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Home My Public Portal AboutPC Agenda Packet 10.11.2022 PLANNING COMMISSION REGULAR MEETING 550 E. Sixth Street, Beaumont, CA Tuesday, October 11, 2022 - 6:00 PM Materials related to an item on this agenda submitted to the Planning Commission after distribution of the agenda packets are available for public inspection in the City Clerk’s office at 550 E. 6th Street during normal business hours. AGENDA MEETING PARTICIPATION NOTICE This meeting will be conducted utilizing teleconference communications and will be recorded for live streaming as well as open to public attendance subject to social distancing and applicable health orders. All City of Beaumont public meetings will be available via live streaming and made available on the City's official YouTube webpage. Please use the following link during the meeting for live stream access. beaumontca.gov/livestream Public comments will be accepted using the following options. 1. Written comments will be accepted via email and will be read aloud during the corresponding item of the meeting. Public comments shall not exceed three (3) minutes unless otherwise authorized by City Council. Comments can be submitted anytime prior to the meeting as well as during the meeting up until the end of the corresponding item. Please submit your comments to: nicolew@beaumontca.gov 2. Phone-in comments will be accepted by joining a conference line prior to the corresponding item of the meeting. Public comments shall not exceed three (3) minutes unless otherwise authorized by City Council. Please use the following phone number to join the call (951) 922 - 4845. 3. In person comments subject to the adherence of the applicable health orders and social distancing requirements. In compliance with the American Disabilities Act, if you require special assistance to participate in this meeting, please contact the City Clerk's office using the above email or call (951) 572 - 3196. Notification 48 hours prior to a meeting will ensure the best reasonable accommodation arrangements. 1 REGULAR SESSION 6:00 PM CALL TO ORDER Chairman Nathan Smith, Vice Chair Anthony Colindres, Commissioner Sedrick Bedolla, Commissioner Patrick Stephens Pledge of Allegiance Adjustments to Agenda Conflict of Interest Disclosure PUBLIC COMMENT PERIOD (ITEMS NOT ON THE AGENDA): Any one person may address the Committee on any matter not on this agenda. If you wish to speak, please fill out a “Public Comment Form” provided at the back table and give it to the Committee Chair or Secretary. There is a three (3) minute limit on public comments. There will be no sharing or passing of time to another person. State Law prohibits the Committee from discussing or taking actions brought up by your comments . ACTION ITEMS / PUBLIC HEARINGS / REQUESTS Approval of all Ordinances and Resolutions to be read by title only. 1. Approval of Minutes Recommended Action: Approve Minutes dated September 13, 2022. 2. Public Hearing and Consideration of a Request for a One (1) Year Extension of Time for Plot Plan PP2021-0335 Recommended Action: Hold a public hearing, and Approve a one-year extension of time for Plot Plan 2021-0335 setting a new expiration date of October 26, 2023. 3. Conditional Use Permit 2022-0065 for the New Construction and Operation of a 655 Square Foot Quick Service Coffee Shop with a Drive Thru and Walk -Up Take-Out Window for ‘Ziggi’s Coffee’ on a 0.717-Acre Parcel Located in the Beaumont Gateway Plaza in the Community Commercial (CC) Zone. (APN: 418-290-023) Recommended Action: Hold a public hearing, Conditional Use Permit CUP2022-0065, subject to the attached Conditions of Approval, and Direct staff to prepare a Notice of Exemption for the applicant to file with the Riverside County Clerk Recorder. 4. Tentative Parcel Map 38519 (PM2022-0013) for a Request to Subdivide 3.5-Acres into Three (3) Lots Ranging in Size from 0.42-Acres to 1.58-Acres within the Sundance 2 Specific Plan and Located on the Northwest Corner of Eighth Street and Highland Springs Avenue. (419-750-004) Recommended Action: Hold a Public Hearing, and Forward a recommendation of approval to the City Council to approve Tentative Parcel Map No. 38519 (PM2022-0013) for a two-year period, subject to the attached conditions of approval. 5. Vesting Tentative Tract Map 31462-26 (TM2022-0010) for a Request for a Minor Modification to Vesting Tentative Tract Map 31462-26 to Add a New Street “Josh Drive” with Connection Between Ford Street and Tukwet Canyon Parkway; and the Addition of a 0.16-Acre Pocket Park Located on Lot 80 of VTTM31462-26 in Planning Area 18A Within the Fairway Canyon Development. (Portion of 413-790-042) Recommended Action: Hold a Public Hearing; and Approve Minor Modification to Vesting Tentative Tract Map No. 31462-26 (TM2022-0010). 6. Plot Plan PP2022-0458 for the Construction and Operation of an Outdoor Storage Yard with a 400 Square Foot Office Trailer and Three (3) Storage Sheds with One (1) at 2,400 Square Feet and Two (2) at 3,000 Square Feet on a 3.40-Acre Parcel Located on the Southeast Corner of Euclid Avenue and Third Street in the Community Commercial (CC) Zone (APN: 418-210-019) Recommended Action: Hold a public hearing, Approve Plot Plan PP2022-0458, subject to the attached Conditions of Approval, and Direct staff to prepare a Notice of Exemption for the applicant to file with the Riverside County Clerk Recorder. 7. Plot Plan (PP2022-0475) and Variance (V2022-0110) for the Construction and Operation of a 75,250 Square Foot expansion to an Existing Storage Facility Consisting of Three (3) One (1) Story Buildings and Two (2) Story Buildings on 1.98-Acres, and a Variance to Encroach 10 Feet into the 1st Street Landscape Setback Located on the Northeast Corner of California Avenue and 1st Street in the Manufacturing Zone. APNs: 418 -280- 019, -021 and -023 Recommended Action: Hold a public hearing, Approve Plot Plan PP2022-0475, subject to the attached Conditions of Approval; Approve Variance V2022-0110; and Direct staff to prepare a Notice of Exemption for the applicant to file with the Riverside County Clerk Recorder. 8. Specific Plan Amendment (SP2022-00048) and Tentative Parcel Map 38232 (PM2022- 0011) to Reflect the Current Intensity of Commercial Development on the Subject 3 Parcels Including Lot Area, Setbacks, Parking, Building Colors and Landscaping; and a Request to Subdivide 17.3-Acres into Four (4) Lots for Financial Purposes. (419-260-078, -079 and -080) Recommended Action: Hold a public hearing, Forward a recommendation of approval to the City Council to adopt Specific Plan Amendment (SP2022-0008) to the Beaumont Marketplace Specific Plan, and Forward a recommendation of approval to the City Council for Tentative Parcel Map 38232 (PM2022-0011), subject to the attached Conditions of Approval. 9. Public Hearing and Consideration of Proposed Amendments to Beaumont Municipal Code Chapter 17.02 “Administration”, Chapter 17.03.120 “Permitted Uses for Base Zone Districts”, and Chapter 17.19 “Downtown Districts”. Recommended Action: Hold a Public Hearing; and Forward a recommendation of approval of the following: Revision to Chapter 17.02.020 adding subsection (F) Revision to Chapter 17.02.070 amending subsection (B) Revisions to Table 17.03-3 adding brewery, distillery and other alcoholic beverage production with or without onsite sales, tasting or consumption subject to Conditional Use Permit approval in the Commercial Neighborhood (CN), Commercial Community (CC) Manufacturing (M) and Urban Village (UV) zones Revision to Table 17.03-3 Changing self-storage facilities from Not Permitted (N) to Conditionally permitted (C) in the Urban Village Zone Revisions to Table 17.19-1 adding brewery, distillery and other alcoholic beverage production with or without onsite sales, tasting or consumption subject to Conditional Use Permit approval in all Downtown zones Revisions to Table 17.19-1 adding Public Parking Lots or Structures as a permitted use in all Downtown zones Modification of footnotes in Table 17.19-1 Revision to Chapter 17.19.040, .050, .060 and .070 removing Floor Area Ratio Requirements 4 COMMUNITY DEVELOPMENT DIRECTOR COMMENTS ADJOURNMENT The next regular meeting of the Beaumont Planning Commission is scheduled for Tuesday, November 8, 2022, at 6:00 p.m. or thereafter as noted on the posted Agenda at City Hall Beaumont City Hall – Online www.BeaumontCa.gov 5 PLANNING COMMISSION REGULAR MEETING 550 E. Sixth Street, Beaumont, CA Tuesday, September 13, 2022 - 6:00 PM MINUTES REGULAR SESSION 6:00 PM CALL TO ORDER at 6:00 p.m. Present: Chairman Nathan Smith, Vice Chair Anthony Colindres, Commissioner Sedrick Bedolla, Commissioner Patrick Stephens Pledge of Allegiance Adjustments to Agenda Conflict of Interest Disclosure PUBLIC COMMENT PERIOD (ITEMS NOT ON THE AGENDA): R. Roy – Asked for revisions to the side yard and set back standards and clarity of the zoning code. ACTION ITEMS / PUBLIC HEARINGS / REQUESTS Approval of all Ordinances and Resolutions to be read by title only. 1. Approval of Minutes Motion by Vice Chair Colindres Second by Commissioner Bedolla To approve Minutes dated: June 28, 2022 August 23, 2022 Approved by a unanimous vote. 2. TENTATIVE TRACT MAP NO. 32850 MODIFICATION TO CONDITIONS (TM2022-0009), Conduct a Public Hearing and Consideration of a Request to Amend the Conditions of Approval for Tentative Tract Map No. 32850 That Proposes to Subdivide 29.32 Acres into 95 Single-Family Residential Lots in the Residential Single-Family Zone on the West Side of Manzanita Park Road and South of Brownie Way. Public Hearing opened at 6:15 p.m. J. Garner - representing the owner/applicant asked for approval of the presented changes to the conditions of approval. Clarified with an exhibit, the elevation of the pad being much lower than originally proposed. M. Daniel - Spoke to the discussions of origination of the condition of single story 6 Item 1. homes. D. Haskiens - Clarified the modification of the conditions Public Hearing closed at 6:22 p.m. Motion by Commissioner Bedolla Second by Vice Chair Colindres To forward a recommendation to the City Council to approve the modifications to the conditions of approval for Tentative Tract Map No. 32850; with modification to 5.13 to require that a notification of the meeting be sent to the surrounding property owners in a 300 foot radius and to request that Council re-evaluate the conditions of approval. Approved by a unanimous vote. COMMUNITY DEVELOPMENT DIRECTOR COMMENTS Announcement of Upcoming Downtown Business Meeting and the addition of a new Assistant Planner and will be introduced soon. ADJOURNMENT at 6:42 p.m. The next regular meeting of the Beaumont Planning Commission is scheduled for Tuesday, September 27, 2022, at 6:00 p.m. or thereafter as noted on the posted Agenda at City Hall 7 Item 1. Staff Report TO: Planning Commissioners FROM: Christina Taylor, Deputy City Manager DATE October 11, 2022 SUBJECT: Public Hearing and Consideration of a Request for a One (1) Year Extension of Time for Plot Plan PP2021-0335 APPLICANT: Terra-Gen, LLC Background and Analysis: On October 26, 2021, the Planning Commission held a public hearing and approved Plot Plan 2021-0335 and Environmental Review Application ENV2021-0016 for the Construction and Operation of a Battery Energy Storage Project Commonly Referred to as “Terra-Gen”. The project is located at 248 Veile Avenue (APN’S: 417-110-012, 417- 130-012 and 417-130-005) in the Manufacturing (M) Zone. The project is a 100 MW/400 MWh lithium-ion stationary battery energy storage project. The project’s batteries will be installed in racks that are housed in outdoor battery energy storage system (BESS) enclosures that will be accessed from the outside via metal cabinet doors for maintenance needs. The project will be charged from the electric grid via the project’s interconnection to SCE’s existing 115 kV Maraschino substation at the Maraschino-Banning transmission line (the point of interconnection [POI]) at the Maraschino substation in Beaumont, located immediately adjacent to the project site. Energy stored in the project will then be discharged into the grid when the energy is needed, providing important electrical reliability services to the local area. The time extension is requested in part due to material supply chain delays related to batteries and also to accommodate ongoing coordination with Southern California Edison (SCE), relocation of utilities and other necessary improvements associated with the project. Beaumont Municipal Code Chapter 17.02.070 Plot Plans (J) Plot Plan Lapse in Time states the following: 8 Item 2. A plot plan permit subject to lapse may be renewed up to one additional year, provided that the applicant files an application for renewal with the Planning Director prior to the expiration date, and subject to consideration in a public hearing. The applicant has submitted a timely request for an extension (Attachment A) and staff has followed procedures for properly noticing a public hearing (Attachment F). The proposed application remains exempt from the provisions of the California Environmental Quality Act (CEQA). A 15183 Exemption Checklist was analyzed for the underlying project. Granting the extension of time will result in no change to the project and requires no additional CEQA analysis. Recommended Action: Hold a public hearing, and Approve a one-year extension of time for Plot Plan 2021-0335 setting a new expiration date of October 26, 2023. Attachments: A. Applicants Request for Extension of Time B. PP2021-0335 Conditions of Approval C. 15183 Exemption D. Site Plan E. Aerial Photograph F. Proof of Publication 9 Item 2. Minor Plot Plan for the Beaumont Energy Storage Project Temporary Laydown Yard 1 Cover Letter September 22, 2022 Carole Kendrick City of Beaumont, Planning Department 550 E. 6th Street Beaumont, CA 92223 Subject: Extension of Time Planning Application for the Beaumont Energy Storage Project PP 2021 -0335 Dear Ms. Kendrick, Beaumont ESS, LLC, an affiliate of Terra-Gen, Inc (Terra-Gen), is pleased to submit the attached Extension of Time Application for the Beaumont Energy Storage Project (Project), Plot Plan 2021-0335. Plot Plan PP2021-0335 was approved by the City of Beaumont Planning Commission on October 26, 2021, with an effective date of November 18, 2021. The Plot Plan allows for the construction and operation of a battery energy storage project on an approximately 6.9-acre area along the southeast corner of Fourth Street and Veile Avenue in the City of Beaumont. This time extension is requested to allow for material supply chain delays related to batteries and associated infrastructure. In addition, this time extension is being requested to accommodate ongoing coordination with Southern California Edison (SCE) to relocate existing utility lines to accommodate proposed street improvements along Veile Avenue associated with the Project. We are submitting the following documents as part of this application: • Time Extension Application • Project Description • Owner Affidavit Letter • Plot Plan • Elevations • Grant Deeds • Title Reports • Preliminary Water Quality Management Plan (PWQMP) • Property Owners and Labels The $565.00 filing fee plus any required credit card payment fees, will be paid via by Beaumont ESS, LLC Project Manager Michael Binder 541.980.2608 or mbinder@terra-gen.com. We look forward to continue to work with the City of Beaumont. Please reach out with any questions or comments. Sincerely, __________________________________ Susan Jennings, Dudek 10 Item 2. CITY OF BEAUMONT PLANNING DEPARTMENT CONDITIONS OF APPROVAL PLANNING COMMISSION DATE: October 26, 2021 PROJECT NAME: Beaumont Energy Storage Project PROJECT NO.: PP2021-0335 DESCRIPTION: Operation of a battery energy storage facility. APPLICANT: Beaumont ESS, LLC LOCATION: 248 Veile Avenue APN: 417-110-012, 417-130-012 & 417-130-005 PROJECT Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition. STANDARD CONDITIONS 1. The permit for the above referenced Plot Plan and property consists of all Conditions of Approval herein. 2. The use hereby permitted is for the operation of a battery energy storage facility located on Assessor Parcel Numbers 417-100-012, 417-130-012 and 417-130- 005. 3. The Community Development Director may approve minor modifications to Plot Plan PP2021-0335 that are in substantial conformance to the approved project and that do not increase impacts. All copies of the revised plans shall be dated and signed by the Director and made a part of the record. 4. Any modifications not considered in substantial conformance with PP2021 -0335 are subject to separate review and approval by the Planning and Building Departments and may require additional permits and fees. 5. The permittee shall defend, indemnify, and hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning Plot Plan PP2021-0335. The City of Beaumont will 11 Item 2. promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully in the defense, the permittee shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont. 6. This approval is subject to the City of Beaumont Municipal Code Section 17.02.070 Plot Plans are subject to timing specified in Sections (I) Plot Plan Time Limits, and (J) Plot Plan Lapse in Time. 7. The development and uses entitled pursuant to the permit shall comply with the Beaumont Municipal Code and all other applicable City of Beaumont ordinances and state and federal codes. The development of the premises shall conform substantially with that as shown on the approved site plan, unless otherwise amended by these conditions of approval. 8. Administrative Plot Plan and business license application review and approval are required prior to building permit final. 9. Final inspections will be required prior to the start of operations by the City of Beaumont Departments including the office of the Fire Marshall and the Riverside County Flood Control District. All inspections shall be performed and approved before a Certificate of Occupancy will be issued. 10. If any of the conditions of approval are violated, or if the use otherwise become a public nuisance as set forth in the Beaumont Municipal Code, the Plot Plan permit may be revoked as prescribed in the Municipal Code. 11. A valid business license shall be maintained in force at all times. 12. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the existing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modification or revocation thereof. 13. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke th e permit if nuisance conditions result from the operation. 12 Item 2. PP2021-0335 Draft Conditions of Approval Page 3 14. The project shall comply the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50. 15. Outdoor storage of motor vehicles is prohibited. 16. No vehicles may be parked on sidewalks, parkways, driveways, or alleys. Temporary parking is permitted within drive aisles 30 feet or greater in width as long as vehicles does not encroach into the required fire lane. 17. Battery racks and enclosures are prohibited from straddling any property lines, unless a parcel merger or lot line adjustment is submitted, approved and recorded. 18. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Public Works Department, and any other necessary departments or agencies. 19. This permit shall be for the benefit of the applicant in whose name the permit was issued, for the specific approved location. Transfer of the permit may be sought pursuant to Chapter 17.02.070 and 17.11.160 of the City of Beaumont Municipal Code. 20. Except for safety signage required by other provisions of law, signage is not approved as part of this project. Signage, in accordance with Beaumont Municipal Code, may be approved at a later date under a separate permit. 21. All landscaped areas shall be maintained in a healthy and thriving condition, free from weeds, trash, disease, vermin, and debris during the life of this project. 22. Prior to the issuance of a Building Permit, or Certificate of Occupancy (whichever occurs first), landscape plans shall be prepared by a Licensed Landscape Architect and submitted in conjunction with Building plan and this project shall be subject to all the requirements listed in Chapter 17.06. The plans shall indicate species, sizes and spacing of all shrubs, groundcover, and trees. 23. Prior to the issuance of a Certificate of Occupancy, all landscaping shall be installed, and irrigation shall be operational. 24. The landscape plans shall include 24” box trees on placed 40’ on center along the Minnesota Avenue/Veile Avenue westerly frontage and along the entire easterly boundary of the project site. 13 Item 2. 25. Prior to the issuance of a Certificate of Occupancy, the applicant shall construct an 8’ high decorative concrete masonry block or decorative concrete tilt-up wall on the northern, western, and southern boundary of the project as shown in Plot Plan PP2021-0335 and consistent with Beaumont Municipal Code, Chapter 17.11.160.D.2, and subject to a separate building permit. 26. Prior to the issuance of a Certificate of Occupancy, the applicant shall construct a 9’ high decorative concrete masonry block or decorative tilt-up wall on the eastern boundary of the project as shown in Plot Plan PP2021-0335 and consistent with Beaumont Municipal Code, Chapter 17.11.160.D.2 , and subject to approval of Minor Variance V2021-0092 and a separate building permit. The 9’ high wall will include an 8’ high wall and 1’ high berm. 27. Barbed wire, concertina and razor are strictly prohibited. Alternative toppers may be considered on a case-by-case basis, subject to approval by the Community Development Director. 28. An anti-graffiti coating shall be provided on all block walls, and written verification from the developer shall be provided to the City of Beaumont Planning Department. 29. Per Beaumont Municipal Code, Section 17.11.160.D.3, all structures, appurtenances, parking, and drive aisles shall be paved with asphalt or concrete. 30. Per Beaumont Municipal Code, Section 17.11.160.D.4, all outdoor facilities shall be in compliance with Chapter 8.50 Outdoor Lighting of the Beaumont Municipal Code. 31. Prior to the issuance of Building Permits for the project, a decommissioning plan, prepared to the satisfaction of the City of Beaumont, will be prepared for the project. The decommissioning plan will outline the scope, process, and timing of site decommissioning activities at the termination of project use, including the handling of any potentially hazardous materials in compliance with applicable regulations. The decommissioning plan shall be prepared in accordance with City of Beaumont Municipal Code Section 17.11.160, paragraph E Decommissioning. 32. Prior to demolition activities, a demolition permit must be obtained from the City of Beaumont. The demolition contractor will comply with City permitting requirements, which include compliance with South Coast Air Quality Management District (SCAQMD) Rule 1403 (Asbestos Emissions from Demolition/Renovation Activities), which requires surveying of structures for asbestos containing materials and formal notification of SCAQMD prior to demolition activities. Rule 1403 also provides detailed remediation, handling, and disposal instructions. Disposal of asbestos containing materials must occur at a landfill that is permitted to receive 14 Item 2. PP2021-0335 Draft Conditions of Approval Page 5 such materials. 33. During demolition activities, the demolition contractor will comply with the California Division of Occupational Safety and Health (Cal/OSHA) Lead in Construction Standard, located in Title 8, California Code of Regulations Section 1532.1. This standard requires construction crews to evaluate lead hazards prior to the initiation of demolition activities, and incorporate appropriate control and evaluation measures, including employee training, air monitoring, dust control, and record keeping. Any debris or soil containing lead -based paint or coatings would be disposed of at landfills that meet acceptance criteria specific to the type of waste. 34. Contractors on the project site will be required to comply with the following construction standards to reduce noise: A. The use of noise-producing signals, including horns, whistles, alarms, and bells, will be for safety warning purposes only. B. Construction equipment will be muffed per manufacturer’s specifications. Electrically powered equipment will be used instead of pneumatic or internal combustion powered equipment, where feasible. C. All stationary construction equipment will be placed in a manner so that emitted noise is directed away from sensitive receptors nearest the project site. 35. Nesting bird surveys shall be conducted by a qualified Biologist prior to any construction activities taking place during the nesting season to avoid potentially taking any birds or active nests. In general, impacts to all bird species (common and special status) will be avoided by conducting work outside of the nesting season (generally March 15th to September 15th), and conducting a worker awareness training. However, if all work cannot be conducted outside of the nesting season, a project-specific Nesting Bird Management Plan will be prepared to determine suitable buffers. 36. If, at any time, human remains or suspected human remains are identified within the Project Site, the Contractor will halt work in the immediate vicinity of the find and establish a buffer zone around the find. If the archaeological consultant is on - site, the archaeological consultant will oversee the level of protection. The City will be immediately notified and the City will contact the County Coroner (within 24 hours). The Coroner has the authority to examine the find in situ and make a determination as to the nature of the find: a) If the remains are determined to be human, the Coroner will determine whether or not they are likely of Native American origin. If so, the Coroner will contact the Native American Heritage Commission and the Commission will name the Most Likely Descendent (MLD). In consultation between the 15 Item 2. City, Property Owner, MLD, and consulting archaeologist, the disposition of the remains will be defined. If there is a conflict, the Native American Heritage Commission with act as a mediator. b) If the remains are determined to be archaeological, but not of Native American origin, the City, Property Owner and archaeological consultant will determine the management of the find and the removal from the site. The Property Owner would be responsible for any costs related to the removal, analysis, and reburial. c) If the remains are determined to be of forensic value, the Coroner will arrange for the removal of the remains and oversee the analysis and disposition. 37. The project will comply with the South Coast Air Quality Management District (SCAQMD) Rule 403, Fugitive Dust. The project developer will require construction contractors and subcontractors to employ the following enhanced dust control measures during construction to minimize particular matter (PM-10 and PM-2.5) emissions: a. Suspend the use of all construction equipment during first stage smog alerts. b. Apply soil stabilizers such as hay bales or aggregate cover to inactive areas. c. Prepare a high wind dust control plan and implement plan elements and terminate soil disturbance when winds exceed 25 mph. d. Stabilize previously disturbed areas if subsequent construction is delayed. e. Water exposed surfaces and haul roads 3 times/day. f. Cover all stockpiles with tarps. g. Replace ground cover in disturbed areas quickly. h. Reduce speeds on unpaved roads to less than 15 mph. i. Trenches shall be left exposed for as short a time as possible. j. Identify proper compaction for backfilled soils in construction specifications. k. Cover all trucks hauling dirt, sand, or loose material or require all trucks to maintain at least two feet of freeboard. l. Sweep streets daily if visible soil material is carried out from the construction site. 38. The project will comply with the performance measures and standard conditions of approval for energy storage facilities included in City of Beaumont Municipal Code Section 17.11.160, paragraph F Performance Measures and Standard Conditions of Approval, including: a. Facilities shall not store any products, goods, materials, or containers outside of any building on-site. 16 Item 2. PP2021-0335 Draft Conditions of Approval Page 7 b. Facilities shall comply with Chapter 9.02 Noise Control of the Beaumont Municipal Code. c. Operators shall address any nuisance, safety issues or viola tions of conditions of approval within forty-eight hours of being notified by the city that an issue exists. d. Prior to the issuance of a Certificate of Occupancy or Business License, any operator of an energy storage facility shall sign a statement acknowledging acceptance of all operational conditions of approval associated with the approved entitlements for the facility and the decommissioning plan shall be recorded against title to the to the property as a covenant running with the land. BUILDING DEPARTMENT CONDITIONS 39. It shall be unlawful for any person to engage in or permit the generation of noise related to landscape maintenance, construction including erection, excavation, demolition, alteration or repair of any structure or improvement, at such sound levels, as measured at the property line of the nearest adjacent occupied property, as to be in excess of the sound levels permitted under Chapter 9 of the Municipal Code, at other times than between the hours of 7:00 a.m. and 6:00 p.m. The person engaged in such activity is hereby permitted to exceed sound levels otherwise set forth in this Chapter for the duration of the activity during the above-described hours for purposes of construction. However, nothing contained herein shall permit any person to cause sound levels to at any time exceed 55 dB(A) for intervals of more than 15 minutes per hour as measured in the interior of the nearest occupied residence or school. FIRE DEPARTMENT CONDITIONS With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards: 40. Fire Hydrants and Fire Flow: Prior to building permit issuance, offsite water improvements shall be required. Plans for the water system shall be submitted to the fire department for review and approval. The water system shall be capable of delivering the required fire flow of 1500 GPM at 20 PSI residual pres sure for a 2- hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C. 41. Fire Department Access: Prior to building permit issuance, provide a site plan showing the fire lanes. Access roads shall be provided to within 150 feet to all portions of the exterior building walls and shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and 17 Item 2. capable of sustaining 75,000 lbs. GVW commercial developments. Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1 42. Construction plans shall be submitted to the Office of the Fire Marshal for review and approval. Final fire and life safety conditions, including operational use permitting, will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes and standards, which are in effect at the time of building plan submittal. All applicable requirements of 2019 California Fire Code Section 1206 shall be complied with. Ref. CFC 105.4.1 and 105.4.1.1 43. Upon building plan review the fire code official may require technical assistance to determine the acceptability of technologies, processes, products, facilities, materials and uses attending the design, operation or use of a building or premises subject to inspection by the fire code official, an opinion and report shall be prepared by a qualified engineer, specialist, laboratory or fire safety specialty organization acceptable to the fire code official and shall analyze the fire safety properties of the design, operation or use of the building or premises and the facilities and appurtenances situated thereon, to recomme nd necessary changes. Ref. CFC 104.7.2 44. Prior to occupancy, buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 45. Prior to occupancy, all commercial projects shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 46. Prior to occupancy, Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 47. Prior to commissioning the site, the owner/operator shall provide a site orientation and training to Riverside County Fire Personnel based on the battery storage technology installed at the site. POLICE DEPARTMENT 48. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness. 49. The applicant shall comply with all applicable local, county, state and federal 18 Item 2. PP2021-0335 Draft Conditions of Approval Page 9 regulations, including the City’s Municipal Code and the California Business and Professions Code (B&P). PUBLIC WORKS GENERAL 50. The following is a non-inclusive list of items that may be required by the Public Works Department: A. Plans: a. Street Improvement Plan b. Street Light Plan c. Landscape Plan offsite/onsite d. Precise Grading Plan e. Erosion Control Plan f. Retaining wall Plan (for line and grade only) g. Sewer Improvement Plan h. BCVWD Water Improvement Plan i. Storm Drain Improvement Plan j. Traffic Control Plan B. Reports and Studies: a. Geotechnical Report b. Stormwater Pollution Prevention Plan (SWPPP) c. Final Water Quality Management Plan (F-WQMP) d. Offsite Improvement Engineer’s Cost Estimate (ECE) e. Grading Certification f. Compaction Report C. Permits and Agreements: a. Permission to Grade and Construction agreements b. Non-interference letters c. WQMP Covenant and Agreement d. City Grading Permit e. City Dirt Haul Permit f. City Encroachment Permit g. Performance Bond h. Labor & Material Bond i. Maintenance Bond D. Survey Documents: 19 Item 2. a. Right-of-way Dedications b. Easement Dedications c. Corner Record d. Record of Survey 51. The design of public infrastructure elements shall conform to the requirements of the City General Plan, Water Quality Management Plan, Master Plans, City of Beaumont Standards, Riverside County Transportation Department (RCTD) Road Improvement Standards & Specification, Caltrans Standard Specifications and the Standard Specifications for Public Works Construction, current edition, as required by the City Engineer. 52. The design of private site improvements and grading work outside of road right of way shall conform to the latest edition of California Building Code and the City of Beaumont standards and practices. 53. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval. 54. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project. 55. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the final map, grading plan and improvement plans, where applicable. 56. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way. SURVEYING AND MAPPING 57. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act). 58. PRIOR TO ISSUANCE OF ANY BUILDING PERMIT: The applicant shall cause a surveyor to verify and/or set all property corners, r/w corners, and centerline monuments. The applicant shall cause a surveyor to file the appropriate documents and records to the County of Riverside. 59. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall provide an easement over, across and which provides ingress and egress to all private water quality, stormwater and drainage basins, to be dedicated to the City, for ingress, 20 Item 2. PP2021-0335 Draft Conditions of Approval Page 11 egress and right to inspect unless otherwise directed by the City Engineer. 60. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The applicant shall dedicate all right-of-way necessary for the construction of all streets, per separate instrument. A. Veile Avenue is designated as a 2-lane Arterial. The Applicant shall verify that the appropriate right-of-way exist and/or the Applicant shall dedicate all additional right-of-way necessary to achieve the required 40-feet half-width right-of-way per General Plan. B. Elm Avenue is designated as a local street. The Applicant shall verify that the appropriate right-of-way exist and/or the Applicant shall dedicate all additional right-of-way necessary to achieve the required 30-feet half-width right-of-way. C. Elm Avenue shall terminate along the project frontage. Additional right -of-way shall be dedicated to accommodate an offset cul-de-sac per the County of Riverside Std. 800/800A. 61. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project, including public improvements; off-site grading & construction; offsite street requirements; offsite sewer requirements; storm drain improvements; or any other requirement or condition. STREET IMPROVEMENTS 62. PRIOR TO ISSUANCE OF ENCROACHMENT PERMIT: The applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The securities shall include Faithful Performance and labor and materials for 100% of the approved Engineer’s Cost Estimate (ECE). 63. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall underground existing utility poles along the project frontage, and as necessary for transitions, in accordance with the City of Beaumont. Should the utility poles be exempt from undergrounding, as identified in the Municipal Code i.e., 17.04.100 – Utilities and 12.16.060 – Types of Facilities Exempt, the applicant shall relocate the poles sufficient to construct the improvements required as part of the development. 64. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half-width improvements for Veile Avenue, coincident with the project boundary and as necessary to safety transition to the existing improvements beyond the project boundary. The improvements shall include: 21 Item 2. A. 6” Curb and Gutter per RCTD std. 200 @ 28-feet east of centerline per RCTD std. 111. Curb height may be increased to mitigate the 10 -year storm event, as directed by the City Engineer. B. Sidewalks shall be curb-adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department. C. Street structural sections shall be designed with a Traffic Index per soils recommendations (8.0 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R-value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 5” AC/10” AB. Pavement shall be per Greenbook specifications with a base course of B-PG 64-10-R0 and a minimum 2” thick final course of C2- PG 64-10-R0. 65. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half-width improvements for Elm Avenue, coincident with the project boundary and as necessary to safety transition to the existing improvements beyond the project boundary. The improvements shall include: A. 6” Curb and Gutter per RCTD std. 200 @ 20-feet west of centerline per RCTD std. 105. Curb height may be increased to mitigate the 10-year storm event, as directed by the City Engineer. B. Sidewalks shall be curb-adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department. C. Street structural sections shall be designed with a Traffic Index per soils recommendations (5.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R-value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4” AC/8” AB. Pavement shall be per Greenbook specifications with a base course of B -PG 64-10-R0 and a minimum 2” thick final course of C2- PG 64-10-R0. 66. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct an offset cul-de-sac at the terminus of Elm Avenue, along the project frontage, per RCTD std. 800(A). Drive approaches shall be provided for existing residential driveways connecting to cul-de-sac. 67. