Agenda packet — Beaumont City Council, December 16, 2025 (part 9 of 12)

MONTE VISTA 02/19/25
TTM 38926 - Tentative Map.pdf

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis
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City of Beaumont
Tract Map 38926
Community Plance Exemption Analysis

3. ENVIRONMENTAL ANALYSIS
Table 2, CEQA Environmental Topic Checklist, provides a summary of the GPU PEIRs' determinations and compares them to the proposed Project's anticipated impacts. As shown, the proposed Project is anticipated to be consistent with the prior impact determinations and is not anticipated to result in new or increased significant impacts. Therefore, the proposed Project would meet the criteria for streamlining per CEQA Guidelines Section 15183.

TABLE 2: CEQA ENVIRONMENTAL TOPIC CHECKLIST
Beaumont General Plan 2040 GPU PEIR
Proposed Project
Impact
GPU PEIR Analysis
Mitigation
Potential Project Impact
Consistent
with GPU
PEIR? Y/N
Aesthetics
LTS
Less than Significant
The Planning Area does not contain any
specifically -designated scenic vistas that would
be affected by implementation of the 2040 GP
and Revised Zoning Map. Through compliance
and implementation of its 2040 GP goals and
policies, adherence to the Revised Zoning
Ordinance, and project -specific design review
for development proposals, impacts related to
having a substantial adverse effect on a scenic
vista would be less than significant.

There are no designated or eligible State
scenic highways within or adjacent to the
Planning Area. Project -specific design review
of future development proposals within City
limits will afford the City the opportunity to
consider visual attributes of projects as well as
their potential impacts on visual resources and
along County eligible scenic highways.

Adherence to 2040 GP goals and policies and
to the Revised Zoning Ordinance would ensure
potential impacts related to substantially
degrading the existing visual character or
quality of public views of a specific project sites
No mitigation measures are required.

Less than Significant
The Project would be consistent with the land use and
zoning designations for the site. The site is in an urbanized area and would be developed in compliance with BMC
requirements, which would be ensured through the City's development permitting process. Therefore, the Project
would not result in significant impacts related to aesthetics and would be consistent with the findings of the 2040 PEIR.

Y
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All future development within the City limits
would be subject to the provisions of Chapter

8.50, Outdoor Lighting of the Beaumont
Municipal Code (BMC) which sets forth
restrictive lighting standards that act to prevent
or minimize overall illumination levels, and
effectively reduce or preclude potential
light/glare overspill impacts. Additionally,
County Ordinance No. 655 requires the use of
low-pressure sodium exterior lights, and
appropriate directional installation and
shielding for outdoor light fixtures to reduce
potential light pollution impacts on Mt. Palomar
Observatory activities. Through compliance
with the goals, policies, and implementation of
the 2040 GP, and BMC Chapter 8.50, County
Ordinance No. 655, impacts regarding the
creation of a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area will be reduced to
less than significant.

Agriculture & Forestry Resources
LTSWM
Less than Significant with Mitigation
The 2040 GP and policies do not require the
preservation of designated Farmland, and the
revised Zoning Ordinance/Zoning Map does
not include zones exclusively for agriculture,
thus, implementation of the proposed Project
could convert up to 46 acres of Farmland, which
is considered to be potentially significant.

Impacts regarding the conversion of Farmland
MM AG -1: Because the State revaluates
and changes Farmland designations
approximately every two years, to
determine the specific impacts to
designated Farmland sites shown on
Figure 5.2-1 — Designated Farmland as
having Prime Farmland or Unique
Farmland, cis part of any entitlement
process for any future development
Less than Significant
Within the context of CEQA, Farmland refers specifically to land that has been designated as Prime Farmland,
Unique Farmland, or Farmland of Statewide Importance
within the Farmland Mapping and Monitoring Program
(FMMP). According to the California Department of
Conservation California Important Farmland Finder, the
Project site is identified as Farmland of Local Importance.

The Project site is not currently used for agricultural Y
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There are currently no Williamson Act contract
lands within the Planning Area. No impacts will
occur to Williamson Act contracts, therefore no
mitigation is necessary and impacts to
Williamson Act contracts are considered less
than significant.

Dowling Farms, the only existing agricultural
operation in the city, includes a produce stand
which is not a permitted use. In order to bring
this existing use into compliance with the Zoning
Ordinance, mitigation measure MM AG -2 will
be implemented to requires the proposed
revision to the Zoning Ordinance include
produce stands as permitted uses in the
Manufacturing (M) zoning district.

There are no properties within the Planning
Area that are zoned for forest land,
timberland, or timberland production.

Therefore, no impacts related to forest land,
proposal, the project applicant shall use
the most current FMMP data available to
determine the number of acres of Prime
Farmland, Unique Farmland, and
Farmland of Statewide Importance that
would be permanently converted to a
non-agricultural use by the proposed
future development. This number shall be
referred to as the "Acres of Converted
Farmland." If the Acres of Converted
Farmland for any future development
project is greater than zero, the City shall
require the project proponent to provide
mitigation in the amount equivalent to the
Acres of Converted Farmland. This
mitigation may be provided by one or
more of the following methods: (i)
placement of an agricultural easement
on property containing soils that meet the
physical and chemical criteria for Prime
Farmland, Unique Farmland, or
Farmland of Statewide Importance, (ii)
cancellation of a Notice of Non -renewal
or an agreement not to file a Notice of
Non -renewal for Williamson Act
contracts on property (or properties), (iii)
placement of a new Williamson Act
contract on property or properties, or (iv)
any combination of (i), (ii),or (iii). Other
feasible measures to protect the soils and
lands designated by the State FMMP
program not listed here can be
implemented as determined by the City.

This mitigation shall be made a condition
operations and is not adjacent to lands used for
agricultural purposes. Therefore, the Project would not convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland) to a non-agricultural use.

The Project is not under a William's Act contract.

The Project would not result in the loss of forest land or conversion of a forest land to a non -forest use.

Therefore, the Project would not result in significant impacts related to agriculture and forestry and would be consistent with the findings of the 2040 PEIR.
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MM AG -2: In order to allow the
operation of produce stands in the
Industrial Zoning District as part of the
revisions to the Beaumont Zoning
Ordinance, Section 17.03.100 and
Table 17.03-3 shall be revised to include
Produce Stands as a permitted use in the
Manufacturing (M) Zone.

Air Quality
SU
Less than Significant
Adoption and implementation of the 2040 GP
policies and programs would not obstruct
implementation of the control measures
contained within the Air Quality Management
Plan (AQMP), and because the 2040 GP is not
inconsistent with the growth assumptions used in
the development of the 2016 AQMP, the
development of the 2040 GP would not conflict
with or obstruct implementation of the 2016
AQMP. As such, the impacts in this regard are
considered less than significant.

Some commercial and industrial uses
developed under the 2040 GP may generate
odor nuisance effects to the public. Construction
activity would also generate temporary
airborne odors associated with the operation
of construction vehicles (i.e., diesel exhaust) and
the application of architectural coatings.

MM AQ 1: In order to reduce future
impacts related to exceedance of air
quality standards from criteria pollutants
and from TACs impacting sensitive
receptors, prior to discretionary
approval for development projects
subject to CEQA review, project
applicants shall prepare and submit a
technical analysis evaluating potential
air quality impacts, including TAC's
where appropriate, to the City of
Beaumont for review and approval. The
analysis shall be prepared in
conformance with current South Coast Air
Quality Management District (SCAQMD)
methodology for assessing air quality
impacts and TACs. Feasible mitigation
measures for each future project shall be
incorporated, if applicable.

Less than Significant
The proposed Project is consistent with its land use
designation and zoning designation of SFR and R -SF,
respectively. Therefore, consistent with the findings of the 2040 GP, the Project would be consistent with the growth assumptions of the AQMP. Additionally, as described
below, the emissions generated by the construction and
operation of the proposed Project would not exceed
thresholds, and the Project would not result in an increase in the frequency or severity of existing air quality violations or cause a new violation. Therefore, the Project would
result in less than significant impacts related to
implementation of an AQMP, and no new impacts related
to conflict with implementation of an AQMP would occur.

Construction and operational emissions associated with the proposed Project were modeled using the California
Emissions Estimator Model (CaIEEMod) Version 2022.1
land use emission model and compared to the South Coast Air Quality Management District (SCAQMD) construction
Y
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Significant and Unavoidable
Adoption and implementation of the 2040 GP
would generate air contaminant emissions from
short-term construction and long-term operation
of planned land uses. These emissions may
result in adverse impacts to local air quality,
and potential impacts to sensitive receptors.

Adoption and implementation of the 2040 GP
policies and programs and enforcement of
SCAQMD Rules and Regulations would help
reduce long-term emissions. However, future
development projects that would be
accommodated by the 2040 GP could exceed
the SCAQMD regional and localized emissions
thresholds. Therefore, operational air quality
impacts associated with future development of
the 2040 GP would be significant and
unavoidable.

Adoption and implementation of the 2040 GP
and enforcement of SCAQMD Rules and
Regulations would minimize exposure of
sensitive receptors to substantial criteria
pollutant and TAC emissions. However,
localized criteria pollutant and TAC impacts
associated with implementation of the 2040
and operational emissions thresholds (see Appendix A for full modeling results).

Emissions associated with the construction of the proposed Project are presented below. As shown, construction
emissions would be below SCAQMD's thresholds.

Therefore, construction activities would not result in a cumulatively considerable net increase of any criteria
pollutant and impacts would be less than significant.

Therefore, no new impact related to construction emissions would occur.

Construction
Activity
Maximum Daily Regional Emissions
(pounds/day)
ROG
NOx
CO
SOx
PMio
PM2.5
2026 (Year
1)
Site
Preparation

3.9 34.7

32.0 0.1

7.7 4.4
Grading

3.5 30.0

29.8 0.1

4.3 2.3
Building
Construction

1.2 10.9

15.4 <0.1

0.7 0.5
2027 (Year 2)
Building
Construction

1.2 10.4

15.3 <0.1

0.6 0.4
Paving

1.2 7.0

11.0 <0.1

0.5 0.3
Architectural
Coating 32.0

1.1 1.7
<0.1

0.1 <0.1
Maximum
Daily
Construction
Emissions

32.0 34.7

32.0 0.1

7.7 4.4
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Emissions associated with the operation of the proposed Project are presented below. As shown, operational
emissions would be below SCAQMD's thresholds.

Therefore, the Project would result in no new impacts
related to operational air quality emissions. As such, the proposed Project is consistent with the findings contained in the GP EIR impacts, and the Project would result in no new impact or in a cumulatively considerable net increase of any criteria pollutant.

Maximum Daily Regional Emissions
Operational
(pounds/day)
Activity
ROG
NOx
CO
SOx
PMio
PM2.5
Mobile

1.8 1.7

14.4 <0.1

3.3 0.8
Area

2.5 <0.1

2.8 <0.1
<0.1
<0.1
Energy
<0.1

0.4 0.2
<0.1
<0.1
<0.1
Total Daily

4.3 2.1

17.4 <0.1

3.3 0.9
Operational
Emissions
SCAQMD
55 55
550
150
150
55 Significance
Thresholds
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Construction
Activity
Maximum Daily Localized Emissions
(pounds/day)
NOx
CO
PMio
PM2.5
Year
1 Site Preparation

34.6 31.0

7.4 4.3
Grading

30.0 28.7

4.1 2.3
Building
Construction

10.7 14.1

0.4 0.4
Year 2
Building
Construction

10.2 14.0

0.4 0.3
Paving

6.9 10.0

0.3 0.3
Architectural
Coating

1.1 1.5
<0.1
<0.1
Maximum Daily
Emissions

34.6 31.0

7.4 4.3
SCAQMD
Screening
Thresholds'
160.3
1,073.7

10.7 6.0
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City of Beaumont
Tract Map 38926
Community Plance Exemption Analysis
TABLE 2: CEQA ENVIRONMENTAL TOPIC CHECKLIST
Beaumont General Plan 2040 GPU PEIR
Proposed Project
Potential Project Impact
Impact
GPU PEIR Analysis
Mitigation
Consistent
with GPU
PEIR? Y/N
Threshold
Exceeded?
No
No
No
No
Notes: NOx = nitrogen oxides, CO = carbon monoxide,
PMio = particulate matter 10 microns in diameter, PM2.5 = particulate matter 2.5 microns in diameter
1 Interpolated using thresholds for 2 acres and 5 acres at a receptor distance of 25 meters.

Source: CaIEEMod Output Sheets (see Attachment A)
Overall, impacts related to air quality would be less than significant. No new or more severe impact would occur in comparison to the GPU PEIR findings.

Biological Resources
LTSWM
Less than Significant with Mitigation
Impacts to certain species not covered by the
Multiple Specific Habitat Conservation Plan
(MSHCP) as identified in PEIR Table 5.4-A and
Table 5.4-B, if present on a site and going to
be impacted, may require additional
mitigation measures. For species Not Covered
by the MSHCP, mitigation measure MM BIO-1
will be incorporated to ensure potential
impacts remain less than significant related to
these uncovered species. For MSHCP Covered
Species, through compliance with the MSHCP
and mitigation measure MM BIO-2, which
addresses impacts to nesting birds, impacts
from adoption and implementation of the 2040
GP are considered less than significant with
mitigation incorporated.

Mitigation measure MM BIO-3 is incorporated
to ensure impacts to riparian/riverine or
sensitive habitat resources are less than
MM BIO-1: For impacts identified to
Species Not Covered by the MSHCP,
potential direct and indirect impacts to
Federal Species of Concern, California
Species of Special Concern, California
Species Animals or plants on lists one
through four of the California Native
Plant Society (CNPS) Inventory will
require habitat assessments prepared by
a qualified biologist for future
implementing projects. The habitat
assessment report identifying potential
impacts to the Not Covered MSHCP
species shall be provided in a report and
submitted to the City Planning
Department prior to issuance of grading
permits. The following determinations
shall be made by the City based on the
habitat assessment:
• If the findings of the habitat
assessment show no suitable
Less than Significant
A Biological Due Diligence Investigation (Appendix B) was prepared and included a literature review, a field survey, and an MSHCP Consistency Analysis.

No special -status plant species were observed on the
Project site during the field investigation. Due to the disturbed nature of the site, there is a lack of suitable habitat for special status plant species. Therefore, based on habitat requirements for specific special -status plant species and the availability and quality of habitats, the Biological Due Diligence Investigation determined that the Project site does not provide suitable habitat for any of the special -status plant species known to occur in the area and all are presumed to be absent. No focused surveys are
recommended.

Additionally, no special -status wildlife species were
observed on the Project site during the field investigation.

However, based on habitat requirements for specific
species and the availability and quality of on -site habitats, Y
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Implementation of mitigation measure MM BIO-
3 would ensure impacts to wetlands are less
than significant. Accordingly, strict adherence
to the identified Federal and State laws and
regulations, the MSHCP, the "no net wetland
loss" policy currently in place, and
implementation of mitigation measure MM BIO-
3 would ensure impacts to jurisdictional waters
and wetlands would be less than significant
with mitigation incorporated.

Through the protections afforded by the
MSHCP and implementation of mitigation
measure MM BIO-2 (MBTA adherence), future
development with implementation of the 2040
GP would have a less than significant impact
with mitigation incorporated related to
migratory wildlife corridors or native wildlife
nursery sites.

Based on the required compliance with the
2040 GP, along with the requirement to get a
permit from the City for the removal of trees,
impacts related to conflict with any local
policies or ordinances protecting biological
habitat or sensitive species Not
Covered by the MSHCP occur
on site, then no additional
surveys or mitigation measures
are required.
• If the potential for sensitive
species exist or suitable habitat
exists on site, focused PEIR
Impact Summary Matrix Impact
Mitigation Measure Level of
Significant After Mitigation
surveys shall be completed
within one year of the submittal
to the City for review. Focused
surveys conducted in the
appropriate season for each
species, as identified in the
habitat assessment report, shall
be conducted to determine
presence/absence status.
• If no sensitive species are
identified through focused
surveys, then no additional
surveys or mitigation measures
are required.
• If sensitive species Not Covered
by the MSHCP are found on site
and are not avoided by project
design, coordination with the
appropriate regulatory
agencies (i.e. USFWS and/or
CDFW) would be required to
obtain necessary take permits
and implement project -specific
it was determined that the proposed project site has a low potential to support Cooper's hawk and sharp shinned
hawk. Further the Biological Due Diligence Investigation determined that the Project site does not provide suitable habitat for any of the other special -status wildlife species known to occur in the area since the project site has been heavily disturbed from onsite disturbances.

The Project site has the potential to support songbird and raptor nests due to the presence of shrubs, ground cover, and trees. Project development activities could disturb or destroy active migratory bird nests including eggs and
young. Disturbing or destroying active nests is a violation of the MBTA (16 U.S.C. 703 et seq.). In addition, nests and eggs are protected under Fish and Game Code Section
3503. As such, direct impacts to breeding birds (e.g.,
through nest removal) or indirect impacts (e.g., by noise causing abandonment of the nest) is considered a
potentially significant impact. Therefore, the Project would comply with Mitigation Measure BIO-2 to require a nesting bird survey if vegetation is removed during nesting season (February 15 through August 31), which would reduce
potential impacts to a less -than -significant level. With MBTA compliance and implementation of Mitigation
Measure BIO-2, potential impacts to nesting birds,
including Cooper's hawk and sharp shinned hawk, would
be reduced to less than significant.

The Biological Due Diligence Investigation describes that the Project site is not located within a designated wildlife corridor or linkage. During the field survey, the Project area was evaluated for its function as a wildlife corridor that species use to move between wildlife habitat zones.

The Project site consists of flat, disturbed land. Further, the 19

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Through implementation of all goals, policies,
and implementation in the 2040 Plan,
implementation of mitigation measure MM BIO-
3, and compliance with the MSHCP and SKR
HCP, the proposed project would not conflict
with any HCPs. Therefore, impacts associated
with potential inconsistencies with the MSHCP
and SKR HCP for the Planning Area would be
less than significant with mitigation
incorporated.
mitigation prior to any ground
disturbing activities.

MM BIO-2: If future implementing
project activities are planned during the
bird nesting (February 15 to August 31)
season and there are trees or vegetation
on site, nesting bird survey(s) consisting of
up to three (3) site visits within 7 days
prior to ground disturbance, clearing
and/or demolition activities shall be
conducted to ensure birds protected
under the Migratory Bird Treaty Act
(MBTA) are not disturbed by on -site
activities. Any such survey(s) shall be
conducted by a qualified biologist. If no
active nests are found, no additional
measures are required. If active nests
are found, the nest locations shall be
mapped by the biologist. The nesting
bird species shall be documented and, to
the degree feasible, the nesting stage
(e.g., incubation of eggs, feeding of
young, near fledging) determined.

Based on the species present and
surrounding habitat, a no -disturbance
buffer shall be established around each
active nest. The buffer shall be identified
by a qualified biologist and confirmed
by the City. No construction or ground
disturbance activities shall be conducted
within the buffer until the biologist has
determined the nest is no longer active
and has informed the City and
Project site is surrounded by urban development such as residential uses, a school, and roadways. No wildlife
movement corridors were found to be present on or
adjacent to the Project site during the field survey. Thus, no impacts related to wildlife movement corridors would occur with implementation of the Project.

The Biological Due Diligence Investigation determined no special -status plant communities that have the potential to occur within the Project region occur on the Project site.

Therefore, no impacts related to special -status plant
communities would occur.

No mapped drainage features occur on or within the
vicinity of the site and no jurisdictional drainage and/or wetland features were observed within the Project site
during the field survey. However, a drainage feature was observed outside of the Project site boundary, immediately east of the Project site. This drainage feature runs adjacent to the eastern boundary of the site and is not expected to be impacted from project implementation. Therefore,
development of the proposed Project would not result in impacts to State or Federal jurisdiction and regulatory approvals would not be required.

Additionally, a MSHCP Consistency Analysis was prepared which determined the Project site is located within the Pass Area Plan of the MSHCP but is not located within or
adjacent to
any Criteria Cells or designated conservation areas.

However, the site is located within the designated survey area for burrowing owl, and within the Narrow Endemic
Plant Species Survey Area (NEPSSA) for Marvin's onion
and many -stemmed dudleya. No burrowing owls or recent
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MM BIO-3: The City shall require the
following for all future implementing
projects in order to mitigate for impacts
to riparian/riverine or sensitive habitats
associated with waters of the US and
State:
• Preparation of a Jurisdictional
Delineation of Waters of the
U.S. and wetlands pursuant to
the RCA as well as CWA and
ACOE protocol where
drainages are located on site.

If avoidance of the drainages is
infeasible, then applicants must
obtain a CWA Section 404
permit from the ACOE prior to
project grading. These permits
must include measures or other
equivalent requirements
necessary to reduce impacts to
riparian and wetlands
resources and ensure no net loss
of wetlands.
• Preparation of a Jurisdictional
Delineation of streams and
vegetation within drainages
and native vegetation of use to
wildlife pursuant to CDFW and
California Fish and Game Code
Sect 1 600 et seq. Where
necessary, applicants are
sign (i.e., pellets, feathers, castings, or whitewash) were observed during the field investigation. Therefore, the Biological Due Diligence Investigation determined the site does not support suitable habitat for burrowing owl and no focused burrowing owl surveys are recommended.

