impacts have been identified as to those categories identified in the Initial Study and that no further analysis is required.

A. IMPACTS IDENTIFILD IN THE EIR AS LESS THAN SIGNIFICANT

REQUIRING NO MITIGATION
The following issues were identified in the Initial Study as having the potential to cause significant impact and were carried forward to the EIR for detailed evaluation. These issues were found in the Project EIR as having no potential to cause significant impact and therefore require no Project -specific mitigation. In the following presentation, each such issue is identified, its potential for significant adverse environmental effects is discussed.

1. LAND USE
a. Division or Disruption of an Established Community
Potential Significant Impact: The proposed Project could physically divide or disrupt an established community.

Finding: Potential impacts to land uses within established communities are discussed in Section 4.1 of the Draft EIR. The analysis concluded that division or disruption of established communities would not be brought about by the implementation of the proposed Project. No mitigation is required.

Facts in Support of the Finding:

The proposed design of the Project does not include elements that would physically divide an established community.

Although the Unincorporated Community of Cherry Valley is an identifiable enclave with a legal boundary extending to Brookside Avenue the residential portions of that enclave begin north of Cherry Valley Boulevard. Existing and proposed physical features along the Specific Plan boundaries, including existing improved roadways and perimeter theme walls proposed by the Project, act to define and separate the Project from adjacent land uses, thereby reducing potential disruption of adjacent land uses. Moreover, much of the area immediately to the north of the Specific Plan boundaries has recently been occupied by a new high school, further buffering the Specific Plan area from the residents of Cherry Valley. 3987461
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b. Consistency with Existing Land Use Policies
Potential Significant Impact: The proposed Project could create inconsistencies with the goals and policies of the Beaumont General Plan, Zoning Ordinance or other relevant -land use regulations, programs or policies; or conflict with any applicable land use plan, policy or regulation of an agency with jurisdiction over the Project .

Finding: Potential impacts with regard to land use policies and consistency are discussed in Section 4.1 of the Draft EIR. The analysis concluded that contingent upon approval of the Project's requested annexation, General Plan amendment, and pre - zoning, implementation and occupation of the Project will not create inconsistencies with the goals and policies of the City or other applicable land use regulations.

Facts in Support of the Finding:

The Project site has been designated by LAFCO as within the City's Sphere of Influence. That designation is established to delineate that probable physical boundaries and service area of a local agency, such as the City, and to promote the logical and orderly development of the area within the Sphere of Influence. Even if it the Project area were to be developed within the County, the development would be required to be consistent with the City's Sphere of Influence General Plan land use planning. As proposed, the Project site will be annexed to the City of Beaumont, and will be redesignated under appropriate City General Plan and Zoning land use classifications, permitting development of the proposed Specific Plan. Additionally, consistent with Local Agency Formation Commission direction, unincorporated areas abutting the Project site will be annexed to the City. These areas would reflect current City Sphere of Influence General Plan land use designations and would be pre -zoned accordingly.

The Project is consistent with applicable plans and policies of the City of Beaumont General Plan and the City of Beaumont Zoning Ordinance. Further, development of the Project site and its annexation to the City are consistent with the goals, objectives and strategies supported by the Riverside County Local Agency Formation Commission Strategic Plan. c. Conflict with Biological Planning
Potential Significant Impact: The proposed Project could create conflicts with an existing habitat conservation plan or other type of approved biological habitat management plan.

Finding: Potential impacts relevant to biological planning are discussed in Section 4.6 of the Draft EIR. The analysis concludes that no such conflicts will result from implementation of the proposed Project. No mitigation is required.

Facts in Support of the Finding:

The Project site and the City of Beaumont lie within the Western Riverside County Multiple Species Habitat Conservation Plan (MSHCP). The City has reviewed the MSHCP to assess its 398746.1
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compatibility and consistency with adopted City General Plan goals and objectives, as well as MSHCP compatibility with the envisioned City General Plan Buildout scenario. As discussed in the EIR at section 4.12.6, the areas of potential biological sensitivity are, in fact, highly disturbed and degraded and are not considered intrinsically valuable. These areas do not comprise significant or substantial components of cumulatively available resources. Loss of this habitat is consistent with the anticipated area -wide loss of habitat reflected in the proposed MSHCP.

Additionally, the MSHCP identifies areas for the City's target conservation acreage to the northwest, southwest, and southeast. It does not identify the Project area as lying within a Pass Area Plan Conservation Subunit.

The Stephen's Kangaroo Rat (SKR) is considered to be potentially resident on the Project site.

However, the Project site and the City of Beaumont do not lie within the adopted Riverside County Habitat Conservation Plan for the SKR, and as such are not afforded mitigation of potential impacts to SKR through the payment of established SKR impact mitigation fees.

Accordingly, a site -specific assessment of the Project's potential impacts to SKR is required, and has been prepared (included as Appendix D of the Draft EIR). There is no new information or data availability that would lead to any doubt as to the continuing validity of this site -specific assessment. As supported by the findings of this study, the Project will have no impacts on SKR. d. Conflict with Policies Related to Growth
Potential Significant Impact: The proposed Project could create inconsistencies with adopted regional plans and policies related to growth.

Finding: Potential impacts relevant to growth policies are discussed in Section 4.1 of the Draft EIR. The analysis concludes that no conflicts with adopted regional plans or policies will result from implementation of the proposed Project. No mitigation is required.

Facts in Support of the Finding:

Regional plans and policies related to growth assume development of the City consistent with the General Plan, and the City's approved and adopted Sphere of Influence (SOI). The Project proposes development consistent with the General Plan and adopted SOI, and thus will not affect regional plans and policies related to growth.
e. Permit Development Inconsistent with Adopted Standards Potential Significant Impact: The proposed Project could result in development that is inconsistent with adopted standards.

Finding: Potential impacts relevant to development inconsistencies are discussed in Section

4.1 of the Draft EIR. Based on implementation of the Project consistent with the City Zoning Ordinance, and review and approval of the final Project design by the City of Beaumont prior to the issuance of building permits, the Project 's potential to permit development inconsistent with adopted standards is considered less - than -significant. No mitigation is required.
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Facts in Support of the Finding:

Design guidelines for development within the City of Beaumont are identified in the City's Zoning Ordinance. The Zoning Ordinance provides for the establishment of Specific Plan zones allowing for site and project -specific development standards. Final design of the Project, including site design, architectural character, landscaping, and parking, is subject to review and approval by the City, consistent with explicit development standards established within the Specific Plan. Standards of the Specific Plan have been established within the overall development and design parameters identified by the City's Zoning Ordinance. Further, all facilities within the Specific Plan will be constructed in a manner consistent with applicable building code regulations, and continue to be subject to the requirements of the California Environmental Quality Act in the event that future events require subsequent environmental review under the standards of the California Environmental Quality Act. f. Incompatibilities Between Existing and Planned Land Uses Potential Significant Impact: The proposed Project could create substantial incompatibilities between existing and planned land uses.

Finding: Potential impacts relevant to land use incompatibilities are discussed in Section

4.1 of the Draft EIR. The analysis concludes that the potential for substantial incompatibilities between existing and planned land uses is less -than -significant.

No mitigation is required.

Facts in Support of the Finding:

Residential land uses in the vicinity of the proposed Specific Plan are considered generally compatible with the residential uses proposed by the Project . Along the Project perimeter, and between differing land uses within the Project area, perimeter theme walls and landscape elements define land use boundaries and act to mutually separate and buffer effects of adjoining land uses. The residential densities proposed by the Project are more intense than the existing, adjacent Riverside County General Plan land uses to the north of the Project site. Screen walls and landscaping, together with physical separation provided by Brookside Avenue and vacant properties extending northerly to Cherry Valley Boulevard as well as the newly constructed high school immediately adjacent to the north of the Project site, act as transitional and buffering elements between these differing residential densities. Surrounding properties to the west, south and east of the Specific Plan site exhibit no potential for incompatibilities between existing or proposed future uses and the development proposed by the Noble Creek Vistas Specific Plan Project .

Implementation of the proposed Specific Plan is predicated on approval of the Project 's requested General Plan Amendment and prezoning, and annexation of the Project area to the City of Beaumont. Contingent upon approval of these discretionary actions, and implementation of the proposed Project in accordance with the approved Specific Plan, the Project will not directly create substantial incompatibilities between existing and planned land uses within the Project site, or on vicinity properties. Additional annexations of unincorporated properties adjacent to the Project site will be realized consistent with applicable LAFCO policies and 398746.1
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strategies. These properties will reflect underlying City Sphere of Influence General Plan Land Use designations, and will be prezoned accordingly.

2. EARTH RESOURCES
a. Primary Seismic Effects
Potential Significant Impact: The proposed Project could result, in the exposure of people to earthquake fault rupture and/or seismic groundshaking.

Finding: Potential impacts relevant to primary seismic effects are discussed in Section 4.2 of the Draft EIR. Based on implementation of the Project consistent with the Uniform Building Code (UBC) and current professional engineering practices, the potential risks from fault rupture and primary groundshaking effects are considered less -than -significant. No mitigation is required.

Facts in Support of the Finding:

The Project site and immediate vicinity do not lie within, or immediately adjacent to, an Alquist- Priolo Earthquake Fault Zone. Further, published geologic maps and aerial photographs of the Project area indicate no potentially active faults on, or in the immediate vicinity of the Project area. Records research of Project site fault conditions were confirmed by geologic field reconnaissance of the Project area which indicated no evidence of faults or fault traces_ As such, the potential for fault rupture within the Project area is considered low.

With regard to seismic groundshaking, as supported by the probabilistic hazard analysis prepared for the Project, severe seismic shaking of the Project site can be expected during the lifetime of proposed structures. However, building officials and engineers have recognized the impacts of earthquakes and ground shaking on structures. Appropriate measures which reduce the effects of earthquakes are identified in the Uniform Building Code (UBC), including specific provisions for seismic design of structures. Short of a catastrophic event, design of structures in accordance with the UBC and current professional engineering practices is sufficient to reduce the effects of ground shaking at the Project site below the level of significance. Further, as evidenced by recent and on going construction in the immediate Project vicinity, (e.g., the Oak Valley Planned Residential Community under construction immediately west of the Project ), it is anticipated that any site specific geologic constraints which may be encountered during the course of Project implementation can be accommodated within the context of existing seismic design regulations, standards and policies.
b. Secondary Seismic Effects
Potential Significant Impact: The proposed Project could result in the exposure of people to secondary seismic effects, including liquefaction, seismically - induced settlement, lateral spread, and/or landslides.

Finding: Potential impacts relevant to secondary seismic effects are discussed in Section

4.2 of the Draft EIR. Based on the geotechnical investigation of the Project site 398746.1
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and Project design, the potential risks from secondary seismic groundshaking effects are considered less -than -significant. No mitigation is required.

Facts in Support of the Finding:

The geotechnical investigations of the Project site (performed by G.H.J., Inc. in August 1999 and included in the Draft EIR Technical Appendices), indicate that the dense soil conditions within the Specific Plan area substantially preclude the potential for liquefaction, seismically -induced settlement and lateral spread. There has been no new information that would lead to any doubt concerning the continuing validity of these investigations. The potential for landsliding is also precluded within the level areas of the Project site. Localized areas proximate to the Noble Creek storm channel may be subject to landsliding due to the approximately ten to fifteen foot grade differential between the channel bottom and adjacent Specific Plan areas. Appropriately, the Specific Plan proposes only open space and outdoor recreation uses in areas adjacent to the storm channel, thereby reducing potential exposure of persons and structures to landslides or unstable slope conditions.
c. Expansive Soils
Potential Significant Impact: The proposed Project could result in the exposure of people and/or structures to the effects of expansive soils.

Finding: Potential impacts relevant to expansive soils are discussed in Section 4.2 of the Draft EIR. Based on the geotechnical investigation of the Project site, the potential risks from expansive soils are considered less -than -significant. No mitigation is required.

Facts in Support of the Finding:

The geotechnical investigation of the Project area found that the Project site is not characterized by expansive soils. Areas within the northerly portion of the Project site contained soils evidencing a "low" expansion potential; however, potential impacts resulting from soils with a low expansion potential can be appropriately designed for by employing standard construction procedures outlined in the Project geotechnical analysis.

3. HYDROLOGY/WATER QUALITY/WATER SUPPLY
a. Surface and Ground Water/Quality Alterations
Potential Significant Impact:

The proposed Project could result in the discharge into surface waters or other alteration of surface water quality; changes in the amount of surface water in any water body.

Finding: Potential impacts relevant to the alteration of surface waters or surface water quality are discussed in Section 4.3 of the Draft EIR. Based on compliance with existing discharge and erosion control regulations, the potential for Project implementation to result in substantial changes to surface water or groundwater 398746.1

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Facts in Support of the Finding:

As supported by the Project Initial Study, Project -related impacts associated with changes in the amount of surface water in any water body; changes in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations, or through substantial loss of ground water recharge capability; or altered direction or rate of flow of groundwater are considered less -than -significant.

Potential short-term, construction related impacts to surface water quality will be controlled through compliance with National Pollutant Discharge Elimination System (NPDES) requirements, including the preparation of a construction activities erosion control plan to alleviate potential sedimentation and storm water discharge contamination impacts of the Project.

The Project proponent shall also be responsible for obtaining a General Permit for storm water discharge from the Southern California Regional Water Quality Control Board, in accordance with the Notice of Intent instructions. Under the General Permit, discharge of materials other than storm water is prohibited. The Project proponent shall prepare, retain at the construction site, and implement a Storm Water Pollution Prevention Plan (SWPPP) which identifies the sources of sediments and other pollutants that affect the quality of storm water discharge, and implement practices to reduce sediment and other pollutants to storm water discharge.

Long-term, operational impacts of the Project consist primarily of an increase in "urban runoff," including contaminants from vehicular traffic as well as fertilizers and plant additives from landscaped areas, which may be washed into the storm drain system during storm events. As with short-term impacts, compliance with- the provisions specified by the NPDES permitting program will provide for proper management and disposal of urban runoff from the Project. The Project will also comply with applicable provisions of the City's Drainage Management Plan (DMP), which will aid in limiting the Project's potential long-term operational impacts to water quality.

4. CULTURAL RESOURCES
a. Affect Unique Ethnic Cultural Values/Restrict Sacred Uses Potential Significant Impact: The proposed Project could result in a physical change which would affect unique ethnic cultural values; or restrict existing religious or sacred uses within the potential impact area.

Finding: Potential impacts relevant to cultural resources are discussed in Section 4.5 of the Draft EIR. Because no unique ethnic or sacred uses are known to be associated with the Project site, no impacts from development of the proposed Project would occur. No mitigation is required.

Facts in Support of the Finding:
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Based on the archaeological assessment prepared for the Project site, no unique ethnic or sacred uses are known to be associated with the Project site. Therefore, there will be no impacts from development of the proposed Project on religious or sacred uses.

5. BIOLOGICAL RESOURCES
a. Vegetation, Habitat and Resident/Migratory Wildlife
Potential Significant Impact: The proposed Project could substantially affect a rare or endangered species of animal or plant or the habitat of the species; threaten to eliminate a plant or animal community; cause a fish or wildlife population to drop below self- sustaining levels; reduce the number or restrict the range of a rare or endangered plant or animal; or substantially diminish habitat for fish, wildlife or plants.

Finding: Potential impacts to sensitive biological species are discussed in Section 4.6 of the Draft EIR. The analysis concludes that in regard to rare or endangered plants, common plant communities including non-native grasslands, Riversidian sage scrub, alluvial fan sage scrub, and rare or endangered wildlife including burrowing owls, the Stephens' kangaroo rat, San Diego Black -Tailed Jackrabbit, and horned lark, impacts brought about by the implementation of the proposed Project would not be significant. No mitigation is required.

Facts in Support of the Finding:

Based on biological surveys of the Project area, including a general survey on April 16, 2001 and subsequent corollary focused protocol surveys for burrowing owls and Stephens' kangaroo rat, no rare or endangered species of plants were found on site.

Development of the Project, as proposed, would result in the removal of approximately 295.1 acres of annual non-native grassland habitat. Because non-native grassland is regionally widespread and the wildlife utilizing these areas is widespread, Project -related impacts to annual grassland habitat are considered less -than -significant and no mitigation is required.

Two areas of potential habitat categories were identified within the Project boundaries, including approximately 7.17 acres of disturbed Riversidian sage scrub, and approximately 7.73 acres of disturbed alluvial fan sage scrub. While identified as "Species of Special Concern" by the California Department of Fish and Game (CDFG), the degraded character of Riversidian sage scrub and alluvial fan sage scrub found on the Project site is such that it is not considered to be significant habitat value. Project related impacts to Riversdian sage scrub and alluvial fan scrub are considered less -than -significant and no mitigation is required.