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall replace any sidewalk, curb and gutter, drive approach, AC pavement or other improvement damaged during construction as determined necessary by the City Engineer. 68. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant 22 Item 2. PP2021-0335 Draft Conditions of Approval Page 13 shall install public streetlights along the project frontage of perimeter streets, or as directed by the City Engineer, in accordance with the City of Beaumont Approved Street Lighting Specifications. The Applicant shall coordinate with Public Works before submitting street light plans. 69. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall have a Geotechnical Engineer investigate the existing roadway section of all streets coincident with the project frontage. The geotechnical report shall recommend one, or a combination of, the following conditions based on the existing condition and minimum requirements: A. Perform a crack fill and slurry coat from street centerline to edge of gutter B. Grind (0.17’ Min.) and overlay from street centerline to edge of gutter C. Full-section removal and replacement as necessary 70. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall design and install offsite landscaping and supporting irrigation system. All irrigation and landscaping associated with this project will be privately maintained. GRADING AND DRAINAGE IMPROVEMENTS 71. PRIOR TO ISSUANCE OF A GRADING PERMIT: The stormwater generated within the development shall be captured into appropriate drainage facilities. The stormwater shall be treated per the requirements of the WQMP, if applicable. The drainage facilities shall be designed to accommodate a 100-year storm flow event. 72. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board. 73. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board. 74. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later. 23 Item 2. 75. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department. 76. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall provide written evidence to the City Engineer that the appropriate California Department of Fish and Wildlife notification pursuant to Sections 1601/1603 of the California Fish and Game Code has taken place or obtain an “Agreement Regarding Proposed Stream or Lake Alteration” (Section 1601/1603 Permit) should any grading be proposed within or along the banks of any natural wat ercourse. 77. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall provide written evidence to the City Engineer that the alteration of any watercourse or wetland complies with the US Army Corps of Engineers (Corps) Nationwide Permit Conditions or obtain a permit under Section 404 of the Clean Water Act should any grading or construction be proposed within or along the banks of any natural watercourse or wetlands where the Corps has jurisdiction. 78. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant s hall provide written evidence to the City Engineer that a permit was obtained under Section 401 of the Clean Water Act should any activities result in a discharge of fill material into waters of the United States. 79. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation. 80. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations. 81. PRIOR TO ISSUANCE OF A GRADING PERMIT: a final project- specific Water Quality Management Plan (F-WQMP) shall be submitted to Public Works Department. The WQMP shall incorporate, but not limited to, the following: site design BMP’s, applicable source control BMP’s, treatment control BMP’s, long term operation and maintenance requirements, and inspection and maintenance checklist. Maintenance and funding requirements shall be outlined in the WQMP for the maintenance of the development BMP’s. The post construction Best Management Practices (BMPs) outlined in the approved final project specific WQMP shall be incorporated in the improvement plans. 82. PRIOR TO ISSUANCE OF A GRADING PERMIT: the applicant shall record a “Covenant and Agreement” with the County Recorder establishing the requirement 24 Item 2. PP2021-0335 Draft Conditions of Approval Page 15 to implement and maintain the BMPs described in the approved project specific WQMP. 83. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant. 84. PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY (COO): The Applicant shall provide adequate provisions to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties. 85. PRIOR TO FOUNDATION TRENCHING: The applicant shall submit a soil compaction report to the City for review and approval. 86. PRIOR TO OBTAINING A BUILDING PERMIT: The applicant shall pay all applicable development fees as indicated on the fee schedule, current at the time of permit, available from the City, may including, but not limited to the following: A. Fire Protection Impact B. Police Facilities Impact C. Public Facility D. Streets and Bridges Impact E. Traffic Signal Impact F. Railroad X'ing Impact G. General Plan H. Emergency Preparedness I. Recycled Water Facility J. Sewer Application K. Sewer Capacity L. Sewer Area Benefit Fees M. MSHCP N. TUMF SEWER IMPROVEMENTS 87. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): If the Project requires sanitary sewer services, the sanitary sewer system shall be designed and constructed to collect and convey sewage to the City’s Wastewater Treatment Plant in accordance with the Master Sewer Plan, Beaumont Municipal Code, 25 Item 2. Eastern Municipal Water District (EMWD), and Health Department requirements. 88. PRIOR TO CONNECTING TO A PUBLIC SEWERAGE SYSTEM: The applicant shall pay all applicable sewer connection fees. 89. PRIOR TO CONNECTING TO A PUBLIC SEWERAGE SYSTEM: The applicant shall ensure that the downstream sewer facilities have sufficient capacity. WATER IMPROVEMENTS 90. PRIOR TO ISSUANCE OF OCCUPANCY PERMIT (COO): The applicant shall be responsible for obtaining potable water and reclaimed water for the development. 91. PRIOR TO ISSUANCE OF OCCUPANCY PERMIT (COO): The applicant shall comply with the requirements of the Beaumont Cherry Valley Water District. 92. PRIOR TO ISSUANCE OF OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 93. PRIOR TO ISSUANCE OF OCCUPANCY PERMIT (COO): The applicant shall ensure all fire hydrants; air vacs and other above ground water facilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations as approved by the City Engineer. 94. The Plot Plan approval shall take effect November 18, 2021. End of Conditions 26 Item 2. _______________________________________________ Print Form Notice of Exemption Appendix E From: (Public Agency): ____________________________To: Office of Planning and Research P.O. Box 3044, Room 113 _______________________________________________Sacramento, CA 95812-3044 County Clerk (Address) ___________________________ ___________________________ County of: __________________ Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific: Project Location - City: ______________________ Project Location - County: Description of Nature, Purpose and Beneficiaries of Project: _____________________ Lead Agency Contact Person: ____________________________ Area Code/Telephone/Extension: _______________ If filed by applicant: 1.Attach certified document of exemption finding. 2.Has a Notice of Exemption been filed by the public agency approving the project? Yes No Signature: ____________________________ Date: Signed by Lead Agency Signed by Applicant Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR: Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. _______________ ______________ Title: _______________________ Revised 2011 Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Project: ________________________________________________ Exempt Status: (check one): Ministerial (Sec. 21080(b)(1); 15268); Declared Emergency (Sec. 21080(b)(3); 15269(a)); Emergency Project (Sec. 21080(b)(4); 15269(b)(c)); Categorical Exemption. State type and section number: ____________________________________ Statutory Exemptions. State code number:______________________________________________ CEQA (C) and/or State CEQA Guidelines (G) Exemptions. Section number:____________________ Reasons why project is exempt: x G 15183 City of Beaumont Beaumont Energy Storage Project Beaumont ESS, LLC Beaumont Riverside City of Beaumont Beaumont ESS, LLC Christina Taylor (951) 572-3212 10/27/2021 Community Development Director 550 E. 6th Street Beaumont, CA 92223 Riverside The Beaumont Energy Storage Project (Project) is a 100-megawatt/400 megawatt-hour lithium-ion stationary battery energy storage project. The Project will store energy during low demand times for release during higher demand times. The Project will provide essential regional and local electrical grid reliability. APN: 417-110-012, 417-130-012, 417-130-005 e/s Veile Ave. s/o 4th St. The project is consistent with the development density established by existing zoning and general plan policies for which an Environmental Impact Report (EIR) was certified. There are no project specific effects that are peculiar to the project or its site. There are no project specific impacts that the General Plan Update (GPU) EIR failed to analyze as significant effects. There are no potentially significant off-site and/or cumulative impacts that the GPU EIR failed to evaluate. There is no substantial new information that results in more severe impacts than anticipated by the GPU EIR. n n 27 Item 2. ((9(,/($9(18((/0$9(18( 5 5 5 555 ;;;;;;;;;;;;;;-%096:*5$8;7;)056:%'3$'096:*56:%'3$'-%$8;7;)05;;;;;;;;;;;;;;352326(''5$,1$*($1':$7(548$/,7<$5($ 52: 5(6(59('%<5(62/87,21 52: 5(6(59('%<5(62/87,21 52: (;,67,1*68%67$7,216:,7&+<$5'5 5 7<35 68%67$7,21 5 7<3 1??B&$'?B&LYLO?&633ORWGZJ$0)UHG%DQILHOG5(9,6,216 '$7( &200(1735(3$5(')25'$7(6+((7'$7( /,&(16(12,+(5(%<&(57,)<7+$77+,63/$1:$635(3$5('%<0(2581'(50<',5(&7683(59,6,21$1'7+$7,$0$'8/</,&(16('352)(66,21$/(1*,1((581'(57+(/$:62)7+(67$7(2)&$/,)251,$3('DWH /LFHQVH3KRQH :KLWHZDWHU'ULYH6XLWH)D[ 0LQQHWRQND01ZHVWZRRGSVFRP:HVWZRRG3URIHVVLRQDO6HUYLFHV,QF(O&DPLQR5HDO6XLWH6DQ'LHJR&$$%&'()*%HDXPRQW%DWWHU\(QHUJ\3URMHFW&LW\RI%HDXPRQW&$35(/,0,1$5<6,7(3/$1 352326('(;7(5,25/,*+7%$77(5<(1&/2685(522)02817('+9$&6<67(03&6$8*0(17$7,21%$77(5</(*(1'352326(''5$,1$*(321'$5($)2(;),%(5237,&/,1(*$6(;7(/(3+21(/,1(32+(;*$63,3(/,1(78*(;29(5+($'32:(5(;75((/,1()7352326('$&&(6652$'352-(&7%281'$5<5,*+72):$</,1(66(&7,21/,1(6($6(0(17/,1(6352326('%$77(5</(*(1'38*(;81'(5*5281'32:(53$5&(//,1(6352326('6(7%$&.%281'$5<&217$,1(5 3&6(;)(1&(352326(',17(59$/&217285352326(',1'(;&217285(; ,17(59$/&217285(; ,1'(;&217285 &200(5&,$/'5,9(:$<&211(&7,21352326(' :,'(*$7(:,7+.12;%2;)25),5($1'6,7($&&(66352326(' 35,9$7('5,9(:$< ),5(/$1(*5$9(/352326('6:,7&+*($5352326('6:,7&+%2$5'352326('75$16)250(5352326('-81&7,21%2;352326('/,*+732/(352326(' &+$,1/,1.)(1&(352326(' 6&5((1:$//6,7(,1)250$7,21$66(662563$5&(/180%(53$5&(/ $313$5&(/ $313$5&(/ $3126,7(/2&$7,219(,/($9(18(&,7<-85,6',&7,21 &,7<2)%($80217&$/,)251,$727$/6,7($5($ $&5(63$5&(/ $&5(63$5&(/ $&5(63$5&(/ $&5('6727$/352326('/$1'6&$3,1* $&5(65:'(',&$7,21 $&5(6/$1'86('(6,*1$7,21 ,1'8675,$/=21,1*'(6,*1$7,21 00$18)$&785,1*352326('=21,1* 00$18)$&785,1*(;,67,1*86( 9$&$17%8,/',1*6(7%$&.)5217 5($5 3/86 )25(9(5<)22729(5 6,'( /$1'6&$3(6(7%$&. 5,*+72):$<727$/3$5.,1*67$//65(48,5(' 727$/3$5.,1*67$//63529,'(' 127(6 6,7($5($627+(57+$1/$1'6&$3($1'%,25(7(17,21:,//%(*5$9(/3$5&(3$5&(/5&($5$$55(////////((((5&(3$53$$$3$3$333$$$$$5$55555&3$(///(($5&(&($$$$//(/((((((((((((((((((((((///////(/((3$5&(3$5&(3$33$$3$$3$$3$3/((/(28 Item 2. *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS Legend Terra Gen PP2021-0335 Aerial Photograph Notes REPORT PRINTED ON...6/18/2021 11:53:55 AM 0 1,539770 Feet County Centerline Names County Centerlines Blueline Streams City Areas World Street Map 29 Item 2. 30 Item 2. 31 Item 2. Staff Report TO: Planning Commissioners FROM: Carole Kendrick, Planning Manager Katie Jenson, Assistant Planner DATE October 11, 2022 SUBJECT: Conditional Use Permit 2022-0065 for the New Construction and Operation of a 655 Square Foot Quick Service Coffee Shop with a Drive Thru and Walk-Up Take-Out Window for ‘Ziggi’s Coffee’ on a 0.717-Acre Parcel Located in the Beaumont Gateway Plaza in the Community Commercial (CC) Zone. (APN: 418-290-023) APPLICANT: Jack Lanphere Background and Analysis: The applicant is requesting approval of one (1) application that was submitted on April 14, 2022. The project proposes to construct a 655 square foot building on an existing partially developed property. The proposed building will be used for a quick service drive-thru coffee shop which includes walk-up takeout orders with no indoor dining but does include two (2) outdoor tables on a 0.717-acre parcel located on the south side of First Street, west of Beaumont Avenue. Conditional Use Permit No. CUP2022-0065 is required by the Beaumont Municipal Code per Section 17.02.100 and Table 17.03-3 for particular uses. Restaurants with a drive-thru are uses subject to a Conditional Use Permit in Community Commercial Zone. The subject property is part of a larger planned development called the Beaumont Gateway Plaza that was approved on December 12, 2006. The overall development allowed for a gas station with a 1,400 square convenience store and a car wash, two (2) drive thru restaurants with 3,200 square feet each, 6,935 square foot multiple tenant building for retail and service uses and 33,000 square feet dedicated to research and development uses. On February 12, 2008, the Planning Commission approved a modification to the Beaumont Gateway Plaza to modify the research and development uses to a 10 -bay 32 Item 3. carwash facility and 14-bay automobile service facility showroom. The approved site plan is provided as Attachment G to this staff report. The applicant did process a Preliminary Review (PLAN2021-0702) application in late 2021 to obtain written comments from staff on the conceptual design . The main concerns raised during the preliminary review process included providing restroom facilities, a trip generation letter and the requirement for a Preliminary Water Quality Management Plan (PWQMP). The applicant formally submitted their application in April 2022, post adoption of the updated General Plan and Zoning Code update. The subject use is located within the Community Commercial (CC) Zone and has a General Plan land use designation of General Commercial. The in addition to the requirement of a Conditional Use Permit, the updated Zoning Code includes several footnotes to Table 17.03-3, that identifies two (2) footnotes for restaurants with drive-thru uses, which are as follows: 2. These uses shall not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center. 3. New fast-food restaurants should not be located within 1,000 feet of another fast-food restaurant. The subject site is slightly located under 100 feet from Mojave River Academy, which is an Independent Study Charter School. The Academy does not provide any onsite instruction, so there is no interference with the receptors identified in footnote No. 2. The proposed drive-thru will be located slightly under 100 feet from the existing Jack in the Box drive-thru restaurant, however the Beaumont Municipal Code language states that it should be 1,000 feet and not shall, which provides flexibility on a case -by-case basis. Due to the location, access and site constraints, a non -drive-thru use would likely not be feasible at this location. In addition, the site is located behind existing buildings and provides limited visibility. Project Setting: The 0.717-acre site is primarily undeveloped pad with parking and drive aisle on the eastern portion of the property. The subject site is located within a retail shopping center that includes curb, gutter, sidewalk, off-site landscaping improvements that were installed when the center was originally constructed. The parcel to the south is currently 33 Item 3. vacant commercially zoned property. To the north is the existing developed 84 Lumber, to the west is the existing So Cal Gas Company, to the east is the existing developed Beaumont Gateway Plaza that includes the Mojave River Academy, Subway, a Shell gas station, convenience store and carwash, Jack in th e Box drive-thru restaurant, and a future Zendaja’s drive-thru restaurant. The project setting can also be seen in the following materials attached to this staff report:  General Plan Land Use Map (Attachment C)  Zoning Map (Attachment D)  Aerial Photograph (Attachment E) The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following Table. LAND USE GENERAL PLAN ZONING PROJECT SITE Vacant Land GC (General Commercial) CC (Community Commercial) NORTH 84 Lumber GC (General Commercial) CC (Community Commercial) SOUTH Vacant Land GC (General Commercial) CC (Community Commercial) EAST Beaumont Gateway Plaza GC (General Commercial) CC (Community Commercial) WEST So Cal Gas Company I (Industrial) M (Manufacturing) Site Design: The site currently is a primarily vacant pad within an existing developed shopping center. The center comprises of six (6) parcels. The subject property is in the 34 Item 3. northwest corner of the overall planned development and will complete the development along Beaumont Avenue frontage. The subject property includes existing developed parking spaces and a drive aisle that are located on the west side of the Shell Gas Station. The project will modify the existing on-site improvements on the subject parcel to provide adequate circulation and parking. The project is proposing to construct a 655 square foot quick service coffee shop with a drive thru and walk-up take-out window. This project will not provide indoor seating but will provide two (2) tables for outdoor seating. The building is situated in the northwest corner of the subject parcel with the drive-thru on the south side of said building. The drive thru wraps around the center of the parcel in a horseshoe design with the entrance and exit on the south end of parcel. Upon entering the dual drive thru on south end of the parcel it wraps along the west side of the building and merges into one (1) lane, leading you to the window on the southside of the building, and exits on the east. The walkup area for takeout is located on the eastside of the building with access by a paved pathway from the parking lot area located on the east side of the parcel. The new parking fields are located to the southeast of the of the building. As previously mentioned, there is existing parking that is under the ownership of the subject parcel. The site is accessed from existing driveways for the center that are located on Beaumont Avenue and First Street. The attached Development Plans (Attachment B) include the site layout, grading, elevations and conceptual landscaping. Architecture: The building design is contemporary and modern, while complementing the existing adjacent buildings. The color palette consists of earth tones that blend in the adjacent buildings, presented in predominantly two shades of color: A light tan and a medium dark brown. The building features two (2) accents of materials which consist of a warm, earth tone colored stone wainscot veneer, and portions of horizontal corrugated metal panels that bring a unique and modern character to the building, in addition to decorative scoring and cantilever awnings. 35 Item 3. Circulation and Parking: Per Beaumont Municipal Code Table 17.05-1 fast food restaurants are calculated at one (1) space per 100 square feet of gross floor area, but not less than 10 spaces. The proposed drive-thru restaurant will require a minimum of 10 parking spaces. The Municipal Code table also includes footnote 1 that requires a minimum standard vehicle stacking capacity in a drive-thru lane at eight (8) vehicles. The project is proposing to provide 16 parking stalls and stacking for 14 vehicles exceeding the minimum stacking requirement established by the Beaumont Municipal Code. In addition, the applicant prepared a stacking study to demonstrate that the proposed project provides adequate stacking (see Attachment I). Hours of Operation: The quick service restaurant is proposing hours between 7am to 7pm, seven (7) days a week, as indicated in the applicant statement of operations (see Attachment F). Multi-Species Habitat Conservation Plan (MSHCP) : The project is found to be consistent with the MSHCP. The project is located outside of any MSHCP criteria area and mitigation is provided through payment of the MSHCP Mitigation Fee. Development Review Committee (DRC): The Development Review Committee reviewed for the project for design on April 21, 2022, and August 18, 2022. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of approval. Environmental Documentation: This project is exempt from review under the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 in that information contained in the project file and documents incorporated herein by reference demonstrates that: Conditional Use Permit CUP2022-0065 is consistent with the General Commercial General Plan designation and all applicable General Plan policies as well as the applicable zoning designation of Community Commercial; the proposed project site is located within the boundaries of the City of Beaumont; Conditional Use Permit CUP2022-0065 has no value as habitat for endangered, rare or threatened species; there is no substantial evidence in the record that Conditional Use Permit CUP202 2- 0065 will result in significant effects related to traffic, noise, air quality or water quality in that the proposed design incorporates and otherwise is subject to air and water quality 36 Item 3. resource agency design requirements to avoid harmful effects; and the site is or can be adequately served by all required utilities and public services. As such, the project meets the criteria for application of a Class 32 (In-Fill Development) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project. In addition, a Negative Declaration was prepared and adopted on December 12, 2006, under 06-ND-06 for the overall project. The project as proposed is consistent with the previously adopted Negative Declaration. Public Communications Received: Property owners located within a 300-foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10-day hearing notice in addition to a public notice in the Press Enterprise. At the time of report preparation, the Planning Department has not received any letters of comment from the public in favor or opposition to the project. Any comments received prior to the time of the scheduled Planning Commission meeting will be provided to the Commission at the time of the public hearing. A proof of publication is included as Attachment H to this staff repor t. Planning Commission Authority: The Community Commercial zone allows fast food restaurants with a drive thru as a conditionally permitted use, per Table 17.03-3 subject to approval of a Conditional Use Permit. The Beaumont Municipal Code Section 17.02.100.F authorizes the Planning Commission to approve, conditionally approve, or deny the application. Conditional Use Permit Findings: The Planning Commission may approve and/or modify a Conditional Use Permit in whole or in part, with or without conditions, provided that all of the following findings of fact are made: 1. The proposed uses conditionally permitted within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance. The project is subject to and is consistent with the Development Standards for the Community Commercial (CC) zone. The zoning allows fast -food restaurants with a drive-thru subject to a conditional use permit. 37 Item 3. 2. The proposed uses would not impair the integrity and character of the zone in which it is to be located. The subject property is zoned Community Commercial (CC) allows fast-food restaurants with a drive-thru subject to a Conditional Use Permit. The site is located in an area that is surrounded by currently zoned Community Commercial (CC) properties and will not impair the integrity or character of the zone. 3. The subject site is physically suitable for the type of land use being proposed. The project is in a commercial area that is primarily developed with the exception of the vacant lot to the south which is part of the overall planned development referred to as the Beaumont Gateway Plaza. The is generally flat and is located in a partially developed project and is suitable for commercial development. 4. The proposed uses are compatible with the land uses presently on the subject property. The project is in a commercial area that is primarily developed, with the exception of a vacant lot to the south that is part of the overall planned development. The is generally flat, partially developed and is suitable for commercial development. 5. The proposed uses would be compatible with existing and future land uses within the zone and the general area in which the proposed use is to be located. The zoning for the project site is Community Commercial (CC) and the land use designation is and General Commercial (GC). The proposed project is surrounded by property that is currently zoned Community Commercial and designated as General Commercial in the General Plan. The site is surrounded by developed land, with the exception of the vacant lot to the south which is part of the overall planned development referred as the Beaumont Gateway Plaza. The proposed uses are compatible with the surrounding commercial zoned properties. 6. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety. The site is served by the Beaumont-Cherry Valley Water District for water services and the City of Beaumont for sewer disposal system. Electricity will be provided by 38 Item 3. Southern California Edison and natural gas will be provided by the Southern California Gas Company. Solid waste and refuse services are provided by Waste Management, Inc. on behalf of the City of Beaumont. The site can be adequately served and will not be detrimental to public health and safety. 7. There would be adequate provisions for public access to serve the subject proposal. There is adequate access to the site as determined by the City’s public safety departments. The site has access from Beaumont Avenue and First Street. 8. The proposed use is consistent with the objectives, policies, general land uses, and programs of the City of Beaumont General Plan. The proposed project is in conformance with the General Plan for the City of Beaumont. The land use designation for the project site is General Commercial (GC). The proposed development is consistent with the General Plan policies. 9. The proposed use would not be detrimental to the public interest, health, safety, convenience, or welfare. The proposed project meets all the development standards under the Community Commercial zoning, which is intended to protect the public interest, health, safety, convenience, or welfare. The quick service restaurant with a drive -thru will provide a convenience for the public that will not be detrimental to public health, safety or welfare. 10. The proposed design and elevations preserve and maximize the image, character, and visual quality of the neighborhood. The proposed design and elevations are compatible with the commercial development to the east and will provide a consistent image that compliments the character of the commercial properties that are developed in the Beaumont Gateway Plaza. 11. The Planning Commission shall find that the proposed use does not have a disproportionately high and adverse human health or environmental effect on minority and low-income populations. 39 Item 3. This use will not have an adverse effect on humans or the environment for any population. The proposed project will provide a quick service restaurant to serve all income levels of the population. 12. This subsection G shall apply only to the uses identified in Chapter 17.03. This subsection shall not invalidate any conditional use permit for an operation facility but shall be complied with prior to issuance of a building permit for all projects which no building permit has been issued upon the effective date of this provision. Recommended Action: Hold a public hearing, Conditional Use Permit CUP2022-0065, subject to the attached Conditions of Approval, and Direct staff to prepare a Notice of Exemption for the applicant to file with the Riverside County Clerk Recorder. Attachments: A. Draft Conditions of Approval B. Development Plan C. General Plan Land Use Designation Map D. Zoning Map E. Aerial Photograph F. Applicant’s letter dated April 14, 2022, regarding the statement of operations G. Beaumont Gateway Plaza 06-PP-06 Approved Site Plan H. Proof of Publication I. K2 Traffic Stacking and Trip Generation Study Incorporated herein by Reference: City of Beaumont General Plan City of Beaumont Zoning Ordinance Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map Contents of City of Beaumont Planning Department Project File CUP2022-0065, PLAN2021-0702, 06-PP-06 & 06-ND-06 40 Item 3. CITY OF BEAUMONT PLANNING DEPARTMENT DRAFT CONDITIONS OF APPROVAL PLANNING COMISSION DATE: October 11, 2022 PROJECT NAME: ZIGGI’S COFFEE PROJECT NOS.: CUP2022-0065 DESCRIPTION: A request for a commercial development on an approximately 0.717-acre site, to construct and operate a 655 square foot quick service coffee shop with a drive thru located in the Beaumont Gateway Plaza in the Community Commercial (CC) Zone. APPLICANT: Jack Lanphere LOCATION: South of 1st Street on the west side of Beaumont Avenue APN: 418-290-023 Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition. STANDARD CONDITIONS 1. The permit for the above referenced Conditional Use Permits consists of all Conditions of Approval herein. All Conditions of Approval for CUP2022-0065 and other related approvals are still in effect. 2. The use hereby permitted is for the establishment of a quick service coffee shop with a drive thru located on south of 1st Street on the west side of Beaumont Avenue (APN 418-290-023). 3. The Community Development Director may approve minor modifications to the site plan that are in substantial conformance to the approved project and that do not increase impacts. All copies of the revised plans shall be dated and signed by the Director and made a part of the record. 4. The permittee shall defend, indemnify, an d hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning Conditional Use Permit CUP2022-0065. The City of Beaumont will promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully in the 41 Item 3. defense, the permittee shall not, thereafter, be res ponsible to defend, indemnify, or hold harmless the City of Beaumont. 5. This approval is subject to the City of Beaumont Municipal Code Section 17.02.100 Conditional Use Permits and is subject to timing specified in Sections (J) Conditional Use Permit Time Limits, (K) Conditional Use Permit Lapse in Time, (L) Conditional Use Permit Renewal and (M) Lapsing in Conditional Use Permit. 6. Administrative Plot Plan and business license application review and approval are required prior to occupancy of the building or sales of any items. 7. Occupancy inspections will be required prior to the start of operations by the Building & Safety, Planning, Police, and Fire Departments. All inspections shall be performed and approved before a Certificate of Occupancy will be issued by the Building and Safety Department. 8. If any of the conditions of approval are violated, or if the use otherwise become a public nuisance as set forth in the Beaumont Municipal Code, the conditional use permit may be revoked as prescribed in the Municipal Code. 9. For Sales Tax Purposes, this location shall be the “Point -of-Sale” for all transactions conducted. 10. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the existing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modifica tion or revocation thereof. 11. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke the permit if substantial problems result from the operation. 12. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Health Department, and any other necessary departments or agencies. 13. This permit shall be for the benefit of the applicant in whose name the permit was issued, for the specific approved location. The permit shall not be transfe rrable to another individual or location. 14. An anti-graffiti coating shall be provided on all block walls including the trash enclosure, and written verification from the developer shall be provided to the City of Beaumont Planning Department. 42 Item 3. CUP2022-0065 Draft Conditions of Approval Page 3 15. The project shall comply the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50. 16. Outdoor lighting systems in the Commercial/Industrial zone shall be turned off or reduced in lighting by at least 50 percent beginning at 10:00 pm. or clos e of business, whichever is later, until dawn or the start of business, whichever is sooner. When possible, the lighting system shall be turned off rather than reduced in lighting level. Lighting shall be equipped with controls for photocell on and time off. 17. All signage shall be developed in conformance with the Beaumont Gateway sign program. Where the sign program is silent the zoning ordinance of the Beaumont Municipal Code, Chapter 17.07 shall apply. Any new signage on the site is subject to a sign permit application from the City of Beaumont. 18. The hours of operation for the quick service restaurant with a drive shall be a from 7am to 7pm, 7 days a week. 19. Outdoor merchandise displays are not permitted as part of this project. 20. No outdoor activities are permitted within the parking area without an approved Temporary Use Permit. 21. No vehicles may be parked on sidewalks, parkways, driveways, or alleys. 22. Prior to the issuance of a building permit, the construction drawings shall include the installation of a grease interceptor or grease removal device per the Plumbing Code. BUILDING DEPARTMENT CONDITIONS 23. A legal address assigned by the Building Division will be required prior to submittal of any plan check documents to the Building Division. Please coordinate directly with Building for required application, fees, and documentation required. This address must be posted on the site at all times. 24. Address shall be posted in a manner approved by the Fire Chief of Riverside County or the Fire Chief’s designee. 25. The proposed use requires construction drawings to be submitted to the Department of Building and Safety for plan review, building permits and building inspections. 43 Item 3. CUP2022-0065 Draft Conditions of Approval Page 4 26. Provide note on plans that “Dig Alert (811) shall be contacted prior to any excavation in accordance with government code section 4216”. 27. All new structures shall be designed in conformance to the latest design standards adopted by the State of California in the California Building Standards Code, Title 24, California Code of Regulations (CBC, CRC, CEC, CMC, CPC and Green Building Standards) and City of Beaumont Ordinances including requirem ents for allowable area, occupancy separations, fire suppression systems, etc. 28. The proposed new building requires construction drawings to be submitted to the Building Department for plan review, building permits and inspections. 29. Access, sanitary facilities, and parking shall comply with Title 24 Accessibility Requirements with the currently adopted California Building Code for Common Use Areas. 30. At least 1 accessible route shall be provided within the site from accessible parking spaces and accessible parking loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. If more than 1 route is provided, all routes must be accessible. 31. Electronic plan submittals are required and shall be submitted to Permits@beaumontca.gov 32. Upon plan check submittal and after review of the submitted plans, specifications and documents, additional requirements may be required. 33. The proposed new development is subject to the payment of School Fees as required by law. The applicant is required to submit a Certificate of Compliance from the school district(s) to obtain building permits from the City. 34. Permit fees shall be paid in accordance to the City’s adopted fee schedule at the time of building permit issuance. 35. The proposed new development is subject to the payment of Transportation Uniform Mitigation Fee (TUMF). 36. The proposed new development may be subject to the payment of Multiple Speci es Habitat Conservation Plan (MSHCP). 44 Item 3. CUP2022-0065 Draft Conditions of Approval Page 5 37. Riverside County Health Department approval will be required prior to permit issuance. An original set of the approved plans will need to be provided to the City of Beaumont. FIRE DEPARTMENT CONDITIONS With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards: Prior to Building Permit Issuance: 38. Fire Hydrants and Fire Flow: A current fire flow report from the local water purveyor shall be required. Fire flow shall be determined by using Appendix B of the California Fire Code and shall be based on the building construction type and tot al square footage. Where the water system is not capable of meeting the fire flow demands water improvements shall be required. The required fire flow for this structure is 1500 gpm at 20 psi for a 2 hour minimum duration. 39. Fire Department Access: Prior to building permit issuance, provide a site plan showing the fire lanes. Access roads shall be provided to within 150 feet to all portions of the exterior building walls and shall have an unobstructed width of not less than 24 feet. The construction of the access roads shall be all weather and capable of sustaining 75,000 lbs. over two axels for commercial developments. Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1 40. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. Prior to Final Approval: 41. Fire Department Inspection: A fire department inspection is required prior to occupancy/business license approval. Please contact Kylie Tillema at (951) 572 -3225 or ktillema@beaumontca.gov to schedule. 45 Item 3. CUP2022-0065 Draft Conditions of Approval Page 6 42. Addressing: All commercial buildings shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 43. Knox Box: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. Ref. CFC 506.1 POLICE DEPARTMENT 44. All exterior lighting on the site shall remain functional and be kept on during all hours of darkness. Exterior lighting shall be sufficient to illuminate the storefront during all hours of darkness. Any proposed outside lighting shall be in compliance with the City’s Lighting Ordinance, Chapter 8.50, of the City of Beaumont Municipal Code. 45. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness. 46. Remove litter daily from the premises, adjacent sidewalks and parking lots under site’s control and sweep/clean these areas weekly. 47. Remove graffiti from premises and parking lot. 48. Have no more than 33% of the windows covered with advertising or signs. 49. The applicant shall comply with all applicable local, county, state and federal regulations, including the City’s Municipal Code and the California Business and Professions Code (B&P). PUBLIC WORKS General 50. The following is a non-inclusive list of items that may be required by the Public Works Department: A. Plans: i. Precise Grading Plan ii. Erosion Control Plan iii. Retaining Wall Plan (for line and grade only) 46 Item 3. CUP2022-0065 Draft Conditions of Approval Page 7 iv. Composite Onsite Utility Plan B. Reports & Studies: i. Grading & Pad Certification ii. Compaction Report C. Permits and agreements: i. A. WQMP Covenant and Agreement ii. B. City Grading Permit iii. C. City Dirt Haul Permit iv. D. City Encroachment Permit 51. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval. 52. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project. 53. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable. 54. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way. Surveying & Mapping 55. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act). 56. PRIOR TO ISSUANCE OF ANY BUILDING PERMIT: The applicant shall verify and/or set all missing property corners, r/w corners, and centerline monuments. 47 Item 3. CUP2022-0065 Draft Conditions of Approval Page 8 Subsequently, the applicant shall cause the surveyor to file the appropriate documents and records to the County of Riverside. Grading and Drainage Improvements 57. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design the drainage facilities to capture and convey the 100 -year storm event. 58. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design the drainage facilities to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties. 59. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board. 60. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later. 61. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department. 62. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall submit for review and approval, a Final WQMP (F-WQMP). The F-WQMP shall be in substantial conformance with the approved preliminary Project -Specific WQMP and the document “Water Quality Management Plan – A Guidance Document for the Santa Ana Region of Riverside County,” dated October 2012 (Guidance Document). 63. PRIOR TO ISSUANCE OF GRADING PERMIT: The Applicant shall record a “Covenant and Agreement” with the County Recorder, or other instrument acceptable to the City, to inform future property owners of the requirement to implement the approved project-specific WQMP. 48 Item 3. CUP2022-0065 Draft Conditions of Approval Page 9 64. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations. 65. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board. 66. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation. 67. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant. 68. CONCURRENT WITH GRADING OPERATIONS: The Applicant shall construct temporary drainage facilities and erosion control measures to minimize erosion and silt deposition. 69. PRIOR TO FOUNDATION TRENCHING: The applicant shall submit a soil compaction report to the City for review and approval. 70. PRIOR TO OBTAINING ANY BUILDING PERMIT: The applicant shall submit pad certifications letters and pad compaction reports to the City for review and Approval. Sewer Improvements 71. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The public sanitary sewer system shall be completed and connected to the existing municipal sewer system. 49 Item 3. CUP2022-0065 Draft Conditions of Approval Page 10 72. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims shall be set flush with the finished surface Per the City of Beaumont’s paving and manhole cover detail. 73. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall repair the sewer trench and restore existing pavement associated with sewer installation per the City of Beaumont’s Paving and Trench Repair detail. Water Improvements 74. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 75. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all fire hydrants; air vacs and other above ground water f acilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations. End of Conditions 50 Item 3. PARKINGNOVANPARKINGNODN.DN.APN: 418-290-013 APN: 418-290-014 APN: 418-290-013-6 APN: 418-290-009REFER TO CIVIL ENGINEERING DRAWINGS FOR MORE INFOSCALE: 1" = 40'-0" PROPOSED SITE PLAN: OVERALL PARKING LOAD ANALYSISPROJECT INFO APN 418-290-023 APPLICATION TYPE CONDITIONAL USE PERMIT ZONING COMMUNITY COMMERCIAL (CC) EX. LAND USE VACANT PROPOSED LAND USE DRIVE-THRU RESTAURANT OCCUPANCY CLASSIFICATION BUSINESS GROUP B (COMMERCIAL KITCHEN) LAND USE / REQUIREMENTS 01 PARKING LOAD FORMULA QTY. UNDER CONSIDERATION FORMULA CALCULATION PARKING REQUIRED PARKING PROVIDED STANDARD ACCESSIBLE STANDARD ACCESSIBLE RESTAURANTS, FAST FOOD 1:100 SQ.FT. OF GFA (10 MIN.) 01 655 SQ.FT.;· 6 SPACES 1 (1 VAN) 15 SPACES 1 (1 VAN) TOTAL PARKING REQUIRED 7 SPACES TOTAL PARKING PROVIDED 16 SPACES LOT COVERAGE PROPOSED BUILDING 655 SQ.FT.2.09% LANDSCAPE & PERMEABLE SURFACES 11,166 SQ.FT.35.74% HARDSCAPE (PAVEMENT, CONC., ETC.)19,425 SQ.FT.62.17% TOTAL SITE AREA:(0.717 ACRES) 31,246 SQ.FT.100.00% SCALE: 1" = 40'-0" 0'10'40'20'80'120' NORTH 01 PER BEAUMONT MUNICIPAL CODE, TABLE 17.05-1 INDEX OF DRAWINGS CODE INFORMATION PROJECT NOTES ARCHITECTURAL T-1.00 TITLE SHEET & PROPOSED SITE PLAN OVERALL A-1.10 PROPOSED SITE PLAN - ENLARGED A-2.00 FLOOR PLAN WITH OCCUPANT & PLUMBING LOAD BREAKDOWN A-3.00 EXTERIOR ELEVATIONS A-3.01 COLORED EXTERIOR ELEVATIONS PROJECT SUMMARY NO SCALE PROJECT CODE COMPLIANCE THIS PROJECT SHALL COMPLY WITH THE CITY OF BEAUMONT MUNICIPAL CODE ORDINANCES, AND ALL APPLICABLE STATE AMENDMENTS. * 2019 CALIFORNIA BUILDING CODE (CBC) * 2019 CALIFORNIA MECHANICAL CODE (CMC) * 2019 CALIFORNIA PLUMBING CODE (CPC) * 2019 CALIFORNIA ELECTRICAL CODE (CEC) * 2019 STATE ENERGY STANDARDS CODE * 2019 CALIFORNIA FIRE CODE (CFC) * 2019 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN) BUILDING DATA ZONING DESIGNATION:COMMUNITY COMMERCIAL (CC) MAIN OCCUPANCY:BUSINESS GROUP B DESCRIPTION OF USE:DRIVE-THROUGH COFFEE SHOP & TAKEOUT ONLY TYPE OF CONSTRUCTION:V-B FIRE SPRINKLERS:NO FIRE EXTINGUISHERS:SHALL BE PROVIDED PER 2019 CFC, AND IN ACCORDANCE WITH 2019 CBC 906. EMERGENCY RESPONDER SAFETY FEATURES OF SECTION 914 SHALL BE INSTALLED WHERE REQUIRED. REFER TO FLOOR PLAN FOR FIRE EXTINGUISHER LOCATIONS. BLDG. HEIGHT ALLOWABLE:40' (2019 CBC TABLE 504.3) BLDG. HEIGHT PROPOSED:17'-9" STORIES ALLOWABLE:2 (2019 CBC TABLE 504.4) STORIES PROPOSED:1 ALLOWABLE AREA DETERMINATION: (2019 CBC 506.2.1) THE ALLOWABLE AREA OF A SINGLE-OCCUPANCY BUILDING WITH NO MORE THAN ONE STORY ABOVE GRADE PLANE SHALL BE DETERMINED IN ACCORDANCE WITH EQUATION 5-1: a = t 16îf ) a î a = 9,000 + 0 a = 9,000 sq.ft. BLDG. AREA ALLOWABLE:9,000 SQ.FT. (2019 CBC TABLE 506.2) BLDG. AREA PROPOSED: 655 SQ.FT. (REFER TO SHEET A-2.00 FOR AREA BREAKDOWN) OCCUPANT LOAD:3 a)WATER BEAUMONT CHERRY VALLEY WATER DISTRICTb)SEWAGE c)ELECTRIC SOUTHERN CA EDISON d)GAS SOUTHERN CA GAS COMPANY e)TELEPHONE VERIZON f)CABLE VERIZON VICINITY MAP 1.OWNER SHALL PROVIDE PORTABLE TOILET & HAND WASH STATION PER OSHA REGULATIONS. 2.THERE SHALL BE NO HAZARDOUS MATERIALS STORED AND/OR USED WITHIN THE BUILDING THAT EXCEED THE QUANTITIES LISTED IN 2019 CBC TABLES 307.1(1) AND 307.1(2) 3.NO HILLY TERRAIN OR DRAINAGE CHANNELS EXIST ON THE SITE. 4.NO PROTECTED OR NATIVE TREES EXIST ON THE SITE. 1.THE OWNER PROPOSES TO CONSTRUCT A 655 SQUARE FOOT BUILDING ON AN EXISTING PARTIALLY DEVELOPED PROPERTY. THE BUILDING WILL BE USED FOR A QUICK SERVICE DRIVE-THROUGH COFFEE SHOP INCLUDING WALK-UP TAKEOUT ORDERS, HOWEVER, DOES NOT PROVIDE DINING INSIDE OR OUTSIDE THE BUILDING. 2.A NEW TRASH ENCLOSURE WITH ROOF COVER. 3.THE SITE WILL BE IMPROVED WITH ADDITIONAL PARKING EXCEEDING THE REQUIRED MINIMUM, AS WELL AS LANDSCAPING EXCEEDING MINIMUM REQUIREMENTS. E 1ST ST A-1.10 --BEAUMONT AVENEW BLDG. 655 SQ.FT. GROUP B SITE PLAN ENLARGED PROPERTY LINES (TYP.) 10' CITY OF BEAUMONT PUBLIC UTILITY DEDICATION 11'-0" CITY OF BEAUMONT PUBLIC UTILITY DEDICATION 25' FRONT YARD SETBACK EX. PUBLIC UTILITIES ADJACENT PROPERTY LINES (TYP.)EX. SIDEWALK PUBLIC R.O.W. ADJACENT PARCELS (TYP.)EX. BLDGS. ON ADJACENT PARCELS (TYP.) APN: 418-290-023 DRIVE THROUGH WINDOW ORDER PICKUP FOR TAKEOUT ONLY DRIVE-THROUGH CAPACITY: 14 CARS SITE 10 CLCL81'40'CONCEPTUAL RENDERING UTILITIES EX. F.H. EX. F.H. DEFERRED SUBMITTALS 1.ALL SIGNS SHALL BE A DEFERRED SUBMITTAL. UNDER SEPARATE PERMIT. TITLE SHEET & PROPOSED SITE PLAN OVERALL T-1.00 NO.PLANCHECK REVISION DATE PRELIMINARY COMMENT LETTER1 -- -- 05/18/2022 -- -- --/--/-- --/--/-- PROJECT FOR: (APPROX.) 311 EAST 1ST STREET BEAUMONT, CA 92223 PLAN CHECK NO: ENTITLEMENT PLANS PROJECT TYPE: COMMERCIAL, NEW CONSTRUCTION CUP2022-0065 DATE: 12/23/2021 SCALE: PER PLAN APN: 418-290-023-1 (PCL 7) VERSION (INTERNAL USE ONLY): 1.00 PAGE SIZE: 24" X 36" CONSULTANT: SHEET TITLE: SHEET NO. 38516 AMATEUR WAY, BEAUMONT, CA 92223 909.229.0125 E-MAIL: LAI911@AOL.COM & ARCHITECTS, INC. SL JACK M. LANPHERE III, ARCHITECT C-38052 LSARCHINC.COM ARCHITECT OF RECORD: REVISED: 06/08/2022 1 51 Item 3. PARKINGNOVANPARKINGNODN.DN.REFER TO CIVIL ENGINEERING DRAWINGS FOR MORE INFOSCALE: 1" = 15'-0" PROPOSED SITE PLAN: ENLARGED SCALE: 1" = 15'-0" 0'3'-9"15'7'-6"30'45' NORTH LANDSCAPE LEGEND EXISTING TREE EXISTING PALM TREE EXISTING TREE PROPOSED TREE E 1ST ST NEW BLDG. 655 SQ.FT. 70.69' 52.50'30.00'201.48'205.84'153.24' 2.88' 1.63' PROPERTY LINES (TYP.) P.L. SEGMENT LENGTH OVERHEAD CLEARANCE BAR DRIVE-THROUGH CAPACITY: 14 CARS TELECOM. ADJACENT PROP. LINES EX. PUBLIC UTILITIES TO REMAIN (PROTECT IN-PLACE) EX. SIDEWALK PUBLIC R.O.W. EX. SHARED DRIVEWAY NEW ACCESSIBLE PATH OF TRAVEL FROM BLDG. TO R.O.W. 10' CITY OF BEAUMONT PUBLIC UTILITY DEDICATION FRONT YARD SETBACK (25' TOTAL FROM P.L.) EX. PLANTER AREA (TO REMAIN) EX. SIDEWALK PORTIONS (TO REMAIN) REFER TO GRADING PLAN FOR MORE INFO EX. PARKING SPACES THIS ROW (TO REMAIN) EX.CONC. SWALES (TO REMAIN) EX. PLANTER AREA (TO REMAIN) DATUM FOR BLDG. PLACEMENT AWNING DOWNSPOUT LOCATIONS TYP. ROOF DOWNSPOUT AWNINGS TYP. ORDER PICKUP AREA FOR TAKEOUT ONLY. (2) TABLES MAX. PERMITTED FOR PATRONS WAITING ON ORDERS (PER RIVERSIDE COUNTY DEPT. OF ENVIRONMENTAL HEALTH MEMO, SHOWN ON TITLE SHEET A-1.00) BICYCLE RACKS DRIVE THROUGH WINDOW PROPOSED 200 SQ.FT. TRASH ENCLOSURE EX. F.H. EX. F.H.150' F.H. RADIUS150' F.H. RADIU S150' F.H. RADIUS150' F .H . RAD IUS10'15'40'CL6'34'9'-10"13'-6"BLDG.OVERALL34'-10"157'-6"18'-8"48'-6" BLDG. OVERALL 86'9'TYP.8'9'TYP.19' TYP. 26' 12'-3"12'12'18'5'-6"6'-6"1'-2"12'14'-2"8'-10"5'17'EX. PROPOSED SITE PLAN ENLARGED A-1.10 NO.PLANCHECK REVISION DATE PRELIMINARY COMMENT LETTER1 -- -- 05/18/2022 -- -- --/--/-- --/--/-- PROJECT FOR: (APPROX.) 311 EAST 1ST STREET BEAUMONT, CA 92223 PLAN CHECK NO: ENTITLEMENT PLANS PROJECT TYPE: COMMERCIAL, NEW CONSTRUCTION CUP2022-0065 DATE: 12/23/2021 SCALE: PER PLAN APN: 418-290-023-1 (PCL 7) VERSION (INTERNAL USE ONLY): 1.00 PAGE SIZE: 24" X 36" CONSULTANT: SHEET TITLE: SHEET NO. 38516 AMATEUR WAY, BEAUMONT, CA 92223 909.229.0125 E-MAIL: LAI911@AOL.COM & ARCHITECTS, INC. SL JACK M. LANPHERE III, ARCHITECT C-38052 LSARCHINC.COM ARCHITECT OF RECORD: REVISED: 06/08/2022 52 Item 3. GROSS FLOOR AREA: 655 SQ.FT.PROPOSED FLOOR PLAN 0' SCALE: 1/4" = 1'-0" 1'4'2'8'12' NORTH OCCUPANT LOAD & AREA BREAKDOWN PER 2019 CPC TABLE 422.1MIN. PLUMBING FACILITIES FLOOR PLAN AREA BREAKDOWNPLUMBING LOAD ANALYSIS OCCUPANCY 01 & 02 AREA OF SPACE 02 OCC. LOAD FACTOR 03 FORMULA CALCULATION # OF OCC. 04 GROUP B 655 SQ.FT.200 ·3.28 TOTAL PLUMBING OCCUPANT LOAD 4 PLUMBING LOAD EACH SEX 05 M F 2 2 01 AREA SPECIFIC CALCULATIONS BASED ON FUNCTION OF SPACE. THE TOTAL OCCUPANT LOAD AND OCCUPANCY CLASSIFICATION SHALL BE DETERMINED IN ACCORDANCE WITH THE CALIFORNIA BUILDING CODE OR OCCUPANT LOAD FACTOR TABLE A (2019 CPC 422.1) 02 BUILDING OR SPACES W/ MIXED OCCUPANCIES, USE APPROPRIATE OCCUPANCY GROUP FOR EACH AREA. ACCESSORY AREAS MAY BE EXCLUDED, FOR EXAMPLE: HALLWAY, RESTROOM, STAIR ENCLOSURE (2019 CPC, TABLE A). 03 OCCUPANT LOAD FACTOR FOR PLUMBING LOAD (PERSONS PER SQ.FT.) PER 2019 CPC, TABLE A. 04 NUMBER OF OCCUPANTS, PER OCCUPANCY GROUP. FOR MULTIPLE OCCUPANCIES, FRACTIONAL NUMBERS SHALL BE FIRST SUMMED AND THEN ROUNDED TO THE NEXT WHOLE NUMBER. 05 NO. OF FIXTURES CALCULATED AT 50% MALE & 50% FEMALE BASED ON TOTAL OCC. LOAD (2019 CPC 422.1). 01 WHERE WATER CLOSETS ARE PROVIDED BY ALL-GENDER SINGLE ACCOMMODATION TOILET FACILITIES, THE QUANTITY PROVIDED MAY BE SHARED BETWEEN MALE & FEMALE. 02 WHERE LAVATORIES ARE PROVIDED BY ALL-GENDER SINGLE ACCOMMODATION TOILET FACILITIES, THE QUANTITY PROVIDED MAY BE SHARED BETWEEN MALE & FEMALE. 03 DRINKING FOUNTAINS ARE NOT REQUIRED FOR AN OCCUPANT LOAD OF 30 OR LESS PER 2019 CPC 415.2 04 WHERE OCCURS: ONE TOILET FACILITY DESIGNED FOR USE BY NO MORE THAN ONE PERSON AT A TIME, SHALL BE PERMITTED FOR USE BY BOTH SEXES (REFER TO 2019 CPC 422.2 EXCEPTIONS, THIS SHEET) LEGEND 6" EXTERIOR WALLS & EXTERIOR FINISH MATERIAL SPACE LABELS 6" INTERIOR NON-BEARING METAL STUD FRAMING SPACE LABELS (SEE SPACE LABELS THIS SHEET) 2A10BC FIRE EXTINGUISHERS INSTALLED & MAINTAINED PER 2019 CFC SEC. 906. - TRAVEL DISTANCE TO EXTINGUISHER: 75' MAX. - FLOOR AREA PER UNIT: 3,000 SQ.FT. MAX. 2019 CPC 422.2 - SEPARATE FACILITIES SEPARATE TOILET FACILITIES SHALL BE PROVIDED FOR EACH SEX. EXCEPTIONS: (1)RESIDENTIAL INSTALLATIONS. (2)IN OCCUPANCIES WITH A TOTAL OCCUPANT LOAD OF 10 OR LESS, INCLUDING CUSTOMERS AND EMPLOYEES, ONE TOILET FACILITY, DESIGNED FOR USE BY NO MORE THAN ONE PERSON AT A TIME, SHALL BE PERMITTED FOR USE BY BOTH SEXES. (3)IN BUSINESS AND MERCANTILE OCCUPANCIES WITH A TOTAL OCCUPANT LOAD OF 50 OR LESS INCLUDING CUSTOMERS AND EMPLOYEES, ONE TOILET FACILITY, DESIGNED FOR USE BY NO MORE THAN ONE PERSON AT A TIME, SHALL BE PERMITTED FOR USE BY BOTH SEXES. PLUMBING CODES USE & OCCUPANCY CLASSIFICATION: GROUP B WATER CLOSETS 01 & 04 URINALS LAVATORIES 02 DRINKING FOUNTAINS 03 MALE FEMALE MALE MALE FEMALE -- REQ.PRV.REQ.PRV.REQ.PRV.REQ.PRV.REQ.PRV.REQ.PRV. 1 1 1 1 ----1 1 1 1 0 0 03 DOOR [ID] WINDOW [ID] PROPOSED USE & OCCUPANCY CLASSIFICATION: BUSINESS GROUP B 01 ID FUNCTION OF SPACE 02 & 04 OLF 03 AREA 05 (SQ.FT.) FORMULA CALCULATION # OF OCC. 06 (a)KITCHENS, COMMERCIAL 200 GROSS 598 ·2.99 (d)NO OCC. LOAD:RESTROOMS N/A 57 N/A 0 GROSS BLDG. AREA:655 SUB-TOTAL:2.99 TOTAL BLDG. OCCUPANT LOAD:3 01 OCCUPANCY AS DETERMINED IN ACCORDANCE W/ 2019 CBC CHAPTER 3. 02 AS DETERMINED IN ACCORDANCE WITH 2019 CBC CHAPTER 10 AND TABLE 1004.5 03 OCCUPANT LOAD FACTOR (OLF) PER 2019 CBC TABLE 1004.5 04 ALL SPACES THAT CONFORM TO THE 'FUNCTION OF SPACE' IDENTIFIED. 05 CUMULATIVE AREA OF THE 'SPACES' IDENTIFIED. 06 NUMBER OF OCCUPANTS ATTRIBUTED TO THAT 'FUNCTION OF SPACE'. #DESCRIPTION ID AREA (SF) 101 KITCHEN (a)381 102 ALL-GENDER ACCESSIBLE SINGLE-USER RESTROOM (d)57 103 KITCHEN & DRY STORAGE (a)217 101 103 102 05 A-3.00 02 A-3.0004 A-3.00 03 A-3.00101 102A A LEVEL LANDING REQD. @ EA. EXTERIOR DOOR, SHALL NOT EXCEED 2% SLOPE IN ANY DIRECTION, & SIZED IN ACCORDANCE W/ 2019 CBC 11B-404.2.4.1 103A A B B C D 102AKITCHEN WORK TABLES & EQUIPMENT (TYP.) (DIAG. HATCHING) AWNINGS (TYP.) SEE ELEVATIONS FOR MORE INFO. TAKEOUT WINDOW ANGLED ARCHITECTURAL POP-OUTS (TYP.) SEE ELEVATIONS FOR MORE INFO. DRIVE-THROUGH WINDOW 3-COMP. SINK FLOOR DRAINS &/OR SINKS SERVICE SINK (JANITORIAL) ACCESSIBLE MANEUVERING CLEARANCE REQS. AT DOORS PER 2019 CBC CH. 11B (TYP.) ACCESSIBLE CLEAR FLOOR SPACE REQS. PER 2019 CBC 11B-305 13'-6" 5'-8"5'-8" CL 11'-4"13"13"2'-6"2'-6" 2'-10"2'-10"48'-6"35'-1"12'-7" 10"2'8'-7"2'CLCL10'-5"8'-4"10'-4"6'16'-4"2'-4"48'-6"12'-7" 10"2'8'-7"2'2'-4"CLCL29'-8"5'-5"9'-5"1'28'-8"1'5'3'-6" 13'-6" 4" 6'-5"3'3'-11"3'3'-5" 3'-10" 4'-11"2'-6"2'-6"5' 5'-8"3'4'-6" 6"4" 9' DRY STOR. RACKS PROPOSED FLOOR PLAN A-2.00 NO.PLANCHECK REVISION DATE PRELIMINARY COMMENT LETTER1 -- -- 05/18/2022 -- -- --/--/-- --/--/-- PROJECT FOR: (APPROX.) 311 EAST 1ST STREET BEAUMONT, CA 92223 PLAN CHECK NO: ENTITLEMENT PLANS PROJECT TYPE: COMMERCIAL, NEW CONSTRUCTION CUP2022-0065 DATE: 12/23/2021 SCALE: PER PLAN APN: 418-290-023-1 (PCL 7) VERSION (INTERNAL USE ONLY): 1.00 PAGE SIZE: 24" X 36" CONSULTANT: SHEET TITLE: SHEET NO. 38516 AMATEUR WAY, BEAUMONT, CA 92223 909.229.0125 E-MAIL: LAI911@AOL.COM & ARCHITECTS, INC. SL JACK M. LANPHERE III, ARCHITECT C-38052 LSARCHINC.COM ARCHITECT OF RECORD: REVISED: 06/08/2022 53 Item 3. 131 #ITEM COLOR REMARKS 01 EIFS STUCCO VENEER SYSTEM PAREX OR DRYVIT EQUAL TO BE FIELD COLOR-MATCH SHERWIN WILLIAMS, SW 7555, PATIENCE 02 EIFS STUCCO VENEER SYSTEM PAREX OR DRYVIT EQUAL TO BE ACCENT COLOR 1-MATCH SHERWIN WILLIAMS, SW 9183, DARK CLOVE. 03 PREFINISHED METAL WALL PANELS: 1-1/4" X 1/4" GALVANIZED CORRUGATED METAL PANEL(S) AND ASSOCIATED TRIM NATURAL INSTALL HORIZONTALLY AS INDICATED 04 STONE VENEER AS INDICATED. PROVIDE PRE-MANUFACTURED CORNER STONES AT ALL OUTSIDE CORNERS. STONE VENEER TO BE: ELDORADO MOUNTAIN LEDGE, YUKON. PROVIDE PRECAST STONE WAINSCOT CAP INSTALLED TO A TOTAL HEIGHT OF 3'-3" A.F.F. 05 PRE-FINISHED METAL PARAPET CAP WITH 2" RETURN BOTH SIDES OF WALL. 1. PRE-FINISHED TO MATCH ADJACENT E.I.F.S. FINISH COLOR AT WALL BELOW. 2. IF ADJACENT TO WOOD VENEER, STONE VENEER AND/OR DARK CLOVE E.I.F.S.: MATCH ITEM #23 3. ADJACENT TO GALVANIZED METAL PANELS: MATCH PAC CLAD, SLATE GREY FINISH. 06 EXTERNAL WALL-MOUNTED SPEAKER --COORDINATE WITH OWNER 07 EXTERIOR AIR CURTAIN AS SCHEDULED ---- #ITEM COLOR REMARKS 08 RESERVED ---- 09 PRE FINISHED FRY REGLET JOINT INSET INTO E.I.F.S. AS SHOWN.NATURAL -- 10 STAINLESS STEEL COUNTER AT DRIVE-THROUGH WINDOW PLACED AT 38" ABOVE GRADE 11 STAINLESS STEEL COUNTER AT WALK-UP WINDOW PLACED AT 34" ABOVE FINISHED FLOOR 12 RESERVED ---- 13 METAL DOOR AS SCHEDULED MATCH ITEM #23 -- 14 LINE OF SINGLE-PLY MEMBRANE ROOFING OVER TAPERED INSULATION BEYOND 15 ROOFTOP UNIT WITH CURB BEYOND: SEE MECHANICAL ---- 16 4" X 14" STEEL SCUPPER TO ACT AS PRIMARY ROOF DRAIN. SCUPPER TO DRAIN TO GALVANIZED METAL DOWNSPOUT TO DAYLIGHT AT DRIVE AISLE BELOW. #ITEM COLOR REMARKS 17 RESERVED ---- 18 PRE-FINISHED METAL DOWNSPOUT 1. PRE-FINISHED TO MATCH ADJACENT E.I.F.S. FINISH COLOR. 2. WHEN PLACED AGAINST STONE OR WOOD SIDING, PAINT TO MATCH ITEM #23 19 LOCATION FOR EXTERIOR BUILDING LIGHT FIXTURE AS SCHEDULED.---- 20 HORIZONTAL STEEL CHANNEL AWNING, WITH ROD AND CLEVIS SUPPORT, ANCHORED TO BUILDING.PAINTED TO MATCH ITEM #23 SLOPE BACK TO GUTTER WITH DOWNSPOUT. SEE ROOF PLAN FOR AWNING DEPTH. 21 6"W X 4"H STEEL SCUPPER OVERFLOW DRAIN THROUGH WALL WITH 3" DRAIN LIP 22 12" HIGH (MIN.) ADDRESS NUMERALS IN SANS-SERIF FONT AS SHOWN CONTRAST TO BACKGROUND BOTTOM OF ADDRESS MOUNTED @ 12'-6" A.F.F. 23 ALUM. STOREFRONT WINDOW ASSEMBLIES (TYP.)DARK BRONZE SEE WINDOW ELEVATIONS FOR SPECS. & MORE INFO 24 RESERVED ---- SCALE 1/4" = 1'-0"05SOUTH ELEVATION SCALE 1/4" = 1'-0"04NORTH ELEVATION 0'1'4'2'8'12' SCALE 1/4" = 1'-0"03SOUTH ELEVATION SCALE 1/4" = 1'-0"02NORTH ELEVATION MATERIALS TYP. FOR ALL ELEVATIONS 01MATERIALS LEGEND & SPECIFICATIONS 13 01 0101 02 02 02 02 0303 03 04 0404 05050505 05 0505BEYONDBEYOND 06 16 02 07 07 09 0909 10 07 11 11 10 11 14 14 15 15 06 18 18 18 18 19 19 19 18 20 20 20 2020 20 21 22 23 23 23 19 19 F.F. 0'-0"2'-8"12'-6"15'-6"17'-9"2'-10"3'-3"5'8'-3"9'17'-2"11'-6"9'6"F.F. 0'-0" T.O. COUNTER T.O. COUNTER BOT. OF AWNING BOT. OF LOGO T.O. ANGLED POP-OUT T.O. PARAPET LOW T.O. PARAPET HIGH T.O. PARAPET HIGH (SOUTH SIDE) BOT. OF AWNING T.O. WINDOW WINDOW SILL 2'-10"3'-3"5'8'-3"9'12'-6"17'-9"3'-7"4'-8"8'-3"3'-3"7'-5"9'13'-6"2'-3"4'-10"3'-2"7'-6"15'-9"F.F. 0'-0" T.O. COUNTER WINDOW SILL T.O. WINDOW BOT. OF AWNING T.O. POP-OUT WALL T.O. ANGLED PARAPET HIGH T.O. ANGLED PARAPET LOW T.O. WAINSCOT F.F. 0'-0" AWNING LOW AWNING HIGH T.O. PARAPET F.F. 0'-0"15'-4"17'-9"12'-6"9'6"AWNING HIGH T.O. POP-OUT (BEYOND) T.O. ANGLED PARAPET HIGH T.O. PARAPET BEYOND 3'-3"7'7'-6"13'-6"2'-3"2'-10"CLCLCLCLT.O. ANGLED PARAPET LOW BOT. OF LIGHT DOOR HT. T.O. WAINSCOT F.F. 0'-0"15'-4"13'-6"10'-4"9'7'-5"5'-6"F.F. 0'-0" AWNING LOW AWNING HIGH T.O. PARAPET T.O. ANGLED PARAPET HIGH CLCL11'-2"7'-6"F.F. 0'-0"8'-3"6"2'-8"3'-3"3'-10"8'-10"9'17'-9"15'-9"WINDOW SILL T.O. ANGLED PARAPET HIGH T.O. WINDOW T.O. AIR CURTAIN AWNING EDGE T.O. ANGLED PARAPET LOW EXTERIOR ELEVATIONS A-3.00 NO.PLANCHECK REVISION DATE PRELIMINARY COMMENT LETTER1 -- -- 05/18/2022 -- -- --/--/-- --/--/-- PROJECT FOR: (APPROX.) 311 EAST 1ST STREET BEAUMONT, CA 92223 PLAN CHECK NO: ENTITLEMENT PLANS PROJECT TYPE: COMMERCIAL, NEW CONSTRUCTION CUP2022-0065 DATE: 12/23/2021 SCALE: PER PLAN APN: 418-290-023-1 (PCL 7) VERSION (INTERNAL USE ONLY): 1.00 PAGE SIZE: 24" X 36" CONSULTANT: SHEET TITLE: SHEET NO. 38516 AMATEUR WAY, BEAUMONT, CA 92223 909.229.0125 E-MAIL: LAI911@AOL.COM & ARCHITECTS, INC. SL JACK M. LANPHERE III, ARCHITECT C-38052 LSARCHINC.COM ARCHITECT OF RECORD: REVISED: 06/08/2022 54 Item 3. 131 #ITEM COLOR REMARKS 01 EIFS STUCCO VENEER SYSTEM PAREX OR DRYVIT EQUAL TO BE FIELD COLOR-MATCH SHERWIN WILLIAMS, SW 7555, PATIENCE 02 EIFS STUCCO VENEER SYSTEM PAREX OR DRYVIT EQUAL TO BE ACCENT COLOR 1-MATCH SHERWIN WILLIAMS, SW 9183, DARK CLOVE. 03 PREFINISHED METAL WALL PANELS: 1-1/4" X 1/4" GALVANIZED CORRUGATED METAL PANEL(S) AND ASSOCIATED TRIM NATURAL INSTALL HORIZONTALLY AS INDICATED 04 STONE VENEER AS INDICATED. PROVIDE PRE-MANUFACTURED CORNER STONES AT ALL OUTSIDE CORNERS. STONE VENEER TO BE: ELDORADO MOUNTAIN LEDGE, YUKON. PROVIDE PRECAST STONE WAINSCOT CAP INSTALLED TO A TOTAL HEIGHT OF 3'-3" A.F.F. 05 PRE-FINISHED METAL PARAPET CAP WITH 2" RETURN BOTH SIDES OF WALL. 1. PRE-FINISHED TO MATCH ADJACENT E.I.F.S. FINISH COLOR AT WALL BELOW. 2. IF ADJACENT TO WOOD VENEER, STONE VENEER AND/OR DARK CLOVE E.I.F.S.: MATCH ITEM #23 3. ADJACENT TO GALVANIZED METAL PANELS: MATCH PAC CLAD, SLATE GREY FINISH. 06 EXTERNAL WALL-MOUNTED SPEAKER --COORDINATE WITH OWNER 07 EXTERIOR AIR CURTAIN AS SCHEDULED ---- #ITEM COLOR REMARKS 08 RESERVED ---- 09 PRE FINISHED FRY REGLET JOINT INSET INTO E.I.F.S. AS SHOWN.NATURAL -- 10 STAINLESS STEEL COUNTER AT DRIVE-THROUGH WINDOW PLACED AT 38" ABOVE GRADE 11 STAINLESS STEEL COUNTER AT WALK-UP WINDOW PLACED AT 34" ABOVE FINISHED FLOOR 12 RESERVED ---- 13 METAL DOOR AS SCHEDULED MATCH ITEM #23 -- 14 LINE OF SINGLE-PLY MEMBRANE ROOFING OVER TAPERED INSULATION BEYOND 15 ROOFTOP UNIT WITH CURB BEYOND: SEE MECHANICAL ---- 16 4" X 14" STEEL SCUPPER TO ACT AS PRIMARY ROOF DRAIN. SCUPPER TO DRAIN TO GALVANIZED METAL DOWNSPOUT TO DAYLIGHT AT DRIVE AISLE BELOW. #ITEM COLOR REMARKS 17 LOCATION OF BUILDING SIGNAGE BY OTHERS. SIGNAGE TO BE SUBMITTED UNDER A SEPARATE PERMIT. IN-WALL BLOCKING FOR SIGNAGE AS REQUIRED TO BE FURNISHED AND INSTALLED BY GENERAL CONTRACTOR. COORDINATE AS REQUIRED WITH SIGN VENDOR. 18 PRE-FINISHED METAL DOWNSPOUT 1. PRE-FINISHED TO MATCH ADJACENT E.I.F.S. FINISH COLOR. 2. WHEN PLACED AGAINST STONE OR WOOD SIDING, PAINT TO MATCH ITEM #23 19 LOCATION FOR EXTERIOR BUILDING LIGHT FIXTURE AS SCHEDULED.---- 20 HORIZONTAL STEEL CHANNEL AWNING, WITH ROD AND CLEVIS SUPPORT, ANCHORED TO BUILDING.PAINTED TO MATCH ITEM #23 SLOPE BACK TO GUTTER WITH DOWNSPOUT. SEE ROOF PLAN FOR AWNING DEPTH. 21 6"W X 4"H STEEL SCUPPER OVERFLOW DRAIN THROUGH WALL WITH 3" DRAIN LIP 22 12" HIGH (MIN.) ADDRESS NUMERALS IN SANS-SERIF FONT AS SHOWN CONTRAST TO BACKGROUND BOTTOM OF ADDRESS MOUNTED @ 12'-6" A.F.F. 23 ALUM. STOREFRONT WINDOW ASSEMBLIES (TYP.)DARK BRONZE SEE WINDOW ELEVATIONS FOR SPECS. & MORE INFO 24 RESERVED ---- SCALE 1/4" = 1'-0"05SOUTH ELEVATION SCALE 1/4" = 1'-0"04NORTH ELEVATION 0'1'4'2'8'12' SCALE 1/4" = 1'-0"03SOUTH ELEVATION SCALE 1/4" = 1'-0"02NORTH ELEVATION MATERIALS TYP. FOR ALL ELEVATIONS 01MATERIALS LEGEND & SPECIFICATIONS 13 01 0101 02 02 02 02 0303 03 04 0404 05050505 05 0505BEYONDBEYOND 06 16 02 07 07 09 0909 10 07 11 11 10 11 14 14 15 15 06 18 18 18 18 19 19 19 18 20 20 20 2020 20 21 22 23 23 23 19 19 F.F. 0'-0"2'-8"12'-6"15'-6"17'-9"2'-10"3'-3"5'8'-3"9'17'-2"9'6"F.F. 0'-0" T.O. COUNTER T.O. COUNTER BOT. OF AWNING T.O. ANGLED POP-OUT T.O. PARAPET LOW T.O. PARAPET HIGH T.O. PARAPET HIGH (SOUTH SIDE) BOT. OF AWNING T.O. WINDOW WINDOW SILL 2'-10"3'-3"5'8'-3"9'12'-6"17'-9"3'-7"4'-8"8'-3"3'-3"7'-5"9'13'-6"2'-3"4'-10"3'-2"7'-6"15'-9"F.F. 0'-0" T.O. COUNTER WINDOW SILL T.O. WINDOW BOT. OF AWNING T.O. POP-OUT WALL T.O. ANGLED PARAPET HIGH T.O. ANGLED PARAPET LOW T.O. WAINSCOT F.F. 0'-0" AWNING LOW AWNING HIGH T.O. PARAPET F.F. 0'-0"15'-4"17'-9"12'-6"9'6"AWNING HIGH T.O. POP-OUT (BEYOND) T.O. ANGLED PARAPET HIGH T.O. PARAPET BEYOND 3'-3"7'7'-6"13'-6"2'-3"2'-10"CLCLCLCLT.O. ANGLED PARAPET LOW BOT. OF LIGHT DOOR HT. T.O. WAINSCOT F.F. 0'-0"15'-4"13'-6"10'-4"9'7'-5"5'-6"F.F. 0'-0" AWNING LOW AWNING HIGH T.O. PARAPET T.O. ANGLED PARAPET HIGH CLCL11'-2"7'-6"F.F. 0'-0"8'-3"6"2'-8"3'-3"3'-10"8'-10"9'17'-9"15'-9"WINDOW SILL T.O. ANGLED PARAPET HIGH T.O. WINDOW T.O. AIR CURTAIN AWNING EDGE T.O. ANGLED PARAPET LOW COLORED EXTERIOR ELEVATIONS A-3.01 NO.PLANCHECK REVISION DATE PRELIMINARY COMMENT LETTER1 -- -- 05/18/2022 -- -- --/--/-- --/--/-- PROJECT FOR: (APPROX.) 311 EAST 1ST STREET BEAUMONT, CA 92223 PLAN CHECK NO: ENTITLEMENT PLANS PROJECT TYPE: COMMERCIAL, NEW CONSTRUCTION CUP2022-0065 DATE: 12/23/2021 SCALE: PER PLAN APN: 418-290-023-1 (PCL 7) VERSION (INTERNAL USE ONLY): 1.00 PAGE SIZE: 24" X 36" CONSULTANT: SHEET TITLE: SHEET NO. 38516 AMATEUR WAY, BEAUMONT, CA 92223 909.229.0125 E-MAIL: LAI911@AOL.COM & ARCHITECTS, INC. SL JACK M. LANPHERE III, ARCHITECT C-38052 LSARCHINC.COM ARCHITECT OF RECORD: REVISED: 06/08/2022 55 Item 3. MAPLE AVE1ST STMAGNOLIA AVE1ST ST BEAUMONT AVEBEAUMONT AVECALIFORNIA AVEMELLOW LN BEAUMONT AVE1ST ST BEAUMONT AVEEUCLID AVE1ST ST 1ST STCALIFORNIA AVEBEAUMONT AVE1ST ST CALIFORNIA AVE1ST ST CUP2022-0065 General Plan Land Use Designation San Bernardino County, Maxar General Plan Employment District Industrial Single Family Residential Urban Village General Commercial City Boundary Street Labels Highways/Major Streets Minor Streets 9/26/2022, 2:02:48 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 56 Item 3. CALIFORNIA AVEMELLOW LN BEAUMONT AVEBEAUMONT AVEEUCLID AVE1ST ST 1ST STCALIFORNIA AVEBEAUMONT AVE1ST ST CALIFORNIA AVEMAPLE AVE1ST STMAGNOLIA AVE1ST ST1ST ST1ST ST CUP2022-0065 Zoning Map San Bernardino County, Maxar Zoning Residential Single Family Community Commercial Manufacturing City Boundary Street Labels Highways/Major Streets Minor Streets 9/26/2022, 1:59:50 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 57 Item 3. *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS Legend CUP2022-0065 Aerial Photograph Notes REPORT PRINTED ON...9/26/2022 2:06:35 PM 0 752376 Feet Parcels County Centerline Names County Centerlines Blueline Streams City Areas World Street Map 58 Item 3. 59 Item 3. L & S ARCHITECTS, INC. JACK M. LANPHERE III Architect C-38052 Project Name: Ziggi’s Coffee Project Address: 311 East 1st Street Beaumont, CA 92223 CONDITIONAL USE PERMIT APPLICATION LETTER Beaumont Planning Dept. April 14, 2022 a. The owner proposes to construct a 655 square foot building on an existing partially developed property. The proposed building will be used for a quick service drive-thru coffee shop which includes walk-up takeout orders, however, does not provide dining inside or outside the building. The hours of operation are planned to be Monday through Sunday 7AM to 7PM. The number of employees is 2 to 4. The type of equipment to be used will include coffee grinders, espresso machines, drink blenders, tea brewers, microwave, refrigerators, ice cube maker, & dishwasher. Materials to be used include beverage making ingredients. Deliveries shall be made in the morning hours prior to business opening time. b. The proposed business is very compatible with surrounding uses as it shares a site with an existing gas station and multiple other fast food chains, all of which have similar noise, light, parking & storage impacts. Operational hours will be very similar, or to a lesser extent, than neighboring uses. The proposed building will bring an elevated aesthetic appearance to the existing property it shares, with a design that employs 360° architecture and pleasing view from all sides. c. The site was designed with an emphasis on maximizing the amount of drive- thru aisle space and orienting the drive ingress in a way that directs the ﬂow away from other existing drive aisles to mitigate congestion. The design was careful to make as much use as possible of existing parking and landscape planters while adding additional parking that exceeds the code required minimum. The landscape quantities far exceed minimum amounts required. L & S Architects, Inc. 38516 Amateur Way, Beaumont, CA 92223 909.229.0125 email: info@LSarchinc.com Page of 1 2 60 Item 3. The building design is contemporary and different, complimenting the existing adjacent buildings without being exactly the same. The color palette is warm and familiar to the adjacent buildings, presented in predominantly two shades of color; A light tan and a medium-dark brown. The building features 2 accents of materials which consist of a warm colored stone wainscot veneer, and portions of horizontal corrugated metal panels that bring a unique character. d. The project lies in the Community Commercial general plan land use and zoning district. As a coffee shop, the proposed building works perfectly for this commercial zone and will be an excellent addition to the area. The project is in full compliance with all setbacks and other various standards for the Community Commercial zone. e. The proposed use does not include alcohol sales. Thank you for your consideration, Sincerely, Jack M. Lanphere III Architect, C-38052 L & S Architects, Inc. L & S Architects, Inc. 38516 Amateur Way, Beaumont, CA 92223 909.229.0125 email: info@LSarchinc.com Page of 2 2 61 Item 3. 62 Item 3. K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com July 18, 2022 Jack Lanphere III L&S Architects, Inc. 38516 Amateur Way Beaumont, CA 92223 Re: Drive-Thru Stacking and Trip Generation Study Proposed Ziggi’s Coffee Drive-Thru at 311 E. 1st Street, Beaumont Dear Jack, Per your request, we have conducted a queuing analysis for the proposed Ziggi’s Coffee drive-through in Beaumont. This letter presents our methodology, finding, and recommendations. PROJECT INFORMATION The project site (APN# 418-290-023) is located at 311 E. 1st Street in the City of Beaumont. The site has been partially improved as a parking lot. The project consists of constructing a new restaurant building for Ziggi’s Coffee (655 square feet) with a drive-through lane. The proposed site plan is shown in Exhibit 1. The proposed drive-through lane has enough space to accommodate 14 vehicles in queue from the ordering station and three (3) additional vehicles behind the pick-up window. Overall the stacking capacity for the drive-through lane is 14 vehicles. QUEUING SURVEY The subject Ziggi’s Coffee is a growing national franchise originated in Colorado that has yet to establish any business operation in California. The business operations of food and drinks are similar and comparable to Dunkin’ Donuts. To evaluate stacking capacity, the study conducted a stacking analysis at three comparable Dunkin’ Donuts with drive-through lanes based on field observations between the 9 AM to 11 AM on Saturday, April 23, 2022 and Sunday, April 24, 2022 at the following locations: 63 Item 3. Drive-Through Stacking and Trip Generation Memo July 18, 2022 Ziggi’s Coffee Drive-Through at 311 E. 1st Street, Beaumont Page 2 of 3 K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com 1. Dunkin’ Donuts with Drive-Through at 15415 Jeffery Rd, Suite 100, Irvine 2. Dunkin’ Donuts with Drive-Through at 13905 Francisquito Ave, Baldwin Park 3. Dunkin’ Donuts with Drive-Through at 100 S. Harbor Blvd, Santa Ana The occurrence of the longest queue and the drive-through volumes were noted in each 10-minute period. Complete stacking survey data of the similar drive-through operations can be found in Appendix A. With a sample size of 87 drive-through trips, our observations found that the maximum queue was ten (10) vehicles, including eight (8) vehicles in queue at the ordering station and two (2) vehicles in queue for the pick-up window. A summary of the observations is provided in Table 1. Table 1. Summary of Drive-Thru Stacking Survey Date Day of Week Location Time Period Drive-Thru Volume Longest Queue 4/23/2022 Saturday Irvine 10:00 AM to 11:00 AM 31 10 vehicles 4/23/2022 Saturday Baldwin Park 10:00 AM to 11:00 AM 24 7 vehicles 4/24/2022 Sunday Santa Ana 9:30 AM to 10:30 AM 32 9 vehicles Total 87 Maximum 10 vehicles Based on the study of similar drive-through operations, the proposed Dunkin’ Donuts with drive-through in the City of Temecula has provided sufficient stacking length to accommodate 13 vehicles including three (3) spaces between the ordering station and the pick-up window, and ten (10) queuing spaces from the ordering station. It is concluded that the proposed drive-through lane provides adequate stacking capacity to accommodate the maximum expected queue. No overflow onto the parking aisles or public streets is anticipated. 64 Item 3. Drive-Through Stacking and Trip Generation Memo July 18, 2022 Ziggi’s Coffee Drive-Through at 311 E. 1st Street, Beaumont Page 3 of 3 K2 Traffic Engineering, Inc. 1442 Irvine Blvd, Suite 210, Tustin, CA 92780 T.714-832-2116 Email: kay@k2traffic.com TRIP GENERATION According to the “Trip Generation, 11th Edition,” published by the Institute of Transportation Engineers (ITE), the proposed use is defined as 655 square feet of Coffee/Donut Shop with Drive-Through Window and No Indoor Seating (Land Use: 938). The applicable ITE trip generation rates and project trips associated with the proposed café are provided in Table 1. Table 1. Trip Generation for Coffee Shop with Drive-Through AM Peak Hour PM Peak Hour Daily Land Use Quantity Total In Out Total In Out ITE Trip Generation Rates Coffee/Donut Shop with Drive-Through Window and No Indoor Seating (938) 1,000 Sq. Ft. 39.81 50% 50% 15.08 50% 50% 179.00 Project Trip Generation Coffee/Donut Shop with Drive-Through Window and No Indoor Seating (938) 655 Sq. Ft. 26 13 13 10 5 5 117 The proposed operation is anticipated to have a trip generation of 26 trips in the AM peak hour, 10 trips in the PM peak hour, and 117 Average Daily Traffic (ADT) trips. Regards, K2 Traffic Engineering, Inc. Jende “Kay” Hsu, T.E. California Licensed TR2285 65 Item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tem 3. APPENDIX A. DRIVE-THROUGH QUEUE SURVEY Location: Dunkin Donuts with Drive-Through - Irvine By: Erica T. Address: 15415 Jeffery Rd, Suite 100, Irvine Date: 4/23/2022 Day: Saturday 12345678910 Sum 10:00 AM 10:10 AM ☑☑☑☑☑☑66 10:10 AM 10:20 AM ☑☑☑☑☑☑☑☑88 10:20 AM 10:30 AM ☑☑☑☑☑☑☑☑87 10:30 AM 10:40 AM ☑☑☑☑☑☑☑74 10:40 AM 10:50 AM ☑☑☑☑☑55 10:50 AM 11:00 AM ☑11 Total Drive-Thru Volume 31 Longest Queue from Order Station 8 Space between Order Station and Pick-Up Window 2 Maximum Queue 10 Start End Drive-Thru Volume Longest Queue (From Order Station) K2 Traffic Engineering, Inc.67 Item 3. APPENDIX A. DRIVE-THROUGH QUEUE SURVEY Location: Dunkin Donuts with Drive-Through - Baldwin Park By: Erica T. Address: 13905 Francisquito Ave, Baldwin Park Date: 4/23/2022 Day: Saturday 12345678910 Sum 10:00 AM 10:10 AM ☑14 10:10 AM 10:20 AM ☑☑23 10:20 AM 10:30 AM ☑☑☑37 10:30 AM 10:40 AM ☑☑☑33 10:40 AM 10:50 AM ☑15 10:50 AM 11:00 AM ☑☑22 Total Drive-Thru Volume 24 Longest Queue from Order Station 3 Space between Order Station and Pick-Up Window 4 Maximum Queue 7 Start End Drive-Thru Volume Longest Queue (From Order Station) K2 Traffic Engineering, Inc.68 Item 3. APPENDIX A. DRIVE-THROUGH QUEUE SURVEY Location: Dunkin Donuts with Drive-Through - Santa Ana By: Erica T. Address: 100 S. Harbor Blvd, Santa Ana Date: 4/24/2022 Day: Sunday 12345678910 Sum 9:30 AM 9:40 AM ☑☑☑☑48 9:40 AM 9:50 AM ☑☑☑37 9:50 AM 10:00 AM ☑☑☑34 10:00 AM 10:10 AM ☑☑☑☑46 10:10 AM 10:20 AM ☑☑☑☑☑56 10:20 AM 10:30 AM ☑☑☑☑☑☑61 Total Drive-Thru Volume 32 Longest Queue from Order Station 6 Space between Order Station and Pick-Up Window 3 Maximum Queue 9 Start End Drive-Thru Volume Longest Queue (From Order Station) K2 Traffic Engineering, Inc.69 Item 3. Staff Report TO: Planning Commissioners FROM: Carole Kendrick, Planning Manager DATE October 11, 2022 SUBJECT: Tentative Parcel Map 38519 (PM2022-0013) for a Request to Subdivide 3.5-Acres into Three (3) Lots Ranging in Size from 0.42- Acres to 1.58-Acres within the Sundance Specific Plan and Located on the Northwest Corner of Eighth Street and Highland Springs Avenue. (419-750-004) APPLICANT: Beaumont Sundance, LLC Background and Analysis: The applicant is requesting approval of Tentative Parcel Map 38519 (PM2022-0013) that was submitted on August 24, 2022, to subdivide Parcel 4 of Parcel Map 35789 into three (3) parcels with lot size ranging from 0.42 to 1.58-acres located on the northwest corner of Eighth Street and Highland Springs within the Sundance Specific Plan, and commonly referred to as Sundance Corporate. The original Deutsch Specific Plan approved in 1991 consisted of 1,162 acres of mixed use including residential, commercial and public facilities. The plan included 1,968 single-family (492 acres), 2,208 patio homes (368 acres), 540 condominium (45 acres), commercial (15 acres), Institutional uses (60 acres), parks and trails (65 acres), and roads and easements (117 acres). The average density of the Deutsch Specific Plan was 4.1 dwelling units for a total of 4,716 dwelling units. In 2004, the City Council approved Sundance Specific Plan (Amendment 1 to the Deutsch Specific Plan), a comprehensive update to the Specific Plan. In 2 006 the City Council approved further amendments changing the land use including:  Planning Areas 20 and 44 to Low Density Residential from school/institutional use  Planning area 24 to High Density Residential from commercial 70 Item 4. The 2018 Amendment 3 included the following land use changes:  Change Planning Area 13 from Institutional (school site) to High Density Residential land use for proposed 90 dwelling units. PA 13 is proposed to decrease in size, adjacent PA 14 (Open Space/Basin) will increase in size, and PA 53 is created for a proposed Beaumont Cherry Valley Water District (BCVWD) well site out of the previous PA 13 area.  Change Planning Area 47 from Very Low Density to Low Density-6,000 Residential land use, increasing the anticipated number dwelling units (DUs) on PA 47 by 44 DUs.  