Additionally, based on the results of the field investigation, there is no suitable habitat for the relevant NEPSSA species on the Project site (Munz's onion and many -stemmed
dudleya), due to lack of suitable soils, presence of
imported soils, and the disturbed nature of the site.

Therefore, no additional surveys are needed to achieve
coverage for NEPSSA species (Section 6.1.3 of the MSHCP, Protection of Narrow Endemic Plant Species).

In accordance with Section 6.1.2 of MSHCP, Protection of Species Associated with Riparian/Riverine Areas and
Vernal Pools, no riparian/riverine features were observed on the Project site during the field investigation.

Additionally, no impacts are expected to occur to the
existing drainage feature just east of the site (outside of the Project boundaries).

Further, the Project site is not located within any MSHCP designated Criteria Cells or designated conservation
areas. Therefore, the Urban/Wildlands Interface
Guidelines (Section 6.1.4 of the MSHCP) do not apply to the Project.

Lastly, the project site is not located within the Mitigation Fee Area of the Stephen's Kangaroo Rat Habitat
Conservation Plan (SKR HCP). Therefore, the Project
Applicant is not be required to pay the SKR HCP Mitigation Fee.
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City of Beaumont
Tract Map 38926
Community Plance Exemption Analysis
TABLE 2: CEQA ENVIRONMENTAL TOPIC CHECKLIST
Beaumont General Plan 2040 GPU PEIR
Proposed Project
Impact
GPU PEIR Analysis
Mitigation
Potential Project Impact
Consistent
with GPU
PEIR? Y/N
required to obtain a Section
1 601 or 1 603 permit and a
Streambed Alteration
Agreement from CDFW. These
permits must include measures
or other equivalent
requirements that reduce
impacts to riparian and
wetlands resources ensure no
net loss of wetlands.
• Riparian/Riverine evaluation
pursuant to Section 6.1 .2 of the
MSHCP. Applicants must avoid
impacts to riparian areas to
preserve the function and value
of such habitats. Avoided areas
shall be protected in perpetuity
through a legal instrument such
as a conservation easement or
deed restriction. Where
avoidance is infeasible, a
DBESP will be required to be
reviewed and approved by the
RCA and/or US Fish and
Wildlife Services and
California Department of Fish
and Game.

Overall, impacts related to biological resources are
consistent with the findings of the GPU PEIR. No new impact would occur.

Cultural Resources
LTS
Less than Significant
The 2040 GP, Downtown Specific Plan, and
Revised Zoning Ordinance, includes goals,
policies, implementation actions that will
protect and reduce impacts to historical
resources. Additionally, as part of the City's
No mitigation measures are required.

Policy 8.1 1.1 Avoid or when avoidance
is not feasible, minimize impacts to sites
with significant archaeological,
Less than Significant
No structures exist on the project site; therefore, no impacts to historic resources would occur from the Project.

According to GPU PEIR Figure 5.5-1, Archaeologica/
Sensitivity, the Project site has low to moderate potential to Y
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Similarly, through implementation of existing
regulations and General Plan Policies, impacts
related to archaeological resources are
considered to be less than significant, and no
mitigation is necessary.

Through compliance with existing regulations to
properly handle the inadvertent discovery of
human remains, impacts related to the
disturbance of human remains from the 2040
GP will be less than significant and no
mitigation is necessary.
paleontological, cultural and tribal
cultural resources, to the extent feasible.
contain archaeological resources. The Project site has been previously disturbed through past grading and vegetative clearing activities; therefore, there is reduced potential for the Project to impact archaeological resources.

Additionally, the Project would comply with 2040 GP
policies, such as Policy 8.1 1.1 which requires potential impacts to archaeological, paleontological, cultural and tribal cultural resources be avoided or minimized to the extent feasible. Impacts are anticipated to be less than significant.

The Project site does not contain a cemetery, and no known formal cemeteries are located within the immediate vicinity of the Project site. Nevertheless, should human remains be unearthed during grading and excavation activities
associated with Project development, the construction
contractor would be required by California law to comply with California Health and Safety Code Section 7050.5
and Public Resources Code Section 5097.98. Through
mandatory compliance with California Health and Safety
Code Section 7050.5 and Public Resources Code Section
5097.98, the proposed Project would not result in
significant impacts to human remains, and impacts would be less than significant.

No new impacts related to cultural resources would occur through implementation of the proposed Project.

Geology and Soils
LTS
Less than Significant
Compliance with CBC regulations and 2040
GP goals, policies, and implementation actions
will reduce impacts related to earthquake
faults, seismic ground shaking, seismic ground
No mitigation measures are required.

Less than Significant
The Project would adhere to the CBC and 2040 GP goals,
policies, and implementation actions, and the NPDES.

Impacts related to geology are soils are anticipated to be less than significant.

Y
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Potential impacts associated with erosion and
loss of topsoil would be reduced to less than
significant with compliance with the NPDES and
revised Hillside Ordinance Policies.

Adherence to the goals, policies, and
implementation in the 2040 GP along with
compliance with the most current building codes
will reduce impacts from landslide, lateral
spread, subsidence, liquefaction, or collapse to
less than significant and no mitigation is
necessa ry.

As a condition of approval, prior to the issuance
of any grading permit, the City requires
grading plans to satisfactorily address the
geotechnical investigation's recommendations.

With implementation of the 2040 GP and
revisions to the Zoning Map, new structures
within the Planning Area may be proposed on
expansive soils; however, the degree of risk to
life or property from the effects of expansive
soils is considered less than significant with
through compliance with existing regulations
and goals, policies, and implementation
contained in the 2040 GP; no mitigation is
necessary.

If connection to the City sewer system is not
possible, City and State regulations establish
criteria that must be met to determine
According to PEIR Figure 5.6-9 — Paleontological
Sensitivity, the site is identified as having "low"
paleontological sensitivity. The Project would adhere to applicable Federal, State, regional, and local regulations, as well as implementation of Policy 8.1 1 .1. Impacts related to paleontological resources are anticipated to be less than significant.
24

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Through compliance with existing regulations
and 2040 GP goals, policies, and
implementation, impacts will be reduced to less
than significant and no mitigation is necessary.
2040 GP policy 8.1 1.1 requires development
to avoid paleontological resources, whenever
possible. If complete avoidance is not possible
Policy 8.1 1.1 requires development to minimize
and fully mitigate impacts to paleontological
resources. With compliance with applicable
Federal, State, regional, and local regulations,
as well as implementation of Policy 8.11.1,
impacts related to paleontological resources
are considered to be less than significant and
no mitigation is necessary.

Greenhouse Gas Emissions
SU
Significant and Unavoidable
The PEIR included potential greenhouse gas
(GHG) emissions that would result from buildout
of the General Plan and found that emissions
would exceed threshold limits, resulting in a
significant impact. Future projects would be
required to adhere to Beaumont 2040 General
Plan policies and implementation actions which
would reduce GHG emissions to the extent
feasible. Additionally, Mitigation measure MM
GHG 1 will be implemented to evaluate the
potential mitigation strategies in PEIR Table
MM GHG 1: In order to address effects
of GHG emissions from future
development, the City of Beaumont shall
evaluate the feasibility of the potential
GHG reduction strategies in Table 5.7-F
and update the Sustainable Beaumont
Plan or similar document every five years
to ensure the City is monitoring the plan's
progress toward achieving the City's
greenhouse gas (GHG) reduction targets
and to require amendment if the plan is
not achieving the specified level. The
Less than Significant
GHG emissions were modeled for the Project using
CaIEEMod per applicable South Coast Air Quality
Management District (SCAQMD) thresholds and
methodology (Appendix A). Total estimated construction
related GHG emissions from construction of the proposed Project were amortized over 30 years per SCAQMD
methodology. As shown below, when annualized over the
30 -year life of the proposed Project, annual emissions would be 1 8.4 metric tons of carbon dioxide (MTCO2e).

During operation, the proposed Project would generate a total of 795.1 CO2e per year. Thus, GHG emissions would Y
25

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5.7-F, implement feasible strategies, and
monitor progress towards achieving GHG
reduction targets. However, emissions are still
expected to be above threshold. Thus, impacts
related to GHG emissions are considered
significant and unavoidable.

The 2040 GP includes policies and
implementation actions that would help reduce
GHG emissions and therefore help achieve
GHG reduction goals. Therefore, overall, the
2040 GP would not obstruct implementation of
the 2017 Scoping Plan.

The 2040 GP includes goals, policies and
implementation actions that address land use
and neighborhood design and improve
opportunities for pedestrian, bicycle, and
transit use and thereby reduce VMT.

Additionally, implementation of the 2040 GP
forecasts the employment to housing ratio to
increase to 0.93:1. While still jobs -poor, the
2040 GP would increase the
employment/housing ratio to a factor much
closer to 1:1 providing for a better
jobs/housing balance. Thus, the 2040 GP
would make it easier for residents to both live
and work in the City instead of commuting to
other areas, which would contribute to
minimizing VMT. Therefore, the 2040 GP would
not conflict with or obstruct SCAG's Connect
SoCal plan, and no impact would occur.
updates shall identify targets for years
2030, 2040, and 2050 and subsequent
applicable statewide legislative targets
that may be in effect at the time of the
update.
be below the threshold of 3,000 MTCO2e per year.

Therefore, based upon SCAQMD's screening threshold,
impacts related to operational GHG emissions would be
less than significant.

Activity
GHG Emissions
(MTCO2e per year)1
Project Operation
Mobile
585.6
Area

0.8 Energy
165.0
Water
1 1.1
Waste

14.0 Refrigeration

0.1 Total Project Gross Operation
Emissions
776.7
Project Construction
Amortized Construction
Emissions
18 4
Project Construction and Operation
Project Total Emissions
795.1
Significance Threshold
3,000
Threshold Exceeded?
No
Notes: 1. Numbers may vary due to rounding.

Source: CaIEEMod Output Sheets (see Attachment A)
Additionally, consistent with the findings of the GPU PEIR, the Project would not conflict with the CARB Scoping Plan, SCAG Sustainable Community Strategy, or the Sustainable 26

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City of Beaumont
Tract Map 38926
Community Plance Exemption Analysis
TABLE 2: CEQA ENVIRONMENTAL TOPIC CHECKLIST
Beaumont General Plan 2040 GPU PEIR
Proposed Project
Impact
GPU PEIR Analysis
Mitigation
Potential Project Impact
Consistent
with GPU
PEIR? Y/N
Implementation of 2040 GP goals and their
associated policies and implementation actions
will further reduce potential GHG emissions
from subsequent land use development and
redevelopment by increasing energy and
water efficiency, energy conservation, and use
of renewable energy, promoting alternative
forms of transportation and investing in
infrastructure for public and active
transportation, and reducing solid waste. Thus,
implementation of the 2040 GP would
contribute to the reduction of GHG emissions
throughout the Planning Area and would not
conflict with or obstruct implementation of the
Sustainable Beaumont Plan, and no impact
would occur.

Beaumont Plan. Overall, impacts related to GHG emissions would be less than significant.

Hazards and Hazardous Materials
LTS
Less than Significant
Compliance with the requirements of federal,
State, and local laws and regulations
regarding the use and storage of hazardous
materials would ensure that risks resulting from
the routine transportation, use, storage, or
disposal of hazardous materials or hazardous
wastes associated with implementation of the
2040 GP would be less than significant.

Compliance with all applicable federal, State,
and local laws related to the transport,
storage, and handling of hazardous materials
would reduce the likelihood and severity of
accidents, and impacts involving the release of
hazardous materials into the environment
would be less than significant.

No mitigation measures are required.

Less than Significant
The Project could require minimal use of hazardous
materials typical for construction such as paints, solvents, oils, and grease. These types of materials are not acutely hazardous, and all storage, handling, use, and disposal of these materials are regulated by federal and state
requirements that are implemented by the County during
building permitting for construction activities. These
regulations include: the federal Occupational Safety and Health Act and Hazardous Materials Transportation Act;
Title 8 of the California Code of Regulations (CaIOSHA), and the state Unified Hazardous Waste and Hazardous
Materials Management Regulatory Program.

Additionally, the Project site is not listed on a hazardous materials sites compiled pursuant to Government Code
Section 65962.5 (Department of Toxic Substances Control, Y
27

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City of Beaumont
Tract Map 38926
Community Plance Exemption Analysis
TABLE 2: CEQA ENVIRONMENTAL TOPIC CHECKLIST
Beaumont General Plan 2040 GPU PEIR
Proposed Project
Impact
GPU PEIR Analysis
Mitigation
Potential Project Impact
Consistent
with GPU
PEIR? Y/N
2040 GP Policy 9.1 1 .5 prohibits the placement
of new facilities involved with the production,
use, storage, transport, or disposal of
hazardous materials near existing sensitive
land uses, which includes schools. Additionally,
the California Department of Education
establishes standards for school sites pursuant
to Education Code Section 17251 and adopts
school site regulations, which are contained in
the California Code of Regulations, Title 5,
commencing with Section 14001. Since any
future placement of schools would be required
to comply with state statutory and regulatory
requirements addressing safety from hazards,
including hazardous materials, impacts from the
placement of schools in the vicinity of such
hazards or the placement of new hazards in the
vicinity of existing schools are anticipated to be
less than significant.

There are two sites within the Planning Area
that are on the Cortese list, compiled pursuant
to Government Code Section 65962.5,
Lockheed Propulsion -Beaumont No. 1 (Site 1)
and Lockheed Propulsion -Beaumont No. 2 (Site
2). Through compliance Health and Safety
Code Section 25356.1, 2040 GP Policy 9.1 1.7
(coordination with regulatory agencies
regarding remnant safety hazards and future
utilization of contaminated sites), impacts
regarding the potential risks of public exposure
to hazardous materials as a consequence of
2025). With compliance with the goals, policies and
implementation actions of the 2040 GP and existing
regulations, the Project is not anticipated to result in any significant impacts related to hazards and hazardous
materials.
28

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There are no airports within the Planning Area.

The closest airport to the Planning Area is the
Banning Municipal Airport, located in the
eastern portion of the City of Banning over four
miles to the east of the City of Beamont.

Because the Planning Area is not within an
airport land use plan or within two miles of a
public use airport, impacts with regard to
safety hazards to people residing or working
in the Planning Area would be less than
significant.

Future development projects would be
reviewed for adequate infrastructure and
access as well as consistency with adopted
emergency and evacuation plans among many
other environmental issues in order to ensure
the safety of City residents and the physical
environment. Therefore, implementation of
existing laws and regulations, compliance with
applicable Beaumont 2040 Goals, Policies,
and Implementation actions during individual
project review would ensure that impacts
regarding impairing the implementation of
emergency response and evacuation plans will
be less than significant.

Through compliance with existing federal,
state, and local laws and regulations related to
wildland fire hazards and implementation of
2040 GP goals, policies, and implementation
29

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Hydrology and Water Quality
LTS
Less than Significant
Through compliance with the goals, policies,
and implementation measures of the 2040 GP,
compliance with the City's Municipal Code
requirements for erosion control, and the
existing regulatory requirements of the
National Pollution Discharge Elimination System
(NPDES) Statewide Construction General
Permit (CGP), construction of future projects in
the Planning Area will not violate water quality
standards or Waste Discharge Requirements
(WDRs) and impacts from construction of each
implementing project are considered less than
significant and no mitigation is necessary.

Pursuant to the Riverside County MS4 NPDES
Permit, qualifying new development and large
redevelopment projects are required by the
City to prepare a Water Quality Management
Plan (WQMP) or similar demonstration of post-
construction methods to mitigate downstream
impacts to flooding and water quality. The City
also requires a Drainage Study for qualifying
development proposals to address the
hydrologic and hydraulic considerations.

Through compliance with existing regulations
and the proposed 2040 GP goals, policies,
and implementation for the protection of water
resources, adoption and implementation of the
No mitigation measures are required.

Less than Significant
The Project would prepare a SWPPP and a WQMP which
would ensure construction and operational water quality impacts are less than significant. A Drainage Report was prepared for the Project to develop a preliminary storm drain system and compute the existing and developed
condition hydrology calculations to demonstrate that the proposed Project would not affect downstream drainage
facilities (Appendix C). The Project includes a proposed bioretention/detention basin with a volume capacity of

2.944 acre-feet in order to treat captured stormwater and mitigate developed condition flows. The proposed
Bioretention/Detention basin is designed to capture and reduce the 2 -year, 5 -year, 10 -year and 100 -year storm peak flow rates. The Drainage Report determined that the 2 -year 24 -hour storm developed peak flow rate is 0.5
cubic feet per second (cfs), or 10 percent more than
existing condition flow rate (4.93 cfs vs 5.43 cfs). The 5 - year 24 -hour storm developed peak flow rate is 0.9 cfs, or 13 percent more than existing condition flow rate (6.83 cfs vs 7.69 cfs). However, the Drainage Report determined that the 2 -year 24 -hour storm developed peak flow rate is within 10 percent of the existing peak flow rate which meets the hydromodification criteria for the site. Therefore, the increase in these storm events is minimal and would not impact downstream facilities. The Drainage Report would be reviewed and approved by the City as part of the
development review process to ensure compliance with
existing hydrology, water quality, and drainage
Y
30

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The 2040 GP Policies will not conflict with the
management efforts of the Beaumont Basin
Watermaster in its oversight of the Beaumont
Basin. The other groundwater basin in the
Planning Area will be managed by a GSA and
a GSP beginning 2022. The 2040 GP goals,
policies, and implementation action support
efforts that are aligned with sustainable
groundwater management, including
protecting and monitoring water quality,
increasing opportunities for recharge, and
funding existing and future water facilities.

Therefore, through the implementation of the
2040 GP goals, policies, and implementation
and compliance with existing regulations for
protection of water quality and groundwater
management, impacts to sustainable
groundwater management from the adoption
and implementation of the 2040 GP will be less
than significant.

Through implementation of 2040 GP goals,
policies, and implementation actions and
existing regulations, erosional/siltation and
flooding impacts from changes to the existing
drainage patterns and increasing
imperviousness from adoption and
implementation of the 2040 GP are less than
significant and no mitigation is required.
requirements. Additionally, with implementation of the
operational source and treatment control Low Impact
Development (LID) design that are outlined in the
Preliminary WQMP (Appendix D), which would also be
reviewed and approved by the City during the permitting and approval process, potential pollutants would be
reduced to the maximum extent feasible, and
implementation of the proposed Project would not
substantially degrade water quality.
31

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Through implementation of existing regulations,
and the 2040 GP goals, policies, and
implementation, adoption and implementation
of the 2040 GP and revised Zoning Map,
future projects within the Planning Area will not
substantially alter existing drainage patterns
so as to impede or redirect flood flows, and
impacts from flood flows are less than
significant.

The regulations of Beaumont Municipal Code
chapter 15.24 (Floodplain Management)
restrict land uses that are dangerous to health,
safety, and property due to water or erosion
hazards and require land uses vulnerable to
flood be protected against flood damage at
the time of initial construction. Further, 2040 GP
Policy 6.7.1 prohibit new non-residential uses
that are known to release or emit toxic waste
at levels that are harmful to human health while
continuing to allow necessary services. Future
32

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Therefore, the Planning Area is too far away
from the nearest ocean to have any meaningful
tsunami risk. Pursuant to 2040 GP goals,
policies, and implementation, future projects
will be required to mitigate potential flooding,
such as preventing adverse drainage impacts
to adjacent properties and the adequate siting
of structures located within flood plains.

Therefore, with implementation of 2040 GP
goals, policies, and implementation and
compliance with existing regulations, impacts
associated with the risk of pollutants from
seiches and flooding that may result from
adoption and implementation of the 2040 GP
and revised Zoning Map will be less than
significant and no mitigation is required.

Through compliance with existing regulations
and the 2040 GP goals, policies, and
implementation actions, adoption and
implementation of the proposed 2040 GP will
not conflict with or obstruct implementation a
water quality control plan or sustainable
groundwater management plan. Therefore,
impacts in this regard will be less than
significant and no mitigation is required.
33

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The 2040 GP would not conflict with any land
use plan, policy, or regulation adopted for the
purpose of avoiding or mitigating an
environmental effect.

No mitigation measures are required.

Less than Significant
The Project is consistent with land use and zoning and would not result in the division of an established community nor would it conflict with an applicable land use plan, policy, or regulation of an agency with jurisdiction over the
Project.

Y
Mineral Resources
LTS
Less than Significant
The Planning Area does not contain any "locally
important mineral resource recovery sites."
Although the current Zoning Ordinance has a
Mineral Resources Overlay Zone (Section

17.03.160), neither the City's 2006 General
Plan, existing Zoning Map, or any specific plan
within the Planning Area identifies a locally -
important mineral resource recovery site.

Therefore, impacts in this regard are
considered to be less than significant.

No mitigation measures are required.

Less than Significant
The Project site is not zoned for or used for mineral
extraction activities. The site has not been previously used for mineral related activities, and no known mineral
resources are known to occur on the site.

Y
Noise
SU
Significant and Unavoidable
Long-term noise: Implementation of 2040 GP
Policies 10.1.2, 10.1.3, 10.1.4, 10.1.5,

10.31.8, 10.2.1, 10.2.2, 10.2.3, 10.2.4,

10.2.5, 10.2.6, and 1 0.2.7 and Implementation
actions N2, N3, N5, and N10 would ensure that
noise impacts are considered as individual
No feasible mitigation measures are
available.