Based on biological surveys of the Project area, including a general survey on April 16, 2001, and subsequent corollary focused protocol surveys for burrowing owls and Stephens' kangaroo rat, no rare or endangered species of resident or migratory wildlife were found on site. However, the San Diego black -tailed jackrabbit (Lepus californicus), and the homed lark (Eremophila alpestris) were observed during field surveys of the Project area. Both of these are classified as 398746.1
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Species of Special Concern by the CDFG. Loss of this habitat, however, is consistent with the anticipated loss of habitat reflected in the proposed MSHCP. The San Diego black -tailed jack rabbit and horned lark are mobile species, adaptable to a variety of habitat widely available within the region. These species are generally wary of human activity and will likely leave the area when Project construction is initiated. Subsequent to implementation of the Project, individuals may find suitable habitat within parks and open space areas incorporated in the Project. Potential impacts to these species are therefore considered less -than -significant.

Additionally, Project site is not located within any conservation subunits of the MSHCP. b. Movement of Migratory Fish or Wildlife Species
Potential Significant Impact: The proposed Project could interfere substantially with the movement of any resident or migratory fish or wildlife species.

Finding: Potential impacts to migratory wildlife are discussed in Section 4.6 of the Draft EIR. The analysis concluded that no delineated migratory routes would be affected by the Project, and the preservation of Noble Creek would allow continued wildlife movement. No mitigation is required.

Facts in Support of the Finding:

The Noble Creek Vistas Specific Plan site is bounded to the east, south and west by urban areas of the City of Beaumont. To the north, a new high school has been constructed. The site is currently accessible to the public via abutting improved roadways. Within the easterly Specific Plan area, a Beaumont Unified School District middle school has been constructed, and in the central Project area, within the Noble Creek channel, is an active sand and gravel mining operation. To the west, are the improved Noble Creek Park and ongoing implementation and occupation of the Oak Valley Planned Residential Development_ In addition to the above urban/disturbed conditions, domestic animals (primarily cats and dogs) from adjacent development have full access to the site.

Even with the intrusions and disturbance to species and habitat described above, common wildlife species occurring on the site and in the vicinity are able to live within, and move freely through this area of urban and semi -urban development. Common species individuals displaced by the Project would relocate to other similar habitat widely available within the region.

Remaining members of common species are afforded habitat and freedom of movement by the approximately 49.7 acres of parks and open space incorporated in the Specific Plan, including the preservation of the Noble Creek as a drainage channel through the Project site.

No delineated migratory routes would be affected by the Project. Through preservation of Noble Creek as a continuous drainage channel through the Project site, wildlife movement would not be restricted along this corridor. Lastly, it is noted that common wildlife species identified within the Project site are abundant in the region, and receive no protection from federal, state, or local resource agencies. Consequently, this impact is considered less -than -significant.

Moreover, the areas of potential biological sensitivity are, in fact, highly disturbed and degraded and are not considered intrinsically valuable. These areas do not comprise significant or substantial components of cumulatively available resources. Loss of this habitat is consistent 398746.1
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with the anticipated area -wide loss of habitat reflected in the proposed MSHCP. Additionally, the MSHCP identifies areas for the city's target conservation acreage to the northwest, southwest, and southeast. It does not identify the Project area as lying within a Pass Area Plan conservation Subunit.

6. AIR QUALITY
a. Short -Term Construction Related Impacts
Potential Significant Impact: The proposed Project could exceed emissions thresholds as a result of site preparation and construction activities.

Finding: Potential air quality impacts resulting from short-term construction related activities are discussed in Section 4.8 of the Draft EIR. The analysis concluded that construction -related emissions, both during site preparation and during construction, would not be a significant impact. No mitigation is required.

Facts in Support of the Finding:

The proposed Project site grading activities were assessed using the California Air Resources Board's URBEMIS7G air quality model to estimate Project -related emissions. This modeling revealed that none of the Southern California Air Quality Management District's (SCAQMD's) Project construction thresholds would be exceeded by the proposed grading of the Project site.

Similarly, emissions associated with other construction activities, including the transportation of workers, materials and equipment to the Project site, and on -site exhaust emissions generated by equipment use, were estimated using the URBEMIS7G modeling. The combined emissions total from worker trips, construction vehicles, and stationary equipment was compared to SCAQMD thresholds, and no exceedances were identified. Therefore, the potential short-term, construction -related air quality impacts of the proposed Project are not significant and no mitigation is required.
b. Consistency with Regional Air Quality Management Plan Potential Significant Impact: The proposed Project could result in inconsistencies with the Regional Air Quality Management Plan (AQMP).

Finding: Consistency with the Regional AQMP is discussed in Section 4.8 of the Draft EIR. The analysis concluded that the proposed Project is consistent with the intent to the AQMP. No mitigation is required.

Facts in Support of the Finding:

Assumptions of the AQMP used in projecting future emission reductions are based in part on land use data provided by city and county general plan documentation. Projects that propose general plan amendments and changes of zone therefore may be inconsistent with the AQMP's underlying land use assumptions if they increase the intensity of use and result in higher traffic 398746.1
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volumes (and subsequent automobile emissions), or result in increases in stationary area source emissions over current general plan designated uses.

The Project is located within the City of Beaumont's Sphere of Influence (SOI) and is designated as low density residential with a density of 2.4 to 4.1 dwelling units per acre (City of Beaumont General Plan Land Use Element, October 1, 2000). The Project , at 3.2 dwelling units per acre, falls within this density range. While the current AQMP does not reflect this designation, it is anticipated that subsequent amendments of the AQMP would be updated to reflect this land use designation as adopted by the City's existing General Plan. Since the Project is consistent with the City General Plan SOI land use designation and the contemplated Project proposes annexation into the City, the Project is found to be consistent with the intent of the AQMP.

7. NOISE
a. Short -Term Construction Related Impacts
Potential Significant Impact: The proposed Project could result in short-term construction - related increases in noise levels; and short-term exposure of people to severe noise levels due to construction activities.

Finding: Potential noise impacts resulting from short-term construction related activities are discussed in Section 4.9 of the Draft EIR_ The analysis concluded that construction -related noise impacts would not be significant. No mitigation is required.

Facts in Support of the Finding:

To reduce the potential for short-term impacts, the construction equipment hours of operation on - site shall be controlled. Construction activities shall take place only when permitted by the City of Beaumont to minimize the potential for noise impacts during more sensitive time periods.

Compliance with adopted City performance standards incorporated in the Project Specific Plan will reduce potential construction noise impacts below the level of significance. Therefore, this impact is considered to be less -than -significant.
b. Long -Term Operational Impacts
Potential Significant Impact: The proposed Project could result in long-term operational increases in noise levels; and long-term exposure of people to severe noise levels due to operational activities.

Finding: Potential noise impacts resulting from long-term operational activities are discussed in Section 4.9 of the Draft EIR. The analysis concluded that long-term noise impacts, including stationary and vehicular noise sources, would not be significant. No mitigation is required.

Facts in Support of the Finding:
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On -site activities associated with the long-term use of the proposed land uses will generate intermittent operational noise. Landscaping activities, building maintenance, trash pick-up activities, heating/ventilation/air conditioning (HVAC) units, deliveries and parking lot activities (engine noise, car door slamming), will contribute to the noise levels in the vicinity. Building design and orientation proposed by the Specific Plan will reduce intrusive noise levels at adjacent noise sensitive receptors.

Noise levels on area streets were analyzed for the future General Plan Buildout traffic conditions with and without the proposed Noble Creek Vistas Specific Plan Project. A comparison of the results allowed the significance of Project -related increases in motor vehicle noise to be identified. This analysis indicates that the proposed Project will not generate an audible noise increase (greater than 3.0 dBA) along any of the roadway links analyzed. This impact is therefore considered to be less -than -significant.

The conceptual hardscape plans for Noble Creek indicate that Project will benefit from a 6 -foot high perimeter theme wall. The proposed barrier locations were developed, in part, to minimize the potential noise impacts from the Brookside Avenue and Beaumont Avenue on noise sensitive land uses_ The planned barrier locations follow the perimeter of the planned residential land use and will provide a significant reduction in the projected traffic noise impacts. Preliminary analysis suggests that the unmitigated exterior noise levels may reach 72 dBA CNEL in the residential areas located south of Brookside Avenue and East of Beaumont Avenue. To meet the City of Beaumont 65 dBA CNEL exterior noise standard, the proposed barrier is required to provide a noise attenuation of approximately 7 dBA CNEL. Preliminary barrier analysis presented in the Specific Plan (Specific Plan Section V., Appendix A, "Technical Data on Steeltree Wall System") demonstrates that the proposed 6 -foot high wall design is capable of providing a noise reduction of 7 dBA CNEL. Verification of the barrier heights and design will be based on the findings of a final acoustical report which is required prior to obtaining building permits.

8. UTILITIES AND PUBLIC SERVICES
a. Increased Project Demand Impacts
Potential Significant Impact: The proposed Project could result in substantial adverse physical effects due to Project demands on existing fire protection/emergency medical services, police protection services, schools, parks/recreation facilities, or other public services. Substantial adverse physical effects could also result from the construction of new or altered government facilities needed to maintain acceptable service ratios, response times, or other performance objectives for fire protection/emergency medical services, police protection services, schools,
parks/recreation facilities, or other public services.

Finding: Potential impacts upon public services are discussed in Section 4.10 of the Draft EIR. The analysis concluded that Project -related public services impacts would not be significant. No mitigation is required.
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Facts in Support of the Finding:

Fire protection services are currently provided to the Project area by Station No. 22 (Cherry Valley) and Station No. 66 (City of Beaumont). Both stations are within 6 minutes response time to the Project site. Existing emergency medical services provided by the County Fire Department and existing contract providers are considered adequate to serve the Project area.

No additional physical facilities are required to provide adequate fire protection/emergency medical services to the Project site. Additionally, the Project will participate in either the existing Riverside County Fire Impact Protection Impact Mitigation Program, or will be assessed a one-time fee per dwelling unit collected by the City of Beaumont. These revenues will be made available to the County Fire Department to supplement existing levels of service as required. All construction within the Project area will comply with applicable fire protection measures as specified by the City and/or the County Fire Department.

Current police protection response time to the Project site is approximately two to three minutes.

As directed by the City, revenues attributable to the Project will be allocated to finance any Project -related increases in police protection service demands. It is noted here that current officer/population staffing ratios provided by the City are among, if not the most, favorable within Riverside County. In this regard, it is likely that any police protection service demands of the Project will likely be related to increased police department equipment purchases and maintenance costs rather than additional personnel requirements.

For school planning purposes, the estimated potential student generation for the Project's 965 dwelling units is 772 students, or 0.80 per residence. Prior to the issuance of building permits, the Project proponent will obtain a certificate of compliance from the District verifying that appropriate school fees have been paid in accordance with the California Education Code § 17620 et seq. for new residential construction. The statutory BUSD school impact fee is currently $2.05 per square foot of residential construction.

Occupation of the residential uses proposed by the Project will incrementally increase demands on library services within the Beaumont Library District_ City General Fund revenues and development assessment fees established by the Library District are typically employed to provide and supplement library services. As directed by the City, revenues attributable to the Project will be allocated to finance any Project -related increases in library service demands. It is also noted that the middle school use within the Specific Plan will provide locally available library resources to student populations within the Project area.

The proposed Project will provide approximately 49.7 acres of improved parks and unimproved open space. Park lands provided by the Project are considered to have met the 8.7 acre minimum requirement of the California Quimby Act. Further, as indicated in conceptual plans for the Project, approximately 20 acres of parks provided by the Project include improvements such as multipurpose fields, soccer fields, and picnic areas. As such, the Project exceeds the 14.5 -acre City requirement for improved parks. No impact to parks and/or recreation services is anticipated to result from Project implementation.

In summary, the Project 's potential to result in, or cause substantial adverse physical effects due to Project demands on existing fire protection/emergency medical services, police protection 398746.1
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services, schools, parks/recreation facilities, or other public services is considered less -than - significant. Substantial adverse physical effects from the construction of new or altered government facilities needed to maintain acceptable service ratios, response times, or other performance objectives for fire protection/emergency medical services, police protection services, schools, parks/recreation facilities, or other public services are also considered less - than -significant. No mitigation is required.
b. Water/Wastewater/Storm Drainage Impacts
Potential Significant Impact: Failure to comply with wastewater treatment requirements of the Regional Water Quality Control Board; require or result in the construction of new or expanded water or wastewater treatment facilities; require or result in the construction of new or expanded storm water drainage facilities; exceed existing water supplies, exceed existing wastewater capacity.

Finding: Potential impacts due to wastewater and storm drainage generation are discussed in Section 4.10 of the Draft EIR. The analysis concluded that Project -related wastewater impacts and storm drainage generation would not be significant. No mitigation is required.

Facts in Support of the Finding:

Sewer service to the Project uses will be provided by the City of Beaumont, in accordance with the approved City Sewer Master Plan. Proposed alignment, connection points, and sizing of lines within the Specific Plan will be accomplished upon obtaining detailed planning and engineering criteria during tract map preparation. Wastewater collected from the Project uses will be conveyed for treatment to the Beaumont Wastewater Treatment Plant No. 1. The Treatment Plant has an existing tertiary treatment capacity of 1.5 million gallons per day (MGD); and a planned expansion capacity of 2.0 MGD. Programmed expansion of the sewage treatment plant is currently in the design phase. As buildout of the Project will be phased over a period of 10 years, it is anticipated that adequate sewage treatment plant capacity will remain available to the Project concurrent with other development that may be realized within the City.

Sewer system improvements proposed and required of the Project will be designed, constructed, and maintained in accordance with City of Beaumont requirements. Implementation of necessary sewer system improvements will be accomplished consistent with .-policies expressed in the City of Beaumont General Plan, Public Services and Facilities Element.

Development of the site will alter natural on -site drainage courses. After development, new drainage courses will consist of streets, channels and swales, underground storm drains and/or a combination of the above. The majority of Project site storm water discharges will exit the site and drain into Noble Creek. Drainage from the Project site, including 100 -year flood flows, can be adequately conveyed without significant on or off -site drainage system or flooding impacts.

Drainage system and flood control improvements proposed and required of the Project will be designed, constructed, and maintained in accordance with City of Beaumont and Riverside County Flood Control District requirements. Implementation of necessary drainage/flood 398746.I
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control system improvements will be accomplished consistent with policies expressed in the City of Beaumont General Plan, Public Services and Facilities Element.

As discussed in the Specific Plan, the phasing concept of the Project is infrastructure driven in that a given component of the Specific Plan will not proceed unless adequate infrastructure, in this case sewer system improvements, is available to accommodate the component in question.

As presented in the discussion of "Project Phasing" presented in the Specific Plan, in conjunction with submittal of the first tentative subdivision map, the applicant shall formulate a program, approved by the Planning Director, which will enable water, sewer and storm drainage system improvements to be paid for on a fair share basis for the entire Specific Plan area. c. Solid Waste Impacts
Potential Significant Impact: The proposed Project has the potential to exceed existing landfill capacity; and/or conflict with federal, State, and local statutes and regulations related to solid waste.

Finding: Potential solid waste impacts are discussed in Section 4.10 of the Draft EIR. The analysis concluded that Project -related solid waste impacts would be less -than - significant. No mitigation is required.

Facts in Support of the Finding:

Total construction -related solid waste that would be generated over the phased 10 -year development of the Project (50.9 tons), represents approximately 2.6 percent of the maximum daily refuse disposal currently permitted at the Lamb County Landfill (LCL), or approximately

0.003 percent of the remaining 2001 capacity of this landfill. Daily solid waste ultimately generated by the Project (3.9 tons), represents approximately 0.8 percent of the landfill's 2000- 2001 daily disposal tonnage; 0.2 percent of the maximum daily refuse disposal currently permitted at the LCL; and is approximately 0.0002 percent the remaining 2001 capacity of this landfill. As supported by the preceding discussion, solid waste generated by the Project does not represent a substantial portion of the LCL's existing or planned capacity, nor will waste generated by the Project noticeably affect daily operations of the LCL. Further, in compliance with State law, solid waste disposal requirements of the Project are reduced consistent with the City's Source Reduction and Recycling Element. Existing City and County Ordinances and the City SRRE also address the storage of refuse within the Project boundaries; collection and disposal of any household and commercial hazardous wastes; and collection and disposal of construction wastes.
d. Utilities/Energy Use
Potential Significant Impact: The proposed Project has the potential to exceed the capacity of serving utilities systems and/or require significant expansion or alteration of existing utilities systems, or use energy in a wasteful manner.

Finding: Potential impacts based on utilities services and energy use are discussed in Section 4.10 of the Draft EIR. The analysis concluded that Project -related 398746.1
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impacts upon utilities or energy use would be less -than -significant. No mitigation is required.

Facts in Support of the Finding:

Electricity is supplied to the Project site by Southern California Edison (SCE). Natural gas is supplied by The Gas Company. SCE 12 KV lines traverse the southerly portion of the Project site in an east west direction within an approximately 200 -foot wide easement. The Gas Company has an existing 30" distribution main located within an approximately 16.5 foot wide easement northerly of and paralleling 14th Street. Service to the Specific Plan uses will be provided by connection to existing electricity and gas service lines in the Project vicinity.

Consistent with market demands it is anticipated that telephone and cable television services will also be extended into the Project site.