Add Planning Area 54 (former Chavez school site) to Sundance Specific Plan area as Low Density-7,000 Residential. PA 54 is proposed with 31 single- family residential lots/units on 8 acres. The subject property is located in Planning Area 10 of the Sundance Specific Plan and is designated as commercial which is intended to provide for service commercial and retail uses to serve the neighborhoods of the Sundance community. The permitted uses include a variety of commercial and offices that are listed in Section V – Development Regulations of the Sundance Specific Plan. The existing center is partially developed with a mix of medical, office and service uses. No tenants for the proposed subdivision have been identified to date but will need to be consistent with the Specific Plan. The subject property is currently partially developed with parking, drive aisles and on and off-site landscaping. The future subdivision will further advance the development of the site to allow separate ownership interests within the center. Approval Authority: The Beaumont Municipal Code, Section 16.04.020 designates the Planning Commission as the “advisory agency” charged with reviewing and making recommendations on all proposal parcel map land divisions and tentative subdivision maps in the city. Section 16.24.050.A authorizes the Planning Commission to conditionally approval or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval. When a tentative map is required under the Subdivision Map Act (66463.5(a)), an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. The Subdivision Map Act does allow for up to four (4) years of extensions subject to approval by the original approving body. 71 Item 4. The project setting can also be seen in the following materials attached to this staff report:  General Plan Land Use Map (Attachment C)  Zoning Map (Attachment D)  Aerial Photograph (Attachment E) The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following Table. LAND USE GENERAL PLAN ZONING PROJECT SITE Vacant land with a portion of developed parking for Sundance Corporate Single Family Residential (SFR) Specific Plan (Sundance) NORTH Existing Single- Family Residences (Sundance) Single Family Residential (SFR) Specific Plan (Sundance) SOUTH 7-Eleven and Dutch Bros. Coffee (under construction) Single Family Residential (SFR) Community Commercial (CC) EAST Vacant land City of Banning City of Banning WEST Sundance Corporate Single Family Residential (SFR) Specific Plan (Sundance) Analysis: The applicant is proposing to subdivide 3.52-acres into three (3) lots. Parcel 1 proposes a 0.42 gross acre lot that is located on Eighth Street and the easterly driveway providing main access to the center from Eighth Street. Parcel 2 propose a 1.58 gross acre lot that is partially developed with parking areas and drive aisles that service the 72 Item 4. existing businesses with the Sundance Corporate project . Parcel 2 is located includes the hard corner of Eighth Street and Highland Springs Avenue. Parcel 3 is located on Highland Springs Avenue and encompasses 1.50 gross acres. All three (3) parcels include existing landscape planters along the street frontages and the drive aisles. The subject property is zoned Specific Plan (Sundance). The proposed subdivision would be subject to various development standards in terms of lot width and depth as defined in the Beaumont Municipal Code due to the Sundance Specific Plan being silent on these standards. Staff has reviewed the proposed subdivision and determined that it complies with the minimum development standards of the Beaumont Municipal Code Section 17.03.090.C. The table below summarizes the required development standards. DEVELOPMENT STANDARDS REQUIRED PROPOSED Minimum Lot Width 100 feet 133 feet Minimum Lot Depth 100 feet 115 feet Minimum Lot Size 10,000 sq. ft./0.23- acres 16,172 sq. ft./0.37-acres The proposed lots will have reciprocal parking and access that was established in the Covenants, conditions and restrictions (CC&R’s) that were recorded on September 29, 2017. Article 2.2 of the CC&R’s states that the common area is reserved for non- exclusive use of the owners, occupants and their permittees, and may be used for vehicular driving, parking areas, pedestrian traffic, among several other items. Article 4.1(a) states that the developer hereby creates, dedicates and grants nonexclusive, irrevocable easements appurtenant to each parcel over common areas of all parcels for the purpose of ingress and egress by vehicular and pedestrian traffic of owners, occupants, permittees, their customers, licensees and invitees, and emergency vehicles and personnel; and parking of vehicles for the above mentioned. Article 4.1(b) also creates, dedicates and grants nonexclusive, irrevocable easements appurtenant to each parcel over the common areas of all other parcels for the purpose 73 Item 4. of furnishing access and the right of access between the public streets and any parking areas situated on the professional center and between the public streets and parking areas. Public Notice and Communications: Property owners located within a 300-foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10-day hearing notice in addition to a public notice in the Press Enterprise. The Planning Department has not received any letters of comment from the public as of the writing of this report. Any comments received prior to the time of the scheduled Planning Commission hearing will be provided to the Commission at the time of the meeting. CEQA Review: This project is exempt from review under the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15315 (four or fewer parcels) in that information contained in the project file and documents incorporated herein by reference demonstrates that: Tentative Parcel Map No. 38519 (PM2022-0013) General Plan land use designation is Single Family Residential (SFR), however the subject property has been identified to be modified under a clean-up General Plan Amendment to bring the designation into conformance with the underlying Specific Plan, and the project will be consistent with the General Plan and all applicable General Plan policies as well as the applicable zoning designation of Sundance Specific Plan (SP); the proposed project site is located within the boundaries of the City of Beaumont; Tentative Parcel Map No. 38519 (PM2022-0013) has no value as habitat for endangered, rare or threatened species; there is no substantial evidence in the record that Tentative Parcel Map No. 38519 (PM2022-0013) will result in significant effects related to traffic, noise, air quality or water quality in that the proposed design incorporates and otherwise is subject to air and water quality resource agency design requirements to avoid harmful effects; and the site is or can be adequately served by all required utilities and public services. As such, the project meets the criteria for application of a Class 15 (Minor Land Divisions) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project. In addition, an Environmental Impact Report (EIR-90-2) was prepared and certified in 1991 for the Sundance Specific Plan (SP-89-1) (SCH# 1989070309), with the latest Addendum of the EIR that was approved by City Council in 2018 (ENV2017-0003), assessing the environmental impacts of the overall project and subsequent implementation steps, including subdivision of the site. The EIR and the findings made 74 Item 4. by the City Council remain pertinent and adequate for use for the project. Approval of the proposed subdivision will not have any impact on the project that was not previously analyzed, and the overall project continues to be required to adhere to th e mitigation monitoring program established for the project. Recommended Action: Hold a Public Hearing, and Forward a recommendation of approval to the City Council to approve Tentative Parcel Map No. 38519 (PM2022-0013) for a two-year period, subject to the attached conditions of approval. Attachments: A. Tentative Parcel Map 38519 (PM2022-0013) B. Draft Conditions of Approval C. General Plan Land Use Designation Map D. Zoning Map E. Aerial Photograph F. Applicant Written Statement regarding Beaumont Municipal Code Chapter 16.20.010.B dated September 22, 2022 G. Proof of Publication Incorporated herein by Reference:  City of Beaumont General Plan  City of Beaumont Zoning Ordinance  Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map  Contents of City of Beaumont Planning Department Project File TPM38519 (PM2022-0013), 07-PP-012, TPM35789, LAFCO Annexation 93-20-3, Sundance Specific Plan SP-89-1, Pre-Annexation Zone Change 90-RX-8, SP2017-0001, ENV2017-0003, and Environmental Impact Report EIR-90-2. 75 Item 4. PARCEL 1 PARCEL 2 PARCEL 3 MBAKERINTL.COMI N T E R N A T I O N A L5050 AVENDIA ENCINAS SUITE 260CARLSBAD, CA 92008Phone: (760) 476-9193 8TH STREET HIGHLAND SPRINGS AVE PARCEL MAP NO. 3851976 Item 4. CITY OF BEAUMONT PLANNING DEPARTMENT DRAFT CONDITIONS OF APPROVAL PLANNING COMMISSION DATE: October 11, 2022 CITY COUNCIL DATE: November 1, 2022 PROJECT NAME: Sundance Corporate Tentative Parcel Map 38519 PROJECT NO.: PM2022-0013 (TPM38519) DESCRIPTION: To subdivide 3.5-acres into three (3) parcels ranging in size from 0.42 to 1.58 gross acres. APPLICANT: Beaumont Sundance, LLC LOCATION: Northwest corner of 8th Street and Highland Springs Avenue APN: 419-750-004 Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition. STANDARD CONDITIONS 1. The following conditions of approval are for TENTATIVE PARCEL MAP NO. 3 8519 (PM2022-0013). 2. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning TENTATIVE PARCEL MAP NO. 38519 and related documents, which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont. 3. The subdivision shall comply with the State of California Subdivision Map Act and to all the pertinent requirements of The Beaumont Municipal Code, unless modified by the conditions listed below. 4. This conditionally approved tentative map will expire two (2) years after the original approval date, unless extended as provided by the Beaumont Municipal Code, the State Subdivision Map Act or by a development agreement. Action on a minor 77 Item 4. change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is required. 5. The final map shall be prepared by a licensed land surveyor or registered civil engineer subject to all the requirements of the State of California Subdivision Map Act and The Beaumont Municipal Code. 6. If deemed necessary by the Community Development Director, within ten (10) days of approval by the City Council ten (10) copies of an Amended Per Final Conditions map shall be submitted to and approved by the Community Development Director prior to release of the final conditions of approval. 7. Any subsequent review/approvals required by the conditions of approval, including but not limited to grading, landscaping, plot plan a nd/or building plan review, shall be reviewed on an hourly basis based on, or such fee as may be in effect at the time of submittal, listed in Ordinance No. 506. 8. The subdivider shall be fully responsible for maintenance and upkeep of any and all slopes, landscaped areas, open space areas, future development areas and irrigation systems until such time as maintenance responsibilities are assumed by other as approved by the Planning Department. 9. An Environmental Impact Report EIR was prepared for the Sundance Specific Plan, and a series of mitigation measures were adopted by the City Council to mitigate the potential impacts of the project. All of the mitigation measures set forth in the subject environmental document are herewith established as conditions of approval for Tentative Parcel Map No. 38519 as well as the underlying Parcel Map 35789. 10. If human remains are encountered during grading and other construction excavation, work in the immediate vicinity shall cease and the County Coroner shall be contact ed pursuant to State Health and Safety Code Section 7070.5. 11. In the event that significant Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be retained to assess the find. Work on the overall project may continue during this assessment period. If a Treatment Plan or cultural resources management plan is required, the developer shall be required to have the archaeologist consult with the relevant Native American authority regarding the disposition of any found artifacts. 12. The approval of this map shall not result in any vesting provisions relative to City of Beaumont fees and exactions. RECORDATION CONDITIONS Prior to the RECORDATION of any final map, all the following conditions shall be satisfied: 78 Item 4. 13. The subdivider shall submit written clearances to the Public Works Department that all pertinent requirements from the following agencies have been met: City Fire Department City Police Department City Planning Department Beaumont Cherry Valley Water District Beaumont Unified School District 14. All public street road easements shall be offered for dedication to the pub lic and shall continue in force until the governing body accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Public Works Department. Street names shall be subject to the approval of the Building Offici al. The final street sections, configurations and improvements shall be subject to the approval of the Public Works Department. 15. All delinquent property taxes, special taxes and/or any other assessments shall be paid to the Riverside County Tax Collectors Office. PUBLIC WORKS Surveying and Mapping 16. PRIOR TO MAP RECORDATION: When changes to an approved Tentative Map are proposed, a Substantial Compliance Exhibit, in the same scale as the Tentative Map, shall be submitted for review and approval by the City Engineer. 17. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department. Per the Subdivision Map Act, Section 66496, internal monuments may be set at a later date if the applicant furnishes security guaranteeing the payment of the cost of setting such monuments. 18. PRIOR TO MAP RECORDATION: The Applicant shall comply with Government Code Section 66436(a)(3) before approval of the final map and shall provide “no objection” letters from all public entities or utilities to the satisfaction of the City Engineer. 19. PRIOR TO FINAL MAP RECORDATION: The applicant shall show the dedication of additional right-of-way along Eight Street to allow for unrestricted public use of the curb ramps and path or travel between the curb ramps located west of, and coincident to, parcel 1 of Tentative Parcel Map No. 35819. End of Conditions 79 Item 4. SUNBURST DRSPICA DRANSER LNPHOENI X D R APOLLO WAY HADAR WAY APOLLO WAY PAVO DRAPOLLO WAY ALLEGHENY AVEWILSON STHIGHLAND SPRINGS AVE8TH ST PM2022-0013 General Plan Land Use Designation San Bernardino County, Maxar General Plan Single Family Residential Downtown Mixed Use City Boundary Street Labels Minor Streets 9/26/2022, 3:52:30 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 80 Item 4. SUNBURST DRSPICA DRANSER LNPHOENI X D R APOLLO WAY HADAR WAY APOLLO WAY ALLEGHENY AVEWILSON STHIGHLAND SPRINGS AVE8TH STPAVO DRAPOLLO WAY PM2022-0013 Zoning Map San Bernardino County, Maxar Zoning Specific Plan Downtown Residential Multifamily Sixth Street Mixed Use Local Commercial City Boundary Street Labels Minor Streets 9/26/2022, 3:43:29 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 81 Item 4. *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS Legend PM2022-0013 Aerial Photograph Notes REPORT PRINTED ON...9/26/2022 3:56:52 PM 0 752376 Feet Parcels County Centerline Names County Centerlines World Street Map 82 Item 4. 83 Item 4. 84 Item 4. 85 Item 4. 86 Item 4. 87 Item 4. 88 Item 4. 89 Item 4. 90 Item 4. 91 Item 4. 92 Item 4. 93 Item 4. 94 Item 4. 95 Item 4. 96 Item 4. Staff Report TO: Planning Commissioners FROM: Carole Kendrick, Planning Manager DATE October 11, 2022 SUBJECT: Vesting Tentative Tract Map 31462-26 (TM2022-0010) for a Request for a Minor Modification to Vesting Tentative Tract Map 31462-26 to Add a New Street “Josh Drive” with Connection Between Ford Street and Tukwet Canyon Parkway; and the Addition of a 0.16-Acre Pocket Park Located on Lot 80 of VTTM31462-26 in Planning Area 18A Within the Fairway Canyon Development. (Portion of 413-790-042) APPLICANT: Meritage Homes of California Background and Analysis: The applicant is requesting a minor modification to Vesting Tentative Tract Map No. 31462-26 (TM2022-0010) to provide a new street “Josh Drive” that provides circulation between Ford Street and Tukwet Canyon Parkway, and lines up with Josh Drive on the east side of Tukwet Canyon Parkway. Tukwet Canyon Parkway has a raised median and will prevent direct vehicular access between Josh Drive across Tukwet Canyon Parkway. The applicant is also requesting to convert Lot 80 into a 0.16-acre pocket park. The proposed minor modifications will not create any nonconforming lots. The modifications are proposed in the southern portion Planning Area 18A of the Oak Valley & SCPGA Golf Course Specific Plan commonly referred to as Fairway Canyon. Planning Area 18A is located on the west side of Tukwet Canyon Parkway, south of Mickelson Drive and north of Sorenstam Drive. The applicant is currently processing a final map for the subject property and the proposed modifications are being requested due to comments received on the final map review. The Oak Valley & SCPGA Golf Course Specific Plan #318 encompassing 1,747.9 acres allowing 4,355 dwelling units was adopted by the County of Riverside on August 14, 2001. The property was annexed into the City of Beaumont on April 9, 2003, by the 97 Item 5. Local Agency Formation Commission (LAFCO) by LAFCO 2002 -43-5. The Oak Valley SCPGA Specific includes the developments of Fairway Canyon and Tournament Hills. The subject property is located within the Fairway Canyon portion of the specific plan. Furthermore, Tentative Tract Map No. 31462 was approved by City Council on October 7, 2003, to subdivide 960.91 acres into 3,300 parcels. The map has had three (3) substantial conformance application processed with the last two (2) occurring in 2014 and 2016. Fairway Canyon has constructed Phase 1 , 2 and 3 of the development and is currently constructing in Phase 4. The subject property is located within Phase 4 of the development and more specifically in Planning Area 18A, as shown in Exhibit C. Approval Authority: The Beaumont Municipal Code, Section 16.04.020 designates the Planning Commission as the “advisory agency” charged with reviewing and making recommendations on all proposal parcel map land divisions and tentative subdivision maps in the city. Section 16.24.050.A authorizes the Planning Commission to conditionally approval or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval. The proposed minor change would be subject to Beaumont Municipal Code, Section 16.32.020 states a request for approval of a minor change to an approved tentative map shall be filed with the Planning Department and referred to the Land Division Committee, commonly referred to as the Development Review Committee (DRC). The DRC reviewed the request on September 22, 2022 and provided a recommendation of approval. The advisory agency shall consider the matter, review the recommendation of the DRC, and make a decision on the request. The project setting can also be seen in the following materials attached to this staff report:  General Plan Land Use Map (Attachment D)  Zoning Map (Attachment E)  Aerial Photograph (Attachment F) The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following Table. 98 Item 5. LAND USE GENERAL PLAN ZONING PROJECT SITE Vacant land Single Family Residential (SFR) Oak Valley & SCPGA Golf Course Specific Plan (SP) NORTH Existing Single- Family Residences (Fairway Canyon) Single Family Residential (SFR) Oak Valley & SCPGA Golf Course Specific Plan (SP) SOUTH Vacant land Open Space (OS) Oak Valley & SCPGA Golf Course Specific Plan (SP) EAST Single Family Residences under construction (Fairway Canyon) Single Family Residential (SFR) Oak Valley & SCPGA Golf Course Specific Plan (SP) WEST Vacant land Single Family Residential (SFR) Oak Valley & SCPGA Golf Course Specific Plan (SP) Public Notice and Communications: Beaumont Municipal Code, Chapter 16.32.020.C states that a minor change shall not require a noticed public hearing; however, the advisory agency or the City Council may, at their discretion, allow testimony to be given on the proposed change. No public hearing notice or legal advertisement was conducted regarding the proposed application, consistent with the Beaumont Municipal Code. CEQA Review: From the standpoint of the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) was prepared and certified in 2001 for the Oak Valley SCPGA Specific Plan (Specific Plan No. 318) (SCH# 2000051126), with latest Addendum of the EIR was approved by council in 2014 (13-EIR-03), assessing the environmental impacts of the overall project and subsequent implementation steps, including subdivision of the site. The EIR and the findings made by the City Council remain pertinent and adequate for use for current application. Execution of this minor 99 Item 5. modification to the subdivision will require adherence to the mitigation monitoring program established for the project. Recommended Action: Hold a Public Hearing; and Approve Minor Modification to Vesting Tentative Tract Map No. 31462-26 (TM2022-0010). Attachments: A. Vesting Tentative Tract Map 31462-26 (TM2022-0010) with Modification B. Vesting Tentative Tract Map 31462-26 as previously approved – Sheet 4 C. Fairway Canyon Phasing Map D. General Plan Land Use Designation Map E. Zoning Map F. Aerial Photograph Incorporated herein by Reference:  City of Beaumont General Plan  City of Beaumont Zoning Ordinance  Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map  Contents of City of Beaumont Planning Department Project File Vesting Tentative Tract Map No. 31462, TM2022-0010 Minor Map Change, Tentative Parcel Map No. 37366 (PW2019-0387), Substantial Conformance No. 2 13-1823, Substantial Conformance No. 3 15-2858LAFCO 2002-43-5, 02-ANX-02, Development Agreement dated November 18, 2003, Oak Valley SCPGA Specific Plan 318 and Environmental Impact Report 418. 100 Item 5. 101 Item 5. I 10102Item 5. 103 Item 5. 104 Item 5. 105Item 5. LGHHGTUQP#XG5WKVG /WTTKGVC%# ÄÄ 106 Item 5. 107Item 5. VINCENZO DRCAVALLANO CTCASTE L L O L NHARMON HEIGHTSMILL E R P L MID D L E C O F F C T PLUM DRVINYARD AVESEQUOIA LN THORPE T R L PALM TREE L N GOA L B Y D R SMITH A V E CHERRY VALLEY BLVDTUKWET CANYON PKWYPECAN AVESAN T I M O T E O C A N Y O N R D APRON LNSM I TH A V E REDWOOD DRROSBURG RDTRE V I N O T R L APPLE DRBYRON TRL SMITH A V E STOCK T O N S T HOGAN DR BUFFY CTELM LN MAPLE LN LEGENDS LNPLANTATION DRS T O C K T O N S T ANDERSON S T MAGNOLIA WAYPLUM DRHICKORY LN HW Y 6 0 LIGURIA LNCASTELLO LN STABLEFORD CTRIVER BEND DR BAY HILL D RWEEPING WILLOW WAYSTONEY B R O O K CT I 1 0 CH A M P I O N S D R B A LA T A S T PAR LN EAGLE LN B A Y H I L L D R EAGLE LN DESERT LAWN MEMOR IAL PARK General Plan Land Use Designation San Bernardino County, Maxar General Plan Open Space Single Family Residential Rural Residential 1 Neighborhood Commercial Public Facilities City Boundary Street Labels 10/5/2022, 12:06:06 PM 0 0.25 0.50.13 mi 0 0.4 0.80.2 km 1:18,056 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 108 Item 5. VINCENZO DRCAVALLANO CTCASTE L L O L N PLUM DRVINYARD AVESEQUOIA LN THORPE T R L PALM TREE L N GOA L B Y D R SMITH A V E CHERRY VALLEY BLVDTUKWET CANYON PKWYPECAN AVETREVI N O T R L APRON LNSMI TH A V E REDWOOD DRROSBURG RDTRE V I N O T R L APPLE DRBYRON TRL SMITH A V E STOCK T O N S T BUFFY CTELM LN MAPLE LN LEGENDS LNPLANTATION DRS T O C K T O N S T ANDERSON S T MAGNOLIA WAYPLUM DRHICKORY LNDEMARET DRSAN T I M O T E O C A N Y O N R D HW Y 6 0HARMON HEIGHTSMILL E R P L MID D L E C O F F C T HOGAN DR HERA PLLIGURIA LNCASTELLO LN STABLEFORD CTRIVER BEND DR BAY HILL D RWEEPING WILLOW WAYSTO N EY B R O O K CT I 1 0 CH A M P I O N S D R B A L A TA S T GALL E R Y L N PAR LN EAGLE LN B A Y H I L L D R EAGLE LN DESERT LAWN MEMOR IAL PARK Zoning Map San Bernardino County, Maxar Zoning Union Pacific Rail Roadway Specific Plan Commercial Neighborhood City Boundary Street Labels 10/5/2022, 12:08:35 PM 0 0.25 0.50.13 mi 0 0.4 0.80.2 km 1:18,056 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 109 Item 5. Aerial Photograph VTTM31462-26 (TM2022-0010) Legend New Josh Drive 1000 ft N➤➤N Image © 2022 Maxar Technologies Image © 2022 Maxar Technologies Image © 2022 Maxar Technologies 110 Item 5. Staff Report TO: Planning Commissioners FROM: Carole Kendrick, Planning Manager DATE October 11, 2022 SUBJECT: Plot Plan PP2022-0458 for the Construction and Operation of an Outdoor Storage Yard with a 400 Square Foot Office Trailer and Three (3) Storage Sheds with One (1) at 2,400 Square Feet and Two (2) at 3,000 Square Feet on a 3.40-Acre Parcel Located on the Southeast Corner of Euclid Avenue and Third Street in the Community Commercial (CC) Zone (APN: 418-210-019) APPLICANT: 84 Lumber Company Background and Analysis: The applicant is requesting approval of a plot plan (PP2022-0458) application that was submitted on April 14, 2022. A plot plan is required by the Beaumont Municipal Code per Section 17.02.070 to establish a new land use. The proposed land use includes a 400 square foot modular office, three (3) storage sheds totaling 8,400 square feet, and 27,000 square feet of outdoor storage, to supplement the existing 84 Lumber location on the northwest corner of First Street and Beaumont Avenue. Lumber and wood products are permitted per Beaumont Municipal Code Section 17.02.100 and Table 17.03-3. Two preliminary applications were processed in in early 2021 and 2022 on the subject property. PLAN2021-0584 included a review of the conceptual plan and staff provided comments to the applicant on April 16, 2021. PLAN2021-0714 consisted of a meeting with the applicant and staff on January 14, 2022, to discuss the project concerns prior to the formal entitlement submittal. Project Setting: The 3.40-acre site is undeveloped with existing curb that is a combination of asphalt and concrete along the Euclid Avenue and Third Street frontages. The parcels to the north, south, and east are commercially zoned properties that include FerrellGas, A&A 111 Item 6. Fence Co. and small miscellaneous commercial businesses. To the west is Dangelo Co. that provides waterwork and fire protection supplies. The project setting can also be seen in the following materials attached to this staff report:  General Plan Land Use Map (Attachment C)  Zoning Map (Attachment D)  Aerial Photograph (Attachment E) The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following Table. LAND USE GENERAL PLAN ZONING PROJECT SITE Vacant Land GC (General Commercial) CC (Community Commercial) NORTH Multiple Tenant Commercial Building GC (General Commercial) CC (Community Commercial) SOUTH FerrellGas GC (General Commercial) CC (Community Commercial) EAST Vacant Land and Beaumont Avenue Right-of-Way GC (General Commercial) CC (Community Commercial) WEST Dangelo Co. I (Industrial) M (Manufacturing) Site Design: The site currently is a vacant with no improvements except existing asphalt and concrete curbs on the Euclid Avenue and Third Street frontages. The applicant, 84 Lumber, obtained the subject property to supplement storage needs from their existing 112 Item 6. location on First Street and Beaumont Avenue. The site is located approximately 215 feet from the existing 84 Lumber location and is separated by the F errellGas parcel. The site will include AC pavement on approximately 100,000 square feet/2.3-acres of the property. A 400 square foot office trailer is located on the southern portion of the site with employee parking provided to the north of the trailer. A 2,400 (20’x120’) and 3,000 (20’x150’) square foot shed is proposed along the eastern edge of the property while still maintain a 25’ rear yard setback. A 3,000 (20’x150’) square foot storage shed is also proposed on the north side of the property along Third Street and maintain a 25’ setback. At the center of the subject property, the applicant is proposing four (4), 5,000 (50’x100’) square foot outdoor storage areas, one of which will be utilized for staging. These centrally located storage areas are separated by 25’ to provide adequate access and circulation for the applicant and public safety. The storage sheds are three (3) sided with metal corrugated siding and have a slightly pitched, metal roof. The metal siding is secured in place pier/footages and cable bracing. The proposed shed structures will house palletized wood products of various lengths and sizes. The area along Euclid Avenue will include a 7,000 (20’x350’) square foot area for storage of Oriented Strand Board (OSB) maintaining a 25’ front yard setback. The project has been conditioned to improve half widths of Euclid Avenue and Third Street including curb, gutter and sidewalks. A decorative block screening wall will be provided on Euclid Avenue and Third Street in addition to on and off -site landscaping to further screen the use from the adjacent street views. The attached Development Plans (Attachment B) include the site layout, grading and elevations. Circulation and Parking: Per Beaumont Municipal Code Table 17.05-1 office uses are calculated at one (1) space per 200 square feet of gross floor area. The proposed office trailer is approximately 400 square feet will require a minimum of 2 parking spaces. The project is proposing to provide one (1) accessible and three (3) standard parking stalls for staff and customers consistent with the Beaumont Municipal Code. 113 Item 6. The site will be accessed by a driveway proposed at the southwestern portion of the property along Euclid Avenue and the northeastern portion of the property on Third Street at the bulb of the cul-de-sac. Deliveries to the site will consist of two (2) to three (3) tractor trailers in the morning between 6-7am and afternoon between 3-4pm. Outbound deliveries will occur during the same delivery hours but will utilize three (3) to five (5) box trucks. Hours of Operation: The outdoor storage yard is proposing hours between 6am to 6pm, Monday through Friday with deliveries occurring between 6am to 7am and 3pm to 4pm , as indicated in the applicant statement of operations (see Attachment F). Multi-Species Habitat Conservation Plan (MSHCP): The project is found to be consistent with the MSHCP. The project is located outside of any MSHCP criteria area and mitigation is provided through payment of the MSHCP Mitigation Fee. Development Review Committee (DRC): The Development Review Committee reviewed for the project for design on April 28, 2022, and July 7, 2022. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of approval. Environmental Documentation: This project is exempt from review under the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 in that information contained in the project file and documents incorporated herein by reference demonstrates that: Plot Plan PP2022-0458 is consistent with the General Commercial General Plan designation and all applicable General Plan policies as well as the applicable zoning designation of Community Commercial; the proposed project site is located within the boundaries of the City of Beaumont; Plot Plan PP2022-0458 has no value as habitat for endangered, rare or threatened species; there is no substantial evidence in the record that Plot Plan PP2022-0458 will result in significant effects related to traffic, noise, air quality or water quality in that the proposed design incorporates and otherwise is subject to air and water quality resource agency design requirements to avoid harmful effects; and the site is or can be adequately served by all required utilities and public services. As such, the 114 Item 6. project meets the criteria for application of a Class 32 (In-Fill Development) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project. Public Communications Received: Property owners located within a 300-foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10-day hearing notice in addition to a public notice in the Press Enterprise. At the time of report preparation, the Planning Department has not received any letters of comment from the public in favor or opposition to the project. Any comments received prior to the time of the scheduled Planning Commission meeting will be provided to the Commission at the time of the public hearing. A proof of publication is included as Attachment G to this staff report. Planning Commission Authority: The Community Commercial zone allows the storage of lumber and wood products as a permitted use, per Table 17.03-3 subject to approval of a Plot Plan. A Plot Plan is required per Section 10.02.070 to establish a new land use, or to assume an existing land use, consistent with the zoning of the proposed location and requires a public hearing conducted by the Planning Commission. The Beaumont Municipal Code Section 17.02.070.F authorizes the Planning Commission to approve, conditionally approve, or deny the application. Plot Plan Findings: 1. The proposed use is permitted, or is substantially similar to a use permitted, within the subject zone and complies with the intent of all applicable provisions of the Zoning Ordinance. The project is subject to and is consistent with the Development Standards for the Community Commercial (CC) zone. The zoning allows lumber and wood products as a permitted use. 2. The proposed use is consistent with the objectives, policies, general plan land uses and programs of the general plan and any applicable specific plans. The proposed project is in conformance with the General Plan for the City of Beaumont. The land use designation for the project site is General Commercial (GC). The proposed development is consistent with the General Plan policies. 115 Item 6. 3. The subject site is physically suitable for the type and intensity of the proposed land use. The project is in a commercial and manufacturing area that is primarily developed. The is generally flat and raised from the streets and is suitable for commercial development. 4. The location, size, design and operating characteristics of the proposed uses is compatible with existing land uses within the general area in which the proposed use is located. The zoning for the project site is Community Commercial (CC) and the land use designation is and General Commercial (GC) and Industrial (I) to the west. The proposed project is surrounded by property that is currently zoned Community Commercial and designated as General Commercial in the General Plan, with exception of the property to the west that is zoned Manufacturing w ith a General Plan land use designation of Industrial. The site is primarily surrounded by developed land with commercial or industrial uses. The property to the east is vacant right-of-way for Beaumont Avenue. The proposed uses are compatible with the surrounding commercial and manufacturing zoned properties. 5. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed land use would not be detrimental to the public convenience, health, safety or general welfare . The site is served by the Beaumont-Cherry Valley Water District for water services and the City of Beaumont for sewer disposal system. Electricity will be provided by Southern California Edison and natural gas will be provided by the Southern California Gas Company. Solid waste and refuse services are provided by Waste Management, Inc. on behalf of the City of Beaumont. The site can be adequately served and will not be detrimental to public health and safety. 6. The approval of the plot plan permit for the proposed uses is in comp liance with the requirements of the California Environmental Quality Act and there would be no significant adverse impacts upon environmental quality and natural resources that cannot be reasonably mitigated and monitored. The project is exempt from CEQA under Section 15332 In-Fill Development Projects. There are no adverse impacts anticipated by this project. 116 Item 6. Recommended Action: Hold a public hearing, Approve Plot Plan PP2022-0458, subject to the attached Conditions of Approval, and Direct staff to prepare a Notice of Exemption for the applicant to file with the Riverside County Clerk Recorder. Attachments: A. Draft Conditions of Approval B. Development Plan C. General Plan Land Use Designation Map D. Zoning Map E. Aerial Photograph F. Applicant’s letter dated June 3, 2022, regarding the statement of operations G. Proof of Publication Incorporated herein by Reference: City of Beaumont General Plan City of Beaumont Zoning Ordinance Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map Contents of City of Beaumont Planning Department Project File PP2022-0458, PLAN2021-0584 & PLAN2021-0714 117 Item 6. CITY OF BEAUMONT PLANNING DEPARTMENT DRAFT CONDITIONS OF APPROVAL PLANNING COMISSION DATE: October 11, 2022 PROJECT NAME: 84 Lumber Company PROJECT NOS.: PP2022-0458 DESCRIPTION: A request for Construction and Operation of an Outdoor Storage Yard with a 400 Square Foot Office Trailer and Three (3) Storage Sheds with One (1) at 2,400 Square Feet and Two (2) at 3,000 Square Feet on a 3.40-Acre Parcel Located on the Southeast Corner of Euclid Avenue and Third Street in the Community Commercial (CC) Zone. APPLICANT: 84 Lumber Company LOCATION: Southeast corner of Euclid Avenue and Third Street APN: 418-210-019 Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added con ditions will be added at the end of all conditions regardless of the Department originating the condition. STANDARD CONDITIONS 1. The permit for the above referenced Plot Plan consists of all Conditions of Approval herein. All Conditions of Approval for PP2022-0458 and other related approvals are still in effect. 2. The use hereby permitted is for the establishment of a lumber and wood products storage yard located on southeast of Third Street and Euclid Avenue (APN 418-210- 019). 3. The Community Development Director may approve minor modifications to the site plan that are in substantial conformance to the approved project and that do not increase impacts. All copies of the revised plans shall be dated and signed by the Director and made a part of the record. 4. The permittee shall defend, indemnify, and hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning Plot Plan PP2022-0458. The City of Beaumont will promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully in the defense, the 118 Item 6. permittee shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont. 5. This approval is subject to the City of Beaumont Municipal Code Section 17.02.070 Plot Plans are subject to timing specified in Sections (I) Plot Plan Time Limits, and(J) Plot Plan Lapse in Time. 6. Administrative Plot Plan and business license application review and approval are required prior to occupancy of the building or sales of any items. 7. Occupancy inspections will be required prior to the start of operations by the Building & Safety, Planning, Police, and Fire Departments. All inspections shall be performed and approved before a Certificate of Occupancy will be issued by the Building and Safety Department. 8. If any of the conditions of approval are violated, or if the use otherwise become a public nuisance as set forth in the Beaumont Municipal Code, the conditional use permit may be revoked as prescribed in the Municipal Code. 9. For Sales Tax Purposes, this location shall be the “Point -of-Sale” for all transactions conducted. 10. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the exist ing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modification or revocat ion thereof. 11. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke the permit if substantial problems result from the operation. 12. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Health Department, and any other necessary departments or agencies. 13. This permit shall be for the benefit of the applicant in whose name the permit was issued, for the specific approved location. The permit shall not be transferrable to another individual or location. 14. An anti-graffiti coating shall be provided on all block walls including the trash enclosure, and written verification from the developer shall be provided to the City of Beaumont Planning Department. 119 Item 6. PP2022-0485 Draft Conditions of Approval Page 3 15. Prior to the issuance of a Certificate of Occupancy, the applicant shall construct a 6’ high decorative concrete masonry block or decorative tilt -up wall on the eastern and northern boundary of the project, consistent with Beaumont Municipal Code, Chapter 17.11.160.D.2. 16. Barbed wire, concertina and razor are strictly prohibited. Alternative toppers may be considered on a case-by-case basis, subject to approval by the Community Development Director. 17. The landscape plans shall include 24” box trees on placed 40’ on center along the Euclid Avenue and Third Street frontages. 18. The project shall comply the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50. 19. Outdoor lighting systems in the Commercial/Industrial zone shall be turned off or reduced in lighting by at least 50 percent beginning at 10:00 pm. or close of business, whichever is later, until dawn or the start of business, whichever is sooner. When possible, the lighting system shall be turned off rather than reduced in lighting level. Lighting shall be equipped with controls for photocell on and time off. 20. Except for safety signage required by other provisions of law, signage is not approved as part of this project. Signage, in accordance with Beaumont Municipal Code, may be approved at a later date under a separate permit. 