Agenda packet — Beaumont City Council, January 20, 2026 (part 9 of 11)

City of Beaumont Contract Number:

C23-08.1

2.2 Consideration for Amendment. The parties hereby agree that they have each received adequate and independent consideration for the modifications to the Agreement set forth in this Amendment No. 1.

2.3 Counterparts. This Amendment No. 1 may be signed in any number of counterparts, each of which will be an original, but all of which together will constitute one instrument.

2.4 Electronic Signatures. Each Party may adopt as its signature an electronic identification consisting of a symbol or code that is affixed to or contained in each document transmitted by such Party ("electronic signature"). The Parties hereto herby agree that electronic signatures are acceptable, shall have the same force and effect under the law as original wet signatures, and shall be sufficient to verify that the Parties have executed this Agreement and such other documents transmitted by the Parties.
[SIGNATURE PAGE FOLLOWS]

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City of Beaumont Contract Number:

C23-08.1
SIGNATURE PAGE TO AMENDMENT NO. 1 TO THE AGREEMENT FOR

PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR
IN WITNESS WHEREOF, the Parties are signing this Amendment No. 1 on the date stated in the introductory clause.

CITY: CONTRACTOR:

CITY OF BEAUMONT FEHR & PEERS
Sta4,4.L Q 8aou.,s,
By:

By: Print Name: Steven J. Brown, PE
Jessica Voigt, Mayor
Title: Senior Vice President
ATTEST:

Nicole Wheelwright, Deputy City Clerk

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OO23-BEAU.00 C23-08.1 Fehr Peers City of
Beaumont On Call Amendment 1 - 12.23.25
Final Audit Report
2025-12-30
Created: 2025-12-30
By: Christy Chai ([email protected])
Status: Signed
Transaction ID: CBJCHBCAABAAgvNjxg0QufmEka5Zuk4W_RjVUKNVuCWR "OC23-BEAU.00 C23-08.1 Fehr Peers City of Beaumont On Cal I Amendment 1 - 12.23.25" History
Document created by Christy Chai ([email protected]) 2025-12-30 - 0:02:36 AM GMT- IP address: 70.187.228.217 Document emailed to Steve Brown ([email protected]) for signature 2025-12-30 - 0:03:00 AM GMT
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Document e -signed by Steve Brown ([email protected]) Signature Date: 2025-12-30 - 0:06:25 AM GMT - Time Source: server- IP address: 99.27.248.51 Agreement completed.
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City of Beaumont Contract Number:

C23-05.1
AMENDMENT NO. 1 TO THE AGREEMENT FOR PROFESSIONAL SERVICES BY

INDEPENDENT CONTRACTOR
THIS AMENDMENT NO. 1 TO AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR ("Amendment No.1") is made by and between the CITY OF BEAUMONT ("CITY"), a general law city, and STC TRAFFIC INC., a California Corporation (hereinafter called "CONTRACTOR") is effective as of this day: January 20, 2026.

RECITALS
This Amendment is made with respect to the following facts and purpose that the parties agree are true and correct:

A. WHEREAS, on February 7, 2023, CITY and CONTRACTOR entered into that certain agreement entitled "Agreement for Professional Services by Independent Contractor ("Agreement") to provide On -Call Traffic Engineering Services, as approved by City Council on February 7, 2023.

B. City and Contractor now desire to amend the Agreement to extend the Term of the Agreement by two years, to February 7, 2028, and establish a not -to -exceed amount of Four Hundred Eighty Thousand Dollars ($480,000) for services provided under this Amendment from January 20, 2026, through the remaining contract term.

The Parties therefore agree follows:

1. Amended Terms. The Agreement is hereby amended as follows:

1.1 The maximum compensation for the Services performed pursuant to this Amendment No. 1, from January 20, 2026, through the remaining contract term, shall not exceed Four Hundred Eighty Thousand Dollars ($480,000) subject to the terms set forth in Section 4 of the Agreement.

1.2 The Term of the Agreement, as set forth in Section 1 of the Agreement, is hereby extended through February 7, 2028, unless sooner terminated or extended as provided in the Agreement.

2. Miscellaneous Provisions

2.1 Continued Effect of Agreement. The recitals to this Amendment are deemed incorporated herein by this reference. Except as amended by this Amendment No. 1, all provisions of the Agreement, shall remain unchanged and in full force and effect.

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City of Beaumont Contract Number:

C23-05.1

2.2 Consideration for Amendment. The parties hereby agree that they have each received adequate and independent consideration for the modifications to the Agreement set forth in this Amendment No. 1.

2.3 Counterparts. This Amendment No. 1 may be signed in any number of counterparts, each of which will be an original, but all of which together will constitute one instrument.

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City of Beaumont Contract Number:

C23-05.1
SIGNATURE PAGE TO AMENDMENT NO. 1 TO THE AGREEMENT FOR

PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR
IN WITNESS WHEREOF, the Parties are signing this Amendment No. 1 on the date stated in the introductory clause.

CITY:

CITY OF BEAUMONT
CONTRACTOR:

STC TRAFFIC IN
By: &Ia
By: Print Name: Jason Stack
Jessica Voigt, Mayor
Title: President
ATTEST:

Nicole Wheelwright, Deputy City Clerk

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City of Beaumont Contract Number:

C23-04.1
AMENDMENT NO. 1 TO THE AGREEMENT FOR PROFESSIONAL SERVICES BY

INDEPENDENT CONTRACTOR
THIS AMENDMENT NO. 1 TO AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR ("Amendment No.1") is made by and between the CITY OF BEAUMONT ("CITY"), a general law city, and EXP U.S. SERVICES, INC., a California limited liability corporation (hereinafter called "CONTRACTOR") is effective as of this day: January 20, 2026.

RECITALS
This Amendment is made with respect to the following facts and purpose that the parties agree are true and correct:

B. City and Contractor now desire to amend the Agreement to extend the Term of the Agreement by two years, to February 7, 2028, and establish a not -to -exceed amount of One Hundred Twenty Thousand Dollars ($120,000) for services provided under this Amendment from January 20, 2026, through the remaining contract term.

The Parties therefore agree follows:

1. Amended Terms. The Agreement is hereby amended as follows:

1.1 The maximum compensation for the Services performed pursuant to this Amendment No. 1, from January 20, 2026, through the remaining contract term, shall not exceed One Hundred Twenty Thousand Dollars ($120,000.00) subject to the terms set forth in Section 4 of the Agreement.

1.2 The Term of the Agreement, as set forth in Section 1 of the Agreement, is hereby extended through February 7, 2028, unless sooner terminated or extended as provided in the Agreement.

2. Miscellaneous Provisions

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City of Beaumont Contract Number:

C23-04.1

2.2 Consideration for Amendment. The parties hereby agree that they have each received adequate and independent consideration for the modifications to the Agreement set forth in this Amendment No. 1.

2.3 Counterparts. This Amendment No. 1 may be signed in any number of counterparts, each of which will be an original, but all of which together will constitute one instrument.

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City of Beaumont Contract Number:

C23-04.1
SIGNATURE PAGE TO AMENDMENT NO. 1 TO THE AGREEMENT FOR

PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR
IN WITNESS WHEREOF, the Parties are signing this Amendment No. 1 on the date stated in the introductory clause.

CITY: CONTRACTOR:

CITY OF BEAUMONT EXP U.S. SERVICES, INC.

By: i l
By: Print Name: Syed Raza
Jessica Voigt, Mayor
Title: Vice President
ATTEST:

Nicole Wheelwright, Deputy City Clerk

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BEAUMONT

C A L I F O R N I A
California Levine Act Statement
California Government Code Section 84308, commonly referred to as the "Levine Act," prohibits any Beaumont City Council Member from participating in any action related to a contract or application if he or she receives any political contributions totaling more than $500 within the previous twelve months, and for twelve months following the date a final decision from the business/board or applicant.

The Levine Act also requires a member of the Beaumont City Council who has received such a contribution to disclose the contribution on the record of the proceeding.

Current Beaumont City Council Members are listed at:
https://www.beaumontca.gov/29/City-Council
Proposers are responsible for accessing this link to review the names prior to answering the following questions.

1. Have you or your company, or any agent/board member on behalf of you or your company/entity, made any political contributions of more than $500 to any Beaumont City Council Member in the 12 months preceding the date of the submission of your proposal or application, or the anticipated date of any Council action? YES If yes, please identify the Council Member(s):

X NO

2. Do you or your company/entity, or any agency on behalf of you or your company/entity, anticipate or plan to make any political contribution of more than $500 to any Beaumont City Council Member in the 12 months following any Council action related to your proposal or application?
YES If yes, please identify the Council Member(s):

12.22.2025 Date
S. nature of authorized individual
Jason D. Pack, P.E.; Fehr & Peers
Company/Applicant Name
City of Beaumont 1550 E. 6th Street, Beaumont, CA 92223 I (951) 769-8520 I BeaumontCA.gov

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BEAUMONT

The Levine Act also requires a member of the Beaumont City Council who has received such a contribution to disclose the contribution on the record of the proceeding.

Current Beaumont City Council Members are listed at:
https://www.beaumontca.govn9/City-Council
Proposers are responsible for accessing this link to review the names prior to answering the following questions.

X NO

X NO
Answering yes to either of the two questions above does not preclude the Beaumont City Council from awarding a contract or approving an application or any subsequent action. It does however, preclude the identified Council Member(s) from participating in any actions related to your proposal or application.
12/22/2025
Date
Signature of authorized individual
STC Traffic, Inc. / Jason Stack, President
Company/Applicant Name
City of Beaumont 1550 E. 6th Street, Beaumont, CA 92223 I (951) 769-8520 I BeaumontCA.gov

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BEAUMONT

The Levine Act also requires a member of the Beaumont City Council who has received such a contribution to disclose the contribution on the record of the proceeding.

X NO

X NO
Answering yes to either of the two questions above does not preclude the Beaumont City Council from awarding a contract or approving an application or any subsequent action. It does however, preclude the identified Council Member(s) from participating in any actions related to your proposal or application.
12/23/2025
Date Signature of authorized individual
EXP U.S. Services Inc.

Company/Applicant Name
City of Beaumont 1550 E. 6th Street, Beaumont, CA 92223 I (951) 769-8520 I BeaumontCA.gov

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BEAUMONT
-C. AI I O R N A
Staff Report
TO: Honorable Mayor and Members of the City Council
FROM: Robert L. Vestal, City Engineer I Public Works Director BY: Vincent Lopez, Project Manager
DATE: January 20, 2026
SUBJECT: Professional Services Agreement with Cozad & Fox, Inc Description: A Professional Services Agreement with Cozad & Fox for the Desert Lawn Slope Restoration — Capital Improvement Project (CIP) R-26-10.

Background and Analysis:

In 2022, the City of Beaumont (City) experienced an extreme weather event that generated unusually high stormwater runoff throughout its drainage network. During this event, the 36- inch reinforced concrete storm drainpipe connected to the inlet located adjacent to Desert Lawn Drive, east of Champions Drive, sustained significant structural failure. The excessive hydraulic loading funneled through the inlet exceeded the pipe's design capacity, resulting in joint separation along multiple segments of the line. This joint failure allowed uncontrolled discharge and soil migration, which in turn triggered substantial erosion along the slope where the pipeline was originally embedded. The progressive loss of supporting material further compromised the integrity of the storm drain system and contributed to the overall failure observed at the site.

To address the storm drainpipe failure, the City dedicated capital improvement funding and initiated the Desert Lawn Slope Restoration Project (CIP R- 26- 10). The Project encompasses a comprehensive set of engineering, environmental, and administrative tasks necessary to restore the functionality of the drainage system and stabilize the adjacent slope. The scope of work includes stakeholder coordination meetings, detailed site assessments, topographic and boundary land surveying, and geotechnical investigations to evaluate subsurface conditions and inform design recommendations.

In addition, the Project involves preparation of a California Environmental Quality Act (CEQA) exemption, development of full construction plans and technical specifications, and design of corrective measures to repair the storm drainpipe and reestablish long- term slope stability along the area contiguous to the Tukwet Golf Course.

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In October 2025, the City began requesting proposals from engineering consulting firms to prepare the engineering plans and specifications to reconstruct the storm drainpipe and restore the eroded slope. The City received three (3) proposals for this Project:
• NV5:
• EXP U.S. Services:
• Cozad & Fox, Inc.:
$159,835.00
$155,628.00
$ 56,177.00
On December 29, 2025, at the request of the City, Cozad & Fox submitted a revised proposal in the amount of $65,984 that includes geotechnical engineering for stabilization of the slope. This scope and fee for the proposal are commensurate with the purpose of the Project. The revised proposal from Cozad & Fox is provided as Attachment A for reference.

While the proposed agreement is under the $75,000 threshold, the City also used this vendor for the 2nd Street extension project awarded in Fiscal Year (FY) 2024/2025.

Payments in FY 2025/2026 come out to $10,600.69, pushing the amount for this vendor over $75,000. Due to this, staff recommends that the City Council award a Professional Services Agreement with Cozad & Fox, Inc. in an amount not -to -exceed $65,984, through February 2, 2029, to prepare the Plans, Specifications, and Estimates (PS&E).

The Professional Services Agreement (PSA) for Cozad & Fox has been provided as Attachment B for reference.

Fiscal Impact:

The cost to prepare this staff report is estimated to be $350.

Funding for this Project is provided by CIP R-26-10 Desert Lawn Slope Restoration. The following is a summary of the project funding and budget:

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CIP R-26-10 Desert Lawn Slope Restoration Project Funding Summary Estimated Total Project Budget= $300,000
Current Project Budget= $300,000
General Fund,
$300,000, 100%
CIP R-26-10 Desert Lawn Slope Restoration Project Budget Summary Project
Component
Est. Total Current
Bud.et Budget
Paid to Date Remaining
Bud.et
Project rN il
Preliminary Services -
Environmental
Design
erm its
Right -of -Way
Construction
Construction Management
Equipment
$75,000 $75,000
▪ $225,000 $225,000
•
$75,000
$225,000
Total $300,000
$300,000
$-
$300,000,
Recommended Action:

Approve the agreement with Cozad & Fox, Inc. for professional engineering design services, for the period of February 2, 2026, through February 2, 2029, in an amount not to exceed $65,984; and,
Authorize the issuance of a purchase order to Cozad & Fox, Inc. in the amount of $65,984, for the purchase of professional engineering design services.

Attachments:

A. Proposal — Cozad & Fox
B. Professional Services Agreement (PSA) — Cozad & Fox
C. Levine Act Statement — Cozad & Fox

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October 16, 2025
Revised December 29, 2025
• CIVIL / STRUCTURAL ENGINEERS
• MUNICIPAL CONSULTANTS
• SURVEYORS / PLANNERS
• WATER RESOURCES
• TRANSPORTATION
Vincent Lopez
Project Manager
Capital Projects
City of Beaumont
550 E. Sixth Street
Beaumont, CA 92223
P: (951) 572-3227
C: (760) 989-9979
E: [email protected]
RE: ENGINEERING AND SURVEYING SERVICES FOR THE DESERT LAWN SLOPE

RESTORATION PROJECT
Dear Vincent,
Cozad & Fox, Inc. is pleased to provide the following proposal for Engineering and Surveying Services for the Desert Lawn Slope Restoration Project. Cozad & Fox, Inc. visited the site on 10-9-25 to become familiar with the project. It is our understanding that a portion of the existing storm drain system (approximately 150 -feet in length) and slope along Desert Lawn Drive have failed due to erosion from recent storms. It is also our understanding that the City would like the Design Engineer to include a geotechnical report with remediation recommendations based on the existing slope conditions. Cozad & Fox, Inc. will utilize Verdantas as a subconsultant to prepare the Geotechnical Report. Cozad & Fox, Inc., is pleased to provide the following services:

1. RESEARCH AND REVIEW — Cozad & Fox, Inc. will research existing survey records with the Riverside County Surveyor's office. Cozad & Fox, Inc. will review the record data in order to establish a base map to be utilized for locating existing right-of-way monumentation, easements, and improvements. Cozad & Fox, Inc. will review the title report for record easements and other encumbrances. This task assumes the City will furnish the title report.

Estimate $1,203.00

2. FIELD TOPOGRAPHIC SURVEY — Cozad & Fox, Inc. will confirm the elevations provided on topographic survey furnished by the City and determine the elevations of key design elements including the storm drain inverts, the limits of slope failure, visible existing irrigation lines, and the limits of existing improvements.

Estimate $2,843.00
3 LIMITED BOUNDARY SURVEY — Cozad & Fox, Inc. will perform a limited boundary survey to search for existing monumentation and establish Right -of -Way along Desert Lawn Drive in the vicinity of the project. Existing easement will also be identified, no monumentation will be set with this task. If monumentation will need to be reset, a separate estimate will be prepared.

Estimate $1,443.00
151 South Girard Street • Hemet, CA 92544-4662
(951) 652-4454 • FAQ#5J)7Z 94Z8 [email protected]

Proposal for Engineering & Surveying Services
Desert Lawn Slope Restoration
Vincent Lopez/City of Beaumont
October 16, 2025
Revised December 29, 2025
4 UTILITY RESEARCH — Cozad & Fox, Inc. will research and obtain available maps for water, sewer, electricity, gas, telephone, storm drain, cable TV, and/or other known utilities in the project area. Electronic copies of the plotted utilities will be provided. Please note that some utility companies require additional fees and clearances (to be paid by the client). Also, not all utility companies have accurate location information, and some records are unavailable. The plotting of utilities does not guarantee the existence or location of all utilities. This task assumes that the City will be contracting with a pothole company and furnishing a pothole report if deemed necessary to the design.

Estimate $1,464.00
5 GEOTECHNICAL SERVICES — Cozad & Fox, Inc. will utilize Verdantas, Inc. to prepare a Geotechnical Report, that will include summarizing specific geologic/geotechnical conditions to aid in the preliminary design and construction cost. The report will be signed and stamped by a California Licensed Professional Engineer and Certified Engineering Geologist, which will include, but not limited to the following: Site Conditions, Corrosivity, Concrete, Lateral Earth Pressures and Earthwork Considerations
Estimate (Lump Sum $8,400 + 10%) $9,240.00
6 TOPOGRAPHIC SURVEY EXHIBIT— Cozad & Fox, Inc. will prepare a topographic survey exhibit using the data gathered from the topographic survey, limited boundary survey, and utility research. The topographic survey exhibit will be stamped by a California Professional Land Surveyor and will include one -foot contours, recovered survey monumentation, Right -of - Way, easements, assessor parcel numbers, existing utilities, and existing irrigation lines.

Cozad & Fox, Inc. will provide one (1) searchable PDF for City review. Comments received on the Topographic Survey Exhibit will be incorporated into the final design.

Deliverables: Cozad & Fox, Inc. will incorporate surveying activities into the final contract documents. Cozad & Fox, Inc. will submit one (1) electronic copy (searchable PDF) for City review. City comments will be incorporated into the final design.

Estimate $752.00
7 DESIGN MEETINGS — Cozad & Fox, Inc. will attend up to one (1) meeting with the City and it's subconsultants to discuss the topographic survey exhibit and any potential conflicts identified. Cozad & Fox, Inc. will use the feedback from the City and it's subconsultants to incorporate into the final design. Cozad & Fox, Inc. will attend up to three (3) meetings with the City and it's subconsultants to discuss the plans, specifications, and engineer's cost estimates for the 60%, 90%, and 100%.

Estimate $1,452.00

8. DESIGN PLANS — Cozad & Fox, Inc. will prepare plans for the remediation of the damaged storm drain system and the eroded slope. Remediation plans shall include the replacement of the damaged storm drain, connection to the existing storm drain at the top of the existing slope, proposed headwall and rip -rap at the outlet of the replacement storm drain, and grading slope restoration. Cozad & Fox, Inc. will prepare four submittal packages for the City. Submittal packages to include the restoration plans, specifications, and engineer's cost estimates for the 60%, 90%, 100%, and Mylars. Project specifications will be included for the 90%, 100%, and Mylar plan submittals.
2

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Cozad & Fox, Inc.

Proposal for Engineering & Surveying Services
Desert Lawn Slope Restoration
Vincent Lopez/City of Beaumont
October 16, 2025
Revised December 29, 2025
Deliverables: Cozad & Fox, Inc. will submit plans, specifications, and engineers' estimates for City review at the 60%, 90%, and 100% progress levels. At each design level, Cozad & Fox, Inc. will submit one (1) electronic copy of all documents (searchable PDF). Final bid document submittal will include electronic (PDF) copies of the final drawings, specifications for bidding, and a final construction cost estimate.

Estimate $14,852.00
9 DESIGN SPECIFICATIONS — Cozad & Fox, Inc. will prepare the Special Conditions, Technical Specifications, and Detailed Bidding Sheets. This task assumes that the City will provide the General Provisions.

Estimate $3,054.00
10 ENGINEERS COST ESTIMATE — Cozad & Fox, Inc. will prepare an itemized Engineer's Construction Cost Estimate for the 60%, 90%, and 100% plan submittals.

Estimate $935.00
11 CEQA EXEMPTION — Cozad & Fox, Inc. will utilize Geovironment to meet the requirements of the California Environmental Quality Act (CEQA). This task assumes the project will qualify as a statutory exemption as an emergency repair. Geovironment will prepare the necessary environmental documentation and exhibits to comply with the statutory exemption.

Deliverables: Geovironment will submit one (1) electronic copy of the draft environmental documents for City review. One (1) electronic copy of the final approved environmental document.

Any and all mitigation measures will be incorporated into the final contract documents.

Estimate (Lump Sum $14,500 + 10%) $15,950.00

12. FIELD MEETINGS — Cozad & Fox, Inc. will attend up to five (5) construction progress meetings to verify the sequence of construction, the schedule for construction staking, and to discuss challenges encountered during construction. Cozad & Fox, Inc. will attend construction safety meetings as necessary.

Estimate $1,815.00
13 BID SUPPORT — Cozad & Fox, Inc. will provide bidding support to the City. Cozad & Fox, Inc. will address up to ten (10) addendum questions that arise during the bidding period.

Cozad & Fox, Inc. will provide technical support to the City in reviewing the top bids for technical proficiency and recommendations for award. In the event of the winning bid exceeding 10% of the Final Engineer's Cost Estimate, Cozad & Fox, Inc. will analyze and provide justification.

Estimate $1,038.00

14. CONSTRUCTION SUPPORT — Cozad & Fox, Inc. will provide support services as requested by City staff. Engineering support will include responding to up to ten (10) RFI's, ten (10) submittal reviews, responding to questions from the City Inspectors, providing technical assistance to resolve issues encountered in the field, and proactive engineering overview and support for City staff and Inspectors.

Deliverables: Cozad & Fox, Inc. will provide written responses to bid questions, bid analysis, construction submittals, and construction RFI's.
3

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Proposal for Engineering & Surveying Services
Desert Lawn Slope Restoration
Vincent Lopez/City of Beaumont
October 16, 2025
Revised December 29, 2025
Estimate $1,922.00

15. CONSTRUCTION STAKING — Cozad & Fox, Inc. will provide construction staking services for the City and the Contractor. Cozad & Fox, Inc. will stake the proposed storm drain improvements, points of connection, and other pertinent information as shown on the approved plans at the interval and designated offset requested by the Contractor.

Estimate $4,365.00

16. PROJECT CLOSEOUT — Cozad & Fox, Inc. will prepare as -built drawings using data furnished by the City and the Contractor. Cozad & Fox, Inc. will provide searchable PDF's and/or hard copies to the City for their records.

Estimate $1,104.00

17. PROJECT MANAGEMENT AND COORDINATION — Cozad & Fox, Inc. will provide project management and coordination services to assist in processing the project with the City, the Contractor, other subconsultants, and other municipalities as necessary.

Estimate $2,552.00
TOTAL ESTIMATE $65,984.00
After you have had an opportunity to review this scope of services and estimate, please contact me with any questions or comments.

Thanks,
Brian Fox/P.E., P.L.S.

Presiden{
Z.\_ADMIN1Proposals\City of Beaumont\Desert Lawn Slope Restoration\Estimate Ltr Rev 12-29-25 docx 4

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City of Beaumont Contract
C25-184

AGREEMENT FOR PROFESSIONAL SERVICES

BY INDEPENDENT CONTRACTOR

THIS AGREEMENT FOR PROFESSIONAL SERVICES BY INDEPENDENT CONTRACTOR ("Agreement") is made and effective as of January 20, 2026 by and between the CITY OF BEAUMONT, a California municipal corporation ("City") whose address is 550 E. 6th Street, Beaumont, California 92223, and COZAD & FOX, INC., a California corporation ("Contractor") whose address is 151 South Girard Street, Hemet, CA 92544-4662. City and Contractor are sometimes hereinafter individually referred to as "party" and hereinafter collectively referred to as the "parties."

RECITALS
This Agreement is entered into on the basis of the following facts, understandings, and intentions of the parties to this Agreement:

A. City desires to engage Contractor to provide the following services: Professional Engineering Design Services; and
B. Contractor has made a proposal ("Proposal") to the City to provide such professional services, which Proposal is attached hereto as Exhibit "A" and incorporated herein by this reference; and
C. Contractor agrees to provide such services pursuant to, and in accordance with, the terms and conditions of this Agreement, and represents and warrants to City that Contractor possesses the necessary skills, licenses, certifications, qualifications, personnel, and equipment to provide such services.

AGREEMENT
NOW, THEREFORE, in consideration of the foregoing Recitals and mutual covenants contained herein, City and Contractor agree as follows:

1. Term of Agreement. This Agreement is effective as of the date first above written and shall continue until terminated as provided for herein. Notwithstanding anything in this Agreement to the contrary, this Agreement shall automatically terminate after three (3) year(s) unless extended by the parties with the approval of the City Council of the City.

2. Services to be Performed. Contractor agrees to provide the services ("Services") as follows: Professional engineering design services that includes land surveying, geotechnical, and

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City of Beaumont Contract
C25-184
environmental service for the Desert Lawn Slope Restoration project (CIP R-26-10) in accordance with Exhibit "A". All Services shall be performed in the manner and according to the timeframe set forth in the Proposal. Contractor designates Brian Fox as Contractor's Representative responsible for overseeing the Services provided by Contractor ("Contractor's Representative").

City designates the City Manager, or his or her designee, to act as the Project Manager ("Project Manager") in connection with the delivery of Services under this Agreement. Contractor shall supply, at its sole expense, all equipment, tools, materials, and supplies necessary to perform Services. In the event that the Proposal contains terms that are in addition to or in conflict with this Agreement, other than the price for Services, such terms shall not be valid and shall be of no force or effect.

3. Associates and Subcontractors. Contractor may, at Contractor's sole cost and expense, employ such competent and qualified independent associates, subcontractors and consultants as Contractor deems necessary to perform the Services; provided, however, that Contractor shall not subcontract any of the Services without the prior written consent of City.

4. Compensation.

4.01 Contractor shall be paid at the rates set forth in the Proposal and shall not increase any rate without the prior written consent of the City. Notwithstanding anything in this Agreement to the contrary, total fees and charges paid by City to Contractor under this Agreement shall not exceed the amount of SIXTY-FIVE THOUSAND NINE HUNDRED EIGHTY-FOUR Dollars and 00/100 cents ($65,984.00).

4.02 Contractor shall not be compensated for any Services rendered nor reimbursed for any expenses incurred in excess of those authorized unless approved in advance by the City, in writing.

4.03 Contractor shall submit to City, on or before the fifteenth (15th) of each month, itemized invoices for the Services rendered in the previous month. The City shall not be obligated to pay any invoice that is submitted more than sixty (60) days after the due date of such invoice. City shall have the right to review and audit all invoices prior to or after payment to Contractor. This review and audit may include, but not be limited to City's:
a. Determination that any hourly fee charged is consistent with this Agreement's approved hourly rate schedule;
b. Verification that the hours billed, when multiplied by the approved hourly rates, result in the correct total;

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City of Beaumont Contract
C25-184
c. Determination that each item charged is the usual, customary, and reasonable charge for the particular item. If City determines an item charged is greater than usual, customary, or reasonable, or is duplicative, ambiguous, excessive, or inappropriate, City shall either return the bill to Contractor with a request for explanation or adjust the payment accordingly and give notice to Contractor of the adjustment.

4.04 If the work is satisfactorily completed, City shall pay such invoice within thirty (30) days of its receipt. Should City dispute any portion of any invoice, City shall pay the undisputed portion within the time stated above, and at the same time advise Contractor in writing of the disputed portion.

5. Obligations of Contractor.

5.01 Contractor agrees to perform all Services in accordance with the terms and conditions of this Agreement and the Proposal. In the event that the terms of the Proposal shall conflict with the terms of this Agreement or contain additional terms that purport to bind the City other than the Services to be rendered and the hourly rate for the Services, the terms of this Agreement shall govern and said additional or conflicting terms shall be of no force or effect.

5.02 Except as otherwise agreed by the parties, Contractor will supply all personnel, materials and equipment required to perform the Services. Contractor shall provide its own offices, telephones, vehicles and computers. Contractor will determine the method, details, and means of performing the Services under this Agreement.