Based on the construction of 965 residences, and approximately 305,000 square feet of school uses, it is anticipated that the Project would utilize approximately 8,631,232 kWh of electric energy annually, and approximately 7,316,225 cf of natural gas monthly. To minimize effects of energy consumption, all construction within the Specific Plan area is required to comply with State and locally mandated energy efficient construction standards and procedures. Further, standard construction practices and economic incentives discourage use of energy and non- renewable resources in a wasteful and inefficient manner. The Project's potential to conflict with adopted energy conservation plans or use non-renewable resources in a wasteful and inefficient manner is therefore considered less -than -significant. Current (2001) State-wide energy limitations are recognized. In this regard, the Project may be subject to near term energy conservation plans which may be adopted by the State and/or City.

9. AESTHETICS
a. Degradation of Existing Visual Character/Quality
Potential Significant Impact:

The proposed Project could result in substantial degradation of the existing visual character or quality of the site and its surroundings.

Finding: Potential aesthetic impacts of the Project are discussed in Section 4.11 of the Draft EIR. The analysis concluded that long-term Project -related aesthetic impacts would be less -than -significant. No mitigation is required.

Facts in Support of the Finding:

Implementation of the proposed Project will alter existing visual characteristics of the Project site and vicinity. However, construction of the Project consistent with the standards and guidelines identified in the Specific Plan will result in development that is similar in intensity, and compatible with, existing land uses adjacent to the Project site. Further, peripheral screening and buffering elements proposed by the Project, together with physical separation provided by natural and manmade features, act as transitional elements, lessening potential aesthetic effects of the Project on adjacent land uses. In addition, development standards presented in the Specific Plan document are consistent with, and support General Plan policy statements 398746.1

22 addressing Creative Design Concepts, Enhancement of the Environment, and Natural Resources Conservation. Lastly, compliance with the architectural and landscape design standards identified in the Specific Plan both during construction, and as part of ongoing maintenance by a homeowners association, will ensure that the quality of the development's aesthetic character remains constant over time.

As identified in the Specific Plan, establishment of CC&Rs, supported by a Master Homeowners Association and/or Neighborhood Associations responsible for proper implementation and maintenance of private facilities, will provide assurance that these facilities are constructed and maintained consistent with the Specific Plan Development Standards. Parks maintenance within the Project area will be accomplished through annexation to a City CFD or similar maintenance organization. It is anticipated that upon their satisfactory completion, public facilities will be dedicated to, and accepted by, the City for maintenance. CC&Rs and Homeowners Associations, or similar governing documents and organizations structured to assure quality development within the Specific Plan area, will be initiated by the Master Developer and reviewed by the City Attorney for consistency with the City's Municipal Code. With implementation of the design standards and guidelines outlined in Specific Plan, supported by the oversight and maintenance structure outlined above, the overall visual change associated with implementation of the proposed Project will be noticeable, but considered less -than -significant.

10. CUMULATIVE IMPACTS
a. Biological Resources
Potential Significant Impact The cumulative impact of the proposed Project could substantially affect biological resources.

Finding: Potential cumulative impact of the proposed Project on the biological resources is discussed in section 4.12.2.6 of the Draft EIR. The analysis concludes that the habitat and vegetation, not otherwise preserved by the Project's mitigation measures, are heavily disturbed and degraded and of low quality. In terms of the total development anticipated, the Project is considered incrementally and cumulatively insignificant and its cumulative impact is considered less -than -significant. No mitigation is required.

Facts in Support of the Finding:

Implementation of the Project will contribute the generalized loss of habitat. The Project will result in removal of vegetation consisting of approximately 295.1 acres of annual grassland, approximately 7.17 acres of disturbed Riversidian sage scrub, 5 mature western sycamores and associated understory vegetation totaling approximately 9.26 acres (raptor habitat), and approximately 7.73 acres of disturbed alluvial fan scrub. Due to disturbance and general degradation these areas are not considered intrinsically valuable. Therefore, there areas do not comprise significant or substantial components of cumulatively available resources nor will their loss contribute substantially to cumulative loss or areawide resources. Riverside County Integrated Plan (RCIP) and related Multiple Species Habitat Conservation Plan (MSHCP) were developed in response to anticipated cumulative loss of habitat in the region. MSHCP mitigates 398746.1
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project -specific and cumulative loss of habitats through preservation of meaningful acreages of interconnected natural systems. MSHCP focuses on areas considered to be valuable habitat.

Within the scope of approximately 1.26 million -acre MSHCP, the proposed 323 -acre Project site represents an incrementally insignificant portion (.07°/o). In addition, the project site is not identified as lying within a Pass Area Plan Conservation Subunit proposed by MSHCP.

Development of the Project site would therefore not detract from, nor adversely affect, mitigation of cumulative biological resources impacts.

The Project incorporates mitigation measures that reduce Project -specific biological impacts below level of significance. Proposed mitigation measures will also reduce the Project's incremental contribution to cumulative biological impacts within the region to less than significant level. (The Project -specific biological impacts and related mitigation measures are discussed in section B.4 below.)
B. POTENTIALLY SIGNIFICANT IMPACTS WHICH CAN BE MITIGATED BELOW A LEVEL OF SIGNIFICANCE AND MITIGATION MEASURES.

The following issues from the environmental categories analyzed by the Draft EIR; Earth Resources, Hydrology/Water Quality, Cultural Resources, Biological Resources, Traffic and Circulation, and Aesthetics, were found to be potentially significant, but can be mitigated to a less than significant level, with the imposition of mitigation measures. This Council finds that all potentially significant impacts of the Project listed below can and will be mitigated, reduced or avoided by imposition of the mitigation measures, and these mitigation measures are set forth in the Mitigation Monitoring and Reporting Program Plan adopted by the Council. Specific findings of the Council for each category of such impacts are set forth in detail below. Public Resources Code Section 21081 states that no public agency shall approve or carry out a Project for which an Environmental Impact Report has been completed which identifies one or more significant effects unless the public agency makes one or more of the following findings:

1. Changes or alterations have been required in, or incorporated into, the Project which mitigate or avoid the significant effects on the environment.

2. Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency.

3. Specific economic, legal, social, technological, or other considerations - make infeasible the mitigation measures or alternatives identified in the EIR.

The Council hereby finds, pursuant to Section 21081, that the following potential environmental impacts can and will be mitigated to below a level of significance, based upon the implementation of the mitigation measures in the EIR. Each mitigation measure discussed in this section of the findings is assigned a code letter correlating it with the environmental category used in the Mitigation Monitoring Program included in the Final EIR. 398746.1
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1. EARTH RESOURCES
a. Unstable Soils
Potential Significant Impact: The proposed Project could result in the exposure of people and/or structures to the effects of unstable soils.

Finding: The potential impacts related to unstable soils are discussed in Section 4.2 of the Draft EIR. The Draft EIR determined that with mitigation, no significant Project - related or cumulative impacts would result from the development of the Noble Creek Vistas Specific Plan_ The EIR analysis concluded that adherence to the standards contained in the mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.

The following measures will mitigate these impacts to below a level of significance.

4.2.1 The Project applicant shall comply with all applicable Uniform Building Code standards; and with the recommendations and performance standards set forth in geotechnical investigations prepared for the Project.

Additionally, prior to issuance of grading or building permits, the Project applicant shall provide verification to the City of Beaumont, Engineering, Public Works, and Building Departments that a licensed geotechnical engineer has reviewed all construction plans, including proposed roadway improvements, to ensure that the plans are designed to specifically address site soil and geotechnical conditions, consistent with the Uniform Building Code (UBC). All soils and geotechnical engineering recommendations shall be incorporated in Project construction plans prior to issuance of grading permits/building permits and the commencement of construction.

Facts in Support of the Finding:

While not inherently unstable, in -situ soils within the Project site will not provide uniform or adequate support for proposed structures due to variable conditions and inconsistent soil densities. The Project geotechnical investigation presents specific recommendations addressing soils and site conditions within the Project area, providing direction in the areas of site grading; initial site preparation; preparation of fill areas; preparation of footing areas; compacted fills; slope construction; slope protection; foundation design; lateral loading; slabs -on -grade; erosion protection; and construction observation. Adherence to these recommendations will reduce the potential impacts to less than significant levels.
b. Soils or Site Contamination
Potential Significant Impact: The proposed Project could result in the exposure of people and/or structures to the effects of soils or site contamination. 398746.1
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Finding: The potential impacts related to contaminated soils are discussed in Section 4.2 of the Draft EIR. The analysis concluded that based on limited past agricultural uses of the Project site and vicinity properties, it is possible that pesticides or herbicides used on the Project site remain in the soil. This is a potentially significant impact of the proposed Project Implementation of the mitigation measures stated below will substantially lessen the significant impact identified in the EIR such that no significant impacts remain.

The following measures will mitigate this impact below a level of significance.

4.2.2 Prior to issuance of precise grading permits, the applicant shall provide evidence to the City of Beaumont Planning Department that DTSC/DEH has approved a confirmation sampling plan for the Project site. The confirmation sampling plan shall document laboratory results and verify that on -site levels of DDT and DDE contamination are within the target cleanup levels) established by DTSC/DEH.

4.2.3 If during overexcavation and rough grading, materials are uncovered that may contain hazardous waste, the contractor shall halt work in the area until a site investigation can be prepared The site investigation shall be prepared by a qualified hazardous materials specialist and provided to the City of Beaumont Planning Department for review and approval. If the site investigation reveals that a portion of the property is contaminated with pollutant concentrations in excess of Action Levels, as defined by the California Department of Health Services and the California Regional Water Ouality Control Board, the site shall be remediated during the Project construction phase in compliance with the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and the requirements of California Administrative Code, Title 30, Chapter

22. In addition, implementation shall be in compliance with all applicable federal regulations.

4.2.4 Applicants shall provide to the Department of Environmental Health a report addressing whether the property in question was ever used as a dairy, poultry ranch, hog ranch, livestock feed operation, manure stockpile site, manure burial site, agricultural pond, or for any other purpose that might result in the deposition of materials which could produce significant methane. The report shall be prepared and signed by a qualified soils engineer, engineering geologist, or other similarly skilled professional, and shall, at a minimum, include the following (the City may, at its discretion, request additional information):
• A description of current site uses and site condition. • Photographs of current site uses and site condition.
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• A description of historical site uses and site condition, including a summary of statements and interviews with previous owners, employees, etc., specifying the location of potential methane generation areas, if any.
• Historical aerial photographs (at least one per decade), if available.
• Detailed maps plotting the potential methane generation areas described above.
• An overlay of the entitlement maps to compare with potential methane generation areas.

Facts to Support of the Finding:

Although it is considered unlikely that significant sources of contamination exist within the Specific Plan area, based on limited past agricultural uses of the Project site and vicinity properties, it is recommended that, prior to issuance of grading permits, subsurface soils sampling of the site of the Specific Plan area be conducted to determine the presence/absence of pesticides or herbicides on the Project site. If pesticides/herbicides are encountered that exceed California Department of Toxic Substances Control/Department of Environmental Health (DTSC/DEH) target cleanup concentrations for DDT and DDE, appropriate remediation measures shall be undertaken as discussed in mitigation measures 4.2.2 and 4.2.3. Adherence to these recommendations will reduce the potential impacts to less than significant levels.

2. HYDROLOGY/ WATER RESOURCES
a. Drainage/Flood Hazards
Potential Significant Impact: The proposed Project has the potential to result in substantial changes in absorption rates, drainage patterns, or the rate and amount of surface runoff the exposure of people or property to water -related hazards such as flooding; changes in currents, or the course or direction of water movements.

Finding: The potential impacts relative to drainage and flood hazards are discussed in Section 4.3 of the Draft EIR. Construction of drainage and flood control facilities and improvements within the Specific Plan site will control storm runoff and provide adequate floodproofing to reduce the potential impacts identified in the Draft EIR such that no significant effect remains.

The following measure will mitigate these impacts below a level of significance.

4.3.1 Floodproofing and drainage improvements proposed by the Project shall be accomplished in a manner consistent with designs and methodologies outlined in the "Noble Creek Preliminary Floodplain Study, Noble Creek Vistas Specific Plan" (Gable, Cook & Becklund, Inc.) June 2001, EIR 398746.1
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Appendix C. Further, all floodproofing and drainage improvements proposed by the Project shall be accomplished in a manner that does not change the rate and/or amount of surface runoff which would cause flooding in upstream or downstream facilities; or alteration of stream flow characteristics which result in erosion, sedimentation or flooding upstream or downstream. Re -grading and erosion control protection of the Noble Creek channel and adjacent areas proposed by the Project , together with all other improvements necessary for collection and dissipation of Project -related drainage discharges shall be designed, constructed and maintained in conformance with applicable Corps, FEMA, CDFG, City, Riverside County Flood Control District, and Regional Water Quality Control Board requirements and performance standards. Appropriate jurisdictional review and approval of food control and drainage improvements, is required prior to City approval of tract maps.

Facts in Support of the Findings:

As supported by the Project Preliminary Floodplain Study presented in EIR Appendix C, the Project levee/roadway system will provide adequate floodproofing of proposed residential development. Further, the floodproofing measures proposed by the Project will confine flood flows to the existing delineated Noble Creek floodplain area, without constricting the channel, or impeding flows entering or exiting the Project site. As such, implementation of the Project will not have any significant effect on flood flow characteristics on upstream or downstream properties. Any potentially affected property owners will be notified to the extent of any anticipated change in stream flow characteristics, and their acceptance of the changes will be obtained as required by FEMA guidelines and policies.

3. CULTURAL RESOURCES
a. Disturbance of Archaeological/Paleontological/Historic Resources Potential Significant Impact: The proposed Project could result in the disturbance of important archaeological or paleontological resources; or affect important historical resources.

Finding: The potential impacts related to cultural resources are discussed in Section 4.5 of the Draft EIR. The Draft ER determined that the potential for the Project to affect cultural resources is remote; however, paleontological resources may be encountered in a buried context during Project development. The EIR analysis concluded that adherence to the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.

The following measures will mitigate these impacts to below a level of significance.
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4.5.1 A qualified cultural resources monitor shall conduct periodic monitoring of site excavation and grading activities. So as to avoid construction delays, the monitor shall be equipped to remove samples of sediments which are likely to contain fossils, and to salvage paleontological, archaeological, and/or historic resources as they may be unearthed to avoid construction delays. The monitor shall he empowered to temporarily halt or divert equipment to allow removal of abundant or large specimens or finds and to allow the preparation of recovered resources to a point of identification. Any discovered or recovered resources shall be evaluated in accordance with CEQA guidelines.

4.5.2 A qualified paleontologist shall prepare a report of any significant findings with an appended itemized inventory of any significant specimens.

The report and inventory, when submitted to the appropriate lead agency, signifies completion of the plan to mitigate impacts to paleontological resources.

4.5.3 Any fossils collected shall be donated to a public, non-profit institution with a research interest in the materials, such as the San Bernardino County Museum.

4.5.4 Any future archaeological or cultural investigations shall be properly recorded via State Parks and Recreation forms and/or technical reports, as appropriate.

Facts in Support of the Finding:

As supported by cultural resources investigations of the Project site, no important paleontological, archaeological, or historic resources have been identified within the Project area.

As such the potential for the Project to affect these resources is considered remote. However, in the course of Project implementation, paleontological resources may be encountered in a buried context. With the incorporation of the above mitigation measures, the Project's potential to disturb important paleontological or archaeological resources; or affect important historical resources is considered less -than -significant.

4. BIOLOGICAL RESOURCES
a. Jurisdictional Waters of the United States
Potential Significant Impact: Development of the proposed Project would result in fill of the jurisdictional waters of the United States.

Finding: The potential impacts related to jurisdictional waters of the U.S. are discussed in Section 4.6 of the Draft EIR. The Draft EIR determined development of the proposed Project would result in fill of the jurisdictional waters of the U.S. The EIR analysis concluded that adherence to the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant 398746.1
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environmental effects analyzed in the EIR such that no significant impacts remain.

The following measures will mitigate these impacts to below a level of significance.

4.6.1 Prior to issuance of grading permits, a jurisdictional waters delineation of the Project site shall be completed consistent with CDFG and Corps requirements. This delineation shall be submitted to the CDFG/Corps for verification, and the appropriate Section 1600 /Section 404 permits shall be acquired for any affected jurisdictional waters. Section 401 Water Quality certification or waiver is also required.

4.6.2 Based on preliminary surveys of the Project site, approximately 0.2 acres of wetlands will be displaced by the proposed Project. Any wetlands that would be lost or disturbed shall be replaced or rehabilitated on a "no -net - loss" basis in accordance with the Corps' mitigation guidelines.

Habitat restoration, rehabilitation, and/or replacement shall be at a location and by methods agreeable to the Corps. To ensure success of the creation or restoration of wetlands, post -construction monitoring shall be conducted by a qualified restoration scientist annually for at least five years. An annual report will be submitted to the CDFG, Corps, and USFWS. Success shall be evaluated to have been achieved if 80 percent or greater vegetative cover by wetland and facultative wetland plant species has been achieved It is noted that suitable areas available for wetlands replacement/rehabilitation exist along Coopers Creek in the southerly portion of the City.