21. The hours of operation for the lumber and wood product storage yard shall be a from 6am to 6pm, Monday through Friday. 22. Outdoor merchandise displays not associated with outdoor storage are not permitted as part of this project. 23. No outdoor activities are permitted within the parking area without an approved Temporary Use Permit. 24. No vehicles may be parked on sidewalks, parkways, driveways, or alleys. BUILDING DEPARTMENT CONDITIONS 120 Item 6. PP2022-0485 Draft Conditions of Approval Page 4 25. A legal address assigned by the Building Division will be required prior to submittal of any plan check documents to the Building Division. Please coordinate directly with Building for required application, fees, and documentation required. This address must be posted on the site at all times. 26. Address shall be posted in a manner approved by the Fire Chief of Riverside County or the Fire Chief’s designee. 27. The proposed use requires construction drawings to be submitted to the Department of Building and Safety for plan review, building permits and building inspections. 28. Provide note on plans that “Dig Alert (811) shall be contacted prior to any excavation in accordance with government code section 4216”. 29. All new structures shall be designed in conformance to the latest design standards adopted by the State of California in the California Building Standards Code, Title 24, California Code of Regulations (CBC, CRC, CEC, CMC, CPC and Green Building Standards) and City of Beaumont Ordinances including requirements for allowable area, occupancy separations, fire suppression systems, etc. 30. The proposed storage requires construction drawings to be submitted to the Building Department for plan review, building permits and inspections. 31. Access, sanitary facilities, and parking shall comply with Title 24 Accessibility Requirements with the currently adopted California Building Code for Common Use Areas. 32. At least 1 accessible route shall be provided within the site from accessible parking spaces and accessible parking loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. If more than 1 route is provided, all routes must be accessible. 33. Electronic plan submittals are required and shall be submitted to Permits@beaumontca.gov 34. Upon plan check submittal and after review of the submitted plans, specifications and documents, additional requirements may be required. 35. The proposed new development is subject to the payment of School Fees as required by law. The applicant is required to submit a Certificate of Compliance from the school district(s) to obtain building permits from the City. 121 Item 6. PP2022-0485 Draft Conditions of Approval Page 5 36. Permit fees shall be paid in accordance to the City’s adopted fee schedule at the time of building permit issuance. 37. The proposed new development may be subject to the payment of Transportation Uniform Mitigation Fee (TUMF). 38. The proposed new development may be subject to the payment of Multiple Species Habitat Conservation Plan (MSHCP). FIRE DEPARTMENT CONDITIONS With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards: Prior to Building Permit Issuance: 39. Fire Hydrants and Fire Flow: Prior to approval, please provide a current fire flow report from the local water purveyor, show the location of the nearest fire hydrant capable of supplying 1,500 gpm at 20 psi residual pressure for a 2 hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C. 40. Fire Department Access: Prior to approval, provide a site plan showing the fire lanes and proposed storage arrangement/heights through the site. Access roads shall be provided to within 150 feet to all portions of the site a nd shall have an unobstructed width of not less than 24 feet. Access in excess of 150 feet shall require an approved turn-around. The construction of the access roads shall be all weather and capable of sustaining 60,000 lbs. over two axels for commercial developments. Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1 41. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addres sed when the Office of the Fire Marshal reviews these plans. These conditions will be 122 Item 6. PP2022-0485 Draft Conditions of Approval Page 6 based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the time of building plan submittal. Prior to Final Approval: 42. Outside Storage: Outside storage of combustible materials shall not be located within 10 feet of any lot line. Storage shall not exceed 20 feet in height or the City Planning Departments requirements (whichever is most restrictive). Ref. CFC 315.4 43. Addressing: All commercial projects shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 44. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 POLICE DEPARTMENT 45. All exterior lighting on the site shall remain functional and be kept on during all hours of darkness. Exterior lighting shall be sufficient to illuminate the storefront during all hours of darkness. Any proposed outside lighting shall be in compliance wit h the City’s Lighting Ordinance, Chapter 8.50, of the City of Beaumont Municipal Code. 46. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness. 47. Remove litter daily from the premises, adjacent sidewalks and parking lots under site’s control and sweep/clean these areas weekly. 48. Remove graffiti from premises and parking lot. 49. The applicant shall comply with all applicable local, county, state and f ederal regulations, including the City’s Municipal Code and the California Business and Professions Code (B&P). PUBLIC WORKS General 123 Item 6. PP2022-0485 Draft Conditions of Approval Page 7 50. The following is a non-inclusive list of items that may be required by the Public Works Department: A. Plans: i. Street Improvement Plan ii. Street Lighting Plan iii. Landscape Plan offsite iv. Precise Grading Plan v. Erosion Control Plan vi. Storm drain improvement plan vii. Composite Onsite Utility Plan viii. Traffic Control Plan B. Reports & Studies: i. Soils Investigation Report ii. Stormwater Pollution Prevention Plan (SWPPP) iii. Final Water Quality Management Plan (F-WQMP) iv. Offsite Improvement Engineer’s Cost Estimate (ECE) v. Grading & Pad Certification vi. Compaction Report C. Permits and agreements: i. Permission to Grade and Construction agreements ii. Non-interference letters iii. WQMP Covenant and Agreement iv. City Grading Permit v. City Encroachment Permit vi. Performance Bond vii. Labor & Material Bond viii. Maintenance Bond D. Survey Documents i. Right-of-way Dedications ii. Easement Dedications iii. Corner Record 124 Item 6. PP2022-0485 Draft Conditions of Approval Page 8 iv. Record of Survey E. E. Fees: Prior to obtaining a building permit the applicant shall pay all applicable development fees as indicated on the fee schedule, current at the time of permit, available from the City, including, but not limited to the following: i. Fire Protection Impact ii. Police Facilities Impact iii. Public Facility iv. Streets and Bridges Impact v. Traffic Signal Impact vi. Railroad X'ing Impact vii. General Plan viii. Emergency Preparedness ix. Recycled Water Facility x. Sewer Application xi. Sewer Disposal Facility Fee (Connection) xii. Sewer service areas Fee xiii. MSHCP xiv. TUMF 51. The design of public infrastructure elements shall conform to the requirements of the City General Plan, City of Beaumont Standards, Riverside County Transportation Department (RCTD) Road Improvement Standards & Specification, Caltrans Standard Specifications and the Standard Specifications for Public Works Construction, current edition, as required by the City Engineer. 52. The design of private site improvements and grading work outside of road right of way shall conform to the latest edition of California Building Code, the City of Beaumont standards and practices, Approved Water Quality Management Plan, approved hydrology report, approved traffic impact analysis, and geotechnical recommendations. 53. All required plans and studies shall be prepared by a Regist ered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval. 125 Item 6. PP2022-0485 Draft Conditions of Approval Page 9 54. The Applicant shall coordinate with affected utility compan ies and obtain any permits as necessary for the development of this project. 55. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable. 56. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way. 57. The Applicant, at its sole expense, shall obtain all right -of-way or easement acquisitions necessary to implement any portion or condition of this project, including public improvements; off-site grading & construction; offsite street requirements; offsite sewer requirements; storm drain improvements; or any other requirement or condition. Surveying & Mapping 58. PRIOR TO START OF CONSTRUCTION: Where survey monuments exist, such monuments shall be protected or shall be referenced and reset, pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act). 59. PRIOR TO ISSUANCE OF ANY BUILDING PERMIT: The applicant shall verify and/or set all missing property corners, r/w corners, and centerline monuments. Subsequently, the applicant shall cause the surveyor to file the appropriate documents and records to the County of Riverside. 60. PRIOR TO THE START OF CONSTRUCTION: The applicant shall have the property corners identify and clearly flagged. Any missing or obliterated corners shall be reestablished and set in accordance with the Land Surveyors Act and Profession al Land Surveying Practices. All right-of-way dedications shall be monumented. As necessary, a Corner Record or Record of Survey shall be filed with the County of Riverside. 61. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The applicant shall dedicate all right-of-way necessary for the construction of all streets. 126 Item 6. PP2022-0485 Draft Conditions of Approval Page 10 a. Euclid Avenue is designated as a Local Street (60’ ROW). The Applicant shall verify that the appropriate right-of-way exist and/or the Applicant shall dedicate all additional right-of-way necessary to achieve the required 30-feet half-width ROW per the General Plan. b. Third Street is designated as a Local Street (60’ ROW). The Applicant shall verify that the appropriate right-of-way exist and/or the Applicant shall dedicate all additional right-of-way necessary to achieve the required 30-feet half-width ROW per the General Plan. c. Third Street shall terminate along the easterly terminus of the project. Additional right-of-way shall be dedicated to accommodate a cul -de-sac per the County of Riverside Std. 800. d. The Applicant shall dedicate right-of-way at the southeast corner of the intersection of Euclid Avenue and Third Street to accommodate a corner cutback per RCTD std. 805. Street Improvements 62. 12. PRIOR TO ISSUANCE OF ENCROACHMENT PERMIT: The applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The securities shall include Faithful Performance and labor and materials for 100% of the approved Engineer’s Cost Estimate (ECE). 63. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half-width improvements for Euclid Avenue, coincident with the project boundary and as necessary to safety transition to the existing improvements. The improvements shall include: a. 6” Curb and Gutter per RCTD std. 200; alignment per RCTD std. 105 (20-feet east of centerline). b. Sidewalks shall be curb-adjacent type per RCTD std. 401, unless otherwise c. directed by the Planning Department; Street structural sections shall be designed with a Traffic Index per soils recommendations (5.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R -value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4” AC/8” AB. Pavement shall be 127 Item 6. PP2022-0485 Draft Conditions of Approval Page 11 per Greenbook specifications with a base course of B-PG 64-10-R0 and a minimum 2” thick final course of C2- PG 64-10-R0. d. Mill (0.17’ Min.) and overlay from street centerline to edge of pavement, coincident with the project boundary. 64. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half-width improvements for Third Street, coincident with the project boundary and as necessary to safety transition to the existing improvements. The improvements shall include: a. 6” Curb and Gutter per RCTD std. 200; alignment per RCTD std. 105 (20 -feet south of centerline expect cul-de-sac). b. Sidewalks shall be curb-adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department. c. Street structural sections shall be designed with a Traffic Index per soils recommendations (5.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R-value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 4” AC/8” AB. Pavement shall be per Greenbook specifications with a base course of B-PG 64-10-R0 and a minimum 2” thick final course of C2- PG 64-10-R0. d. Mill (0.17’ Min.) and overlay from street centerline to edge of pavement, coincident with the project boundary. e. Construct cross gutter per RCTD std. 209 across the east half of Euclid Avenue and any necessary transition to existing. 65. PRIOR TO ISSUANCE OF 1ST OCCUPANCY PERMIT (COO): The Applicant sha ll install public streetlights along the project frontage of perimeter streets in accordance with the City of Beaumont Approved Street Lighting Specifications. 66. PRIOR TO ISSUANCE OF 1ST OCCUPANCY PERMIT (COO): The applicant shall design and install offsite landscaping and supporting irrigation system. All irrigation and landscaping associated with this project will be privately maintained. 67. PRIOR TO ISSUANCE OF 1ST OCCUPANCY PERMIT (COO): The Applicant shall replace any sidewalk, curb and gutter, drive approach, AC pavement or other improvement damaged during construction as determined necessary by the City Engineer. 128 Item 6. PP2022-0485 Draft Conditions of Approval Page 12 Grading and Drainage Improvements 68. 18. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board. 69. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design stormwater generated within the development to be captur ed into appropriate drainage facilities. The stormwater shall be treated per the requirements of the WQMP. The drainage facilities shall be designed to accommodate a 100 -year storm flow event. 70. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design and include adequate provisions to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase damage, hazard, or liability to adjacent or downstream properties 71. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall submit for review and approval, a soils/ geology report. 72. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Constructi on General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board. 73. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm Water Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have been accepted by Public Works Department or construction is complete, whichever is later. 74. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department. 75. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation. 129 Item 6. PP2022-0485 Draft Conditions of Approval Page 13 76. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The Applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations. 77. PRIOR TO ISSUANCE OF A GRADING PERMIT: A final project-specific Water Quality Management Plan (F-WQMP) shall be submitted to Public Works Department. The WQMP shall incorporate, but not limited to, the following: site design BM P’s, applicable source control BMP’s, treatment control BMP’s, long term operation and maintenance requirements, and inspection and maintenance checklist. Maintenance and funding requirements shall be outlined in the WQMP for the maintenance of the development BMP’s. The post construction Best Management Practices (BMPs) outlined in the approved final project-specific WQMP shall be incorporated in the improvement plans. 78. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall record a “Covenant and Agreement” with the County Recorder on City approve form. 79. PRIOR TO ISSUANCE OF 1ST OCCUPANCY PERMIT (COO): The applicant shall ensure that all WQMP BMP’s are fully operational and a maintenance mechanism is place. 80. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant. 81. PRIOR TO FOUNDATION TRENCHING: The applicant shall submit a soil compaction report to the City for review and approval. 82. PRIOR TO OBTAINING ANY BUILDING PERMIT: The applicant shall submit pad certifications letters and pad compaction reports to the City for review and Approval. Sewer Improvements 130 Item 6. PP2022-0485 Draft Conditions of Approval Page 14 83. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims shall be set flush with the finished surface Per the City of Beaumont’s paving and manhole cover detail. 84. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall repair the sewer trench and restore existing pavement associated with sewer installation per the City of Beaumont’s Paving and Trench Repair detail. Water Improvements 85. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 86. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all fire hydrants; air vacs and other above ground water facilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations. End of Conditions 131 Item 6. 132 Item 6. PLAN VIEW WEST ELEVATION NORTH ELEVATION SOUTH ELEVATION EAST ELEVATION PIER / FOOTING DETAIL (TYP.-N.T.S.) TYPICAL PIER SCALE: N.T.S. A1,A7,B7, B7 133 Item 6. PLAN VIEW SOUTH ELEVATION WEST ELEVATION EAST ELEVATION NORTH ELEVATION PIER / FOOTING DETAIL (TYP.-N.T.S.) TYPICAL PIER SCALE: N.T.S. A1,A7,B7, B7 134 Item 6. PLAN VIEW SOUTH ELEVATION WEST ELEVATION EAST ELEVATION NORTH ELEVATION PIER / FOOTING DETAIL (TYP.-N.T.S.) TYPICAL PIER SCALE: N.T.S. A1,A7,B7, B7 135 Item 6. BEAUMONT AVEBEAUMONT AVEEUCLID AVE1ST STCALIFORNIA AVE1ST STCALIFORNIA AVE3RD ST BEAUMONT AVE1ST ST 3RD ST CALIFORNIA AVEMAPLE AVEMAGNOLIA AVE3RD ST 1ST ST1ST ST1ST STWALNUT AVEPP2022-0458 General Plan Land Use Designation San Bernardino County, Maxar General Plan Industrial Single Family Residential General Commercial Street Labels Highways/Major Streets Minor Streets 9/26/2022, 3:03:26 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 136 Item 6. 3RD ST MAPLE AVE1ST STEUCLID AVE1ST ST MAGNOLIA AVE1ST ST 3RD ST 3RD ST 1ST ST1ST ST1ST ST CALIFORNIA AVE1ST ST 3RD ST BEAUMONT AVEBEAUMONT AVEI 10 4TH ST BEAUMONT AVE4TH ST CALIFORNIA AVECALIFORNIA AVE4TH ST PP2022-0458 Zoning Map San Bernardino County, Maxar Zoning Union Pacific Rail Roadway Community Commercial Manufacturing Street Labels Highways/Major Streets Minor Streets 9/26/2022, 3:00:04 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 137 Item 6. *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS Legend PP2022-0458 Aerial Photograph Notes REPORT PRINTED ON...9/26/2022 3:37:16 PM 0 752376 Feet Parcels County Centerline Names County Centerlines World Street Map 138 Item 6. 139 Item 6. 1 of 1 LUMBER COMPANY 1019 Route 519 | Eighty Four, PA 15360 | 724-228-8820 June 3, 2022 City of Beaumont Re: 84 Lumber Expansion Project- Euclid Avenue Below please find clarification to questions per the preliminary meeting 5-18-22 a) The proposed 84 Lumber expansion consists of an office trailer, (3) storage sheds and a concrete paving storage yard. The facility will be a supplement use to the existing 84 Lumber facility located @ 350 East 1st Street. The hours of operation for the facility will be approximately 6 AM to 6 PM Monday through Friday. The facility will employ approximately 5- 10 people. Typical equipment will consist of a few (2-3) fork trucks to move product within the yard and assist customers. The majority of product will consist of miscellaneous lengths and sizes of lumber products. Deliveries inbound will consist of 2-3 tractor trailers in the morning(6AM- 7AM) and 2-3 in the afternoon (3PM -4PM) . Out bound deliveries will be via 84 Lumber box trucks and similar delivery vehicles 3-5 in the morning (same hours) and 3-5 in the afternoon (same hours) b) The adjacent property to the south is a gas supply company. The north, west and east borders are Third St, Euclid Ave. and Beaumont Ave, respectively. A fence supply company is located north of Third St and a plumbing supply facility is located west of Euclid Ave. An office warehouse is located east of the Beaumont Ave overpass. Since the proposed 84 Lumber use will be a building supply facility, the project will be compatible to the surrounding uses in regard to any expected noise, lighting, parking storage aesthetics, and operations. There will not be any hazardous materials c) The proposed site will be accessed from Euclid Ave with a 2 -way entrance with a secondary access from Third Street. Off-street parking will be provided from Euclid Ave for any customers. A perimeter landscape strip and a screening wall will be provided along Euclid Ave and Third Street. Additional fencing will be provided along Beaumont Ave. The proposed office trailer will be a modular structure and the (3) storage structures will be pre-engineered metal buildings. Access through the property will be available from Euclid Ave to Third Street with a sufficient fire lane. d) The property has a current zoning designation of Community Commercial and a General Plan land use designation of General Commercial. The proposed facility will conform to these uses with a conditional use permit. e) The proposed facility, though a support business for the main lumber yard south, will be a self-contained business & will not have product transferred from one property to the other. Sincerely, 84 Lumber James A. Zaunick, P.E. 140 Item 6. 141 Item 6. Staff Report TO: Planning Commissioners FROM: Carole Kendrick, Planning Manager DATE October 11, 2022 SUBJECT: Plot Plan (PP2022-0475) and Variance (V2022-0110) for the Construction and Operation of a 75,250 Square Foot expansion to an Existing Storage Facility Consisting of Three (3) One (1) Story Buildings and Two (2) Story Buildings on 1.98-Acres, and a Variance to Encroach 10 Feet into the 1st Street Landscape Setback Located on the Northeast Corner of California Avenue and 1st Street in the Manufacturing Zone. APNs: 418-280-019, -021 and -023 APPLICANT: Jordan Architects, Inc. Background and Analysis: The applicant is requesting approval of application for a plot plan and variance, submitted on June 20, 2022. The application entails the continuation of the existing Beaumont Self Storage facility that will include 75,250 square feet of new self -storage consisting of three (3) single story buildings and two (2) 2-story buildings, and a variance to encroach 10 feet into the 1st Street landscape setback. Plot Plan PP2024-0475 is required by the Beaumont Municipal Code per Section 17.02.070 to establish a new land use. The proposed project is to construct and operate public storage facility use which is permitted per Beaumont Municipal Code Table 17.03-3. Variance V2022-0110 is required by the Beaumont Municipal Code per Section 17.02.110 which is a procedure to request relief from zoning provisions when, because of special circumstances applicable to a property, including size, shape, topography, location, or surroundings, the strict application of the Zoning Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under the identical zoning classification. 142 Item 7. The Beaumont Self Storage facility had three (3) applications on file from 2001 that included a Plot Plan 01-PP-02, Tentative Parcel Map 30426 and a Negative Declaration 01-ND-07. Staff was unable to locate the details regarding the original applications but did find building permits records for the facility for 86,426 square feet of storage buildings constructed in 2003. In 2006, a Minor Plot Plan application 06-MPP-05 was approved to add 43,305 square feet to the existing facility. Staff was able to locate the stamped, approved site plan that showed the expansion of the storage facility to the area being considered by the current applications (see Attachment K). In discussions with the property owner and the project team, the development of the subject parcels was considered under the previous application as a future phase. During the preliminary review of the project under PLAN2021-0699, staff advised the applicant that entitlement applications only have a one (1) year life with one (1) possible one (1) year extension, therefore any entitlement from 2001 or 2006 would have long since expired. In addition, the proposal would be subject to the 2020 General Plan, the updated zoning code, and current state and city regulations. The applicant was also advised of the storage development standards that were adopted by the City Council in July of 2021. The Beaumont Municipal Code Section 17.11.150 identifies the following standards for storage uses.  Allowing self-storage or storage uses only on irregularly shaped parcels not suitable for commercial or industrial jobs producing uses  Require enhanced screening measures such as solid masonry wal l and/or mature landscaping  Security cameras and lighting  Standard conditions of approval (for storage uses other than self-storage) The subject property is an infill site that currently contains nonconforming uses and structures and is not suitable for commercial or industrial job producing uses due to the size and lot configuration. The project has been conditioned consistent with storage regulations identified in the Beaumont Municipal Code. Project Setting: The 1.98-acre site includes three (3) parcels and a portion of a 4th parcel that also contains the existing storage facility. The three (3) parcels contain a total of two (2) single family residences. The residence on the hard corner of 1st Street and California Avenue consists of two (2) parcels and has curb, gutter, and a parkway sidewalk. The 143 Item 7. residence located further north on Calif ornia Avenue has no street improvements. RV parking is situated between the two (2) single family residences and has curb, gutter and parkway sidewalk improvements. The existing Beaumont Self Storage facility is located to the east, Top-Line Industrial Supply is located to the west, So Cal Gas Company to the south, and vacant land to the north. The project setting can also be seen in the following materials attached to this staff report:  General Plan Land Use Map (Attachment E),  Zoning Map (Attachment F), and  Aerial Photograph (Attachment G). The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following table. LAND USE GENERAL PLAN ZONING PROJECT SITE Single Family Residences, U- Haul and RV Parking I (Industrial) M (Manufacturing) NORTH Vacant Land I (Industrial) M (Manufacturing) SOUTH So Cal Gas Company I (Industrial) M (Manufacturing) EAST Beaumont Self Storage I (Industrial) M (Manufacturing) WEST Top-Line Industrial Supply I (Industrial) M (Manufacturing) Site Design & Operations: 144 Item 7. The project as proposed consists of five (5) new storage buildings totaling 72,250 square feet over a 1.98-acre area. Building A is a single story, storage building consisting of 3,750 square feet and is proposed along the northern edge of the site. Building B is a single story, storage building consisting of 7,580 squa re feet and is positioned along the California Avenue frontage. Building C is also a single story, storage building consisting of 4,240 square feet and is located along the First Street frontage. The two (2) interior, two-story buildings called out as Building D and E, are proposed at 29,840 square feet and will be partially screened by the single-story structures along the edges of the subject property. The buildings will house a portion of non-climate-controlled units with direct access to the driveways and climate controlled interior units. Storage units are provided with sizes ranging from 5x5, 10x10, 10x15 to 10x20, 10x25 and 10x30. The site access will utilize the existing First Street entrance for the existing storage facility with on-site circulation. A new gated, emergency access point will be provided on California Avenue. The expansion is being incorporated into the existing Beaumont Self Storage Facility and the existing management staff will continue to manage the expansion from the original office at the existing facility. The project is not proposing any additional employees or office space. The proposed development will incorporate modern architectural elements, clean lines and materials with attractive colors, to continue the existing facility architectural language with regionally compatible materials that will create an aesthetically pleasing architectural presence in the neighborhood. The single-story structures include tower elements along both sides of the gated areas on California Avenue, and along the First Street frontage. The tower elements include Spanish roof tiles, exposed rafter beams and recessed archways. Varied parapet roofs are provided between the tower elements and the two-story structures proposed a streamlined parapet roof. A block wainscot, decorative scoring is provided along the buildings facing public view, in addition to pop-outs with decorative cornices and recessed archways to provide relief and multiple plains. The landscape provided along the street frontages will soften the architecture. 145 Item 7. The applicant is requesting a variance to encroach 10 feet into the 1st Street Landscape Setback while still maintaining a 15-foot Landscape Setback. The applicant has included two (2) Site Plan Schemes with this submittal. Scheme A (Attachment B) is the Variance Scenario in which the new building frontage on 1st Street maintains alignment with the existing buildings of the currently operating self-storage facility. Scheme B (Attachment C) which is based on the ultimate required setback of the new General Plan and in the event the Variance for Scheme A is denied, that applicant is requesting approval of Scheme B. The applicant has prepared variance findings as shown in Attachment I. The attached development plans for Scheme A (Attachment B) and Scheme B (Attachment C) include the site layout and colored. The conceptual grading plan is provided as Attachment D to this staff report. Hours of Operation: The project will be gated with customer access hours between 6am to 7:45pm, seven (7) days, but will be closed on holidays. The project will employee two (2) staff members to provide office hours between 9am to 5pm, Monday through Saturday. The storage facility will feature a “high-tech” twenty-four-hour security system including keypad entry security gates, individually monitored and alarmed storage units, video surveillance monitoring, burglar alarms, an automatic fire sprinkler and alarm system, as well as an intercom system. An on-site manager stationed at the property continually monitors these security systems on a control panel during hours of operation. Should there be a violation of any of the security systems when the management office is closed, an independent security firm will respond. Multi-Species Habitat Conservation Plan (MSHCP): The project is found to be consistent with the MSHCP. The project is located outside of any MSHCP criteria area and mitigation is provided through payment of the MSHCP Mitigation Fee. Development Review Committee (DRC): 146 Item 7. The Development Review Committee reviewed for the project for design on July 7, 2022. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of approval. Environmental Documentation: This project is exempt from review under the California Environmental Quality Act (CEQA) under CEQA Guidelines Section 15332 in that information contained in the project file and documents incorporated herein by reference demonstrate s that: Plot Plan PP2022-0475 and Variance V2022-0110 are consistent with the Industrial General Plan designation and all applicable General Plan policies as well as the applicable zoning designation of Manufacturing; the proposed project site is located within the boundaries of the City of Beaumont; Plot Plan PP2022-0475 and Variance V2022-0110 has no value as habitat for endangered, rare or threatened species; there is no substantial evidence in the record that Plan Plot Plan PP2022-0475 and Variance V2022-0110 will result in significant effects related to traffic, noise, air quality or water quality in that the proposed design incorporates and otherwise is subject to air and water quality resource agency design requirements to avoid harmful effects; and the site is or can be adequately served by all required utilities and public services. As such, the project meets the criteria for application of a Class 32 (In -Fill Development) Categorical Exemption under the CEQA Guidelines. Additionally, none of the exceptions provided in CEQA Guidelines Section 15300.2 apply to this project. Public Communications: Property owners located within a 300-foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10-day hearing notice in addition to a public notice in the Press Enterprise. At the time of report preparation, the Planning Department has not received any letters of comment from the public in favor or opposition to the project. Any comments received prior to the time of the scheduled Planning Commission meeting will be provided to the Commission at the time of the public hearing. A proof of publication is included as Attachment J to this staff report. Planning Commission Authority: A plot plan is required per Section 10.02.070 to establish a new land use, or to assume an existing land use, consistent with the zoning of the proposed location and requires a public hearing conducted by the Planning Commission. The Beaumont Municipal Code Section 17.02.070.F authorizes the Planning Commission to approve, conditionally approve, or deny the application. 147 Item 7. Beaumont Municipal Code, Section 17.02.110.G states that the Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of Section 17.02.060 (Appeals and Revocations). Section 17.02.110.H requires the Planning Commission to make all of the required findings in granting a variance. The findings are provided below, and the applicant has provided a letter of justification with their proposed findings, as shown in Attachment I. Plot Plan Findings: 1. The proposed use is permitted, or is substantially similar to a use permitted, within the subject zone and complies with the intent of all applicable provisions of the Zoning Ordinance. The project is subject to and is consistent with the Development Standards for the Manufacturing (M) zone. The Manufacturing zone allows mini-storage, mini- warehouse, self-storage and public storage as a permitted use. The use as proposed has been conditioned to comply with the development standards related to storage facilities under Section 17.11.150. 2. The proposed use is consistent with the objectives, policies, general plan land uses and programs of the general plan and any applicable specific plans. The proposed project is in conformance with the General Plan for the City of Beaumont. The land use designation for the project site is Industrial (I). The proposed development is consistent with the General Plan policies. 3. The subject site is physically suitable for the type and intensity of the proposed land use. The project is in an area that is predominately developed with industrial and public utility uses surrounding the site, with the exception of the pre-existing nonconforming single-family residences that are located on the subject property and will be removed to accommodate a conforming use. The is generally flat and is suitable for development. 148 Item 7. 4. The location, size, design and operating characteristics of the proposed uses is compatible with existing land uses within the general area in which the proposed use is located. The zoning for the project site is Manufacturing (M) and the land use designation is and Industrial (I). The proposed project is surrounded by property that is currently zoned Manufacturing and designated as Industrial in the General Plan. The site is adjacent to an existing storage facility that is proposing to expand. The subject property includes two (2) single family that are legal non-conforming uses that will be removed to accommodate a conforming use in the Manufacturing zone . The proposed use is compatible with the surrounding manufacturing zoned properties. 5. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed land use would not be detrimental to the public convenience, health, safety or general welfare . The site is served by the Beaumont-Cherry Valley Water District for water services and the City of Beaumont for sewer disposal system. Electricity will be provided by Southern California Edison and natural gas will be provided by the Southern California Gas Company. Solid waste and refuse services are provided by Waste Management, Inc. on behalf of the City of Beaumont. The site can be adequately served and will not be detrimental to public health and safety. 6. The approval of the plot plan permit for the proposed uses is in compliance with the requirements of the California Environmental Quality Act and there would be no significant adverse impacts upon environmental quality and natural resources that cannot be reasonably mitigated and monitored. The project is exempt from CEQA under Section 15332 In -Fill Development Projects. There are no adverse impacts anticipated by this project. Variance Findings: The Planning Commission may approve, conditionally approve, or deny the application provided that all of the following findings of fact are made: 1. The strict or literal interpretation and application of this Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Zoning Ordinance or would deprive the applicants of privileges granted to others in similar circumstances. 149 Item 7. The proposed development is an expansion of an existing, currently operating Self Storage Facility. The proposed expansion to the existing facility was previously entitled with the original entitlement for the existing portion of the facility, which is currently operating today. The expansion was approved a 2nd time in a subsequent entitlement however, the Owner did not move forward with the construction of the expansion in time prior to said entitlement expiring. Since expiration of those prior entitlements, the General Plan/Zoning designation has adopted a more stringent roadway-widening requirement, which will require additional dedication of the subject property and an increased landscape setback from the new proposed ROW. Applicant intends to comply with the ultimate roadway widening and additional dedication per the current General Plan, as well as providing the physical ultimate public improvements for the roadway widening. Applicant is requesting 10ft of relief on the new 1st Street frontage landscape setback (encroach 10ft into the new required setback from the new proposed ROW along the 1st Street Frontage only). The architectural intent of the expansion has always been to maintain building alignment of the new building frontage with the existing building frontage on 1st Street. If granted a variance for the 10ft of encroachment into the new landscape setback, the 1st Street frontage will still provide a 15ft landscape area setback while maintaining the architectural & aesthetic intent of the expansion, which is a seamless expansion of the new buildings maintaining the building alignment with the existing buildings along the 1st Street frontage. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended development of the property that do not apply generally to other property in the same zone. The unique nature of “expansion” to an existing facility makes an extraordinary case in that the logical architectural & curb appeal “sense” is to maintain alignment of the new buildings with the existing. The project lies on a four-way intersection with high visibility, and it is our opinion that offsetting the new buildings from the existing buildings on the 1st Street frontage to comply with the new setback would be an architectural mistake and lead to the appearance of the expansion as a fragmented “afterthought” rather than a well-intended & seamless expansion. 3. That the granting of such variance will not constitute the granting of a special privilege inconsistent with the limitations on other properties in the vicinity classified in the same zone. 150 Item 7. The Owner intends to comply with all other pro visions of the Current General Plan including the new ultimate roadway improvements. The unique nature of the expansion is the only practical basis for the request of variance, and we feel this is not a “special privilege” but a practical and “architecturally necessary”, request to ensure the project looks appropriate and does not appear as a fragmented afterthought. 4. That the granting of such variance will not be materially detrimental to the public health, safety, or general welfare nor injurious to prope rty or improvements in the zone or neighborhood in which the property is located. The Project’s design will comply with all other requirements of the General Plan and we feel that a slight relief and adjustment of landscape area in one small -localized area is in no way detrimental to the public health, safety and general welfare. 5. That the granting of such variance will not create any inconsistency with any objective contained in the General Plan. The Variance as requested in this scenario would be a small fractional adjustment to a landscape area one frontage and all other provisions of the General Plan will be met by the project’s design including the ultimate roadway widening and improvements. We feel that this variance is the best balance between compliance with the General Plan and maintaining a practical & architecturally appealing alignment of the expansion with the existing facility. Recommended Action: Hold a public hearing, Approve Plot Plan PP2022-0475, subject to the attached Conditions of Approval; Approve Variance V2022-0110; and Direct staff to prepare a Notice of Exemption for the applicant to file with the Riverside County Clerk Recorder. Attachments: A. Draft Conditions of Approval B. Development Plan – Scheme A C. Development Plan – Scheme B D. Conceptual Grading 151 Item 7. E. General Plan Land Use Designation Map F. Zoning Map G. Aerial Photograph H. Statement of Operations I. Variance Findings Letter J. Proof of Publication K. 06-MPP-05 Approved Site Plan Incorporated herein by Reference: City of Beaumont General Plan City of Beaumont Zoning Ordinance Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map Contents of City of Beaumont Planning Department Project File PP2022-0475, V2022- 0110, PLAN2021-0699, 01-PP-02, TPM30436, 01-ND-07, and 06-MPP-05 152 Item 7. CITY OF BEAUMONT PLANNING DEPARTMENT DRAFT CONDITIONS OF APPROVAL PLANNING COMISSION DATE: October 11, 2022 PROJECT NAME: Beaumont Self Storage Expansion PROJECT NOS.: PP2022-0475 and V2022-0110 DESCRIPTION: A request for the Construction and Operation of a 75,250 Square Foot expansion to an Existing Storage Facility Consisting of Three (3) One (1) Story Buildings and Two (2) Story Buildings on 1.98-Acres, and a Variance to Encroach 10 Feet into the 1st Street Landscape Setback Located on the Northeast Corner of California Avenue and 1st Street in the Manufacturing Zone. APPLICANT: Jordan Architects, Inc. LOCATION: Northeast corner of California Avenue and 1st Street APN: 418-280-019, -021 and -023 Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition. STANDARD CONDITIONS 1. The permit for the above referenced Plot Plan and Variance consists of all Conditions of Approval herein. All Conditions of Approval for PP2022-0475 and V2022-0110 and other related approvals are still in effect. 2. The use hereby permitted is for the expansion of a storage facility located on northeast of California Avenue and 1st Street (APN 418-280-019, -021 and -023). 3. The Community Development Director may approve minor modifications to the site plan that are in substantial conformance to the approved project and that do not increase impacts. All copies of the revised plans shall be dated and signed by the Director and made a part of the record. 4. The permittee shall defend, indemnify, and hold harmless the City of Beaumont, the Beaumont Redevelopment Agency, its agents, officers, consultants, and employees from any claims, action, or proceeding against the City of Beaumont or its agents, officers, consultants, or employees to attack, set aside, void, or annul, an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning Plot Plan PP2022-0475 and Variance V2022-0110. The City of Beaumont will promptly notify the permittee of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the permittee of any such claim, action or proceeding or fails to cooperate fully 153 Item 7. in the defense, the permittee shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont. 5. This approval is subject to the City of Beaumont Municipal Code Section 17.02.070 Plot Plans are subject to timing specified in Sections (I) Plot Plan Time Limits, and(J) Plot Plan Lapse in Time. 6. Administrative Plot Plan and business license application review and approval are required prior to occupancy of the building or sales of any items. 7. Occupancy inspections will be required prior to the start of operations by the Building & Safety, Planning, Police, and Fire Departments. All inspections shall be performed and approved before a Certificate of Occupancy will be issued by the Building and Safety Department. 8. If any of the conditions of approval are violated, or if the use otherwise become a public nuisance as set forth in the Beaumont Municipal Code, the conditional use permit may be revoked as prescribed in the Municipal Code. 9. For Sales Tax Purposes, this location shall be the “Point-of-Sale” for all transactions conducted. 10. The Community Development Director shall monitor the subject use to ensure that the scale of the use does not exceed the limitations of the existing site improvements. In the event the Community Development Director determines that the scale of the use has exceeded site limitations, a hearing shall be scheduled before the Planning Commission to review the permit and consider modification or revocation thereof. 11. After 12 months of operation, the subject matter may, at the discretion of the Community Development Director, be scheduled for review by the Planning Commission. The Commission shall retain the authority to amend these conditions of approval at such time, or to modify the use or revoke the permit if substantial problems result from the operation. 12. The applicant shall be responsible for securing clearance, permits and approvals from all relevant agencies, including the Building Department, Fire Department, Health Department, and any other necessary departments or agencies. 13. This permit shall be for the benefit of the applicant in whose name the permit was issued, for the specific approved location. The permit shall not be transferrable to another individual or location. 14. Barbed wire, concertina and razor are strictly prohibited. Alternative toppers may be considered on a case-by-case basis, subject to approval by the Community Development Director. 154 Item 7. PP2022-0475 Draft Conditions of Approval Page 3 15. The landscape plans shall include 24” box trees on placed 40’ on center along the California Avenue and 1st Street frontages. 16. The project shall comply the outdoor lighting (night sky) requirements of Beaumont Municipal Code Chapter 8.50. 17. Outdoor lighting systems in the Commercial/Industrial zone shall be turned off or reduced in lighting by at least 50 percent beginning at 10:00 pm. or close of business, whichever is later, until dawn or the start of business, whichever is sooner. When possible, the lighting system shall be turned off rather than reduced in lighting level. Lighting shall be equipped with controls for photocell on and time off. 18. Except for safety signage required by other provisions of law, signage is not approved as part of this project. Signage, in accordance with Beaumont Municipal Code, may be approved at a later date under a separate permit. 19. The hours of operation for the storage facility shall be a from 6am to 7:45pm, Monday through Saturday. 20. Prior to the issuance of a building permit, the applicant shall provide documentation that lot lines have been adjusted or merged to demonstrate that no structures occur over property lines. 21. Outdoor merchandise displays not associated with outdoor storage are not permitted as part of this project. 22. No outdoor activities are permitted within the parking area without an approved Temporary Use Permit. 23. No vehicles may be parked on sidewalks, parkways, driveways, or alleys. 24. All stored items, not including trucks, trailers or recreational vehicles within truck parking areas and courts, shall be completely screened from public view, by a combination of buildings and/or solid screen walls of either decorative concrete masonry block or decorative concrete tilt-up walls. Decorative masonry block means neutral colored slump stone block, split -face block, or precision block with a stucco, plaster, or cultured stone finish. Decorative concrete tilt-up wall means concrete with a combination of paint and raised patterns, reveals, and/or trim lines. 25. Screen walls shall not be located within any required front yard or street side ya rd building or landscape setback area. 155 Item 7. PP2022-0475 Draft Conditions of Approval Page 4 26. All stored items, not including trucks, trailers or recreational vehicles within truck parking areas, shall not exceed the height of the permanent structures or screen walls depending on location of stored items. Screen walls shall be of adequate height to screen on-site uses but not exceed eight feet in height. Mature landscaping shall be required to effectively screen along street frontages any area where the eight -foot screen wall is unable to provide complete screening. 27. Solid walls surrounding storage uses that either at grade or are above the grade of an adjacent street shall incorporate a berm/slope along the entire length of the wall that ensures that no more than eight feet of the wall is visible from public view. 28. A combination of fencing and mature landscaping may be provided in lieu of solid screening walls along the side and rear property lines in areas where the site is not visible to the public. A combination of trees and shrubs shall be provided to ensure adequate screening. 29. Access gates and doors may be constructed of open wrought iron. 30. Anti-graffiti coating or equivalent measure to prevent graffiti shall be provided for all solid screen walls. 31. A property maintenance plan shall be required prior to the issuance of a Certificate of Occupancy. The program shall provide for the regular maintenance of building structures, landscaping, and paved surfaces in good physical condition and appearance. The methods and maximum intervals for maintenance of each component shall be specified in the program 32. Storage uses are subject to all applicable fire, health, safety, and building regulations. 33. Storage is permitted in required side and rear yards. Storage is not permitted in required front or street side yards. 34. Caretaking units shall be permitted, provided parking is accommodated on-site. 35. Facilities shall not store any products, goods, materials, or containers outside of any building on-site, except for trucks, trailers or recreational vehicles associated with the facility. 156 Item 7. PP2022-0475 Draft Conditions of Approval Page 5 36. Facilities shall not be used for temporary or permanent residential purposes. No person may sleep or reside within any structure or vehicle on-site overnight or for any other extended duration of time. 37. Operators shall address any parking, traffic, noise, or safety issues within 48 hours of being notified by the city that an issue exists. 38. Prior to the issuance of a certificate of occupancy or business license, any new tenant or operator of a storage facility shall: a) sign a statement acknowledging acceptance of all operational conditions of approval associated with the approved entitlements for the facility. BUILDING DEPARTMENT CONDITIONS 39. Address shall be posted in a manner approved by the Fire Chief of Riverside County or the Fire Chief’s designee. 40. The proposed use requires construction drawings to be submitted to the Department of Building and Safety for plan review, building permits and building inspections. 41. Provide note on plans that “Dig Alert (811) shall be contacted prior to any excavation in accordance with government code section 4216”. 42. All new structures shall be designed in conformance to the latest design standards adopted by the State of California in the California Building Standards Code, Title 24, California Code of Regulations (CBC, CRC, CEC, CMC, CPC and Green Building Standards) and City of Beaumont Ordinances including requirements for allowable area, occupancy separations, fire suppression systems, etc. 43. The proposed self-storage facility expansion requires construction drawings to be submitted to the Building Department for p lan review, building permits and inspections. 44. Access, sanitary facilities, and parking shall comply with Title 24 Accessibility Requirements with the currently adopted California Building Code for Common Use Areas. 45. At least 1 accessible route shall be provided within the site from accessible parking spaces and accessible parking loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. If more than 1 route is provided, all routes must be accessible. 157 Item 7. PP2022-0475 Draft Conditions of Approval Page 6 46. Electronic plan submittals are required and shall be submitted to Permits@beaumontca.gov 47. Sites subject to parcel line adjustments shall reflect the existing parcel lines and the proposed parcel lines and the distances to the structure accordingly. No permits will be issued by the Building Division until the recordation of such adjustments is received by the City of Beaumont. 48. Upon plan check submittal and after review of the submitted plans, specifications and documents, additional requirements may be required. 49. The proposed new development is subject to the payment of School Fees as required by law. The applicant is required to submit a Certificate of Compliance from the school district(s) to obtain building permits from the City. 50. Permit fees shall be paid in accordance to the City’s adopted fee schedule at the time of building permit issuance. 51. The proposed new development may be subject to the payment of Transportation Uniform Mitigation Fee (TUMF). 52. The proposed new development may be subject to the payment of Multiple Species Habitat Conservation Plan (MSHCP). FIRE DEPARTMENT CONDITIONS With respect to the conditions of approval for the referenced project, the Fire Department requires the following fire protection measures be provided in accordance with Riverside County Ordinances and/or recognized fire protection standards: Prior to Building Permit Issuance: 53. Fire Hydrants and Fire Flow: Prior to approval, please provide a current fire flow report from the local water purveyor, show the location of the nearest fire hydrant capable of supplying 1,825 gpm at 20 psi residual pressure for a 2-hour duration. Fire hydrant(s) location and spacing shall comply with the fire code. An approved water supply for fire protection during construction shall be made available prior to the arrival of combustible materials on site. Reference 2019 California Fire Code (CFC) 507.5.1, 3312, Appendices B and C. 158 Item 7. PP2022-0475 Draft Conditions of Approval Page 7 54. Fire Department Access: Prior to approval, provide a site plan showing the fire lanes and proposed storage arrangement/heights through the site. Access roads shall be provided to within 150 feet to all portions of the site and shall have an unobstructed width of not less than 24 feet. Access in excess of 150 feet shall require an approved turn-around. The construction of the access roads shall be all weather and capable of sustaining 75,000 lbs. over three axels for commercial developments. Approved vehicle access, either permanent or temporary, shall be provided during construction Ref. CFC 503.1.1, 3310.1 and 503.2.1 55. Requests for installation of traffic calming designs/devices on fire apparatus access roads shall be submitted and approved by the Office of the Fire Marshal. Ref. CFC 503.4.1 56. Construction Permits Fire Department Review: Submittal of construction plans to the Office of the Fire Marshal for development, construction, installation and operational use permitting will be required. Final fire and life safety conditions will be addressed when the Office of the Fire Marshal reviews these plans. These conditions will be based on occupancy, use, California Building Code (CBC), California Fire Code, and related codes, which are in effect at the tim e of building plan submittal. Prior to Final Approval: 57. Fire Sprinkler System: All new commercial structures 3,600 square feet or larger shall be protected with a fire sprinkler system. Ref CFC 903.2 as amended by the City of Beaumont. 58. Fire Alarm and Detection System: A water flow monitoring system and/or fire alarm system may be required and determined at time of building plan review. Ref. CFC 903.4, CFC 907.2 and NFPA 72 59. Addressing: All commercial projects shall display street numbers in a prominent location on the address side and additional locations as required. Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard #07-01 60. Knox Box and Gate Access: Buildings shall be provided with a Knox Box. The Knox Box shall be installed in an accessible location approved by the Office of the Fire Marshal. All electronically operated gates shall be provided with Knox key switches and automatic sensors for access. Ref. CFC 506.1 POLICE DEPARTMENT 159 Item 7. PP2022-0475 Draft Conditions of Approval Page 8 61. All exterior lighting on the site shall remain functional and be kept on during all hours of darkness. Exterior lighting shall be sufficient to illuminate the storefront during all hours of darkness. Any proposed outside lighting shall be in compliance with the City’s Lighting Ordinance, Chapter 8.50, of the City of Beaumont Municipal Code. 62. The address of the business shall be clearly visible from the front of the building and shall be illuminated during hours of darkness. 63. Remove litter daily from the premises, adjacent sidewalks and parking lots under site’s control and sweep/clean these areas weekly. 64. Remove graffiti from premises and parking lot. 65. The applicant shall comply with all applicable local, county, state and f ederal regulations, including the City’s Municipal Code and the California Business and Professions Code (B&P). PUBLIC WORKS General 66. The following is a non-inclusive list of items that may be required by the Public Works Department: A. Plans: i. Street Improvement Plan ii. Street Lighting Plan iii. Landscape Plan offsite (privately maintained) iv. Precise Grading Plan v. Erosion Control Plan vi. Composite Onsite Utility Plan vii. Traffic Control Plan B. Reports & Studies: i. Soils Investigation Report ii. Stormwater Pollution Prevention Plan (SWPPP) iii. Final Water Quality Management Plan (F-WQMP) 160 Item 7. PP2022-0475 Draft Conditions of Approval Page 9 iv. Offsite Improvement Engineer’s Cost Estimate (ECE) v. Grading & Pad Certification vi. Compaction Report C. Permits and agreements: i. Permission to Grade and Construction agreements ii. WQMP Covenant and Agreement iii. City Grading Permit iv. City Encroachment Permit v. Performance Bond vi. Labor & Material Bond vii. Maintenance Bond D. Survey Documents i. Right-of-way Dedications ii. Easement Dedications iii. Voluntary Parcel Merger iv. Perfecting Deed v. Possible Corner Record vi. Possible Record of Survey E. E. Fees: Prior to obtaining a building permit the applicant shall pay all applicable development fees as indicated on the fee schedule, current at the time of permit, available from the City, including, but not limited to the following: i. Fire Protection Impact ii. Police Facilities Impact iii. Public Facility iv. Streets and Bridges Impact v. Traffic Signal Impact vi. Railroad X'ing Impact vii. General Plan viii. Emergency Preparedness ix. Recycled Water Facility x. Sewer Application 161 Item 7. PP2022-0475 Draft Conditions of Approval Page 10 xi. Sewer Disposal Facility Fee (Connection) xii. Sewer service areas Fee xiii. MSHCP xiv. TUMF 67. The design of public infrastructure elements shall conform to the requirements of the City General Plan, City of Beaumont Standards, Riverside County Transportation Department (RCTD) Road Improvement Standards & Specification, Caltrans Standard Specifications and the Standard Specifications for Public Works Construction, current edition, as required by the City Engineer. 68. The design of private site improvements and grading work outside of road right of way shall conform to the latest edition of California Building Code, the City of Beaumont standards and practices, Approved Water Quality Management Plan, approved hydrology report, approved traffic impact analysis, and geotechnical recommendations. 69. All required plans and studies shall be prepared by a Registered Professional Engineer, Registered Professional Geologist or Registered Professional Surveyor in the State of California, and submitted to the Public Works Department for review and approval. 70. The Applicant shall coordinate with affected utility companies and obtain any permits as necessary for the development of this project. 71. The Applicant is responsible for resolving any conflicts with existing or proposed easements. All easement(s) of record and proposed easements shall be shown on the grading plan and improvement plans, where applicable. 72. The Applicant shall obtain an Encroachment Permit, as required, for all work within the public right-of-way. 73. The Applicant, at its sole expense, shall obtain all right-of-way or easement acquisitions necessary to implement any portion or condition of this project, including public improvements; off-site grading & construction; offsite street requirements; offsite sewer requirements; storm drain improvements; or any other requirement or condition. 162 Item 7. PP2022-0475 Draft Conditions of Approval Page 11 Surveying & Mapping 74. PRIOR TO THE START OF CONSTRUCTION: The applicant shall have the property corners identify and clearly flagged. Any missing or obliterated corners shall be reestablished and set in accordance with the Land Surveyors Act and Professional Land Surveying Practices. 75. PRIOR TO THE START OF CONSTRUCTION: The applicant shall protect, reference, and reset any existing survey monuments pursuant to Business and Professions Code, Sections 8700 to 8805 (Land Surveyors Act). 76. PRIOR TO ACCEPTANCE OF ANY PUBLIC STREET OR SEWER IMPROVEMENT AND PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All right-of-way dedications shall be monumented. A Corner Record or Record of Survey shall be filed with the County of Riverside. 77. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The applicant shall dedicate all right-of-way necessary for the construction of all streets. a. California Avenue is designated as a Secondary Highway (88’ ROW). The Applicant shall verify that the appropriate right-of-way exist and the Applicant shall dedicate all additional right-of-way necessary to achieve the required 44-feet half-width ROW per the General Plan. b. First Street is designated as a Major Highway (100’ ROW). The Applicant shall verify that the appropriate right-of-way exist and the Applicant shall dedicate all additional right-of-way necessary to achieve the required 50 -feet half-width ROW per the General Plan. The applicant shall dedicate right -of-way along the proposed and existing portions of the project, creating a consistent 50-feet width right-of-way for the entire Beaumont Self Storage project. c. The Applicant shall dedicate right-of-way at the northeast corner of the intersection of California Avenue and First Street to accommodate a corner cutba ck per RCTD std. 805. Street Improvements 78. PRIOR TO ISSUANCE OF ENCROACHMENT PERMIT: The applicant shall provide securities guaranteeing the payment of the cost for all public improvements. The 163 Item 7. PP2022-0475 Draft Conditions of Approval Page 12 securities shall include Faithful Performance and labor and m aterials for 100% of the approved Engineer’s Cost Estimate (ECE). 79. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half-width improvements for California Avenue, coincident with the project boundary and as necessary to safety transition to the existing improvements. The improvements shall include: a. 6” Curb and Gutter per RCTD std. 200; alignment per RCTD std. 94 (32-feet east of centerline). b. Sidewalks shall be curb-adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department; c. Street structural sections shall be designed with a Traffic Index per soils recommendations (8.5 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R-value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6” AC/10” AB. Pavement shall be per Greenbook specifications with a base course of B-PG 64-10-R0 and a minimum 2” thick final course of C2- PG 64-10-R0. d. Mill 2” minimum and overlay from street centerline to edge of exi sting pavement, coincident with the project boundary. 80. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall construct half-width improvements for First Street, coincident with the project boundary and as necessary to safety transition to the existing improvements. The improvements shall include: a. 6” Curb and Gutter per RCTD std. 200; alignment per RCTD std. 105 (20 -feet south of centerline expect cul-de-sac). b. Sidewalks shall be curb-adjacent type per RCTD std. 401, unless otherwise directed by the Planning Department. c. Street structural sections shall be designed with a Traffic Index per soils recommendations (9.0 minimum). Soils investigations shall be used by the Engineer to determine an appropriate R-value and the pavement and base thickness based on the established Traffic Index. In no case shall the minimum pavement section be less than 6” AC/12” AB. Pavement shall be per Greenbook specifications with a base course of B-PG 64-10-R0 and a minimum 2” thick final course of C2- PG 64-10-R0. d. Mill 2” minimum and overlay from street centerline to edge of pavement, coincident with the project boundary. 164 Item 7. PP2022-0475 Draft Conditions of Approval Page 13 e. Construct cross gutter per RCTD std. 209 across the east half of Euclid Avenue and any necessary transition to existing. 81. PRIOR TO ISSUANCE OF AN ENCROACHMENT PERMIT: The Applicant shall design all tapes to MUTCD standards. 82. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall design and install offsite landscaping and supporting irrigation system. All irriga tion and landscaping associated with this project will be privately maintained. 83. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall replace any sidewalk, curb and gutter, drive approach, AC pavement or other improvement that does not meet current City standards, is in disrepair, or is damaged during construction. 84. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The Applicant shall install public streetlights along the project frontage of perimeter streets, or as directed by the City Engineer, in accordance with the City of Beaumont Approved Street Lighting Specifications. The Applicant shall coordinate with Public Works before submitting street light plans. 85. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall underground existing utility poles along the project frontage, and as necessary for transitions, in accordance with the City of Beaumont. Should the utility poles be exempt from undergrounding, as identified in the Municipal Code, the applicant shall relocate the poles sufficient to construct the improvements required as part of the development. No pole shall be relocated to reside within the public sidewalk. Grading and Drainage Improvements 86. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design all storm drains, catch basins, and storm water structures with trash capture devices that conform with the approved trash capture list issued by the State Water Board. 87. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design stormwater generated within the development to be captured into appropriate drainage facilities. The stormwater shall be treated per the requirements of the WQMP. The drainage facilities shall be designed to accommodate a 100 -year storm flow event. 165 Item 7. PP2022-0475 Draft Conditions of Approval Page 14 88. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall design and include adequate provisions to collect and convey all on -site drainage flows in a manner consistent with the historic drainage pattern and discharge in a manner which will not increase, damage, hazard, or liability to adjacent or downstream properties 89. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall submit for review and approval, a soils/ geology report. 90. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) Construction General Permit for stormwater discharges associated with construction activities as required by the California Water Resources Control Board. 91. PRIOR TO ISSUANCE OF A GRADING PERMIT: A Storm W ater Pollution Prevention Plan (SWPPP) shall be prepared and submitted to the California Water Resources Control Board. The developer shall be responsible for implementation, monitoring, operation, and maintenance of the SWPPP until all improvements have b een accepted by Public Works Department or construction is complete, whichever is later. 92. PRIOR TO ISSUANCE OF A GRADING PERMIT: A copy of the Notice of Intent (NOI) and Waste Discharge Identification (WDID) number from the State Water Resources Control Board shall be provided to the Public Works Department. 93. PRIOR TO ISSUANCE OF A GRADING PERMIT: The applicant shall design temporary drainage facilities and erosion control measures to minimize erosion and silt deposition during the grading operation. 94. PRIOR TO ISSUANCE OF GRADING PERMIT: The applicant shall adhere to all Federal Emergency Management Agency (FEMA) regulations and requirements in the event that existing drainage patterns are affected by this development. The applicant shall submit to the City and to any governing Federal agency for review and approval, all necessary calculations. 95. PRIOR TO ISSUANCE OF A GRADING PERMIT: A final project-specific Water Quality Management Plan (F-WQMP) shall be submitted to Public Works Department. The WQMP shall incorporate, but not limited to, the following: site design BMP’s, applicable source control BMP’s, treatment control BMP’s, long term operation and maintenance requirements, and inspection and maintenance checklist. Maintenance 166 Item 7. PP2022-0475 Draft Conditions of Approval Page 15 and funding requirements shall be outlined in the WQMP for the maintenance of the development BMP’s. The post construction Best Management Practices (BMPs) outlined in the approved final project-specific WQMP shall be incorporated in the improvement plans. 96. PRIOR TO ISSUANCE OF A GRADING PERMIT: The Applicant shall record a “Covenant and Agreement” with the County Recorder on City approve form. 97. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure that all WQMP BMP’s are fully operational and a maintenance mech anism is place. 98. CONCURRENT WITH GRADING OPERATIONS: Any grading and/or utility excavations and backfilling, both on and off site, shall be done under the continuous direction of a licensed geotechnical/civil engineer who shall obtain all required permits and submit reports on progress and test results to the City Engineer for review and approval as determined by the City. Upon completion of all soils related work, the geotechnical engineer shall submit a final report to the City Engineer for review and approval, which may require additional tests at the expense of the applicant. 99. PRIOR TO FOUNDATION TRENCHING: The applicant shall submit a soil compaction report to the City for review and approval. 100. PRIOR TO OBTAINING ANY BUILDING PERMIT: The applicant shall submit pad certifications letters and pad compaction reports to the City for review and Approval. Sewer Improvements 101. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): All sewer manhole rims shall be set flush with the finished surface Per the City of Beaumont’s paving and manhole cover detail. 102. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall repair the sewer trench and restore existing pavement associated with sewer installation per the City of Beaumont’s Paving and Trench Repair detail. Water Improvements 167 Item 7. PP2022-0475 Draft Conditions of Approval Page 16 103. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all water valves and vault covers within paved areas are raised flushed with finished surface and painted after paving is completed. 104. PRIOR TO ISSUANCE OF ANY OCCUPANCY PERMIT (COO): The applicant shall ensure all fire hydrants; air vacs and other above ground water facilities are placed outside of sidewalk areas. Water meter boxes and vaults, valve covers, etc. may be placed within sidewalks or paved areas provided such devices are set flush with the finished surfaces and are properly rated for chosen locations. End of Conditions 168 Item 7. SCOPE OF WORK DEVELOPMENT AND CONSTRUCTION OF A 75,250 SQ. FT. EXPANSION TO AN EXISTING SELF-STORAGE FACILITY LOCATED AT 190 E. FIRST ST., BEAUMONT, CA 92223. THE PROJECT INCLUDES THREE 1 STORY AND TWO 2 STORY BUILDINGS. PROJECT DATADIRECTORY SHEET INDEXVICINITY MAP NORTH CALIFORNIA AVE & E. FIRST STREET BEAUMONT, CA 92223 BEAUMONT SELF STORAGE EXPANSION OWNER KIRK HOWARD 1648WOODLANDS ROADS BEAUMONT, CA 92223 PH: (909)-528-1431 EMAIL: kirkghoward66@yahoo.com ARCHITECT JORDAN ARCHITECTS, INC. 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92673 TELEPHONE: (949) 388-8090 FACSIMILE: (949) 388-8290 CONTACT: MARCELO QUIROGA E-MAIL: mquiroga@jordanarchitects.com ARCHITECTURAL A.1 TITLE SHEET A.2 PRELIMINARY SITE PLAN A.3 FIRST LEVEL FLOOR PLAN A.4 SECOND LEVEL FLOOR PLAN A.5 PRELIMINARY ELEVATIONS L.1 LANDSCAPE CONCEPT C-1 TOPOGRAPHIC CONSTRAINS SHEET C-2 PRELIMINARY GRADING SHEET C-3 STORM WATER QUALITY SHEET JOB NUMBER: SCALE: DATE: TITLE SHEET N.T.S.A.1 THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME A BUILDING DATA SITE AREA: BUILDING A - 1 STORY 3,750 SQ.FT. BUILDING B - 1 STORY 7,580 SQ.FT. BUILDING C - 1 STORY 4,240 SQ.FT. TOTAL GROSS STORAGE 75,250 SQ.FT. 86,132 SQ.FT. 1.98 ACRES BUILDING D - 2 STORY 29,840 SQ.FT. BUILDING E - 2 STORY 29,840 SQ.FT. 169 Item 7. R=38' R=14' R = 3 8 ' R = 1 4 ' R=38' R=14' R = 3 8 ' R = 1 4 '125'-0"42'-0"24'-0"42'-0"28'-0"20'-0"360'-0"120'-0"28'-0"360'-0"35'-0" 4'-0"24'-0" FIRE LANE 4'-0" 34'-8" 4'-0"24'-0" FIRE LANE 24'-0"FIRE LANE4'-0"35'-4"30'-0" 380'-0" STORAGE BUILDING D - 2-STORY 14,920 SF PER LEVEL STORAGE BUILDING E - 2-STORY 14,920 SF PER LEVEL STORAGE BUILDING B - 1-STORY 7,580 SF EXISTING SELF STORAGE CALIFORNIA AVENUE EAST 1ST STREETSTORAGE BUILDING C1-STORY 3,040 SFSTORAGE BUILDING A1-STORY 3,750 SFRAMP UPRAMP UP PRIVATE DRIVEWAY AND FIRE LANE24'-0"FIRE LANEPATH OF TRAVEL PATH OF TRAVEL PATH OF TRAVEL PRIVATE DRIVEWAY AND FIRE LANE PRIVATE DRIVEWAY AND FIRE LANEPRIVATE DRIVEWAY AND FIRE LANEPATH OF TRAVELPATH OF TRAVELPATH OF TRAVELADA PATH OF TRAVEL26'-0" 15'-0"STORAGE BUILDING C1-STORY 4,240 SFVAN ACCESSIBLEPARKING29'-0"SETBACK25'-0" SETBACK NORTH THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME A SCALE: PRELIMINARY SITE PLAN 1"=20'-0"A.2 170 Item 7. 10X20 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X105X105X105X105X105X105X105X105X105X105X105X105X105X10 5X105X105X105X1010X15 10X15 10X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 5X10 5X10 5X10 10X3010X3010X3010X3010X3010X3010X3010X3010X3010X3010X1510X105X105X55X55X55X55X1010X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X18 10X35 10X35 10X35 10X35 10X35 10X35 10X1510X3010X20 10X105X105X105X55X55X105X55X55X55X55X10 10X35 10X1010X1610X1610X1610X1610X1610X1610X1610X1610X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X1610X1610X1610X1610X1610X1610X1610X1610X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X105X105X10 5X105X1010X15 5X10 VAN ACCESSIBLEPARKINGNORTH THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME A SCALE: PRELIMINARY FIRST LEVEL FLOOR PLAN 1"=20'-0"A.3 171 Item 7. 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X105X105X10 5X105X10 5X10 5X105X1010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X20 5X10 5X10 5X105X105X105X10 5X10 5X10 5X10 5X10 5X10 5X105X105X10 5X10 5X10 5X105X5 10X1010X1010X1010X1010X1010X1010X1010X10 5X105X105X105X10 5X105X105X105X105X105X10 5X105X105X10 5X105X105X105X105X10 5X5 5X105X105X105X1010X15 10X15 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 5X105X105X105X105X105X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X106X10 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 5X5 5X5 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 10X15 10X15 NORTH THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME A SCALE: PRELIMINARY SECOND LEVEL FLOOR PLAN 1"=20'-0"A.4 172 Item 7. +24'-0" T.O.ROOF +0'-0" F.F. +0'-0" F.F. +14'-0" T.O.P. +16'-0" T.O.P.+17'-4" T.O.P. +16'-0" T.O.P.+16'-0" T.O.P. +16'-0" T.O.P. +16'-0" T.O.P. +16'-0" T.O.P.+14'-0" T.O.P. +14'-0" T.O.P. +14'-0" T.O.P. CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK STUCCO FINISH LAHABRA COLOR SANDSTONE STUCCO FINISH LAHABRA COLOR BELLE GLADE WROUGHT IRON FENCE SPANISH STYLE ROOF TILES SPANISH STYLE ROOF TILES TWO STORY BUILDINGS BEHIND TWO STORY BUILDINGS BEHIND WROUGHT IRON GATE STUCCO FINISH LAHABRA COLOR SANDSTONE ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK STUCCO FINISH LAHABRA COLOR BELLE GLADE ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK SPANISH STYLE ROOF TILES +24'-0" T.O.ROOF +24'-0" T.O.P. +24'-0" T.O.ROOF +0'-0" F.F. +0'-0" F.F. +17'-4" T.O.P. +19'-4" T.O.P. CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK CORNICE & CORBELS COLOR: DECO RED TWO STORY BUILDINGS BEHIND TWO STORY BUILDINGS BEHIND SPANISH STYLE ROOF TILES STUCCO FINISH LAHABRA COLOR SANDSTONE STUCCO FINISH LAHABRA COLOR BELLE GLADE WROUGHT IRON FENCE +24'-0" T.O.P. +24'-0" T.O.P. +17'-4" T.O.P. THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME A SCALE: PRELIMINARY ELEVATIONS AS NOTED 11/16"=1'-0" PRELIMINARY CALIFORNIA AVE. ELEVATION 21/16"=1'-0" PRELIMINARY EAST FIRST ST. ELEVATION CALIFORNIA AVENUE EAST 1ST STREETEXISTING SELF STORAGE B A E D C NORTH1 2 KEYPLAN A.5 173 Item 7. +24'-0" T.O.ROOF +0'-0" F.F. +0'-0" F.F. +14'-0" T.O.P. +16'-0" T.O.P.+17'-4" T.O.P. +16'-0" T.O.P.+16'-0" T.O.P. +16'-0" T.O.P. +16'-0" T.O.P. +16'-0" T.O.P.