Policy 10-1.4: Incorporate noise
considerations into land use planning
decisions. Require the inclusion of noise
mitigation measures, cis may be
Less than Significant
Impacts related to noise and vibration are anticipated to be less than significant with implementation of 2040 GP Policies and implementation actions and with adherence to Municipal Code requirements. Additionally, the proposed residential uses would be consistent with the existing noise environment of the surrounding uses which consist of single - Y
34

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Less than Significant
Short-term noise: The City has adopted specific
standards for construction noise under Title 9
Public Peace, Morals and Welfare, Chapter

9.02 Noise Control. Section 9.02.110F of the
BMC specifically exempts noise sources
associated with landscape maintenance,
construction, including erection, excavation,
demolition, alteration, or repair of any
structure or improvement, provided that such
activities do not take place between the hours
of 6 p.m. and 7 a.m. However, sound levels are
not permitted to exceed 55 dBA for more than
15 minutes per hour, as measured in the interior
of the nearest occupied residence or school.
2040 GP Implementation action N2, which
requires project -specific acoustical studies, and
Implementation actions N7, N8, and N9, which
set forth standards for the operation of
construction equipment, require equipment
necessary to meet standards, in the
design of new development projects in
the City.

Policy 10-1.5: Require projects involving
new development or modifications to
existing development to implement
measures, where necessary, to reduce
noise levels to at least the normally
compatible range. Design measures
should focus on architectural features
and building design and construction,
rather than site design features, such as
excessive setbacks, berms, and sound
walls, to maintain compatibility with
adjacent and surrounding uses.
family residences and a school. Impacts related to noise would be less than significant.

The Project would include a Project Design Feature (PDF N - 1) to prohibit the use of heavy construction equipment
within 15 feet of the property lines which would ensure vibration from construction equipment would not damage
adjacent structures. Therefore, impacts related to vibration would be less than significant.
35

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9.02.110(F) of the BMC, whenever a
construction site is within one -quarter of a mile
of an occupied residence or residences, no
construction activities shall be undertaken
between the hours of 6:00 p.m. and 6:00 a.m.
during the months of June through September
and between the hours of 6:00 p.m. and 7:00
a.m. during the months of October through
May. Therefore, through implementation of the
2040 GP Noise Element and compliance with
the BMC, temporary construction -related noise
impacts are considered less than significant.

Compliance with the applicable provisions of
Chapter 9.02 of the BMC and the 2040 GP
policies and implementation actions listed
above would limit construction hours, identify
appropriate project -specific mitigation, and
reduce construction -related vibration impacts.

Therefore, impacts related to vibration are
considered less than significant.

No private or public airport is located within
two miles of the Beaumont Planning Area. The
closest airport is the Banning Municipal Airport,
located approximately five (5) miles east of
the eastern Planning Area boundary. Because
the Planning Area is not located in the 55 dBA
CNEL, 60 dBA CNEL, or 65 dBA CNEL noise
36

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Population and Housing
LTS
Less than Significant
The updated General Plan includes land use
designations that would allow new residential
uses and nonresidential development,
generally focused on revitalization including a
mixed -use downtown and developing the City
with a mix of housing types and new
commercial and industrial opportunities
involving an average overall growth rate of 18
percent at buildout or an annual projected
growth rate of 0.9 percent. The land use
concept in the 2040 GP has been developed
to accommodate projected population
increases. Thus, adoption and implementation
of the 2040 GP would not result in a substantial
increase in population growth because the City
has planned for the growth forecast in the
2040 GP. Therefore, impacts would be less
than significant.

The 2040 GP will not displace substantial
numbers of housing units or people and will not
necessitate the construction of replacement
housing elsewhere. No demolition or substantial
change in land use designation that would
result in the displacement of residents is
proposed in the General Plan. Therefore,
impacts associated with implementation of the
2040 GP relative to displacement of a
No mitigation measures are required.

Less than Significant
The Project is consistent with the land use and zoning
designation for the site and is within the allowable density.

Thus, impacts would be less than significant.

Y
37

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Public Services
LTS
Less than Significant
The 2040 GP Policy 9.5.1 contains a policy to
fund new fire stations as to meet NFPA and
County Fire response standards, while also
partnering with CAL FIRE to establish minimum
staffing levels for each fire company or each
duty shift. As future projects consistent with the
2040 GP are developed, each
applicant/developer will be required to pay
Development Impact Fees (DIFs) for fire
protection services pursuant to 2040 GP
Implementation Measures LUCD-b and S11 to
offset the Project -related demand on existing
fire services. Funding for RCFD is obtained from
various sources; however, RCFD capital funding
is mostly provided by DIFs collected by
Riverside County or by cities, but major
developments can also enter development
agreements with RCFD as an effort to fund
improvements responding to the developments'
fair share of impacts. Thus, the proposed
Project will not have a substantial impact on fire
protection services because the City will
implement the applicable goals, policies, and
implementation measures of the 2040 GP, and
implementing projects will pay their DIF for fire
protection services and the Project will comply
with regulations and pertinent fire standards
listed in the City's Fire Code. Further, future
projects involving the construction of future fire
stations will be subject to subsequent CEQA
No mitigation measures are required.

Less than Significant
The Project site is located within an area that is already served by public services. In addition, the site has been previously planned for residential uses, therefore, the Project is within the anticipated future needs for services.

Impacts are anticipated to be less than significant.

Y
38

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Through implementation of the goals, policies,
and implementation measures of the 2040 GP,
including the implementation of existing
Community Facilities Districts (CFDs), the
formation of future CFDs, the requirement for a
fiscal impact analysis for projects requiring a
general plan amendment and/or annexation to
the City, the City will be able to meet its goal
of 1 sworn officer per 1,000 population. In
addition, future construction of police facilities
will be subject to subsequent CEQA analysis at
the time those facilities are proposed. Because
the City will have a mechanism in place to
achieve and maintain acceptable police
staffing ratios, impacts are considered less than
significant.

Through implementation of 2040 GP Policy

7.10.1, which will bring the City and Beaumont
Unified School District together to anticipate
and adjust for fluctuating school enrollment and
potential impacts on existing schools, and
compliance with existing regulations pursuant
to AB 2926 and SB 50, the proposed Project
will not have a substantial impact on schools
and therefore, impacts are less than significant.

As the population of the City of Beaumont
continues to grow, the Beaumont Library
District (BLD) services will continue to be
39

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Because a future revenue source will be
generated as a result of new development
consistent with the 2040 GP, impacts to library
facilities are considered less than significant.

Recreation
LTS
Less than Significant
Policy 5.8.3 requires new development to pay
its fair share of required improvements,
including maintenance costs. Through
compliance with and implementation of
applicable 2040 GP goals, policies, and
implementation measures and the proposed
certificate of appropriateness process, impacts
with regard to the deterioration of existing
neighborhood and regional parks or other
recreational facilities are considered less than
significant, and no mitigation is necessary.

Based on the anticipated 2040 GP buildout
population of 131,940, which results in an
increase of approximately 82,699 persons,3 a
total of 415 new acres of parkland4 will be is
needed to comply with the City's park standard
of five acres per 1,000 persons. Based on the
number of open space and park acres in the
City, the adoption of the Revised Zoning
Ordinance making parks a permitted use in all
of City's residential zoning districts. and
No mitigation measures are required.

Less than Significant
Impacts are anticipated to be less than significant. The Project Applicant would pay required development fees
for park and recreational facilities.

Y
40

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Transportation
SU
Significant and Unavoidable
The California Air Pollution Control Officers
Association (CAPCOA) documentation identifies
the maximum achievable vehicle miles traveled
(VMT) reduction with Transportation Demand
Management (TDM) measures to be 10 percent
in a suburban setting. Given that the 2040 GP
is estimated to generate VMT per service
population that is approximately 25 percent
higher than the threshold of significance, TDM
measures (and the 2040 GP policies) would
likely not reduce VMT per service population to
a level below the City's threshold of
significance. Additionally, besides the policies
and TDM measures there are no other features
or mitigation measures that could be
implemented on a General Plan level to reduce
VMT to less than significant levels. Future
projects consistent with the General Plan would
be required to implement the policies, and
those would be the means to reduce impacts
from their projects. Therefore, impacts related
to inconsistency with CEQA Guidelines section
15064.3 are considered significant and
unavoidable because thresholds are exceeded
No feasible
available.
mitigation
measures
are
Less than Significant
The Project would comply with the Beaumont 2040 transit, bicycle, and pedestrian policies. Thus, impacts related to these facilities are anticipated to be less than significant.

Additionally, a VMT Screening Analysis was prepared for the proposed Project and is included as Appendix E.

According to the City's VMT Guidelines (City of Beaumont, 2024), residential and office projects located within a low VMT-generating area may be presumed to have a less
than significant VMT impact. Using the Western Riverside Council of Governments (WRCOG) VMT Screening Tool,
the VMT Screening Analysis determined the Project site is located within Traffic Analysis Zone (TAZ) 61. According to the WRCOG VMT Screening Tool, TAZ 61 has a VMT per
service population of 25, which is below the City's threshold of 31.5 VMT per service population under baseline year
2025. In accordance with the City's guidelines, residential projects are considered to be in a low VMT area if the
VMT per service population is below the Citywide
average. Therefore, the Project is located in a low VMT area and satisfies this screening criteria. Therefore, the Project can be presumed to have a less than significant impact related to VMT.

Y
41

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Less than Significant
The 2040 GP provides a comprehensive
circulation system that would accommodate
increased demand for public transit, bicycle,
and pedestrian facilities. The 2040 GP is not
inconsistent with nor does it conflict with any
policies, plans, or programs regarding public
transit, roadway, bicycle, golf cart network, or
pedestrian facilities or the performance or
safety of those facilities. The 2040 GP
incorporates expanded networks and policies
related to supporting transit, bicycles, golf
carts, and pedestrians in the city. These
networks are consistent with regional and local
planning efforts supporting these modes of
travel. Additionally, the 2040 GP includes
policies supporting complete streets (providing
accessibility for all users of all ages and
abilities) and active transportation. Therefore,
impacts related to conflicting with a program,
plan, ordinance, or policy on the circulation
system promoting transit, roadway, bicycle,
and pedestrian facilities will be less than
significant and no mitigation is necessary.

With compliance with existing laws, rules and
regulations, the Project would not substantially
increase hazards due to a geometric design
feature or incompatible uses; impacts will be
less than significant and no mitigation is
necessary.
42

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Tribal Cultural Resources
LTS
Less than Significant
All anticipated development projects consistent
with the 2040 GP could result in damage to
previously unknown tribal cultural resources.

However, compliance with General Plan Policy

8.1 1.1, which requires avoidance of sites with
significant TCRs when feasible, Policy 8.1 1.2,
which requires compliance with the provisions of
AB 52 and SB 18, and Policy 8.11.4, which
requires compliance with the provisions of the
California Native American Graves Protection
and repatriation Act and other appropriate
laws, impacts resulting from implementation of
the proposed Project are considered less than
significant.

No mitigation measures are required.

Less than Significant
Impacts are anticipated to be less than significant with implementation of GPU policies and actions.

In addition, the provisions of AB 52 do not apply to projects streamlined per CEQA Guidelines Section 15183.

Y
Utilities and Service Systems
LTS
Less than Significant
Through implementation of existing regulations
and the proposed 2040 GP policies, the
No mitigation measures are required.

Less than Significant
The Project site is located within a developed area and is surrounded by roadways that contain utility infrastructure, Y
43

Page 1127 of 1750 ends

The 201 5 UWMP concluded that future water
demands within their service area will be met
during any dry period of up to six consecutive
dry years assuming future supply projects are
implemented by the Beaumont -Cherry Valley
Water District (BCVWD). The proposed 2040
GP policies for Land Use and Design Goal 3.2
will ensure the timely provision of services with
phased development, including coordination
with BCVWD to ensure access to clean and
adequate water supply. For future qualifying
projects, a Water Supply Assessment (WSA)
will be required pursuant to SB 610 for
inclusion in the projects' CEQA analysis.

Through implementation of existing regulations
and the proposed 2040 GP policies, the
environmental impacts to water supplies will be
less than significant and no mitigation is
necessary.

With the City's current wastewater treatment
plant (WWTP) expansion, the City is
anticipated to have adequate treatment
capacity for current and future residents until
approximately 2038. Because additional
treatment capacity may be needed in the
future, the proposed General Plan policies for
Community Facilities and Infrastructure Goal
and adjacent uses are currently being served. As the site has been previously planned for development, impacts are anticipated to be less than significant with implementation of 2040 GP policies and actions and with compliance with existing regulations. Additionally, the Project is consistent with the land use and density allowed by the General Plan.

Thus, the Project is consistent with the growth assumptions that were analyzed in the GPU PEIR, including utility supply and availability. For instance, the GPU PEIR determined the Beaumont Cherry Valley Water District would have
adequate water supplies to serve the GPU. Additionally, with the City's current WWTP expansion, the GPU PEIR
determined the City would have adequate treatment
capacity for current and future residents until
approximately 2038. Additionally, the proposed Project
would comply with all standards related to solid waste
diversion, reduction, and recycling during Project
construction and operation. Therefore, impacts related to utilities would be less than significant and no new impact would occur.
44

Page 1128 of 1750 ends

7.5 will ensure the City continues monitoring
influent rates at the wastewater treatment
plant as new development projects are
proposed, and coordinate treatment capacity
expansion as needed. Further, the proposed
General Plan policies for Land Use and Design
Goal 3.2 will ensure that there will be
adequate water and wastewater system
capacity to meet projected demand, and the
City will continue to implement comprehensive
water and wastewater management programs
and ensure that future developments pay their
fair share for any needed infrastructure
improvements. Goal 7.8 includes policies to
encourage residential clustering as a means to
preserve open space but it would have the
indirect benefit of limiting development where
sewer connections may not be available or
feasible. Through the implementation of
existing regulations and the 2040 GP policies
that address wastewater treatment systems,
impacts from insufficient WWTP capacity are
less than significant and no mitigation is
required.

The City is within the service area of Lamb
Canyon Landfill, and a majority of the waste
generated by the City is taken to Lamb Canyon
Landfill. Waste generated within the City is
also taken to other Riverside County landfills,
cis well as various landfills throughout the state.

Through the implementation of existing
regulations and the 2040 GP policies related
45

Page 1129 of 1750 ends

Energy
LTS
Less than Significant
Energy use during construction would be
temporary and over time would become more
energy and fuel -efficient due to advances in
technology and fuel economy and therefore
would not be wasteful or inefficient;
construction impacts to energy resources are
considered be less than significant and no
mitigation measures are necessary.

In conjunction with regulatory requirements,
implementation of the 2040 GP will ensure that
energy demand associated with growth in the
Planning Area would not be inefficient,
wasteful, or unnecessary. Therefore, energy
impacts associated with implementation the
2040 GP would be less than significant and no
mitigation measures are necessary.

The statewide Renewable Portfolio Standard
(RPS) requirements do not directly apply to
individual development projects, but to utilities
and energy providers such as SCE, whose
compliance with RPS requirements would
contribute to the State objective of transitioning
to renewable energy. The development
accommodated under the 2040 GP would
comply with the current and future iterations of
the Title 24 Building Energy Efficiency
Standards and CALGreen Code. Furthermore,
the 2040 GP includes goals 8.1, 8.2, 8.3, 8.1 1,

9.10, and 1 1.12 and their policies and
No mitigation measures are required.

Less than Significant
The proposed Project is not expected to generate a
demand for energy beyond typical developments in
Southern California. Additionally, the Project is consistent with the land use and density allowed by the General Plan for the site. Therefore, energy consumption from
construction and operation of the proposed Project was
previously analyzed in the energy section prepared for the GPU PEIR, which determined energy usage from buildout
of the Plan would be less than significant. The Project would adhere to existing regulations, such as Title 24 energy efficiency standards, and 2040 GP policies regarding
energy conservation. Impacts are anticipated to be less than significant.

Y
46

Page 1130 of 1750 ends

17.1 1.140) that provides regulations for wind
energy conversion systems (WECS) which
accommodates future development of
renewable energy sources in the Planning
Area. Therefore, implementation of the 2040
GP would not conflict with or obstruct
implementation of the RPS, and no impact
would occur.

The 2040 GP builds upon the Sustainable
Beaumont Plan and includes goal 8.3 and
associated policies and implementation actions
that require the City to establish GHG
reduction targets, implement reduction
measures, monitor and update programs that
address energy from all sectors. Additional
goals involve increasing energy conservation
and efficiency, mixed -use development,
alternative forms of transportation and
investing in infrastructure for public and active
transportation, all of which contribute to the
reduction of electricity, natural gas, and
transportation fuel. These goals and their
associated policies and implementing actions
would contribute to the reduction in energy
demand throughout the city. Thus,
implementation of the 2040 GP would not
conflict with or obstruct implementation of the
47

Page 1131 of 1750 ends

Wildfire
LTS
Less than Significant
The implementation of the General Plan and
Revised Zoning does not propose any changes
that will impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan because
the City will comply with the Local Hazard
Mitigation Plan and applicable General Plan
Goals and Policies ensuring that emergency
response plans and evacuation plans are
provided. Impacts are considered less than
significant with no mitigation necessary
Buffering and distancing development through
the General Plan policies will help to limit the
exposure of residents to pollutants during fires.

Evacuation routes and emergency
preparedness will also further to remove
residents from exposure during wildfire events
to also reduce exposure during fire events.

Therefore, with implementation of the
applicable General Plan goals, policies, and
implementation plans, impacts related to
exposing project occupants to pollutant
concentrations from a wildfire due to slope,
prevailing winds, and other factors are
considered less than significant with no
mitigation necessary.

Maintenance of existing infrastructure and the
potential installation of new infrastructure for
No mitigation measures are required.

Less than Significant
The site is not located within a State Responsibility Area or within an area of moderate, high, very high fire hazard severity. Impacts are anticipated to be less than significant with implementation of 2040 GP policies and actions and with compliance with existing regulations.

Y
48

Page 1132 of 1750 ends

City of Beaumont
Tract Map 38926
Community Plance Exemption Analysis
TABLE 2: CEQA ENVIRONMENTAL TOPIC CHECKLIST
Beaumont General Plan 2040 GPU PEIR
Proposed Project
Impact
GPU PEIR Analysis
Mitigation
Potential Project Impact
Consistent
with GPU
PEIR? Y/N
future projects in the Project area would
comply with the City of Beaumont's fire code
requirements new development projects and as
such, will be reviewed by the Fire Department
to determine the specific fire requirements
applicable to ensure compliance with these
requirements. In addition, any development in
the City would need to comply with the City's
building code and standard building permit
review process cis designated by the City
Building and Safety Department, to ensure that
new developments have access to necessary
utilities, and any additional utility construction
complies with all code requirements. Therefore,
because development implemented through
compliance with the General Plan and Revised
Zoning Map will comply with applicable
General Plan Goals, Policies and
Implementation Plans, impacts related to
installation and maintenance needs that can
exacerbate fire risk are considered less than
significant with no mitigation necessary.

Maintenance of existing infrastructure and the
potential installation of new infrastructure for
future projects in the Project area would
comply with the City of Beaumont's fire code
requirements new development projects and as
such, will be reviewed by the Fire Department
to determine the specific fire requirements
applicable to ensure compliance with these
requirements. In addition, any development in
the City would need to comply with the City's
building code and standard building permit
49

Page 1133 of 1750 ends

LTS = Less than significant
LTSWM = Less than significant with mitigation
SU = Significant and unavoidable
50

Page 1134 of 1750 ends

Tract Map 38926
City of Beaumont Community Plance Exemption Analysis

4. REFERENCES
City of Beaumont. (2020a). Genera/ Plan Land Use Map. Retrieved July 3, 2025, from http://www.beaumontca.gov/DocumentCenter/View/36839/Beaumont-Land-Use-Map-Final City of Beaumont. (2020b). Zoning Map. Retrieved July 3, 2025, from http://www.beaumontca.g ov/DocumentCenter/View/36840/Beaumont-Zoning-Map-Fina l City of Beaumont. (September 8, 2020c). Draft Program Environmental Impact Report Beaumont General Plan SCH No. 2018031022. Retrieved July 18, 2025, from
https://www.beaumontca.gov/121/Genera I -Plan
City of Beaumont. (October 2020d). Final Program Environmental Impact Report Beaumont Genera/ Plan SCH No. 2018031022. Retrieved July 18, 2025, from
https://www.beaumontca.gov/121/General-Plan
City of Beaumont. (December 1, 2020e). Beaumont General Plan. Retrieved July 18, 2025, from https://www.beaumontca.gov/1 21/General-Plan
City of Beaumont. (July 18, 204). Traffic Impact Analysis Guidelines for the City of Beaumont. Retrieved August 15, 2025, from https://www.beaumontca.gov/DocumentCenter/View/39117 County of Riverside. (2025). Riverside County Map My County. Retrieved July 3, 2025, from https://gis1.countyofriverside.us/Html5Viewer/?viewer=MMC Public Department of Toxic Substances Control. (2025). EnviroStor. Retrieved July 7, 2025, from https://www.envirostor.dtsc.ca.gov/ public/
EPD Solutions, Inc. (June 1 1, 2025a). Air Quality and Greenhouse Gas Tables for the Beaumont Residential Project. (Appendix A).

EPD Solutions, Inc. (July 31, 2025b). Vehicle Miles Traveled (VMT) Screening Analysis Memo. (Appendix E).