5.03 Contractor shall keep City informed as to the progress of the Services by means of regular and frequent consultations. Additionally, when requested by City, Contractor shall prepare written status reports.

5.04 Contractor is responsible for paying, when due, all income and other taxes, fees, and withholding, including withholding state and federal taxes, social security, unemployment and worker's compensation, incurred as a result of the compensation paid under this Agreement. Contractor agrees to indemnify, defend, and hold harmless City for any claims, costs, losses, fees, penalties, interest, or damages suffered by City resulting from Contractor's failure to comply with this provision.

5.05 In the event Contractor is required to prepare plans, drawings, specifications and/or estimates, the same shall be furnished in conformance with local, state and federal laws, rules and regulations.

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5.06 Contractor represents that it possesses all required licenses necessary or applicable to the performance of Services under this Agreement and the Proposal and shall obtain and keep in full force and effect all permits and approvals required to perform the Services herein.

In the event City is required to obtain an approval or permit from another governmental entity, Contractor shall provide all necessary supporting documents to be filed with such entity.

5.07 Contractor shall be solely responsible for obtaining Employment Eligibility Verification information from Contractor's employees, in compliance with the Immigration Reform and Control Act of 1986, Pub. L. 99-603 (8 U.S.C. 1324a), and shall ensure that Contractor's employees are eligible to work in the United States.

5.08 In the event that Contractor employs, contracts with, or otherwise utilizes any Ca1PERS retirees in completing any of the Services performed hereunder, such instances shall be disclosed in advance to the City and shall be subject to the City's advance written approval.

5.09 Drug -free Workplace Certification. By signing this Agreement, the Contractor hereby certifies under penalty of perjury under the laws of the State of California that the Contractor will comply with the requirements of the Drug -Free Workplace Act of 1990 (Government Code, Section 8350 et seq.) and will provide a drug -free workplace.

5.10 Contractor shall comply with all applicable local, state and federal laws, rules, regulations, entitlements and/or permits applicable to, or governing the Services authorized hereunder including, but not limited to California Department of Industrial Relations (Cal/OSHA) regulations; and the U.S. Department of Transportation Omnibus Transportation Employee Testing Act, related to their scope of work and operations. In case of conflict, the most stringent shall apply.

5.11 Contractor shall keep itself informed concerning and shall render all Services hereunder in accordance with all ordinances, resolutions, statutes, rules, and regulations of the City and any federal, state or local governmental entity having jurisdiction in effect at the time service is rendered.

5.12 By executing this Agreement, Contractor warrants that Contractor (i) has thoroughly investigated and considered the scope of Services to be performed, (ii) has carefully considered how the Services should be performed, and (iii) fully understands the conditions, circumstances, difficulties and restrictions attending performance of the Services under this Agreement. If the Services involve work upon any site, Contractor warrants that Contractor has or will investigate the site and is or will be fully acquainted with the conditions there existing, prior to commencement of Services hereunder. Should the Contractor discover any latent or unknown conditions, which will materially affect the performance of the Services hereunder, Contractor

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shall immediately inform the City of such facts and shall not proceed except at Contractor's sole risk until written instructions are received from the Project Manager.

Contractor warrants all Services under the Agreement to be of good quality and free from any defective or faulty material and workmanship. Contractor agrees that for a period of one year (or the period of time specified elsewhere in the Agreement or in any guarantee or warranty provided by any manufacturer or supplier of equipment or materials incorporated into the Services, whichever is later) after the date of final acceptance, Contractor shall within ten (10) days after being notified in writing by the City of any defect in the Services or non-conformance of the Services to the Agreement, commence and prosecute with due diligence all Services necessary to fulfill the terms of the warranty at Contractor's sole cost and expense. Contractor shall act sooner as requested by the City in response to an emergency. In addition, Contractor shall, at its sole cost and expense, repair and replace any portions of the Services (or work of other contractors) damaged by Contractor's defective Services or which becomes damaged in the course of repairing or replacing defective Services. For any Services so corrected, Contractor's obligation hereunder to correct defective Services shall be reinstated for an additional one-year period, commencing with the date of acceptance of such corrected Services. All costs associated with such corrective actions and testing, including the removal, replacement, and reinstitution of equipment and materials necessary to gain access, shall be the sole responsibility of Contractor.

In the event that Contractor fails to fulfil its obligations under this Section, or under any other warranty or guaranty under this Agreement, to the satisfaction of the City, the City shall have the right to correct and replace any defective or non -conforming Services and any work damaged by such services or the replacement or correction thereof at Contractor's sole expense. Contractor shall be obligated to fully reimburse the City for any expenses incurred hereunder upon demand.

Payment to Contractor for work performed pursuant to this Agreement shall not be deemed to waive any defects in work performed by Contractor.

5.13 Time is of the essence in the performance of this Agreement.

6. Insurance. Contractor hereby agrees to be solely responsible for the health and safety of its employees and agents in performing the Services under this Agreement and shall comply with all laws applicable to worker safety including but not limited to Cal -OSHA.

Therefore, throughout the duration of this Agreement, Contractor hereby covenants and agrees to maintain insurance in conformance with the requirements set forth below. Attached hereto as Exhibit "B" are copies of Certificates of Insurance and endorsements as required by Section 7.02.

If existing coverage does not meet the requirements set forth herein, Contractor agrees to amend, supplement or endorse the existing coverage to do so. Contractor shall provide the following types and amounts of insurance:

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6.01 Commercial general liability insurance in an amount of not less than $2,000,000 per occurrence and $4,000,000 in the aggregate; Contractor agrees to have its insurer endorse the general liability coverage required herein to include as additional insured's City, its officials, employees and agents. Contractor also agrees to require all contractors and subcontractors to provide the same coverage required under this Section 6.

6.02 Business Auto Coverage in an amount no less than $1 million per accident.

If Contractor or Contractor's employees will use personal autos in performance of the Services hereunder, Contractor shall provide evidence of personal auto liability coverage for each such person.

6.03 Workers' Compensation insurance for any of Contractor's employees that will be providing any Services hereunder. Contractor will have a state -approved policy form providing statutory benefits as required by California law. The provisions of any Workers' Compensation insurance will not limit the obligations of Contractor under this Agreement.

Contractor expressly agrees not to use any statutory immunity defenses under such laws with respect to City, its employees, officials and agents. Sole proprietors with no employees, LLCs, or partnerships using the services of members or partners who do not carry Workers' Compensation insurance acknowledge that they are not subject to the Workers' Compensation Act of the State of California and agree to complete a signed workers compensation exemption form.

6.04 Optional Insurance Coverage. Choose and check one: Required _X_ /Not Required _; Errors and omissions insurance in a minimum amount of $2 million per occurrence to cover any negligent acts or omissions committed by Contractor, its employees and/or agents in the performance of any Services for City.

6.05 Cyber Liability Insurance REQUIRED IF CHECKED HERE ONLY [] (Technology Professional Liability — Errors and Omissions), with limits not less than $2,000,000 per occurrence or claim, and $2,000,000 aggregate or the full per occurrence limits of the policies available, whichever is greater. Coverage shall be sufficiently broad to respond to the duties and obligations as is undertaken by Contractor in this Agreement and shall include, but not be limited to, claims involving infringement of intellectual property, including but not limited to infringement of copyright, trademark, trade dress, invasion of privacy violations, information theft, damage to or destruction of electronic information, release of private information, alteration of electronic information, extortion and network security. The policy shall provide coverage for breach response costs as well as regulatory fines and penalties as well as credit monitoring expenses with limits sufficient to respond to these obligations. Contractor will file with City, before beginning professional services, certificates of insurance (Acord Form 25 or equivalent) satisfactory to City evidencing.

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6.06 If Claims Made Policies (applies only to professional liability and cyber liability policies):
i. The Retroactive Date must be shown and must be before the date of the contract or the beginning of contract work.
ii. Insurance must be maintained, and evidence of insurance must be provided for at least five (5) years after completion of the contract of work. iii. If coverage is canceled or non -renewed and not replaced with another claims -made policy form with a Retroactive Date prior to the contract effective date, the Contractor must purchase "extended reporting" coverage for a minimum of five (5) years after completion of the contract work.

7. General Conditions pertaining to Insurance Coverage.

7.01 No liability insurance coverage provided shall prohibit Contractor from waiving the right of subrogation prior to a loss. Contractor waives all rights of subrogation against City regardless of the applicability of insurance proceeds and shall require all contractors and subcontractors to do the same.

7.02 Prior to beginning the Services under this Agreement, Contractor shall furnish City with certificates of insurance, endorsements, and upon request, complete copies of all policies, including complete copies of all endorsements. All copies of policies and endorsements shall show the signature of a person authorized by that insurer to bind coverage on its behalf.

7.03 All required policies shall be issued by a highly rated insurer with a minimum A.M. Best rating of "A:VII". The insurer(s) shall be admitted and licensed to do business in California. The certificates of insurance hereunder shall state that coverage shall not be suspended, voided, canceled by either party, or reduced in coverage or in limits, except after thirty (30) days' prior written notice has been given to CITY.

7.04 Self-insurance does not comply with these insurance specifications.

Contractor acknowledges and agrees that that all insurance coverage required to be provided by Contractor or any subcontractor, shall apply first and on a primary, non-contributing basis in relation to any other insurance, indemnity or self-insurance available to City.

7.05 All coverage types and limits required are subject to approval, modification and additional requirements by City, as the need arises. Contractor shall not make any reductions

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in scope of coverage (e.g. elimination of contractual liability or reduction of discovery period) that may affect City's protection without City's prior written consent.

7.06 Contractor agrees to provide immediate notice to City of any claim or loss against Contractor or arising out of the Services performed under this Agreement. City assumes no obligation or liability by such notice, but has the right (but not the duty) to monitor the handling of any such claim or claims if they are likely to involve City.

7.07 The coverage shall contain no special limitations on the scope of protection afforded to City, its directors, officers, employees, or authorized volunteers. If the Contractor maintains broader coverage and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverage and/or higher limits maintained by the Contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the City.

8. Indemnification.

8.01 Contractor and City agree that City, its employees, agents and officials should, to the extent permitted by law, be fully protected from any loss, injury, damage, claim, lawsuit, cost, expense, attorneys' fees, litigation costs, defense costs, court costs or any other costs arising out of or in any way related to the performance of this Agreement by Contractor or any subcontractor or agent of either as set forth herein. Accordingly, the provisions of this indemnity are intended by the parties to be interpreted and construed to provide the fullest protection possible under the law to City. Contractor acknowledges that City would not enter into this Agreement in the absence of the commitment of Contractor to defend, indemnify, and protect City as set forth herein.
a. To the fullest extent permitted by law, Contractor shall defend, indemnify and hold harmless City, its employees, agents and officials, from and against any liability, claims, suits, actions, arbitration proceedings, administrative proceedings, regulatory proceedings, losses, injuries, expenses, damages or costs of any kind, whether actual, alleged or threatened, actual attorneys' fees incurred by City, court costs, interest, defense costs, including expert witness fees and any other costs or expenses of any kind whatsoever without restriction or limitation incurred in relation to, as a consequence of or arising out of, or in any way attributable actually, allegedly or impliedly, in whole or in part to the performance of this Agreement.

Contractor's obligation to defend, indemnify, and hold harmless shall include any and all claims, suits, and proceedings in which Contractor (and/or Contractor's agents and/or employees) is alleged to be an employee of City. All obligations under this provision are to be paid by Contractor as they are incurred by City.

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b. Without affecting the rights of City under any provision of this Agreement or this Section, Contractor shall not be required to indemnify and hold harmless City as set forth above for liability attributable solely to the fault of City, provided such fault is determined by agreement between the parties or the findings of a court of competent jurisdiction. 8A Indemnification Design Professionals. In the event that Contractor is a design professional under California Civil Code Section 2782.8 this Section 8A shall apply instead of Section 8. To the fullest extent permitted by California law and in accordance with California Civil Code section 2782.8, Contractor shall defend, indemnify, and hold harmless the City, its officers, employees, trustees and members ("Indemnified Parties") from any and all actions, assessments, counts, citations, claims, costs, damages, demands, judgments, liabilities (legal, administrative or otherwise), losses, notices, expenses, fines, penalties, proceedings, responsibilities, violations, attorney's and consultants' fees and causes of action including, but not limited to those for, injury to property or persons, including personal injury and/or death ("Claim(s)"), to the extent that the Claim(s) arises out of, pertains to, or relates to the negligence, recklessness, or willful misconduct of Contractor, its directors, officials, officers, employees and consultants arising out of, connected with, or resulting from the performance of the Services, the Project, or this Agreement. This indemnity excludes liability caused by the negligence or willful misconduct of any of the Indemnified Parties. The cost to indemnify, hold harmless, and defend charged to Contractor shall not exceed Contractor's proportionate percentage of fault.

9. Additional Services, Changes and Deletions.

9.01. In the event Contractor performs additional or different services than those described herein without the prior written approval of the City Manager and/or City Council of City, Contractor shall not be compensated for such services. Contractor expressly waives any right to be compensated for services and materials not covered by the scope of this Agreement or authorized by the City in writing.

9.02 Contractor shall promptly advise the City Manager and Finance Director of City as soon as reasonably practicable upon gaining knowledge of a condition, event or accumulation of events which may affect the scope and/or cost of Services. All proposed changes, modifications, deletions and/or requests for additional services shall be reduced to writing for review and approval by the City and/or City Council.

10. Termination of Agreement.

10.01. Notwithstanding any other provision of this Agreement, City, at its sole option, may terminate this Agreement with or without cause, or for no cause, at any time by giving twenty (20) days' written notice to Contractor.

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10.02 In the event of termination, the payment of monies due Contractor for undisputed Services performed prior to the effective date of such termination shall be paid within thirty (30) business days after receipt of an invoice as provided in this Agreement. Immediately upon termination, Contractor agrees to promptly provide and deliver to City all original documents, reports, studies, plans, specifications and the like which are in the possession or control of Contractor and pertain to City.

11. Status of Contractor.

11.01 Contractor shall perform the Services in Contractor's own way as an independent contractor, and in pursuit of Contractor's independent calling, and not as an employee of City. However, Contractor shall regularly confer with City's City Manager or Project Manager as provided for in this Agreement.

11.02 Contractor agrees that it is not entitled to the rights and benefits afforded to City's employees, including disability or unemployment insurance, Workers' Compensation, retirement, Ca1PERS, medical insurance, sick leave, or any other employment benefit. Contractor is responsible for providing, at its own expense, disability, unemployment, Workers' Compensation and other insurance, training, permits, and licenses for itself and its employees and subcontractors.

11.03 Contractor hereby specifically represents and warrants to City that it possesses the qualifications and skills necessary to perform the Services under this Agreement in a competent, professional manner, without the advice or direction of City and that the Services to be rendered pursuant to this Agreement shall be performed in accordance with the standards customarily applicable to an experienced and competent professional rendering the same or similar services in the same geographic area where the City is located. Further, Contractor represents and warrants that the individual signing this Agreement on behalf of Contractor has the full authority to bind Contractor to this Agreement.

12. Ownership of Documents; Audit.

12.01 All draft and final reports, plans, drawings, studies, maps, photographs, specifications, data, notes, manuals, warranties, and all other documents of any kind or nature prepared, developed, or obtained by Contractor in connection with the performance of Services performed for the City shall become the sole property of City, and Contractor shall promptly deliver all such materials to City upon request. At the City's sole discretion, Contractor may be permitted to retain original documents, and furnish reproductions to City upon request, at no cost to City.

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12.02 Subject to applicable federal and state laws, rules and regulations, City shall hold all intellectual property rights to any materials developed pursuant to this Agreement.

Contractor shall not use such data or documents for purposes other than the performance of this Agreement, nor shall Contractor release, reproduce, distribute, publish, adapt for future use or any other purposes, or otherwise use, any data or other materials first produced in the performance of this Agreement, nor authorize others to do so, without the prior written consent of City.

12.03 Contractor shall retain and maintain, for a period not less than four years following termination of this Agreement, all-time records, accounting records and vouchers and all other records with respect to all matters concerning Services performed, compensation paid and expenses reimbursed. At any time during normal business hours and as often as City may deem necessary, Contractor shall make available to City's agents for examination all of such records and shall permit City's agents to audit, examine and reproduce such records.

13. Miscellaneous Provisions.

13.01 This Agreement, which includes all attached exhibits, supersedes any and all previous agreements, either oral or written, between the parties hereto with respect to the rendering of Services by Contractor for City and contains all of the covenants and agreements between the parties with respect to the rendering of such Services in any manner whatsoever. Any modification of this Agreement will be effective only if it is in writing signed by both parties.

13.02 Contractor shall not assign or otherwise transfer any rights or interest in this Agreement without the prior written consent of City. Unless specifically stated to the contrary in any written consent to an assignment, no assignment will release or discharge the assignor from any duty or responsibility under this Agreement.

13.03 Contractor shall timely file FPPC Form 700 Conflict of Interest Statements with City if required by California law and/or the City's conflict of interest policy.

13.04 If any legal action or proceeding, including an action for declaratory relief, is brought to enforce or interpret the provisions of this Agreement, the prevailing party will be entitled to reasonable attorneys' fees and costs, in addition to any other relief to which that party may be entitled.

13.05 This Agreement is made, entered into and shall be performed in the County of Riverside in the State of California and shall in all respects be interpreted, enforced and governed under the laws of the State of California. The parties agree that venue in any litigation between them shall be in Riverside County, California.

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13.06 Contractor covenants that neither it nor any officer or principal of its firm has any interest, nor shall they acquire any interest, either directly or indirectly, which will conflict in any manner or degree with the performance of their Services hereunder. Contractor further covenants that in the performance of this Agreement, no person having such interest shall be employed by it as an officer, employee, agent, or subcontractor.

13.07 Contractor has read and is aware of the provisions of Section 1090 et seq. and Section 87100 et seq. of the Government Code relating to conflicts of interest of public officers and employees. Contractor agrees that they are unaware of any financial or economic interest of any public officer or employee of the City relating to this Agreement. It is further understood and agreed that if such a financial interest does exist at the inception of this Agreement, the City may immediately terminate this Agreement by giving notice thereof. Contractor shall comply with the requirements of Government Code section 87100 et seq. and section 1090 in the performance of and during the term of this Agreement.

13.08 Imro-per Consideration. Contractor shall not offer (either directly or through an intermediary) any improper consideration such as, but not limited to, cash, discounts, services, the provision of travel or entertainment, or any items of value to any officer, employee or agent of the City in an attempt to secure favorable treatment regarding this Agreement or any contract awarded by City. The City, by notice, may immediately terminate this Agreement if it determines that any improper consideration as described in the preceding sentence was offered to any officer, employee or agent of the City with respect to the proposal and award process of this Agreement or any City contract. This prohibition shall apply to any amendment, extension or evaluation process once this Agreement or any City contract has been awarded. Contractor shall immediately report any attempt by any City officer, employee or agent to solicit (either directly or through an intermediary) improper consideration from Contractor.

13.09 Severability. If any portion, section, sentence, provision or paragraph of this Agreement is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the entire balance of this Agreement not so affected shall remain in full force and effect.

13.10 Prevailing Wages. Contractor shall be responsible to comply with applicable prevailing wages laws. As a condition of payment, if applicable Contractor shall show proof of payment of wages under applicable state and federal laws and regulations relating to prevailing wages in accordance with the "General Wage Determination Made By the Director of Industrial Relations Pursuant To California Labor Code, Part 7, Chapter 1, Article 2, Sections 1770, 1773 and 1773.1", for Riverside County and/or 40 U.S.C. Section 276a, et. seq. Such wage rates shall conform with those posted at City offices and the project site. In the event that the Contractor fails to pay the prevailing wages, the Contractor shall be solely liable for penalties and for the

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shortfall in wages and shall indemnify, defend and hold harmless City under Section 8.01 against any of the same. The following Labor Code sections are hereby referenced and made a part of this Agreement:

1. Section 1775 - Penalty for Failure to Comply with Prevailing Wage Rates.

2. Section 1777.4 - Apprenticeship Requirements.

3. Section 1777.5 - Apprenticeship Requirements.

4. Section 1813 - Penalty for Failure to Pay Overtime.

5. Sections 1810 and 1811 - Working Hour Restrictions.

6. Section 1776 - Payroll Records.

7. Section 1773.8 - Travel and Subsistence Pay.

13.11 Covenant Against Discrimination. Contractor covenants that, by and for itself, its heirs, executors, assigns and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, marital status, national origin, or ancestry in the performance of this Agreement. Contractor shall take affirmative action to ensure that employees are treated during employment without regard to their race, color, creed, religion, sex, marital status, national origin or ancestry.

13.12 Waiver. Waiver by any party to this Agreement of any term, condition, or covenant of this Agreement shall not constitute a waiver of any other term, condition, or covenant.

Waiver by any party of any breach of the provisions of this Agreement shall not constitute a waiver of any other provision or a waiver of any subsequent breach or violation of any provision of this Agreement. Acceptance by City of any work or Services by Contractor shall not constitute a waiver of any of the provisions of this Agreement. No delay or omission in the exercise of any right or remedy by a non -defaulting party on any default shall impair such right or remedy or be construed as a waiver. Any waiver by either party of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.

13.13 Rights and Remedies are Cumulative. Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the parties are cumulative and the exercise by either party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other party.

13.14 Legal Action. In addition to any other rights or remedies, either party may take legal action, in law or in equity, to cure, correct or remedy any default, to recover damages for any default, to compel specific performance of this Agreement, to obtain declaratory or injunctive relief, or to obtain any other remedy consistent with the purpose of this Agreement.

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13.15 Interpretation. The terms of this Agreement shall be construed in accordance with the meaning of the language used and shall not be construed for or against either party by reason of the authorship of this Agreement or any other rule of construction which might otherwise apply.

13.16 Both parties agree to use reasonable care and diligence to perform their respective obligations under this Agreement. Both parties agree to act in good faith to execute all instruments, prepare all documents and take all actions as may be reasonably necessary to carry out the purposes of this Agreement. Unless hereafter specified neither party shall be responsible for the service of the other.

13.17 The recitals set forth in the preamble of this Agreement are hereby incorporated into and made a substantive part of this Agreement as if fully set forth herein. [SIGNATURES ON FOLLOWING PAGE]

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IN WITNESS WHEREOF, the parties hereby have made and executed this Agreement to be effective as of the day and year first above written. \ CITY: CONTRACTOR:

CITY OF BEAUMONT COZAD & F (, INC.

By: By: •�• ,U
Print
Name:

Print
Name: lef,J
Date: Date: 1/4 2(
ATTEST:

By:

Nicole Wheelwright, Deputy City Clerk
Date:

APPROVED AS TO FORM:

By:

John O. Pinkney, City Attorney
Date:
15

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City of Beaumont Contract
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EXHIBIT "A"

PROPOSAL

Page 99 ends

Estimate $1,203.00

Estimate $1,443.00
151 South Girard Street • Hemet, CA 92544-4662
(951) 652-4454 • FAQ#5J W3IV13 [email protected]

Cozad & Fox, Inc. will provide one (1) searchable PDF for City review. Comments received on the Topographic Survey Exhibit will be incorporated into the final design.

Estimate $1,452.00

Page 996 of 1376 ends

Cozad & Fox, Inc.

Estimate $3,054.00
10 ENGINEERS COST ESTIMATE — Cozad & Fox, Inc. will prepare an itemized Engineer's Construction Cost Estimate for the 60%, 90%, and 100% plan submittals.

Deliverables: Geovironment will submit one (1) electronic copy of the draft environmental documents for City review. One (1) electronic copy of the final approved environmental document.

Any and all mitigation measures will be incorporated into the final contract documents.

Estimate (Lump Sum $14,500 + 10%) $15,950.00

Estimate $1,038.00

Deliverables: Cozad & Fox, Inc. will provide written responses to bid questions, bid analysis, construction submittals, and construction RFI's.
3

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Proposal for Engineering & Surveying Services
Desert Lawn Slope Restoration
Vincent Lopez/City of Beaumont
October 16, 2025
Revised December 29, 2025
Estimate $1,922.00

Estimate $4,365.00

Estimate $1,104.00

Estimate $2,552.00
TOTAL ESTIMATE $65,984.00
After you have had an opportunity to review this scope of services and estimate, please contact me with any questions or comments.

Thanks,
Brian Fox/P.E., P.L.S.

Presiden{
Z.\_ADMIN1Proposals\City of Beaumont\Desert Lawn Slope Restoration\Estimate Ltr Rev 12-29-25 docx 4

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City of Beaumont Contract
C25-184
EXHIBIT "B"

CERTIFICATES OF INSURANCE

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_� *
A�Kp CERTIFICATE OF LIABILITY INSURANCE
rDATE(MWDD/YYYY)
10/15/2025
THIS CERTIFICATEIS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER. AND THE CERTIFICATE HOLDER.

IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

PRODUCER

SEVERNS INSURANCE AGENCY MEMBER OF

STEELE INSURANCE AGENCY INC
292O E Florida Ste 1O1.

HEMET, CA 92544
CONTACT NAME Bob Severns III
PHONE
"NC. ONo.Ez): 951-658-0606 FAX
951-766-6964
=DORIEs& [email protected]
INSURER(S) AFFORDING COVERAGE NAIC#
INSURER A. CNA
20508

INSURED
COZAD & FOX INC.
151 S. GIRARD ST.

HEMET, CA 92544
INSURER B. Mercury Insurance
27553
INSURER C Employers Preferred Insurance Co.
31283
INSURER D Lloyds of London
15792
INSURER E: Lloyds of London
15792

INSURER F

COVERAGES
CERTIFICATE NUMBER:

REVISION NUMBER:

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

INSR
LTR
TYPE OF INSURANCE.

ADDL
LNSR
SUBR
FWD

POLICY NUMBER

POLICY EFF
(MM/DD/YYYYI

POLICY EXP
(MM/DD/YYYY1
LIMITS
A

COMMERCIAL

GENERAL

LIABILITY

J OCCUR
7012507324
10/17/2025
10/17/2026

EACH OCCURRENCE
2,000,000

CLAIMS -MADE

DAMAGE TO RENTED
PREMISES (Ea occurrence)
2,000,000
MED EXP (Any one person)
5,000

PERSONAL B ADV INJURY

2.000.000
GENT

AGGREGATE
LIMIT APPLIES PER:

JECT LOC

GENERAL AGGREGATE
4,000,000
POLICY ✓

PRODUCTS - COMP/OP AGG
2,000:000
OTHER:

AUTOMOBILE
✓
-

LIABILITY

ANY AUTO
OWNED

AUTOS ONLY
HIRED

AUTOS ONLY
SCHEDULED If
AUTOS

NON -OWNED

AUTOS ONLY
BA040000070350
10/15/2025
10/15/2026

COMBINED SINGLE LIMIT
(Ea accident)
1,000,000
BODILY INJURY (Per person)

Ti
BODILY INJURY (Per accident)

PROPERTY DAMAGE
(Per accident)
1 UMBRELLA LIAB

EXCESS LIAB
OCCUR
,✓ CLAIMS -MADE
0100388102-0
07/25/2025
01/26/2026

EACH OCCURRENCE
2,000,000

AGGREGATE
2,000,000
.(l OED 'RETENTION 5
C
(YORKERS COMPENSATION

ANDEMPLOYERS' LIABILITY

ANY PROPRIETOR/PARTNER/EXECUTIVE
OFFICER/MEMBER EXCLUDED?
(Mandatory in NH)
If yes, describe under

DESCRIPTION OF OPERATIONS
Y/N
N/A
EIG271782406
1011712025
10/17/2026

PER OTH-

STATUTE ER

E L EACH ACCIDENT
1,000,000
Y

E L DISEASE -EA EMPLOYEE
1,000.000
below

E L DISEASE - POLICY LIMIT
1,000,000
D

PROFESSIONAL LIABILITY
Retroactive Date:July 01,1977
HPL24-0745
01/26/2025
01/26/2026
EACH OCCURRENCE 2,000,000
GENERAL AGGREGATE 2,000,000
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES ACORD 101, Additional Remarks Schedule, may be attached if more space is requiredl The certificate holder is an ADDITIONAL INSURED per written contract.

General Liability - SS 000804 05 Additional Insured And Primary And Non -Contributory When Required By Contract Commercial Auto - includes Broad form endorsement - HA 9916 0312 Additional Insured if Required by Contract. Primary and Non•Contributory if Required by Contract & Waiver or Subrogation Workers Compensation - includes Waiver of Our RighI to Recover - WC 04 03 06 if Required by Contract

ERTIFICATE HOLDER

CANCELLATION

CITY OF BEAUMONT
550 6TH STREET
BEAUMONT, CA 92223

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED

BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE
DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

AUTHORIZED REPRESENTATIVE
PO SIOAA-4-77--g:-
© 1988-2015 ACORD CORPORATION. All rights reserved.