4.6.3 Prior to issuance of grading permits, a Streambed Alteration Agreement shall be obtained from CDFG, pursuant to Section 1600 of the California Fish and Game Code, for each stream crossing and any other activities affecting the bed, bank, or associated riparian vegetation of the stream. If required the Project applicant shall coordinate with CDFG in developing appropriate mitigation, and shall abide by the conditions of any executed permits.

Facts in Support of the Finding:

Development of the Project area would result in fill of jurisdictional waters of the U.S. The Project area supports approximately 13 acres of potential jurisdictional waters of the U.S., which includes the temporary pond and associated wetlands in the southerly Project area (estimated at

0.2 acres) and the Noble Creek channel drainage course and limited adjacent area (estimated at

12.8 acres). Jurisdictional waters are regulated under Sections 401 and 404 of the Clean Water Act and under Section 1600 et seq. of the California Fish and Game Code. Additionally, these areas are protected by policies of the Western Regional Council of Governments and City of 398746.1
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Beaumont General Plan. With the incorporation of the above mitigation measures, the Project 's potential to affect jurisdictional waters of the U.S. is considered less -than -significant. b. Western Spadefoot Toad
Potential Significant Impact:

Development of the proposed Project could adversely affect the western spadefoot toad, designated as a federal Species of Concern and a California Species of Special Concern.

Finding: Potential impacts relative to wildlife species within the Specific Plan site are discussed in Section 4.6 of the Draft EIR. The Draft EIR determined that development of the proposed Project could result in the incidental take of the western spadefoot toad. The EIR analysis concluded that adherence to the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.

The following measures will mitigate these impacts to below a level of significance.

4.6.4 Prior to the issuance of grading permits, focused surveys for the spadefoot toad shall be conducted in areas of potential species habitat. Surveys for spadefoot toad shall be conducted by a qualified biologist in accordance with USFWS and CDFG guidelines.

4.6.5 If the western spadefoot toad is not found on the site, no further mitigation is required. However, if this species is positively identified during the focused survey, then a detailed mitigation plan shall be prepared, in consultation with the USFWS and CDFG, that includes measures to avoid or minimize adverse effects of development on these species and their associated habitat. The mitigation plan shall incorporate a monitoring plan for these species during the period of construction. Potential mitigation measures include prohibition of work in the breeding habitat during the breeding season, replacement and/or restoration of disturbed habitat, and monitoring of the construction site to ensure that no spadefoot are present in the work area. Additionally, if the approved Project design eliminates spadefoot habitat, an ephemeral pond shall be created to establish in -kind habitat for the spadefoot toads. The pond should be able to hold water long enough annually for the spadefoot toads to breed and the young to emerge. However, the pond shall not hold water year-round to reduce the introduction of exotic predators (e.g., bullfrogs).

Facts in Support of the Finding:

The western spadefoot toad is considered to be a federal Species of Concern and a California Species of Special Concern. A small population (approximately 20 individuals) of western spadefoot toad tadpoles was observed in the temporary pond area located in the southerly portion 398746.1

31. of the Project . With the incorporation of the above mitigation measures, the Project's potential to affect the western spadefoot toad is considered less -than -significant. c. Raptors and Migratory Birds
Potential Significant Impact: Development of the proposed Project could adversely affect the habitat of raptors and migratory birds within the Project area.

Finding: Potential impacts relative to wildlife species within the Specific Plan site are discussed in Section 4.6 of the Draft EIR. The Draft EIR determined that development of the proposed Project could result in the removal of raptor/migratory bird nesting habitat. The EIR analysis concluded that adherence to the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.

The following measures will mitigate these impacts to below a level of significance.

4. 6.6 To the extent feasible, proposed Project activities resulting in disturbance of onsite vegetation should take place outside of the breeding bird season to avoid take (including disturbances which would cause abandonment of active nests containing eggs and or young). The bird breeding season is generally defined as that period between, and inclusive of March 1 -August

31. If Project activities cannot avoid the breeding season, a focused survey shall be conducted by a qualified biologist to locate any active nests. All active nests of non -raptor species shall be avoided and should be provided a minimum buffer of 300 feet. With specific regard to potential impacts to raptors, migratory species, and their nesting areas, if construction is proposed during the breeding season, a focused survey for raptor/migratory bird nests shall be conducted within 30 days prior to the beginning of construction activities. Surveys shall be conducted by a qualified biologist in order to identify active nests on the site. If active nests are found, no construction activities shall take place within 500 feet of the nest until the young have fledged Trees containing nests that must be removed as a result of Project implementation shall be removed during the non -breeding season (generally defined as September 1 to February 28 inclusive). If no active nests are found during the focused survey, no further mitigation will be required.

Facts in Support of the Finding:

The disturbed sycamore woodland on the Project site provides habitat for raptors, as evidenced by a red -tail hawk nest observed in one of the five scattered sycamore trees located in the westerly portion of the Project. These trees may also serve as nesting sites for migratory birds.

The destruction of active migratory bird nests, including raptors, is a violation of the Migratory Bird Treaty Act (MBTA), and disruption or destruction of an active raptor nest is also a violation 398746.1
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of CDFG Code 3503.5. As proposed, the Project will remove raptor/migratory bird nesting habitat constituted by 5 mature sycamores trees, and associated disturbed understory totaling approximately 9.26 acres. With the incorporation of the above mitigation measures, the Project's potential to affect raptors and/or migratory birds is considered less -than -significant.

5. TRAFFIC AND CIRCULATION
a. Intersection Capabilities
Potential Significant Impact: Development of the proposed Project could result in exceedances of existing Level of Service (LOS) intersection capability thresholds.

Finding: The potential impacts related to roadway intersection capacities are discussed in Section 4.7 of the Draft EIR. The Draft EIR determined that development of the proposed Project would contribute to significant traffic impacts at intersections surrounding the Specific Plan area. Implementation of the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.

The following measure will mitigate these impacts to below a level of significance.

4.7.1 To provide City of Beaumont threshold Level of Service "D" or better, and as applicable, the County threshold Level of Service "C" or better during the peak hours for buildout traffic conditions with the Project, the following off -site intersection improvements are required:
• In order to achieve County threshold of LOS C at the intersection of Beaumont Avenue (NS) at Cherry Valley Boulevard (ELT:

Construct a second through lane for all approaches;
- Provide an additional left turn lane for the northbound, southbound, and westbound approaches;
- Provide northbound, eastbound, and westbound right turn lanes.
• In order to achieve City threshold of LOS D at the intersection of Beaumont Avenue (NS) at 14th Street (Ei9:
- Construct a second westbound through lane;
- Provide a second left turn lane for the northbound,
southbound and westbound approaches;
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- Provide a right turn lane for the northbound, southbound, and eastbound approaches.
• In order to achieve City threshold of LOS D at the intersection of Beaumont Avenue (NS) at 1-10 Freeway WB Ramps (ENS:
- Restrict 5th Street access to/from Beaumont Avenue;
Construct a loop ramp in the northeast quadrant to provide westbound access onto the 1-10 Freeway. This improvement will eliminate the northbound left turn lane at this location; - Provide a southbound right turn lane;
- Provide a shared westbound lane for left and right turns. • In order to achieve City threshold ofLOSD at the intersection of Beaumont Avenue (NS) at 1-I0 Freeway EB Ramps (EN9:
- Restrict 4th Street access to/from Beaumont Avenue at this location;
- Construct an additional northbound through and right lane; - Construct a second southbound and eastbound left turn lane; - Provide an eastbound free right turn lane.

As mitigation of Project -related traffic impacts to the above -referenced intersections, payment of traffic impact mitigation fees shall be realized consistent with the Project fair share contribution to intersection improvements.

Facts in Support of the Finding:

Absent long range area -wide road improvements, even without the proposed Project , significant traffic impacts will occur based on buildout of the City. However, development of the proposed Project would contribute to decreased roadway levels and intersection traffic impacts. Based on the Project's fair share contribution to improvements necessary to realize LOS D or better conditions at study area intersections and with the incorporation of the above mitigation measures, Project -related impacts to intersection capacities and LOS is considered less -than - significant.
b. Roadway System Conditions
Potential Significant Impact: Development of the proposed Project will contribute to City and regional traffic volumes, and generate traffic requiring new or expanded roadways on -site and in the Project vicinity. 398746.1
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Finding: The potential impacts related to roadway system conditions are discussed in Section 4.7 of the Draft EIR. The Draft EIR determined that development of the proposed Project would contribute to increased traffic volumes on -site and in the Project vicinity. Implementation of the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the Elk such that no significant impacts remain.

The following measure will mitigate these impacts to below a level of significance.

4.7.2 Construct Beaumont Avenue south of Brookside Avenue to the south Project boundary at its ultimate half -section width as a Major highway in conjunction with development.

4.7.3 Construct Brookside Avenue from the west Project boundary to Beaumont Avenue at its ultimate half -section width as a Secondary highway.

4.7.4 Construct Cougar Way from Beaumont Avenue to 14th Street at its ultimate cross-section width as a Collector in conjunction with development.

4.7.5 Construct 14th Street from Cougar Way to the east Project boundary at its ultimate half -section width as an Arterial highway in conjunction with development.

Facts in Support of the Finding:

Implementation of the Project will contribute to City and regional traffic volumes, and generate traffic requiring new or expanded roadways on -site and in the Project vicinity. Additionally, the Project design proposes new roadway alignments to facilitate vehicular travel to, and within, the Project area. Implementation of the roadway segment improvements defined above will ensure safe, efficient access on collector, secondary, arterial, and major highways affected by Project - related traffic, reducing traffic impacts to a level that is considered less -than -significant.

6. AESTHETICS
a. Construction Activities
Potential Significant Impact: Development of the proposed Project could result in short- term, construction related aesthetic impacts.

Finding: The potential impacts related to aesthetic impacts are discussed in Section 4.11 of the Draft EIR. The Draft EIR determined that, while short-term in nature, construction -related aesthetic and light and glare impacts could be considered potentially significant. Implementation of the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.
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The following measures will mitigate these impacts to below a level of significance.

4.11.1 When lights are necessary for safety and security in the construction area, construction contractors will be required to use non -glare, directional lighting to minimize potential light and glare impacts.

4.11.2 To screen views of the Project construction sites and activities, perimeter theme walls and landscaping will be constructed/installed as soon as practical, and shall in any case precede construction of internal Project uses.

Facts in Support of the Finding:

Construction -related aesthetic and light and glare impacts would be short-term in nature, but are considered potentially significant as there are potentially sensitive uses and viewers (residential properties, school uses, and passing motorists) in the vicinity that would be subject to views of the Project under construction. Further, light and glare from construction areas, particularly nighttime security lighting, may disturb nearby residents. Screening afforded by perimeter theme walls and landscaping elements proposed by the Specific Plan will act to reduce potential visual impacts of Project -related construction activities to a level that is considered less -than - significant.
b. Light and Glare Impacts
Potential Significant Impact: Development of the proposed Project could result in light and/or glare impacts that adversely affect surrounding
properties.

Finding: The potential impacts related to light and glare impacts are discussed in Section

4.11 of the Draft EIR. The Draft EIR determined that, because detailed information regarding proposed Project lighting is not available, light and glare impacts could be considered potentially significant. Implementation of the standards contained in the following mitigation measures will avoid or substantially lessen the potentially significant environmental effects analyzed in the EIR such that no significant impacts remain.

The following measure will mitigate these impacts to below a level of significance.

4.11.3 Concurrent with tract map submittal, the Project proponent shall provide a Lighting Plan for the Project area. As a minimum, the Lighting Plan will identify the locations of lighted pole fixtures, if any; and include standards for safety and ornamental lighting and light fixture types throughout the Project .

Facts in Support of the Finding:
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The Project is currently undeveloped, and as such is not a source of light and glare. Existing sources of light include vehicular light from nighttime traffic along Brookside Avenue, Beaumont Avenue and 14th Street; and lighting of residential and commercial properties in the Project area. Lighting of the Project area will include street lighting, exterior night lighting of structures, and lighting necessary for safety and security. Lighting will be designed to minimize overspill from the Project site. Based on the typical urban residential uses proposed by the Project, it is unlikely that the proposal will result in significant light/glare impacts. However, as detailed information regarding proposed Project lighting is unavailable at this preliminary stage Project design, implementation of the mitigation measures described above will ensure that light and glare impacts are less -than -significant.

C. IMPACTS ANALYZED IN THE EIR AND DETERMINED TO BE SIGNIFICANT AND UNAVOIDABLE.

With the implementation of all available and feasible mitigation measures recommended in the EIR, the following adverse impacts of the Project stated below are considered to be significant and unavoidable, both individually and cumulatively, based upon information in the Project EIR, in the record, and based upon testimony provided during the public hearings on this Project.

These impacts are considered significant and unavoidable despite the mitigation measures which are imposed and which will reduce impacts to the extent feasible.

1. HYDROLOGY/WATER RESOURCES
a. Groundwater Level Reduction in Beaumont Basin
Significant Unavoidable Impact: The proposed Project may substantially deplete groundwater supplies or interfere substantially with
groundwater recharge such that there would be a net
deficit in aquifer volume or lowering of the local
groundwater table level.

Finding:

Issues associated with the proposed Project's impact on groundwater are discussed in Section 4.4 of the Draft EIR. Recognizing concerns, controversy and speculation regarding water availability and potential regional groundwater overdraft conditions, even after the application of measures outlined in the Project EIR, the potential for the proposed Project to impact groundwater supplies or interfere with groundwater recharge is acknowledged as a significant and unavoidable impact. The City finds this impact to be significant and unavoidable despite the fact that the Beaumont Cherry Valley Water District has the ability to serve the Project with water supplies available to it for at least the next 20 years, as set forth in the Plan of Service prepared for the Project pursuant to California Water Code section 10910. This impact is overridden by the Project benefits as set forth in the statement of overriding considerations. • Design features incorporated in the Project in combination with City, regional and Statewide water resource conservation, recycling, and 3987461
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replenishment policies, programs and infrastructure improvements reduce potential water and groundwater resources impacts of the Project to the extent feasible. Please refer to the Plan of Service prepared for Beaumont Cherry Valley Water District pursuant to California Water Code section 10910 and the attached exhibits. Included in the Plan of Service is an assessment of the state of overdraft in the Beaumont Storage Unit; identification of supplemental water resources available to the Project and the Beaumont Cherry Valley Water District through capture of storm water flows and recharge program; the assessment of availability of State Project Water water; description of the recycled water distribution system being cooperatively developed by the City of Beaumont and Beaumont - Cherry Valley Water District. The details of these programs are contained in the Update to the Urban Water Management Plan which provides where and how the Beaumont Cherry Valley Water District plans to serve development in the District's Sphere of Influence, including the Noble Creek Vistas Specific Plan Project, through year 2025. Nonetheless, recognizing concerns, controversy, and speculation regarding water availability and potential regional groundwater overdraft conditions, potential groundwater impacts of the proposed Noble Creek Vistas Specific Plan are acknowledged as significant.

Facts in Support of the Finding:

The availability of water to the Project and the impact on groundwater levels are two separate, albeit, related issues. As demonstrated by the Beaumont Cherry Valley Water District's Plan of Service for this Project, the District has the present assured ability to serve this Project (and others) for a period in excess of what the law requires to be demonstrated.

Based on groundwater consumption projections and recharge capabilities within the Specific Plan site, as detailed in the Draft EIR and based on the Plan of Service for Noble Creek Vistas Project prepared by Beaumont Valley Cherry District pursuant to California Water Code section 11910 (Senate Bill 610 "Costa"), the potential Project water demands can be met within the context of existing and projected water resource availability, and further that the Project would not adversely affect groundwater resources, or significantly reduce the amount of groundwater available for public water supplies. Nonetheless, potential groundwater resources impacts of the Project are acknowledged as significant. Even after the application of the measures described above, the potential for the proposed Project to impact groundwater levels is acknowledged as a significant and unavoidable impact.

2. AIR QUALITY
a. Long -Term Operational Impacts, Stationary and Mobile Sources Significant Unavoidable Impact:

Long-term stationary and mobile source emissions would
exceed the South Coast Air Quality Management District
(SCAQMD) thresholds for the criteria pollutants of
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38 Carbon Monoxide (CO), Reactive Organic Gases (ROG)
and Nitrogen Oxides (Nox).

Finding: Air quality issues are discussed in detail in Section 4.8 of the Draft EIR. The Draft EIR indicates that implementation of the mitigation measures stated below would not reduce the criteria pollutant emissions for CO, ROG or NOx associated with operations of the proposed Project to a less -than -significant level under current standards. Despite implementation of the stated mitigation measures, significant and unavoidable impacts remain. This impact is overridden by the Project benefits as set forth in the statement of overriding considerations.

4.8.1 The following measures shall be included as conditions of Project approval:
• The Project developer(s) shall implement Southern California Edison's "Welcome Home" program or an equivalent individual Project -specific program to provide energy saving components to all dwelling units which could include built-in energy efficient appliances, double glass pane windows, energy -efficient air conditioners, energy efficient lighting, low emission water heaters and wall and attic insulation above Title 24 standards. • All residential buildings shall be oriented from north to south to the greatest extent feasible to ensure the maximum utilization of passive heating from the sun.