ELMT Consulting. (April 23, 2025). Bio/ogica/ Due Di/igence Investigation for the Proposed TTM 38926 Project Located in the City of Beaumont, Riverside County, Ca/ifornia. (Appendix B).

Proactive Engineering Consultants, Inc. (November 14, 2024a). Preliminary Drainage Report To Support Beaumont 46 Project Tract No. 38926. (Appendix C).

Proactive Engineering Consultants, Inc. (October 2, 2024b). Project Specific Water Quality Management Plan. (Appendix D).
51

Page 1135 of 1750 ends

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<-0—
2804.8 EG
�Q LOT SIZES
�-
EX. 36" SD co' APN:408-090-013
APN:408-160-021 I
- -
APN:408 160 022
APN: 408-160-023
APN: 408-160-024
APN: 408-160-025
APN: 408-160-026
APN: 408-160-027
APN: 408-160-028
APN:408-160-029
MINIMUM: 7,209 SqFt
APN:408-160-020
SEE DETAIL ON SHEET 2 FOR SS CONTINUATION (SCHOOL)
(SFD)
(SFD)
(SFD) (SFD)
(SFD)
(SFD)
(SFD) (SFD)
(SFD)
AVERAGE: 7,811 SqFt
\
(SFD)
LEGEND

EASEMENTS
MAXIMUM: 9,883 SqFt
SEE TABLE ON SHEET 2 FOR COMPLETE LIST OF LOT AREAS

TRACT BOUNDARY

OF BEARING
- -
%ii;/,':,%%i%��,r;

GB GRADE BREAK BASIS

EX PUBLIC ROW OA - WATER

QUALITY MANAGEMENT
EASEMENT - 5' WIDTH

EX TRACT BOUNDARY
��/�//,;,��"
,�,,,//,/g&

TO BE VACATED SFD SINGLE FAMILY DEVLOPMENT

THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF NORMAN -- -- PR RIGHT OF WAY
WQ WATER QUALITY © - CITY

UTILITY EASEMENT
- 30' WIDTH
ROAD HAVING A BEARING OF NORTH 89°50'15" EAST PER PARCEL MAP NO.

PR LOT LINE
DW DW
PR PAVEMENT ROW RIGHT OF WAY © - BEAUMONT

CHERRY VALLEY
WATER DISTRICT - 30' WIDTH
10529, FILED IN BOOK 47, PAGE 76, OF PARCEL MAPS, RECORDS OF

PR DOMESTIC WATER

PIP PROTECT IN PLACE
RIVERSIDE COUNTY, STATE OF CALIFORNIA.

SS ss PR SANITARY SEWER

LNDSC LANDSCAPE DO - LOT
PR STORM DRAIN'-'�."�. BASIN WASHOUT

A BASIN ACCESS
EASEMENT - 10' WIDTH

BENCHMARK
SD SD

PKWY PARKWAY

OE - CITY

SEWER EASEMENT
- 30' WIDTH

EX DOMESTIC WATER
�/ SDWK SIDEWALK
F E SS lON
COUNTY OF RIVERSIDE DESIGNATION: C-2-4
QR0F
it41 ��o G 9l
��`��,
v
v v
PR SLOPE (2: 1 MAX) EX EXISTING

UNLESS NOTED OTHERWISE PR PROPOSED
1001
1" = 50'
y
4c
��
(� -�
N0. 65194
m
*
�XXX.1 PAD ELEVATION EG EXISTING GROUND

EP EDGE OF PAVEMENT

RETAINING WALL
AT THE SW CORNER OF BROOKSIDE AVE & CHERRY AVE, 65' SOUTH OF BROOKSIDE AVE, 23' WEST OF CHERRY AVE, ON TOP OF AND AT THE NW CONCRETE WINGWALL OF BRIDGE NO. 8033, A BRASS DISK MARKED

V -H BCVWD BEAUMONT CHERRY VALLEY WATER DISTRICT
C-2-4-65
25 0 50 100 150 s9j 0I\m
X X
BASINFENCEF0FCA\,\F
��
ELEVATION (FEET): 2758.083 (NGVD29) (ADJ. 1970)
1:1(310kIliiCr
I
00j 4 Call 2 Working Days
tf/W Before You Dig!
811
e
BENCHMARK:

COUNTY OF RIVERSIDE DESIGNATION:

C-2-4

AT THE SW CORNER OF BROOKSIDE
AVE & CHERRY AVE 65' SOUTH OF
BROOKSIDE AVE, 23; WEST OF

CHERRY AVE, ON TOP OF AND AT THENW CONCETE
NO. 80338 A BRASS WDISK MARK ALL OF ED BRIDGE
C-2-4-65
ELEVATION (FEET): 2758.083 (NGVD29)
(ADJ. 1970)

PROAC I V

ENGINEERING CONSULTANTS
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300
DESIGN BY:

ED
REVIEWED BY: DATE:

CITY OF BEAUMONT CALIFORNIA
SHEET
2 BEA
-CAL
PUBLIC
550 E.

UMONT
I BORN
WORKS
6TH ST, BEAUMONT,
I

DEPARTMENT
CA
A-
92223
TENTATIVE TRACT MAP FOR:

TRACT MAP 38926
DRAWN �
BY:

STAFF ENGINEER
RECOMMENDED BY: DATE.

CHECKED BY:

SCALE:
1 ".50'

OF SHEETS

PRINCIPAL ENGINEER
APPROVED BY: DATE:

FILE NO:

DATE:
2/14/202JOB
BY
MARK

DESCRIPTION
APPR.

DATE
NUMBER:

ENGINEER

REVISIONS
CITY

CITY ENGINEER

Page 1136 of 1750 ends

MONTE VISTA 02/19/25
TTM 38926 - Tentative Map.pdf

TR LOT TR BNDY TR LOT

BNDY LINE BNDY LINE
BNDY
LOT
LOT

OFFSITE LOTS
E

PR NUMBERED LOT
LOT 29 & 30

PR NUMBERED LOT
g C
OFFSITE LOTS EX 24" WATER MAIN
ss
ss �S s
s s) ss
L 0 T AEA
T A
L E
LOT 30
LOT E
APN:408-080-011
APN: 408-080-011
,
.A�
PUBLIC
ROW
TO BE VACATED 5

D DW D D
w D
DW- D U DW Dw
6' WALL
�_X
EX. CLF 30' PUBLIC
x )t______
i
(30')

PUBLIC RO
6' WALL

UTILITY EASEMENT
6' WALL ----.%30'

TO CITY OF BEAUMONT

LOT NUMBER
AREA So .FT.
( )
PAD

TO BE VACATED

EG
EG

PUBLIC ROW
- ,�
_

EX BLOCK WALL
1 I TO BE VACATED
(0' -5' ) RETAINING WALL `L'Q�'

ALPINE AVENUE
F �G
EG :•Q'�'

WALL FOOTING
1 7898
.4: -t-
PAD
c
30'
PAD

WALL FOOTING
PAD
x
2 7942
I
PR 8" WATER MAIN
EG +`
(2'-4.5') RETAINING WALL

W/ TUBULAR STEEL FENCE
'B
18" STORM DRAIN
'C PER PLAN
'D
v
3 7944
___

SECTION
-B' SECTION
-C' SECTION -D'
3 V DITCH

NTS
NTS
NTS �, S
^
4 7956
EX 16" WATER MAIN

SECTION
'A -A'
--PR SD CONCRETE

SPILLWAY
5 7758
NTS
R/W
R/W
R/W
R/W 8"

PR SD MAIN

CONNECTION
6 8960

PR SEWER MAIN

7 8452

STREET B
EX.

APN LOT LOT 22
NORMAN ROAD LOT 1
NORMAN ROAD EX. APN LOT
LOT D

PR NUMBERED LOT N
VAR
4' 5.5

5.5'
24'
EX 8" SEWER MAIN
EX 36" SD MAIN
8 7224
EX. FENCE
6' WALL
4' .5'

PKWYSDWK
KWySDWK CURB EX. BLOCK WALL
2' 2'
I
9 7389
PAD
2'BENCH
~q
;._ 2'

4j 2'
10 7223
�
EG
—
.5' CURB
4 10
PAD -e—ss—b
I
11 7223
��
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_____

MALTA STREET
� (0.67'-3')

RETAINING WALL
PAD
w
�
12 7389
2'BENCH
n
6'
4 SECTION 'H -H'
w
0 13
7223
SDWK
SECTION 'F -F' NTS 5
14 7223

NTS SECTION 'G -G'
g
NTS
15 8015
'E

SECTION
-E'
NTS
16 9674

STARLIGHT

AVENUE UTILITY

CONNECTIONS
17 7944
1 "=100'
18 8676
TR

TR TR TR
AVENUE
19 8461
BNDY

BNDY BNDY BNDY

BROOKSIDE
20 8461
APN:408-090-013
LOT A APN:408-080-003 I HOUSE LOTS LOTS 1-5
APN:408-080-002 APN:408-301-013
LOT A
21 8461

EX TUBULAR STEEL FENCE
30' EASEMENT
22 8965
6' WALL
EX. CLF
1i
6'
64' - ROW TO VACATE
6' WALL
2'BENCH
EG
1 .5' I
23 8370
EG _
EX. CLF
PAD `1%'Q

5.6'5.4'
10'
4'
73 24
8345
'`
EG
(2'-4') RETAINING WALL
BASIN BOTTOM = 2782.0
25 8345
--
EG
BOTTOM = 2782.0

WALL FOOTING WALL FOOTING
PR SD
26 7962
'I

PR DW PR SS
'J 'K

SECTION -I'

SECTION -J' SECTION -K' EX DW
NTS
NTS NTS 24" DIP
27 7244
'L
28 7279

SECTION -L'
NTS
29 9127
TR LOT
S'LY
30 9171

BNDY LINE
LOT
R/W
31 7209
APN:408-090-013 I E

PR NUMBERED LOT
42' 1
1 32
7238
STREET

IMPROVEMENTS

PUBLIC ROW
TO BE VACATED LOT _ _
A & APN 408 301 013
FL EX. N'LY ,
10 CONNECT TO EXILING
3 3
7321
(30')
I
R/W I
0 12'
q
I
d
34 7260

5.5'

24.5'
I
I
i 20
12 o^

35 7656

EX TUBULAR
14 i
i
_

STEEL FENCE
n
,4
PAD
,4 I
6'
�/
o`� EX CURB & GUTTER--
,
36 7260

PROP FG
(2'-4.5') RETAINING WALL

PROP FG
SDWK

I
"e
37 7260
,
WuITCH TUBULAR STEEL FENCE
OG

PR EDGE OF PAVEMNET

S'LY N'LY
38 7260
V
_
\ , 2.0% OG

R/W R/W

EX EDGE OF PAVEMENT
PR SD 2.0%
-
EG J
��
39 7656
BASIN WASHOUT `
OG 1�
55'
r

SECTION
- - -
'N -N'

40 7260

SECTION 'M -M'
FL q FL
41 7260
NTS

CITY OF
BEAUMONT GENERAL PLAN ;2040; i 10'
20'
20' 5'
NTS
LOCAL
STREET - 40' R/W
SDWK
42 7656

NORMAN ROAD
- FROM ORCHARD HEIGHTS TO 570' i
SDWK i2,� I
l q l
i
43 7260
EAST

OF ORCHARD HEIGHTS
i i
i
40'
44 7260

R/W R/W
iii
,n I
20'
20'
60'
W'LY
R/W
ELY
INI
I
10'
20 10'
45 7656
FL FL
32 R/W OG ___ ,.D.I
`\� 0%10' ?-
40'
10' i
2� =q
�`)-�
47 7656
OG ��
I
I 7260
_
'
'
''

HEIGHTS AVENUE
48 7260
L 20'
20'
i
2'2'
12'
12'
2'2
CITY OF BEAUMONT GENERAL PLAN (2040)
6'
6'
I

Rte,
FULL WIDTH IMPROVEMENTS - 55' R/W PR CURB & GUTTER
49 7260

SDWK SDWK
EX. WALL
i
I
LOT A
29269
OG - \�
N 0G
i NORMAN ROAD - ,FROM 260' WEST OF STREET B TO
I 50 EAST OF STREET B
LOT B
3305
S�: 2.0% 2 2.0% 9�
I I
I I
LOT C
2296
PAD ELEV.
`1�
OG
---
\\, OG
------ 2.0%
2 LOT D
13160
0%
o
a
LOT E
9734
CITY OF BEAUMONT GENERAL PLAN (2040)
,. ORCH
LOCAL STREET - 60' R/W
CITY
OF BEAUMONT GENERAL PLAN (2040)

STREET A, STREET B
PRIVATE DRIVEWAY - 32' R/W
LOT D
R/W
RiW
R/W
EX. FENCE
R/0://///
'
40 II 60' I Ooh
EX. WALL
•�
FL
I
0 FL
FL
0/
10' 20' 10
10'
40'I
10 I
i
/\ i
I o`�
0 ow
Ck
I �0
i 20'
L
20' i
I
�,
6, 6,
SDWK [SDWK
x
II

MATCHLINE
SEE
SHEET 1
OG G
OG

PR EDGE

OF PAVEMENT
-
- - - -
2 _
_ _%
2 _ - _ OG_ �� .
?
--C-C---C-C- -
Q�OF ESS/p -
___
I
OG 0'/

NORMAN ROAD
MODIFIED CITY OF BEAUMONT GENERAL PLAN (2040)
N0. 65194
CITY OF BEAUMONT GENERAL PLAN (2040)
* *
LOCAL STREET - 40' R/W LOCAL STREET - 60' R/W

STREET B

ORCHARD

HEIGHTS
AVENUE

CONNECTION

ORCHARD HEIGHTS AVENUE
9jFOF CAUE�� 1"=50'
a
1,1 lik
10/ 0 6 Before Call 2 Working Days
811You Dig!
•
BENCHMARK:

COUNTY OF RIVERSIDE DESIGNATION:

C-2-4

AT THE SW CORNER OF BROOKSIDE
AVE & CHERRY AVE, 65' SOUTH OF
BROOKSIDE AVE, 23; WEST OF

CHERRY AVE, ON TOP OF AND AT THE
NW GE

CONCRETE BRASSWDISK MARKED
NO. 8033 C-2-4-65
ELEVATION (FEET): 2758.083 (NGVD29)
(ADJ. 1970)

PROAC IV

ENGINEERING CONSULTANTS
200 South Main Street, Suite 300
Corona, CA 92882 (951) 280-3300
DESIGN BY:

ED
REVIEWED BY: DATE:

CITY OF BEAUMONT CALIFORNIA
SHEET
2 2
B
-CAI_
PUBLIC
550
E A U
IF-
WORKS
E. 5TH ST. BEAUMONT.

M
O R

DEPARTMENT
0 N T

N I A -
CA 92223
TENTATIVE TRACT MAP FOR:

TRACT MAP 38926
DRAWN BY:

STAFF ENGINEER
RECOMMENDED BY: DATE.

CHECKED BY:

SG
SCE:
1 •-50'

OF SHEETS

PRINCIPAL ENGINEER
APPROVED BY: DATE:

FILE NO:

DATE:
2/14/2025
BY
MARK

DESCRIPTION
APPR.

DATE
JOB NUMBER:

ENGINEER

REVISIONS
CITY

CITY ENGINEER

Page 1137 of 1750 ends

BEAUMONT
-C A L I F O R M I G

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL
PLANNING COMMISSION DATE: October 22, 2025
CITY COUNCIL DATE: December 16, 2025
PROJECT NAME: Tentative Tract Map 38926
PROJECT NO.: TM2024-0002
DESCRIPTION: A Public Hearing request for approval of Tentative Tract Map 38926 for a proposed subdivision of 12.58 gross acres into 49 single-family residential lots ranging between 7,219 square feet and 13,072 square feet and four lettered lots, including a retention basin. The proposed application is exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Article 12, Section 15183 (Projects Consistent with a Community Plan or Zoning).

APPLICANT: Monte Vista Homes
APN: 408-080-004, 408-080-005
Note: Any conditions revised at a hearing will be noted by c-ri<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. 38926 and consist of all subsequent conditions and all conditions of approval for the Tentative Tract Map.

1. The permit for the above referenced Tentative Tract Map No. 38926 (TM2024- 0002) and CEQA Section 15183 exemption, and property consists of all Conditions of Approval herein.

2. 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. 38926 (TM2024- 0002) and CEQA Section 15183 exemption, 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

Page 1138 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 2 ends

3. 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.

4. This conditionally approved tentative map will expire on December 16, 2027, 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.

5. If required by the Planning Department, within ten (10) days of approval by the City Council one(1) 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.

6. 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.

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

8. The project is exempt from CEQA under Section 15183 of the CEQA guidelines (Projects Consistent with a Community Plan and Zoning). The project shall comply with the applicable mitigation measures of the 2020 General Plan Update Environmental Impact Report.

9. The applicant shall form/annex into the City -Wide Community Facilities District for Maintenance Services.
a. Prior to the later of issuance of any building permit or recordation of a final map (if applicable) or such other date agreed to by the City Manager/City Engineer, the property owner/applicant shall provide a fiscal mechanism to mitigate the impact of its project on city maintenance services. Prior to approval of a Final Map the applicant shall form or annex into a Maintenance Services Mello -Roos Community Facilities District to offset the annual negative fiscal impacts of the project on maintenance services in the City. Property Owner shall submit exhibits depicting the features to be included in the maintenance district as provided by Section 53313 of the Mello Roos Community Facilities Act of 1982 for public facilities within and

Page 1139 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 3 ends

for the benefit of the subject property. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to maintenance services. For other mechanisms, similar facilities must be maintained. Such facilities may include but not be limited to the landscaped parkways within the public right- of-way, street tree maintenance, street sweeping and street maintenance, irrigation system maintenance, public street, curb and gutter, and sidewalk maintenance, neighborhood parks, trails, open space, street lights in the public right-of-way, energy usage, graffiti abatement, and public storm drains and water quality improvement facilities within the development and constructed pursuant to federal NPDES requirements and the regular maintenance of these facilities." Applicant shall make a non-refundable deposit of $15,000, or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. Contact [email protected].

10. The applicant shall form/annex into the City -Wide Community Facilities District for Police, Fire, and Paramedics.
a. Prior to the later of issuance of any building permit or recordation of a final map (if applicable) or such other date agreed to by the City Manager/City Engineer, the property owner/applicant shall annex into a Police, Fire and Paramedic Services Mello -Roos Community Facilities District to offset the annual negative fiscal impacts of the project on public safety operations and maintenance issues in the City. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to Public Safety services. Applicant shall make a non-refundable deposit of $12,500, or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. Contact [email protected].

11. Homeowners Associations (HOA): Prior to issuance of a Certificate of Occupancy, the developer shall establish a governing legal Homeowners Association (HOA).

The HOA shall create and enforce HOA's covenants, conditions, and restrictions (CC&Rs) for recordation with the map, subject to approval by the City, for the ownership and shared perpetual maintenance responsibilities of the Lettered Lots A, B, C, D, and E.

12. Disclose to future owners: Every person who buys a lot in the development/TTM38926 must receive a copy of the governing HOA documents, and the disclosure shall be recorded to run with the land for all forty-nine (49) Numbered Lots.

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13. Tentative Tract Map No. 38926 has been found to be substantially in conformance with the Single Family Residential (SFR) zone.

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

15. 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.

16. 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 the 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 (PDF format) 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 (PDF Format) 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.

17. 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

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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:
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 comply 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.
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.

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

19. 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.

20. 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.

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21. 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.

22. 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.

23. 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.

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

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

26. 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.

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

SUBDIVISIONS

28. Tentative Tract Map No. 38926 shall be recorded prior to the issuance of -any residential building permits associated with the project.

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

BUILDING DEPARTMENT CONDITIONS

30. Drainage channel, onsite retention basins, or other undeveloped lots shall be maintained free of weeds, junk, trash, and debris.

FIRE DEPARTMENT CONDITIONS

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With respect to the planning conditions for the referenced project, the fire department requires the following fire protection measures to 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.

31. 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.
a. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

32. 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.

33. Tract Water Plans - If fire hydrants are required to be installed, applicant/developer shall furnish the water system fire hydrant plans to the Fire Department for review and approval prior to building permit issuance. Plans shall be signed by a registered civil engineer, and shall confirm hydrant type, location, spacing, and minimum fire flow. Once plans are signed and approved by the local water authority, the originals shall be presented to the Fire Department for review and approval. Reference CFC as amended.

34. Fire Department Access - Fire apparatus access roads shall be provided within 300 feet of all exterior portions of buildings, unless otherwise approved by the Fire Department. Fire apparatus access roads shall have an unobstructed width of no less than 24 feet. Dead-end fire apparatus access roads exceeding 150 feet shall provide an approved turn around. The minimum required turning radius of a fire apparatus access road is 38 feet outside radius and 14 feet inside radius. The construction of the fire apparatus access roads shall be all weather and capable of sustaining 75,000 lbs. Unless otherwise approved, the grade of a fire apparatus access road shall not exceed 16 percent and the cross slope shall not exceed 2.5 percent. The angles of approach and departure for fire apparatus access roads shall be a maximum of 6 percent grade change for 25 feet of approach/departure.