ACORD-25-(2016103)
The ACORD name and logo are registered marks of ACORD

Page 1000 of 1376 ends

CNA
CNA Connect
Renewal Declaration

POLICY NUMBER
B 7012507324

AGENCY NUMBER
082515

BRANCH NUMBER
340

COVERAGE PROVIDED BY

CONTINENTAL CASUALTY COMPANY
151 N Franklin
CHICAGO, IL 60606

INSURED NAME AND ADDRESS
Cozad and Fox Inc
151 S Girard St
HEMET, CA 92544

AGENCY NAME AND ADDRESS

CS&S/LOCALEDGE INSURANCE AGENCY INC
2270 CAMINO VIDA ROBLE STE M
CARLSBAD, CA 92011
Phone Number: (877)724-2669

BRANCH NAME AND ADDRESS

OHIO BRANCH
550 POLARIS PKWY STE 100
WESTERVILLE, OH 43082
Phone Number: (614)516-2000

FROM - POLICY PERIOD - TO
10/17/2025 10/17/2026
This policy becomes effective and expires at 12:01 A.M. standard time at your mailing address on the dates shown above.

The Named Insured is a Corporation.

Your policy is composed of this Declarations, with the attached Common Policy Conditions, Coverage Forms, and Endorsements, if any. The Policy Forms and Endorsement Schedule shows all forms applicable to this policy at the time of policy issuance.

The Estimated Policy Premium Is
Terrorism Risk Insurance Act Premium
Audit Period is Not Auditable
AGENT Page 1 of 8

Page 1001 of 1376 ends

POLICY NUMBER
B 7012507324

INSURED NAME AND ADDRESS
Cozad and Fox Inc
151 S Girard St
HEMET, CA 92544

ADDITIONAL INTEREST SCHEDULE
LOCATION 1 BUILDING 1
Type: Owners , Lessees or Contractors
Additional Interest Name and Address:

VALLEY -WIDE RECREATION AND PARK DISTRICT
901 W Esplanade Ave.

SAN JACINTO , CA 92582
Type: Notice of Cancellation or Material Coverage Change Additional Interest Name and Address:

GANNETT FLEMING, INC.
207 Senate Ave E300
CAMP HILL , PA 17011
Type: Owners , Lessees or Contractors
Additional Interest Name and Address:

EASTERN MUNICIPAL WATER DISTRICT
PO BOX 8300
2270 TRUMBLE ROAD
PERRIS , CA 92572

LOSS PAYEE SCHEDULE
A11 loss payees as their interests may appear in the Covered Property.

The following provisions apply in accordance with the insurable interest of the loss payee: Loss Payee
Description of Property: Any Covered Property in which a loss payee, creditor or lender holds an interest, including any person or organization you have entered a contract with for the sale of Covered Property.

AGENT Page 5 of 8

Page 1002 of 1376 ends

POLICY NUMBER
B 7012507324

INSURED NAME AND ADDRESS
Cozad and Fox Inc
151 S Girard St
HEMET, CA 92544
- 00135 JOBID 3D423007640
a
0 w
0 0
0 0

ADDITIONAL INTEREST SCHEDULE
LOCATION 1 BUILDING 1
The following has been added to your policy effective 10/17/2025 Type: Broad Form Vendors
Additional Interest Name and Address:

CITY OF BEAUMONT
ATTN: INSURANCE DEPT
550 E 6TH ST
BEAUMONT , CA 92223

Page 1003 ends

Page 3 of 4 ends

POLICY NUMBER
B 7012507324

INSURED NAME AND ADDRESS
Cozad and Fox Inc
151 S Girard St
HEMET, CA 92544

FORMS AND ENDORSEMENTS SCHEDULE
The following list shows the Forms, Schedules and Endorsements by Line of Business that are a part of this policy.

COMMERCIAL GENERAL LIABILITY
The following forms have been added to your policy, effective 10/17/2025

FORM NUMBER FORM TITLE
SB300095A 01/2006 Additional Insured - Broad Form Vendors Chairman of the Board
Countersignature
Secretary
SB-146895-A (Ed. 01/06)

Page 100141 ends

Page 4 of 4 ends

CNA
SB-300095-A
(Ed. 01/06)
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

ADDITIONAL INSURED - BROAD FORM VENDORS
This endorsement modifies insurance provided under the following:

BUSINESSOWNERS LIABILITY COVERAGE FORM
Any person or organization with whom you agreed,
because of a written contract or agreement to provide
insurance, but only with respect to "bodily injury° or
"property damage" arising out of your products' which are distributed or sold in the regular course of the vendor's business, subject to the following additional exclusions:
(1)
The insurance afforded the vendor does not apply
to:
(a) "Bodily injury" or 'property damage' for which
the vendor is obligated to pay damages by
reason of the assumption of liability in a
contract or agreement. This exclusion does
not apply to liability for damages that the
vendor would have in the absence of the
contract or agreement;
(b) Any express warranty unauthorized by you;
(c) Any physical or chemical change in product
made intentionally by the vendor;
(d) Repackaging, unless unpacked solely for the
purpose of inspection, demonstration, testing,
or substitution of parts under instructions from
the manufacturer, and then repackaged in the
original container;
Any failure to make such inspections,
adjustments, tests or servicing as the vendor
(e)
has agreed to make or normally undertakes to
make in the usual course of business, in
connection with the distribution or sale of the
products;
(f) Demonstration, installation, servicing or repair
operations except such operations performed
at the vendor's premises in connection with
the sale of the product;
(g) Products which, after distribution or sale by
you, have been labeled or relabeled or used
as a container, part or ingredient of any other
thing or substance by or for the vendor.
(2) This insurance does not apply to any insured
person or organization, from whom you have
acquired such products, or any ingredient, part or
container, entering into, accompanying or
containing such products.
(3) This provision g. does not apply to any vendor
included as an insured by an endorsement issued
by us and made a part of this Coverage Part.
(4) This provision g. does not apply if "bodily injury" or 'property damage' included within the 'products -
completed operation hazard' is excluded either by
the provisions of the Coverage Part or by
endorsement.

SB-300095-A
(Ed. 01/06)

Page 1005 of 1376 ends

Page 1 of 1 ends

- 00235 JOBID 3AD07005521
CNA
Policy Number
B 7012507324
SB146932G
(Ed. 10-19)

BLANKET ADDITIONAL INSURED AND LIABILITY EXTENSION ENDORSEMENT This endorsement modifies insurance provided under the following:

BUSINESSOWNERS LIABILITY COVERAGE FORM

BUSINESSOWNERS COMMON POLICY CONDITIONS

TABLE OF CONTENTS
I.

Blanket Additional Insured Provisions
A.

Additional Insured - Blanket Vendors
B.

Miscellaneous Additional Insureds
C.

Additional Provisions Pertinent to Additional Insured Coverage

1.a. Primary - Noncontributory provision

1.b. Definition of "written contract"

2. Additional Insured - Extended Coverage
II.

Liability Extension Coverages
A.

Bodily Injury - Expanded Definition
B.

Broad Knowledge of Occurrence
C.

Estates. Legal Representatives and Spouses
D.

Fellow Employee First Aid
E.

Legal Liability — Damage to Premises
F.

Personal and Advertising Injury — Discrimination or Humiliation G.

Personal and Advertising Injury — Broadened Eviction
H.

Waiver of Subrogation — Blanket
I. BLANKET ADDITIONAL INSURED PROVISIONS
A. ADDITIONAL INSURED - BLANKET VENDORS
Who Is An Insured is amended to include as an additional insured any person or organization (referred to below as vendor) with whom you agreed under a 'written contract' to provide insurance, but only with respect to 'bodily injury' or 'property damage' arising out of 'your products' which are distributed or sold in the regular course of the vendor's business, subject to the following additional exclusions:

1. The insurance afforded the vendor does not apply to; a. 'Bodily injury or 'property damage for which the vendor is obligated to pay damages by reason of the assumption of liability in a contract or agreement. This exclusion does not apply to liability for damages that the vendor would have in the absence of the contract or agreement; b. Any express warranty unauthorized by you;
c. Any physical or chemical change in the product made intentionally by the vendor; d. Repackaging, except when unpacked solely for the purpose of inspection, demonstration, testing, or the substitution of parts under instructions from the manufacturer, and then repackaged in the original container;
e. Any failure to make such inspections, adjustments, tests or servicing as the vendor has agreed to make or normally undertakes to make in the usual course of business, in connection with the distribution or sale of the products;
f. Demonstration, installation, servicing or repair operations, except such operations performed at the vendor's premises in connection with the sale of the product; Products which, after distribution or sale by you, have been labeled or relabeled or used as a container, part or ingredient of any other thing or substance by or for the vendor; or g.

SB146932G (10-19) Page 1 of 7
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Page 1006 of 1376 ends

Policy Number
B 7012507324
SB146932G
(Ed. 10-19)
h. 'Bodily injury' or 'property damage' arising out of the sole negligence of the vendor for its own acts or omissions or those of its employees or anyone else acting on its behalf. However, this exclusion does not apply to:
(1) The exceptions contained in Subparagraphs d. or f.; or (2) Such inspections, adjustments, tests or servicing as the vendor has agreed to make or normally undertakes to make in the usual course of business, in connection with the distribution or sale of the products.

2. This insurance does not apply to any insured person or organization, from whom you have acquired such products, or any ingredient, part or container, entering into, accompanying or containing such products.

3. This provision 2. does not apply to any vendor included as an insured by an endorsement issued by us and made a part of this Policy.

4. This provision 2. does not apply if 'bodily injury' or 'property damage' included within the 'products - completed operations hazard' is excluded either by the provisions of the Policy or by endorsement.

B. MISCELLANEOUS ADDITIONAL INSUREDS

1. Who Is An Insured is amended to include as an insured any person or organization (called additional insured) described in paragraphs 3.a. through 3.j. below whom you are required to add as an additional insured on this policy under a `written contract.'

2. However, subject always to the terms and conditions of this policy, including the limits of insurance, we will not provide the additional insured with:
a. A higher limit of insurance than required by such written contract;' b. Coverage broader than required by such 'written contract' and in no event greater than that described by the applicable paragraph a. through k. below; or
c. Coverage for 'bodily injury' or 'property damage' included within the 'products -completed operations hazard.' But this paragraph c. does not apply to the extent coverage for such liability is provided by paragraph 3.j. below.

Any coverage granted by this endorsement shall apply only to the extent permitted by law.

3. Only the following persons or organizations can qualify as additional insureds under this endorsement:
a. Controlling Interest
Any persons or organizations with a controlling interest in you but only with respect to their liability arising out of:
(1) such person or organization's financial control of you; or (2) Premises such person or organization owns, maintains or controls while you lease or occupy these premises;
provided that the coverage granted to such additional insureds does not apply to structural alterations, new construction or demolition operations performed by or for such additional insured. b. Co-owner of Insured Premises
A co-owner of a premises co -owned by you and covered under this insurance but only with respect to the co -owners liability for 'bodily injury,' 'property damage' or 'personal and advertising injury` as co- owner of such premises.
c. Grantor of Franchise
Any person or organization that has granted a franchise to you, but only with respect to such person or organization's liability for 'bodily injury,' 'property damage,' or 'personal and advertising injury' as grantor of a franchise to you.

SB146932G (10-19) Page 2 of 7
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Page 1007 of 1376 ends

- 00236 JOHID 3AD07005521
co
o
0 o
0 Policy Number
B 7012507324
SB146932G
(Ed. 10-19)
d. Lessor of Equipment
Any person or organization from whom you lease equipment, but only with respect to liability for "bodily injury,' 'property damage' or 'personal and advertising injury' caused in whole or in part by your maintenance, operation or use of such equipment, provided that the 'occurrence' giving rise to such ' bodily injury' or 'property damage' or the offense giving rise to such 'personal and advertising injury' takes place prior to the termination of such lease. e. Lessor of Land
Any person or organization from whom you lease land, but only with respect to liability for 'bodily injury,' 'property damage' or 'personal and advertising injury' arising out of the ownership, maintenance or use of that specific part of the land leased to you, provided that the 'occurrence' giving rise to such ' bodily injury' or 'property damage' or the offense giving rise to such 'personal and advertising injury,' takes place prior to the termination of such lease. The insurance hereby afforded to the additional insured does not apply to structural alterations, new construction or demolition operations performed by, on behalf of or for such additional insured.
f. Lessor of Premises
An owner or lessor of premises leased to you, or such owner or lessor's real estate manager, but only with respect to liability for 'bodily injury,' 'property damage' or 'personal and advertising injury' arising out of the ownership, maintenance or use of such part of the premises leased to you, and provided that the 'occurrence' giving rise to such 'bodily injury' or 'property damage' or the offense giving rise to such 'personal and advertising injury,' takes place prior to the termination of such lease.

The insurance hereby afforded to the additional insured does not apply to structural alterations, new construction or demolition operations performed by, on behalf of or for such additional insured.

Mortgagee, Assignee or Receiver
A mortgagee, assignee or receiver of premises but only with respect to such mortgagee, assignee, or receiver's liability for 'bodily injury,"'property damage° or 'personal and advertising injury' arising out of the ownership, maintenance, or use of a premises by you.

This insurance does not apply to structural alterations, new construction or demolition operations performed by, on behalf of or for such additional insured. h. State or Political Subdivisions
A state or government agency or subdivision or political subdivision that has issued a permit or authorization, but only with respect to such government agency or subdivision or political subdivision's liability for 'bodily injury,' 'property damage' or 'personal and advertising injury' arising out of:
(1) The following hazards in connection with premises you own, rent, or control and to which this insurance applies:
(a) The existence, maintenance, repair, construction, erection, or removal of advertising signs, awnings, canopies, cellar entrances, coal holes, driveways, manholes, marquees, hoistaway openings, sidewalk vaults, street banners, or decorations and similar exposures; or (b) The construction, erection, or removal of elevators; or (c) The ownership, maintenance or use of any elevators covered by this insurance; or (2) The permitted or authorized operations performed by you or on your behalf. But the coverage granted by this paragraph does not apply to:
(a) 'Bodily injury, 'property damage' or 'personal and advertising injury' arising out of operations performed for the state or government agency or subdivision or political subdivision; g.
or
(b) 'Bodily injury' or 'property damage' included within the 'products -completed operations hazard.'
With respect to this provision's requirement that additional insured status must be requested under a 'written contract,' we will treat as a 'written contract' any governmental permit that requires you to add the governmental entity as an additional insured.

SB146932G (10-19) Page 3 of 7
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Page 1008 of 1376 ends

Policy Number
B 7012507324
SB146932G
(Ed. 10-19)
i. Trade Show Event Lessor
With respect to your participation in a trade show event as an exhibitor, presenter or displayer, any person or organization whom you are required to include as an additional insured, but only with respect to such person or organization's liability for 'bodily injury,' 'property damage,' or 'personal and advertising injury' caused by:
a. Your acts or omissions; or
b. Acts or omissions of those acting on your behalf;
in the performance of your ongoing operations at the trade show premises during the trade show event. j. Other Person or Organization
Any person or organization who is not an additional insured under paragraphs a. through i. above. Such additional insured is an insured solely for 'bodily injury,' 'property damage' or 'personal and advertising injury' for which such additional insured is liable because of your acts or omissions.

The coverage granted by this paragraph does not apply to any person or organization:
(1) For 'bodily injury,' 'property damage,' or 'personal and advertising injury' arising out of the rendering or failure to render any professional services; (2) For 'bodily injury' or 'property damage' included in the 'products -completed operations hazard.' But this provision (2) does not apply to such 'bodily injury' or 'property damage' if:
(a) It is entirely due to your negligence and specifically results from your work for the additional insured which is the subject to the 'written contract'; and (b) The written contract' requires you to make the person or organization an additional insured for such 'bodily injury' or 'property damage'; or
(3) Who is afforded additional insured coverage under another endorsement attached to this policy.

C. ADDITIONAL PROVISIONS PERTINENT TO ADDITIONAL INSURED COVERAGE

1. With respect only to additional insured coverage provided under paragraphs A. and B. above:
a. The BUSINESSOWNERS COMMON POLICY CONDITIONS are amended to add the following to the Condition entitled Other Insurance:

This insurance is excess of all other insurance available to an additional insured whether primary, excess, contingent or on any other basis. However, if a `written contract' requires that this insurance be either primary or primary and noncontributing, then this insurance will be primary and non-contributory relative solely to insurance on which the additional insured is a named insured. b. Under Liability and Medical Expense Definitions, the following definition is added:
'Written contract' means a written contract or agreement that requires you to make a person or organization an additional insured on this policy, provided the contract or agreement:
(1) Is currently in effect or becomes effective during the term of this policy; and (2) Was executed prior to:
(a) The 'bodily injury' or 'property damage;' or
(b) The offense that caused the 'personal and advertising injury'; for which the additional insured seeks coverage.

2. With respect to any additional insured added by this endorsement or by any other endorsement attached to this Coverage Part, the section entitled Who is An Insured is amended to make the following natural persons insureds.

If the additional insured is:
a. An individual, then his or her spouse is an insured; SB146932G (10-19) Page 4 of 7
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Page 1009 of 1376 ends

Ln
0 r
0 0
0 0
0 Ln
Policy Number
B 7012507324
SB146932G
(Ed. 10-19)
b. A partnership or joint venture, then its partners, members and their spouses are insureds; c. A limited liability company, then its members and managers are insureds; d. An organization other than a partnership, joint venture or limited liability company, then its executive officers, directors and shareholders are insureds; or
e. Any type of entity, then its employees are insureds; but only with respect to locations and operations covered by the additional insured endorsement's provisions, and only with respect to their respective roles within their organizations. Furthermore, employees of additional insureds are not insureds with respect to liability arising out of:
(1) 'Bodily injury or 'personal and advertising injury` to any fellow employee or to any natural person listed in paragraphs a. through d. above;
(2) Property damage' to property owned, occupied or used by their employer or by any fellow employee; or (3) Providing or failing to provide professional health care services.

II. LIABILITY EXTENSION COVERAGES
It is understood and agreed that this endorsement amends the Businessowners Liability Coverage Form. If any other endorsement attached to this policy amends any provision also amended by this endorsement, then that other endorsement controls with respect to such provision, and the changes made by this endorsement to such provision do not apply.

A. Bodily injury — Expanded Definition
Under Liability and Medical Expenses Definitions, the definition of 'Bodily injury is deleted and replaced by the following:
'Bodily injury means physical injury, sickness or disease sustained by a person, including death, humiliation, shock, mental anguish or mental injury by that person at any time which results as a consequence of the physical injury, sickness or disease.

B. Broad Knowledge of Occurrence
Under Businessowners Liability Conditions, the Condition entitled Duties In The Event of Occurrence, Offense, Claim or Suit is amended to add the following:

Paragraphs a. and b. above apply to you or to any additional insured only when such 'occurrence,' offense, claim or 'suit' is known to:
(1) You or any additional insured that is an individual; (2) Any partner, if you or an additional insured is a partnership; (3) Any manager, if you or an additional insured is a limited liability company; (4) Any 'executive officer' or insurance manager, if you or an additional insured is a corporation; (5) Any trustee, if you or an additional insured is a trust; or (6) Any elected or appointed official, if you or an additional insured is a political subdivision or public entity.

This paragraph applies separately to you and any additional insured.

C. Estates, Legal Representatives and Spouses
The estates, heirs, legal representatives and spouses of any natural person insured shall also be insured under this policy; provided, however, coverage is afforded to such estates, heirs, legal representatives and spouses only for claims arising solely out of their capacity as such and, in the case of a spouse, where such claim seeks damages from marital common property, jointly held property, or property transferred from such natural person insured to such spouse. No coverage is provided for any act, error or omission of an estate, heir, legal representative or spouse outside the scope of such person's capacity as such, provided however that the spouse of a natural person Named Insured and the spouses of members or partners of joint venture or partnership Named Insureds are insureds with respect to such spouses' acts, errors or omissions in the conduct of the Named Insured's business.

SB146932G (10-19) Page 5 of 7
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Page 1010 of 1376 ends

Policy Number
B 7012507324
SB146932G
(Ed. 10-19)
D. Fellow Employee First Aid Coverage
In the section entitled Who Is An Insured, paragraph 2.a.1. is amended to add the following:

The limitations described in subparagraphs 2.a.1.(a), (b) and (c) do not apply to your 'employees' for 'bodily injury' that results from providing cardiopulmonary resuscitation or other first aid services to a co -'employee' or 'volunteer worker' that becomes necessary while your 'employee' is performing duties in the conduct of your business. Your 'employees' are hereby insureds for such services. But the insured status conferred by this provision does not apply to 'employees' whose duties in your business are to provide professional health care services or health examinations.

E. Legal Liability — Damage To Premises

1. Under B. Exclusions, 1. Applicable to Business Liability Coverage, Exclusion k. Damage To Property, is replaced by the following:
k. Damage To Property
'Property damage' to:

1. Property you own, rent or occupy, including any costs or expenses incurred by you, or any other person, organization or entity, for repair, replacement, enhancement, restoration or maintenance of such property for any reason, including prevention of injury to a person or damage to another's property;

2. Premises you sell, give away or abandon, if the 'property damage' arises out of any part of those premises;

3. Property loaned to you;

4. Personal property in the care, custody or control of the insured;

5. That particular part of any real property on which you or any contractors or subcontractors working directly or indirectly in your behalf are performing operations, if the 'property damage' arises out of those operations; or

6. That particular part of any property that must be restored, repaired or replaced because 'your work' was incorrectly performed on it.

Paragraph 2 of this exclusion does not apply if the premises are your work' and were never occupied, rented or held for rental by you.

Paragraphs 1, 3, and 4, of this exclusion do not apply to 'property damage' (other than damage by fire or explosion) to premises:
(1) rented to you:
(2) temporarily occupied by you with the permission of the owner, or (3) to the contents of premises rented to you for a period of 7 or fewer consecutive days.

A separate limit of insurance applies to Damage To Premises Rented To You as described in Section D — Liability and Medical Expenses Limits of Insurance.

Paragraphs 3, 4, 5, and 6 of this exclusion do not apply to liability assumed under a sidetrack agreement.

Paragraph 6 of this exclusion does not apply to 'property damage' included in the 'products - completed operations hazard.'

2. Under B. Exclusions, 1. Applicable to Business Liability Coverage, the following paragraph is added, and replaces the similar paragraph, if any, beneath paragraph (14) of the exclusion entitled Personal and Advertising Injury:

Exclusions c, d, e, f, g, h, i, k, I, m, n, and o, do not apply to damage by fire to premises while rented to you or temporarily occupied by you with permission of the owner or to the contents of premises rented to you for a period of 7 or fewer consecutive days. A separate limit of insurance applies to this coverage as described in Section D. Liability And Medical Expenses Limits Of Insurance.

SB146932G (10-19) Page 6 of 7
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Page 1011 of 1376 ends

- 00238 JOBID 3AD07005521
Policy Number
B 7012507324
SB146932G
g
(Ed. 10-19)

3. The first Paragraph under item 5. Damage To Premises Rented To You Limit of the section entitled Liability And Medical Expenses Limits Of Insurance is replaced by the following:

The most we will pay under Business Liability for damages because of 'property damage' to any one premises, while rented to you or temporarily occupied by you with the permission of the owner, including contents of such premises rented to you for a period of 7 or fewer consecutive days, is the Damage to Premises Rented to You Limit. The Damage to Premises Rented to You Limit is the greater of:
a. $1,000,000; or
b. The Damage to Premises Rented to You Limit shown in the Declarations.

F. Personal and Advertising Injury — Discrimination or Humiliation

1. Under Liability and Medical Expenses Definitions, the definition of 'personal and advertising injury' is amended to add the following:
h. Discrimination or humiliation that results in injury to the feelings or reputation of a natural person, but only if such discrimination or humiliation is:
(1) Not done intentionally by or at the direction of:
(a) The insured; or
(b) Any 'executive officer,' director, stockholder, partner, member or manager (if you are a limited liability company) of the insured; and
(2) Not directly or indirectly related to the employment, prospective employment, past employment or termination of employment of any person or person by any insured.

2. Under B. Exclusions, 1. Applicable to Business Liability Coverage, the exclusion entitled Personal and Advertising Injury is amended to add the following additional exclusions:
(15)Discrimination Relating to Room, Dwelling or Premises Caused by discrimination directly or indirectly related to the sale, rental, lease or sub -lease or prospective sale, rental, lease or sub -lease of any room, dwelling or premises by or at the direction of any insured. (16)Employment Related Discrimination
Discrimination or humiliation directly or indirectly related to the employment, prospective employment, past employment or termination of employment of any person by any insured. (17) Fines or Penalties
Fines or penalties levied or imposed by a governmental entity because of discrimination.

3. This provision (Personal and Advertising Injury — Discrimination or Humiliation) does not apply if Personal and Advertising Injury Liability is excluded either by the provisions of the Policy or by endorsement.

G. Personal and Advertising Injury - Broadened Eviction Under Liability and Medical Expenses Definitions, the definition of 'Personal and advertising injury' is amended to delete Paragraph c. and replace it with the following:
c. The wrongful eviction from, wrongful entry into, or invasion of the right of private occupancy of a room dwelling or premises that a person or organization occupies committed by or on behalf of its owner, landlord or lessor.

H. Waiver of Subrogation — Blanket
We waive any right of recovery we may have against:
a. Any person or organization with whom you have a written contract that requires such a waiver.

All other terms and conditions of the Policy remain unchanged.

SB146932G (10-19) Page 7 of 7
Copyright, CNA All Rights Reserved.

Page 1012 of 1376 ends

BA040000070350

COZAD AND FOX INC
10/15/2025-10/15/2026
Coverage Summary
This policy provides only those coverages where a charge is shown in the premium column below.

Coverage
Comprehensive
Collision
Liability
Limit of insurance
See Schedule of Covered Autos
Rental Reimbursement
Roadside Assistance
Uninsured Motorists Bodily Injury
Uninsured Motorist Physical Damage/Collision Deductible Waiver See Schedule of Covered Autos
$1,000,000 CSL
See Schedule of Covered Autos
See Schedule of Covered Autos
$1,000,000 CSL
Premium
See Schedule of Covered Autos
Blanket Additional Insured $
Blanket Waiver of Subrogation $
Broadening Endorsement
Specified Additional Insured
Included
Specified Waiver of Subrogation $ Included
Califomia Consumer Services and Fraud Program Fees $
Total Policy Premium $
Driver(s)
Name

BRIAN FOX

MICHELE FOX

CELESTE FOX

RANDOLPH ONTIVEROS

DEVIN SCHERRADELLA

ANDREW RIECKEN

MIGUEL CARDONA

MARCO GOMEZ
Rated
x
x
x
x
x
x
•• Excluded
CABAQ 0125 Page 5 of 8

Page 1013 of 1376 ends

BA040000070350

COZAD AND FOX INC
10/15/2025-10/15/2026
Effective Date: 10/15/2025
Specified Additional Insureds

EASTERN MUNICIPAL WATER DISTRICT
PO Box 8300
2270 Trumble RD
Perris, CA 92572-8300

CITY OF BEAUMONT
550 E 6th St
Insurance Dept
Beaumont, CA 92223
Specified Waiver of Subrogation

EASTERN MUNICIPAL WATER DISTRICT
PO Box 8300
2270 Trumble RD
Perris, CA 92572-8300

CITY OF BEAUMONT
550 E 6th St
Insurance Dept
Beaumont, CA 92223
Discounts
Multi -Line
Policy Forms
MCA CACC 08 23 - Common Policy Conditions
MCA CABA 08 23 - Business Auto Coverage Form
IL N 119 10 15 - California Auto Body Repair Consumer Bill of Rights MCA CABE 08 23 - Mercury Broadening Endorsement
CA 0444 10 13 - Waiver of Subrogation (Specified)
CA 20 48 10 13 - Designated Insured
MCA 04 44 09 13 - Blanket Waiver of Subrogation
MCA 20 48 07 11 - Blanket Additional Insured
MCA CAUB 08 23 - California Uninsured Motorists - Bodily Injury MCA CAUP 08 23 - California Uninsured Motorists Coverage - Property Damage MCA CADW 08 23 - California Changes - Waiver of Collision Deductible MCA CAEX 08 23 - CA Expanded Driver Coverage
MCA RRCV 07 20 - Rental Reimbursement Coverage
MCA RSAC 07 20 - Roadside Assistance Coverage
CABADEC 0125 Page 7 of 7

Page 1014 of 1376 ends

ARCHITECTS AND ENGINEERS PROFESSIONAL LIABILITY INSURANCE; ENVIRONMENTAL LEGAL LIABILITY; CONTRACTORS POLLUTION LIABILITY; TECHNOLOGY SERVICES LIABILITY AND TECHNOLOGY PRODUCTS;
COMPUTER NETWORK SECURITY; MULTIMEDIA AND ADVERTISING; PRIVACY

THIS POLICY PROVIDES CLAIMS MADE AND REPORTED COVERAGE, CLAIMS MUST FIRST BE MADE AGAINST THE

INSURED DURNG THE POLICY PERIOD AND MUST BE REPORTED IN WRITING TO THE UNDERWRITERS DURING THE

POLICY PERIOD OR EXTENDED CLAIMS REPORTING PERIOD, IF EXERCISED, THE LIMIT OF LIABILITY SHALL BE REDUCED, AND MAY BE EXHAUSTED, BY CLAIMS EXPENSES. IF THE LIMIT OF LIABILITY IS EXHAUSTED, THE

UNDERWRITERS SHALL HAVE NO FURTHER LIABILITY UNDER THE POLICY, INCLUDING LIABILITY FOR CLAIMS EXPENSES.