Facts in Support of the Finding:

Primary generators of long-term operational emissions include vehicles, heating, ventilating, and air conditioning systems, and consumer products. SCAQMD thresholds are exceeded relative to emissions for all pollutants except PM10. Despite implementation of the above stated mitigation measures, a significant and unavoidable air quality impact remains. b. Cumulative Impacts
Significant Unavoidable Impact: Cumulative long-term air quality impacts from increased vehicle and operational emissions.

Finding: Cumulative impacts to air quality are discussed in Section 4.12.2.8 of the Draft EIR. Because the Project site is located within a non -attainment area in which any project that contributes emissions has a cumulative impact on air quality, the proposed Project will contribute to a locally and regionally significant unavoidable impact to air quality. These impacts are overridden by the Project benefits set forth in the statement of overriding considerations.

Facts in Support of the Finding:
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As discussed in the Draft EIR, the operational emissions of the Project for CO, ROG, and NOx would exceed the daily thresholds established by the SCAQMD, and would contribute cumulatively to local and regional air quality degradation which is significant and unavoidable.

V. PROJECT ALTERNATIVES
Three Project alternatives and their potential significant are discussed and analyzed in Chapter 7 of the Draft EIR. The Council has considered these alternatives for the development of the Noble Creek Vistas Specific Plan and makes the following findings.

No Project Alternative
Under the No Project Alternative, the proposed Noble Creek Vistas Specific Plan would not be implemented. However, given development pressures and demand for housing within Southern California in general, and in the vicinity of the City of Beaumont in particular, it is likely that some type of development concept would be proposed for the Project site. For the purposes of the EIR alternatives analysis it is assumed the Project would be developed consistent with the prevailing County General Plan and zoning requirements. This alternative will yield approximately 160 lots. Comprehensive infrastructure improvements (roadway, flood control, etc.) would be constructed on piece -meal basis as adjacent development takes place.

The No Project Alternative would result in significantly reduced development intensities compared to the Project. Environmental impacts associated with the No Project Alternative would be expected to be less than the proposed Project. The No Project Alternative would not afford the opportunity to comprehensively plan for improvements to infrastructure. These improvements would likely be realized on a piece -meal basis.

Finding:

The No Project Alternative was rejected as an alternative to the Project because it does not achieve the stated objectives of the Project, to (1) provide a sense of planned community; (2) provide land uses that are consistent with ongoing development in the area; or (3) provide a sensible land use transition between the more urbanized components of Beaumont and the rural community of Cherry Valley.

Additionally, this alternative was rejected because it is inconsistent with the City's SOI General Plan as adopted in connection with LAFCO's designation of the Project area as part of the City's Sphere of Influence.

Biological Resource Alternative
The Biological Resource Alternative would realize a similar intensity of development as the proposed Noble Creek Vistas Specific Plan; however, identified areas of potential biologic significance would be preserved. In this regard, it is noted that habitat areas within the Specific Plan are considered to be highly disturbed and the Project area is not designated as a Pass Area Plan conservation Subunit in the MSHCP. Implementation of the Biological Resources 398746.1
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Alternative would reduce development otherwise resulting from implementation of the Project by 32 units, to 933 total units. Additionally, active park uses within the Specific Plan would be reduced by approximately 14.5 acres.

The Biological Resource Alternative addresses potential biological resources impacts associated with the general loss of habitat due to implementation of the Project. Aggregate impacts affecting geologic resources, water resources, traffic and circulation, air quality, noise, and light and glare would be similar to those resulting from the proposed Project.

Finding:

The Biological Resource Alternative was rejected because the significant unavoidable impacts of the proposed Project on groundwater and the operational and cumulative impacts to air quality would not be avoided nor substantially lessened with development of this alternative.

Reduced Scale Alternative
The Reduced Scale Alternative was specifically designed to address the Project -level air quality impacts related to the operations of the Project. At approximately two-thirds the development intensity of the Project, the Reduced Scale Alternative would result in 322 residential lots compared to 965 units proposed by the Project. This level of reduction would assure that the air quality impacts of the Project did not exceed any thresholds promulgated by the SCAQMD.

Additionally this alternative would reduce potential groundwater resources impacts otherwise resulting from implementation of the Project. The Reduced Scale Alternative assumes that all other land uses proposed within the Noble Creek Vistas Specific Plan, such as open space, parks, and schools would remain similar to the proposed Project .

The Reduced Scale Alternative would reduce the aggregate impacts on geologic and water resources, land use, traffic, air quality, noise, and light and glare issues. The Reduced Scale Alternative would also provide an opportunity to preserve biological areas, thereby addressing concerns related to the general loss of habitat. The cost of providing on -site infrastructure could be magnified based on the lower number of overall lots. Public services demands are expected to be lower when compared to the proposed Project.

Finding: The Reduced Scale Alternative would result in increased housing costs which would therefore limit the Project's ability to provide a range of single family detached housing types which would be marketable within the developing economic profile of the Beaumont area. This fact is based on the need to spread the cost of on -site infrastructure, of the land, of mitigation measure still required with the reduced density, and of environmental review and entitlement processing over the number of units within the development and pass those costs on to the ultimate homebuyer.

VI. PROJECT BENEFITS
The benefits from the approving the Noble Creek Vistas Specific Plan Project are related to the establishment of a residential planned development that will provide a new, high quality residential community within the City. The benefits of the Project will result in a well -designed 398746.1
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development that provides for some major backbone infrastructure that would not be made available to the community without this Project's development. In addition, the following benefits will occur as a result of Project implementation:

1. Additional housing to meet housing demands in the City of Beaumont. In this regard, the State of California Department of Finance estimated 4,033 housing units would be needed within the City of Beaumont as of the year 2000. Southern California Association of Governments (SCAG) 2001 RTP Forecasts anticipate 5,927 households within the City by 2005, and 9,249 households needed by the year 2010. The proposed Project will supply additional housing consistent with, and in support of these demands. 2 Introduction of new sources of income to the area through new property taxes, and through the creation of short-term construction jobs and secondary impacts to the community based on increases in disposable income and the related increases in sales tax revenues. Subdivision and improvement of the currently vacant Project site will generate additional property taxes. Construction of the Project will result in temporary additional jobs, and occupation of the proposed residential development will expand the City and regional consumer base. [NEED TO QUANTIFY THIS BENEFIT BASED ON TESTIMONY AT THE HEARING.]

3. Implementation of General Plan Land Use and Housing elements that are consistent with the allocations contianing in the Southern California Association of Government's Regional Housing Need Assessment.

4. Establishment of a logical and orderly City boundary and service area consistent with the City's Sphere of Influence.

5. The Noble Creek Vistas Specific Plan Project will provide an additional economic benefit not directly associated with the Project design or location or lawfully impossible as a mitigation on the Project. Although the Project itself more than satisfies the recreational needs caused by the Project, the proponent of the Project has identified an ongoing, unmet need in the City and has agreed to donate the sum of $50,000 upon the Project approval to be used by the City for improvement of City parks and recreation areas.

VII. STATEMENT OF OVERRIDING CONSIDERATIONS
The City Council of the City of Beaumont adopts this Statement of Overriding Considerations with respect to the significant unavoidable impacts identified in the Project EIR, specifically (1) air quality related to (a) increased local and regional air pollutant emissions from future development, and (b) contribution to local and regional cumulative air quality impacts and (2) hydrology/water resources, specifically a potential reduction in groundwater levels of the Beaumont Basin.

This section of findings specifically addresses the requirements of Section 15093 of the CEQA Guidelines, which require the lead agency to balance the benefits of a proposed Project against its unavoidable significant impacts and to determine whether the impacts are acceptably 398746.1
42

overridden by the Project benefits. The Council finds that the previously stated major Project benefits, see Section VI above, of the Noble Creek Vistas Specific Plan Project, outweigh the unavoidable significant adverse environmental impacts noted above. Each of the separate benefits of the proposed development to be governed by the planned development cited in Section VI above, is hereby determined to be, in itself and independent of the other Project benefits, a basis for overriding all unavoidable environmental impacts identified in the EIR and in these findings, and the Council would find any one of those benefits sufficient to override all unavoidable environmental impacts.

The Council's findings set forth in the preceding sections have identified all of the adverse environmental impacts and the feasible mitigation measures which can reduce impacts to less than significant levels where feasible, or to the lowest feasible levels where significant impacts remain. The findings have also analyzed three alternatives to determine whether there are reasonable or feasible alternatives to the proposed action or whether they might reduce or eliminate the significant adverse impacts of the proposed Project. The EIR presents evidence that implementing the development pursuant to the Noble Creek Vistas Specific Plan will cause significant adverse impacts which cannot be substantially mitigated to nonsignificant levels.

These significant impacts have been outlined above and the Council makes the following finding:

Finding: Having considered the unavoidable adverse impacts of the Noble Creek Vistas Specific Plan to construct the planned development, the Council hereby determines that all feasible mitigation has been adopted to reduce or avoid the potentially significant impacts identified in the EIR, and that no additional feasible mitigation is available to further reduce significant impacts. Further, the Council finds that economic, social, and other considerations of the Noble Creek Vistas Specific Plan outweigh the unavoidable adverse impacts described above.

In making this finding, the Council has balanced the benefits of the proposed Project against its unavoidable environmental impacts and has indicated its willingness to accept those risks.

Furthermore, the Council has considered the alternatives to the Project , and makes the following finding:

Finding: Feasible alternatives to the proposed Project which are capable of reducing identified impacts have been considered and rejected because the alternatives offer a reduced level of benefit when compared to the Project.

The Council further finds that the Project's benefits are substantial and override each unavoidable impact of the Project , as follows:
1) Findings Regarding Groundwater Impacts
Based on the estimate of groundwater consumption and recharge capabilities within the Draft EIR, the potential Project water demands can be met within the context of existing and projected water resource availability. The Project could adversely affect groundwater resources and, therefore, potential groundwater 398746.1
43

resources impacts of the Project are acknowledged as significant. Since additional mitigation measures are technically and economically infeasible, this impact is overridden by the Project benefits described in Section VI of this document.
2) Findings Regarding Air Quality Impacts
The Project's impacts on air quality will increase local and regional pollutants despite the imposition of several mitigation measures and implementation of Best Available Control Technology. Increases in local and regional pollutants are not entirely avoidable, as development activities within this region will continue to provide necessary and vital housing. This impact is overridden by the Project benefits described in Section VI of this document.
3) Findings Regarding Cumulative Impacts
The Project will contribute to cumulative air quality impacts on a long term basis as a source of stationary and vehicle emissions from the Project and other projects in the region contributing to an increase in pollutants. Since the South Coast Air Basin is a nonattainment area for federal air quality standards, cumulative increases are considered significant and unavoidable. This impact is overridden by the Project benefits described in Section VI of this document.

Consistent with acknowledgment of Project -specific impacts to groundwater resources, (please refer to "Findings Regarding Groundwater Impacts," above), the Project's contribution to cumulative effects on groundwater resources are also acknowledged. Since all technically and financially feasible mitigation measures are incorporated in the Project in order to reduce its contribution to cumulative groundwater resources impacts, cumulative effects are considered significant and unavoidable. This impact is overridden by the Project benefits described in Section VI of this document.

As the CEQA Lead Agency for the proposed action, the City of Beaumont has reviewed the Project description and the EIR and fully understands the Project proposed for development in accordance with The Noble Creek Vistas Specific Plan. Further, the Council finds that all potential adverse environmental impacts and all feasible mitigation measures to reduce these impacts have been identified in the Draft EIR, the Final EIR and public testimony. These impacts and mitigation measures are discussed in Section IV above. The Council also finds that a reasonable range of alternatives was considered in the EIR and this document, Section V above, and that no feasible alternatives which substantially lessen Project impacts are available for adoption.

The Council has identified economic and social benefits and important public policy objectives, Section VI above, which will result from implementing the proposed Project. The Council has balanced these substantial social and economic benefits, and each of them, against the unavoidable significant adverse 398746.1
44

effects of the proposed Project. Given the substantial social and economic benefits that will accrue to the City of Beaumont from developing under the Noble Creek Vistas Specific Plan, the Council finds that the benefits identified herein override the unavoidable environmental effects.

California Public Resources Code 21002 provides: "In the event specific economic, social, and other conditions make infeasible such Project alternatives or such mitigation measures, individual Project can be approved in spite of one or more significant effects thereof" Section 21002.1(c) provides: "In the event that economic, social, or other conditions make it infeasible to mitigate one or more significant effects of a Project on the environment, the Project may nonetheless be approved or carried out at the discretion of a public agency." Finally, California Administrative Code, Title 14, 15093(a) states: "If the benefits of a proposed Project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered 'acceptable'."
VIII. ADOPTION OF A MONITORING/REPORTING PROGRAM FOR

MITIGATION MEASURES

HE CEQA
Section 21081.6 of the Public Resources Code requires this Council to adopt a monitoring or reporting program regarding the changes in the Project and mitigation measures imposed to lessen or avoid significant effects on the environment. The Mitigation Monitoring Plan (MMP), included as Chapter 4 in the Final EIR, as amended by the deletion of mitigation measure 4.4.1 for the reasons set forth at page 2-8, is adopted because it fulfills the CEQA mitigation monitoring requirements:
a) The MMP is designed to ensure compliance with the changes in the Project and mitigation measures imposed on the Project during Project implementation, and b) Measures to mitigate or avoid significant effects on the environment are fully enforceable through permit conditions, agreements or other measures. 398746.1

45 EXHIBIT B

MITIGATION MONITORING PROGRAM

EXHIBIT C

CONDITIONS OF APPROVAL

EXHIBIT "C"

NOBLE CREEK VISTAS

SPECIFIC PLAN

CONDITIONS OF APPROVAL

GENERAL CONDITIONS

1. The following conditions of approval are for the NOBLE CREEK VISTAS SPECIFIC PLAN and consist of Conditions 1 through 36 inclusive.

2. The Noble Creek Vistas Specific Plan shall consist ofthe following, components as approved through City of Beaumont City Council Resolution No. 2005- a. Approved Noble Creek Vistas Specific Plan Text (final document incorporating all changes made through public hearing process).
b. Exhibits "A" and "B," Final Environmental Impact Report, Findings of Fact and Mitigation Monitoring Program
c. Exhibit "C": Specific Plan Conditions of Approval
All mitigation measures as contained in the Final EIR shall be conditions of approval for the project. Subsequent to the completion of the public hearing process, the Applicant shall finalize the Specific Plan to incorporate all changes and modifications, and provide the Director with 25 bound and one reproducible copies ofthe Specific Plan text and exhibits, and the Final Environmental Impact Report.

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

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

5. The development standards contained in the approved Specific Plan shall become the prevailing land use regulations for the areas contained within the Noble Creek Vistas Specific Plan. These regulations will have full force of the Zoning Ordinance of the Beaumont Municipal Code through application of the SPA (Specific Plan Area) Zone. Where conflicts exist between approved Specific Plan and the Beaumont Zoning Ordinance, the Specific Plan regulation shall prevail. Subject to the vesting effect of the Development Agreement, where

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

conflicts existing between the Specific Plan and the provisions of the Municipal Code, other than the Zoning Ordinance, the provisions of the Municipal Code shall prevail.

6. Development applications for development portions of the Specific Plan area which incorporate common areas shall be accompanied by design plans for the common area. Such plans shall specify the location and extent of landscaping and irrigation systems. Additionally, all circulation components (vehicular, pedestrian and/or equestrian) shall be indicated, and the approximate locations of structures or groups of structures shall be indicated.

7. A parcel map filed for the purposes of phasing or financing shall not be considered a development application for the purpose of these conditions. Tentative Tract Maps No.28988 and 29267, which have been held in abeyance due to litigation related to prior efforts to develop the subject site, shall be subject to a new approval date of February 15, 2005, subsequent to which the initial two-year approval duration shall ensue.

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

Study/Report
a. Preliminary Soils and Geotechnical Report
b. Erosion and Sedimentation Control Plan
c. Streetscape, parkway and median landscape plan
d. Fencing and wall plan
e. Traffic and circulation assessment to document adequacy/function of proposed improvements
f. Fuel modification plan
g. Acoustical Study
h. Cultural Resource Assessment

9. Common areas identified in the Specific Plan (i.e., parks, entry features, parkways, medians and open space features) shall be designed, developed, owned and maintained through the

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

City's Community Facilities District (CFD), with all developers/landowners and subsequent occupants in the project responsible for a pro rata share of the cost of CFD formation, design and development of common facilities and parks, and for the long-term maintenance of such improvements.

10. Prior to issuance of a building permit for the construction of any use contemplated by this approval, any developer shall first obtain clearance from the Planning Department that all pertinent conditions of approval of the specific plan have been satisfied for the subject phase of development.

11. If and to the extent required by applicable law, an environmental assessment shall be conducted for each subsequent development applications including, but not limited to, parcel map, tract, change of zone, plot plan, use permit, variance or specific plan amendment. Said environmental assessment shall, to the greatest extent feasible under the California Environmental Quality Act (CEQA), utilize the evaluation of impacts addressed in the EIR prepared for the Noble Creek Vistas Specific Plan. The Noble Creek Vistas Specific Plan EIR shall be used as a Program EIR in evaluating subsequent discretionary entitlement actions.