+14'-0" T.O.P. +14'-0" T.O.P. +14'-0" T.O.P. CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK STUCCO FINISH LAHABRA COLOR SANDSTONE STUCCO FINISH LAHABRA COLOR BELLE GLADE WROUGHT IRON FENCE SPANISH STYLE ROOF TILES SPANISH STYLE ROOF TILES TWO STORY BUILDINGS BEHIND TWO STORY BUILDINGS BEHIND WROUGHT IRON GATE STUCCO FINISH LAHABRA COLOR SANDSTONE ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK STUCCO FINISH LAHABRA COLOR BELLE GLADE ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK SPANISH STYLE ROOF TILES +24'-0" T.O.ROOF +24'-0" T.O.P. +24'-0" T.O.ROOF +0'-0" F.F. +0'-0" F.F. +17'-4" T.O.P. +19'-4" T.O.P. CMU MASONRY BLOCK MANUFACTURER: ANGELUS BLOCK COLOR: OAK ARCHITECTURAL FEATURE W/ STUCCO FINISH LAHABRA COLOR SUFFOLK CORNICE & CORBELS COLOR: DECO RED TWO STORY BUILDINGS BEHIND TWO STORY BUILDINGS BEHIND SPANISH STYLE ROOF TILES STUCCO FINISH LAHABRA COLOR SANDSTONE STUCCO FINISH LAHABRA COLOR BELLE GLADE WROUGHT IRON FENCE +24'-0" T.O.P. +24'-0" T.O.P. +17'-4" T.O.P. THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME A SCALE: PRELIMINARY ELEVATIONS AS NOTED 11/16"=1'-0" PRELIMINARY CALIFORNIA AVE. ELEVATION 21/16"=1'-0" PRELIMINARY EAST FIRST ST. ELEVATION CALIFORNIA AVENUE EAST 1ST STREETEXISTING SELF STORAGE B A E D C NORTH1 2 KEYPLAN A.5 174 Item 7. SCOPE OF WORK DEVELOPMENT AND CONSTRUCTION OF A 74,050 SQ. FT. EXPANSION TO AN EXISTING SELF-STORAGE FACILITY LOCATED AT 190 E. FIRST ST., BEAUMONT, CA 92223. THE PROJECT INCLUDES THREE 1 STORY AND TWO 2 STORY BUILDINGS. PROJECT DATADIRECTORY SHEET INDEXVICINITY MAP NORTH CALIFORNIA AVE & E. FIRST STREET BEAUMONT, CA 92223 BEAUMONT SELF STORAGE EXPANSION OWNER KIRK HOWARD 1648 WOODLANDS ROADS BEAUMONT, CA 92223 PH: (909)-528-1431 EMAIL: kirkghoward66@yahoo.com ARCHITECT JORDAN ARCHITECTS, INC. 131 CALLE IGLESIA, SUITE 100 SAN CLEMENTE, CA 92673 TELEPHONE: (949) 388-8090 FACSIMILE: (949) 388-8290 CONTACT: MARCELO QUIROGA E-MAIL: mquiroga@jordanarchitects.com ARCHITECTURAL A.1 TITLE SHEET A.2 PRELIMINARY SITE PLAN A.3 FIRST LEVEL FLOOR PLAN A.4 SECOND LEVEL FLOOR PLAN A.5 PRELIMINARY ELEVATIONS L.1 LANDSCAPE CONCEPT C-1 TOPOGRAPHIC CONSTRAINS SHEET C-2 PRELIMINARY GRADING SHEET C-3 STORM WATER QUALITY SHEET JOB NUMBER: SCALE: DATE: TITLE SHEET N.T.S.A.1 THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME B BUILDING DATA SITE AREA: BUILDING A - 1 STORY 3,750 SQ.FT. BUILDING B - 1 STORY 7,580 SQ.FT. BUILDING C - 1 STORY 3,040 SQ.FT. TOTAL GROSS STORAGE 74,050 SQ.FT. 86,132 SQ.FT. 1.98 ACRES BUILDING D - 2 STORY 29,840 SQ.FT. BUILDING E - 2 STORY 29,840 SQ.FT. 175 Item 7. R=38' R=14' R = 3 8 ' R = 1 4 ' R=38' R=14' R = 3 8 ' R = 1 4 '125'-0"42'-0"24'-0"42'-0"28'-0"20'-0"360'-0"120'-0"28'-0"360'-0"35'-0" 4'-0"24'-0" FIRE LANE 4'-0" 34'-8" 4'-0"24'-0" FIRE LANE 24'-0"FIRE LANE4'-0"30'-0" 380'-0" STORAGE BUILDING D - 2-STORY 14,920 SF PER LEVEL STORAGE BUILDING E - 2-STORY 14,920 SF PER LEVEL STORAGE BUILDING B - 1-STORY 7,580 SF EXISTING SELF STORAGE CALIFORNIA AVENUE EAST 1ST STREETSTORAGE BUILDING C1-STORY 3,040 SFSTORAGE BUILDING A1-STORY 3,750 SFRAMP UPRAMP UP PRIVATE DRIVEWAY AND FIRE LANE24'-0"FIRE LANEPATH OF TRAVEL PATH OF TRAVEL PATH OF TRAVEL PRIVATE DRIVEWAY AND FIRE LANE PRIVATE DRIVEWAY AND FIRE LANEPRIVATE DRIVEWAY AND FIRE LANEPATH OF TRAVELPATH OF TRAVELPATH OF TRAVELADA PATH OF TRAVEL26'-0" 15'-0" 25'-4"VAN ACCESSIBLEPARKING35'-0" SETBACK 29'-0"SETBACKNORTH THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME B SCALE: PRELIMINARY SITE PLAN 1"=20'-0"A.2 176 Item 7. VAN ACCESSIBLEPARKING10X20 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X105X105X105X105X105X105X105X105X105X105X105X105X105X10 5X105X105X105X1010X15 10X15 10X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X1610X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 5X10 5X10 5X10 10X3010X3010X3010X3010X3010X3010X3010X3010X3010X3010X1510X105X105X55X55X55X55X1010X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X18 10X2510X10 10X1510X25 10X25 10X25 10X25 10X25 10X25 10X255X105X105X55X55X55X5 10X105X510X1510X1610X1610X1610X1610X1610X1610X1610X1610X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X20 10X1610X1610X1610X1610X1610X1610X1610X1610X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X105X105X10 5X105X1010X15 5X10 NORTH THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME B SCALE: PRELIMINARY FIRST LEVEL FLOOR PLAN 1"=20'-0"A.3 177 Item 7. 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X105X105X10 5X105X10 5X10 5X105X1010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X2010X20 5X10 5X10 5X105X105X105X10 5X10 5X10 5X10 5X10 5X10 5X105X105X10 5X10 5X10 5X105X5 10X1010X1010X1010X1010X1010X1010X1010X10 5X105X105X105X10 5X105X105X105X105X105X10 5X105X105X10 5X105X105X105X105X10 5X5 5X105X105X105X1010X15 10X15 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X1010X10 10X10 10X10 10X10 10X10 10X10 5X105X105X105X105X105X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 5X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 10X10 5X106X10 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 10X21 5X5 5X5 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 6X10 10X15 10X15 NORTH THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME B SCALE: PRELIMINARY SECOND LEVEL FLOOR PLAN 1"=20'-0"A.4 178 Item 7. STUCCO FINISH MANUFACTURER: SHERWIN WILLIAMS COLOR: EGGWHITE (SW6364) STUCCO WAINSCOT MANUFACTURER: SHERWIN WILLIAMS COLOR: COLONIAL REVIVAL TAN (SW2828) ARCHITECTURAL FEATURE TRIM MANUFACTURER: SHERWIN WILLIAMS COLOR: GROUNDED (SW6089) ARCHITECTURAL FEATURE W/ STUCCO FINISH MANUFACTURER: SHERWIN WILLIAMS COLOR: COLONIAL REVIVAL STONE (SW2827) 28'-8" ARCHITECTURAL TOWER FEATURE BUILDING B38'-0" ARCHITECTURAL TOWER FEATURE 30'-0" ARCHITECTURAL TOWER FEATURE STUCCO REVEAL CHANNEL SPANISH STYLE ROOF TILES MANUFACTURER: SHERWIN WILLIAMS COLOR: BAKED CLAY (SW6340) ARCHITECTURAL TOWER TRIM MANUFACTURER: SHERWIN WILLIAMS COLOR: GROUNDED (SW6089) LIGHTING FIXTURE GUTTER & DOWNSPOUT SYSTEM. C.M.U. MASONRY BLOCK MANUFACTURER: ORCO BLOCK COLOR: COLONIAL REVIVAL TAN (SW2828) CORNICE & COBBLER COLOR: GROUNDED (SW6089) STREET FRONT WINDOW GLAZING 38'-0" ARCHITECTURAL TOWER FEATURE 26'-0" ENTRY / EXIT SWING GATE 25'-4" ARCHITECTURAL TOWER FEATURE C.U.M. MASONRY BLOCK MANUFACTURER: ORCO BLOCK COLOR: COLONIAL REVIVAL TAN (SW2828) SPANISH STYLE ROOF TILES MANUFACTURER: SHERWIN WILLIAMS COLOR: BAKED CLAY (SW6340) CORNICE & COBBLER COLOR: GROUNDED (SW6089) METAL ARCHITECTURAL ORNAMENT WALL MOUNTED SIGN (BY OTHER) STREET FRONT WINDOW GLAZING STUCCO FINISH MANUFACTURER: SHERWIN WILLIAMS COLOR: COLONIAL REVIVAL TAN (SW2828) +28'-4" T.O.ROOF. +0'-0" F.F. +33'-0" T.O.ROOF. +20'-0" T.O.P. +28'-4" T.O.ROOF. +20'-0" T.O.P. +33'-0" T.O.ROOF. +0'-0" F.F. LIGHTING FIXTURE METAL ARCHITECTURAL ORNAMENT +28'-4" T.O.ROOF. +0'-0" F.F. C.M.U. MASONRY BLOCK MANUFACTURER: ORCO BLOCK COLOR: COLONIAL REVIVAL TAN (SW2828) CORNICE & COBBLER COLOR: GROUNDED (SW6089) ARCHITECTURAL FEATURE TRIM MANUFACTURER: SHERWIN WILLIAMS COLOR: GROUNDED (SW6089) ARCHITECTURAL FEATURE W/ STUCCO FINISH MANUFACTURER: SHERWIN WILLIAMS COLOR: COLONIAL REVIVAL STONE (SW2827) SPANISH STYLE ROOF TILES MANUFACTURER: SHERWIN WILLIAMS COLOR: BAKED CLAY (SW6340) STUCCO WAINSCOT MANUFACTURER: SHERWIN WILLIAMS COLOR: COLONIAL REVIVAL TAN (SW2828) STUCCO FINISH MANUFACTURER: SHERWIN WILLIAMS COLOR: EGGWHITE (SW6364) STUCCO FINISH MANUFACTURER: SHERWIN WILLIAMS COLOR: COLONIAL REVIVAL TAN (SW2828) LIGHTING FIXTURE METAL ARCHITECTURAL ORNAMENT +28'-4" T.O.ROOF. +0'-0" F.F. +20'-0" T.O.P. +28'-4" T.O.ROOF. +0'-0" F.F. GUTTER & DOWNSPOUT SYSTEM ARCHITECTURAL TOWER TRIM MANUFACTURER: SHERWIN WILLIAMS COLOR: GROUNDED (SW6089) THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OF SERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDAN ARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THE PROJECT NOTED ABOVE AND MAY NOT BE REUSED OR REPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTEN PERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT" YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC. JOB NUMBER: DATE: DR. KIRK HOWARD BEAUMONT EXPANSION BEAUMONT, CA 21-928 J O R D A N A R C H I T E C T S 131 CALLE IGLESIA, SUITE 100 S A N C L E M E N T E , C A 9 2 6 7 2 949.388.8090 SCHEME B SCALE: PRELIMINARY ELEVATIONS AS NOTED 11/16"=1'-0" PRELIMINARY CALIFORNIA AVE. ELEVATION 21/16"=1'-0" PRELIMINARY EAST FIRST ST. ELEVATION CALIFORNIA AVENUE EAST 1ST STREETEXISTING SELF STORAGE B A E D C NORTH1 2 KEYPLAN A.5 179 Item 7. 2575 25702565.6 2570.6 2575.1 2573.4 2575.22574.8 2574.22574.6 2574.3 2574.4 2573.42573.82574.12572.42567.3 2572.3 2573.5 2572.4 2572.3 2569.2 2567.8 2572.22571.8 2567.9 2570.6 2573.5 2571.8 2571.2 2568.2 2570.82570.7 2568.6 2570.4 2570.7 2569.2CALIFORNIA AVEFIRST STREET ALLEY (CLOSED)THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OFSERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDANARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THEPROJECT NOTED ABOVE AND MAY NOT BE REUSED ORREPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTENPERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT"YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC.JOB NUMBER:DATE:DR. KIRK HOWARDBEAUMONT EXPANSIONBEAUMONT, CA21-928JORDANARCHITECTS131 CALLE IGLESIA, SUITE 100SAN CLEMENTE, CA 92672949.388.80904340 VIEWRIDGE AVE. SUITE BSAN DIEGO, CA 92123PH:(858) 634-8620 FAX:(858)-634-8627SITEW 1ST STVALLE AVE CALIFORNIA AVE W 5TH STE 8TH STW 6TH STW 7TH STRING RANCH RDBEAUMONT AVE ORANGE AVE MAPLE AVE E 11TH STELM AVE WELLWOOD AVE STEWART PARK CALIFORNIA AVE BEAUMONT AVE W 1ST ST60101010180Item 7. 25652575 25702570CALIFORNIA AVEFIRST STREETTHIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OFSERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDANARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THEPROJECT NOTED ABOVE AND MAY NOT BE REUSED ORREPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTENPERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT"YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC.JOB NUMBER:DATE:DR. KIRK HOWARDBEAUMONT EXPANSIONBEAUMONT, CA21-928JORDANARCHITECTS131 CALLE IGLESIA, SUITE 100SAN CLEMENTE, CA 92672949.388.80904340 VIEWRIDGE AVE. SUITE BSAN DIEGO, CA 92123PH:(858) 634-8620 FAX:(858)-634-8627181Item 7. CALIFORNIA AVEFIRST STREET 2570 2565.6 2570.6 2573.4 2573.6 2573.4 2567.3 2572.4 2567.8 2.2 2567.9 2571.8 256 2570.82570.7 2568.6 2570.4 2570.7 2569.2THIS DRAWING AND ITS CONTENTS ARE INSTRUMENTS OFSERVICE AND ARE THE COPYRIGHTED PROPERTY OF JORDANARCHITECTS, INC. THE USE IS EXPRESSLY INTENDED FOR THEPROJECT NOTED ABOVE AND MAY NOT BE REUSED ORREPRODUCED IN WHOLE OR IN PART WITHOUT THE WRITTENPERMISSION OF JORDAN ARCHITECTS, INC. "COPYRIGHT"YEAR OF FIRST PUBLICATION 2020 JORDAN ARCHITECTS, INC.JOB NUMBER:DATE:DR. KIRK HOWARDBEAUMONT EXPANSIONBEAUMONT, CA21-928JORDANARCHITECTS131 CALLE IGLESIA, SUITE 100SAN CLEMENTE, CA 92672949.388.80904340 VIEWRIDGE AVE. SUITE BSAN DIEGO, CA 92123PH:(858) 634-8620 FAX:(858)-634-8627182Item 7. CALIFORNIA AVE1ST ST EUCLID AVE1ST ST1ST STCALIFORNIA AVEPP2022-0475 Bmt Self Stg General Plan Land Use Designation San Bernardino County, Maxar General Plan Industrial Single Family Residential General Commercial Parcels_Public Street Labels Minor Streets 9/26/2022, 4:41:56 PM 0 0.03 0.060.01 mi 0 0.05 0.10.03 km 1:2,257 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 183 Item 7. CALIFORNIA AVE1ST ST1ST ST1ST ST EUCLID AVECALIFORNIA AVEPP2022-0475 Bmt Self Stg Zoning Map San Bernardino County, Maxar Zoning Residential Single Family Community Commercial Manufacturing Parcels_Public Street Labels Minor Streets 9/26/2022, 4:38:51 PM 0 0.03 0.060.01 mi 0 0.05 0.10.03 km 1:2,257 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 184 Item 7. *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS Legend PP2022-0475 Bmt Self Stg Aerial Photograph Notes REPORT PRINTED ON...9/26/2022 4:43:46 PM 0 752376 Feet Parcels County Centerline Names County Centerlines World Street Map 185 Item 7. 186 Item 7. BEAUMONT SELF STORAGE EXPANSION PROJECT DESCRIPTION Jordan Architects Inc. and Dr. Kirk Howard are pleased to present our proposal for the expansion of the existing self-storage facility, located at the intersection of California Ave. and First Steet, City of Beaumont, California. The project is a state-of-the-art facility comprised of new 75,250 gross square feet of self-storage consisting on three 1-story buildings and two 2-story buildings. The proposed development will incorporate modern architectural elements, clean lines and materials with attractive colors, to continue the existing facility architectural language with regionally compatible materials that will create an aesthetically pleasing architectural presence in the neighborhood. The landscape provided along the street frontages will soften the architecture. Access to the expansion will be thru the existing self-storage facility, located at First Street, providing a new emergency entry / exit access at California Ave. The expansion is being incorporated into the existing Beaumont Self Storage Facility and the existing management staff will continue to manage the expansion from the original office at the existing facility. No additional or new office space will be needed and no additional employees. The buildings will house a portion of non-climate-controlled units with direct access to the driveways and climate controlled interior units. Storage units are provided with sizes ranging from 5x5, 10x10, 10x15 to 10x20, 10x25 and 10x30. VARIANCE DISCUSSION: Applicant is requesting a variance to encroach approx. 10ft into the 1st Street Landscape Setback while still maintaining a 15ft Landscape Setback. We have included 2 Site Plan Schemes with this submittal. Scheme A is the Variance Scenario in which the new building frontage on 1st Street maintains alignment with the existing buildings of the currently operating self storage facility. We are requesting the plot plan approval and variance based on Scheme A. We have included a Scheme B which is based on the ultimate required setback of the new General Plan and in the event the Variance for Scheme A is denied, we would request approval of Scheme B at that time. Also, see Variance Findings Justification Write-Up attached hereto. OCCUPANCY Occupancy according to the 2019 California Building Code is as follows: 187 Item 7. Use Occupancy Self-Storage S-1 The project will be constructed with noncombustible materials and will have fire sprinklers. INFRASTRUCTURE IMPACT The proposed self-storage facility will have minimal impact on the City’s infrastructure (e.g. sewer, water and electrical). Water utilization will be minimal with the largest amount being devoted to landscape irrigation. Anticipated overall electrical demand will be less than one half the requirements for a similarly sized office building or retail center. SECURITY The storage facility will feature a “high-tech” twenty-four-hour security system including keypad entry security gates, individually monitored and alarmed storage units, video surveillance monitoring, burglar alarms, an automatic fire sprinkler and alarm system, as well as an intercom system. An on-site manager stationed at the property continually monitors these security systems on a control panel during hours of operation. Should there be a violation of any of the security systems when the management office is closed, an independent security firm will respond. Hence, utilization and impact on services such as police and fire are minimized. MANAGEMENT AND HOURS OF OPERATION Professional management personnel will be on site during regular business hours. Total employees: 2. Office hours are scheduled from 9:00 a.m. to 5:00 p.m. Monday through Saturday. DEVELOPER / APPLICANT Dr. Kirk Howard 1648 Woodlands Roads Beaumont, CA 92223. Tel (909) 528-1431 ARCHITECT/ APPLICANT'S AGENT Jordan Architects Inc. Attn Marcelo Quiroga 131 Calle Iglesia, Suite 100, San Clemente, CA 92672 Tel (714) 642-6632 Fax (949) 388-8290 SUMMARY The proposed Beaumont Self storage Expansion project will be a professionally managed, state- of-the-art project that is designed to have minimum traffic impact and compatible hours of 188 Item 7. operation while contributing to the needs of the community. The project is designed to be compatible with the surrounding commercial, light manufacturing uses. There will be a minimum of utility, police, and fire services required. We feel that the proposed project will be an excellent use of the property, provide a needed service to families and small businesses in the area, as well as compliment the adjacent properties. Thank you for your time. Regards, Marcelo Quiroga International Assoc. AIA Senior Project Manager 189 Item 7. BEAUMONT SELF STORAGE – EXPANSION Request for Variance & Justification based on findings required per BMC 17.02.110 (H)(1-5) 1. That the strict or literal interpretation and application of this Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Zoning Ordinance, or would deprive applicants of privileges granted to others in similar circumstances; and Justification: The proposed development is an expansion of an existing, currently operating Self Storage Facility. The proposed expansion to the existing facility was previously entitled with the original entitlement for the existing portion of the facility, which is currently operating today. The expansion was approved a 2nd time in a subsequent entitlement however, the Owner did not move forward with the construction of the expansion in time prior to said entitlement expiring. Since expiration of those prior entitlements, the General Plan/Zoning designation has adopted a more stringent roadway-widening requirement, which will require additional dedication of the subject property and an increased landscape setback from the new proposed ROW. Applicant intends to comply with the ultimate roadway widening and additional dedication per the current General Plan, as well as providing the physical ultimate public improvements for the roadway widening. Applicant is requesting 10ft of relief on the new 1st Street frontage landscape setback (encroach 10ft into the new required setback from the new proposed ROW along the 1st Street Frontage only). The architectural intent of the expansion has always been to maintain building alignment of the new building frontage with the existing building frontage on 1st Street. If granted a variance for the 10ft of encroachment into the new landscape setback, the 1ST Street frontage will still provide a 15ft landscape area setback while maintaining the architectural & aesthetic intent of the expansion, which is a seamless expansion of the new buildings maintaining the building alignment with the existing buildings along the 1st Street frontage. 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended development of the property that do not apply generally to other property in the same zone; and Justification: The unique nature of “expansion” to an existing facility makes an extraordinary case in that the logical architectural & curb appeal “sense” is to maintain alignment of the new buildings with the existing. The project lies on a four-way intersection with high visibility and it is our opinion that offsetting the new buildings from the existing buildings on the 1st Street frontage to comply with the new setback would be an architectural mistake and lead to the appearance of the expansion as a fragmented “afterthought” rather than a well-intended & seamless expansion. 3. That the granting of such variance will not constitute the granting of a special privilege inconsistent with the limitations on other properties in the vicinity classified in the same zone; and Justification: The Owner intends to comply with all other provisions of the Current General Plan including the new ultimate roadway improvements. The unique nature of the expansion is the only practical basis 190 Item 7. for the request of variance and we feel this is not a “special privilege” but a practical and “architecturally necessary”, request to ensure the project looks appropriate and does not appear as a fragmented afterthought. 4. That the granting of such variance will not be materially detrimental to the public health, safety, or general welfare nor injurious to property or improvements in the zone or neighborhood in which the property is located; and Justification: The Project’s design will comply with all other requirements of the General Plan and we feel that a slight relief and adjustment of landscape area in one small-localized area is in no way detrimental to the public health, safety and general welfare. 5. That the granting of such variance will not create any inconsistency with any objective contained in the General Plan. Justification: The Variance as requested in this scenario would be a small fractional adjustment to a landscape area one frontage and all other provisions of the General Plan will be met by the project’s design including the ultimate roadway widening and improvements. We feel that this variance is the best balance between compliance with the General Plan and maintaining a practical & architecturally appealing alignment of the expansion with the existing facility. 191 Item 7. 192 Item 7. 193Item 7. Staff Report TO: Planning Commissioners FROM: Carole Kendrick, Planning Manager DATE October 11, 2022 SUBJECT: Specific Plan Amendment (SP2022-00048) and Tentative Parcel Map 38232 (PM2022-0011) to Reflect the Current Intensity of Commercial Development on the Subject Parcels Including Lot Area, Setbacks, Parking, Building Colors and Landscaping; and a Request to Subdivide 17.3-Acres into Four (4) Lots for Financial Purposes. (419- 260-078, -079 and -080) APPLICANT: RRM Design Group Background and Analysis: On September 19, 2006, the Beaumont City Council adopted Resolution No. 2006 -54 approving Mitigated Negative Declaration No. 06-ND-12 and Specific Plan SP 06-01, as well as Ordinance No. 902 to re-zone the subject property SPA (Specific Plan Area) and approved Plot Plan No. 05-PP-07 to establish the Marketplace Beaumont Specific Plan. The 2006 approved Marketplace Beaumont Specific Plan called for the development of a 17.3-acre multi-tenant shopping center with 194,569 square feet of commercial/retail uses and associated parking. The Specific Plan also included several roadway improvements including the realignment of Second Street and intersection improvements to accommodate the project. The project site is located south of the Union Pacific Railroad and Interstate 10 (I- 10), west of Highland Springs Avenue, and north of East Second Street. Surrounding land uses include the Walmart Supercenter to the east; California Highway Patrol facilities and undeveloped properties to the south; and commercial uses to the west in the City of Banning. In September of 2021, the property owner submitted a preliminary review application (PLAN2021-0661) that was reviewed by the Development Review Committee on September 23, 2021, and written comments were provided to the applicant on September 24, 2021. 194 Item 8. On March 18, 2022, the applicant (RRM Design Group), on behalf of the current property owner (Brixton Beaumont, LLC), submitted a request to amend the Marketplace Beaumont Specific Plan (Attachment A) to reflect the current intensity of commercial development on the Project site. Due to various market and economic factors, several of the commercial/retail uses were developed at intensities less than what was originally approved in 2006 or simply not constructed at all. The proposed Specific Plan amendment includes modifications to building sizes as well as adjustments to lot area, setbacks, parking standards, building color, and landscaping found in the Specific Plan. The applicant’s request also includes consideration of Tentative Parcel Map (Attachment B) to divide the existing site into four (4) separate legal lots for financial purposes with a Reciprocal Easement Agreement (REA) to address common lot maintenance, reciprocal assess, utilities, parking, etc. The Tentative Parcel Map has been prepared in accordance with state and local subdivision requirements. Notable amendments to the Marketplace Beaumont Specific Plan and Tentative Parcel Map are detailed below. Land Use The proposed amendment to the Marketplace Beaumont Specific Plan does not include changing the commercial/retail nature of the site. It will remain a multi-tenant shopping center: however, several of commercial/retail Uses and building sizes have been modified to reflect the current development as shown in the following table. 195 Item 8. Of note on Property 2, Building “L” as identified in the 2006 Marketplace Beaumont Specific Plan called for the construction of a 1,724 square foot coffee shot; however, it was never built. Building “M” was constructed as a 5,000 square foot bank facility. For the 2022 Specific Plan Amendment, Building “M” has been re-labeled as Building “L”, as the coffee shop has been eliminated from the land use program. The total square footage of all buildings within the Specific Plan has been reduced from 194,569 as originally approved to 187,851 which reflects the current development on - site. Development Standards Existing and future development within the Specific Plan area does and will comply with all applicable land use controls cited in the Beaumont Municipal Code, except as detailed in the Marketplace Beaumont Specific Plan in which standards may be adjusted to accommodate site- and project-specific development. The following table shows the proposed modifications to the Marketplace Beaumont Specific Plan development standards which reflect the current on-site development: 196 Item 8. Color Palette When originally approved in 2006, the Marketplace Beaumont Specific Plan featured a color palette for all buildings and accessory structures that consisted primarily of muted, earth tones with complementary accents. As part of the Specific Plan amendment request, the primary color palette will be modified to consist of light, neutral gray color tones with complementary accents. This updated color palette is intended to promote a well-coordinated color scheme that integrates with all exterior building features. The neutral gray color palette is also an appropriate choice as it aligns with other commercial developments in the surrounding area, most notably the adjacent Walmart and Home Depot which both feature a neutral color palette. The following table lists the proposed changes to the Marketplace Beaumont Specific Plan color palette. No changes to building materials are proposed with this amendment request. Parking Requirements Based on the individual parking requirements of each of the commercial/retail land uses, the Marketplace Beaumont would require a total of 1,063 parking spaces when utilizing the current City of Beaumont parking rates. 197 Item 8. In March 2006, a Parking Demand Analysis was prepared to support the original Marketplace Beaumont Specific Plan application. This report included an analysis of differential parking rates and shared parking opportunities that would be present among the various commercial/retail uses. The 2006 Parking Demand Analysis concluded that a peak parking demand of 966 parking spaces would be needed to satisfy the parking requirement. Currently, there are 920 parking spaces provided on Property 1 and 21 parking spaces on Property 2. In all, the Marketplace Beaumont shopping center presently maintains a total of 941 parking spaces. This total represents a 122-space (12 percent) shortfall in code-based required spaces. In support of the proposed Marketplace Beaumont Specific Plan amendment request, the property owner commissioned an updated Shared Parking Analysis prepared by Urban Crossroads in December 2020. As detailed in the 2020 Shared Parking Analysis, the city’s current parking rates are considered higher than the average parking generation rates found within the Institute of Transportation Engineers (ITE) 2019 Parking Generation Manual. For example, when utilizing the city’s current parking rate for “Banks/Financial Institutions”, 25 spaces would be required to serve the 5,000 square foot bank use on Property 2. However, when utilizing the appropriate ITE 2019 Parking Generation Manual rate for “Drive-in Banks”, only 18 spaces are required to support the same bank facility on Prop erty 2. Utilizing current ITE rates, the 2020 Shared Parking Analysis found that the parking demand for the entire shopping center is 718 spaces. 198 Item 8. The 2020 Shared Parking Analysis also includes an updated evaluation of shared parking opportunities using the Urban Land Institute’s (ULI) Shared Parking Methodology, as well as an analysis of the impact ride-sharing services would have on the development. The analysis found a shared parking reduction of approximately 4% of the peak parking demand would be present. When applied to the peak demand of 718 spaces, the 4% share parking reduction would result in a peak demand of 689 spaces. As there are a total of 941 existing parking spaces, the 2020 Shared Parking Analysis concludes that the Marketplace Beaumont site is supplied with more than adequate parking capacity during peak demand periods and will be maintain a parking surplus of 252 spaces. Tentative Parcel Map The applicant’s request also includes subdividing the existing single parcel into four (4) separate lots. A reciprocal easement agreement will be created and conditioned to cover the common lot maintenance, reciprocal access, utilities, parking and other items of common interest to each of the four (4) subdivided lots. The proposed subdivision of the existing improved property is solely to create separate legal lots for sale and no new construction is proposed or intended as a result of the proposed tentative map. The proposed tentative map is provided as Attachment B to this staff report. Project Setting The 17.3-acre site is fully developed pad with a retail shopping center that includes curb, gutter, sidewalk, off-site landscaping improvements that were installed when the center was originally constructed. The center is currently occupied by Best Buy, Ross Dress for Less, Bed Bath and Beyond, and a large variety of restaurant, retail and service uses. Walmart is located to the west. The California Highway Patrol, Rite Aid, Sonic, Panera, Les Schwab, Fast 5 Express Carwash, and several restaurant and service uses are located to the south across Second Street. The Sun Lakes Village shopping center in the City of Banning is located to the east of the subject property, and I-10 Freeway is located directly north of the center. The project setting can also be seen in the following materials attached to this staff report:  General Plan Land Use Map (Attachment D)  Zoning Map (Attachment E)  Aerial Photograph (Attachment F) 199 Item 8. The land uses, zoning, and General Plan land use designations of the project site and surrounding area are shown in the following Table. LAND USE GENERAL PLAN ZONING PROJECT SITE Beaumont Marketplace shopping center GC (General Commercial) SP (Beaumont Marketplace) NORTH I-10 Freeway and Food 4 Less shopping center DMU (Downtown Mixed Use) LC (Local Commercial) SOUTH California Highway Patrol GC (General Commercial) CC (Community Commercial) EAST Sun Lakes Village shopping center City of Banning City of Banning WEST Walmart GC (General Commercial) SP (Beaumont Retail Partners) Development Review Committee (DRC): The Development Review Committee reviewed for the project for design on April 7, 2022, and September 9, 2022. Staff from the various City departments provided written comments that have been incorporated into the proposed conditions of a pproval. Approval Authority: Section 65453(a) of the California Government Code states that a specific plan shall be prepared, adopted, and amended in the same manner as a general plan, except that a specific plan may be adopted by resolution or by ordinance and may be amended as often as deemed necessary by the legislative body. Chapter 17.02.090.D states that the Planning Commission shall act to recommend to the City Council approval, approval with modifications, or denial of the proposed application. A majority vote of the entire Planning Commission is required to 200 Item 8. recommend approval or approval with modifications. The Planning Commission’s action shall include its recommendation and shall be transmitted to the City Clerk for scheduling the matter for public hearing before the Cit y Council. The Beaumont Municipal Code, Section 16.04.020 designates the Planning Commission as the “advisory agency” charged with reviewing and making recommendations on all proposal parcel map land divisions and tentative subdivision maps in the city. Section 16.24.050.A authorizes the Planning Commission to conditionally approval or disapprove all tentative parcel maps and tentative subdivision maps and land divisions and submit to the City Council for final approval. When a tentative map is required under the Subdivision Map Act (66463.5(a)), an approved or conditionally approved tentative map shall expire 24 months after its approval or conditional approval. The Subdivision Map Act does allow for up to four (4) years of extensions subject to approval by the original approving body. Public Communications Received: Property owners located within a 300-foot radius of the project site were notified of the public hearing on September 30, 2022, with a 10-day hearing notice in addition to a public notice in the Press Enterprise. At the time of report preparation, the Planning Department has not received any letters of comment from the public in favor or opposition to the project. Any comments received prior to the time of the scheduled Planning Commission meeting will be provided to the Commission at the time of the public hearing. A proof of publication is included as Attachment H to this staff report. CEQA Review: From the standpoint of the California Environmental Quality Act (CEQA), a Mitigated Negative Declaration (MND) was prepared and adopted in 2006 for the Marketplace Beaumont Specific Plan (SP06-01), assessing the environmental impacts of the overall project and subsequent implementation steps. The MND and the findings made by the City Council remain pertinent and adequate for use for the project. Execution of this amendment will not have any impact on the project that was not previously analyzed, and the overall project continues to be required to adhere to the mitigation monitoring program established for the project. Recommended Action: Hold a public hearing, 201 Item 8. Forward a recommendation of approval to the City Council to adopt Specific Plan Amendment (SP2022-0008) to the Beaumont Marketplace Specific Plan, and Forward a recommendation of approval to the City Council for Tentative Parcel Map 38232 (PM2022-0011), subject to the attached Conditions of Approval. Attachments: A. Amended Beaumont Marketplace Specific Plan previously called Marketplace Beaumont B. Tentative Parcel Map No. 38232 (PM2022-0011) C. Draft Conditions of Approval for Tentative Parcel Map No. 38232 D. General Plan Land Use Designation Map E. Zoning Map F. Aerial Photograph G. Applicant Written Statement regarding Beaumont Municipal Code Chapter 16.20.010.B dated March 17, 2022 H. Proof of Publication Incorporated herein by Reference:  City of Beaumont General Plan  City of Beaumont Zoning Ordinance  Project Site’s Riverside Conservation Authority Multi-Species Habitat Conservation Plan Informational Map  Contents of City of Beaumont Planning Department Project File SP2022-0002, PM2022-0011 (TPM38232), Preliminary Review PLAN2021-0661, Marketplace Beaumont Specific Plan (SP 06-01), Plot Plan 05-PP-07, and the associated Mitigated Negative Declaration 06-ND-12. 202 Item 8. 1 marketplaceBEAUMONT SPECIFIC PLAN AMENDMENT MARCH 2022 203 Item 8. Marketplace Beaumont Specific Plan Amendment March 2022 Prepared for: The City of Beaumont 550 E. Sixth Street Beaumont, CA 92223 Submitted by: Brixton Beaumont, LLC 120 S. Sierra Avenue Solana Beach, CA 92075 Prepared by: Applied Planning, Inc. 2151 E. Convention Center Way, Suite 122 Ontario, CA 91764 2006 Amended by: RRM Design Group 32332 Camino Capistrano, Suite 205 San Juan Capistrano, CA 92675 2022 204 Item 8. TABLE OF CONTENTS Marketplace Beaumont Specific Plan Amendment – March 2022 Table of Contents Page 1 SECTION 1.0 – PLAN OVERVIEW 1.1 Introduction .............................................................................................................................. 1-1 1.2 Amendment Purpose ............................................................................................................... 1-2 1.3 Project Location ........................................................................................................................ 1-3 1.4 Project Setting and Site Features ............................................................................................ 1-3 1.5 Relationship to the General Plan and Zoning Ordinance ................................................... 1-5 1.6 Project Objectives ..................................................................................................................... 1-6 1.7 Compliance with CEQA .......................................................................................................... 1-7 SECTION 2.0 – LAND USE 2.1 Land Use Plan .......................................................................................................................... 2-1 2.2 Land Use Summary ................................................................................................................. 2-2 SECTION 3.0 – DEVELOPMENT REGULATIONS AND DESIGN GUIDELINES 3.1 General Provisions ................................................................................................................... 3-1 3.2 Permitted Uses ......................................................................................................................... 3-1 3.3 Development Standards .......................................................................................................... 3-2 3.4 Grading Concept ...................................................................................................................... 3-3 3.5 Architectural Concept ............................................................................................................. 3-4 3.6 Landscape Concept .................................................................................................................. 3-8 3.7 Walls and Fences .................................................................................................................... 3-11 3.8 Signage and Lighting ............................................................................................................. 3-13 SECTION 4.0 – INFRASTRUCTURE, UTILITIES, AND PUBLIC SERVICES 4.1 Circulation ............................................................................................................................... 4-1 4.2 Utilities ...................................................................................................................................... 4-3 SECTION 5.0 – IMPLEMENTATION AND ADMINISTRATION 5.1 Methods and Interpretation .................................................................................................... 5-1 5.2 Development Review Process ................................................................................................ 