All monetary figures are expressed in USD unless otherwise stated.

DECLARATIONS
Policy Number: HPL24-0745

1. Named Insured: Cozad & Fox Inc.

Principal Address:

2. Policy Period:

From:

To:
151 S. Girard St.

Hemet, CA 92544
January 26, 2025
January 26, 2026
Both days at 12.01 a.m. Local Standard Time at the Address shown above

3. Limit of Liability:
(a) $1,000,000 Each Claim inclusive of Claims Expenses
(b) $2,000,000 Aggregate for all Claims, inclusive of Claims Expenses Section G is Sub Limited to the following and is included within and not in addition to overall Policy Limit of Liability
(c) $200,000 Aggregate for all Claims, inclusive of Claims Expenses for Privacy Breach, breach of Privacy Regulations or Employee Privacy Breach
(d) $200,000 Aggregate, for all Privacy Breach Expenses Section H is Sub Limited to the following and is included within and not in addition to the overall Policy Limits of Liability
(e) $250,000
(f) $250,000
HSAEC-Dec001 AECTC
Aggregate for all Claims, inclusive of Claims Expenses for Rectification Expenses excess of the deductible and up to the applicable Design Defect Circumstance Aggregate, for all Rectification Expenses

Page 1 of 3 ends

Page 1015 of 1376 ends

4. Deductible:
(a) $5,000
(b)

5. Premium:

6. Retroactive Date:

Each Claim, Inclusive of Claims Expenses
Policy Period Aggregate
July 1, 1977
A. Insuring Agreements, A, B, C, D, E, F, G

7. Underwriter's Representative:

All Claims and PQLerlt l Claims Notices:

Mendes & Mount, LLP
750 Seventh Avenue
New York, NY 10019
Attn: Edward T. Smith
[email protected]

8. Service of Suit: upon Underwriters pursuant to Conditions 18 may be made upon:

Eileen Ridley
FLWA Service Corp. c/o Foley & Lardner LLP
555 California Street, Suite 1700
San Francisco, CA 94104

9. Insured's Representative:

All Notices Except Claims and Potential Claims:

Huntersure
401 Franklin Ave., Suite 206
Garden City, NY 11530

10. Endorsements:

See attached schedule of endorsements and notices

11. Application Dated: January 16, 2025

12. Minimum Earned Premium: 25%

13. Supplementary Payment Limits of Liability
(a) Defendants Reimbursement Limit
$25,000
(b) Administrative Limit
$25,000
(c) Disciplinary Proceedings Limit
$25,000
(d) Crisis Event Limit
HSAEC-Dec001AECTC Page 2 of 3

Page 1016 of 1376 ends

$15,000
AUTHORIZED REPRESENTATIVE:

HSAEC-Dec001AECTC Page 3 of 3

Page 1017 of 1376 ends

Workers' Compensation and Employers Liability
Insurance Polic
ImIWIII =fr i /,. ww�
Policy Number From olicy PeriodTo
EMPLOYERS PREFERRED INS. CO.

A Stock Company
EIG 2717824 07
10/17/2025 10/17/2026
Insured.M.as sta ed hd Time at the address of the
Transact ion

RENEWAL DECLARATIONS
NCCI Carrier # 31283 WCIRB CARRIER# 00920 PRIOR POLICY NUMBER EIG271782406

1. Named Insured and Address
Agent
COZAD & FOX INC.
151 S GIRARD ST
HEMET CA 92544-4662
STEELE INSURANCE AGENCY INC 0001222
1816 W KETTLEMAN LANE SUITE D
LODI, CA 95242
Telephone. 7072075700
Customer #
Carrier #
31283
FEIN #
953510216
Risk ID #
Entity of Insured

CORPORATION
Additional Locations:

2. The Policy Period is from 10/17/2025 to 10/17/2026 12:01 a.m. Standard Time at the Insured's mailing address.

3. A. Workers Compensation Insurance: Part ONE of the policy applies to the Workers Compensation Law of the states listed here: CA
B. Employers Liability Insurance: Part TWO of the policy applies to work in each state listed in Item 3A.

The limits of our liability under Part TWO are:

Bodily Injury by Accident $ 1,000,000 each accident
Bodily Injury by Disease $ 1,000,000 policy limit
Bodily Injury by Disease $ 1,000,000 each employee
C. Other States Insurance: Part THREE of the policy applies to the states, if any, listed here:

All states except ND, OH, WA, WY and states listed in item 3.A.

D. This policy includes these endorsements and schedules: See attached schedule.

4. The premium for this policy will be determined by our Manuals of Rules, Classifications, Rates, and Rating Plans.

All information required below is subject to verification and change by audit.

SEE EXTENSION OF INFORMATION PAGE
Minimum Premium $
Assessments and Taxes $
❑ This is a Three Year Fixed Rate Policy
Premium Adjustment Period: ® Annual; ❑ Semiannual; ❑ Quarterly; ❑ Monthly Expense Constant
Premium Discount
Countersigned this Day of
Issued Date: 09/08/2025
Issuing Office EMPLOYERS PREFERRED INS. CO
P.O. BOX 539003
HENDERSON, NV 89053-9003
Issued Date 09/08/2025
WC990630 (5/98 Ed.)
$
Total Estimated AnnualPremium $

INSURED COPY

Page 1 of 4 ends

Page 1018 of 1376 ends

Authorized Representative

WORKERS COMPENSATION AND EMPLOYERS LIABILITY INSURANCE POLICY WC 04 03 06
(Ed. 4-84)

WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT -CALIFORNIA We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. (This agreement applies only to the extent that you perform work under a written contract that requires you to obtain this agreement from us.)
You must maintain payroll records accurately segregating the remuneration of your employees while engaged in the work described in the Schedule.

The additional premium for this endorsement shall be 2 % of the California workers' compensation premium otherwise due on such remuneration.

Schedule
Person or Organization Job Description
With respect to all employees subject to the
workers' compensation laws of the state of
California, any person or organization for whom
the Named Insured has agreed by written
contract to furnish this waiver.

This policy is subject to a minimum charge of $250 for the issuance of waivers of subrogation This endorsernenr changes the policy to v,vhich it is attached and is effective on the date issued unless otherwise stared (The information below is required only when this endorsement is issued subsequent to preparation of the policy.) This endorsement, effective 10/17/2025
Policy No. EIG 2717824 07
Issued to COZAD & FOX INC.

Premium
Countersigned at on By.
at 12:01 AM standard time, forms a part of
Of the EMPLOYERS PREFERRED INS. CO.

Carrier Code 00920
WC 04 03 06
(Ed. 4-84)
Endorsement No.

Authorized Representative
1998 by the Workers' Compensation Insurance Rating Bureau of California. All rights reserved

Page 1019 of 1376 ends

BEAUMONT
-C A L I= O R N I A
California Levine Act Statement
California Government Code Section 84308, commonly referred to as the "Levine Act," prohibits any Beaumont City Council Member from participating in any action related to a contract or application if he or she receives any political contributions totaling more than $500 within the previous twelve months, and for twelve months following the date a final decision from the business/board or applicant.

The Levine Act also requires a member of the Beaumont City Council who has received such a contribution to disclose the contribution on the record of the proceeding.

Current Beaumont City Council Members are listed at:
https://www.beaumontca.; ov/29/City-Council
Proposers are responsible for accessing this link to review the names prior to answering the following questions.

L' NO
Answering yes to either of the two questions above does not preclude the Beaumont City Council from awarding a contract or approving an application or any subsequent action. It does however, preclude the identified Council Member(s) from participating in any actions related to your proposal or application.

Date
Signature of authorized individual
Company/Applicant Name
City of Beaumont 1550 E. 6th Street, Beaumont, CA 92223 I (951) 769-8520 I BeaumontCA.gov

Page 1020 of 1376 ends

BEAUMONT
-C. AI I O R N A
Staff Report
TO: Honorable Mayor and Members of the City Council
FROM: Robert L. Vestal, City Engineer I Public Works Director BY: Matthew Mendoza, Senior Management Analyst
DATE: January 20, 2026
SUBJECT: Cooperative Agreement - Highland Springs Interchange Description: A Second Amendment to the Cooperative Agreement for the I-10/Highland Springs Avenue Interchange Project.

Background and Analysis:

On September 17, 2019, the City Council approved a cooperative agreement between the Riverside County Transportation Commission (RCTC), the City of Banning, and the City of Beaumont for the preparation of a Project Study Report (PSR) for the I-10/ Highland Springs Interchange (Project). Subsequently, on May 18, 2021, the City Council approved the first amendment to include the project approval and environmental documentation (PA/ED) phase.

Project Update
The Project is currently in the PA/ED phase, and the environmental document is scheduled for completion by 2027. Several alternatives were developed and reviewed by Caltrans and have been dropped from further consideration due to various design and traffic issues. Project engineers and staff, in conjunction with Caltrans, have developed a new design alternative (Alternative 5) for evaluation. This design alternative has been provided as Attachment B for reference. Staff and Caltrans continue to progress with the project, conducting field studies and analyses, and developing technical traffic and environmental analysis and reports.

As a result of deficiencies in previous designs and the subsequent development of Alternative 5, the need for additional project funding was identified. In March 2025, RCTC began coordination with Western Riverside Council of Governments (WRCOG) regarding an amendment to the funding agreement. As a result, the Zone Executive Committee approved the Zone Pass Transportation Improvement Program (TIP) on June 18, 2025.

Page 1021 of 1376 ends

On August 4, 2025, the Zone Pass TIP was approved by the WRCOG Executive Committee along with a formal funding agreement amendment. The WRCOG funding amendment adds an additional $2,000,000 in funding for the Project. These funds will be provided through the Transportation Uniform Mitigation Fee (TUMF) Zone and will be used for project management, consultant, and agency fees to complete the PA/ED phase. Any remaining funds can be reallocated for subsequent design phases.

On September 10, 2025, RCTC approved the funding amendment, along with the 2nd amendment to the Cooperative agreement with the City of Beaumont and the City of Banning. The amendment to the Cooperative Agreement, provided as Attachment A, memorializes the additional funding provided by WRCOG, which terms are provided in WRCOG Funding Agreement No. 20-72-018-03, and RCTC's continued role as lead agency through the completion of the PA/ED phase.

Fiscal Impact:

The cost to prepare this staff report is estimated to be $380.

There is no fiscal impact to the City associated with this amendment.

Recommended Action:

Authorize the Mayor to execute the Second Amendment to the Cooperative Agreement with the Riverside County Transportation Commission and the City of Banning for the Management of the I-10/Highland Springs Avenue Interchange Project.

Attachments:

A. Second Amendment to Cooperative Agreement No. 20-31-008-02 B. Alternative 5 - Design

Page 1022 of 1376 ends

Agreement No. 20-31-008-02
AMENDMENT NO. 2 TO COOPERATIVE AGREEMENT BETWEEN RIVERSIDE

COUNTY TRANSPORTATION COMMISSION, CITY OF BANNING AND CITY OF BEAUMONT FOR THE MANAGEMENT OF THE I-10/HIGHLAND SPRINGS AVENUE

INTERCHANGE PROJECT STUDY REPORT AND TO INCLUDE APPROVAL AND

ENVIRONMENTAL DOCUMENT (PA/ED) PHASE

1. Parties and Date. This Amendment No. 2 to the Cooperative Agreement is made and entered into this day of , 202 , by and between the Riverside County Transportation Commission (RCTC), City of Banning (Banning) and City of Beaumont (Beaumont).

2. Recitals.

2.1 RCTC and the Cities of Banning and Beaumont (collectively, Cities) have entered into an agreement entitled "Cooperative Agreement Between Riverside County Transportation Commission, City of Banning, and City of Beaumont for the Preparation of the Highland Springs Interchange Project Study Report" dated September 10, 2019 (Master Agreement).

2.2 The Master Agreement established RCTC as the lead agency for the preparation of the Project Study Report (PSR) for the Highland Springs Interchange (Project) to be funded with $2,000,000 in funds allocated by Western Riverside Council of Governments (WRCOG).

2.3 WRCOG allocated the above referenced funding amount pursuant to a prior Funding Agreement No. 20-72-018-00, dated January 15, 2020, between WRCOG and RCTC ("Prior Funding Agreement").

2.4 WRCOG approved reallocation of the funds remaining from the PSR phase (approximately $1,500,000) to the Project Approval and Environmental Document (PA/ED) phase of the Project. WRCOG and RCTC entered into an amendment to the Prior Funding Agreement, dated August 10, 2021, allocating approximately $1,5000,000 for the PA/ED phase of the Project.

2.5 The Cities of Banning and Beaumont requested that RCTC be the lead agency for the preparation and management of the PA/ED phase of the Project, and RCTC agreed to act as the lead agency for the PA/ED phase of the Project.

2.6 The Parties entered into Amendment No. 1 to the Master Agreement on May 25, 2021 to memorialize the funding reallocation approved by WRCOG for the PA/ED phase, and to include the PA/ED phase under the Master Agreement.

2.7 WRCOG and RCTC entered into a subsequent Funding Agreement, Agreement No. 20-72-018-02, dated February 21, 2024, for reallocating $1,500,000 of remaining TUMF Program funding from the prior Funding Agreement to the PA/ED phase 1 17336.00030\40865652.2

Page 1023 of 1376 ends

Agreement No. 20-31-008-02
of the Project and for adding an additional $2,000,000 in TUMF Program funding, for a total sum of $3,500,000 for the PA/ED phase ("PA/ED Funding Agreement").

2.8 RCTC spent approximately $500,000 of TUMF Program funding for the Project PSR.

2.9 WRCOG and RCTC have or will enter into an amendment to the PA/ED Funding Agreement, Agreement No. 20-72-018-03, to add an additional $2,000,000 in TUMF Program funding for the Project PA&ED phase, for a new total sum of $5,500,000 for the PA/ED phase.

2.7 The Parties now desire, pursuant to this Amendment No. 2, to memorialize the additional funding approved by WRCOG for the PA/ED phase.

3. Terms.

3.1 Capitalized terms used in the Master Agreement and not otherwise defined in this Amendment No. 2 shall have the meanings as set forth in the Master Agreement.

3.2 The Parties agree that the additional Four Million Dollars ($4,000,000) ) in funds allocated by WRCOG for the PA/ED phase of the Project under the PA/ED Funding Agreement, as amended, shall be utilized by RCTC to administer the PA/ED work, in accordance with the terms of the Master Agreement, as previously amended.

3.3 The term of the Master Agreement, as set forth in Section 3.2, shall be extended, for purposes of completion of the PA/ED work, through December 2027, or until written agreement by the Parties that the PA/ED work has been completed, unless earlier terminated as provided in the Master Agreement.

3.4 This Amendment No. 2 is in all respects governed by California law and venue for any dispute shall be in Riverside County.

3.5 The recitals set forth above are true and correct and are incorporated by reference into this Amendment No. 2 as though fully set forth herein.

3.6 Except as amended by this Amendment No. 2, all provisions of the Master Agreement, including without limitation the indemnity provisions, shall remain in full force and effect and shall govern the actions of the Parties under this Amendment No. 2.

3.7 This Amendment No. 2 may be signed in counterparts, each of which shall constitute an original.

3.8 A manually signed copy of this Amendment No. 2 which is transmitted by facsimile, email or other means of electronic transmission shall be deemed to have the same legal effect as delivery of an original executed copy of this Amendment No. 2 for all purposes. This Amendment No. 2 may be signed using an electronic signature. 2 17336.00030\40865652.2

Page 1024 of 1376 ends

Agreement No. 20-31-008-02

SIGNATURE PAGE
TO
AMENDMENT NO. 2

COOPERATIVE AGREEMENT
FOR THE MANAGEMENT OF THE I-10/HIGHLAND SPRINGS AVENUE

INTERCHANGE PROJECT STUDY REPORT

AND TO INCLUDE

APPROVAL AND ENVIRONMENTAL DOCUMENT (PA/ED) PHASE
IN WITNESS WHEREOF, the parties hereto have executed this Amendment No. 2 as of the date first set forth above.

RIVERSIDE COUNTY

TRANSPORTATION COMMISSION
By:

Aaron Hake, Executive Director
APPROVED AS TO FORM:

By:

Best Best & Krieger LLP
Counsel to the Riverside County
Transportation Commission
3 17336.00030\40865652.2

Page 1025 of 1376 ends

Agreement No. 20-31-008-02

CITY OF BANNING
By:

Title: City Manager
APPROVED AS TO FORM:

By:

Title: City Attorney
ATTEST:

By:

Title: Deputy City Clerk
4 17336.00030\40865652.2

Page 1026 of 1376 ends

Agreement No. 20-31-008-02

CITY OF BEAUMONT
By:

Title:

APPROVED AS TO FORM:

By:

Title: City Attorney
ATTEST:

By:

Title: City Clerk
5 17336.00030\40865652.2

Page 1027 of 1376 ends

Page 1028 of 1376 ends

BEAUMONT
-C. AI I O R N A
Staff Report
TO: Honorable Mayor and Members of the City Council
FROM: Robert L. Vestal, City Engineer I Public Works Director BY: Robert L. Vestal, City Engineer I Public Works Director DATE: January 20, 2026
SUBJECT: Downtown Revitalization Discussion
Description: Discuss the City's Downtown Revitalization Plan Background and Analysis:

On September 17, 2024, City Council adopted PLAN2023-0998 Downtown Revitalization Plan (Plan). Refer to attachment A for the Plan and attachment B for the staff report. The following link provides access to the YouTube recording of this Council meeting (discussion occurred at -0:54:00)4
https://www.youtube.com/watch?v=gPJ3 ZOUG54.

On August 19, 2025, City Council received a review of the Plan Implementation steps.

Refer to attachment C for the staff report. The following link provides access to the YouTube recording of this Council meeting (discussion occurred at 3:22:00) 4 https://www.youtube.com/watch?v=p706MLiL9KU .

On September 2, 2025, City Council awarded a Professional Services Agreement to GHD, Inc. for the preliminary design report for the Plan. Refer to attachment D for the staff report. The following link provides access to the YouTube recording of this Council meeting (discussion occurred at 3:27:00) 4
https://www.youtube.com/watch?v=e31o2APwDlc
On November 18, 2025, City Council adopted a resolution amending the 2026 Capital Improvement Program, closing the Downtown Revitalization Preliminary Design project (CIP R-25-15) and repurposing the budget to be used for Pennsylvania Grade Separation Project. Subsequently, the contract with GHD, Inc. was terminated. Refer to attachment E for the staff report.

Additional Information
During the August 19, 2025, Council Meeting, City Council expressed concerns on the impact the Plan will have on traffic and circulation. City staff contracted with Fehr and

Page 1029 of 1376 ends

Peers to analyze the impacts at a high-level. The intent of the high-level analysis is to provide City Council with the basic impacts for programming and planning purposes.

The design and engineering contract will evaluate the traffic impacts at the project level.

The high-level traffic analysis for the proposed Plan indicates that approximately 36% of current trips on the corridor are pass -through traffic not originating or ending in Beaumont. Using the Riverside Countywide Travel Demand Model, Fehr & Peers estimates that reducing 6th Street from four lanes to two lanes would divert about 700 daily trips primarily to I- 10, Pennsylvania Avenue, 1st Street, Palm Avenue, Oak Valley Parkway, and Cougar Way, while volumes on Beaumont Avenue and California Avenue may decrease. In general, the observations of the data show:
• Approximately 1/3 of all vehicles using 6th Street do not originate from or are destined to locations within the City of Beaumont and are simply "passing through" the city.
• It is estimated that 700 vehicles will divert from 6th Street with the road diet.

These trips will primarily divert back to I-10 or will utilize a combination of Pennsylvania Avenue, 1st Street, Palm Avenue, Oak Valley Parkway and Cougar Way.

Given that a two-lane roadway typically accommodates around 15,000 daily trips, the projected diversion represents less than a 5% change in volume -to -capacity ratios —well within normal day-to-day traffic fluctuations. Refer to Figure 1 for the travel demand redistribution.

Previous Downtown Expenditures
The following is a list of previously expended funds associated with the Downtown Area:

Downtown Expenses
Expense Type Amount Funding Source
Real Estate
514 California Purchase and
Escrow/Title $ 1,850,000 CD -03
105 6th Purchase and Escrow/Title $ 332,297 CD -03
Vacant Parcels Pending Purchase (5th
Street) $ 305,910 CD -03
Real Estate Total
$ 2,488,207

Page 1030 of 1376 ends

Market Nights
Salaries and Overtime
Vehicle Barricades
Vendor Coordination
Equipment Rentals
Advertising
Health Permit
Misc Supplies
Concerts
Volunteers
Market Night Total
Incentive Programs
Senorial Grease Trap
Frijoles Grease Trap
Casa Palacios Grease Trap
Berkshire Hathaway Facade
660 Beaumont Ave Facade
742-790 Beaumont Ave Facade
Incentive Programs Total
Planning and Preliminary Design
105 6th Phase I
105 6th Phase II
105 6th Air Quality
105 6th Asbestos and Lead
105 6th PCM Contract
Grace Ave Assessment
Dry Cleaners Facility Assessment
Downtown Revitalization Plan
Vacant Parcels Phase I (5th Street)
Downtown Preliminary Design
Planning and Preliminary Design
Total
Public Improvements
California Building (BIZ Hub)
Grace Ave Building
Dry Cleaners Building
Street Lights
Sidewalk (City)
Sidewalk (Contractor)
182,090
201,979
16,500
100,786
42,571
11,732
10,523
345,325
2,450
913,956
10,750
10,000
13,925
19,329
938
34,275
89,216
6,200
21,083
9,980
2,101
72,000
54,894
40,776
274,200
2,200
12,500
495,934
530,000
1,800
1,500
300,000
250,000
192,000
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
Operations
CD -03
CD -03
F26-02
F26-02
F26-03
CD -03
CD -03
Operations
Operations
Operations
Various
Operations
Operations
R-19/Operations
R-19
R-19

Page 1031 of 1376 ends

Alley
Public Improvements Total
Total Downtown Expenditures
$
$
250,000 R25-01
1,525,300
5,512,613
Current Downtown Projects, Budgets, and Balances
Project
Budget
Available Balance
CD -03 Downtown Revitalization
$1,096, 000
$297,139
F26-02 Building Rehab at 106 6th
Street
$1,500,000
$1,418,020
F26-03 Building Rehab at 514
California Ave
$100,000
$237
R-19 Downtown Street Light
Replacement & Sidewalk
Maintenance
$650,000
$42,903
Estimated Project Cost
The estimate total project cost is approximately $27 million, which includes:

1. Design, studies, environmental, and regulatory permitting

2. Roadway and sidewalks - The layout and materials used for driving and walking.

3. Street furniture — Benches, trash bins, bike racks, lighting, and signage.

4. Landscaping — Trees, plants, and green spaces along the street.

5. Public spaces — Plazas, seating areas, and gathering spots integrated into the street design.

6. Traffic elements — Crosswalks, signals, and curb extensions for safety and flow.

The cost does not include building frontages, walking paths outside the public right-of- way, development, redevelopment, off-street parking, or other elements not directly associated with the public right-of-way.

Additionally, the estimated cost is a planning -level estimate and should be updated with a detailed engineer's estimate during the preliminary and final engineering phases.

Project Budget
The project was removed from the Capital Improvement Plan on November 18, 2025; therefore, it does not have any funding.
• Preliminary design and supporting design studies are estimated to cost $2M.

This phase can be considered for inclusion in the FY27 Capital Budget using Developer Impact Fees, Community Benefit Fees, and General Funds.

Page 1032 of 1376 ends

• Final Engineering and regulatory permitting are estimated to cost $5M. This phase could be considered for inclusion in a future Capital Budget using grants, Community Benefit Fees, General Funds, and other funding sources. • Construction is estimated to cost $20M. The City will need to develop a funding strategy to fund this phase, which may include grants, VMT Mitigation Credit sales, Community Benefit Fees, General Fund, and other funding sources. DIF cannot be used for the construction due to existing deficiencies and a reduction in capacity.
70 57
56 e
•8 7
O
32 109
75 nM
-23
16 11
a
485
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Figure 1 - Travel Demand Redistribution
Fiscal Impact:

The estimated cost to prepare this staff report and study is $7,000.

There is no additional cost associated with this item. Any future action will be per a separate staff report.

Page 1033 of 1376 ends

Recommended Action:

Provide direction to staff regarding the timing for funding and implementing the Downtown Revitalization Plan.