12. The Noble Creek Specific Plan shall remain unmodified (except for modifications requested by the Applicant and approved by the City) for 15 years. Should the entire project not be built out in that period of time, the City shall be entitled to adopt specific plan amendments for any portion of the project which has not been constructed within 15 years.

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

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

15. In accordance with Section 711.4 of the California Fish and Game Code, the Applicants/subdividers are obligated to pay a filing fee to defray cost incurred by the Department of Fish and Game in managing and protecting fish and wildlife trust resources.

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

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

LAND USE CONDITIONS

16. The Specific Plan may be developed up to a maximum yield of 965 dwelling units. Densities for each Planning Area shown in Figure 1 of the supplement to the Specific Plan shall be determined through the appropriate development application, but not limited to, the following:
a. Adequate availability of services;
b. Adequate access and circulation;
c. Sensitivity to land forms;
d. Innovation in housing types, design, conservation, or opportunities; and e. Sensitivity to neighborhood design through appropriate lot and street layouts.

Applicants shall, however, be permitted, through the density transfer provisions contained in the Specific Plan, to achieve the overall maximum densities for each Planning Area specified in the Specific Plan, as modified by these conditions of approval.

17. The following standards shall govern development ofthe specified components ofthe Specific Plan's land use plan:
a. The minimum lot size throughout the project shall be 6,000 square feet, and each Planning Area shall have an average lot size of at least 7,500 square feet. b. A minimum of 25 percent of the developable residential lots established in Planning Areas 8 and 11 shall be at least 7,200 square feet in size. c. A minimum of 25 percent of the developable residential lots established in Planning Area 7 shall be at least 7,200 square feet in size.
d. A minimum of 75 percent of the developable residential lots established in Planning Area 7 shall have rear setbacks with a minimum average depth of 20 feet. e. All residential lots which back up to Beaumont Avenue (Planning Areas 2 and 10) shall be at least 10,000 square feet in size.
f Lots in Planning Area 1 which back up to Brookside Avenue shall average a minimum of 10,000 square feet in size.

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

g. A multi -purpose trail, subject to the design approval of the Planning Director, shall be provided along the entire Brookside Avenue frontage. h. Fencing materials within the project shall be limited to materials such as masonry, stucco, tubular steel or vinyl, as approved by the Director of Planning. Wood fencing shall not be permitted within the project.

18. Lots created pursuant to this specific plan shall be in conformance with the development standards ofthe SPA zone as established by this Specific Plan and the corresponding Planning Area standards for each Planning Area.

19. All grading within the specific plan shall be performed in accordance with the following conditions and development criteria:
a. All grading shall take place in accordance with the City's adopted policies in effect at the time permits are issued and the grading criteria contained in the Specific Plan. b. Where cut and fill slopes are created in excess of 5 feet in vertical cut height or 3 feet in vertical fill height, detailed landscaping and irrigation plans shall be submitted to the City prior to approval of grading plans. The plans will be reviewed for type and density of ground cover, seed mix, plant materials, staking details, and sizes and irrigation systems.

20. Applicants shall incorporate the following defensible space concepts into the design of projects which shall be included within all development plans and reviewed and approved by the City Police Department prior to approval of implementing projects:
a. Circulation for pedestrians, vehicles and police patrols. b. Lighting of streets, walkways, bikeways, and commercial and industrial areas. c. Visibility of doors and windows from the street and between buildings. d. Fencing heights and materials.

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

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

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

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

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

25. An obsolete exhibit is contained in the Specific Plan document for Planning Area 2. Said exhibit shall be replace with the correct exhibit in the final document.

26. Any front setbacks which may be proposed which are less than 20 feet, such as for side -entry garages as provided for in the Specific Plan, shall be subject to the review and approval ofthe Planning Commission in the form of a Plot Plan.

CIRCULATION PLAN CONDITIONS

27. The Circulation Plan contained in the Specific Plan shall be modified as follows:
a. The cross-section for Beaumont Avenue shall be modified to reflect a divided two- lane roadway, based upon the County ofRiverside standard for an industrial collector, with a right-of-way of 78 feet and a curb -to -curb width of 52 feet.

The cross-section for Noble Creek Parkway shall be modified to reflect a divided two- lane roadway, based upon the County ofRiverside standard for an industrial collector, with a right-of-way of 78 feet and a curb -to -curb width of 52 feet.

PHASING CONDITIONS

28. Construction ofthe development permitted hereby, including recordation of final subdivision maps, may be conducted progressively in stages, provided adequate vehicular access, infrastructure and public services are provided for all dwelling units and non-residential land

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

uses in each stage of development, and further, provided that such phase of development conforms substantially with the intent and purpose of the Specific Plan Master Phasing Program and subsequent amendment as determined by the Planning Director.

PARKS AND RECREATION CONDITIONS

29. Development of the property shall be accompanied by the concurrent phased dedication and improvement of not less than 15.44 acres of fully improved and usable park area. That phased dedication shall be to the City for maintenance by a Community Facilities District or other suitable maintenance entity as determined by the City, and shall be accomplished as described below. Due to the non -definitive nature of the Specific Plan's parks program, the following requirements shall be applicable to each individual development within the Noble Creek Specific Plan area:
a. It is recognized that the Noble Creek Specific Plan is composed of several ownerships, and that park facilities shown in the Specific Plan are not proportionately assigned to the development areas which correspond with individual ownerships. As a result, the design, development and maintenance of park facilities shall be accomplished by the City through its Community Facilities District, and funded by the landowners and ultimate occupants of the project.
b. Prior to, or concurrent with, the recordation of any final subdivision map, the respective developer shall have the necessary assurances and financial commitments in place to ensure compliance with the applicable park requirements.

30. Prior to recordation of the first implementing subdivision map, Applicants shall obtain City (and, if necessary, LAFCO) approval for the formation of a Community Facilities District or other appropriate financing mechanism, as determined by the City, to ensure the perpetual maintenance of dedicated lands for parks and recreational purposes, and for maintenance of other landscaped areas contained within public rights -of -way, or held in fee title by the City of Beaumont.

INFRASTRUCTURE CONDITIONS

31. Drainage and flood control facilities and improvements shall be provided in accordance with Riverside County Flood Control and Water Conservation District requirements. A detailed engineered hydrology study shall be submitted for the approval of the Public Works Director prior to the recordation of any subdivision map.

32. An amendment to CEQA required the preparation of a program to ensure that all mitigation

NOBLE CREEK VISTAS SPECIFIC PLAN
Conditions of Approval

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

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

34. Right-of-way shall be provided for and dedicated for the ultimate improvement of all roadways within or adjoining the project area in accordance with the City of Beaumont General Plan Circulation Element and the Noble Creek Vistas Specific Plan.

35. Prior to the recordation of any subdivision map for any properties fronting Beaumont Avenue, a detailed alignment study shall be prepared for the review and approval of the Planning Director and Public Works Director. The alignment study shall be accompanied by a report prepared by a qualified arborist and any recommendations necessary to protect the long-term health and viability of the trees.

36. As portions of property which adjoin the portion of Cougar Way, west ofBeaumont Avenue, are developed, full -width road improvements shall provided therewith.

Noble Creek Vistas
Final Specific Plan
Prepared for:

City of Beaumont
550 E. Sixth Street
Beaumont, CA 92223
Prepared by:

Applied Planning, Inc.
5817 Pine Avenue
Suite A
Chino Hills, CA 91709
REVISED June 2014

Noble Creek Vistas
Final Specific Plan
Prepared for:

The City of Beaumont
550 E. Sixth Street
Beaumont, CA 92223
Prepared by:

Applied Planning, Inc.
5817 Pine Avenue, Suite A
Chino Hills, CA 91709
Revised June 2014

TABLE OF CONTENTS
SECTION 1.0 - INTRODUCTION

1.1 Project Location and Local Land Uses 1-1

1.2 Market Objectives 1-11
SECTION 2.0 - SPECIFIC PLAN

2.1 Planning Objectives 2-1

2.2 Proposed Land Uses 2-2

2.3 Architectural Concepts 2-18

2.4 Recreation Plan 2-22

2.5 Landscaping and Community Elements Plan 2-25

2.6 Circulation Plan 2-38

2.7 Drainage Plan 2-44

2.8 Water and Sewer Plans 2-46

2.9 Grading Plan 2-49
SECTION 3.0 - DEVELOPMENT STANDARDS AND GUIDELINES

3.1 Introduction 3-1

3.2 Development Standards 3-2

3.3 Development Guidelines 3-7
SECTION 4.0 - IMPLEMENTATION AND ADMINISTRATION

4.1 Phasing of Development 4-1

4.2 Application Processing 4-3

4.3 Specific Plan Amendments 4-5

4.4 Interpretations 4-6

APPENDICES
Appendix A: Legal Description
Noble Creek Vistas
Specific Plan
Table of Contents

LIST OF FIGURES

1.1-1 Regional Location 1-2

1.1-2 Project Vicinity 1-3

1.1-3 Existing Land Uses 1-4

1.1-4 Existing General Plan Land Use Designations 1-8

1.1-5 Existing Zoning 1-9

2.2-1 Planning Areas 2-4

2.2-2 Planning Area 1 2-6

2.2-3 Planning Area 3 2-7

2.2-4 Planning Area 5 2-9

2.2-5 Planning Area 6 2-10

2.2-6 Planning Area 7 2-11

2.2-7 Planning Area 8 2-13

2.2-8 Planning Area 9 2-14

2.2-9 Planning Area 10 2-16

2.2-10 Planning Area 11 2-17

2.3-1 Proposed Architectural Details 2-19

2.3-2 Proposed Residential Product Prototypes 2-20

2.4-1 Recreation Plan 2-24

2.5-1 Landscape Plan 2-26

2.5-2 Hardscape Plan 2-29

2.5-3 Drainage Corridor 2-30

2.5-4 Subdivision Theme Walls 2-31

2.5-5 View Walls 2-32

2.5-6 Perimeter Wa11 and In -tract Fencing 2-33

2.5-7 Major Entry Monument 2-35

2.5-8 Secondary Entry Monument 2-36

2.5-9 Neighborhood Entry Monument 2-37

2.6-1 Circulation Plan 2-39

2.6-2 Cross Sections 2-41

2.6-3 Roadway Cross Sections, Street A and B 2-42

2.6-4 Street Section Exhibit 2-43

2.7-1 Drainage Plan 2-45

2.8-1 Water Plan 2-47

2.8-2 Sewer Plan 2-48

2.9-1 Grading Plan 2-49
Noble Creek Vistas
Specific Plan
Table of Contents

LIST OF TABLES

2.2-1

3.2-1

3.2-2

3.2-3

3.2-4

3.2-5

3.2-6

3.2-7
Land Use Summary
General Residential Standards
Development Standards -
Development Standards -
Development Standards -
Development Standards -
Development Standards -
Recreational Standards
2-3
3-2
Planning Area 1 3-4
Planning Area 7 3-5
Planning Area 8 3-5
Planning Area 10 3-5
Planning Area 11 3-6
3-6
Noble Creek Vistas
Specific Plan
Table of Contents

SECTION 1: INTRODUCTION

SECTION 1: INTRODUCTION

1.1- PROJECT LOCATION AND LOCAL LAND USES
The Noble Creek Vistas Specific Plan project site is comprised of approximately 332+ acres in the City of Beaumont's sphere of influence, as shown on Figure 1.1-1, "Regional Location" and Figure 1.1-2, "Project Vicinity." The site is bounded by Oak Valley Parkway to the south and Brookside Avenue to the north. The project site is bounded to the east by Beaumont Avenue. Existing land uses in the project area include single-family homes, apartments, mobile homes, the Noble Creek Park, neighborhood commercial, vacant land and a Riverside County Road Department maintenance yard.

1.1.1 Existing On -Site Land Uses and Zoning Designations Figure 1.1-3, "Existing Land Uses," identifies existing uses within the project site and on vicinity properties. The approximately 332 -acre project site presently lies within unincorporated Riverside County, at the northerly limits of the City of Beaumont.

Incorporated areas of the City abut the project site to the south, east, and west.

Implementation of the proposed Specific Plan would occur only upon annexation of the project site into the City of Beaumont.

1.1.2 Project Site Land Uses
The irregularly -shaped project area is bounded by Brookside Avenue on the north; Beaumont Avenue on the east; Oak Valley Parkway to the south; Noble Creek Park to the southwest, and the Oak Valley Planned Residential Community to the west. From its northeasterly corner at the intersection of Brookside Avenue and Beaumont Avenue, the project area slopes gently southwesterly.

Noble Creek Vistas
Specific Plan
Introduction

• Lake
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NOT TO SCALE
Source: Applied Planning, Inc.

Figure 1.1-1
Regional Location

pplied Planning Inc.

Figure 1.1-2
Project Vicinity

Cherry Valley Boulevard SSF
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NOT TO SCALE
Source; Applied Planning, Inc.

V Vacant
MF Multi -Family Residential
SF Single Family Residential
SSF Scattered Single Family Residential
C Commercial
I Industrial
Figure 1.1-3
Existing Land Uses

© 2014 Applied Planning, Inc.

Elevations within the project area generally range from 2,700 feet above mean sea level (m.s.1.) in the northeast, to 2,570 feet m.s.1. in the southwest.

The majority of the project site has historically been used for limited dryland farming and cattle grazing. However there is no current, nor has there been any recent, productive agricultural use of the project area. At present, the proposed Specific Plan area is predominantly vacant and unimproved. Within the past three years, two new schools have been developed on site including an elementary school located at the northwest corner of the site (Brookside Avenue and Oak View Drive) and a middle school on the northwest corner of Cougar Way and Beaumont Avenue. One residential home, together with scattered auxiliary buildings, also exists within the project area.

The unlined Noble Creek storm channel transects the project site in a northeast to southwest direction. Within the Noble Creek channel, limited sand and gravel mining/reclamation is currently being conducted.

Another notable feature within the project area is a Southern California Edison utility easement. With overhead high -voltage power lines in place, this easement crosses the southern portion of the site in an east -west direction, approximately 1,000 feet north of Oak Valley Parkway.

1.1.3 Adjacent Land Uses
Land uses abutting the project site to the north/northwest are characterized by scattered single family residences and vacant, unimproved properties. Additional uses in this area include a mobile home park and a County maintenance yard located to the north/northwest of the project site. Northerly of the project, across Brookside Avenue, the Beaumont Unified School District has developed a 110 -acre high school site. Although its boundaries extend to Brookside Avenue, the defined enclave of the unincorporated community of Cherry Valley lies approximately 1/2 mile further to the north, across Cherry Valley Boulevard. Residential units are located south of the Sports Park. An existing Noble Creek Vistas
Specific Plan
Introduction

© 2014 Applied Planning, Inc.
commercial shopping center is located at the northeast corner of Oak Valley Parkway and Beaumont Avenue.

Adjacent and abutting properties to the east, south, and west of the project site lie within the City of Beaumont. Easterly of the project site, across Beaumont Avenue, are mixed of uses including vacant, unimproved properties; single and multifamily residential development; neighborhood commercial uses; and the City Sports Park. Southerly of the project site, across Oak Valley Parkway, are vacant properties and scattered single-family residences. Noble Creek Park constitutes the southwesterly boundary of the proposed Specific Plan area. To the west of the Project, ongoing construction of the Oak Valley Planned Residential Community is occurring.

The area north of the Specific Plan area (north of Brookside Avenue) is located within the boundaries of the Cherry Valley Community of Interest. The Community of Interest boundaries are recognized by LAFCO and reflect the establishment of the identifiable community of Cherry Valley as a Riverside County Unincorporated Community. Planning for Cherry Valley seeks to maintain a rural ambience and reinforcement of the community's low -density character. The Community of Interest designation is advisory, not legislative.

The implementation of the Specific Plan requires annexation to the City of Beaumont.

1.1.4 Existing General Plan Land Use and Zoning Designations The project site currently lies within Riverside County (as of August 2006), and within the City of Beaumont's Sphere of Influence (SOI). The completion of annexation to the City is expected in late 2006. The proposed Specific Plan area is currently bounded to the west, south, and east by the City. As an element of any City approval, the project site would be annexed to the City of Beaumont. Considerations regarding the project's potential land use impacts presented in subsequent discussions within this section, including General Plan and Zoning consistency, are predicated on approval of the project's requested General Plan Amendment and prezoning, and annexation of the project area to the City of Beaumont.

Noble Creek Vistas
Specific Plan
Introduction

© 2014 Applied Planning, Inc.

Existing General Plan Land Use and Zoning designations of the project site and vicinity are presented in Figure 1.1-4 and 1.1-5 respectively. As applicable, both Riverside County and City designations are indicated.