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Reference CFC as amended and Riverside County Fire Department Policies and Standards.
a. Fire Lane marking: Identification and marking of fire lanes, including curb details and signage, shall comply with all Riverside County Fire Department Standards.
b. Private Driveway along lots one (1) through six (6) will need to be "No Parking Fire Lane," per Riverside County Fire Department Standards, on both sides of the driveway due to not meeting 24 foot fire lane plus 8 feet for street parking for a total of 32 feet.

35. Fire Department Access Turn Around — On -parcel dead-end fire apparatus access roads exceeding 150 feet in length shall provide a bulb turnaround at the terminus measuring a minimum of 38 feet outside radius and 14 feet inside radius. Parallel parking around the perimeter of the bulb is acceptable, provided the bulb outside turning radius is increased by 8 feet. In -lieu of a bulb, a hammer -head type turnaround is acceptable where the top of the "T" dimension is 120 feet with the stem in the center. Additional turnaround designs may be acceptable as approved by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

36. 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.

37. Secondary Access — Unless otherwise approved by the Fire Department, dead end fire apparatus access roads shall not exceed 1,320 feet. Secondary egress/access fire apparatus access roads shall provide independent egress/access from/to the area or as otherwise approved by the Fire Department. Secondary egress/access fire apparatus access roads shall be as remote as practical from the primary fire apparatus access road to reduce the possibility that both routes will be obstructed by a single emergency. Additional fire apparatus access roads based on the potential for impairment by vehicle congestion, condition of terrain, climatic conditions, anticipated magnitude of a potential incident, or other factors that could limit access may be required by the Fire Department. Reference CFC as amended and Riverside County Fire Department Policies and Standards.

38. 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.

39. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall

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provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended.

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

41. Addressing- All residential dwellings shall display street numbers in a prominent location on the street side of the residence. Reference CFC as amended.

Prior to Grading

42. Water Plans -Fire
The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, location, spacing and minimum fire flow. Once plans are signed by the local water company, the originals shall be presented to the Fire Department for signature.

43. Fire Access Road Improvements -Fire
The applicant shall submit Precise Grading Plans identifying on -parcel Fire Access Road improvements to all structures in compliance with Fire Department Standards.

Prior to Permit

44. Phased Construction Access and Water Supply -Fire
If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Contact our office for submittal instructions.

45. Tract Water Verification -Fire
The required water system, including all fire hydrant(s), shall be installed, and accepted by the appropriate water agency and the Riverside County Fire Department prior to any combustible building material placed on an individual lot.

Contact the Riverside County Fire Department to inspect the required fire flow, street signs, all weather surface, and all access and/or secondary access.

Approved water plans must be at the job site.

46. Fire Department Plan Review -Fire
Submittal of construction plans to the Fire Department will be required. This will require a separate permit application submitted directly to the Fire Department.

This shall include a full site plan including all fire apparatus access roads. Final fire and life safety conditions will be addressed when the Fire Department reviews

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these plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Contact our office for submittal instructions.

AGENCY CONDITIONS

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

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

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

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

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

52. 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:

53. 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
City Planning Department
Beaumont Cherry Valley Water District
Beaumont Unified School District

54. 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.

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

56. 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:

57. 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.

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

59. 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.

60. 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 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.

61. 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.

62. All driveways shall be concrete paved.

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

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

PUBLIC WORKS CONDITIONS

GENERAL

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

A. Plans:
a. Street Improvement Plan
b. Sewer Improvement Plan
c. Storm Drain Improvement Plan
d. Landscape Plan Offsite
e. Rough Grading Plan
f. Precise Grading Plan
g. Erosion Control Plan
h. Retaining Wall Plan (for line and grade only)
i. Traffic Control Plan
B. Reports and Studies:
a. Offsite Improvement Engineer's Cost Estimate (ECE)
b. Grading Certification
c. Compaction Report
ma.

C. Permits and Agreements:
a. .Permission to Grade and Construction Agreements
b. Non-interference Letters
c. City Grading Permit
d. WQMP Covenant and Agreement
e. City Dirt Haul Permit
f. City Encroachment Permit
g. Performance Bond
h. Labor and Material Bond
i. Maintenance Bond
Survey Documents
a. Easement Dedications
b. Corner Record
c. Record of Survey
k. Fees: Prior to obtaining a building permit the Applicant shall pay all applicable development fees as indicated on the fee schedule, current at the time of permit, available from the City.

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66. The design of public infrastructure elements shall conform to the requirements of the City of Beaumont General Plan, Water Quality Management Plan, Master Plans, City of Beaumont Municipal Code and Standards, Riverside County Transportation Department (RCTD) Road Improvement Standards & Specification, Riverside County Flood Control Standards, RCTD Map Preparation Manual, Eastern Municipal Water District (EMWD), Caltrans Standard Specifications and the Standard Specifications for Public Works Construction, current edition, as required by the Public Works Department.

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

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

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

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

SURVEYING AND MAPPING

71. PRIOR TO MAP RECORDATION: When changes to an approved Tentative Map are proposed, a Substantial Compliance Exhibit, on the same scale as the Tentative Map, shall be submitted for review and approval by the Public Works Department.

72. PRIOR TO MAP RECORDATION: All public improvement plans associated with the Project and necessary for the complete construction of off -site facilities shall be approved.

73. PRIOR TO MAP RECORDATION: The Applicant shall prepare and fully execute a Subdivision Improvement Agreement (SIA) with the City (On City approved format and forms).

74. PRIOR TO MAP RECORDATION: The Applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The securities shall include Faithful Performance and labor and materials for 100% of the approved Engineer's Cost Estimate (ECE). Streets (including striping, signing,

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lights, and landscaping), sewer, and storm drain improvements shall have individual and separate security.

75. PRIOR TO MAP RECORDATION: The Applicant shall comply with Government Code Section 66436(a)(3) before approval of the final map and shall provide "no objection" letters from all public entities or utilities.

76. PRIOR TO MAP RECORDATION: The Applicant shall provide an easement to, over and across private drainage channels, to be dedicated to the City for ingress, egress and right to inspect, unless otherwise directed by the Public Works Department. The City will not maintain any private drainage channels.

77. PRIOR TO START OF CONSTRUCTION: The Applicant shall record Final Map No. 38926.

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

79. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant shall provide all right-of-way dedications necessary for the construction of all streets, per separate instrument, including but not limited to:
a. Street 'A' is classified as a Local Street (60 ft. right-of-way) per Riverside County Road Standards, Ordinance No. 461. The Applicant shall dedicate all right-of-way necessary to achieve the required full -width right-of-way. b. Street 'B' is classified as a Local Street (60 ft. right-of-way) per the Riverside County Road Standards, Ordinance No. 461. The Applicant shall dedicate all right-of-way necessary to achieve the required full -width right- of-way.
c. Norman Road is classified as a Local Street (60 ft. right-of-way) per the Riverside County Road Standards, Ordinance No. 461. The Applicant shall dedicate all additional right-of-way necessary to achieve the required 30 - feet half -width right-of-way, as measured perpendicular to the centerline of the record.
d. At the west terminus of Street 'A', the Applicant shall dedicate all right-of- way necessary to achieve the required offset cul-de-sac per Riverside County Road Standard No. 800A.
e. At the east terminus of Street 'A', the Applicant shall dedicate all right-of- way necessary to achieve the required cul-de-sac per Riverside County

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Road Standard No. 800.
f. The Applicant shall dedicate right-of-way at the corners of the intersection of Street 'A' and Street 'B' and at the southwest corner of the intersection of Street 'B' and Norman Road. Corner cutbacks shall conform to RCTD Standard No. 805.
g. The Applicant shall dedicate an easement 30 feet width for future public utilities at the cul-de-sac between Lot 29 and 30. Easement shall provide for restrictions of permanent construction so that future access will not be impaired.

80. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project, including public improvements; off -site grading & construction; offsite street requirements; offsite sewer requirements; storm drain improvements; or any other requirement or condition.

81. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department.

Per the Subdivision Map Act Section 66496, internal monuments may be set at a later date if the Applicant furnishes security guaranteeing the payment of the cost of setting such monuments.

STREET IMPROVEMENTS

82. PRIOR TO START OF CONSTRUCTION: All public improvement plans associated with the project and necessary for the complete construction of off -site facilities shall be approved.

83. PRIOR TO START OF CONSTRUCTION: The Applicant shall prepare and fully execute a Subdivision Improvement Agreement (SIA) with the City (on City approved format and forms).

84. PRIOR TO START OF CONSTRUCTION: The Applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The securities shall include Faithful Performance and labor and materials for 100% of the approved Engineer's Cost Estimate (ECE). Streets (including striping, signing, lights, and landscaping), sewer, and storm drain improvements shall have individual and separate security.

85. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements along Street 'A' and as necessary to

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safely transition to the existing improvements. The improvements shall conform to RCTD Standard No. 105A and shall include:
a. Construct 6" curb and gutter, 20 ft. north and south of centerline per Riverside County Road Standard No. 200.
b. Construct 6' sidewalk adjacent to the curb per Riverside County Road Standard Nos. 400 and 401.
c. Construct and landscape 4 -foot wide parkway.
d. Construct an offset cul-de-sac at west terminus per Riverside County Road Standard No. 800A.
e. Construct a cul-de-sac at east terminus per Riverside County Road Standard No. 800.
f. Construct curb ramps per Riverside County Road Standards. g. Construct driveway approaches per Riverside County Road Standard No. 207.
h. Street structural sections shall be designed with a Traffic Index per the soil engineer's recommendations (5.5 minimum). Preliminary soil investigations shall be used by the Engineer to determine an appropriate R -value, and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4" AC/8" AB.
i. All saw cuts and joining of existing AC paving shall be per the City's pavement restoration details.

86. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all full -width improvements along Street B', as necessary to safely transition to the existing improvements. The improvements shall conform to RCTD Standard No. 105A and shall include:
a. Construct 6" curb and gutter, 20 ft. east and west of centerline per Riverside County Road Standard No. 200.
b. Construct 6' sidewalk adjacent to the curb per Riverside County Road Standard Nos. 400 and 401.
c. Construct and landscape 4 -foot wide parkway.
d. Construct an offset cul-de-sac at west terminus per Riverside County Road Standard No. 800A.
e. Construct a cul-de-sac at east terminus per Riverside County Road Standard No. 800.
f. Construct driveway approaches per Riverside County Road Standard No. 207.
g. Construct curb ramps per Riverside County Road Standards. h. Street structural sections shall be designed with a Traffic Index per the soil engineer's recommendations (5.5 minimum). Preliminary soil

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investigations shall be used by the Engineer to determine an appropriate R -value, and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4" AC/8" AB.
i. All saw cuts and joining of existing AC paving shall be per the City's pavement restoration details.

87. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all half -width plus 12 -feet north the centerline improvements along Norman Road, from Orchard Heights Avenue to Maureen Drive and as necessary to safely transition to the existing improvements. The improvements shall conform to RCTD Standard No. 105A and shall include:
a. Construct 6" curb and gutter, 20 ft. south of centerline per Riverside County Road Standard No. 200.
b. Construct 6' sidewalk adjacent to the curb per Riverside County Road Standard Nos. 400 and 401.
c. Construct a Knuckle at the connection of Norman Road and Orchard Heights Avenue as illustrated on the approved Tentative Tract Map. d. Construct new residential driveways per Riverside County Road Standards at the existing driveway locations along the south side of Norman Road.
e. Street structural sections shall be designed with a Traffic Index per the soil engineer's recommendations (5.5 minimum). Preliminary soil investigations shall be used by the Engineer to determine an appropriate R -value, and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4" AC/8" AB.
f. All saw cuts and joining of existing AC paving shall be per the City's pavement restoration details.

88. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall complete all half -width along Norman Road, from Maureen Drive to Sandra Drive and as necessary to safely transition to the existing improvements. The improvements shall conform to RCTD Standard No. 105A and shall include:
a. Construct 6" curb and gutter, 20 ft. south of centerline per Riverside County Road Standard No. 200.
b. Construct 6' sidewalk adjacent to the curb per Riverside County Road Standard Nos. 400 and 401.
c. Mill (0.17') and overlay from street centerline to edge of gutter. The AC paving overlay shall be applied after all other construction has occurred.

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d. Construct new residential driveways per Riverside County Road Standards at the existing driveway locations along the south side of Norman Road.
e. A letter from a Geotechnical Engineer verifying that the existing Aggregate Base (AB) and subgrade are compliant with the Riverside County Road Standard structural section design requirements. The Applicant shall be responsible for meeting the Standard requirements in the event of non- compliance.
f. Street structural sections shall be designed with a Traffic Index per the soil engineer's recommendations (5.5 minimum). Preliminary soil investigations shall be used by the Engineer to determine an appropriate R -value, and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4" AC/8" AB.
g. All saw cuts and joining of existing AC paving shall be per the City's pavement restoration details.
h. Improvements that extend beyond the City boundary shall be subject to review and approval by the County of Riverside. The Applicant shall obtain necessary permits from the County.

89. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct all half -width improvements west of centerline plus an additional 12 -feet along Orchard Heights Avenue, from approximately 250 ft. south of Brookside Avenue centerline to Norman Road. The improvements shall conform to RCTD Standard No. 105A and shall include:

A. Construct a 6" curb and gutter along the west side of Orchard Heights Avenue per Riverside County Road Standard No. 200.

B. Construct sidewalk adjacent to the curb per Riverside County Road Standard Nos. 400 and 401. Sidewalk shall be 6' wide, measured from flow line. In no case shall the sidewalk width be less than 5' measured from flow line.

C. Street structural sections shall be designed with a Traffic Index per the soil engineer's recommendations (5.5 minimum). Preliminary soil investigations shall be used by the Engineer to determine an appropriate R -value, and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4" AC/8" AB.

D. Construct transitions to the existing improvements.

E. All saw cuts and joining of existing AC paving shall be per the City's pavement restoration details.

90. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct street improvements along Orchard Heights Avenue, from Brookside Avenue to approximately 250 ft. south of Brookside Avenue centerline,

Page 1155 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 19 ends

also being the terminus of the existing asphalt pavement. The improvements shall conform to RCTD Standard No. 105A and shall include:
a. Construct curb adjacent sidewalk along the westerly side of Orchard Heights Avenue per Riverside County Road Standard Nos. 400 and 401. Sidewalk shall be 6' wide, measured from flowline. In no case shall the sidewalk width be less than 5' measured from flow line. b. The Applicant shall perform a minimum 2 inch full -width asphalt overlay, capping the existing asphalt pavement. The overlay is to be applied after all other construction has been completed.
c. Construct transitions to the existing improvements.
d. All saw cuts and joining of existing AC paving shall be per the City's pavement restoration details.

91. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct the proposed private street, also referred to as Lot `D', in accordance with RCTD Standard No. 106. Lot D' and all associated improvements shall be owned and maintained by a Homeowners' Association (HOA), not publicly maintained.

92. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall replace any sidewalk, curb, and gutter, drive approach, AC pavement, or other improvement damaged during construction as determined necessary by the City Inspector.

93. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install public streetlights along Street 'A', Street 'B', and Norman Road in accordance with the City of Beaumont Approved Street Lighting Specifications.

Streetlights shall be installed at intersections, knuckles, and cul-de-sacs. A midblock streetlight shall be required if spacing of poles exceeds 1,000 feet. The Applicant shall coordinate with Public Works before submitting street light plans.

Solar powered streetlights shall not be allowed.

94. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall design and install offsite landscaping and supporting irrigation system. All irrigation and landscaping associated with this project will be privately maintained.

The landscape within the public right-of-way shall occur on a separate plan set from the on -site landscaping.

Page 1156 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 20 ends

GRADING AND DRAINAGE IMPROVEMENTS

95. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to capture and convey the 100 -year storm event.

96. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner that will not increase damage, hazard, or liability to adjacent or downstream properties.

97. PRIOR TO ISSUANCE OF A GRADING PERMIT: A WQMP Covenant and Agreement shall be fully executed and recorded.

98. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall submit a soil compaction report to the City for review and approval.

99. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall submit pad certification letters and pad compaction reports to the City for review and approval. 100. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board. 101. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The Applicant shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by the Public Works Department or construction is complete, whichever is later.
102. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department. 103. PRIOR TO ISSUANCE OF GRADING PERMIT: The Applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements if existing drainage patterns are affected by this development. The applicant shall submit to the City and any governing Federal agency for review and approval of all necessary calculations.
104. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design all storm drains, catch basins, and stormwater structures with trash capture devices per City of Beaumont Standard.

Page 1157 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 21 ends

105. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation.
106. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off -site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the Public Works Department for review and approval as determined by the City. Upon completion of all soil -related work, the geotechnical engineer shall submit a final report to the Public Works Department for review and approval, which may require additional tests at the expense of the applicant.
107. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct a driveway at the west terminus of Street 'A' for sewer and storm drain maintenance access.
108. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct a driveway access to the water quality basin area, Lot 'A'. 109. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install an emergency overflow at all sump catch basins. 110. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The water quality basin area, Lot 'A', including the basin washout, shall be private and maintained by a Homeowners' Association (HOA).
111. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All storm drains, including Lot 'B', Lot 'C', and Lot `E', shall be private and maintained by a Homeowners' Association (HOA).

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

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct a portion of a new sewer main on Starlight Ave and connect to the existing sewer system at Malta Street. The Applicant shall construct manholes at each change in direction of the sewer main. The new sewer main shall be 12" diameter instead of 8" diameter. 113. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT

Page 1158 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 22 ends

(COO): The Applicant shall construct a new 12" diameter sewer main instead of 8" diameter on public street A running east -west and stub out the sewer main beyond the curb and gutter at the end of the cul-de-sac into sewer easement across Lots 29 and 30 per EMWD standards including without limitation minimum depth of sewer main. The Applicant shall construct manholes at each change in direction of the sewer main per EMWD standards.
114. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct a new manhole at the intersection of Norman Rd and Orchard Heights and the intersection of Norman Rd and Street B per EWMD standards including without limitation the minimum depth of sewer main.

The Applicant shall also construct manholes at each change in direction of the sewer main per EMWD standards.
115. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): In addition to dedicating to the City a sewer easement across the western 30 ft of Lot 'A', the Applicant shall dedicate to the City a 15 ft. wide sewer easement in the proposed private road running south from Norman Road (also depicted as Lot D) since Applicant is requesting City to vacate the public right of way comprising Orchard Heights south of Norman Road.
116. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims and cleanouts shall be set flush with the finished surface Per the City of Beaumont's paving and manhole cover detail. 117. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER

IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install a manhole at the point of connection between the sewer lateral and the main sewer line if the diameter of the lateral exceeds 50% of the diameter of the main sewer line. The manhole shall ensure proper access for maintenance, inspection, and flow management in accordance with applicable municipal sewer design standards.
118. PRIOR TO ACCEPTANCE OF ANY PUBLIC SEWER IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall repair the sewer trench and restore existing pavement associated with sewer installation per the City of Beaumont's Paving and Trench Repair detail. 119. PRIOR TO PLACEMENT OF PAVEMENT OR FINISHED SURFACE: The applicant shall construct all portions of private sewer laterals that encroach or occur within the public right- of -way in accordance with EMWD standard drawings.

A cleanout shall occur at the right-of-way boundary per EMWD standard. The

Page 1159 of 1750 ends

Tentative Tract Map No. 38926 (TM2024-0002)
Draft Conditions of Approval

Page 23 ends

lateral shall be sealed to prevent soil and other debris from entering the sewer system. The face of the curb shall be permanently marked with a letter "S" to indicate the location of the sewer lateral and a 2 -inch wide metallic detectable locator tape shall be installed approx. 6" above the lateral pipe per EMWD standard specification 02762.

WATER IMPROVEMENTS
120. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 121. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET IMPROVEMENT OR PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall ensure all fire hydrants; air vacs and other above -ground water facilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations.

End of Conditions
By signing here, I, on behalf of Monte Vista Homes. understand and agree to the terms as stated in this letter.

Signature: Date:

Page 1160 of 1750 ends

General Plan Land Use Designation
10/3/2025
General Plan
Open Space
Public Facilities
Brookside Ave
1 i Norman Rd
m plume.
"Itai
Imo NNW
Single Family Residential ; Sphere Of Influence
Other Parcels
City Boundary

Page 1161 of 1750 ends

0.04 0.07 0.15 mi
N
A
Sources: Esri, TomTom,
Garmin, FAO, NOAA, USGS,
OpenStreetMap contributors,
and the GIS User Community,
Sources: Esri, Maxar, Airbus

Zoning Map
i _
f'" *V ..• .%%; 2 ' . . V . - • •
.