Attachments:

A. Downtown Revitalization Plan
B. Staff Report- September 17, 2024
C. Staff Report- August 19, 2025
D. Staff Report- September 2, 2025
E. Staff Report- November 18, 2025
F. High-level Traffic Analysis Memo

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75 EA
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REVITALIZATION PLAN ELEVATE 2050
SEPTEMBER 2024

Page 1035 of 1376 ends

DOWNTOWN BEAUMONT
REVITALIZATION PLAN :: ELEVATE 2050

ACKNOWLEDGMENTS

COUNCIL MEMBERS
Mayor David Fenn
Mayor Pro Tem Mike Lara
Council Member Jessica Voigt
Council Member Lloyd White
Council Member Julio Martinez III

PLANNING COMMISSION
Nathan Smith
Patrick Stephens
Steve Cooley
Philip Southard
Mario Garai

BEAUMONT PROJECT TEAM
Daniel Diaz
Elizabeth Gibbs
Todd Hopkins
Carole Kendrick
Christina Taylor
Kylie Tilema
Robert Vestal
Kyle Warsinski

DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1036 of 1376 ends

BEAUMONT PREPARED FOR:

City of Beaumont, California
r Ai
dtp
LINDA 3. CONOLEYOM
PREPARED BY:

GHD Engineering, Inc: Jonathan Linkus, with Lesly
Ann-Legaspi, Ron Boyle, Nicole Greenberg, Simone
Hernandez, Tom Hessel, Kamryn Kubose, Patrick
Lewis, Noam Maitless, Frank Penry, Ramon Plaza,
Martinez, Charles Smith, Zachary Stinger, Todd
Tregenza, Kamesh Vedula
COLLABORATION WITH:

Linda S. Congleton + Associates: Linda
Congleton, with Michael Butler, Dylan Tanzil

Page 1037 of 1376 ends

TABLE OF

CONTENTS
PART I

ACKNOWLEDGMENTS

FOREWORD
TABLE OF CONTENTS + LIST OF FIGURES
BACKGROUND + DOWNTOWN VISION
1 OVERVIEW + BACKGROUND

1.1 CAPTURING THE FUTURE IN DOWNTOWN 4

1.2 PLAN OVERVIEW 7
2 DOWNTOWN CONTEXT + VISION

2.1 ELEVATE DOWNTOWN 2050

2.2 DOWNTOWN POLICY CONTEXT

2.3 DEVELOPMENT CONTEXT

2.4 SELECTED OPPORTUNITY SITES

2.5 DEVELOPMENT FORECAST

2.6 STAKEHOLDER INTERVIEWS
3 COMMUNITY WORKSHOPS + ALTERNATIVES
10 13
17 19
21 25

3.1 COMMUNITY ENGAGEMENT OVERVIEW

3.2 CHOOSING THE DEGREE OF CHANGE

3.3 FOCUSING THE PUBLIC REALM

3.4 PRIORITIZING THE CHALLENGES

3.5 SELECTING THE PREFERRED ROADWAY
28 30
31 33
34 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

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PART II
DEVELOPMENT + MOBILITY
4 REVITALIZATION THROUGH DEVELOPMENT

4.1 SUMMARY + OBJECTIVES

4.2 DEVELOPMENT STRATEGIC FRAMEWORK

4.3 CITY ACCELERATED REVITALIZATION HUBS

4.4 GRACE AVE GATEWAY HUB

4.5 CITY CENTER COMMUNITY HUB

4.6 "THE ARBORS" LOCAL DINING HUB

4.7 6TH ST ACTIVE CORRIDOR INFILL

4.8 MIXED -USE AT 6TH ST + CALIFORNIA AVE

4.9 MIXED -USE AT 6TH ST + MAGNOLIA AVE

4.10 MIXED -USE AT 6TH ST + MAPLE AVE

4.11 DOWNTOWN WALKABLE HOUSING

4.12 WALKABLE HOUSING PROJECTS
5 REVITALIZATION THROUGH MOBILITY
38 39
41 43
45 47
49 51
53 55
57 59

5.1 SUMMARY + OBJECTIVES

5.2 MOBILITY STRATEGIC FRAMEWORK

5.3 DOWNTOWN MOBILITY PROJECTS

5.4 6TH ST RECONFIGURATION

5.5 GATEWAY ROUNDABOUTS

5.6 BEAUMONT AVE RECONFIGURATION

5.7 DOWNTOWN PARKING ANALYSIS

5.8 PARKING SOLUTIONS

5.9 PARKING RECOMMENDATIONS
62 63
65 67
71 75
77 79
82

Page 1039 of 1376 ends

PART III

ACTION PLAN
6 REVITALIZATION IMPLEMENTATION PLAN

6.1 SUMMARY + ORGANIZATION

6.2 UNLOCKING POTENTIAL WITH ZONING REFORM

6.3 ADMINISTRATIVE + GOVERNANCE

6.4 REVITALIZATION HUB DEVELOPMENT PROJECTS + INITIATIVES

6.5 ACTION PLAN TIMELINE

PART IV
86 87
89 92
95 DOWNTOWN CODE
DC -1 DOWNTOWN ARCHITECTURE GUIDELINES
DC -1.1 ARCHITECTURAL GUIDELINES PURPOSE
DC -1.2 ARCHITECTURAL APPROACH & APPLICABILITY
DC -1.3 ARCHITECTURAL CONTEXT
DC -1.4 NATIONAL FOLK STYLE
DC -1.5 AMERCIAN CRAFTSMAN STYLE
DC -1.6 SPANISH MISSION STYLE
DC -1.7 EARLY 20TH CENTURY MODERN
DC -1.8 MASSING & FORM ARTICULATION
DC -1.9 CORNERS AT STREETFRONT
DC -1.10 AWNINGS & SHADES
DC -2 DOWNTOWN SIGNAGE PROGRAM
100
101
102
103
105
107
109
111
113
115
DC -2.1 SIGNAGE PROGRAM PURPOSE
DC -2.2 DOWNTOWN PUBLIC SIGNAGE STRATEGY
DC -2.3 DOWNTOWN PRIVATE SIGNAGE GUIDELINE
DC -2.4 REMOVING NON -CONFORMING SIGNS INCENTIVE
118
119
123
127
APPENDIX A: ECONOMICS REPORT
APPENDIX B: ENVIRONMENT MEMO
v DOWNTOWN BEAUMONT REVITALIZATION PLAN

Page 1040 of 1376 ends

Page 1041 of 1376 ends

LIST OF

FIGURES
1 OVERVIEW + BACKGROUND
FIG 1-1: CRITICAL PATH TOWARD REVITALIZATION DEVELOPMENT CONCEPTS FIG 1-2: DOWNTOWN BEAUMONT REVITALIZATION + AREA PLAN BOUNDARIES FIG 1-3: PLAN DOCUMENT STRUCTURE
2 DOWNTOWN CONTEXT + VISION
5 6
8 FIG 2-1: GENERAL PLAN DOWNTOWN LAND USE ZONES
FIG 2-2: RECENT PLANNING RELATED TO DOWNTOWN REVITALIZATION FIG 2-3: MAP OF REGION
FIG 2-4: EXISTING URBAN CHARACTER AND DEVELOPMENT TYPES FIG 2-5: PARCEL CONDITION + DEVELOPMENT POTENTIAL
FIG 2-6: LONG-TERM DEMAND FORECAST + DEVELOPMENT SUMMARY TABLE 3 COMMUNITY WORKSHOPS + ALTERNATIVES
13 14
16 18
20 24
FIG 3-1: POSTER VOTE PLACEMENT BY STAKEHOLDERS TO INDICATE DESIRED DEGREE OF CHANGE FIG 3-2: STRATEGY: FOCUS ON SIDESTREETS AND ALLEYS
FIG 3-3: STRATEGY: TRANSFORM BEAUMONT AVE AND IMPROVE 6TH ST FIG 3-4: STRATEGY: TRANSFORM 6TH ST AND IMPROVE ALL AREAS FIG 3-5: COMMUNITY PRIORITIES FOR DOWNTOWN
FIG 3-6: PREFERENCE FOR 6TH ST CONFIGURATION
4 REVITALIZATION THROUGH DEVELOPMENT
30 31
32 32
33 34
FIG 4-1: DEVELOPMENT STRATEGIC FRAMEWORK ACROSS DOWNTOWN FIG 4-2: DEVELOPMENT CONCEPT FOR DINING AT 8TH AND BEAUMONT FIG 4-3: DEVELOPMENT CONCEPT FOR CITY CENTER PROJECT + EVENT PLAZA FIG 4-4: DEVELOPMENT CONCEPT DINING AT 8TH AND BEAUMONT FIG 4-5: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + CALIFORNIA AVE FIG 4-6: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + MAGNOLIA AVE FIG 4-7: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + MAPLE AVE FIG 4-8: DEVELOPMENT CONCEPT FOR HOUSING AT 8TH + EUCLID AVE FIG 4-9: DEVELOPMENT CONCEPT FOR HOUSING AT 5TH + EDGAR AVE FIG 4-10: DEVELOPMENT CONCEPT FOR HOUSING AT 5TH + MAPLE AVE FIG 4-11: DEVELOPMENT CONCEPT FOR HOUSING AT 5TH + MICHIGAN AVE 5 REVITALIZATION THROUGH MOBILITY
40 44
46 48
52 54
56 59
60 60
60 FIG 5-1: MOBILITY STRATEGIC FRAMEWORK ACROSS DOWNTOWN 64 FIG 5-2: 6TH ST CONCEPT FROM CALIFORNIA AVE TO BEAUMONT AVE 67 vii DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1042 of 1376 ends

FIG 5-3: PROPOSED 6TH STREET AT EDGAR AVE
FIG 5-4: 6TH ST FROM BEAUMONT AVE TO PALM AVE
FIG 5-5: 6TH STREET CONCEPT AT MAGNOLIA AVE
FIG 5-6: ROUNDABOUT CONCEPT AT 6TH ST + CALIFORNIA AVE
FIG 5-7: ROUNDABOUT CONCEPT AT 6TH ST + PALM AVE
FIG 5-8: BEAUMONT AVE INTERSECTION CONCEPTS AT 7TH ST + 6TH ST FIG 5-9: BEAUMONT AVE CONCEPT THROUGH 6TH ST + 7TH ST
FIG 5-10: DOWNTOWN PARKING FACILITIES + PARKING DEMAND AREAS FIG 5-11: 6TH ST WEST PARKING AREA WITH PUBLIC PARKING AVAILABLE FIG 5-12: 6TH ST CENTRAL PARKING AREA WITH PUBLIC PARKING AVAILABLE FIG 5-13: 6TH ST CIVIC CENTER AREA WITH PUBLIC PARKING AVAILABLE 6 REVITALIZATION IMPLEMENTATION PLAN
68 69
70 72
74 76
76 78
79 80
81 FIG 6-1: REVITALIZATION CONCEPTS CURRENT ZONING CONFORMANCE FIG 6-2: TIMELINE DETAIL FOR STREETSCAPE + "HUB" DEVELOPMENT PROJECTS FIG 6-3: DOWNTOWN REVITALIZATION ACTION PLAN TIMELINE
DC -1 DOWNTOWN ARCHITECTURE GUIDELINES
88 95
96 FIGURE DC -1.4.A: NATIONAL FOLK ELEMENTS EXAMPLE
FIGURE DC -1.4.B: NATIONAL FOLK COLOR PALETTE
FIGURE DC -1.5.A: CRAFTSMAN ELEMENTS EXAMPLE
FIGURE DC -1.5.B: CRAFTSMAN COLOR PALETTE
FIGURE DC -1.6.A: MISSION ELEMENTS EXAMPLE
FIGURE DC -1.6.B: MISSION COLOR PALETTE
FIGURE DC -1.7.A: MODERN ELEMENTS EXAMPLE
FIGURE DC -1.7.B: ART MODERNE COLOR PALETTE
FIGURE DC -1.8.A: MASSING SETBACK DIAGRAM
FIGURE DC -1.8.B: MASSING & FORM ARTICULATION IN DOWNTOWN STYLES FIGURE DC -1.9.A: CORNER WITH ENTRY DIAGRAM
FIGURE DC -1.9.B: CORNER TREATMENTS IN DOWNTOWN STYLES
FIGURE DC -1.10.A: AWNINGS HEIGHT DIAGRAM
FIGURE DC -1.10.B: AWNINGS AND SHADES IN DOWNTOWN STYLES DC -2 DOWNTOWN SIGNAGE PROGRAM
104
104
106
106
108
108
110
110
111
112
113
114
115
116
FIGURE DC -2.2.A: VEHICULAR WAYFINDING DESIGN CONCEPTS
FIGURE DC -2.2.B: PEDESTRIAN WAYFINDING DESIGN CONCEPTS FIGURE DC -2.2.C: DOWNTOWN GATEWAY ARCH CONCEPT
FIGURE DC -2.2.D: DOWNTOWN IDENTITY CONCEPTS
121
121
122
122

Page 1043 of 1376 ends

viii

Pa e 1044 of 1376
9

Page 1045 of 1376 ends

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PLAN BACKGROUND
+ DOWNTOWN VISION
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1.1 CAPTURING THE

FUTURE IN DOWNTOWN
Downtown Beaumont is the
longstanding heart of the
community. While rapid growth
has seen suburban forms
community expansion in other
areas of the City, this plan
envisions and enables the City's
return to a revitalized, walkable,
entrepreneurial and resilient
district its citizens demand and
deserve.

CAPTURING THE FUTURE IN

THE HEART OF BEAUMONT
Beaumont is among Southern California's fastest
growing communities, seeing residential construction
permitting from 2018 through 2022 averaging 535 single
family homes per year. In recent years, the City has
been home to 56,349 residents (2022) living in about
17,000 households. Based on current growth trends the
General Plan considers a projected 31,021 households
at build -out and a total of 40,849 households inclusive of the immediate "sphere of influence". In all, the City is anticipated to see at least a doubling of the local
population by 2050 at this current pace. The new and
existing residents already demand an attractive and

Page 1049 of 1376 ends

walkable retail and dining destination within the City.

Many already describe weekend and evening trips to
Redlands and Temecula for such goods and services.

The challenge we face is capturing this demand for a true downtown setting that serves the local population and
may potentially attract traveler stops along Interstate 10.

Downtown Beaumont uniquely features the City's
entrepreneurial spirit with a broad range of small
businesses. Seven of the nine highest rated (Yelp
rated 4 and above) full -service and quick casual dining businesses in Downtown are independent non -chain
restaurants. The district also hosts the annual Cherry
Valley festival at Stewart Park and related parade along 6th Street. This district of small-scale development and small businesses contrasts with the big -box anchored
strip retail developments along E 2nd St. These two
5th Street, Downtown Beaumont in the 1940s
4 areas are deemed complimentary rather than competing, because residents demand a walkable district consisting of independent higher quality dining surrounded by
shaded street -facing outdoor environments.

This district will reflect the future of economic and
community development in the greater San Gorgonio
Pass area because it prepares the City to enable and
encourage development types introduce "gentle density"
to reconstitute a compact Downtown. Small format
independent non-drive-thru restaurants that share public and publicly accessible common spaces are likely to be
the first to develop. Then, housing types in the "missing middle" density range such as townhomes, more compact
stand along single family units, and bungalow courts
all offer more affordable starter homes that bring a
captive constituency needed to support new Downtown
retail. Mixed use development with housing over retail
and dining is evaluated for sites along 6th St. Together, introducing these types means bringing new forms of
growth already sought by developers and tenants.

Likewise, residents and business owners demand
transformative change to the two major corridors of
Downtown along Beaumont Ave and 6th St. Current
road configurations for both enable speeding while
pedestrians must manage unsafe crossing. The roadway
reconfigurations for both promote pedestrian attendance of multiple businesses after parking once. The median
parking proposal along 6th St in conjunction with two
proposed roundabouts will render Downtown Beaumont's
main drag as the regions most impactful stroke of
urban cooling, walkability enhancement, and landmark
placemaking in the region.

In all, this Revitalization Plan envisions the addition of 8 to 12 dining establishments, a total addition of
around 70,000 gross square feet of commercial space,
surrounded by infill development of 93 additional dwelling units. The plan therefore captures as much as 6% of the total long-term retail growth anticipated in the recent Economic Development Strategic Plan and as much as
15% to 20% of the total growth in dining floor -area.

DOWNTOWN ECONOMIC

CAPACITY AND VIABILITY
The Revitalization Plan addresses the Economic
Development Strategic Plan by measuring how much of
the citywide projected housing and commercial growth
can be accommodated in the Downtown Area. The
development proposals shown in this plan constitute
a capacity study where building types most sought by
tenants and developers are determined economically
viable, then are sized to fit the available opportunity sites. That test of economic viability requires that the individual uses within each project, and the sum of all development in the capacity study, fit a projection of
incremental economic growth. These proposals need
also to fit the overall vision for land use, street frontage activation, and livability described in the Downtown Area Plan.

Context
Baseline

ECONOMIC

FORECAST
•
Local Housing
Trends
• Regional
Competitors
• Development
Types
+ Policy
Anal sis

DOWNTOWN

AREA PLAN
• Active
Frontages
• Mixed Use•;
Housing
• Pedestrian
20 -YEAR DEMAND
Economically Viable

TYPOLOGIES
Buildings + Uses
Fig 1-1: Critical Path Toward Revitalization Development Concepts

THE PAST AND FUTURE IN

DOWNTOWN BEAUMONT
Downtown Beaumont and its immediate vicinity have
long been the heart of activity in the San Gorgonio Pass Area. As the community of San Gorgonio this core area
of Beaumont hosted the main railroad depot known as
Summit Station between Redlands and the Coachella
Valley at Egan Ave immediately south of Downtown
in the 1880s. Visitors would flock to the Beaumont
Hotel, operating from 1887 to 1907, which stood at
approximately 5th St and Beaumont Ave - near the heart
of Downtown today. The district was home to several
hotels accommodating Pass travelers over the decades
before and proceeding.

The area remained the core of the City of Beaumont
through the City's founding in 1912. The historic City
Hall still stands on Grace Avenue, and several historic structures existing in or near the Revitalization Plan
study area, including a Carnegie Library and many
Looking Forward
Concept Proposal
sTAKEKOLOrE i
w RATEGY.F;
Moderat
hange
ality Dinl
Outdoors
r•
Emphasis on

REVITALIZATION DEVELOPMENT CONCE
Zoning + Parking Analysis, Parcels,
Messaging, Capital Project Priorities
5 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1050 of 1376 ends

Victorian homes. Downtown was the commercial hub
of the "Balanced City" which was partially lost when the Interstate system was constructed in 1964. Until that
time, 5th St was the commercial spine of Downtown and
6th St supported some auto -oriented commercial on its
western end near California Ave.

The City of Beaumont has been engaged in a variety
of revitalization efforts in the downtown since the
mid -1990s, including Redevelopment Agency efforts,
the development of affordable housing sites, city
sponsored landscaping and maintenance services, and
Cherry Valley Festival Parade on 6th St in 1947
the introduction of special events. The City sponsored
a Facade Improvement Program in 2008 and is looking
to reintroduce the program in the future along with
a Downtown Signage Program. With the demise of
Redevelopment Agencies in the State of California,
the Downtown Area Plan and this Revitalization Plan
are intended to serve as the guiding documents to be
used by City staff in implementing a City -led effort to reconfigure Downtown as a walkable economic center
once more.

FIG 1-2: DOWNTOWN BEAUMONT REVITALIZATION + AREA PLAN BOUNDARIES E tlth St fir.. _.._ ..�..1j
1 Q
ay
a a D o 'o
E
I7)
W 10th St lw
N
N
E 9th 51 '
W 8th S1 �c r ---E 8th St Jj
Ih Si 0°
lown Area Plan (General Plan - Chapter 11) Boundary
- - - DCrwnlyMn Rrw,tahratwn P;in Boundary

REVITALIZATION PLAN BOUNDARY
This Revitalization Plan addresses a smaller area of focus within the boundary of the Downtown Area Plan with one
exception where the Revitalization Plan extends just beyond the western boundary of the Area Plan along W. 6th St. In summary, the Revitalization Plan boundary extends one
block east and west of Beaumont Ave north to E 11th St. It includes one block north and south of W. 6th St and E. 6th St (summarized as 6th St in this document) along the length of this corridor, beginning at Veile Ave at the west periphery and east to Pennsylvania Ave. Parcels fronting 5th St to its north and south to Interstate 10 are included. The plan boundary includes the Civic Center block extending to its northern limit at E 7th St and entails recommended use beyond that on an adjoining City -owned residential house lot. Plan proposals for private development and public realm improvements are focused within these extents but confined northward at 8th St on Beaumont Ave and out to Palm Ave along 6th most of which entails the Downtown District identified in the Area Plan.

Page 1051 of 1376 ends

6 1.2 PLAN OVERVIEW
This Plan is Intended to guide
implementation of the Area
Plan, set expectations about the
economic capacity of Downtown,
capture the view of stakeholders,
and arrange priorities for the City.

PURPOSE & INTENT
This Downtown Revitalization Plan builds on the strategic planning and economic development work already
completed by the City through 2022 and in conjunction
with an update of the downtown development code that
commenced in 2023. This document directly supports
and adds detail to the Downtown Area Plan. The primary
purpose of this document is to describe a downtown -
specific economic development plan and project -by -
project feasibility report.

In this way, it also is a guide for implementation of the Area Plan. This includes adding site -specific physical proposals for streetscapes and private development
projects that are economically viable in the near term.

Each of those proposals is accompanied by a step-by-
step list of initial actions; further, district -wide measures to allow, stimulate, facilitate development within the
Downtown area follow in the implementation chapter.

The Downtown Area Plan combines years of direct
stakeholder engagement through the City's ongoing
relationships borne by business development efforts.

The first round of workshops for a public audience and
the planning commission was an opportunity to revisit
and confirm Area Plan roadway proposals against
alternatives. This and stakeholder approval of Downtown Vision development types mean the Revitalization Plan is an outreach extension of the Area Plan as well.

APPLICABILITY
The Downtown Area Plan will remain the planning policy
in -force for Downtown Beaumont, and the Revitalization Plan does not repeal, nor replace, and portion of the
Area Plan. This document does make recommendations
for revisions to the Zoning development standards that
previously were drawn from the Area Plan. Because
all roadway proposals provided in the Area Plan were
affirmed and approved by stakeholders in Revitalization Plan workshops, those streetscape concepts do not
change. In summary, this document is supportive of the
Area Plan and under separate cover, upon City Council
Approval.

Other elements of this work that will affect standing
documents include a recommendation to prepare an
Addendum to the Program Environmental Impact Report
for the General Plan that is pertinent to Downtown is
advised and would modify the environmental reporting.

Governance programs and capital improvements from
this plan are expected to be added to regular Capital
Improvement Programming (CIP) as needed over time.

The Revitalization Plan is accompanied under separate
cover by a Downtown Signage Program and Architectural
Guidelines, which are separately adopted by the City
Council. The Architectural Guideline for Downtown does
not replace or change any aspect of the revised Code but may be used by Planning staff in project reviews.

PLAN OBJECTIVES
An overview of this Plan's objectives delivered in this, and accompanying reports/appendices are as follows:
• Provide a comprehensive policy and regulations
analysis of all City documents pertaining to
Downtown, especially focusing on codes affecting
development.
• Collaborate with Downtown business and property
owners, City Staff, and Council to review current
Vision concept development types and streetscape
concepts.
• Assess the market feasibility for economic uses
and development types for specific Downtown sites
and determine compatible and practical Downtown
projects.
• Review the Downtown Area Plan, Economic
Development Strategic Plan, Zoning Code and
General Plan and provide recommended changes in
this Plan.
• Review the General Plan PEIR to determine if
additional CEQA analysis will be needed for
implementation.
• Obtain input through surveys, community meetings
and directly with local stakeholders including
Downtown merchants and property owners.
• Assess existing conditions, past performance, and
future trends in conjunction with stakeholder input to
build on the Downtown Vision with City Staff.
• Produce a Downtown Revitalization Plan and
Implementation Plan (with phasing and estimated
costs to begin implementing improvements).
• Prepare an administrative draft to be presented to
City Staff, incorporate final input and prepare a Final Document to be presented to the City.
7 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1052 of 1376 ends

REVITALIZATION PLAN STRUCTURE
This plan is organized into four major parts:

Part I - Background + Downtown Vision includes
the introductory Overview + Background chapter.

This is followed by a review of existing conditions
in Chapter 2 - Downtown Context + Vision. This
includes a review of policies and prior planning,
downtown opportunity sites, and a summary of the
Development Forecast drawn from the economic
study prepared in conjunction with this plan.

Stakeholder interviews prepared by that economics
consultant are also summarized. Chapter 3 -
Community Workshops + Alternatives serves as a
comprehensive review of engagement to ensure
this is a community led strategic document. In
Chapter 3, voting returns on street section and
community transformation alternatives are included
- as well as stakeholder priorities for Downtown.

Part II - Development + Mobility includes physical
proposals for Revitalization to help envision a
redeveloped and reconfigured Downtown.

Chapter 4 - Revitalization Through Development
focuses on economic opportunities through land
use and private development. Some of those
projects may occur on City -owned lands and entail
partnership with private developers. Elements
of this chapter that are most useful to City staff
are the potential site development yields (or
gross square footage), typical parameters for
economically viable development types, and
site plans that may be used in conversation
between Economic Development and potential
entrepreneurs.

Chapter 5 - Revitalization Through Mobility pertains
to public realm improvements along streets and
rights -of -way. This chapter essentially provides
proof -of -concept plans for street sections on
the books through the Area Plan. It details and
describes how those sections may be prepared
along the length of these corridors. In addition, the
chapter introduces proposed roundabouts along 6th
St. At the end of the chapter is a detailed analysis
of future parking demand compared to supply
followed by recommended options to address future
need.
• Part III - Action Plan includes a detailed
description of governance initiatives and programs
that will benefit all of Downtown. Following that
are detailed instructions and business -friendly
measures that will particularly benefit the City -
led Revitalization Hub projects. At the end of
the Implementation Plan chapter is an Action
Plan timeline. Supporting documents prepared
in conjunction with this plan are provided as
appendices and include the full final economic
report and environmental memo.
• Part IV - Architecture + Signage is a guideline
under separate cover that will be used in design
review and capital improvements discussions to
ensure a cohesive and coherent Downtown physical
environment.
ct
Q,t
itt
+ BACKGROUND
OVERVI T + VISION
O� NT
pEVELOPMER INTERVIEWS
- STAKEHOLD -
WORKSHOPs
_ PAN ALTERNATIVES

REVITALIZATION THROUGH
ENT
DEVEI=OT- 5EPTS-
pEVE��PMG ANALYSIS
-ZONIN OUGH

REVITALIZATION THR

MOBILITY

CONCEPTS
N
-- ROADWAY �MENpATjpNS

PARKING RECD
TI0N PLAN

IMPLEMPNTA
�-N TIMELINE--
q�TiON A: ECONOMICS

APPENDIX
APPENDIX B: ENVIRONMENT

DOWNTOWN

SIGNAGE PROGRAM

ARCHITECTURE

DESIGN GUIDELINES
FIG 1-3: PLAN DOCUMENT STRUCTURE

Page 1053 of 1376 ends

8 ..

2.1 ELEVATE DOWNTOWN 2050
Downtown Beaumont is the heart of the community, where unique small businesses, City events, local government, and surrounding residents come together. It is a district rich with opportunity and full of human potential.

Understanding the vision, acknowledging challenges, and carefully measuring economic capacity, are the first steps to unlocking this bright future.

OVERVIEW: DOWNTOWN'S
EXISTING CONDITIONS +

CURRENT PLANNING
The current state of planning for Downtown is
documented in the General Plan's Chapter 11 Downtown
Area Plan. It includes a Vision statement which this
Revitalization Plan supports and implements. It is
included on the following pages. The related Land Use
Zones implements that Vision by committing Downtown
to active ground floor uses and which provide the basis of a development code that is being updated concurrent
to this plan. Included in this chapter is a review of the Downtown's physical environment with consideration
to the constraints and opportunities for future growth it provides.

The last section of this chapter is a condensed summary of the concluding economic forecast authored by the
real estate consultant attached to this plan project. It includes a carefully considered outlay for retail, dining, and housing development and their most economically
viable development types.

Page 1055 of 1376 ends

HOW TO USE THIS CHAPTER
This chapter presents a cross section of information
related to existing conditions and current planning. This information can be used to:
• Reiterate our commitment to a vibrant heart for the
community in the Vision Statement from the General
Plan's Downtown Area Plan
• Review the Land Use Zoning plan provided in the
Downtown Area Plan as it organizes development for
the study area
• Understand how this project builds upon and grows
from longstanding planning efforts that include
Downtown going back as far as 2014
• Present the case for a focus on certain opportunities for Downtown development and help the public
understand the rationale behind that vision
• Anticipate the most economically viable highest
and best land uses for developments and their
development types in the economic forecast
10 ELEVATE DOWNTOWN
2050 VISION

VISION STATEMENT
Downtown Beaumont will be the heart of the City, providing an exciting diversity of economic, residential, and cultural opportunities. It will be a vibrant and dynamic place to work, live, shop, and gather for special events. It will also be a pedestrian - friendly environment with comfortable sidewalks and an inviting streetscape. The Downtown Area Plan will create a balanced and integrated mix of residential, office, retail, and civic land uses that generate daily activity in the daytime and evenings and create a lively and dynamic environment. This plan encourages opportunities for public gathering spaces and parks for civic and cultural events that are supported by a street network which meets the needs of pedestrians, bicyclists, and motor vehicles.

Downtown, Elevated
11 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

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2.2 DOWNTOWN

POLICY CONTEXT
This Revitalization Plan constitutes
a major milestone in a course
of planning in Downtown as far
back as 2014 and builds upon
the detailed policy and design
landscape those efforts provide.

DOWNTOWN LAND USE DISTRICTS
The main element of the Downtown Area Plan is its
Downtown Land Use Districts map and related land use
designations. At the heart of the Area Plan boundary
is the Downtown Mixed Use land use, which includes a
requirement that Active Ground Uses face Beaumont
Ave and 6th St. Here, higher residential densities and
mixed -use development types are encouraged as infill
and redevelopment over time. This constitutes the Area
Plan Downtown Core and is described in the map as the
Downtown District.
• Downtown Mixed Use: maximum density 15 DU/Ac
with maximum FAR of .35
Extending beyond that Downtown District, along 6th
St and Beaumont Ave, are the Beaumont Mixed Use
and Sixth Street Mixed Use land use designations.

The Sixth Street Mixed Use land use designation is
accompanied by a matching "Residential" designation,
with matching development maximums and a
description that more greatly emphasizes large multi-
family projects. These land use designations allow:
• Sixth Street Mixed Use: maximum density 22 DU/Ac
with maximum FAR of .5
• Beaumont Mixed Use: maximum density 10 DU/Ac
with maximum FAR of .35
FIG 2-1: GENERAL PLAN DOWNTOWN LAND USE ZONES

DOWNTOWN LAND USE DISTRICTS
City Boundary
nBeaumont Avenue Dstnct
I-1 Downtown Dhstnq
n Extended Sate Street District
Downtown Residental Single Fammy
Downtown Muced Readental
Downtown Resdcntal MuMfanry
Altogether, these land use designations accommodate
an intended increase in development intensity
that fulfills the Area Plan Vision Statement for a
walkable and vibrant Downtown. This Revitalization
Plan supports their implementation and provides
recommended refinements that would allow
economically viable development types evaluated for
selected Opportunity Sites.

Downlown Mixed Use
Beaumont Mixed Use
Such Street M xed Use
S.xth Street Muted Use • Res.Cental
- local Cornrow -41i
- Pudic Fackbes
vw, Active Grotnd Uses
Required
13 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

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DOWNTOWN WORKSHOPS
A detailed vision for a major Downtown redevelopment
centered in the study area was presented to the
community by the Economic Development Department.

The concept suggested dramatic mixed -use with
retail ground floor uses facing a highly walkable 6th
St. This vision would be long range, and aspirational,
but provided overall impetus for future discussion of
Downtown Revitalization

ECONOMIC DEVELOPMENT

STRATEGIC PLAN
The Economic Development Strategic Plan framed an
economic future for all of Beaumont and addressed
future retail and employment opportunities that would
lead to a resilient local economy. Economic development marketing was emphasized as an important "high
priority" measure, with related business outreach
and industry targeting. The report noted the growing
number of young families establishing themselves in new residential areas of Beaumont - enhancing demand for
an attractive and walkable Downtown.

RELATIONSHIP TO GENERAL
PLAN + RELATED PEIR
The updated General Plan for Beaumont, adopted as a
whole in early 2021, includes the Downtown Area Plan
that serves as the governing land use policy for the
Downtown Area and encompasses all blocks affected
by this Revitalization Plan. This plan does not replace, but rather, confirms, informs, details, and guides the
implementation of the Area Plan. The Revitalization Plan does this in three major ways:
• Confirms the land use direction and transportation
proposals through outreach that included Area Plan
content
• Informs future land use and development direction
with an economic forecast and development capacity
study
• Details the Area Plan with streetscape plans and
land development concepts site plans
• Guides implementation of the Area Plan with
recommended governance measures and project
timing
The General Plan and Downtown Area Plan chapter
were fully supported through Revitalization Plan public outreach, and development proposals befit the land use
direction intended in this zoning plan. However, some
land use districts allow specific intensities (e.g. floor area ratio (FAR) and dwelling unit counts per acre (DU/Ac))
that unintentionally prevent some building and unit types such as studio flats, one -bedroom flats, and townhomes.