1.1.5 Project Site General Plan Land Use and Zoning Designations Current Riverside County Zoning designations of the project site are: A-1-20, "Light Agriculture -20 Acre Minimum Lot Size"; W-2, "Controlled Development "; R-1, "One - Family Dwelling"; and W-1, "Water Course." In summary, these land use designations reflect the current undeveloped state of the project area, as well limited residential and agricultural uses that have occurred in the past.1
City General Plan Land Use designations for the project site, as reflected by land use designations for properties within the City's SOI, are: 1.2 (SP), "Low Density Residential (Specific Plan)" and 5.1, "Recreation." A limited area of the project site, approximately 4-5 acres located northerly of Noble Creek Park, along the westerly project boundary, currently lies within the City of Beaumont. City General Plan Land Use designation of this property is 1.2, "Low Density Residential." Correlating City Zoning of this property is R -SF, "Residential Single -Family."
The latest Riverside County General Plan, adopted in October 2003, indicates a land use designation of "Very Low Density Residential (1 acre minimum lot size)" for the northern portion of the Project site, and "Medium Density Residential (2-5 D.U./acre)" for the southern portion of the site.

Noble Creek Vistas
Specific Plan
Introduction

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4 1.3
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RESIDENTIAL LAND USE CATEGORIES INDUSTRIAL LAND USE CATEGORIES

1.1 Rural Density (0-2.3 Units/Acre) 3.1 Light Industrial

1.2 Low Density (2.4-4.1 Units/Acre) 3.2 Business Park

1.3 Medium Density (4.2-8.0 Units/Acre) PUBLIC FACILITIES LAND USE CATEGORIES I. 1.4 High Density (8.1-16.0 Units/Acre) 4.0 Public Facilities

COMMERCIAL LAND USE CATEGORIES OPEN SPACE LAND USE CATEGORIES

2.1 Neighborhood Commercial 5.1 Recreation

2.2 Community Commercial
IR N

2.3 Highway Commercial

NOT TO SCALE
Source: City of Beaumont; Applied Planning, Inc.

City Boundary
Project Boundary
RCGP = Riverside County General Plan
Note: Land use designations within RCGP areas, south of Brookside Avenue, reflect City SOI land uses and classifications.

Figure 1.1-4
Existing General Plan Land Use Designations

A-1
W-2 R-1

RIVERSIDE COUNTY
1 A-1

CITY OF

BEAUMONT
PUD

RIVERSIDE COUNTY
W-2 Controlled Development
R-1 Residential Single Family
W-1 Watercourse
A-1 Light Agriculture
City Boundary
Project Boundary
N

NOT TO SCALE
Source: City of Beaumont; Applied Planning, Inc.

W-1
W-2

PROJECT
SITE
X
f `
I W-2 `
W-2
R-1 X R-1 I 'JD % C -G
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C -N
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RESIDENTIAL ZONES
R -SF Residential -Single Family
R-MF Residential -Multiple Family
R -HD Residential -High Density

COMMERCIAL ZONES
[ C -N Commercial -Neighborhood
C -G Commercial -General
C -HS Commercial -Highway Service

MANUFACTURING ZONES
M-IP Industrial Park
M -C Commercial -Light Manufacturing

OPEN SPACE ZONES
OS Open Space, Conservation
& Recreation

OTHER ZONES
PUD Planned Unit Development
SPA Specific Plan Area
Figure 1.1-5
Existing Zoning

© 2014 Applied Planning, Inc.

1.1.6 Adjacent General Plan and Zoning Designations
Northerly of the project, the City SOI General Plan Land Use designation is 1.1 (SP), "Rural Density Residential (Specific Plan)." Current Riverside County Zoning for areas north of the project site include A-1, "Light Agriculture (10-20 Acre Minimum Lot Size)"; W-2, "Controlled Development"; and R -A, "Residential Agriculture.i2 Easterly of the project site, City General Plan Land Use designations are 1.2 (PUD), "Low Density Residential (Planned Unit Development)," and 1.2, "Low Density Residential." Correlating City Zoning for these areas is R -SF, "Residential -Single Family." Southeasterly abutting the project site is an approximately 15 -acre parcel of currently unincorporated Riverside County. The City's SOI General Plan Land Use Element designation for this parcel is 1.2 (SP), "Low Density Residential (Specific Plan)." Current Riverside County Zoning of this parcel is W-2, "Controlled Development." As directed by LAFCO, this parcel would be annexed to the City concurrent with annexation of the Noble Creek Specific Plan area.

South of this parcel are limited areas of 2.1, "Neighborhood Commercial," and 1.4, "High Density Residential" City General Plan land uses. Correlating City Zoning for these areas are, respectively, PUD, "Planned Unit Development" and C -G, "Commercial -General." Southerly of the project area, across Oak Valley Parkway, is an approximately 60 -acre area of previously unincorporated Riverside County. Now annexed, the City General Plan Land Use designations are 1.2 , "Low Density Residential," and 5.1, "Recreation." Correlating City Zoning for this area is R -SF, "Residential -Single Family." 2 The October 2003 County General Plan designates areas north of the Project Site as "Rural Community, Very Low Density Residential (1 acre minimum lot size)." Noble Creek Vistas
Specific Plan
Introduction

© 2014 Applied Planning, Inc.

Southwesterly abutting the project site is Noble Creek Park. This park currently lies within unincorporated Riverside County. The City SOI General Plan Land Use Element designation for this area is 5.1, "Recreation." Current Riverside County Zoning designations of Noble Creek Park are R-1, "Residential" and W-2, "Controlled Development." As directed by LAFCO, Noble Creek Park would be annexed to the City concurrent with the Specific Plan annexation.

West of the project site is the Oak Valley Planned Residential Community. City General Plan Land Use designation of this area is 1.3 (PUD), "Medium Density Residential (Planned Unit Development)." Correlating City Zoning for this area is SPA, "Specific Plan Area."

1.1.7 City of Beaumont Annexation
As previously identified the project lies within the City of Beaumont sphere of influence.

The project site is currently within an unincorporated portion of Riverside County immediately adjacent to the City of Beaumont corporate boundary. Project implementation will require annexation to the City of Beaumont. The City of Beaumont is acting as lead agency for the concurrent processing of the Specific Plan, subdivision maps, and environmental impact report.

1.2 - MARKET OBJECTIVES
This project has been designed to be targeted toward and cater to the needs of a wide variety of buyers. Specific market objectives are:
• Provide a variety of single-family detached housing types and densities which will reflect the marketing needs of the area.
• Plan the project to exude a sense of a planned community. • Provide recreational amenities which will serve the needs of the community.

Noble Creek Vistas
Specific Plan
Introduction

© 2014 Applied Planning, Inc.
• Provide land uses that are consistent with on -going development in the area.

Provide "move -up" opportunities for present residents in the vicinity and the surrounding Riverside County area.
• Provide a functional roadway system on -site which fosters the safe and efficient movement of local traffic, while discouraging through traffic when possible.
• Reinforce community identity of the project through control of design elements such as entry statements, signage, walls/fencing, and landscaped parkways.
• Provide a balanced community which is aesthetically pleasing to residents and visitors, and acceptable to the City of Beaumont.
• Provide a sensible land use transition between the more urbanized components of Beaumont and the rural community of Cherry Valley.

Noble Creek Vistas
Specific Plan
Introduction

SECTION 2: SPECIFIC PLAN

SECTION 2: SPECIFIC PLAN

2.1- PLANNING OBJECTIVES
This Specific Land Use Plan is being prepared within the framework of a detailed and comprehensive multi -disciplinary planning program. Issues such as land use planning, traffic engineering, City General Plan goals and objectives, development phasing and local community goals have been fully examined and considered. To further ensure the environmental compatibility, aesthetic satisfaction and functional integrity of the plan, specific planning goals and objectives were identified. These were defined and identified in part through a careful analysis by an Opportunities and Constraints Study. With this analysis and the site goals and objectives in mind, the Noble Creek Vistas Specific Plan:
• Considers topographic, geologic, hydrologic and environmental opportunities and constraints to create a design that generally conforms to the character of the land by retaining and utilizing basic landforms as much as possible. • Reflects anticipated marketing needs and public demand by providing a range of single detached housing types which will be marketable within the developing economic profile of the Beaumont area.
• Provides residential development and adequate support facilities (recreation) and circulation in a convenient and efficient manner.
• Provides direct and convenient access to individual residential neighborhoods and recreational areas via a safe and efficient circulation system composed of a network Noble Creek Vistas
Specific Plan
Specific Plan

© 2014 Applied Planning, Inc.
of Arterial, Major, Secondary, Collector, Local Roadways, each designed for appropriate traffic and user needs.
• Provides for alternative modes of transportation within and adjacent to the site including pedestrian, equestrian and bicycle trails, which will foster the conservation of valuable energy resources as well as lessen potential future air pollution in the immediate area.

2.2 - PROPOSED LAND USES
The Noble Creek Vistas development will be a high quality, master -planned community.

Through a strong cohesive community design, the development will offer a diverse, convenient living environment for future residents.

When fully developed, a maximum of 648 homes will be constructed at Noble Creek Vistas.

The homes will be developed on lots ranging from 6,000 square feet to over 15,000 square feet. In addition, Noble Creek Vistas residents will be provided with four neighborhood parks for recreational use, and an elementary school and middle school.

Proposed land uses have been separated into planning areas as presented in Table 2.2-1 and summarized in the following discussions. Please also refer to Figure 2.2-1, "Noble Creek Vistas Planning Areas." Development standards for each of the planning areas are presented in Section 3.

Noble Creek Vistas
Specific Plan
Specific Plan

© 2014 Applied Planning, Inc.

Table 2.2-1
Noble Creek Vistas Specific Plan
Land Use Summary
Planning
Area
Land Use
Acres
Typical Lot
Sizes
Dwelling
Units
Average
Density
1 Residential

58.4 6,000-15,000 sf
180

3.1 2
San Gorgonio Pass Water
Agency Recharge Area

41.26 7,000-12,000 sf
126'

3.4 7
Residential

25.14 7,303 sf
80 3.18
8 Residential

36.19 6,858 sf
128

3.54 10
Residential

40.0 7,000-15,000 sf
68 1.7
11 Residential

21.51 8,192 sf
66 3.07
Subtotal
222.5
648

2.9 3
Elementary School

12.6 n/a
0 n/a
4 San Gorgonio Pass Water
Agency Recharge Area

8.9 n/a
0 n/a
5 Park

16.18 n/a
0 n/a
6 Middle School

20.0 n/a
0 n/a
9A
Park/Open Space

10.62 n/a
0 n/a
9B
Park

10.8 n/a
0 n/a
Roads, Easements3

30.7 n/a
0 n/a
TOTAL
332.28
648

1.3 (overall)
Source: Tahiti Group
Notes:
1 It is noted that this Planning Area was originally planned for residential uses, but is now planned for use as a San Gorgonio Pass Water Agency recharge area. The units originally associated with this Planning Area may be reallocated within the Specific Plan (subject to City review and approval), as long as the total number of units does not exceed 648.
2 Total park and open space area.
3 Includes arterial, major and secondary streets only.

Noble Creek Vistas
Specific Plan
Specific Plan

BROOKSIDE AVENUE
0 N
Nor So SCALE
Source: Tahiti Group
•
•
00 0
Z\
Oak Valley Parkway
0 = Planning Area
4 0
3 m
pplied Planning Inc.

Figure 2.2-1
Noble Creek Vistas Planning Areas

© 2014 Applied Planning, Inc.

Planning Area 1
Planning Area 1 as depicted on Figure 2.2-2, provides for the development of 58.4 acres.

The Noble Creek Storm Channel is adjacent to this planning area. Class II bike lanes will be provided on roadways adjacent to this planning area.

Primary access to this planning area will be provided from a major highway, Brookside Avenue. Secondary access will be provided from an additional driveway off Brookside Avenue and an existing collector roadway located on the west side of the planning area.

A major entry statement is planned for the primary access, as well as roadway landscape treatments along the collector roadway.

Residential lots within Planning Area 1 will average 7,500 square feet, with minimum 6,000 square foot lots.

Lots backing up to Brookside Avenue will be a minimum of 10,000 square feet in size, while twenty-five (25) percent of these lots will be a minimum of 15,000 square feet in size. Fifty (50) percent of the homes adjacent to Brookside Avenue will be single story units.

Planning Area 2
Planning Area 2 is located at the northeastern corner of the Specific Plan area, along Brookside Avenue and Beaumont Avenue. This planning area will be used for water recharge through the San Gorgonio Pass Water Agency.

Planning Area 3
Planning Area 3 is located at the northwestern corner of the Specific Plan area, along Brookside Avenue and Oak View Drive. This planning area is developed with a 12.6 acre Elementary School. The site is owned by the Beaumont Unified School District. Planning Area 3 is illustrated in Figure 2.2-3.

Noble Creek Vistas
Specific Plan
Specific Plan

MAJOR ENTRY STATEMENT

NEIGHBORHOOD ENTRY STATEMENT
ROA➢WAY LANDSCAPE TREATMENT
BR0OKSIDE AVENUE
r
n

NOT TO SCALE
Source: Tahiti Group
I I
i I i
, !F -1 -17 -TT -17-1-1-77-1
L�_L.LLL.I Li i I i
1 PARK / PLANNING AREA 5 & 9A

ROADWAY LANDSAPE TREATMENT
STREET

NOBLE CREEK STORM CHANNEL

ROADWAY LANDSCAPE TREATMENT
PARK/PLANNING AREA 5 & 9A
Figure 2.2-2
Planning Area 1

PICNIC TABLES
-15' LANDSCAPED SLOPE

SOFTBALL BACKSTOP

RESTROOM BUILDING
n

NOT TO SCALE
Source: Tahiti Group

OFF STREET PARKING

SOCCER GOAL POSTS

PEDESTRIAN WALKWAY

PARK/RESIDENTIAL EDGE TREATMENT
Figure 2.2-3
Planning Area 3

© 2014 Applied Planning, Inc.

Planning Area 4
Planning Area 4 is located along the northern boundary of the Specific Plan area, along Brookside Avenue. This planning area will be used for water recharge through the San Gorgonio Pass Water Agency.

Planning Area 5
Planning Area 5, as depicted in Figure 2.2-4, provides for the development of 16.18 acres as a neighborhood park.

Access to this planning area will be provided from local streets. A park/residential edge treatment is planned, to buffer the park and residential land uses, where applicable. A Class II bike lane will also be provided.

Recreational facilities planned for this park include combination pedestrian/bicycle path and par course.

Planning Area 6
Planning Area 6 is located on the northwest corner of Beaumont Avenue and Cougar Way.

This planning area is developed with a 20.0 acre middle school site. The site is owned by the Beaumont Unified School District. Figure 2.2-5 illustrates this planning area.

Planning Area 7
Planning Area 7 provides for the development of 25.14 acres of residential uses. This planning area is bordered on the south by Cougar Way, on the west by Noble Creek Storm Channel, and on the east by a collector roadway. Access will be provided by Cougar Way and the collector roadway, as shown in Figure 2.2-6.

Lots within this planning area will have an average size of 7,303 square feet. Eighty (80) dwelling units are planned within this planning area at a density of 3.18 du/ac.

Noble Creek Vistas
Specific Plan
Specific Plan

Figure 2.2-4
Planning Area 5

Figure 2.2-5
Planning Area 6

© 2014 Applied Planning, Inc.

Planning Area 8
One hundred twenty eight (128) residential dwelling units are planned within this 36.19 acre planning area. The total number of lots within the planning area will be an average size of 6,858 square feet, with 6,000 square foot minimums. Overall density for the planning area is 3.54 du/ac.

As illustrated in Figure 2.2-7, this planning area is located at the southeast corner of the intersection of Noble Creek Parkway and Cougar Way. Access will be provided from Noble Creek Parkway and Cougar Way.

Roadway landscape treatments will be provided along Noble Creek Parkway and Cougar Way. A park/residential edge treatment is planned, to buffer the park and residential land uses, where applicable. A Class II bike lane will also be provided.

Planning Area 9
Planning Area 9 is transected by Noble Creek Parkway, and as such has been split into Areas 9A and 9B, for ease of reference. These areas are presented in Figure 2.2-8.

Planning Area 9A is located on the west side of Noble Creek Parkway and provides for the development of 10.6 acres as a neighborhood park. Recreational facilities planned for this park include combination pedestrian/bicycle path, open play area, picnic tables and par course.

Planning Area 9B is located on the east side of Noble Creek Parkway and provides for the development of 10.8 acres as a neighborhood park. Recreational facilities planned for this park include open play areas, combination pedestrian/bicycle path, tot lot, and picnic tables.

Noble Creek Vistas
Specific Plan
Specific Plan

.

A
N
o

NOT TO SCALE
Source: Tahiti Group
Figure 2.2-7
Planning Area 8

NOBLE CREEK STORM CHANNEL
B.B.Q. & PICNIC AREA

TOT LOT

SOCCER FIELDS

RESTROOM FACILITIES

BASKETBALL COURTS
N
n

NOT TO SCALE
Source: Tahiti Group

SECONDARY ENTRY STATEMENT

ROADWAY LANDSCAPE TREATMENT

NEIGHBORHOOD ENTRY STATEMENT

PARK/RESIDENTIAL EDGE TREATMENT
P.A. 9B
PARK SITE 10+ ACRES
100' SCE EASEMENT
200' SCE EASEMENT
100' SCE EASEMENT

POWERLINE EDGE TREATMENT
Figure 2.2-8
Planning Area 9

© 2014 Applied Planning, Inc.