Brnr.c",
10/3/2025
Zoning
Residential Single Family
0 0.04 0.07
City Boundary
Parcels
r _ _; Sphere Of Influence
Specific Plan
` Page 1162 of 1750

0.15 mi
N
A
Sources: Esri, TomTom,
Garmin, FAO, NOAA, USGS,
OpenStreetMap contributors,
and the GIS User Community,
Sources: Esri, Maxar, Airbus

Aerial Photograph

0.04 0.07
mi l l i
10/3/2025
City Boundary
_; Sphere Of Influence
Parcels

Page 1163 of 1750 ends

I _
N

0.15 mi
A
Sources: Esri, TomTom,
Garmin, FAO, NOAA, USGS,
OpenStreetMap contributors,
and the GIS User Community,
Sources: Esri, Maxar, Airbus

M E 'C4
First American Title

HOMEBUILDER SERVICES
1250 Corona Pointe Court, Suite 200, Corona, CA 92879
Toll Free (877) 659-4602 - Fax (909) 477-6055
First American Title Insurance Company, a California corporation,

HEREBY CERTIFIES THAT ACCORDING TO THE RECORDS OF A VENDOR SERVICE,

THE ATTACHED LIST CONTAINS THE NAMES AND ADDRESSES OF ALL PERSONS

TO WHOM ALL PROPERTY IS ASSESSED AS THEY APPEAR ON THE LATEST

AVAILABLE ASSESSMENT ROLL, OF THE OWNERS OF THE COUNTY OF RIVERSIDE WITHIN THE AREA DESCRIBED AND FOR A RADIUS OF 300 FOOT EXTENTION FROM THE EXTERIOR BOUNDARIES OF THE PROPERTY LEGALLY DESCRIBED AS: TRACT 38926, NORMAN ROAD, BEAUMONT, CA
APN: 408-080-004 AND 408-080-005
Dated: SEPTEMBER 4, 2025
Pre : Debbie Garcia
1001 Gaay Way, Suite # 315
Concord, CA 94520
Phone: 925-201-6607, Cell 209-918-5542
First American Title Company

Page 1164 of 1750 ends

Limitation of Liability for Informational Report
IMPORTANT — READ CAREFULLY: THIS REPORT IS NOT

AN INSURED PRODUCT OR SERVICE OR A REPRESENTATION
OF THE CONDITION OF TITLE TO REAL PROPERTY. IT IS

NOT AN ABSTRACT, LEGAL OPINION, OPINION OF TITLE,

TITLE INSURANCE COMMITMENT, OR ANY FORM OF TITLE
INSURANCE OR GUARANTY. THIS REPORT IS ISSUED

EXCLUSIVELY FOR THE BENEFIT OF THE APPLICANT

THEREFOR, AND MAY NOT BE USED OR RELIED UPON BY ANY
OTHER PERSON. THIS REPORT MAY NOT BE REPRODUCED IN

ANY MANNER WITHOUT FIRST AMERICAN'S PRIOR WRITTEN
CONSENT. FIRST AMERICAN DOES NOT REPRESENT OR

WARRANT THAT THE INFORMATION HEREIN IS COMPLETE

OR FREE FROM ERROR, AND THE INFORMATION HEREIN IS

PROVIDED WITHOUT ANY WARRANTIES OF ANY KIND, AS -IS,
AND WITH ALL FAULTS. AS A MATERIAL PART OF THE

CONSIDERATION GIVEN IN EXCHANGE FOR THE ISSUANCE

OF THIS REPORT, RECIPIENT AGREES THAT FIRST

AMERICAN'S SOLE LIABILITY FOR ANY LOSS OR DAMAGE

CAUSED BY AN ERROR OR OMISSION DUE TO INACCURATE

INFORMATION OR NEGLIGENCE IN PREPARING THIS REPORT
SHALL BE LIMITED TO THE FEE CHARGED FOR THE REPORT.

RECIPIENT ACCEPTS THIS REPORT WITH THIS LIMITATION

AND AGREES THAT FIRST AMERICAN WOULD NOT HAVE

ISSUED THIS REPORT BUT FOR THE LIMITATION OF
LIABILITY DESCRIBED ABOVE. FIRST AMERICAN MAKES NO

REPRESENTATION OR WARRANTY AS TO THE LEGALITY OR

PROPRIETY OF RECIPIENT'S USE OF THE INFORMATION
HEREIN.

First American Title Insurance Company
Army
Chief Executive Officer
Ruben Castro - Vice President - Southern California Regional Director First American Title Company
AVM iN. 1
l
so 0
.r $EP!E11.BER24. S
�i t46'J a

Page 1165 of 1750 ends

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Page 1166 of 1750 ends

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408-070-002
Eun Ko
11117 Maureen Dr
Cherry Valley, CA 92223-5535
408-070-012
Calvary Chapel Beaumont
1780 Orchard Heights Ave
Beaumont, CA 92223-3205
408-071-008
Margaret M Maher Rlt 2011
11092 Maureen Dr
Cherry Valley, CA 92223-5560
408-071-011
Douglas & Roxann Durbin
40646 Norman Rd
Cherry Valley, CA 92223-5564
408-071-014
Raymond & Denise Martin
11077 Sandra Dr
Cherry Valley, CA 92223-5570
408-071-027
Charles & Carma Naylor
40690 Norman Rd
Cherry Valley, CA 92223-6006
408-080-002
Laurin Martinson
40581 Norman Rd
Cherry Valley, CA 92223-5510
408-080-006
Gregory &Anna Smith
40685 Norman Rd
Cherry Valley, CA 92223-5563
408-080-009
Nina Miller & Clark Billingsley
5950 Fremont Cir
Camarillo, CA 93012-4336
408-150-057
Biao Zhang
1682 Gillette Way
Beaumont, CA 92223-3229
408-070-003
Thomas & Mary Heninger
11105 Maureen Dr
Cherry Valley, CA 92223-5535
408-071-006
Donald Allison
11076 Maureen Dr
Cherry Valley, CA 92223-5560
408-071-009
Irmgard & Robert Tucker
11104 Maureen Dr
Cherry Valley, CA 92223-5514
408-071-012
Thomas Madison
11101 Sandra Dr
Cherry Valley, CA 92223-5570
408-071-025
Robert & Sheila Wines
11076 Sandra Dr
Cherry Valley, CA 92223-5570
408-071-028
Victor Hovsepian Trust
2317 Via Olivera
Palos Verdes Estates, CA 90274-2881
408-080-003
Karim Toursarkissian & Jennifer Bond
40601 Norman Rd
Cherry Valley, CA 92223-5563
408-080-007
Ryan & Janeth Schroeder
40675 Norman Rd
Cherry Valley, CA 92223-5563
408-090-013
Beaumont Unified School Dist
Po Box 187
Beaumont, CA 92223-0187
408-160-017
Alfredo Medina & Erika Zaragoza
1679 Brockton Ln
Beaumont, CA 92223-3230
408-070-004
Oran & Rose Laclair
40765 Dakota Trl
Cherry Valley, CA 92223-5466
408-071-007
Cassandra & Louis Means
11084 Maureen Dr
Cherry Valley, CA 92223-5560
408-071-010
Ivar Johnson Iii & Lucinda Johnson
11116 Maureen Dr
Cherry Valley, CA 92223-5514
408-071-013
Steven & Jaquelyn Feaster
11089 Sandra Dr
Cherry Valley, CA 92223-5570
408-071-026
Michael & Brenda Bruce
40678 High St
Cherry Valley, CA 92223-4926
408-080-001
Randy & Jane Cowles
40543 Norman Rd
Cherry Valley, CA 92223-5510
408-080-004
My 20296
Po Box 9559
Alta Loma, CA 91701-8474
408-080-008
Cybele Lin
101 S New Ave
Monterey Park, CA 91755-3032
408-150-056
Chuck &Vivian Chantakrivat
1690 Gillette Way
Beaumont, CA 92223-3229
408-160-018
Christopher Polk li
1685 Brockton Ln
Beaumont, CA 92223-3231

Page 1175 of 1750 ends

408-160-019
Kenneth & Brenda Brown
1691 Brockton Ln
Beaumont, CA 92223-3231
408-160-022
James & Amber Weisz
1576 Chinook St
Beaumont, CA 92223-3233
408-160-025
Elizabeth Omoniyi
1588 Chinook St
Beaumont, CA 92223-3233
408-160-028
Martin & Alma Sanchez
1594 Chinook St
Beaumont, CA 92223-3233
408-160-031
Andrew Bagley
1606 Chinook St
Beaumont, CA 92223-3243
408-160-037
Gerardo Rivera
1681 Gillette Way
Beaumont, CA 92223-3229
408-160-040
Marvin &Andrea Lodevico
1595 Chinook St
Beaumont, CA 92223-3233
408-160-043
Timothy Gaeta
1589 Chinook St
Beaumont, CA 92223-3233
408-160-046
Nemia Villa
1684 Brockton Ln
Beaumont, CA 92223-3231
408-160-054
David Pesko Jr
1680 Cirrus Way
Beaumont, CA 92223-3232
408-160-020
Jesus Delao
1695 Brockton Ln
Beaumont, CA 92223-3231
408-160-023
Gabriel & Angela Avina
1580 Chinook St
Beaumont, CA 92223-3233
408-160-026
Cathy Adams
1590 Chinook St
Beaumont, CA 92223-3233
408-160-029
Janna Gilleland
1596 Chinook St
Beaumont, CA 92223-3233
408-160-032
Danielle York
1610 Chinook St
Beaumont, CA 92223-3243
408-160-038
Tyrone Yorke Sr & Loretta Yorke
1601 Chinook St
Beaumont, CA 92223-3243
408-160-041
Jorge Torres & Angelica Miranda
1593 Chinook St
Beaumont, CA 92223-3233
408-160-044
Edgardo Gomez
1693 Cirrus Way
Beaumont, CA 92223-3232
408-160-047
Chuda & Ritu Basnet
1680 Brockton Ln
Beaumont, CA 92223-3231
408-160-059
Lorraine Ngwazini &The Ngwazini FamTr
1675 Eldora Ct
Beaumont, CA 92223-3228
408-160-021
Alfredo & Herlinda Garcia
1570 Chinook St
Beaumont, CA 92223-3233
408-160-024
Louis & Melodee Harcourt
1584 Chinook St
Beaumont, CA 92223-3233
408-160-027
Scott & Desiree Kimball
1592 Chinook St
Beaumont, CA 92223-3233
408-160-030
Anthony Mora & Tina Smith
1602 Chinook St
Beaumont, CA 92223-3243
408-160-036
Travis & Nicole Hickey
1679 Gillette Way
Beaumont, CA 92223-3229
408-160-039
Lixia Mccarty & The L L M Living Tr
1 Shadow Gln
Irvine, CA 92620-0204
408-160-042
Matthew & Francesca De La Rionda
1591 Chinook St
Beaumont, CA 92223-3233
408-160-045
Roberta Hopewell & Richard Hougland
1690 Brockton Ln
Beaumont, CA 92223-3231
408-160-052
Jose & Ivette Munguia
1677 Cirrus Way
Beaumont, CA 92223-3232
408-160-060
Bo Bao Living Trust
1677 Eldora Ct
Beaumont, CA 92223-3228

Page 1176 of 1750 ends

408-160-061
Carlos & 'liana Munoz
1680 Eldora Ct
Beaumont, CA 92223-3228
408-180-007
Doyle Jones Jr & Lillian Jones
1644 Dodson Ln
Beaumont, CA 92223-3218
408-180-040
Homes Pardee
19540 Jamboree Rd
Irvine, CA 92612-8448
408-180-070
Sundance North Community Assn
2603 Main St Ste 500
Irvine, CA92614-4261
408-301-002
Thomas Forster & Imelda Rojas Forster
1712 Starlight Ave
Beaumont, CA 92223-3248
408-301-005
Jose & Carissa Villasenor
1736 Starlight Ave
Beaumont, CA 92223-3248
408-301-008
Emilio Tayag
1758 Starlight Ave
Beaumont, CA 92223-3248
408-301-013
City Of Beaumont
Po Box 158
Beaumont, CA 92223-0158
408-302-012
Bryant & Carmen Marroquin
1743 Starlight Ave
Beaumont, CA 92223-3248
408-302-015
Rafer Owens Sr & Natalie Owens
1713 Starlight Ave
Beaumont, CA 92223-3248
408-160-064
Sundance North
1250 Corona Pointe Ct # 400
Corona, CA 92879-2099
408-180-008
David & Lisa Vessup
1641 Dodson Ln
Beaumont, CA 92223-3218
408-180-041
The Yarick Whitmore Family Tr
1432 Malta St
Beaumont, CA 92223-3217
408-180-071
City Of Beaumont
550 E 6th St
Beaumont, CA 92223-2253
408-301-003
Michael & Nancy Schweitzer
1720 Starlight Ave
Beaumont, CA 92223-3248
408-301-006
Bobbi & Matthew Burnett
1744 Starlight Ave
Beaumont, CA 92223-3248
408-301-010
Julie L Nicholson 1999 Trust
1708 Starlight Ave
Beaumont, CA 92223-3248
408-302-010
Cole & Brittany Christie
1481 Ellerg Way
Beaumont, CA 92223-3246
408-302-013
Jeanie Butler & Kendra Salazar
1731 Starlight Ave
Beaumont, CA 92223-3248
408-302-016
Miguel & Angela Moreno
1709 Starlight Ave
Beaumont, CA 92223-3248
408-180-006
Corita Moore & Corita Graves
1640 Dodson Ln
Beaumont, CA 92223-3218
408-180-039
Homes Pardee
19540 Jamboree Rd Ste 300
Irvine, CA 92612-8452
408-180-042
Christina & Ian Opp
1430 Malta St
Beaumont, CA 92223-3217
408-300-009
Sean Dickinson Jr & Christina Dickinson
1485 Alpine Ave
Beaumont, CA 92223-3250
408-301-004
Amelia Obal
1728 Starlight Ave
Beaumont, CA 92223-3248
408-301-007
Dawn & Gary Cox
1750 Starlight Ave
Beaumont, CA 92223-3248
408-301-011
Gabriela & Lorenzo Aguirre
1704 Starlight Ave
Beaumont, CA 92223-3248
408-302-011
Charles A Clifford 2024 Revoc Tr
1487 Ellerg Way
Beaumont, CA 92223-3246
408-302-014
Rinamarie Gallardo
1725 Starlight Ave
Beaumont, CA 92223-3248
408-302-017
Serena Giordano & Jay Foreman Iv
1703 Starlight Ave
Beaumont, CA 92223-3248

Page 1177 of 1750 ends

408-310-001
Christian &Alejandra Salcedo
1766 Starlight Ave
Beaumont, CA 92223-3248
408-311-012
ManuelAcuna & Erika Arellano
1492 Ellerg Way
Beaumont, CA 92223-3246
408-310-002
Michelle Jones & Naazir Anyabwile
1774 Starlight Ave
Beaumont, CA 92223-3248
408-311-013
Sylvia Colindres & Abriana Hernandez
1484 Ellerg Way
Beaumont, CA 92223-3246
408-310-003
William &Antoinette Kiefel
8723 Sw Muledeer Dr
Beaverton, OR 97007-6476
Brian King - Monte Vista Homes
PO Box 9559
Alta Loma, CA 91701

Page 1178 of 1750 ends

7Column

INTERIM AD DRAFT
This is the proof of your ad scheduled to run in The Press -Enterprise on the dates indicated below.

If changes are needed, please contact us prior to deadline at (951) 368-9229.

Notice ID: OPpfMvYbExg0CQLPpoSm I Proof Updated: Dec. 02, 2025 at 09:22am PST Notice Name: TM2024-0001 and TM2024-0002
See Proof on Next Page
This is not an invoice. Below is an estimated price, and it is subject to change. You will receive an invoice with the final price upon invoice creation by the publisher.

FILER FILING FOR
Jillian Fountain
[email protected]
(951) 572-3237
Columns Wide:

The Press -Enterprise
2 Ad Class: Legals
Total Column Inches: 22.56
Number of Lines: 116
12/04/2025: County Notices 616.60
Digital Rate 50.00
Subtotal $666.60
Tax $0.00
Processing Fee $0.00
Total $666.60
TM2024-0001 and TM2024-0002 - Page 1 of 2

Page 1179 of 1750 ends

LEGAL ADVERTISEMENT
NOTICE IS HEREBY GIVEN, that
the Clty of Beaumont wl II conduct
a public hearing to consider the
matter described below. The
City Council's public hearing will
be held at 6:00 p.m., or as soon
thereafter as the matter may
be heard on Tuesday, December
16, 2025, at 550 East Sixth Street,
Beaumont, California.

TENTATIVE TRACT MAP 38926
TM2024-0002, A public hearing
request for approval of Tentative
Tract Map 38926 for a proposed
subdivision of 11.7 acres Into 49
single-family residential lots
ranging in size from 7,209 square
feet to 9,883 square feet, and four
(4) lettered lots located south of
Norman Road and east of Orchard
Heights Avenue in the Single
Family Residential (SFR) zone.
(AP N S : 408-080-004, 408-080-005) .

Applicant: Monte Vista Homes —
Brlan King
Environmental Determination: A
California Environmental Quality
Act exemption under Article 12,
§15183 will be considered.

TENTATIVE TRACT MAP 38914
(TM2024-0001) AND VARIANCE
V2025-0025, A public hearing
request for approval of Tentative
Tract Mop 38914 for a proposed
subdivision of 5.72 gross acres
into 19 single-family residential
lots ranging between 7,117 square
feet and 11,185 square feet in the
Residential Single Family Zone
and a variance request granting
a modification of Beaumont -
Municipal Code (BMC) Section

16.12.080.C to exceed lot depths of
two and one-half times the width.
(A P N S : 415-200-022, 415-200-029).

Applicant: Penn St Development
LLC
Environmental Determination: A
Cal Iforn la Environmental Quality
Act exemption under Article 12,
§15183 will be considered.

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
(3) minutes unless otherwise
authorized by the Clty Council.

Written comments con be email led
to [email protected]
with "Public Comment" In the
subject line. Public comments
accepted' via email will be read
aloud during the corresponding
item of the meeting sublect to
the three (3) minute time limit.

Comments can be submitted at
any time prior to the meeting, as
well as during the meeting, until
the end of the corresponding item.

This meeting will be conducted in
person and will also be recorded
for live streaming. All Clty of
Beaumont public meetings will be
rnadeavailable via live streaming
and made available on the City's
official YouTube webpage. Please
use the following link during the
meeting far Ilve stream access:

BeaumontCa_gov/Livestream.

In compliance with the
Americans with Disabilities Act,
If you need special assistance
to participate in this meeting,
please contact the Office of the
City Clerk at (951) 922-4845.

Notification 48 hours prior to the
meeting will enable the Clty to
make reasonable arrangements
to ensure accessibility to thls
meeting
Aron Llang
Planning Manager
[email protected]
Jlllian Fountain
Associate Plclnner
[email protected]
The Press -Enterprise
Published: 12/4/25
TM2024-0001 and TM2024-0002 - Page 2 of 2

Page 1180 of 1750 ends

BEAUMONT
-C A L I F O R N A -
Staff Report
TO: City Council
FROM: Steven D. Jones, Community Development Director
Jillian Fountain, Associate Planner
DATE: December 16, 2025
SUBJECT: Consideration of Tentative Tract Map 38914 (TM2024-0001) for 19 single- family residential lots and Variance (V2025-0025) to allow reduced lot depths
Description: A public hearing to consider a request for approval of a proposed subdivision of 5.72 gross acres into 19 single-family residential lots; and an exception request granting a modification of Beaumont Municipal Code (BMC) Section

16.12.080.C to allow lot depths exceeding two and one-half (2.5) times the width in the Residential, Single -Family Zone on Accessor Parcel Numbers: 415-200-022 and -029.

Background and Analysis:

The applicant requests approval of Tentative Tract Map 38914 to subdivide a 5.72 gross -acre site into 19 single-family residential lots, three (3) lettered lots, with proposed lot sizes ranging from 7,117 square feet to 11,185 square feet and one (1) public street/cul-de-sac located at Eleventh and Twelfth Streets and Michigan Avenue within the Residential, Single -Family (R -SF) Zone and the Single -Family Residential (SFR) Beaumont General Plan Land Use Element designation.

The applicant has also requested a variance from BMC Section 16.12.080.C, which limits the maximum allowable lot depth to 2.5 times the lot width. Variance V2025-0025 is being sought pursuant to BMC Sections 16.12.010, 17.02.110 to include lot depths exceeding the standard due to the parcel's irregular shape, limited connection points, and physical constraints, which prevent compliance with the depth -to -width standard.

If approved, the proposed subdivision would be consistent with the General Plan and BMC Title 17 (Zoning Code) land use allowances, which support low -density, detached residential development.

Planning Commission Recommendation

Page 1181 of 1750 ends

On October 22, 2025, the Planning Commission voted unanimously 5-0 to recommend approval of the project and variance to the City Council.

During the Planning Commission meeting, three individuals spoke their opposition to the project and the requested variance. Their main concerns focused on the obstruction of mountain views and the denial of the variance.

In response to public feedback regarding lot widths, staff conducted further detailed review of the proposed tract map. The current proposal includes an exception to modify the standard lot depth requirement. This would allow for a configuration of nine (9) lots along 12th Street and a series of lots along Michigan Avenue with a proposed minimum width of 52 feet.

If the project were developed according to the standard lot depth requirements (without the exception), the Michigan Avenue frontage could accommodate seven (7) lots, each with a minimum width of 66 feet, resulting in a larger lot size than typically found in the surrounding neighborhood. Along 12th Street, the layout could yield eight (8) lots of varying widths, leading to a slightly reduced density compared to the proposed plan.

Staff met with the three speakers following the meeting to address their concerns on lot widths, views of mountains, and access to the newly constructed homes. Staff clarified that although there is no mountain views ordinance protection, the development standards for the Single -Family Residential Zone —which limit structures to a maximum height of two stories or 35 feet —make it unlikely that such views will be significantly obstructed. One of the speakers subsequently reached out to staff, and staff has provided their contact information to the applicant to facilitate further discussion regarding questions about the project.