Additionally, some economically viable compact housing
development types appropriate to a low-rise Downtowns
such as this are not allowed in some land use districts.

Therefore, this plan provides some recommended
amendments to these established zones.

Among those recommendations, this plan also suggests
that simplifying the land use districts by reducing
the quantity of zones may be beneficial to Downtown
Revitalization. The related Programmatic Environmental
Impact Report (PEIR) includes Downtown Area Plan
proposals, and this Revitalization Plan aligns with those proposals. The PEIR was reviewed as part of this plan
and a recommendation for a PEIR Amendment is made in
the Implementation Plan chapter.

FIG 2-2: RECENT PLANNING RELATED TO DOWNTOWN REVITALIZATION (CONT. ON NEXT PAGE) Projects
Workshop
Sep 2014
•N• PLM..!uruet
Yu"kW I<tytrt t••.I tflt a••r••r h ••
hlw
Jul 2019
Dec 2020 / Jan 2021

Page 1059 of 1376 ends

14 PARKING MANAGEMENT PLAN
The Parking Management Plan presents a comprehensive
existing conditions report and strategy to address
future parking demand across the City, and especially
in commercial areas such as Downtown. The report
includes a block -by -block census of on -street parking spaces available and a high level August 2020 peak
occupancy study - the results of which show overcapacity in the near term.

The report promotes the benefits of the Downtown
Area Plan, parking requirements recommendations,
shared parking recommendations, and parking fee in -
lieu recommendations. Details for an eventual parking
meter program are included. Notable is a recognition
of need for more shared public parking facilities and
improvements for pedestrian safety and wayfinding.

The conclusions of the Parking Management Plan are
organized into short, mid, and long term strategies.

Among near term proposals are reduced parking
requirements for Downtown, an in -lieu parking fee.

Mid-term recommendations include streetscapes and
wayfinding improvements; long-term recommendations
focus on demand management through permitting and
pricing.

DOWNTOWN VISION WORKSHOPS
In September of 2022, the regular Downtown Business
and Property Owners meeting included a presentation
and listening session related to $500,000 allocated
to funding of the business incentive programs for
Downtown. Feedback was gathered and the overall
vision and future for Downtown was discussed. An
upcoming consultancy for this Revitalization Plan was
also discussed and the meeting served as a precursor to the Revitalization Plan kickoff in the following December. 6TH CYCLE HOUSING ELEMENT
The Beaumont General Plan 6th Cycle Housing Element
was adopted in September of 2022 shortly before this
Revitalization Plan commenced. It does not identify any moderate or affordable housing inventory sites in the
final Revitalization Plan study area boundary, but does RECENT PLANNING RELATED TO DOWNTOWN REVITALIZATION (CONT.) BEr.L40H'
saii4
Clry n1 ftoaurnnm PArklnq
Management Master Plan
1Yr.....e CA it s" K
Feb 2021
Vision
Workshop
Mar 2022
Vision
Update
Sep 2022
Incentives Program
highlight large parcels for affordable multi -family projects east of Pennsylvania Ave and north of 6th St.

OBJECTIVE DESIGN STANDARDS
+ ZONING UPDATE
Concurrent to this plan, the City retained Lisa Wise
Consulting to prepare code amendments to provide
Downtown a set of Objective Design Standards pertaining to the Residential Single Family, Residential Traditional Neighborhood, Downtown Mixed -use Zone, Sixth Street
Mixed -use Zone, and Sixth Street Residential Zone.

These design standards were adopted in September
of 2023. These Design Standards include significant
updates to frontage and facade design, access, frontage massing, parking placement and design, windows and
active ground floor design. In addition, Citywide zones are also being updated concurrent to the Revitalization Plan, and Downtown land use recommendations it
provides will be integrated into that zoning amendment. 6a Cycle Housing Element
Ley e, OMumMr
•
Sep 2022
Nov 2022

DOWNTOWN

REVITALIZATION
PLAN
15 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

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DOWNTOWN BEAUMONT

IN THE REGION
Beaumont resides at the intersection of State Route 60
and Interstate 10 with connections south via State Route

79. The City occupies the high point along I-10 on its
run between Redlands and Palm Springs. As a result,
Beaumont and neighboring Banning are among the last
communities for eastbound travelers on their way to
the outlying desert of Coachella Valley. This gateway
condition is addressed in the accompanying real estate
forecast as important for long range capture of highway travelers seeking a stopping or way -point to and from
coastal cities.

Many Beaumont residents share stories of long drives of 30 to 60, even 90, minutes to neighboring competitors
for shopping and dining on evenings and weekends
- centers such as Redlands, Temecula, Yucaipa, and
Morongo. These represent a donut ring of attractive
dining and leisure options; in the center is Beaumont's fast growing resident population looking for a local
Downtown in the 10- to 15 -minute range.

In reach of Downtown Beaumont is a row of commercial
"power center" style development along 1st St and 2nd
St at S Highland Springs Ave. These are not deemed
direct economic competition as they favor major chains
and lack the independent commercial and fine dining
emphasized for Downtown's revitalization.

In addition to commercial and build context area major
regional scenic and natural recreational assets in the
backdrop of Mt. Gorgonio and the San Jacinto Mountains.

Idylwild and Oak Glen are rural destinations that add
value to life in the vicinity of Beaumont. Lastly, Cherry Valley serves as an outline residential and rural growth apron for Beaumont - a sphere -of -influence - where
fast growing low -density neighborhoods, community
activities, and local identity are part of the Beaumont picture.

Redlands
A. 77tztg
Gorgonio
Mountain
(11,503)
orongo
Whitewater
Casino
'2.s' .11
Palm Spnngs
Titles
Mount Sa
Jacinto
(10,834)
Mount,Sar Jxw,lu State
Idyllwild
FIG 2-3: MAP OF REGION

Page 1061 of 1376 ends

16 2.3 DEVELOPMENT

CONTEXT
Downtown Beaumont is a well
developed commercial area with
historic assets and longstanding
housing; its revitalization as the
heart of the community depends on
improving environmental conditions
and development suitability.

CHALLENGES
The primary challenge to new Downtown development is
a lack of ready -to -build vacant parcels; further, existing parcel patterns consist of shallow and narrow lots of
varied size. Large scale redevelopment is an unsuitable approach to Downtown as most blocks currently host
significant employers and well -loved shops and local go - to dining. Housing is well occupied and some vacant lots exist to support residential infill.

Beyond development conditions, challenges exist to
the safety, comfort, and legibility of the public realm for pedestrians, both visiting and local. Beaumont Ave and
6th St are the main public realm constraints as they are too wide with unsafe travel speeds for pedestrian use.

A lack of shade, street trees, wide usable sidewalks,
wayfinding, and clean multi -use alleys all contribute to the challenge this growing Downtown may face.

Lack of Awareness of
Downtown as a Cohesive
District with a distinct
identity and experience
from other commercial
areas of Beaumont:

While the urban
fabric stands apart
from other areas, there
is a need for end -to -end
sense of being in one
place.

Constrained for Space with
business operations and
multiple site functions
competing for limited
space: Activities such
as shared parking,
dining, accessible
routes, and
driveway access are
compressed. This results
in a less pedestrian -
friendly environment.

Lack of Shaded Outdoor
areas which can serve
dining and pedestrian
activity related to local
restaurants and
regular events: This
includes a lack of a
dedicated streetscape
which can be closed
to vehicle traffic for
walkable events such as
street fairs and markets.

Lack of Large
Contiguous Parcels
with varied building
conditions,
sometimes historic,
adjacent vacancies,
and often under
separate ownership:

The main constraint
to new development is
small parcels.

Business Alleys as
ill-defined spaces
without evident use for
pedestrians: Poorly
lit and potentially
unsafe, all alleys
are candidates for
improvements that
benefit vehicles and
visitors.

Pedestrian unsafe
Downtown streets as a
significant impediment
to revitalization goals:

Excessive vehicle
speeds, unprotected
pedestrian crossings,
narrow sidewalks,
and lack of significant
landscape improvements
are all part of this
challenge.
17 DOWNTOWN BEAUMONT REVITALIZATION PLAN

Page 1062 of 1376 ends

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DOWNTOWN PHYSICAL STRENGTHS

1. Potential near -term and long-term roadway
• reconfigurations that emphasize pedestrians
dig. InPiP•ri■

2. City owned lands that can be used to instigate a
change in Downtown perception

3. Historic buildings and architectural heritage that
anchored Downtown for a century

4. Direct access from the freeway to capture
interstate and regional travelers

5. Future Stewart Park and City Hall Plaza
improvements proposals

6. Clustered / contiguous vacant parcels for
compact walkable housing.
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FIG 2-4: EXISTING URBAN CHARACTER AND DEVELOPMENT TYPES

Page 1063 of 1376 ends

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LEGEND
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Chic. Community & Institutional Typos
HiStonC Civic or Community Facility
Government. Community or Institutional Facility
Retail. Office. Food & Beverage Types
Street -Oriented Retail with Active Frontage
Multi -Tenant and/or In•Line Retail Budding
Suburban Retail (Auto Onented See)
Muse Conversion to Office or Retail
Residential & LodOng Types
Lodging or Converted Lodging
Single Family or Low Rise Residential
?Jodie Home Residential
Light & Flex Industrial Types
Development Opportunity
City Owned Lands
Undeveloped Land
Study Ana Boundary
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1 2.4 SELECTED

OPPORTUNITY SITES
The carrying capacity of a revitalized
Downtown Beaumont is measured at
the intersection of the development
forecast for economically viable
projects and the most viable parcels
that can be ready for development
within a 10 to15 year time horizon.

OPPORTUNITIES
The following Downtown sites are included in a capacity study found in the Revitalization through Development
chapter. Each site includes a cluster of parcels that
some have current uses anticipated to remain for many
years; all of these areas have the greatest potential to host vibrant Downtown development projects:

1. Currently the cleaners building at 6th St and Grace
Ave is unoccupied; likewise, the City -owned historic
City Hall (prior School District) is vacant and slated
for renovation. Together they adjoin a small empty
parking area. The end -capping of Grace Ave as public
right-of-way, the City's involvement in repositioning the Beaumont Cleaners toward a new use, and the City
Hall give Beaumont significant access to this area as a development project hub.

2. Commercial frontage along 6th St at California Ave
includes un-leased retail space, a closed service
station, and some small vacant parcels. A cleaning
business occupies the west end of this row and
is well utilized. Along California Ave is a business
establishment understood to be changing use in the
near term and the City's fleet maintenance facility.

The amount of vacant commercial at this highly visible
corner makes it a long term opportunity for new
development.

3. The vacant house lots at 8th St facing Beaumont and
Euclid Ave together offer a residential and commercial
frontage opportunity. The site is mostly vacant with
one un-leased home. The planning team understands
these lots may be for sale and there is interest from
developers.

4. The Civic Center includes City Hall, the existing Police Headquarters, several storage and office buildings,
and a large park -and -ride lot shared with the Police.

The site bounded here includes a City -owned house lot
to the north used for storage. The entire opportunity
site is City controlled and offers a rare opportunity for significant new public and private space.

5. These three opportunity sites constitute a vacant land use condition typically including three to five house
lots that may be merged to provide a compact single
family project greater in quantity than the current
number of parcels - sometimes referred to as a "six
pack" or "eight pack."

6. These sites are identified in the Downtown Area Plan for active ground floor frontage facing 6th St, and this Revitalization Plan encourages zoning reform and lot
merging which may allow mixed -use with housing over
retail as infill along this corridor.

LEGEND
Active Use + Well Utilized Parcels
Giy trr inunI OHnc d ur Utilized
Large Multrtenant Commercial
Long Term Use Change Potential
Strategic Key Parcels
Comrnercral or Historical Asset
Strategic Location
Underutilized Parcels
Vacant. Partial Storage or Minimal Utilization
Underutilized or Parking Use Only
Storage Activity
Residential Adjacent to Underutilized
Selected Revitalization Opportunity Sites
Study Arca Boundary
19 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1064 of 1376 ends

w4 8th St ^.

4.S
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fry $
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I- MIL
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IN
./. ! !Qui
L-•- ----E rth St ---J
F fits St
/1 lea -1
/
u.La Cllr
lir
.aIO11•4•-
FIG 2-5: PARCEL CONDITION + DEVELOPMENT POTENTIAL

Page 1065 of 1376 ends

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0 75 300 600 1700

2.5 DEVELOPMENT

FORECAST
This development forecast provides
a data -driven and field -researched
growth scenario to be compared to
available opportunity sites. This helps
project planners right -size the future
anticipated for Downtown Beaumont to
better prepare for its revitalization.

The development forecast provides an applicable best -
case scenario for business growth and related building
construction that is also demographically supportable
and economically viable. This forecast of long term total development is provided for housing, restaurants and
retail. These long term measures are built up in phases:
near -term (5 to 10 years), mid-term (10 to 15 years), and long-term (beyond 15 years and as far as 25 years).

The local business conditions and regional competitive
economic context are provided in full detail in the
"Downtown Beaumont Economic Revitalization
Action Plan," this project's supporting real estate
and development forecast report - and copied as an
appendix to this Revitalization Plan. Overall, the following forecast approach and conclusions, as well as the
stakeholder interview summary, are abridgments of the
full text of that supporting document.

RESTAURANT DEVELOPMENT

FORECAST APPROACH
A detailed analysis of near -term to long-term demand
for restaurant development was performed to establish
a phased restaurant development forecast, including
number of businesses and expected most -viable typical
gross square footages. The forecast process included
a careful balancing of six factors, each from different research sources, to support a realistic and likely
scenario:

Housing Rate: Rate of past and future Citywide
housing permits, including demographic aspects
Capture Rate: Share of Citywide visitation and
spending captured by the Downtown study area
Business Footprint: Size of average restaurant type
for which demand will be greatest
Potential Renovations: Potential for a probable
number of Downtown restaurant locations to
renovate and absorb new business arrivals in
Downtown
• General Plan: Volume of total Citywide and sphere -of - influence total housing
Regional Access: Increased visitation rate that
presumes market capture from regional travel along
the I-10 freeway
• Sales per Square Foot: Supportable sales per square
foot relative to total disposable income projected
from census trends for households forecast to arrive
in the market area.

Potential renovations may account for restaurant
growth through the continuation of many existing dining establishments. This plan presumes current businesses
rated 4 and above on Yelp reviews as likely to continue as dining space supply, totaling 13,790 square feet.

A detailed discussion of considerations and data inputs for each of these six factors is provided in the "Downtown Beaumont Economic Revitalization Action Plan," this
project's real estate and development forecast report.

RESTAURANT DEVELOPMENT

FORECAST CONCLUSIONS
Near -Term (5 to 10 years):

Depending upon construction timing, Downtown
Beaumont may theoretically support at least a dozen
dining outlets —re-creating a new image of itself as a
worthy destination for residents —and possibly starting to draw some visitors traveling along Interstate 10 as well.

Mid -Term (10-15 years):

When the City reaches a development level concomitant
with current rates of housing growth, total demand for
Downtown dining will be 40,343 square feet. When the
City reaches its build -out figure of 31,021 households based on housing growth rates to fulfill the General Plan expectations, without capturing customers from the
larger sphere -of -influence and I-10 freeway travelers, demand for Downtown dining will be 55,349 square feet.
21 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1066 of 1376 ends

Long -Term (15-25 years):

When the City reaches its build -out figure of 31,021
households, along with a sphere -of -influence that
includes 9,828 additional households, a total dining
demand in Downtown may reach 76,112 square feet,
inclusive of additional 10% support from Freeway 10
travelers and other regional (non -Beaumont) customers.

At an average size of 3,460 square feet, this demand
translates into about 20 to 22 food service outlets,
representing a strong pedestrian oriented variety of
drinking, dining, and take -away food service outlets.

RETAIL DEVELOPMENT

FORECAST APPROACH
A detailed analysis of near -term to long-term demand
for retail development was performed to establish a
phased retail development forecast, including number
of businesses and expected most -viable typical gross
square footages. Like the methodology used for dining,
the economic analysis compared the demand for
Downtown retail with the supply of space that exists.

Unlike restaurants, that require newly -constructed,
high -ceiling new buildings for contemporary operators
in the Downtown core, Beaumont already has a high
quantity of small shop retail space in Downtown that can be upgraded and/or renovated. While many small shops
exist in the Downtown area, they have not thrived due to a lack of adequate pedestrian traffic that could be drawn by quality dining. As the area becomes more visited, and as the dining destinations become more popular, existing space retailers should experience increased customer
traffic and sales. Some new stores may also be added
through development of mixed -use building types as the area matures.

There is a total of 62,606 square footage of small shop space in Downtown Beaumont —a large figure that may be
restored, revitalized, and/or renovated for existing and new stores.

A detailed discussion of considerations and data inputs, including the preponderance of existing retail space
is provided in the "Downtown Beaumont Economic
Revitalization Action Plan" this project's real estate and development forecast report.

RETAIL DEVELOPMENT

FORECAST CONCLUSIONS
Near -Term (5 to 10 years):

There is no net new retail space demand for newly
constructed retail space for over ten years, nor is there any net new supportable space at City build -out. The
rationale for this is that there is currently 62,606 square feet of small shop retail space that already exists in
Downtown.

Mid -Term (10-15 years):

Downtown retail demand is projected to be about 44,493
square feet in ten years. Pedestrian visitation should
be boosted by the addition of restaurants, thereby
benefiting customer awareness of Downtown retail
spaces, spurring new investment, store revitalization,
and upgrading of operations in future years.

Long -Term (15-25 years):

Upon the City's General Plan build -out and capturing
growth across the sphere -of -influence, there may be
demand for a total 50,999 square feet of retail — this
is still below the amount of space that already exists of 62,606 square feet.

This does not entirely preclude the ability to add a
few newly -constructed retail spaces in the mid-term
or long-term timeframe. Creative retail environments
and mixed -use formats that are unique, contemporary,
and compatible with a newly -created dining district will benefit from synergy with new housing and restaurants
at once. The City's first -priority should be restoring the sales health and vitality of existing retail spaces alongside near -term dining growth.

RESIDENTIAL DEVELOPMENT

FORECAST APPROACH
A detailed forecast of housing growth anticipated as
economically viable and research supportable was
not performed for the Downtown Study area. That
is because the conclusions of housing development
research found unfettered demand for affordable
middle -income low density housing for the foreseeable
future. Land availability being the only constraint, a
housing growth capacity scenario is provided with this
Revitalization Plan in the Development chapter based
on 1.) Appropriate residential opportunity sites, and 2.) Housing development of two building types.

Page 1067 of 1376 ends

22 A detailed summation of near -term to long-term growth in housing based on permit data for in -City and City
sphere -of -influence geographic areas was, however,
performed. Data from the US Census was intersected
with this to understand the density, size, demographic, and economic profile of household growth since the year 2000. This is provided in the "Downtown Beaumont
Economic Revitalization Action Plan," this project's real estate and development forecast report.

The City of Beaumont's most prominent strength is its
historical and future growth of "affordable," attractive single -family -detached homes in nearby master -planned communities. With square footages ranging from 1,342
to 3,247 square feet for three -to -seven -bedroom homes, Beaumont's new communities provide sizable homes at
well below the average cost of a single -family -detached home in California (resale and new).

As of the 2000 Census, the City of Beaumont contained
only 4,738 households over a low -density geographic
area. Ten years later (2010), the City's household
figure had more than doubled to 11,910 households.

By 2021, the estimated number of households was
15,610, a significant 229% increase in 21 years (an
average increase of 5.8% per year). An estimated 17,610 occupied households were added to Beaumont in mid-
year 2023, based on updated demographics and recently
reported housing permits.

RESIDENTIAL DEVELOPMENT

FORECAST CONCLUSIONS
Estimated projections of future year housing growth
reveal that Beaumont will reach about 20,110 occupied
households in five years (2028); 22,610 occupied
households in ten years (2033); and 31,021 households
at build -out (based on General Plan figures). The
immediate "sphere -of -influence" neighborhoods will add another 9,828 households, per the General Plan figures, at build -out, for a total of 40,849 households.

Near -term demand will continue for moderately priced
single-family residential products on the low end of
the "missing middle," or less common middle density
housing types, with densities at 8 to 12 units to the acre.

Higher densities of the "missing middle" ranging from
12 to 25 units to the acre are suitable for parcels near or adjacent to Downtown commercial corridors along
Beaumont Ave and 6th St as developers have already
inquired about building types associated with that range of intensity. Mixed -use development normally a part of thriving Downtowns may require residential densities of 25 units to the acre or greater - the upper end of the
"missing middle".

In order to boost interest in new commercial, restaurant, and retail businesses along Beaumont Avenue and
6th Street, as well as the Grace Avenue Gateway
area, residential development of all kinds should be
encouraged in the Downtown area.

LONG-TERM DEMAND FORECAST
+ DEVELOPMENT SUMMARY
The table at right summarizes the long-term forecast
for demographically supportable and economically
viable commercial development as well as the proposed
conceptual development prepared for Opportunity Sites
for this Revitalization Plan.

Housing demand is entirely based on the amount of land
available to capture otherwise Citywide and sphere -of - influence growth. Therefore, housing is described for
Downtown as a capacity study, rather than a demand
forecast.

Supply of space currently in use as retail exceeds
demand in the mid-term and long-term. As a result,
much of that space is anticipated to be re -purposed
as future restaurants, cafes, bars, or other food/
beverage sales. Anticipating that, the Revitalization Plan conceptual new dining space is intentionally below the
total supportable amount - leaving some demand to be
absorbed by conversions of existing commercial spaces.

In all, the Revitalization Plan concepts align with a long range picture of supportable and economically viable
commercial and housing growth. Plan implementation
strategies to enable those concepts will have a sound
basis in this economic forecast.
23 DOWNTOWN BEAUMONT REVITALIZATION PLAN

Page 1068 of 1376 ends

SUMMARY OF DOWNTOWN

REVITALIZATION ECONOMIC POTENTIAL
Demand Fuieu►st & Conceptual Growth
Downtown Dining Demand Foreceast
Total Future Support for
Dining Space (3,400 USE Avg.)
Baseline Existing I Renovated
Highly Rated Dining (2.300 GSF Typ-)
Change in Future Support for
Dining Space (3.900 GSF Typ.)
Downtown Retail Demand Forecast
Total Future Support for Retall Space
Baseline Existing Retail Space
Change in Future Support for
Retail Space
Downtown Housin, Ca• ci
Residential sr per (ill -'Gross'
Rnr;identinl SF per fill - •NM'
Potential Housing Development
Potential Units
Total New Development Planned
Total New Developed Acres
Mid -Term Forecast
City Build -Out Maximum Demand
(Apptux 10 lu 15 Years)
=MI 19

55.349 GSF
- ' (i HestA Irants
13 790 GSF
6 Resldurdrris
41,559 GSF
- 1 1 Resldwarrls

44.493 GSF

02.006 GSF
-18,113 GSF
4 - 5 Convert Use
- 1 800 GSF
-1400 GSF

86.400 GSF
48 DU
Long Term Forecast
City Build -Out Maximum Demand +
Sphere of Influence + 10 Freeway
Capture (Approx. 15 to 25 Years)
76,112 GSF
- !! RPSta7KAntS
13 790 GSF
6 ResldwrdniS
62,322 GSF
- :6 Resfdwdrrls

50.999 GSF
62,000 GSF
•11,607 GSF
3 - 4 Currverl Use
Em • ha orkforce riots
- 920 GSF
- 6140 GSF
122.350 GSF
93 DU
Revitalization Concept Yield
Conceptual development on Opportunity Sites of
econurnically viable and supportable uses after 20
to 25 years
67,230 GSF Total Available
1? -14 Hesta(L'ants
13,790 GSF Fxir;ting
6 Resldurdnls
53,440 GSF Planned
8 Restaurants
66,606 GSF Total Planned
50,000 GSF Remaining

16.382 GSF Planned
-4 Shops , Offices
1 300 Average GSF
1 00o Average I SF
122,360 GSF
93 DU
192,172 GSF

10.02 Acres
FIG 2-6: LONG-TERM DEMAND FORECAST + DEVELOPMENT SUMMARY TABLE

Page 1069 of 1376 ends

24 2.6 STAKEHOLDER

INTERVIEWS
The Revitalization Plan project
real estate and economics team
conducted 14 interviews of
Downtown businesses owners,
property owners, and brokers, based
on a list provided by City Staff.

This is a one-on-one listening approach intended to
supplement the two City -run public workshops. The
interviewees were well -engaged, highly interested
participants in the process. Selected findings include:

TRAFFIC SAFETY SUGGESTIONS
Slow Traffic Down: All interviewees recognized
the need to slow traffic down on 6th Street and
Beaumont Avenue in order to effectively revitalize
Downtown Beaumont.
• Roundabouts: Interviewees responded favorably to
the suggestion of using roundabouts to slow traffic
and embraced the idea of the City installing them. No
interviewee spoke negatively about the idea.

PUBLIC REALM SUGGESTIONS
• More cross -walks to improve the safety of streets for pedestrians;
• Archway signage announcing Downtown like the one
in Uptown Yucaipa;
• Creation of "trail pathways" or walking routes that are lit for pedestrians;
Way -finding signage indicating parking areas;
Making alleys more attractive and useful for outdoor
dining;
Add more lighting to Downtown walkways, alleys and
crosswalks to improve evening perception of safety;
Add more signs announcing the speed limit along 6th
Street.
"ECONOMIC TOOL" SUGGESTIONS
Increasing the City's "business friendly" way of working with new businesses, reducing the "paper bureaucracy"
that businesses face;
Revise Downtown zoning to allow small (tiny) workforce/ studio apartments to be built for young, Beaumont
singles on top of commercial/restaurant buildings;
Allow houses to be converted to commercial uses;
Revise Downtown zoning to allow the construction of
small single family detached homes (for rent or own)
around the 5th Street area;
Establish improved communication between the City
Economic Development Department and the Fire
Marshal;
• Create a 5 -year to 10 -year implementation plan
that is firm and "fail-safe" that would continue to be
effective even if future City Councils change.

DOWNTOWN DEVELOPMENT

USE SUGGESTIONS
•
Add/expand high -quality dining, targeting
independent successful restaurants;
• Encourage Downtown existing restaurants (in future
years) that wish to expand their buildings and/or
outdoor dining to do so;
• Target a food user for the former "Beaumont Dry
Cleaners" building in the Grace Avenue Gateway
area, such as a coffee/bakery outlet;
• Bring back the Ramona's food truck for nearby
workers, such as those working at PSI;
• Target a sandwich outlet/quick food cafe near PSI for workers;
• Add a craft brewery or beer tasting room, similar to
the one in Yucaipa;
• Encourage restaurants to enhance and add outdoor
dining areas;
• Add a wine bar with food; a bratwurst quick food
outlet with outdoor dining; a gastro pub; and a baked
potato casual dining outlet;
25 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1070 of 1376 ends

Target an independent burger restaurant like Slaters
50-50 in Orange County;
Build small lot single family detached rentals,
particular in the Downtown area near 5th Street; and
Build small workforce/studio apartments for young
people on second floor as part of commercial/
restaurant mixed -use projects with ground floor
commercial or restaurant.

OTHER DOWNTOWN SUGGESTIONS:
• Consider buying small vacant parcels to consolidate
for new development; and
Consider national retailers for sites as interim uses
(10 to 20 years) until sites with auto/tire uses are
viable to be converted to dining and retail operations.

Page 1071 of 1376 ends

26 3.1 COMMUNITY

ENGAGEMENT

OVERVIEW
The revitalization of Downtown will
be led by its own entrepreneurs,
government leaders, property owners,
and residents. This plan is crafted
at their direction to address their
concerns, aspirations, and preferences.

PROJECT OUTREACH APPROACH
The approach to outreach was phased and iterative. It
began as an information session as part of the monthly
business leader's happy hour, which included notice of
the City sponsored workshops to come. After that, a first round of workshops was performed to confirm General
Plan proposals and serve as a listening session. A second round of workshops followed that confirm Revitalization Plan proposals and to receive final feedback. All events were open to the public with public notice on the City's website, social media pages, and livestreams for council and commission presentations.

WORKSHOP 1 - LISTENING
SESSION + PLAN ALTERNATIVES
May 18, 2023
This event, held at City Hall, was an information gathering session attended by 22 Downtown stakeholders in
addition to City leaders. Facts about General Plan "on -the - books" proposals, mobility and transportation safety, and

Page 1073 of 1376 ends

development opportunities and constraints were shown
on six large print boards and a slide presentation. Votes were cast for broad topical directions, specific priorities, and among district development alternatives, and mobility alternatives.