Planning Area 10
This 40 -acre planning area is located on the southwest corner of Beaumont Avenue and Cougar Way. This planning area provides for the development of 68 residential dwelling units at a density of 1.7 du/ac.

Lots within this planning area will range from 7,000 to 15,000 square feet in size. Twenty- five (25) percent of the lots adjacent to Beaumont Avenue need to be a minimum of 15,000 square feet. Fifty (50) percent of the homes constructed adjacent to Beaumont Avenue need to be single story.

Figure 2.2-9 illustrates a conceptual design for this planning area.

Planning Area 11
Planning Area 11, as shown in Figure 2.2-10, is located on the northeast corner of Oak Valley Parkway and Noble Creek Parkway. This planning area encompasses 21.51 acres.

Planning Area 11 will contain 66 residential dwelling units with an average lot size of 8,192 square feet. Lots will be a minimum of 6,270 square feet. The overall density of the planning area is 3.07 du/ac.

Access to Planning Area 11 will be provided from Noble Creek Parkway. Roadway landscape treatments will be provided along Oak Valley Parkway and Noble Creek Parkway. A neighborhood entry is proposed west of the planning area, north of Oak Valley Parkway. A power easement edge treatment to buffer the park, power easement and residential land uses will also be provided, where applicable.

Noble Creek Vistas
Specific Plan
Specific Plan

ROADWAY LANDSCAPE TREATMENT

NEIGHBORHOOD ENTRY STATEMENT

COUGAR WAY
-1771- '

PARK SITE
200' SCE EASEMENT
n

NOT TO SCALE
Source: Tahiti Group

SECONDARY ENTRY
i

ROADWAY LANDSCAPE TREATMENT

NEIGHBORHOOD ENTRY STATEMENT

PROPOSED CONCEPTUAL

SITE PLAN
Figure 2.2-9
Planning Area 10

Figure 2.2-10
Planning Area 11

© 2014 Applied Planning, Inc.

2.3 ARCHITECTURAL CONCEPTS
The architectural concepts for the Specific Plan area include substantial monolithic forms, deep-set openings, stucco and masonry walls, pitched tile roofs and light -subdued earthtone colors. Figure 2.3-1 illustrates these architectural details. Product prototypes are presented in Figure 2.3-2.

The main objective is to encourage quality architectural design, while permitting the developer/builder flexibility to design a residential neighborhood and neighborhood commercial centers with their own unique identity and design integrity. Specific objectives are as follows:
• To provide a variety of housing opportunities and lifestyles to the consumer, within a range of economic levels.
• To create a unified environment through cohesive relationships between architecture, landscape and site planning.
• To create architecture that expresses a strong relationship to the outdoor environment.
• To develop an appropriate residential scale for a traditional Southern California neighborhood.
• To establish a unifying theme which would give a strong identity to the community.
• To select neighborhood styles or sub -styles which encourage variation of materials, colors and architectural detail.
• To create high quality neighborhood commercial centers which are thoughtfully planned and compatible with surrounding neighborhoods and the local environment.
• To reduce any negative visual impact of large scale commercial buildings by encouraging tasteful and imaginative designs for individual buildings.

Noble Creek Vistas
Specific Plan
Specific Plan

Southwest
Stepped Overhang
Decorative Tile Vents
Or
Iron Details
With Recesses Enhanced Corners
Shutters
.�
Wood Corbels and
Iron Railings
Traditional
Or
Shutters
Wood Columns and Trim
Corner
Treatments
Double Trim With Siding
Wood Railing
Mediterranean
Ceramic Tiles
Enriched Cornices
and Corners
Iron Railings
Arched Recessed Window
With Stucco Reveals
European
Quoins
Source: Tahiti Group
Keystone with
Pilasters
Or
Shutters
Pre -Cast Ballustrade
Bracketed
Cornices
Classic
Columns
Figure 2.3-1
Proposed Architectural Details

Southwest
Divided Lights And
Window Groupings
Mediterranean
Traditional
Details Consistent With
Architectural Character
Note:

This figure is not intended to
limit architectural expression,
but to illustrate that certain
character elements are more
strongly identified with specific
architectural themes.

Source; Tahiti Group
European
Asymmetrical Plans
As Appropriate To
Architectural Styles
r,
Motor Court With
Turn -In Garage
Entrance
T Courtyard
f
Figure 2.3-2
Proposed Residential Product Prototypes

© 2014 Applied Planning, Inc.

2.3.1 Building Form, Mass and Scale
The architectural image and identity of the community will primarily be perceived from public spaces such as streets, parks and other open space areas. Building form, massing and scale are therefore primary design components which require careful articulation in their architectural expression to these public spaces. The visible side and rear elevations of residential units are important, depending upon the location and orientation of the home. Consideration will be given to the articulation of rear and side elevations viewed from public spaces by providing variations in roof forms. Interesting building form and massing should be achieved without superficial design elements.

2.3.2 Building Heights and Setbacks
In order to avoid monotonous street scenes in residential planning areas, repetitive floor plans should be alternately reversed and their roof expressions varied. Single-family residences should maintain low plate lines and profiles along street fronts and boundary edges. Front yard setbacks should be staggered. To soften the architectural edge at area boundaries, building heights shall maintain a low profile through a combination of one and two story elements and varied floor setbacks at second -stories. To lower the apparent height, second -story rooms may be tucked into roof planes and roofs may be clipped at the sides and comers of the buildings. Building height and setback requirements shall conform to the Development Standards as set forth in Section 3 of this Specific Plan.

2.3.3 Roof Forms and Materials
Roof forms are a highly visible community feature. A range of roof forms and pitches should be utilized to add an appealing visual impact to the community/streetscape. Simple pitched gable, hip or shed roof forms will be the predominant roof elements in Noble Creek. Roof projections and overhangs are encouraged as response to energy and climate concerns. Low maintenance details limiting the amount of exposed wood are encouraged.

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

Noble Creek Vistas
Specific Plan
Specific Plan

© 2014 Applied Planning, Inc.

2.3.4 Exterior Materials and Color
Exterior building materials shall be of natural materials which are compatible with and reflect the elements of the surrounding environment. This includes wood, masonry, stone, concrete and stucco. Exposed wood sheathing shall be limited to the underside of roofs or patio decks. The simple use of tile, brick, stone, masonry or pre -cast concrete are permitted as design accents and trim. Exterior stucco shall be utilized as the primary wall material and shall have a smooth, sand or other light finish texture.

Color is intended as a primary theme element. The value should generally be light earthtones, with darker or lighter accents to highlight the character of the structure; particularly in respect to balcony railings, fascias, awnings, inlaid tile bands and cornice bands. Complementary accent materials and colors are allowed and encouraged. A11 accents must relate to the architectural form and character of the building. Wood trim shall be stained with semitransparent stain or painted as accents.

2.4 - RECREATION PLAN
Each increment/phase of development within the Noble Creek Vistas Specific Plan will be required to meet the prevailing City of Beaumont requirements regarding dedication and improvement of park facilities. The City's standard provides for five acres of fully improved and usable park space for every 1,000 residents.

It is also recognized that the Specific Plan Area is comprised of multiple ownership and park facilities proposed within the Specific Plan are not proportionally assigned to the respective ownership entities.

As a result, the design, development and maintenance of park facilities may be accomplished by the City through its Community Facilities District and funded by the landowners and ultimate occupants of the project. As an alternative, each increment of development may demonstrate self-sufficiency in terms of meeting park requirements.

Noble Creek Vistas
Specific Plan
Specific Plan

© 2014 Applied Planning, Inc.

A major focal element of the Noble Creek Vistas community is the recreation program. The program is extensive and provides a wide array of recreational opportunities in which all members of the community can participate. Opportunities vary from passive (i.e. bike lanes), to active (i.e. neighborhood parks), to potentially structured (i.e. recreational programs which could be offered at the schools). Varying types and degrees of activities will be available which will provide residents the opportunity to "take quiet walks in the park"; participate in active outdoor informal recreational activities; and participate in potentially structured, organized and instructed sporting or exercise events. The various elements of the program are presented in Figure 2.4-1, "Recreation Plan" and discussed below.

2.4.1 Neighborhood Parks
Three neighborhood parks are planned in Noble Creek Vistas (Planning Areas 5, 9a and 9b) at strategic locations throughout the site.

All of the parks are moderate in size, and, as such, will function to serve nearby neighborhood residents. It is proposed that the parks will be constructed by the developer, then dedicated to a homeowners association or community facilities district for ownership and maintenance. Facilities will vary from park to park, but may include the following:
picnic areas, tot lots, open play areas, combination pedestrian/bicycle paths, ball fields, on -site parking, barbecue pits, linear restroom facilities and par course.

The pedestrian/bike paths, designed as passive use within the Noble Creek Storm Channel will interconnect the park within Planning Area 5, and the surrounding neighborhood.

Planning Area 9a will also be designed for passive use along the Noble Creek Storm Channel.

Noble Creek Vistas
Specific Plan
Specific Plan

Brookside Avenue
-4,11•011 MOH
■
i
�CD 1: _
03 ▪ I
O,

NOT TO SCALE
Source: Tahiti Group
MINN
Elementary
School
rat tanntratalia"..ar
tint
Cougar Way
Easement
V Not a Part
0 la
far switzlitatieL
Oak Valley Parkwaw yl
LEGEND:

Neighborhood Park
Class II Bike Lane
Multi -purpose Trail
r
Figure 2.4-1
Recreation Plan

© 2014 Applied Planning, Inc.

2.4.2 Bike Lanes
Class II bike lanes will be provided on Oak Valley Parkway, Oak View Drive, Cougar Way, Brookside Avenue and some interior collector level streets. A Class II bike lane consists of a painted bike lane within the street R.O.W. Additional bike trails are anticipated to be constructed along the Noble Creek Storm Channel.

2.4.3 Multi -purpose Trails
A multi -purpose trail will be provided adjacent to the powerline easement. The multi- purpose trail will be dedicated to the City's community facilities district for maintenance and ownership responsibilities.

2.5 - LANDSCAPING AND COMMUNITY ELEMENTS PLAN

2.5.1 Landscaping
The landscape design of Noble Creek Vistas will be an important element in establishing the overall community image. The primary goal is to establish a distinctive character by using xeriscape principles. Low water use plant material has been selected to fulfill all functional and aesthetic requirements of this master planned community. Drought -tolerant plants are acclimated to weather soil conditions of the area and, therefore, have a higher success rate and require less maintenance. Xeriscape implies not only the creative use of low water consuming plants but efficient irrigation systems, appropriate soil amendments and low maintenance. The Conceptual Landscape Plan is presented in Figure 2.5-1.

Noble Creek Vistas
Specific Plan
Specific Plan

Powerliine Easement
Figure 2.5-1
Landscape Plan

© 2014 Applied Planning, Inc.

Plant materials will be used to reinforce the circulation hierarchy and establish a sense of place to the residents of this community. This will be accomplished through the establishment of design themes for the major streets and entryways and adherence to a plant list that will unify the entire site. In general, an informal theme will be used.

The existing Deodar Cedars along Beaumont Avenue however, make a more formal statement because they have been planted on a regimented interval. These trees which are very drought tolerant once established will be saved to preserve their cultural heritage.

The landscape design will transition to a more informal character internally. To this end, the project design proposes a 40 foot landscape buffer from the western edge of Beaumont Avenue right-of-way to the project boundary, with a berm along the project wall, and a meandering sidewalk within the landscape buffer.

The project design also incorporates a permeable surface in a 25 foot radius around the Deodar trees (except in those areas on the street side in which there will be a distance of less than 25 feet to the street).

Other landscape design features include a landscape buffer along the southern edge of Brookside Avenue right-of-way to the southern boundary. The width of the buffer is 38 feet. There is also a landscape buffer along the southern edge of Noble Creek Parkway. The width will range from 18 to 38 feet to accommodate Noble Creek as it crosses Brookside Avenue.

Plant Palette
All builders will be required to choose plants listed in Attachment A of the County of Riverside Guide to California Friendly Landscaping for landscaping of their lots/parcels.

All landscape and irrigation shall be designed to promote ease of maintenance. Plant material size and form should be appropriate for its function to minimize the need for pruning. Plant spacing should reflect mature size requirements to avoid overcrowding.

Irrigation for trees, shrubs and ground covers should be a "hard line" drip system. The Noble Creek Vistas
Specific Plan
Specific Plan

© 2014 Applied Planning, Inc.
irrigation controllers should have the capability of long watering times to accommodate a drip system.

Irrigation backflow prevention devices and controllers shall be located with minimum public visibility or shall be screened with appropriate plant materials.

Homeowners will be encouraged to select plant material from the plant palette identified in this Specific Plan. Covenants Conditions and Restrictions shall be prepared and recorded for each lot which require that all yard areas shall be planted, that hardscape be limited to 50 percent of yard area and that all plant material be maintained in a healthy condition.

2.5.2 Streetscape
Landscape development zones have been established which will provide a total of 20 feet from face of curb to the subdivision theme wall on major and secondary roadways. These large landscaped areas provide additional buffers to the internal land use and establish a community theme. Collector level streets will receive landscape treatment between the sidewalk and community wall.

The location of subdivision theme walls, primary pedestrian sidewalks and entry monumentation are presented in Figure 2.5-2, "Conceptual Hardscape Plan." Figures 2.5-3 through 2.5-6 present other various streetscape features of the project.

Noble Creek Vistas
Specific Plan
Specific Plan

Brookside Avenue 1
'eaooddddtlb c .8doaooaa5
pementary
••� School j •'
r
i1 a. II i
�� la I I
.a I I f /
rr-4- '/ts.r lot
r•
//

NOT TO SCALE
Source: Tahiti Group
. a
•. a -�cb ,.
a
•a I ��V
entO(
1(4
!' _—%%, A.
'
/` ate/
LEGEND:
rrirlir
Major Entry
Secondary Entry
Neighborhood Entry
Oak Valley Parkway 1
�oacccoaamaoacaccococ0
Middle School
•
•
i _
W
•
••
C,
• • 4
•
•
•
•
•
ai
�a : •
�.ulll
ao 5oda �co�
Cougar Way g:
ow line Easement
00GO 6�00<
Not a Part
6' Subdivision Theme Wall
6' View Wall
Primary Street Theme Trees
Figure 2.5-2
Hardscape Plan

250'
RES.

SIDE &
REAR
YARD
L
6' MASONRY BLOCK SCREEN WALL (TYP.) FOR RES. PLANNING AREAS B' VIEW WALL. ALONG SCHOOLS AND PARKS
SO'
3a' 150' _

NOBLE CREEK STORM CHANNEL EASEMENT
MAINT.

ACCESS
ROAD
.112'1
Recreation/
Open Space Use
2'
invert Production with Drop Structures at
Various Locations.
178' #
t _
50'
30'
Recr+adtion/
Open Space Us•
Note•. This cross -traction is conceptual. Other land use such as parks and 'chock do occur Mons itlhis dritnpa corridor.

NOT TO SCALE
Source: Tahiti Group
RES.

SIDE &
REAR
YARD
Figure 2.5-3
Drainage Corridor

16'i SQUARE

SECTION
Attach Panels
to Steeltree past
wtt h nom{ O self -
d rilti rtg screors
STUCCO
1I ou...ErER AND
'1 Q .Erns OF FOOTIMO
n oETE.WwiO CI
l , • LA sPAC 3. 4llD
� aracaq,
ST EELTP1F PITS F PANEL

MEIN TAPE
frir1
•�x
•
•
1TEEI.TP.P2
1TE

PUCE POST
Fu11TCOAT
nit
t
}nI

ELEVATION DETAIL - STEEL POST
2" X 10' X 4" THK. -•
. STEELTREE FOAM. PANELS

PLAN VIEW
J.4:6.,
17_41,
r
.

STUCCO.FINiSH
N0TEt_C0LUMNS SPACED 10' 0.C.

ON ALL SUBDIVISION WALLS

NOT TO SCALE
Source: Tahiti Group

ELEVATION
Figure 2.5-4
Subdivision Theme Wall

Figure 2.5-5
View Wall

Figure 2.5-6
In -Tract Fencing

© 2014 Applied Planning, Inc.

2.5.3 Entry Monuments
The major project entry will occur at the intersection of Beaumont Avenue and Brookside Avenue. Entry monumentation will provide the initial opportunity to portray the quality community image of Noble Creek. The theme wall used throughout the community will be enhanced as an entry feature providing the opportunity for signage. The major entry will establish the theme for the secondary and neighborhood entries, which will reflect the same character on a smaller scale. Figures 2.5-7 through 2.5-9 illustrate the various categories of entry treatments for Noble Creek. Plant materials will enforce the hardscape design and provide a variety of colors and textures for seasonal interest. A judicious use of turf will highlight the major entry statement. Entry monuments will be maintained by a Landscape and Lighting District, Homeowners Association or Community Facilities District, which shall assume maintenance and ownership responsibilities. The location of the monuments can be found on Figure 2.5-2, Conceptual Hardscape Plan and on the Planning Area Graphics, Figures 2.2-2 through 2.2-10.

Noble Creek Vistas
Specific Plan
Specific Plan