The Planning Commission added Conditions of Approval (COAs) to be updated to reflect that the lot merger for Lot C and the dedication back to the other parcels must occur prior to the issuance of the final Certificate of Occupancy. This COA has been updated as recommended and is included in the attached COAs.

General Plan and Zoning Consistency
The Planning Commission found that the project was consistent with the General Plan because the proposed use would promote policies identified in Goal 3.3, 3.3.1 to "support the development of new housing opportunities, as defined by the Land Use Plan contained in this Element" because the lot configuration would accommodate a range of housing types and affordability levels. If approved, the proposed use would meet the objectives of the approved zoning and would be compatible with other uses permitted in the zone, subject to approval of a plot plan.

Page 1182 of 1750 ends

Environmental Review
The Planning Commission recommended in accordance with California Environmental Quality Act (CEQA) Guidelines Section 15183 (Projects Consistent with a Community Plan or Zoning) that the project would not be subject to additional CEQA review because Tentative Tract Map 38914 proposes consistency with the development density established by the SFR land use designation in the Beaumont General Plan 2040.

Public Communications:

On December 6, 2025, property owners located within a 300 -foot radius of the project site were notified of this public hearing through a mailed notice. In addition, a notice was published in the Press Enterprise newspaper with a 10 -day advance notice of the hearing. Prior to the Planning Commission meeting on October 22, 2025, one public comment in support of the project was submitted and included in the meeting materials.

As of the time of report preparation, Planning Division staff have received no additional comment letters 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 Council at the time of the public hearing (Attachment J).

Fiscal Impact:

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

The cost to prepare this staff report is approximately $250.

Recommended Action:

Adopt the Findings for approval of Tentative Tract Map No. 38914 and Variance V2025- 0025;
Approve Tentative Tract Map No. 38914 (TM2024-0001), subject to the conditions of approval;
Approve Variance V2025-0025 for an exception granting a modification of standards for lot depth subject to the conditions of approval; and
Direct staff to prepare a Notice of Exemption for the Applicant to file with the Riverside County Clerk Recorder.

Page 1183 of 1750 ends

Attachments:

A. Planning Commission Staff Report dated October 22, 2025 B. Findings for Tentative Tract Map and Variance
C. CEQA 15183 Exemption Analysis
D. Tentative Tract Map No.38914
E. Proposed Conditions of Approval
F. General Plan Land Use Designation Map
G. Zoning Map
H. Aerial Photograph
I. Radius Map and Labels
J. 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 (V2025-0025), and TTM38914 Tentative Tract Map Files

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BEAUMONT
-c A L I F O R N I A
Staff Report
TO: Planning Commissioners
FROM: Aron Liang, Planning Manager
Jillian Fountain, Associate Planner
DATE: October 22, 2025
SUBJECT: Tentative Tract Map 38914 (TM2024-0001), Variance (V2025-0025) and Section 15183 California Environmental Quality Act Exemption for Consideration of a Proposed Subdivision Located at The Northeast block of Eleventh Street and Michigan Avenue in the Residential, Single -Family Zone
APPLICANT: Penn St Development LLC — Dean Cook
Description: A public hearing to consider a request for approval of Tentative Tract Map 38914 for a proposed subdivision of 5.72 gross acres into 19 single-family residential lots ranging from 7,117 SF to 11,185 SF; and Variance from Beaumont Municipal Code (BMC) Section 16.12.080.C to allow lot depths exceeding 2.5 times the width.

Background and Analysis:

The applicant is requesting approval of Tentative Tract Map 38914 to subdivide an approximately 5.72 gross -acre site into 19 single-family residential lots, three (3) lettered lots, with proposed lot sizes ranging from 7,117 square feet to 11,185 square feet and one (1) public street/cul-de-sac. In conjunction with the tract map, the applicant has also requested a variance from BMC Section 16.12.080.C, which limits the maximum allowable lot depth to 2.5 times the lot width. Variance V2025-0025 is being sought to accommodate the proposed lot configuration, which includes lot depths exceeding this standard.

A tentative tract map (TM2024-0001) is required pursuant to 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 BMC provisions and the Subdivision Map Act. The project site is located within the Residential Single -Family (R -SF) zone and has a General Plan Land Use designation of Single -Family Residential (SFR). The proposed subdivision would be consistent with the General Plan and Zoning Code land use allowances, which support low -density, detached residential development. Pursuant to Beaumont Municipal Code Section 16.04.020, the Planning Commission is authorized

Page 1185 of 1750 ends

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.

Variance V2025-0025 has been requested pursuant to BMC Section 17.02.110, to grant relief from zoning provisions when, because of special circumstances applicable to a property including size, shape, topography, location, or surroundings, the strict application of the Zoning Ordinance would deprive the property of privileges enjoyed by other properties in the same zoning district. The applicant is requesting a variance from the maximum lot length standard due to the parcel's irregular shape, limited connection point, and physical constraints, which prevent compliance with the depth -to -width standard.

The variance would not be detrimental to the public health, safety, or welfare, as the tentative tract map maintains adequate access, setbacks, and lot functionality, resulting in a cohesive neighborhood design consistent with City development standards and General Plan policies. Granting the variance would not constitute a special privilege but rather allows the property to be developed in a manner comparable to surrounding subdivisions that are not subject to the same physical limitations.

The proposed tentative tract map provides for lots to be developed in the future with an approved Plot Plan. Future development 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.

Project Setting:

The project setting can also be seen in the following materials attached to this staff report:
• General Plan Land Use Map (Attachment D)
• Zoning Map (Attachment E)
• Aerial Photograph (Attachment F)
The 5.72 -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
PROJECT Vacant Land
SITE

GENERAL PLAN ZONING
Single Family Residential, Single Family
Residential (SFR) (R -SF)

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

R -SF
R -SF
R -SF
R -SF
The Development Review Committee reviewed the project on March 21, 2024, May 30, 2024, August 15, 2024, October 17, 2024, November 11, 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 the provisions of BMC development standards for the R -SF zone. The proposed use would meet the objectives of the approved zoning and would be compatible with other uses permitted in the zone, subject to approval of a Plot Plan.

General Plan Consistency:

The proposed use is in conformance with the City's General Plan and the land use designation for the project site, as shown in Attachment D. The proposed use would promote 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" because the lot configuration would accommodate a range of housing types and affordability levels.

Environmental Documentation:

In accordance with California Environmental Quality Act (CEQA) Guidelines Section 15367, the City is designated Lead Agency for the project and has principal authority and jurisdiction for CEQA actions and project approval. As part of the city's initial review of the project, the Planning Division determined that the project would not be subject to additional CEQA review pursuant to Section 15183 (Projects Consistent with a Community Plan or Zoning) of the CEQA Guidelines.

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Section 15183 of the CEQA Guidelines mandates that projects which are consistent with the development density established by existing zoning or general plan policies for which an Environmental Impact Report (EIR) was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. On December 1, 2020, the City Council adopted the Elevated Beaumont General Plan 2040 (SCH Number 2018031022), which serves as the general plan for the City. The General Plan designated the project site as Single -Family Residential (SFR). Tentative Tract Map 38914 is consistent with the development density established by the SFR land use designation in the General Plan.

In conjunction with adopting the General Plan, the City Council also certified a Program Environmental Impact Report (PEIR) (SCH No. 2018031022). The PEIR identified the following areas as either having a potentially significant impact or an unavoidable impact with the anticipated build -out of the General Plan: Agriculture (MM AG -1 and AG -2), Air Quality (MM AQ-1), Biological Resources (BIO-1 through BIO-4), and Greenhouse Gas (MM GHG-1). As a result of the impacts, the City Council adopted feasible mitigation measures included within the PEIR Mitigation Monitoring and Reporting Program.

On August 14, 2025, an analysis of a CEQA Guidelines Section 15183 (ENV2025-0004) was prepared for the project (Attachment A). The analysis concluded that the proposed TTM38914 would be consistent with the Final Program Environmental Impact Report (FEIR) for the Elevated Beaumont General Plan 2040 subject to compliance with the approved Mitigation Monitoring and Reporting Program as outlined in the MM BIO-2, which would reduce potential impacts to biological resources to less than significant and is exempt from further CEQA review pursuant to Section 15183 of the CEQA Guidelines.

Public Communications:

On October 12, 2025, property owners located within a 300 -foot radius of the project site were notified of the public hearing through a mailed notice. In addition, a notice was published in the Press Enterprise newspaper with a 10 -day advance notice of the hearing. As of the time of report preparation, 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 Planning Commission meeting will be provided to the Commission at the time of the public hearing (Attachment G).

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Approval Authority:

Pursuant to BMC Section 16.04.020, 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 and authorizes the Planning Commission 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 Subdivision Map Act (66463.5(a)), an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. In accordance with the BMC provisions and the Subdivision Map Act, the applicant may apply for a 1 -year extension prior to the tentative maps' expiration.

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 existing parcel's irregular shape, constrained connection point, and unique parcel geometry create practical design constraints that make strict adherence to the standard lot depth -to -width limit impractical. Without the variance, the parcel could not be subdivided into functional lots comparable to those in surrounding subdivisions under identical zoning, thus depriving the property of the development privileges enjoyed by its neighbors.

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 property in the same zone.

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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 proposed variance does not confer an unfair advantage. Instead, would it enable this uniquely shaped parcel to be developed comparably to adjacent properties, meeting the minimum lot sizes dictated by BMC 17.03.060, and thereby preserving equitable development opportunities.

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.

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

The proposed variance would 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.

Recommended Action:

Hold a public hearing; and
Recommend that the City Council approve Tentative Tract Map No. 38914 (TM2024- 0001), subject to the conditions of approval, and approve V2025-0025 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. CEQA 15183 Exemption Analysis
B. Tentative Tract Map No.38914
C. Proposed Conditions of Approval

Page 1190 of 1750 ends

D. General Plan Land Use Designation Map
E. Zoning Map
F. Aerial Photograph
G. Radius Map and Labels
H. Proof of Publication
Incorporated herein by Reference:

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Subdivision Map Findings:

REQUIRED FINDINGS FOR APPROVAL
Staff has reviewed the application for Tentative Tract Map No. TM2024-0001 and has determined that the Planning Commission can make the following findings in support of its approval:

Findings Pursuant to the Subdivision Code (BMC Title 16) Consistency with General and Specific Plans: The proposed land division, including its design and improvements, is consistent with the applicable goals, policies, and land use designations of the City of Beaumont General Plan and any applicable Specific Plan.

1. The proposed Tentative Tract Map, including its design, lot configuration, and associated improvements, is consistent with the goals, policies, and land use designations contained in the City of Beaumont General Plan, specifically Goal

3.3, 3.3.1 to "support the development of new housing opportunities, as defined by the Land Use Plan contained in this element".

Site Suitability: The site of the proposed land division is physically suitable for the proposed type and density of development.

2. The site is physically suitable for the proposed subdivision and the type of density of development, including the requested variance from the development standard that restricts lot depth to no more than 2.5 times the lot width. The property has appropriate topography, access to public streets, and availability of utilities, including water and sewer. No geologic, flood, or environmental constraints have been identified that would preclude development in accordance with the Tentative Tract Map.

No Substantial Environmental Damage: The design of the proposed land division and its associated improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife, or their habitat.

3. The design of the subdivision is not likely to cause substantial environmental damage or result in the injury of fish, wildlife, or their habitat. Environmental review has confirmed that no sensitive species or habitat areas will be adversely affected, and the project's construction activities and improvements are conditions of approval to ensure compliance with all applicable environmental protection standards.

No Public Health Problems: The design of the proposed land division and the type of improvements are not likely to cause serious public health problems.

4. The design of the subdivision and the type of improvements proposed will not cause serious public health problems. The project will be served by adequate infrastructure and public services, including fire protection, police services,

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potable water, and sanitary sewer. All improvements are required to be constructed in accordance with City standards to ensure safe and healthy living conditions.

No Conflict with Public Easements: The design of the proposed land division and the type of improvements will not conflict with easements acquired by the public at large for access through or use of the property.

5. The design of the proposed subdivision does not conflict with any existing public easements for access, utilities, or drainage. Any recorded easements have been identified on the Tentative Tract Map.

Findings Pursuant to the Zoning Code (BMC Title 17)
Consistency with Zoning Regulations: The proposed project is consistent with the provisions of Title 17 (Zoning Code), including the development standards for lots, density, and site preparation.

6. The proposed Tentative Map complies with all applicable provisions of Title 17 (Zoning Code), including development standards for minimum lot size, setbacks, density, and site design. The subdivision is consistent with the zoning designation applied to the site.

Preservation of Public Welfare: The location, size, design, and operating characteristics of the proposed subdivision will not be detrimental to the public health, safety, and general welfare, or be injurious to the property or improvements in the vicinity.

7. The location, size, design, and operating characteristics of the subdivision will not be detrimental to the public health, safety, or general welfare, nor will it adversely affect surrounding properties. Adequate infrastructure and circulation improvements will be provided, and all development will comply with applicable City standards to ensure compatibility with adjacent land uses.

CEQA Compliance: The proposed project is in compliance with the provisions of the California Environmental Quality Act (CEQA).

8. The project complies with the California Environmental Quality Act (CEQA).

Environmental review has been completed, and the City has determined that the project qualifies for Article 12, Section 15183 Exemption (projects consistent with a Community Plan, General Plan, or Zoning). All required mitigation measures, if applicable, have been incorporated as conditions of approval for the Tentative Tract Map.

Page 1193 of 1750 ends

Variance Findings:

In an exception granting a modification, the Planning Commission made all of the following findings that the granting of the modification will not be detrimental to the public health, safety, or welfare, or be damaging to other properties in the vicinity:

1. That there are special circumstances applicable to the property, such as, but not limited to, size, shape or topographical conditions, or existing road alignment and width.

There are exceptional circumstances applicable to the subject property because the required lot lengths pose an obstacle due to the physical constraints of the lot and the surrounding area based on the unique lot configuration and depth. The Project would meet the minimum lot size and setback requirements that are set forth in the zoning code. The existing parcel's irregular shape, constrained connection point, and unique parcel geometry create practical design constraints that would make strict adherence to the standard lot depth -to -width limit impractical. Without the variance, the parcel could not be subdivided into functional lots comparable to those in surrounding subdivisions under identical zoning, thus depriving the property of the development privileges enjoyed by its neighbors.

2. That the granting the modification will not be detrimental the public health, safety or welfare or be damaging to other property in the vicinity.

All proposed lots, ranging from 7,117 square feet to 11,185 square feet, would exceed or satisfy the Single -Family Residential lot area requirements. The proposed tentative tract map has been designed with adequate dimensions for safe driveway access, setbacks, drainage, and utilities, facilitating a coherent, safe, and functional neighborhood layout. The lengthened lots would not result in any adverse impacts on traffic flow, emergency vehicle access, or pedestrian safety. The granting of a modification would not be detrimental to the public health, safety, or welfare, as the tentative tract map maintains adequate access, setbacks, and lot functionality, resulting in a cohesive neighborhood design consistent with City development standards and General Plan policies. Granting the lot depth modification would not constitute a special privilege but rather allows the property to be developed in a manner comparable to surrounding subdivisions that are not subject to the same physical limitations.

The Planning Commission found that the proposed exception granting a modification of standards for lot depth would 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.

Page 1194 of 1750 ends

The proposed tentative tract map provides for lots to be developed in the future with an approved plot plan. If approved, future development of the lots would require the recordation of final tract maps and issuance of building permits.

Page 1195 of 1750 ends

Project Title and Case Number
Tentative Tract Map (TTM) No. 38914
Project A
aplicant
Dean Cook, Penn St Development, LLC
17744 Skypark Circle, Suite 205
Irvine, CA 92614
Project Location
The proposed Project site consists of two parcels totaling 5.72 acres. Parcel 1 is located along East 12th Street and Parcel 2 is located at the corner of Michigan Avenue and East 11th Street, in the City of Beaumont, Riverside County, California (see Project Site Map). The proposed Project site consists of two parcels with assessor's parcel numbers (APN): 415-200-022 and 415- 200-029.
1

Page 1196 of 1750 ends

City of Beaumont Tentative Tract No. 38914
E77thSt _
Otiifl
•
RVA
Environmental Setting
Project Site Map
The Project site is located in a suburban residential area within the City of Beaumont, California.

The Project site's surroundings include residential properties to the north, east, and west, and an orchard to the south of Parcel 1, east of Parcel 2. The proposed Project site's soil profile consists of mostly disturbed soils, with a generally flat topography. The average elevation across the site is 805 meters above mean sea level. The Project site consists of disturbed vegetation of various non-native grass species. The Project site would be graded to develop individual lots and pads for construction of individual single-family houses with associated improvements such as driveways, landscaping and fencing.
2

Page 1197 of 1750 ends

The existing General Plan Land Use designation of the Project site is Single Family Residential and the existing Zoning is Residential, Single Family (RSF) per the Elevate Beaumont 2040 — General Plan Update.

The proposed Project requires Site Plan review, a Plot Plan for plotting of the Single Family Project Description
Tentative Tract Map (TTM) No. 38914 is a proposed subdivision of 5.72 net acres, into 19 single- family residential lots. The proposed residential lots range in size between 7,117 square feet (SF) and 11,185 SF. The north portion of the project fronts East 12th Street and requires the construction of a cul-de-sac street to provide access to the proposed lots 1-9. The southern 10 residential lots (10-19) will be accessed via an existing street, Michigan Ave (see Figures 3 A, B — Tentative Tract Map). Construction duration is anticipated to be approximately 1 year, and standard construction methods and equipment would be used. No import or export of fill material is anticipated. (Refer to Tentative Tract Map No. 38914 & Conceptual Grading Plan, February 8, 2024 below)
I
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Page 1198 of 1750 ends

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City of Beaumont Development Standards and Project Consistency '4Y
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4- VS.

Development
Feature
City Standard
Proposed
Development
Compliant?
Notes
Zoning
Designation
RSF (Single -Family
Residential)
RSF
Yes
Matches zoning
requirements
Minimum Lot Size
7,000 sq ft
7,117 -11,185 sq
ft
Yes
Exceeds minimum
requirement
Front Setback
20 ft
20 ft
Yes
Meets or exceeds
requirement
Side Setback
5 ft (each side)
5 ft / 10 ft
Yes
Compliant on both
sides
Rear Setback
20 ft
44 ft
Yes
Exceeds minimum
Maximum
Building Height
35 ft

16.5 ft
Yes
Below height limit
Density
(units/acre)
Max 4 units/acre

3.3 units/acre
Yes
Within density cap
Parking Design
and Access -
Driveways
Maximum of one
driveway up to 20
ft wide (for lots
less than 70 ft
wide)
One driveway 16 ft
wide
No
Does not meet
driveway standard
(less 4 ft)
Street Width
Min 80 ft right -of-
way
80 ft right-of-way
Yes
Matches city
standard
Sidewalks
Required on both
sides of street
Provided on both
sides
Yes
Fully compliant
4

Page 1199 of 1750 ends

Exem
at Status
As outlined in the CEQA Guidelines, Article 18, statutory exemptions are exemptions from CEQA granted by the Legislature. The exemptions take several forms. Some exemptions are complete exemptions from CEQA. Other exemptions apply to only part of the requirements of CEQA and still other exemptions apply only to the timing of CEQA compliance.

As outlined in CEQA Guidelines Section 15183 Projects Consistent with a Community Plan or Zoning, CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project -specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.

Reasons Why Project is Exempt
The Project was found to be consistent with the Final Program Environmental Impact Report (EIR) for the Beaumont General Plan 2040 (SCH Number 2018031022) dated October 2020 subject to compliance with the approved Mitigation Monitoring and Reporting Program and is exempt from further CEQA review pursuant to Section 15183 of the CEQA Guidelines and the following findings:

1. The proposed Project is fully consistent with the development density established by the existing zoning (Single Family Residential; R -SF) and general plan policies for which an EIR was certified. The proposed project includes 19 single family residential dwelling units on 5.72 acres, with a density of 3.3 units per acre, which is within the density cap of the existing general plan land use designation and zoning. Therefore, the population increase from the proposed Project was considered within the certified Beaumont General Plan 2040 EIR As outlined above, the proposed Project is consistent with the City's residential development standards.

2. There are no Project specific environmental effects which are peculiar to the Project or its site that were not previously analyzed by the Beaumont General Plan 2040 EIR. A Biological Report was prepared and the project site does not support sensitive species or habitat and implementation of Beaumont General Plan 2040 EIR Mitigation Measure MM BIO-2 is required and would ensure compliance with Fish and Game Code Sections 3503, 3503.5 and 3513 and the Migratory Bird Treaty Act protecting birds. MM BIO-2:

To ensure compliance with Fish and Game Code sections 3503, 3503.5 and 3513 no direct impacts shall occur to any nesting birds, their eggs, chicks, or nests. If future implementing project activities are planned during the bird nesting season, nesting bird survey(s) consisting of up to three (3) site visits within 3 days prior to ground disturbance, clearing and/or demolition activities shall be conducted to ensure birds protected under the Migratory Bird Treaty Act (MBTA) and Fish and Game Code Sections 5

Page 1200 of 1750 ends

3503, 3503.5 and 3513 are not disturbed by on -site activities. Any such survey(s) shall be conducted by a qualified biologist. If no active nests are found, no additional measures are required. If active nests are found, the nest locations shall be mapped by the biologist. The nesting bird species shall be documented and, to the degree feasible, the nesting stage (e.g., incubation of eggs, feeding of young, near fledging) determined.