ECONOMIC DEVELOPMENT +

PLANNING COMMISSION
June 14, 2023
The Economic Development Committee and Planning
Commission hold joint sessions on a regular basis and
include back-to-back sessions consisting of a presentation and discussion portion. The results of Workshop 1 Listening 28 Session + Plan Alternatives votes were added to the content presented on May 18th. The following discussion was
supportive of findings and project direction with comments emphasizing incorporation of current plans for Civic Cente redevelopment and memorial. Concurrence was shared
among planning commissioners about the proposed
transformation of 6th Street as a means to improve safety and spur business investment.

WORKSHOP 2 - CONFIRMING
DEVELOPMENT +

MOBILITY FUTURES
October 24, 2023
This event was held at Senorial Mexican Restaurant on E 6th St and was aligned with the monthly business leaders' happy hour. The event was well -attended and succeeded in confirming that streetscape concept details, roundabouts, and development types are acceptable to community
stakeholders. The format of the event was based on a design proposal presentation followed by a 30 -minute discussion.

Discussion topics included various concerns, such as
cleanup and repaving of alleys, safety, and security.

ECONOMIC DEVELOPMENT +

PLANNING COMMISSION
December 13, 2023
The Economic Development Committee and Planning
Commission joint session following the second community workshop presented some content from the first joint session.

This was City leaders' chance to see the development types anticipated for Downtown redevelopment. The de -emphasis of bicycling infrastructure at the community's behest and the need for further outreach to finalize support for streetscape :k.

December 13 ?023

PLANNING COMMISSION
changes before implementation was highlighted. Topics
addressed included development code and zone changes,
redevelopment incentives, further traffic analysis, and the importance of regional transportation projects to bypass and alleviate Downtown traffic constraints.

CITY COUNCIL REVIEW +

ADOPTION PRESENTATIONS
The final steps in the community engagement process include final public input through City Council sessions. The first Council session is an opportunity to review the print -ready draft Revitalization Plan and discuss any remaining unresolved implementation proposals. Final edits to the document and implementation commitments are incorporated into the Final Revitalization Plan report.

COMMUNITY ENGAGEMENT

RECOMMENDATIONS
Some key community engagement points recommended as a
follow-up to this planning process include:

1. Complete a community survey to measure and solicit
further support for the 6th St reconfiguration and
roundabout proposals. Successful active transportation
planning grant applicants will need this information
and it is important when collaborating with regional
transportation agency boards.

2. Prepare a brochure of Downtown redevelopment
opportunities from an economic development
perspective and promote this material along with City
branding to retail trade and real estate investment
organizations as well as individual prospective Downtown entrepreneurs and investors.

3. Continue promotion of the Revitalization Plan through the monthly business leadership happy hour events.
29 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1074 of 1376 ends

3.2 CHOOSING THE DEGREE OF CHANGE
A creative approach to documenting community sentiment for level of change desired was presented as a sliding scale covering three topics: streets transformation, alley and parking transformation, and building transformation. The results showed a desire for significant changes to both major streets and pedestrian use of alleys, but more moderate types of building development.

BEAUTIFICATION + SAFETY FOCUS
6TH ST & BEAUMONT AVE (PURL
Proposals:
• Slgnape and Archemy
• Slower Speed (26 MPH) Safer Streets
• Curt Head -In Parsing
• Off -Street Events
• Shade Trees and Pad.stnan Lighting
• Downtown as a Safer Business Condor
Tradoefew
Lack of Brand Transformation
• L.nd.ceped Areas are Small

C REALM)
Proposals:
• Slower Speed (25 MPH) Safer Streets
• Curb Head -In Parsing
• Monthly Street Event Closures
• Seating. Shade_ Art Planting Areas
• Downtown as a Local Destination
Trnrlra lh.
• Possibly More Parking Heeded in
Shared Lots to Achieve Adequate Public
Realm Translpabon
O O\
TOTAL TRANSFORMATION»
Proposals:
• Slow•Speed It* MPH) Safest Streets
• Median or Curt Head -L+ Parking
• Weekly Street Event Closures
• Roadways Shared with Pedestrians
• Downtown as a Regional Destination
T.ad.•nff•.
• More Traffic on am St or tat St
• Lets Parking Access on Properties
Proposals:
• Temporary Events and Activation
• Art and Murals with Alley Cleanup
• Increased Lighting and Security
• Reversible to Current AccessrUse
• Parking and Seance Access Mantanled
• Low Cost Enhancement
T,.rd..nff'
• No Dining or Other Contiguous Use
• Reliance on Regular Event Organization
UUU•
RENOVATIONS + INFILL
Proposals-
• Cararvaticn Of Hielortc StruCturs
• Consistent Signage and Sheds
• Control of Lighting and Wwidow Use
• Cay Involvement to Find Tenants
• On -Property Outdoor Use Permute
Tradeoffs:
• Only Superficial Image Enlranc.ni.nt
• Little Roma for Naealar a Businesses
• Long Ti. Real Estate tlYbday at Risk
Proposals:
• Al.y Reetovabon and Mural AA
• !vent and Dining Span at Seer
• Manlain Ofl+bun Service Access
• Security Enhancement with Cleanup
• Recognetion for a Artful Alley Eapenence
Tradraol/s:
• Mon Limited Use for ServicerParkng
• Vaned BusinessOwner ResponsorUse
QQ�, QQ
x A) A )l

NEW DEVELOPMENT (PR VATE REALM)
• Some Lot Merging to Larger Projects
• Coy Involvement n Packaging Prg.cts
• Food•B.rkrage Use Advancement
• Permanent Patios and Outdoor Dining
• Land Owner Coordination Needed
iw • Some Ceder Structures May Need
Change
iel • Some Businesses WM. to Participate
Proposals:
• NOM AI and Creative Installations
• Otaa10 Dine Dining and Walking
• Labe Impact on Front Parking Ames
• Security Control of Closeable Airy
• Renown ter Unetue Urban Experience
Tradeoffs:
• Loss of Aarys as SerYK.Narl rig Ares.
• Significant Property Own., Coordination
LARGE LONG-TERM PROJECTS»
Proposals:
• Muted Use Vision Negated
• Resdents Populating 6th and Beaumont
• Competitive Urban Translormaton
• New Busy ies Types Arrive Downtown
Tradeoffs.
• City Holdng of Merged Project Sites
• Some Businesses May be Displaced
• REEf, TIF. Omer Finance Tools Needed
FIG 3-1: POSTER VOTE PLACEMENT BY STAKEHOLDERS TO INDICATE DESIRED DEGREE OF CHANGE

Page 1075 of 1376 ends

30 3.3 FOCUSING THE

PUBLIC REALM
The most consequential decision
for the Downtown community was
which public spaces and right-of-
way to commit to use as a part-
time pedestrian event space.

ALTERNATIVES APPROACH
Diagrammatic alternatives suggested the emphasis of
event use could be on either sidestreets and plazas,
Beaumont Ave, or 6th St. Each describes an increasing
level of commitment to a more pedestrian -centric
Downtown. Participants were given two votes each, and
were encouraged to think about the relationship between an approach to streets and its appropriate development types.

UPGRADING: IMPROVE POCKETS,
STREETSCAPE + ALLEYS
Wider tree -lined sidewalks with safe crossings are
long overdue for 6th St and Beaumont Ave, but event
closures off of the "Main Street" and smaller new
projects are right for revitalizing Downtown.
'n INFILL HOUSING & BUSINESS
N • j UPGRADES WITH CITY GUIDANCE
Q °/n
®BEAUTIFICATION & DINING MOSTLY

ALONG BUSINESS STREET FRONTAGES
32%

PUBLIC REALM STRATEGY

VOTING RESULTS DISCUSSION
Participants did not consistently place one -vote each for their development or public realm choice. Some voters may have applied three votes, others one. The following percentages reflect the number of votes out of 44 possible. Overall, there was significant support for major changes to 6th St as part of a "bold move" to prepare Downtown Beaumont as a visitor - attuned and pedestrian -oriented environment. With that there was balanced support for both mixed -use development as well as middle density housing and retail infill. No support was expressed for extensive dining patios with preferences leaning more toward large collective spaces supporting large events. Street beautification where storefronts face the public realm was also supported.

FIG 3-2: STRATEGY: FOCUS ON SIDESTREETS AND ALLEYS
41 ► . ,,,
Sidestreeet for Carver
Weekly City Events
2-Lanq Active • Stewart Park Improvements
&CIVIC Cfnler Closeable MarkerStreet •' l,Ry=y :2
dam ' Se `-'.. *f i
L.
,' `�`Cw,Ouent almprovements•-
_ 2�he.Act1
,Street' pe
ztisgai-
Ilxpor Dining"
mallyonb Usastb x--2'

4.1_anikatS.

Streetseape
'IBeautihcation
tO"
31 DOWNTOWN BEAUMONT REVITALIZATION PLAN

Page 1076 of 1376 ends

TRUE CHANGE: FIX 6TH BUT

USE BEAUMONT FOR EVENTS
Reestablishing Downtown as the heart of Beaumont
requires one major street be available for events; and
the City must collaborate with owners to open pedestrian areas and enable new development.

MID -SCALE HOUSING & RETAIL

EXPANSIONS WITH CITY INVESTMENT
27%

STREETSCAPE FOR LOCAL EVENTS

CONNECTED TO PATIOS
0%
BOLD MOVE: COMMIT 6TH STREET

TO A PEDESTRIAN EMPHASIS
The current Downtown Area Plan proposes a dramatic
transformation of 6th Street with center median parking to create a regional pedestrian events hub surrounded by new mixed -use buildings.

MAJOR MIXED USE REDEVELOPMENT
AMONG CONTINUOUS -PED" BLOCKS
27%

CMAJOR EVENT DISTRICT FOR A

PEDESTRIAN ONLY EVENT
36%
FIG 3-3: STRATEGY: TRANSFORM BEAUMONT AVE AND IMPROVE 6TH ST •
'. t
i
hones ft
FIG 3-4: STRATEGY: TRANSFORM 6TH ST AND IMPROVE ALL AREAS 2 -Cana Active
Stewart Park Improvements - - - -^
SlreetsGape -': M. •-k . •V 3_
Canter -L▪ ane Partun9 ?_' �� • 'r _ rG
Q� .(or_Sdaot Fa. " Civit'1Cinter4I n'
•
-4• .

Ste
tr Street Firs
_ ikl ays,,tor-Dining
&',Small Event Uses
ts� +ids ,,
Emphasis •
sale tura'
-La
Streettscape
Beautitteation
tti ay Rgundabout
.��fGaleway Roundabout
Center -Lane Parking 0y�,x,;-'
JV

Page 1077 of 1376 ends

32 3.4 PRIORITIZING

THE CHALLENGES
A broad list of topics and priorities
was included in Workshop 1,
which allowed the community to
express their support for a range of
revitalization details.

PRIORITIES APPROACH + RESULTS
Each participant was allowed to place three votes of
support on any combination of topics (including several on one topic). Participants were also allowed to place
one down -vote on topics to de-emphasize or strategies
to avoid. The prevailing emphasis of Downtown's
stakeholders was around the need for shade over off-
street and on -street public realm. Additional emphasis was placed on enhancing Downtown nightlife and
restaurant options. Significant support was also shown
for streets as close -able venues for monthly events. Key strategies that were down -voted included permanent
closure of side street access to 6th St and maintaining a rural character in Downtown.

Overall, the trend is clear that the community desires
a safe, walkable public realm that is shady, well
landscaped, and activated by regular events surrounded
by family friendly dining as well as nightlife options.

Transit and bicycle route connections north -south from surround,ng neighborhoods Shaded outdoor diming patios and off-street public spaces lipil91
g- Jaw
15 Shaded outdoor furnished sidewalks and streotslde dining areas 12 Venues for nightlife activity with restaurants, bars and faintly frierd'y entertainment wim
12 •Csrsater daytime activity with shopping and activities that aattie down at night 2 Reducing parallel parking for more trees, cafe seating, and sidewalk protection 2 i Mors public parking in coniunchon with reduced parking requirements ° _ 4
O Closing some side street access to 6th St for greater pedestrian safety ano mobility 110
Roaioral institutional anchor like a museum, culture center. or conference hub ramair
Regional entertainment corridor with music, outdoor patios. with art + food events Pylons or eignage that enhances recognition and awareness for freeway travelers Monthlv or seasonal street closures for fain and events on Beaumont or 6U' St Maintaining a rural and pastoral character with a historic 'small town' feel 1 1
Streetscape features and strategies to promote shade and wind protection 4 Ossigne to widen sidewalks, slow thou-trMic, and improve pedestrian crossings Pedestrian scale lighting for sidewalk. parks. and seating areas • 4 Emphasize art in tho public realm to enliven downtown character and creativity ii rI Ito, 4
Gateways and landscapes at the entrances that announce and define downtown 7 FIG 3-5: COMMUNITY PRIORITIES FOR DOWNTOWN
33 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1078 of 1376 ends

3.5 SELECTING THE

PREFERRED ROADWAY
Participants voted their singular
preference among three distinct
approaches to 6th St, this Downtown's
key corridor. One of those options
was the current Downtown Area Plan
street section already approved.

ROADWAY APPROACH + RESULTS
All roadway reconfiguration options presented offered
some form of "road diet" which arranged 6th St into two travel lanes. The major difference between those options was the placement of on -street public parking and the
type of bicycle infrastructure. Limited support was given for all options which placed a left -turn -lane in the middle of 6th, and the prevailing number of voters preferred the media -parking concept already promised in the Downtown Area Plan. The least support was shown for options which emphasized bicycle infrastructure.

CURB

EXTENSIONS
RAISED

CROSSWALKS
CURS !XTRNNOMS
Participants also voted on street design details, including methods for enhancing crosswalk safety and visibility.

Some support was shown for raised crosswalks, while over three-quarters of participants opted for curb extensions.

Over two-thirds of participants supported the inclusion of roundabouts in Downtown street concepts.

LANE RECONFIGURATION: ANGLE PARKING
,...MRRa MI II a
WIDER SIDEWALKS: STREET TREES + PEDESTRIAN AMENITIES
COMPLETE STREETS: PROTECTED BIKEWAYS
FLEXIBLE SPACE: CENTER ANGLE PARKING
if
FIG 3-6: PREFERENCE FOR 6TH ST CONFIGURATION
3 4

Page 1079 of 1376 ends

34 t

ti
•
•
f
z
2 a I-
O J
W m
al O
o 2
O O
CC CC
I I
I- I -
Z Z
O O
+.- s

4.1 SUMMARY +

OBJECTIVES
The Development portion of this
Revitalization Plan provides a
detailed depiction of the highest and
best land uses that are economically
viable on lands most likely to be
redeveloped over the next 20 years.

The overall framework for these uses
organizes potential projects into
hubs, corridors, and individual infill
concept proposals. These proposals
enable community planning and
economic development activity that
will move Downtown Beaumont
forward.

OVERVIEW: REVITALIZATION

THROUGH DEVELOPMENT
The overall Development Framework sets growth
expectations for Downtown with projects that are
economically viable and anticipated as in -demand by
developers. They are right -sized for those lands that may be available for redevelopment within the timeframe
of this plan. Most importantly, concepts proposed will
support the long term vision set forth in the Downtown
Area Plan, Chapter 11 of Beaumont's general plan.

Page 1083 of 1376 ends

These concepts are organized into categories based on
development type, location, and role for City involvement.

HOW TO USE THIS CHAPTER
This chapter organizes strategically and economically
important projects and anticipated developments to
maximize their benefit to a Downtown's revitalization,
and scales them to fit Downtown's long term economic
forecast:
• Explain which land uses and development types
lead to the highest and best uses on all potential
Opportunity Sites for each area of Downtown.
• Anticipate the forecast potential square footage for
development for each area of Downtown, and see a
relationship to the depicted development.
• Understand recommended changes to development
code and zoning to allow growth in Downtown.
• Visualize the long-term future physical build -out of Downtown in terms of building massing, density, and
transformation in character.
• Prepare to implement capital projects or assist
developers through projects and initiatives to spur
developments that achieve desired growth.
38 4.2 DEVELOPMENT STRATEGIC FRAMEWORK
The development strategy advanced in this Revitalization Plan is communicated in this framework concept, and focuses redevelopment efforts clustered around hubs of activity, where ground floor retail, small restaurants, and public realm improvements come together - all within walking distance from new housing.

The following are four organizational categories that describe the distribution of projects and programs that advance all Downtown development and growth.

REVITALIZATION HUBS
Revitalization hubs are the most consequential projects to Downtown transformation and integrate public realm
improvements, landscape, and creative development types that work to provide urban synergy. Located at gateways, or in the heart of Downtown, they tend to be co -located with City owned assets and civic facilities. These projects require the most intervention and are deemed "City Accelerated" projects.
6TH STREET ACTIVE CORRIDOR
Infill proposed conceptual projects along 6th Street most accurately fulfill the development vision set forth in the Downtown Area Plan; they provide ground floor active frontage along Downtown's "main street" and include both housing and commercial opportunities within walking distance of each other. These are long-term projects that also require City intervention that includes lot merging, streamline approvals, public parking supply solutions.

DOWNTOWN WALKABLE HOUSING
The walkable housing project concepts most closely suit immediate development demand amid a regional housing
shortage. Compact walkable housing will support the
economic vitality of retail and restaurants along Downtown's main corridors. These project opportunities typically require lot merging and may require City assistance to connect
developers to those potential sites. They are distributed one block away from major corridors and are distributed throughout the residential neighborhoods.

DOWNTOWN

DEVELOPMENT TYPES
Land use and development intensity associated with the
vision for each of Hubs, Corridors, and Housing infill projects is understood through a development typology, which is
depicted in categories that each embody a limited range of development types. All of these types are common in
recent regional growth but are new to Downtown Beaumont.

Together, they embody an economically viable land use
direction that will fulfill the Downtown Area Plan vision.

LEGEND
f � Revitalization Hubs
aa>� Civic Center ~ Community Facilities
Small Format & Creative Retail Types
r---_ Active Corridors
Small & Mini Mixed Use Development
Walkable Housing
Walkable Infill Housing Types
Shared Parking to Support Development
Off -Street Parking to Support Development
On -Street Parking to Support Development
0 Revitalized Activation & Environment
Active Community Focal Point
Planned New Active Frontage at Focal Point
Plaza or Green
On -Street Pedestrian Emphasis
Revitalization Study Area Boundary
39 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1084 of 1376 ends

W 8th St
P '0h
S,\
a-
4,6, s, Vic'
As'
4 fS
4 w
F 11th St (- .—..drp . ---•-,
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E 10th St
E 9th St
F 8th St
4 Boa Lol,ont Ave
if I
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FIG 4-1: DEVELOPMENT STRATEGIC FRAMEWORK ACROSS DOWNTOWN

Page 1085 of 1376 ends

4 0 75 300 600 1200 �t
40 4.3 CITY ACCELERATED

REVITALIZATION HUBS
The Revitalization Hubs offer
the most creative and unique
environments that will attract
visitors to a pedestrian -friendly
Downtown. They require an
ongoing commitment by the
City's departments to achieve and
maintain as character -defining
places for Downtown Beaumont.

REVITALIZATION HUBS STRATEGY
The revitalization hubs strategy is predicated on City ownership, or potential ownership, of significant portions of the developable tracts. Close and continual coordination with the City's real estate consultant, City Manager, and economic development team will lead to partnerships in operation, ground leasing, and sale of these sites. The City must maintain high -quality public realm pedestrian plazas, close -able streets, and promenades that are park -like, in order to uphold the character of these marquee settings. These projects are not anticipated to be first to finish, but should be among the first to start in terms of ministerial and organizational efforts to deliver them in the mid-term timespan of this plan horizon.

EXISTING CONDITIONS

AT GRACE AVENUE
Grace Avenue is a one block length access road that once connected to 6th Street and was stub -ended as a cul-de-sac in 2013. Since then, a Laundromat has vacated the art-moderne auto shop at the corner of 6th and California, and the School District has vacated the historic 1913 City Hall. Several other historic structures surround the site, including a re -purposed 1940's hotel north across 6th Street. Grace Ave continues to be used as parking space for PSI, an adjacent industrial employer, and as access to a local favorite Mexican restaurant.

The City has proposed removing non -historic add-ons currently part of the historic City Hall, and the Mexican restaurant has expressed interest in re -purposing some of their adjacent surface lot for outdoor dining. Currently, Grace Ave serves only as parking lot access and will not see future thru-traffic.

EXISTING CONDITIONS AT

THE CIVIC CENTER
The Civic Center includes City Hall, which occupies the historic Beaumont High School, a rear annex serving as storage, and with auxiliary office and storage structures between. Across Orange Avenue, the City Police headquarters remains, where its floor storage needs have grown and now occupy a recently fenced - off portion of a park -n -ride public lot which also serves City Hall.

There is an unused storage area on a paved house lot immediately north of the City Hall property.

Major changes have been studied for feasibility throughout the campus across both blocks. Alternative sites outside Downtown are currently being evaluated for a future Police HQ. The City has performed a capacity study of the storage annex and deemed it sufficient to accommodate an expanded municipal workforce - which will be supported by a consolidation of public works staff to an off -site proposed consolidated corporation yard.

EXISTING CONDITIONS AT
8TH AND BEAUMONT AVE
The three lot commercial frontage at Beaumont Ave and 8th, as well as the three residential lots facing Euclid, all remain vacant or unoccupied. One house remains on one house -lot and was formerly operated as a rental property. A crucial asset on these parcels are the large trees along Beaumont Ave in this neighborhood which afford a shaded landscape setting for an outdoor dining use. The City does not own these parcels but has discussed enabling development by acquiring, merging, and selling off to a selected developer - and one developer has already approached the City with interest in them while this plan was authored.

DESIRED DOWNTOWN SYNERGY
The two Revitalization Hubs concepts along 6th Street promise a definitive experience with the City for their outdoor settings, the creative and independent retail types fronting them, and their proximity to locations important to Downtown's 20th century history. Residents consistently demanded safe, walkable, family oriented settings with quality independent dining that includes outdoor setting. These projects are proposed to deliver on that outreach request.

Given the opportunity to pedestrianize the public realm on Grace Ave, Orange Ave, the Civic Center plaza, these locations are ideal for City programmed entertainment, small street fair events, public art, and high quality landscaped settings with pedestrian lighting, signage, and street furnishing. As such, they are brand - defining opportunities that can promote the City with memorable experiences.

The development mix proposed for these sites include
independent dining, concession, or beverage opportunities that are in -demand from middle-class families relocating to Beaumont.

As walkable amenities within reach of housing anticipated as part of this Downtown Revitalization, they also foster synergy with other Downtown developments.
41 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1086 of 1376 ends

REVITALIZATION HUBS DEVELOPMENT TYPOLOGY

KEY PUBLIC REALM INTRODUCED

CREATIVE RETAIL / PEDESTRIAN MALL SMALL FORMAT RETAIL / PATIO DINING ACTIVE PEDESTRIAN STREET Typical Development Parameters
• Gross Square Feet: 16K to 50K (2K to 4K per Tenant)
• Density / FAR: 0.2 to 0.5
• Heights: Single Level Commercial (14')
Land Use Descriptions
Commercial, including food + beverage, neighborhood
support convenience retail, retail goods, some services Activities and Design Description
This development type features unique, often
independent or small chain retail in a multi -tenant
or owner occupied format. Parking is shared in
consolidated lot. Site plan is organized around
pedestrian only landscaped environment between
businesses - including dining, public art, and shade.

Typical Development Parameters
• Gross Square Feet: 2K to 6K per Tenant
• Density / FAR: 0.15 to 0.35
• Heights: Single Level Commercial (14')
Land Use Descriptions
Commercial, primarily food + beverage, limited
neighborhood supportive retail/service (i.e. bicycle repair) Activities and Design Description
This development type consists of an owner occupied
or ground leased independent restaurant or bar with a
significant portion of seating in a patio, porch, or garden setting. Parking may be shared or apportioned to each
restaurant in a row. This type may be included within a Creative Retail / Pedestrian Mall site plan.

Typical Development Parameters
• Widths: 24' Fire Access (10' booths + 10' min. path)
• Materials: Integrated Color Concrete or Pavers
• Heights: 12' to 14' (Pedestrian Lighting)
Operational and Design Description
Public right-of-way with slow speed designation (5 - 15 mph); shared as pedestrian access or closed for events
Furnishings + Landscape
Bollards are key to limit vehicular access during pedestrian event closures; traffic calming measures should be
employed to ensure drivers and pedestrians safely share this driveway type. Light and power should be available for booths and entertainment. Decorative standards with string lights or other pedestrian lights are key.

Page 1087 of 1376 ends

42 4.4 GRACE AVE

GATEWAY H U B
The Grace Avenue Gateway concept
offers a welcome mat for visitors and
residents seeking a safe, outdoor,
urban walkable setting. It is intended
to host small events, offer views of
6th St and surrounding mountains,
alongside historic buildings
charismatic of old Downtown.

PROJECT ELEMENTS
The historic City hall building will serve as the primary anchor for this project, ideally suited for one or two independent local or regional chain restaurants. The building grounds and front porch offer early phase dining space before more of this subdistrict is improved as public realm. The historic art -deco retail at the corner of 6th St and California Ave compliments the City hall reuse as a small vendor space for concessions such as ice cream, coffee, takeaway food. Its conversion will benefit from the proposed landscape shade pergola and parkway landscape buffer that protects a public patio area. The existing major anchor restaurant, Ramona's, will benefit from event and dining visitors on a pedestrianized Grace Ave.

PARKING STRATEGY
Formalized head -in parking on one side of Grace Avenue is suitable as a slow -speed pedestrian oriented parking facility and allows access to the Ramona's parking lot. The separate off-street parking between the old Laundromat and the historic City hall can be made more efficient if they are combined as a shared facility. Parallel space on 5th street provides ample supplemental parking. 10 1nromitmixmosai
C 111111111111i1
1i -iiiiui
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Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
8,000 GSF
40 Sp
Retail: Ramona's
6,000 GSF
45 Sp
Retail: Goods + Services
0 GSF
0 Sp
--1-
Total Retail (GSF)
14,000 GSF
85 Sp
Total Parking (Onsite)
54 (18 Existing)
Total Parking (Offsite)
I 42 Sp
Total Parking Balance 96 (18 Existing) +11 Sp

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Identify a buyer or acquire the historic Laundromat
facility to ground lease or sell to an operator.

2. Coordinate with Ramona's to ensure their objectives
and access requirements are met and supported
through a coordinated project.

3. Outreach to potential restaurant operators, restaurant business incubators, or community kitchen
organizations that may re -activate the historic City hall.

4. Coordinate between Public Works, Beaumont Fire
Department, and Economic Development to refine a
Grave Ave streetscape event proposal.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

5. Build the 6th Street gateway roundabout and related
parkway and median landscape elements to frame
and buffer a safer and more iconic streetscape
frontage.

6. Complete or support a renovation and reactivation of the Laundromat and historic City hall, to include on -site and off -site dining facilities.

7. Support an ongoing event operations program
to include music, art, and events that tie-in with
surrounding businesses; also support an ongoing
maintenance and safety program for public realm and
publicly accessible portions of the site.
43 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1088 of 1376 ends

PROJECT LAYOUT + FEATURES:

Active Pedestrian Street (Low Volume Shared
Street with Public Parking)
© Outdoor Dining Concept
© Renovated Laundromat as Dining or Concessions
Q Renovated Historic City Hall for Dining
Q Public Realm Shade Pergola for Dining + Visitors
Q Close -able Cul-de-Sac for Small Events
Q Shared Parking for Historic City Hall / Laundromat
Q Colored Concrete Paving Concept
• Downtown Gateway Arch Sign

EXISTING CONDITIONS
1 50,
150
FIG 4-2: DEVELOPMENT CONCEPT FOR
DINING AT 8TH AND BEAUMONT

Page 1089 of 1376 ends

0 25'
44 4.5 CITY CENTER

COMMUNITY HUB
The City Center project has the
potential to serve as the central
community -oriented gathering place
for City events adjacent to a vibrant
retail dining strip serving residents,
visitors, and City employees.

PROJECT ELEMENTS
The most significant contribution this revitalization plan makes to the long term vision for Beaumont's Civic
Center is the proposal to re -purpose the public park -n - ride facility as a lease -to -sell commercial opportunity for three to six owner -occupied independent restaurants.

Modeled on a similar successful project in Lewisville,
Texas, these restaurants should serve as family oriented dining with outdoor seating and may be part of a more
holistic "creative retail" environment with integrated
landscape and walkable linkages.

PARKING STRATEGY
The parking strategy depends on the Police headquarters vacating their current site, where ample parking serving the retail portion of this site will fit. The alley behind proposed retail should also serve as parking. City Hall use of the lot replacing the former Police HQ site, as well as improved lots on the west edge of the Civic Center
(accessed via Magnolia) should be adequate for Civic
Center daily demand. Additional public or City employee parking may be found in the lot north of 7th St. In the long term, a single parking deck above the Orange
Ave lot may be needed to support a busier and vibrant
Downtown.

Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
24,840 GSF
124 Sp
Retail: Goods + Services
0 GSF
0 Sp
Existing City Parking
216 Sp
Total Retail (GSF)
24,840 GSF
340 Sp
Total Parking (Onsite)
167 Sp
Total Parking (Offsite)
29 Sp
Total Parking (Civic Ctr.)
63 Sp
Future Parking Deck
104 Sp
Total Parking Balance
259 Sp
- 81 Sp
Total Parking w/ Deck
363 Sp +23 Sp

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Complete the process of identifying lands and programming for a new off -site Police Headquarters.

2. Coordinate with the City real estate consultant and City Manager to draw draft proforma and agreements in
preparation for the retail conversion of the City -owned lot.

3. Prepare a pricing package to include conceptual or
schematic design for a holistic Civic Center renovation project to include the Town Square plaza design, re -purposed Annex, and community center conversion for City Hall.

4. Begin an outreach campaign to seek restaurant operators, potentially through a retail property manager. Possibly reach out to Lewisville, Texas to review and understand their documented experience.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

5. Support the Police HQ move and build a new City -owned park -n -ride lot in its place, along with alley improvements.

Then facilitate a retail project on the site of the original park - n -ride facility.

6. Complete the phased implementation of the longterm
vision for Civic Center, including the plaza, community center conversion, new City Hall at the Annex, and surrounding access and parking improvements.

7. Develop a plaza and community center event programming calendar and management organization within the City; also develop a program aligned with potential street events on 7th, Beaumont Ave, and Orange Ave in the future.
45 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1090 of 1376 ends

PROJECT LAYOUT + FEATURES:

V Proposed New City Hall (Adaptive Reuse)
Q Proposed Community Center (Adaptive Reuse)
Q Town Square Plaza Concept
Q Community Memorial with Adjacent Parking
Q Creative Retail - Food + Beverage Concept
• Shared Parking under Future Public Parking Deck
Q Pedestrian Oriented Street (Close -able for Events)
• Alley with Lighting and Customer Parking
• Dedicated City Hall Shared Parking

EXISTING CONDITIONS
E!)
1-1
1500
FIG 4-3: DEVELOPMENT CONCEPT FOR
CITY CENTER PROJECT + EVENT PLAZA
•
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V
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H 1 1 1 1 1l II I _ .
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0' 50'
150
300'

Page 1091 of 1376 ends

46 4.6 "THE ARBORS"

LOCAL DINING HUB
This site is called the "Arbors" in
this plan document to celebrate
the potential for a unique dining
locale under the shade of large on -
site trees. This project is suitable
as a quiet corner with quality food
and has enormous potential as a
walkable weekly destination for
surrounding residents.

PROJECT ELEMENTS
This project site consists of two portions: one half
faces Beaumont Ave as a commercial opportunity, and
one faces Euclid Ave as a residential opportunity. The
commercial opportunity is a 4000 to 6000 square foot
owner -occupied independent restaurant that features an outdoor dining setting integral to its brand and customer experience. The site is also ideal for a neighborhood
oriented convenience retail/market. This new
construction project should integrate existing site trees to take advantage of them. The residential portion of the project is addressed in the Walkable Housing section at the end of this chapter.

PARKING STRATEGY
The restaurant portion of this project should be
sufficiently self -parked on -site. Additionally, head -in parking will be needed on the alley in order to meet
peak demand. The residential portion is expected to be
garage parked.

Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage 5,000 GSF
25 Sp
Residential Units (8) 11,200 GSF 2 Guest
Total Mixed Site (GSF) 16,200 GSF 27 Sp
Total Parking (Onsite) 33 Sp
Total Parking Balance 33 Sp + 6 Sp

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Continue outreach and engagement efforts with potential developers interested in either the residential or commercial project portions.

2. Coordinate with the City real estate consultant and City Manager to explore the possibility of property acquisition and lot merging.

3. Coordinate with potential commercial developers and
introduce them to the outdoor single occupant dining
concept. Connect them to potential tenants.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

4. Assist the commercial side developer with alley
improvements that formalize head -in parking and a curb -cut into parking.

5. Implement the Beaumont Ave roadway reconfiguration
to ensure a walkable, pedestrian and dining friendly
environment around the project site - including curb bump outs for safe pedestrian crossing.

6. Ensure General Plan and development code accommodate all economically viable housing types.

7. Seek potential ministerial approval for both sites in conjunction with this revitalization plan.
47 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1092 of 1376 ends

FIG 4-4: DEVELOPMENT CONCEPT DINING AT 8TH AND BEAUMONT PROJECT LAYOUT + FEATURES:
• Restaurant Independent or Small Chain
Q Garden and Patio Outdoor Dining Area
Q New and Existing Mature Tree Canopy
Q Renovated Alley with Parking Access
Q Pedestrian Curb Extension at Beaumont Ave.

Q Potential Middle Density Residential Homes
Q On -Street Parallel Parking
Q Parkway with Street Trees
Q Increased Setback Accommodating Streetside Dining

EXISTING CONDITIONS
o' 30
90

Page 1093 of 1376 ends

48 4.7 6TH ST ACTIVE

CORRIDOR INFILL
Mixed -use development on
6th St is an integral part of the
Downtown Area Plan Vision and
supports General Plan land use
policy. Fulfilling that will transform
Downtown as a livable and
economically vibrant center.

ACTIVE CORRIDOR INFILL STRATEGY
The active corridor infill strategy is a development
approach that proposes small low-rise mixed -use
projects as economically viable in the mid-term for
Downtown. Most of these projects, especially those
in locations most advantageous to Downtown's overall
success, require lot merging once lands become vacant
or unused. These projects should be developer led, but
with City -led streamlined permitting and improvements
supporting utilities, access, parking, and public realm.

Most of these projects will also require a district
parking approach, where some retail visitors park
once - requiring a sophisticated approach to parking
requirements in the future.

EXISTING CONDITIONS ON
6TH AT CALIFORNIA AVE
The commercial frontage of 6th St from California Ave to Edgar Ave includes a wide variety of buildings of various age and condition. Most properties are unoccupied, for
sale, or in a state of underutilization - such as storage with occasional economic activity. One structure at 141 E 6th Street may be of some historic architectural value.

Delta Restoration Services is a major employer at 580
California Ave. Occupying a well maintained property. Any development here will require them to find an alternative location or be integrated into the project; therefore, this opportunity is mid or long term.

EXISTING CONDITIONS ON
6TH AT MAGNOLIA AVE
Situated across the street from City Hall, the mixed -use opportunity at Magnolia has been acquired and cleared
at the time of this Revitalization Plan. As is, it represents the smallest mixed -use opportunity, but most near term in the Downtown core mixed -use area due to availability.

EXISTING CONDITIONS ON
6TH AT MAPLE AVE
The project parcel on 6th at Maple Ave is deeper than
the other two identified in this plan and is only partially developed. It includes an active flower shop and a row
of older small or studio style apartments at the back of the parcel. Any portion of the commercial frontage of
vacant areas can be available in the near term. Existing residents mean the entire site constitutes a mid-term or long-term opportunity.

DESIRED DOWNTOWN SYNERGY
Mixed -use development provides a "captive audience"
of residents that can support additional active retail
frontage on the ground floor and provides an internal
synergy for a vibrant and resilient Downtown. Residential unit types discussed by some land owners include studio or very small one -bedroom apartments that may support
business owner families on -site. This live work condition will add a widening array of housing types for Downtown Beaumont.

The synergy between a reconfigured 6th St roadway
and surrounding mixed -use development is at the
heart of the Vision set forth in the Downtown Area
Plan. Small restaurants, bars/taprooms, coffee shops,
and convenience markets (bodegas) will benefit from
streetside seating and tables between the tree wells of a widened sidewalk. A 6th Street reconfigured for regular fairs and events will support and connect with facing
businesses.

The median shared parking proposed for 6th Street as
well as surrounding small lot public parking facilities will collectively support a park -once district in this stretch of core Downtown Beaumont.
49 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1094 of 1376 ends

ACTIVE CORRIDOR DEVELOPMENT TYPOLOGY

SMALL MIXED -USE
Typical Development Parameters
• Gross Square Feet: 20K to 50K
• Density / FAR: 0.5 to 1.25
• Heights: 2 - 3 levels (24' to 38')
Land Use Descriptions
Mixed -use building with active ground floor retail or food + beverage uses, upper level as residential or office
Activities and Design Description
This is a traditional "mixed -use" development type, and may employ corridor or walk up access (live -work) to residential quarters above. Unit types may be stacked multi -room
flats, two -level apartments, or stacked studios. All resident parking should be provided on -site; and amenity space
above parking is encouraged.

MINI MIXED -USE
Typical Development Parameters
• Gross Square Feet: 10K to 30K
• Density / FAR: 0.5 to 1.25
• Heights: 2 - 3 levels (24' to 38')
Land Use Descriptions
Mixed -use building with active ground floor retail or food + beverage uses, upper level as residential or office
Activities and Design Description
This is a smaller version of the common traditional "mixed - use" development type and typically features as little as one business on the ground floor. Walk up access to units above is more common and may be externalized to save
corridor space. This type is increasingly common in small US communities. All resident parking should be on -site.

KEY PUBLIC REALM INTRODUCED

STREETFRONT DINING / ACTIVE USE
Typical Development Parameters
• Widths: 9' to 12' (6' walkway + 3' table/chairs)
• Materials: Concrete; Material Change Encouraged
• Heights: 12' to 14' (Pedestrian Lighting); 8' Clear
Operational and Design Description
Streetfront dining may either be within a setback area
behind the right-of-way sidewalk or may employ a use
permit to locate tables/chairs in a hardscape parkway
space between curb and sidewalk. Furnishings are
typically movable and removed/secured at night.

Furnishings + Landscape
"Bistro" tables and chairs, group tables and bench seating; umbrella and street tree shade; Parklets in parking spaces augment the above active spaces.

Page 1095 of 1376 ends

50 4.8 MIXED -USE AT 6TH
ST + CALIFORNIA AVE
Mixed -Use development on the
gateway roundabout at California
Ave will create one of the most
significant urban moments for
Downtown; and in conjunction with
the Grace Ave Gateway project will
build this area into an economically
complex and vibrant neighborhood.

PROJECT ELEMENTS
The concept proposed includes a single building
including a ground floor retail space for two tenants
and a double loaded corridor flanked by studio or one - bedroom units above. Resident access is suggested
at the west end facing California Ave with a second
egress accessible to residents on Edgar. The concept
also suggests a breezeway between retail tenants for
increased outdoor seating; streetside active uses will
benefit from the additional sidewalk space created at
the corner of the proposed roundabout.

PARKING STRATEGY
The building proposed along this stretch of 6th St would occupy the width of the block with a double loaded aisle of parking in the rear. The site would be dependent on
additional head -in short term parking along Edgar Ave
if retail is to have enough property -adjacent parking; further, 5 parallel on street parking spaces along 6th St and nearby vacant residential lot conversion for public parking would be needed to meet the total parking
demand for this project as shown.

Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
6,360 GSF
31 Sp
Retail: Goods + Services
5,040 GSF
25 Sp
Residential Units (25)
18,350 GSF
29 Sp
Total Mixed -use (GSF)
29,750 GSF
85 Sp
Total Parking (Onsite)
60 Sp
Total Parking (Offsite)
12 Sp
Total Parking (Onstreet)
16 Sp
aifirdrailliklaill.
88 Sp
+3 Sp

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Initial actions should focus on the design and
capital improvement planning for the 6th Street
Reconfiguration as well as its gateway roundabout
component. This is because the roundabout may
impact the northwest site corner. Also important is the inclusion of sidewalk space for active outdoor use by
businesses near the approach to the roundabout.

2. Begin outreach to all property and business owners
and communicate the benefits of this project to
Downtown, the opportunity it presents them, and the
expected mid to long range timing.

3. Prepare a capital improvement design for alley cleanup and head -in parking along Edgar Ave in advance of this development.

4. Begin outreach to the development community through
the Economic Development department, emphasizing
the community anchor location of this parcel frontage.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

5. Implement the 6th Street Reconfiguration and gateway roundabout project.

6. This project should be developer led, but the City can assist potential land acquisition and preparation efforts by streamlining the lot merging process.

7. Coordinate directly with existing on -site employers to establish their project involvement or streamline
changes in their business relocation.
51 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1096 of 1376 ends

FIG 4-5: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + CALIFORNIA AVE PROJECT LAYOUT + FEATURES:

O Mixed -use - Housing over Restaurants/Retail
O Breezeway Access and Seating Area
O Parking to Accommodate All Residents On -Site
O On -Street Head -In Public Parking
O 6th Street Parkway with Streetside Furnishing
O Roundabout with Safe Pedestrian Crossing
O Renovated Alley with Pedestrian/Safety Lighting
O Suggested Resident Entry Foyer Concept
O Active Frontage with Possible Seating in Arcade

EXISTING CONDITIONS

Page 1097 of 1376 ends

52 4.9 MIXED -USE AT 6TH
ST + MAGNOLIA AVE
A small infill project which
maximizes limited available land for
a well -situated project across from
the Civic Center will offer an out-
sized impact on community activity
level and perception — especially if
it includes housing above retail.

PROJECT ELEMENTS
The project development type shown for this concept is
a mini -mixed -use building which would only have room
for one tenant and stairwell access to a single or double loaded residential corridor above. Projects of this
size may also support a limited number of residential
apartment types - sometimes one or two loft style units over retail.

PARKING STRATEGY
Parking access may need to pass under residential units facing Magnolia Ave, with one or two spaces tucked
under the rear of the building. Additional public parking will likely be needed from the adjacent undeveloped
house -lot on the same alley. Some use of on -street
parking would occur for business patrons, but it is not estimated as necessary.

Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage 5,100 GSF 25 Sp
Residential Units (8) 9,200 GSF
8 Sp
Total Mixed -use (GSF) 14,300 GSF 33 Sp
Total Parking (Onsite) 18 Sp
Total Parking (Offsite) 12 Sp
Total Parking Balance 30 Sp - 3 Sp

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Identify and connect with the existing land owner who has acquired and cleared the residential and business
parcels that make up this project site.

2. Pedestrian crossing safety measures may
be implementable ahead of the full 6th St
Reconfiguration Project; this should be considered
to benefit this development and advance pedestrian
safety in connection with the City -owned park -n -ride lot to the north.

3. Lot merging approvals can be accelerated with this
parcel as a single owner is believed to have acquired
both parcels.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

4. Implement the 6th St Reconfiguration and gateway
roundabout project.

5. This project should be developer led, but the City
can assist potential land acquisition and preparation
efforts by ensuring that alley and public parking
improvements behind the commercial frontage are
completed in conjunction with this project.
53 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

Page 1098 of 1376 ends

FIG 4-6: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + MAGNOLIA AVE PROJECT LAYOUT + FEATURES:

O Mixed -use - Housing over Restaurants/Retail
Q Parking to Accommodate All Residents On -Site
Q Off -Site Public Parking for Visitors/Employees
Q Suggested Resident Entry Foyer Concept
Q Second Stairway Egress onto Alley
• Parking Access Passage (Under Residences)
O Pedestrian Crossing with Safety Refuge
• 6th St Close -able for Market/Fair Events
• Median Public Parking (Event Stalls)

EXISTING CONDITIONS
n o,

Page 1099 of 1376 ends

54 4.10 MIXED -USE AT 6TH
ST + MAPLE AVE
Infill mixed -use at 6th and Maple
may be a nearer term opportunity
that relies less on outside future
public realm improvements such
as the 6th St Reconfiguration or
nearby public parking.

PROJECT ELEMENTS
This proposed development concept uses the full depth
of the parcel at E 6th St and Maple Ave; it is on the lower end of a "small" mixed -use development type by building size. Building depth as shown allows for a single or
double loaded corridor of residential units of a studio or one -bedroom type. The ground floor most likely will accommodate a single retail food and beverage tenant
and an entry foyer for residents; two retail bays may fit if they are only supporting office services or convenience retail.

PARKING STRATEGY
Parking access may need to pass under residential units facing Maple Ave and a significant number of spaces
will need to tuck -under portions of this building concept.

Additional access can be provided from a north -south
alley east of the building. As shown, all parking demand can be met on -site.
4 Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage 6,200 GSF 31 Sp
Residential Units (12) 13,800 GSF 15 Sp
Total Mixed -use (GSF) 20,000 GSF 46 Sp
Total Parking (Onsite) 48 Sp
Total Parking (Offsite) 0 Sp
Total Parking Balance 48 Sp
+2 Sp

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Coordinate with the existing property owner; inform
them about standard and approved procedures for
engaging with on -site residents.

2. As this project requires no lot merging, and can be
self parked without the 6th St Reconfiguration or
outside public parking, ministerial approval may be
appropriate to streamline development permitting.

3. Coordinate with the adjacent multi -tenant office
complex land owners to explore share site
improvements that integrate the two sites and include
improvements along the access corridor straddling the
property line between them.

4. Coordinate with an on -call architect to assist the
potential developer in a compact site plan that may
include tuck -under and a portal under the residential
portion facing Maple Ave.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

5. Implement the 6th St Reconfiguration and gateway
roundabout project.

6. Ensure site clearing and any resident displacement is in conformance with City and county regulations and
is in alignment with the updated General Plan Housing
Element.

7. Implement pedestrian crossing improvements ahead
of the overall 6th St Reconfiguration to ensure access
between potential residents and businesses north of
6th.
55 DOWNTOWN BEAUMONT I REVITALIZATION PLAN

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FIG 4-7: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + MAPLE AVE PROJECT LAYOUT + FEATURES:

O Mixed -use - Housing over Restaurants/Retail
O Parking to Accommodate All Users On -Site
O Suggested Resident Entry Foyer Concept
O Second Stairway Egress onto Alley
O Parking Access and Tuck -Under Parking
O Pedestrian Crossing with Safety Barriers
O 6th Street Close -able for Market/Fair Events
O Median Public Parking (Event Stalls)
O Driveway Access to Existing Commercial

EXISTING CONDITIONS
i I
30

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56 4.11 DOWNTOWN

WALKABLE HOUSING
Demand for dense small -lot
detached housing is strongest
among all potential new Downtown
land uses according to the Market
Study and Economic Action Plan
connected to this Revitalization Plan

WALKABLE HOUSING STRATEGY
These development types constitute the lower density end of a range of what urban planning terms the "missing middle." Such types are characteristically four or more dwelling units, with density ranging broadly from 16 DU/Ac to 40 DU/Ac.

This is often the result of smaller unit and home sizes set in a more compact building or site plan. Typologically, these may include smaller lots for single-family "starter homes," which often share green common areas or amenities. This can
also include multi-plex "lot line" housing subdivisions akin to row -housing as a stand-alone for -sale product. Beyond this, more traditional forms of courtyard housing, row -housing, and stacked flats commonly make up this category.

This development type typically uses a merged lot that
assembled several prior single-family house lots, which is then reparcelized to offer one "lot line" home on a small parcel that only extends enough for building separation with front of rear patios. Often, they are leased during the repayment on builders' loans through the span of a 10 - 15 year pro -forma, then sold (or leased to sell) to future homeowners. The units are also just as commonly sold
directly. They can be part of a homeowner association, and/ or include common area property management.

Downtown Beaumont offers several adjoining vacant parcels about one to two blocks away from the main commercial
corridors of 6th St and Beaumont Ave - an ideal walking distance.

EXISTING CONDITIONS ON
8TH AT EUCLID AVE
The potential housing parcels facing Euclid Ave are part of a proposed two-part development that includes a restaurant facing Beaumont Ave. The mostly vacant property includes three parcels and hosts several mature trees which enhance neighborhood quality. Any means to include any of them in a site plan should be attempted, however, analysis shows most of the site will need to be cleared for compact housing types. One home for rent sits on the northern parcel and was understood to be vacant at the time of this report.

The planning team also understands the current owner is interested in sale of all 6 parcels in the near term.

EXISTING CONDITIONS ON
5TH AT EDGAR AVE
The potential housing site at 5th and Edgar is mostly vacant, save for one cell phone tower that occupies its own sub -plot.

A compact site layout will require some use of the alley and a secondary entrance for parking access to some housing units.

EXISTING CONDITIONS ON
5TH AT MAPLE AVE
A large potential vacant residential site exists at 5th and Maple and is improved with one residential structure at its northeast corner - this is believed to be unoccupied at the time of this report. The parcel is flat graded and free of trees.

EXISTING CONDITIONS ON
5TH AT MICHIGAN AVE
A cluster of potential residential parcels exists on either side of Michigan Ave at E 5th St and may be developed as one or two projects. West of Michigan is an underutilized fenced lot, most recently used as material storage. Immediately south of this and facing E 5th St is a cleared lot which includes two trees at its edge. Eastward across Michigan Ave is another vacant parcel which abuts a well -maintained concrete
parking lot for small multi -tenant housing against the freeway embankment.

DESIRED DOWNTOWN SYNERGY
As the statewide housing crisis underlies demand for
compact small detached starter homes, Downtown has an
opportunity to attract new constituencies of young couples and families, remote workers, and commuters looking for access to urban amenities in a safe and walkable setting.

Attracting those seeking affordability and convenience in denser housing products simultaneously brings needed
customers to an enlivened Downtown.

Members of this homebuying category approach this
planning team at outreach events for other similar
Downtowns in the vicinity of Beaumont expressing
excitement for a chance to live with access to independent businesses and within the convenience of a walkable
distance to them.

Attracting and securing these infill housing projects will immediately enhance Downtown safety and improve
perception as an investible place for businesses looking for indicative housing growth. Moreover, it is the development type requiring the least intervention by the City to secure nearer -term "wins" in the revitalization of Downtown.
57 DOWNTOWN BEAUMONT REVITALIZATION PLAN

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WALKABLE INFILL HOUSING DEVELOPMENT TYPOLOGY

X-PLEX OR X -PACK / SF DETACHED
Typical Development Parameters
• Unit Net Square Feet: 1K to 2K
Density / FAR: 12 to 20 DU/Ac
Heights: 2 Levels (24')
Land Use Descriptions
Typically considered a single-family residential product as parcels are per -unit; rented for about 10 years then sold Activities and Design Description
These are often referred to as a "six pack" or "eight
pack" where three or four single-family lots combined
and reparcelized. Units are detached for -sale self -
parked, starter homes. Common areas are minimal as
site utilization is maximized. Accessed via a single drive aisle or loop with unit frontage on other side.

TOWNHOUSE /SIDE -BY -SIDE MULTIFAMILY BUNGALOW COURT / SEMI-DETACHED Typical Development Parameters
• Unit Net Square Feet: 600 to 2K
• Density / FAR: 12 to 24 DU/Ac
• Heights: 2 - 3 levels (24' to 36')
Land Use Descriptions
Multi -family residential product, usually in a walk-up or row -house format may include community facilities
Activities and Design Description
Most multi -tenant townhome walk ups are quadraplex with up to twelve units per building. Parking is accessed in the rear via an alley or common parking lot, and unit frontage is on the other side. Common open spaces are more
important to this type as green shaded corridors between buildings.

Typical Development Parameters
• Unit Net Square Feet: 500 to 900
• Density / FAR: 8 to 18 DU/Ac
• Heights: 1- 2 levels (10' to 24')
Land Use Descriptions
Usually multi -family, sometimes single family, residential product, and may include community facilities
Activities and Design Description
Modeled on historic California rental products originating in Southern California in the 1920's, they are increasingly recuperated as a new missing -middle housing solution.

Amenitization and quality of common areas affords
streetside visual appeal and is important to quality -of -life in these units. Increasingly, projects are owner occupied.

Page 1103 of 1376 ends

58 4.12 WALKABLE

HOUSING PROJECTS
Downtown Beaumont will benefit
from these compact housing
proposals with enhancement of
safety, perception, and economic
resilience that comes from people
living within walking distance of
Downtown businesses.

PROJECT ELEMENTS
These projects present small lot single family compact
homes on subdivided lots merged from existing
larger single family parcels. All project concepts may
alternatively be viable as attached row housing, semi-
detached homes with shared elements such as patios
and party walls, or smaller types such as duplexes and
stacked flat quadraplexes.

This revitalization plan generally advises that all these housing types be among the first new developments
in Downtown and that all measures to support their
development be taken alongside longer term projects at
the Civic Center and Grace Ave Gateway.

PARKING STRATEGY
Each is accessed from a shared drive aisle to self -parked units with ground floor garages. Primary dwelling entries are on the side or corner opposite the garaged access
along landscaped pathway common areas. This normally
affords two cars per unit.

INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.

1. Revise zoning and development code to allow higher
density detached housing, as well as attached high
density residential.

2. Revise residential zoning to allow new housing without requiring the incorporation of commercial ground uses
along 6th street if those housing types fulfill a vision for such compact "missing middle" housing types that
face 6th Street and Beaumont Ave to supplement the
infill projects already viable along 5th and Euclid.

3. Ensure an on -call architect or planning staff are ready to address streamlined permitting, possibly through
the issuance of ministerial approvals, to capture
developer interest and accommodate preferred
timelines.

IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.

4. Engage property owners and potential buyers to
communicate development potential and coordinate
site planning for highest and best use which supports
this Revitalization Plan.

5. The City can be an interim owner in cases where
acquisition timing may require some short-term
assistance.

6. Assist developers with off -site improvements and
include utility upgrades, sidewalk and curb cut
improvement, and laterals. Pedestrian oriented street
lighting also may benefit additional walkable housing
infill.

PROJECT DESCRIPTION

1.4K

1.411
D. _
27 Spews
Primo Patio
Meg
iK
Fig 4-8: Development Concept for Housing at 8th + Euclid Ave Residential Yield Summary
Residential
Dwelling Units
NSF per Unit
Total GSF
FAR (Housing)
DU/Ac (Housing)
11,200 GSF
8 DU
1,400 DU
11,200 GSF

0.56 18.14

PROJECT DESCRIPTION
The housing at Euclid Ave and 8th St is accessed from
Euclid Ave while some units can be garage accessed off
the existing alley. This allows shared landscape frontage areas along the highly visible 8th frontage and interior to the project. Alternatively, compact row housing may
be accessible from Euclid Ave and 8th St in a walk-up
development type.
59 DOWNTOWN BEAUMONT REVITALIZATION PLAN

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PROJECT DESCRIPTION
Fig 4-9: Development Concept for Housing at 5th + Edgar Ave Residential Yield Summary
Residential
Dwelling Units
14,400 GSF
8 DU
NSF per Unit
Total GSF
FAR
1,400 DU
14,400 GSF

0.66 DU/Ac

16.00 PROJECT DESCRIPTION
An extended north -south alley can provide useful access to homes facing inward to this project. Spacing around
the existing cell tower may be needed for facility access and the lease agreement with the cell provided will need to be reviewed as part of site planning due diligence.

PROJECT DESCRIPTION
Y Sr•, S!
Fig 4-10: Development Concept for Housing at 5th + Maple Ave Residential Yield Summary
Residential
Dwelling Units
18,000 GSF
10 DU
NSF per Unit
Total GSF
FAR
1,400 DU
18,000 GSF

0.58 DU/Ac

14.09 PROJECT DESCRIPTION
This project offers the simplest layout, employing a single common drive aisle shared by all ground floor garages.

Unit entries face landscaped corridors along the back
and streetside frontage of this project site.

PROJECT DESCRIPTION
-
Fig 4-11: Development Concept for Housing at 5th + Michigan Ave Residential Yield Summary
Residential
Dwelling Units
NSF per Unit
32,400 GSF
18 DU
1,400 DU
Total GSF
32,400 GSF
FAR

0.55 DU/Ac

13.34 PROJECT DESCRIPTION
The two residential concepts across Michigan Ave at 6th employ straight drive aisle access to ground floor garage parking. Site depth may require a second curb cut after fire department review. The eastern -most parcel may provide an opportunity to combine parking facilities with the single story apartment to the south - creating a more efficient site plan.

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60 R I TAU Z
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5.1 SUMMARY +

OBJECTIVES
The Mobility portion of this
Revitalization Plan provides detailed
design concepts to implement roads
proposals which are part of the
adopted Downtown Area Plan in the
General Plan. Recommended new
roadway concepts will augment those
proposals for Downtown - promising a
truly walkable heart of Beaumont.

OVERVIEW: REVITALIZATION

THROUGH MOBILITY
The future of transportation in Downtown Beaumont will
emphasize active streets made vibrant and economically
resilient through human mobility. Emphasizing this in balance with cars means significant reconfiguration of Beaumont Ave and 6th St through the study area to enhance the safety and comfort of walking to homes, businesses, restaurants, and public spaces. The updated General Plan, more specifically its Downtown Area Plan element, already proposes custom street sections for Downtown that narrow travel ways - often to two lanes each way. In return, the community will benefit from greater margins of safety, public parking, street trees, and more usable sidewalks. This Revitalization Plan demonstrates how those street sections are best applied along the length of their respective roadway segments. Fundamental to these projects are two basic determinations: 1) That Downtown streets are oversized for current and future local trip volumes, even when considering assumptions made in the application of regional traffic models. The City must reclaim and re -frame the purpose

Page 1107 of 1376 ends

Beaumont City CouncilJanuary 20, 2026

Beaumont City Council
January 20, 2026