Based on the species present and surrounding habitat, a no -disturbance buffer shall be established around each active nest. The buffer shall be identified by a qualified biologist and confirmed by the City. No construction or ground disturbance activities shall be conducted within the buffer until the biologist has determined the nest is no longer active and has informed the City and construction supervisor that activities may resume. The proposed project does not generate traffic trips that exceed the City's threshold to warrant preparation of a traffic study. The project is conditioned to complete half -width street improvements along Eleventh Street and along Pennsylvania Ave.

3. There are no Project specific impacts which the Beaumont General Plan 2040 EIR failed to analyze as significant effects. There are no mitigation measures identified in the Beaumont General Plan 2040 EIR related to cultural resources, paleontological resources, or transportation that the project would need to implement to reduce impacts. As outlined in the Beaumont General Plan 2040 EIR cultural and paleontological resources are protected by Federal, State, regional and local regulations and with implementation potential impacts are considered to be less than significant. As outlined above the Project is required to implement MM BIO-2, which would reduce potential impacts to biological resources to less than significant.

4. There are no potentially significant off -site or cumulatively considerable impacts of the proposed Project that the Beaumont General Plan 2040 EIR failed to analyze as significant effects. The proposed project does not require offsite improvements that extend into undeveloped areas. The proposed project is infill within an already developed residential area and is consistent with the general plan land use designation.

The proposed project is consistent with the existing land use designation and zoning and does not propose residential density greater than what was already analyzed in the Beaumont General Plan 2040 EIR.

5. There is no substantial new information which would result in more severe impacts than anticipated by the General Plan 2040 EIR. The proposed project includes 19 single family residential dwelling units on 5.72 acres, with a density of 3.3 units per acre, which is within the density cap of the existing general plan land use designation and zoning.

Therefore, the population increase from the proposed Project was considered within the certified Beaumont General Plan 2040 EIR. Also, as outlined above, a Biological Report was prepared and the project site does not support sensitive species or habitat.

With implementation of the Beaumont General Plan 2040 EIR mitigation measure MM BIO-2, potential impacts would be less than significant. 6

Page 1201 of 1750 ends

The proposed project is consistent with the existing land use designation and zoning, Single Family Residential, for the site and does not propose residential density greater than what was already analyzed in the Beaumont General Plan 2040 EIR. Therefore, pursuant to CEQA Guidelines Section 15183, because the proposed Project is fully consistent with the City of Beaumont's General Plan 2040, and because the proposed Project would not result in any new or more severe impacts, including cumulatively considerable impacts, or any peculiar impacts from the project or its site, to the environment beyond what was previously evaluated and disclosed as part of the Beaumont General Plan 2040 EIR. With the Findings 1-5 outlined above, no additional environmental review is required and the Project is exempt from CEQA. 7

Page 1202 of 1750 ends

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rx� 8'SS
202'
1 7,779 SF
P.E.=47,3
TREE
STUMP
(TYP) 2° WA -
PIPE
55'
POWER
POLE
TELEC( M.

BOX
WAT=R
MET =R
POWER POLE /1
ANCHOR

CONCRETE
STEPS

MOW SIFRIP
3' HIGH

BLOCK WALL
GAS
VALVE
WATER
METER
II
O
CABLE
O
F-
w
w
F -
C/)
F
N
BOX
POWER
SEE NOT N w
Lil
CD
22'
BLOCK
J
LU
F-
LU
O
c

CURB &I GUTTER
& SIDE ALK
20' ,

EXISTING / PROPOSED ZONING

RESIDENTIAL, SINGLE FAMILY (R -SF)

EXISTING / PROPOSED GENERAL PLAN

SINGLE FAMILY RESIDENTIAL

SOURCE OF TOPOGRAPHY

AN FIELD SURVEY PERFORMED BY BLAINE
A.WOMER CIVIL ENGINEERING DATED JANUARY 31,
2024.

BENCHMARK
RIV. CO. BM C-2-2, AT THE NORTHWEST CORNER
OF PENNSYLVANIA AVENUE AND 11TH STREET, 63
FEET WEST OF PENNSYLVANIA AVENUE, 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: 7,117 SF
MAXIMUM LOT SIZE: 11,185 SF
AVERAGE LOT SIZE: 8,293 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.

POWER LINE NOTE
THE POWER LINES ALONG 11TH AND 12TH STREETS SHALL

BE RELOCATED UNDERGROUND OR FEE PAID IN LIEU PER
CITY OF BEAUMONT MUNICIPAL CODE SECTION 12.18.030.

NOTE:

LOTS 'A', 'B' 8c 'C' ARE TO BE MAINTAINED BY THE

DEVELOPER ESTABLISHED HOME OWNER'S ASSOCIATION
(HOA).

EASEMENT NOTES
12TH
ST

RADKA AVE
w
Q
>a
SITE�j
11TH
i
,
L'
a�
ST
>
a

N CALIFORNIA

BEAUMONT
Lu
Q
8TH

MICHIGAN

PENNSYLVANIA
a
a.

E 6TH
ST
Io

VICINITY MAP
NTS

OWNER / APPLICANT

PENN ST DEVELOPMENT, LLC
17744 SKYPARK CIRCLE, SUITE 205
IRVINE CA., 92614
[email protected]
714-504-5295
ASSESSOR'S PARCEL NO.
415-200-022 Sc 029
AREA

5.72 ACRES GROSS

4.83 ACRES NET

PROPERTY DESCRIPTION
NORTH

REAL PROPERTY IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

PARCEL 1:

LOT 2 IN BLOCK 181 AS SHOWN BY AMENDED MAP OF THE TOWN OF BEAUMONT, ON FILE IN BOOK 6, PAGES 16 AND 17 OF MAPS, SAN BERNARDINO COUNTY RECORDS.

EXCEPTING THEREFROM THE WESTERLY 172.5 FEET THEREOF.

PARCEL 2:

PARCEL A, AS SHOWN ON LOT LINE ADJUSTMENT, AS EVIDENCED BY DOCUMENT RECORDED JANUARY 17, 2003 AS INSTRUMENT NO. 2003-036756 OF OFFICIAL RECORDS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

THE WESTERLY 192.00 FEET OF LOT 4 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 SOUTHWEST CORNER OF SAID LOT 4;
THENCE NORTH 00' 01' 36" WEST ALONG THE WEST LINE OF SAID LOT 4 A DISTANCE OF 520.12 FEET TO THE NORTHWEST CORNER OF SAID LOT 4; THENCE NORTH 89' 58' 19" EAST ALONG THE NORTH LINE OF SAID LOT 4 A DISTANCE OF 192.00 FEET;
THENCE SOUTH 00' 01' 36" EAST A DISTANCE OF 520.15 FEET TO THE SOUTH LINE OF SAID LOT 4;
THENCE SOUTH 89° 58' 51" WEST ALONG THE SOUTHERLY LINE OF SAID LOT 4 A DISTANCE OF 192.00 FEET TO THE POINT OF BEGINNING.

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

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 COMPANY, ITS SUCCESSORS OR ASSIGNS, THE EXACT LOCATION NOT BEING DISCLOSED FROM RECORD.
/2\ AN EASEMENT FOR SANITARY SEWER AND APPURTENANT AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED NOVEMBER 7, 1955 AS INSTRUMENT NO. 70890 OF OFFICIAL RECORDS.

3. AN EASEMENT FOR SEWER LINE AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED JUNE 13, 1958 AS INSTRUMENT NO. 42499 AND 42500, BOTH OF OFFICIAL RECORDS, THE EXACT LOCATION NOT BEING DISCLOSED FROM RECORD.

A A RESERVATION TO WM. GLENN MCKINNEY, A WIDOWER, OF THE USE OF THE WESTERLY 10 FEET OF THE NORTHERLY 100

FEET OF THE HEREIN DESCRIBED PROPERTY UNTIL SUCH TIME WHEN THE HOUSE NOW LOCATED THEREON IS REMOVED, BY DEED TO EMIL D. WOHLGEMUTH AND MARGARETE K. WOHLGEMUTH, HUSBAND AND WIFE, RECORDED FEBRUARY 13, 1964, AS INSTRUMENT NO. 18088, OFFICIAL RECORDS.
• THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "EASEMENT GRANT DEED" RECORDED JULY 7, 1987 AS INSTRUMENT NO. 193420 OF OFFICIAL RECORDS. • AN EASEMENT FOR RIGHT OF WAY AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED MARCH 08, 1956 AS INSTRUMENT NO. 17042 OF OFFICIAL RECORDS.

DATE PREPARED: FEBRUARY 8, 2024
HGAL
Call 2 Working Days
Before You Dig!
811
BENCHMARK:

ELEV. 0000.00, NGVD 29
B
A
W
• PLANNING
BLAINE A. WOMER • SURVEYING
CIVIL ENGINEERING •ENGNEERING
• 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

ENGINEER

REVISIONS
CITY
BLAINE A. WOMER
R C F 45354
DATE
Reviewed By:

Recommended
for Approval By:

Approved By:

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

Date:

CITY OF BEAUMONT, PUBLIC WORKS DEPARTMENT 550E. 6th St
ENGINEERING DIVISION Beaumont, CA 92223
TEL: (951) 769-8520 FAX: (951) 769-8526

CITY OF BEAUMONT, CALIFORNIA
TENTATIVE TRACT MAP No. 38914
& CONCEPTUAL GRADING PLAN

NORTHEAST CORNER OF ELEVENTH

STREET AND MICHIGAN AVENUE
SHEET
1 OF 2 SHEETS
FILE NO:

Page 12 ends

CITY OF BEAUMONT
THE

GRIND & OVERLAY

0.17' TO
F-
w
w
v!
2 F-
0 Wi
NORTH
30 60
90 PROPOSED
6' SIDEWALK
7:/,;D•
1"=30'
N
_8r,W
1 — —24"W
TENTATIVE TRACT NO. 38914
8"W

MICHIGAN AVENUE
1 co
co
c_N' 15 - N115'

CHAIN LINK
FENCE
24"W-
A
PR

SIDEWALK
U)
(r) c 7
w L)
N 00'00'10"
O
U)
Lr
U)
0_
U
U)
U)
O
Cr;
to
LU
520.23'
57(l 73'

CHAIIJ LIIJ
FENCE
DEVICE
O
0 THROUGH CURB
20' _
- DRAIN -
(FL 33.23)
"`I
0)
52'
8,605 SF
P.E.=35.6
CHAIN I. ` I,
FE' F

POWER PC
L
0 co

POWER ANCHOR
EXIST.

C&G
F\'
52'
-F' ',4 8"SS-

ACCESS GATE
riHill
44'`.

FOR MAINT.

I II
I II
/Io
T,A
LC)
52'
18 8, 0 SF
P.E. 36.4
52'
—roc r�IR 0T '
FENCE
52'
16 8,580 SF
P.E.=38.4
UVI
It
52'
8 17
80 SF
=37.5
TREE
STl MP
52'
PROP. 6' VINYL
FENCE
2"
-8"SS-
52 15
8,580 SF
P.E.=39.3
5' WIDE CONC.

REC. CHANNEL
52'
N 00°00'43" E
52'

BUILDING PAD
MP.)
52'
PROP. 8" CdNC.

CURB
415-200-030
-0300
EMST. LAND USCEo HIESQDD EN'TJAL/CG3CHAND
52'
13 8,58Q SF
fa'
'A' 520.19'
52'
52'
12 8,580 SF
P.E.=41.3

EWER MH LOT
52'
1%

HOG WIRE
I-LNCT_-
8"SS-
52'
11 580 SF
-41.6
52'
52 U
U
O
10 8,580 SF
\;LINKPF �� CC 0122'°

IIGH BLOCK WALL
</ O
^`P' 52'
ROP. 8" CONC.

URB
PROP. 6' VINYL
FENCE
O
N
O)
ii
z
PAR
415-200-032
EXIST. LAND
DD
EXIST.

BLOCK WALL
ACCESS GATE -"V\
FOR MAINT.

38.5 -8"SS- --' G ;L.00K
220/5
CHAINLINK FENCE 0
4:1

LOT 'A'

WATER QUALITY/

RETENTION BASIN
9 PAN 2
415-200-033
x
415-200-619

STREET 'A
(PUBLIC)
SHEET NO. 1
52'
8 EXIST.

R/W
80'
EXIST.

R/W
20'
FUTURE
6' SIDEWALK
PROP.

R/W
40'
20'
20'
EXIST.

CURB Sc GUTTER
2%

EXISTING
A.C. PAVEMENT
2%
E
20'
EXIST.

CURB & GUTTER

EXISTING

CL II AGGREGATE BASE

TYPICAL STREET SECTION

MICHIGAN AVENUE
NTS
80'

PROPOSED
6' SIDEWALK
PROP.

R/W
20'
40'
20'
20'
20'

PROPOSED
6' SIDEWALK.

Wi/A\\'
EXIST.

CURB Sc GUTTER
2%
EXIST.

A.C. PAVEMENT
2%
EXIST.

CL II AGGREGATE BASE
ri

TYPICAL STREET SECTION
11TH STREET
NTS
EXIST.

CURB & GUTTER
//////// *few."'
PL PL
27'

2.5'

LOT 'B' (CFD OR HOA MAINTAINED)

2.5'
PROP. 6'
15' SEWER

EASEMENT
(EXIST.) 8"
Qtoo=8.4cfs
d=4"
////V///
6"
////V///
////V//// ////�\\\////
PROP. 8" CONC. CURB PE
////\\\\//// RIV. CO. STD. NO. 204
PROP. DRAINAGE CHANNEL

SECTION 'A' -'A'
NTS

VINYL FENCE
2'
SEE SHEET 1 FOR PROJECT AND EASEMENT NOTES.

DATE PREPARED: FEBRUARY 8, 2024
HGAL
Call 2 Working Days
Before You Dig!
811
BENCHMARK:

B
A
W
• PLANNING
BLAINE A. WOMER • SURVEYING
CIVIL ENGINEERING •ENGNEERING
• 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 SEAL

PROFESS/CO
pN
lib
w m A
No. 46354
DRAWN BY:

CHECKED BY:

SCALE:

Reviewed By: Date:

Staff Engineer
Recommended
for Approval By:

Administrative Engineer
Date:

CITY OF BEAUMONT, CALIFORNIA
TENTATIVE TRACT MAP No. 38914
& CONCEPTUAL GRADING PLAN
SHEET
2 OF 2 SHEETS
ELEV. 0000.00, NGVD 29
BY
MARK

DESCRIPTION
APPR.

DATE

ENGINEER

REVISIONS
CITY
BLAINE A. WOMER
DATE

OF CALF
DATE:

JOB NUMBER:

BEAUMONT
CAI_IF-ORNIA
Approved By: Date:

City Engineer/Director of Public Works

CITY OF BEAUMONT, PUBLIC WORKS DEPARTMENT

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

NORTHEAST CORNER OF ELEVENTH

STREET AND MICHIGAN AVENUE
FILE NO:

Page 12 ends

\_ FUTURE
6' SIDEWALK

BEAUMONT
-C A L I F O R M I G

CITY OF BEAUMONT

PLANNING DEPARTMENT

DRAFT CONDITIONS OF APPROVAL
PLANNING COMMISSION DATE: October 22, 2025
CITY COUNCIL DATE: December 16, 2025
PROJECT NAME: Tentative Tract Map 38914
PROJECT NO.: TM2024-0001 and V2025-0025
DESCRIPTION: A Public Hearing request for approval of Tentative Tract Map 38914 for a proposed subdivision of 5.72 gross acres into 19 single-family residential lots ranging between 7,117 square feet and 11,185 square feet and a Variance request from BMC Code Section 16.12.080.C to allow Tentative Tract Map 38914 to exceed lot depths of

2.5 times the width. The proposed applications are exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Article 12, Section 15183 (Projects Consistent with a Community Plan or Zoning).

APPLICANT: Penn St Development LLC
APN: 415-200-022 and 415-200-029
Note: Any conditions revised at a hearing will be noted by c-ri<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. 38914 and consist of all subsequent conditions and all conditions of approval for the Tentative Tract Map.

1. The permit for the above referenced Tentative Tract Map No. 38914 (TM2024- 0001), Variance (V2025-0025) and CEQA Section 15183 exemption, and property consists of all Conditions of Approval herein.

2. 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. 38914 (TM2024- 0001), Variance (V2025-0025) and CEQA Section 15183 exemption, 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

Page 1205 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 2 ends

3. 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.

5. 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.

8. The project is exempt from CEQA under Section 15183 of CEQA guidelines (Projects Consistent with a Community Plan and Zoning). The project shall comply with the applicable mitigation measures of the 2020 General Plan Update Environmental Impact Report.

Page 1206 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 3 ends

for the benefit of the subject property. Alternatively, the applicant may propose alternative financing mechanisms to fund the annual negative fiscal impacts of the project with respect to maintenance services. For other mechanisms, similar facilities must be maintained. Such facilities may include but not be limited to the landscaped parkways within the public right- of-way, street tree maintenance, street sweeping and street maintenance, irrigation system maintenance, public street, curb and gutter, and sidewalk maintenance, neighborhood parks, trails, open space, street lights in the public right-of-way, energy usage, graffiti abatement, and public storm drains and water quality improvement facilities within the development and constructed pursuant to federal NPDES requirements and the normal maintenance of these facilities." Applicant shall make a non-refundable deposit of $15,000, or at the current rate in place at the time of annexation toward the cost of annexation, formation or other mitigation process, as applicable. Contact [email protected].

11. Homeowners Associations (HOA): Prior to issuance of a Certificate of Occupancy, the developer shall establish a governing legal Homeowners Association (HOA).

12. Disclose to future owners: Every person who buys a lot in the development/TTM38914 must receive a copy of the governing HOA documents, and the disclosure shall be recorded to run with the land for all nineteen (19) Numbered Lots.

Page 1207 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 4 ends

13. Tentative Tract No. 38914 has been found to be substantially in conformance with the Single Family Residential (SFR) zone.

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

16. 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 (PDF format) 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 (PDF Format) 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.

Page 1208 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 5 ends

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:
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. 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.

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

Page 1209 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 6 ends

22. 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.

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

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

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

27. 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.

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

SUBDIVISIONS

29. Tentative Tract Map No. 38914 shall be recorded prior to the issuance of -any residential building permits associated with the project.

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

BUILDING DEPARTMENT CONDITIONS

31. Drainage channel, onsite retention basins, or other undeveloped lots shall be maintained free of weeds, junk, trash, and debris.

Page 1210 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 7 ends

FIRE DEPARTMENT CONDITIONS
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.

32. 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.
a. Will Serve Letters from the responsible water purveyor are required prior to a map recordation.

33. 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.

34. 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 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.

35. 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.

36. Residential Fire Sprinklers: Residential fire sprinklers are required in all one and two-family dwellings per the California Residential Code (CRC). Plans must be

Page 1211 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 8 ends

submitted to the Office of the Fire Marshal for review and be approved prior to installation. Reference CRC.

37. Phased Construction Access and Water Supply: If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Reference CFC as amended.

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

39. Addressing- All residential dwellings shall display street numbers in a prominent location on the street side of the residence. Reference CFC as amended.

Prior to Grading

40. Water Plans -Fire
The applicant or developer shall furnish one copy of the water system plans to the Fire Department for review. Plans shall be signed by a registered civil engineer, containing a Fire Department approval signature block, and shall conform to hydrant type, location, spacing and minimum fire flow. Once plans are signed by the local water company, the originals shall be presented to the Fire Department for signature.

41. Fire Access Road Improvements -Fire
The applicant shall submit Precise Grading Plans identifying on -parcel Fire Access Road improvements to all structures in compliance with Fire Department Standards.

Prior to Permit

42. Phased Construction Access and Water Supply -Fire
If construction is phased, an approved phasing plan shall be approved by the Fire Department. Each phase shall provide approved access and water supply for fire protection prior to any construction. Contact our office for submittal instructions.

43. Tract Water Verification -Fire
The required water system, including all fire hydrant(s), shall be installed, and accepted by the appropriate water agency and the Riverside County Fire Department prior to any combustible building material placed on an individual lot.

Contact the Riverside County Fire Department to inspect the required fire flow, street signs, all weather surface, and all access and/or secondary access.

Approved water plans must be at the job site.

Page 1212 of 1750 ends

Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

Page 9 ends

44. Fire Department Plan Review -Fire
Submittal of construction plans to the Fire Department will be required. This will require a separate permit application submitted directly to the Fire Department.

This shall include a full site plan including all fire apparatus access roads. Final fire and life safety conditions will be addressed when the Fire Department reviews these plans. These conditions will be based on California Fire Code, California Building Code (CBC), and related codes/standards adopted at the time of construction plan submittal. Contact our office for submittal

AGENCY CONDITIONS

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

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

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

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

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

50. 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:

51. 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
City Planning Department
Beaumont Cherry Valley Water District
Beaumont Unified School District

52. 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.

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Tentative Tract Map No. 38914 (TM2024-0001)
Draft Conditions of Approval

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

54. 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:

55. 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.

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

57. 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.

58. 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 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.

59. 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.

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Beaumont City CouncilDecember 16, 2025

Beaumont City Council
December 16, 2025