5-2 205 Item 8. LIST OF EXHIBITS Marketplace Beaumont Specific Plan Amendment – March 2022 Table of Contents Page 2 1-1 Specific Plan Location .............................................................................................................. 1-2 2-1 Specific Plan Illustrative Site Plan .......................................................................................... 2-1 2-2 Buildings A through E ............................................................................................................. 2-3 2-3 Building F .................................................................................................................................. 2-4 2-4 Building G ................................................................................................................................. 2-4 2-5 Buildings H and I ..................................................................................................................... 2-5 2-6 Building J ................................................................................................................................... 2-5 2-7 Building K ................................................................................................................................. 2-5 2-8 Property 2, Building L ............................................................................................................. 2-6 3-1 Grading Concept ...................................................................................................................... 3-4 3-2 Architectural Perspective ....................................................................................................... 3-5 3-3 Landscape Conceptual Plan.................................................................................................... 3-8 3-4 Highland Springs Avenue Paseo ......................................................................................... 3-10 3-5 Plaza Area ............................................................................................................................... 3-11 3-6 Second Street Paseo ............................................................................................................... 3-11 3-7 Second Street Paseo ............................................................................................................... 3-11 3-8 Wall Locations ........................................................................................................................ 3-11 3-9 Typical Wall and Cable Rail Treatment .............................................................................. 3-12 3-10 Wall and Cable Rail Section .................................................................................................. 3-12 3-11 Sign Locations......................................................................................................................... 3-13 3-12 Pylon Sign ............................................................................................................................... 3-14 3-13 Major Tenant Monument Sign ............................................................................................. 3-14 3-14 Minor Tenant Monument Sign ............................................................................................. 3-14 3-15 Property 2 Monument Sign................................................................................................... 3-14 4-1 Utility Plan ................................................................................................................................ 4-4 LIST OF TABLES 2-1 Marketplace Beaumont Specific Plan - Land Uses ............................................................. 2-2 3-1 Marketplace Beaumont Specific Plan - Development Standards ....................................... 3-2 3-2 Material and Color Palette ...................................................................................................... 3-7 3-3 Plant Palette .............................................................................................................................. 3-9 4-1 City of Beaumont Parking Code Requirements - Marketplace Beaumont ........................ 4-2 4-2 Marketplace Beaumont Parking Demand (with ITE Rates) ................................................ 4-3 APPENDICES Appendix A: Legal Description Appendix B: Shared Parking Analysis Report 206 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Table of Contents Page 3 ACKNOWLEDGMENTS The majority of drawings and graphics contained within the Marketplace Beaumont Specific Plan were created by Bundy-Finkel Architects. The sign drawings were created by Sign Rescue. The illustrative landscape site plan was created by LandShapes. Several drawings, graphics, and associated captions have been modified by RRM Design Group to reflect changes associated with the Specific Plan amendment. 207 Item 8. SECTION 1: PLAN OVERVIEW 208 Item 8. SECTION 1: PLAN OVERVIEW 1.1 - INTRODUCTION The Marketplace Beaumont Specific Plan provides for the development of 187,851 square feet of commercial and related uses on 17.35 acres located northwesterly of the intersection of Second Street and Highland Springs Avenue, immediately southwesterly of the Interstate 10 (I-10)/Highland Springs Avenue interchange. The Specific Plan is designed to regulate development within the Project site, while allowing for a creative project design that relates to the surrounding context of the site. As of December 2020, the Project site is designated by the General Plan Land Use Element for General Commercial uses and has been zoned Specific Plan since 2006. The General Commercial land use designation reflects the City’s long-range vision for development and use of the affected properties. The Marketplace Beaumont Specific Plan is consistent with the General Commercial land use designation, and the Specific Plan represents a compatible continuation of commercial projects in the vicinity. Within the framework of the General Plan, the Marketplace Beaumont Specific Plan provides development regulations and design guidelines that allow for the comprehensive development of the site in a creative manner that is compatible with surrounding existing and proposed development. 1.2 – AMENDMENT PURPOSE On September 19, 2006, the Beaumont City Council approved the Marketplace Beaumont Specific Plan, allowing the development of 194,569 square feet of commercial and retail uses with associated parking on the 17-acre Project site. A majority of the commercial uses were constructed on the Project site in accordance with the 2006 Specific Plan. However, due to various market and economic factors, several of the planned uses were developed at commercial intensities less than what was initially programmed in the Marketplace Beaumont Specific Plan or not constructed at all. 209 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Plan Overview Page 1-6 The purpose of this document is to amend the 2006 Marketplace Beaumont Specific Plan document to reflect the current intensity of commercial development on the Project site. These changes include modifications to building sizes and adjustments to corresponding development standards such as lot area, building setbacks, and vehicle parking. In addition, the existing Marketplace Beaumont site is currently developed as a single parcel. This Specific Plan amendment has been prepared in conjunction with a subdivision map dividing the existing single parcel into four (4) separate legal lots for financial purposes with a Reciprocal Easement Agreement to address common lot maintenance, reciprocal assess, utilities, parking, etc. The subdivision map has been prepared in accordance with state and local subdivision requirements. 1.3 - PROJECT LOCATION The 17.35-acre Project site is located in the City of Beaumont, County of Riverside. More specifically, the site is located northwesterly of the intersection of Second Street and Highland Springs Avenue, immediately southwesterly of the Interstate 10 (I-10)/ Highland Springs Avenue interchange . The legal description for the Project site is contained in Appendix A. 1.4 - PROJECT SETTING AND SITE FEATURES Previous Development The Project site previously accommodated the Western Service Center for Wyle Laboratories. The site has since been cleared and rough graded. Pursuant to California Department of Health Services requir ements and procedures, the Wyle Laboratories Figure 1-1 Specific Plan Location 210 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Plan Overview Page 1-7 Western Service Center has been successfully decommissioned, and the subject site has been successfully remediated of any potential hazards or hazardous materials associated with previous uses and occupancies. Surrounding Land Uses The Project site is bounded to the north by the Union Pacific Railroad and Interstate 10, and the future realignment of Second Street to the south. Northerly of the Project site, across the Union Pacific Railroad and Interstate 10 (I-10), are developed areas of the City of Beaumont. Properties just north of the I-10 are developed typically with community/ highway-oriented commercial uses. South of the Project site, across Second Street, are California Highway Patrol facilities. Farther to the south are currently undeveloped and residential properties developed consistent with an approved Specific Plan. Highlands Springs Avenue comprises the easterly boundary of the subject site. In the vicinity of the Project site, Highland Springs Avenue also defines the easterly limits of the City of Beaumont and is the corporate boundary between the City of Beaumont and the City of Banning. Easterly of the Project site, across Highland Springs Avenue, are commercial/retail properties located within the City of Banning. Wal-Mart and Home Depot retail centers are located immediately west of the Project site . 1.5 - RELATIONSHIP TO THE GENERAL PLAN AND ZONING ORDINANCE The Project site is designated by the General Plan Land Use Element for General Commercial uses and is zoned Specific Plan. The General Commercial Land Use designation reflects the City’s long-range vision for development and use of the affected properties and recognizes commercial projects (Wal-Mart and Home Depot) within the affected area. The Marketplace Beaumont Specific Plan is consistent with the General Commercial Land Use designation, and the Project represents a compatible continuation of commercial projects in the affected area. Because an adopted specific plan must be consistent with the City General Plan, all future projects that are found to be consistent with this Specific Plan are deemed consistent with 211 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Plan Overview Page 1-8 the General Plan. The Marketplace Beaumont Specific Plan works in concert with the City of Beaumont Development Code, but provides additional zoning, development standards and guidelines that are customized to achieve the specific vision for the project area. The City’s zoning standards are utilized for certain aspects, while the Specific Plan provides other standards that are tailored to the Marketplace Beaumont Specific Plan. Development projects and new uses shall be subject to the review procedures, findings and provisions of the City of Beaumont Development Code and the provisions of this Specific Plan. Related and/or subsequent approvals, such as Master or Plot Plan, Site Plan, and Subdivision Map, must be consistent with both the guidelines of the Specific Plan and the Development Code. Where development regulations in this Specific Plan differ from those established in the City Code, the provisions of the Marketplace Beaumont Specific Plan shall prevail. Where this Specific Plan is silent on a development regulation, the City Code shall prevail. 1.6 - PROJECT OBJECTIVES The following Objectives have been established for the Specific Plan: • Update the previously approved 2006 Marketplace Beaumont Specific Plan based on changes of circumstances and existing conditions • Augment the City’s economic base by providing a variety of tax generating uses • Allow for the development of the site in a manner which will provide a productive mix of commercial opportunities • Ensure development of the site in accordance with established functional and aesthetic standards • Establish a well-balanced mix of specialized and general retail outlets which can take advantage of the site’s established accessibility 212 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Plan Overview Page 1-9 • Create employment-generating opportunities for the citizens of Beaumont and surrounding communities • Expand the retail and service options for local consumers by providing daytime and nighttime shopping opportunities in a safe and secure environment • Provide for a pedestrian-friendly development that creates architectural interest through the placement of buildings and landscape design • Implement the vision of the Elevate Beaumont 2040 General Plan Update 1.7 - COMPLIANCE WITH CALIFORNIA ENVIRONMENTAL QUALITY ACT Adoption or amendment of a Specific Plan constitutes a project under the California Environmental Quality Act (CEQA). A Mitigated Negative Declaration (MND) was prepared in accordance with the CEQA Guidelines, to analyze the environmental impacts of the originally approved Marketplace Beaumont Specific Plan in 2006. As this amendment to the Marketplace Beaumont Specific Plan proposes no new development or construction and represents an overall reduction of commercial intensity than the originally approved 2006 Specific Plan, thus remain ing consistent with previously approved MND, the City of Beaumont has determined the Project to be categorically exempt from CEQA. 213 Item 8. SECTION 2: LAND USE 214 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Land Use Page 2-1 SECTION 2: LAND USE 2.1 - LAND USE PLAN The project area is 17.35 acres in size and is located northwesterly of the intersection of East Second Street and Highland Springs Avenue, immediately southwesterly of the Interstate 10 (I-10)/ Highland Springs Avenue interchange. A general description of uses proposed within the Specific Plan is provided below. Figure 2-1 Specific Plan Illustrative Site Plan 215 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Land Use Page 2-2 2.2 - LAND USE SUMMARY The Project includes 187,851 square feet of mixed commercial/retail uses on an approximately 17-acre site. For descriptive purposes, the site is divided into Property 1, the area located north of Second Street, and Property 2, the area located south of Second Street. Architectural concepts for the Project depict a well-connected, pedestrian-oriented development, with an emphasis on wide, landscaped sidewalks, outdoor seating areas and dining areas. Workers and visitors to the Project site can avail themselves of retail and dining options without the need for multiple trips. The Specific Plan provides various points of visual interest such as enhanced accent paving, trellises with climbing vines, fountains, and/or urban gardens. Building mass and placement is used to create interesting spaces and views for both pedestrians and motorists. Table 2-1 presents a summary of land uses. Table 2-1 Marketplace Beaumont Specific Plan - Land Uses Building/Area Commercial/Retail Uses Size - (GLA) Property 1 A Retail 15,000 s.f. B Retail 20,390 s.f. C Retail 25,000 s.f. D Retail 30,187 s.f. E Retail 30,000 s.f. F Fast Food 3,000 s.f. G Retail/Food Court 16,902 s.f. 216 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Land Use Page 2-3 Table 2-1 Marketplace Beaumont Specific Plan - Land Uses Building/Area Commercial/Retail Uses Size - (GLA) H Bank 5,405 s.f. I Restaurant 2,750 s.f. J Fast Food 1,750 s.f. K Retail/Food Court 32,467 s.f. Total 182,851 s.f. Property 2 L Bank 5,000 s.f. Total Specific Plan 187,851 s.f. The following discussions describe the general development concept, indicating approximate building sizes, arrangements, and orientations. Property 1 Buildings A through E Major retail uses within the Specific Plan are located within buildings A through E, and range in size from 15,000 square feet to 30,000 square feet. Figure 2-2 Perspective of Major Tenants, Buildings A through E 217 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Land Use Page 2-4 These buildings contain the major tenants of the development and are situated along the northern border of the Project site, facing south. Retail tenants include Petco, Aldi, Bed, Bath & Beyond, Ross, and Best Buy. Building F This 3,000-square foot fast-food use is located along the Highland Springs Avenue frontage, immediately south of the secondary driveway. The building has been designed to accommodate a fast-food restaurant that will provide drive-thru service and offer an outdoor patio. Building G Building G is located at the southeast corner of Property 1 and contains 16,902 square feet of retail uses and a food court. The food court will contain a number of different types of quick-serve restaurants surrounding a common dining area. The food court area will also provide an outdoor seating patio featuring lush landscaping and accent paving. This structure is oriented towards the interior of the site. Given the proximity of this building to the site’s Highlands Springs Avenue and Second Street frontages, the building will offers 360-degree architecture to ensure equal design interest to visitors as well as passing motorists. Figure 2-3 Building F Figure 2-4 Building G, as viewed from parking lot area within the site 218 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Land Use Page 2-5 Buildings H and I These buildings are located along Second Stree t, on either side of the site’s primary driveway. The architectural detail, design, and thematic landscaping of these uses aid in identifying this driveway as the main gateway to the Marketplace Beaumont. Building H, located on the east side of the driveway, contains a 5,405-square foot bank, offering walk-up, as well as drive-thru, banking services. Building I, located on the west side of the driveway, contains a 2,750-square foot drive-thru/sit-down restaurant with an outdoor dining area. Building J This 1,750-square use is located along the Second Street frontage. This structure is designed to architecturally complement the entire center and will contain a fast-food restaurant offering drive- thru service. Building K Building K is located at the southwest corner of Property 1 and cont ains Figure 2-7 South elevation of Building K, Second Street Frontage Figure 2-5 Buildings H and I, Primary Project Entry Figure 2-6 Building J 219 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Land Use Page 2-6 32,467 square feet of food and retail uses offering sit-down and quick-serve restaurants. Similar to Building G, the building is designed with 360-degree architecture to ensure equal design interest. This building features accent paving and additional curb planters. These planters contain Crape Myrtles and complementary under plantings. Property 2 Located across Second Street, one additional building is proposed as part of this Specific Plan. This separate, but interrelated, pocket of development contains Building L, which is described below. This property has been designed in a manner that relates directly to the main property (Property 1). The use of complementary colors and materials, and common landscape treatments tie these separate pieces together in a unified fashion and offer an opportunity to identify the Marketplace Beaumont from both the north and south sides of Second Street. Building L Building L contains a 5,000-square foot bank. The bank use provides walk-in and drive- thru service for its customers. Figure 2-8 Property 2 L 220 Item 8. SECTION 3: DEVELOPMENT REGULATIONS AND DESIGN GUIDELINES 221 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-1 SECTION 3: DEVELOPMENT REGULATIONS AND DESIGN GUIDELINES 3.1 - GENERAL PROVISIONS The standards set forth in this section will ensure that future development proceeds in a manner consistent with City requirements and a defined design motif. The Marketplace Beaumont Specific Plan shall be the zoning document for the subject property, superseding other zoning designations and development standards of the City of Beaumont as described herein. If not specifically addressed in this Specific Plan as amended, the applicable provisions of the City of Beaumont Development Code shall apply. 3.2 - PERMITTED USES Those uses specified below, excerpted from Chapter 17.03.120 of the City of Beaumont Development Code (C-C, Community Commercial District), shall apply. Other land uses have been added to the list of permitted uses to specifically address the mix of uses proposed within the Marketplace Beaumont Specific Plan. These additional uses have been identified by italics. COMMERCIAL USES. Commercial uses in this zone include all uses which can be characterized as: 1. Providing any variety of goods and services to the surrounding community; 222 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-2 2.Providing adequate traffic circulation improvements and parking facilities for the customers of these commercial uses; and 3.Having operating hours which maximize - to the extent possible - the use by the residences in the area to these commercial uses. Examples of such uses, but not limited to these uses are: clothing stores, grocery stores, hotels, appliance stores, general department stores. Additional and similar uses could include restaurant uses, both sit-down and drive-thru (including patios and outdoor dining areas), banks and service-related commercial uses and those activities determined by the Community Development Director to be “substantially similar” to the listed examples and in complete accord to the goals and objectives of this zone. 3.3 - DEVELOPMENT STANDARDS Development within the project area shall comply with the applicable provisions of the City Code, except as expressly provided for below. Table 3-1 Marketplace Beaumont Specific Plan - Development Standards 1.Lot Area and Dimensions Minimum lot size = 5,000 square feet Minimum average lot width/depth = 60 feet 2.Setbacks All buildings must be located within the envelope defined by the following setback standards: Street Setback: A ten (10) foot minimum setback is required. Interior Side Setback: No setback is required from the interior side setback. Rear Setback: No setback is required from the rear property line. 223 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-3 Table 3-1 Development Standards 3.4 - GRADING CONCEPT The existing topography of the site could be described as generally flat. The site naturally drains from a northwest to southwest direction. The grading concept, presented in Figure 3 -1, illustrates the minimal extent of grading required for the Project. This grading plan shows level building pads for the structures, and assure safe and adequate drainage patterns across the Project site. The site has been generally graded in a manner that allows onsite stormwater to flow into a catch basin and underground detention system, located on the southeastern portion of Property 1. Stormwater is then released into the City’s storm drain system in a manner equal to or less than the flows that have historically been created from the site. The detention system has been designed not to introduce any increase in stormwater flows into the areawide drainage system. 3.Height Standards A maximum height of fifty (50) feet from average finish grade of the structure’s parcel, measuring to the top of parapet or ridge, shall be allowed. For every two feet of building height over thirty-five (35) feet, an additional two feet of front setback shall be added. 4.Parking Stalls Standard parking stalls throughout the site shall be 9 feet wide by 19 feet in length. Compact parking stalls throughout the site shall be 8 feet wide by 16 feet in length. 5.Outdoor Display Seasonal or clearance merchandise can be displayed immediately outside of the store. 6.Signs Pylon signs shall not exceed 75' in height or 18' in width. Monument signs shall not exceed 15' in height or 12' in width. Refer also to the Master Sign Program for the Marketplace Beaumont Specific Plan. 224 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-4 Figure 3-1 Grading Concept 3.5 - ARCHITECTURAL CONCEPT The Marketplace Beaumont features contemporary architectural design with old -world touches. Tiled roofs, wood trellises, vibrant colors, enhanced pavement treatments, and abundant landscaping all contribute to create a pedestrian -friendly center designed to generate spaces to stroll, shop, relax, and dine in a pleasant environment. In addition to sidewalks that meander through landscaped patio areas, under planted trellises and past shops and restaurants, special attention was paid to the streetscapes along 225 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-5 both Highland Springs Avenue and Second Street, where finely detailed building facades, landscaped walkways, trellised sitting areas and corner patios create attractive parkways. The architectural style of the Marketplace Beaumont will conform to exterior materials, treatments and colors reflected in the Specific Plan design guidelines. Development within the Project area also complies with the design guidelines contained within the adopted City Code. Except as provided herein, the design guidelines in the City Code shall apply to all improvements within the Project area including new construction, remodels, additions, landscaping, paving, signage, amenities, and related facilities. They are provided to guide developers, builders, architects, engineers, landscape architects, and others involved in the preparation of future development proposals to ensure a consistent level of quality throughout the Project area. The design guidelines will assist the City of Beaumont staff and decision-making authorities with criteria to evaluate future development proposals. Architectural Design Objectives •To establish a comprehensively designed project that incorporates unity through the use of complementary colors, materials, and landscape themes. •To design within the context of the local environs. •To create a project that provides for efficient circulation for both vehicles and pedestrians. Figure 3-2 Architectural Perspective 226 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-6 Architectural Design Guidelines These Architectural Design Guidelines are intended to provide an overall direction in the design of structures within the Specific Plan. No particular style is intended to dominate; however, architectural concepts shall be compatible with existing, surrounding uses. These Guidelines are meant to be flexible over time and correspond with changing conditions in lifestyles, the marketplace, and economic conditions. Building Mass, Form and Elements Building massing, scale and roof forms are the primary design components within the Marketplace Beaumont Specific Plan. Therefore, these require careful articulation. The rear and side elevations, as well as the front, should provide variation in massing, wall, and roof forms. Repetitive elements and modular material s are important elements and are encouraged. Building Materials Materials should be selected and detailed for compatibility throughout the site. Buildings should incorporate a mix of at least two of the prevalent materials including block veneer, plaster, wood, or tile. These materials shall be used in traditional combinations that yield an impression of permanence as well as respect for the surrounding environment. Color Palette The use of complementary neutral tones should be applied to building facades. The use of a neutral color palette and stone and/or tile accents that shall be repeated on multiple structures will act to unify the Specific Plan area. Company logos and colors shall be allowed on trims and accents. Acceptable materials and colors are presented within Table 3-2. 227 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-7 Table 3-2 Material and Color Palette 3.6 - LANDSCAPE CONCEPT Landscaping and buffering elements are provided within the Project site and along the Project’s perimeter, to include enhanced landscape treatments along the site’s Second Street and Highland Springs Avenue frontages. Materials presented in Figure 3-3, “Landscape Conceptual Plan,” are detailed in Table 3-3, “Plant Palette.” Use Material / Color Block Angeles Block - “Harvest” Angeles Block – “Wine” Plaster Colors Dunn Edwards DE C795 – “Gray Pearl” or similar Dunn Edwards DE 6379 – “Looking Glass” or similar Dunn Edwards DE 6225 – “Fossil” or similar Concrete Elements Natural Concrete Color Wood Trellis Dunn Edwards DE 6370 – “Charcoal Smudge” or similar Aluminum Storefront Clear Anodized Aluminum - Clear Glazing Plant Trellis “GreenScreen” Planting System Roofing Monier Tile - “Mission Blend” 228 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-8 Figure 3-3 Landscape Conceptual Plan 229 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-9 Plant Materials The landscaping theme will enhance the overall Specific Plan’s character. All landscape areas within the site are planted with a combination of ground cover, shrubs and trees. Table 3-3 presents the plant palette. Table 3-3 Plant Palette Symbol Botanical Name Common Name Size Lagerstoemia indica Crape Myrtle 36" box Quercus virginiana Southern Live Oak 36" box Schinus molle California Pepper 24" box Phoenix dactylifera Date Palm 20' B.T.H. Cocos plumosa Queen Palm 18' B.T.H. Washingtonia filifera California Fan Palm 14' B.T.H. Dalbergia sissoo Rosewood 24" box Podocarpus henkelii Long Leafed Yellowwood 24" box Strelitzia reginae Bird of Paradise 15 gallon 230 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-10 Table 3-3 Plant Palette Symbol Botanical Name Common Name Size Bignoia cherere Blood Red Trumpet Vine 5 gallon Pittosporum tobira ‘Wheeler’s Dwarf’ - 5 gallon Callistemon viminalis ‘Little John’ Dwarf Bottlebrush 5 gallon Anigozanthos hybrid Kangaroo Paw 5 gallon Hemerocallis hybrid Daylily 1 gallon Tulbaghia violacea Society Garlic 1 gallon Parthenocissus tricuspidata Boston Ivy 1 gallon Pelargonium peltatum ‘Balcan’ Balcan Ivy Geranium 4" pots Source: Conceptual Planting Plan, Bundy Finkel Architects, March 17,2006 Streetscape The Project has been designed to create visual interest along the streetscape and to be pedestrian-friendly through the creation of paseos that merge architectural form with landscape design. Figure 3-5 presents the relationship of Highland Springs Road to the fast-food restaurant proposed south of the secondary driveway. The sidewalk would be set back from the building by a 30-foot bermed landscaped planting area. The sidewalk and pedestrian experience is framed by specimen- sized trees that accentuate the paseo. Figure 3-4 Highland Springs Avenue Paseo 231 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-11 Lushly landscaped plaza areas are designed to frame both the north and south sides of the intersection of Second Street and Highland Springs Avenue. Each plaza is framed by a garden wall identifying the Marketplace Beaumont and will feature 5-foot diameter pots planted with Bird of Paradise and perennial color. “Cut-outs” in the adjacent buildings further identify the plaza areas. Additional cut-outs, designed as pedestrian resting points, are also provided and feature seat walls and accent paving. The Second Street frontage features a meandering sidewalk, separated from the buildings by a 12-foot landscaped setback. Paseos will be framed by turf and specimen trees, located on either side. Trellises and other outdoor landscape treatments accent the paseos. 3.7 - WALLS AND FENCES The Marketplace Beaumont Specific Plan features a 6-foot wall along the northern boundary, adjacent to the rail right-of-way. The wall is designed to match the existing wall to the west of the site and screen views of the loading areas from the north. Figure 3-8 Wall Locations Figure 3-7 Second Street Paseo Figure 3-6 Second Street Paseo Figure 3-5 Plaza Area 232 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-12 A retaining wall and cable rail is situated along a portion of the eastern site boundary. The retaining wall provides the necessary transition from the elevation of the railroad grade separation to the Highland Springs Avenue (secondary) driveway. The retaining wall is designed to support the parking adjacent to Highland Springs Avenue and will be capped with a black PVC cable rail. The design of this system is presented in Figures 3-9 and 3-10. Figure 3-10 Wall and cable rail section Figure 3-9 Typical Wall and Cable Rail Treatment 233 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-13 3.8 - SIGNAGE AND LIGHTING 3.8.1 - Signage Retail center and tenant identification signs are situated along the Project site’s public frontages. Specifications, designs, and locations of all Project -related signs are subject to review and approval by the City. Sign locations are presented in Figure 3-11 and keyed to subsequent Figures 3-12 through 3-15. Project signage is also discussed further below. Figure 3-11 Sign Locations 234 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-14 A freeway-oriented pylon sign has been erected at the northwest corner of the Project site, adjacent to the Union Pacific Railroad right-of-way, as shown on Figure 3-12. This is the largest of all signs, measuring 75 feet tall and 18 feet wide. This sign identifies the Marketplace Beaumont as a whole, as well as provide major and minor tenant identification. Separate monument signs are also provided for the major and minor tenants, as shown in Figures 3-14 and 3-15. Both double- sided monument signs will have a maximum height of 15 feet. Sign widths do not exceed 12 feet for the minor tenants, or 8 feet for the major tenant sign. Figure 3-13 Major Tenant Monument Sign An additional monument sign is provided on Property 2 for identification of Building L. This sign is a double-sided and measures 5 feet tall and 7 feet wide. All other proposed new signs within the Specific Plan area will be addressed through the provisions of the Marketplace Beaumont Sign Program, available under separate cover. Figure 3-12 Pylon Sign Figure 3-15 Property 2 Monument Sign Figure 3-14 Minor Tenant Monument Sign Figure 3-14 Minor Tenant Monument Sign 235 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Development Regulations Page 3-15 3.8.2 - Lighting All outdoor lighting has been designed to complement the contemporary architectural theme of the Project. All lighting within the Specific Plan, including parking lot, security, landscape and ornamental lighting, has been installed and operates in conformance with Chapter 8.50 of the City of Beaumont Municipal Code, as well as the requisite portions of the Uniform Building and Electrical Codes. 236 Item 8. SECTION 4: INFRASTRUCTURE, UTILITIES, AND PUBLIC SERVICES 237 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Infrastructure, Utilities, and Public Services Page 4-1 SECTION 4: INFRASTRUCTURE, UTILITIES, AND PUBLIC SERVICES Infrastructure and services to support the Marketplace Beaumont Specific Plan area have been extended and improved in conjunction with the commercial development. Primary infrastructure facilities are described below. 4.1 - CIRCULATION An integral component of the Specific Plan was the realignment of Second Street. The realignment was completed prior to the completion of the Project and created Property 2. The realignment also included the relocation/improvement of the existing traffic signal on Highland Springs Avenue. The realigned Second Street provides a four-way intersection with the existing shopping center located on the east side of Highland Springs Avenue in the City of Banning. The realignment provides full access to the Project site and other developments located to the west. Access to the Project site is provided by a primary driveway located along Second Streets, located at the approximate midpoint of the southerly Project boundary. This primary driveway is signalized to provide for full access from Second Street. A secondary driveway is also provided, connecting easterly to Highland Springs Avenue. Easterly of the Project site, signalization of the Highland Springs Avenue/Second Street intersection is provided consistent with analysis and requirements of the previously approved Project Traffic Impact Analysis. 238 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Infrastructure, Utilities, and Public Services Page 4-2 Based on the individual parking requirements of each of the commercial/retail land uses, the Marketplace Beaumont would require a total of 1,063 parking spaces to satisfy the requirements of the City Code (Table 4-1). Currently, there are 920 spaces provided to support the multiple commercial uses on Property 1. Property 2 contains 21 spaces to support the existing bank use. In all, the Marketplace Beaumont shopping center contains a total of 941 parking spaces. This total represents a 122-space (12 percent) shortfall in code-based required spaces (see Table 4-1). Table 4-1 City of Beaumont Parking Code Requirements – Marketplace Beaumont Use Quantity Parking Rate Required Parking Spaces Banks/Financial Institutions 10,405 s.f. 1 per 200 s.f. 53 Retail 136,161 s.f. 1 per 200 s.f. 681 Professional Offices, other than medical 9,901 s.f. 1 per 200 s.f. 45 Medical and Dental Offices 5,561 s.f. 1 per 250 s.f. 23 Restaurants, Fast Food 19,308 s.f. 1 per 100 s.f. 193 Restaurants, Sit-Down 6,515 s.f. 1 per 100 s.f. 66 Total 1,063 As explained in the 2020 Shared Parking Analysis prepared by Urban Crossroad for the Specific Plan amendment (Appendix B), the current parking rates in the city code are considered higher than the average parking generation rates found within the Institute of Transportation Engineers (ITE) 2019 Parking Generation Manual. For example, when utilizing the city’s current parking rate for “Banks/Financial Institutions”, 25 spaces would be required to serve the 5,000 square foot bank use on Property 2. However, when utilizing the appropriate ITE 2019 Parking Generation Manual rate for “Drive -in Banks”, only 18 spaces are required to support the same bank facility on Property 2. The 2019 ITE Parking Generation Manual includes peak parking generation rates for the specific types of uses (e.g.: office, retail, restaurants, etc.) found within the Marketplace Beaumont center (Table 4-2). Utilizing current ITE rates, the Shared Parking Analysis 239 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Infrastructure, Utilities, and Public Services Page 4-3 report concluded that the parking demand for the shopping center is 718 spaces, as summarized in Table 4-2. Table 4-2 Marketplace Beaumont Parking Demand (with ITE Rates) Use Quantity Parking Rate Parking Demand Drive-in Banks (ITE Code 912) 10,405 s.f. 3.72 spaces per 1,000 s.f. 39 Health/Fitness Club (ITE Code 492) 6,200 s.f. 4.73 spaces per 1,000 s.f. 29 Shopping Center-Non December (ITE Code 710) 129,961 s.f. 2.61 spaces per 1,000 s.f. 339 General Office Building (ITE Code 710) 9,901 s.f. 2.39 spaces per 1,000 s.f. 24 Medical-Dental Office Building (ITE Code 720) 5,561 s.f. 3.23 spaces per 1,000 s.f. 18 Coffee/Donut Shop with Drive-Thru Window (ITE Code 937) 1,750 s.f. 5.22 spaces per 1,000 s.f. 9 Fast Food Restaurant without Drive-Thru Window (ITE Code 933) 12,808 s.f. 9.91 spaces per 1,000 s.f. 127 Fast Food Restaurant with Drive-Thru Window (ITE Code 934) 4,750 s.f. 12.41 spaces per 1,000 s.f. 59 High Turnover (Sit Down) Restaurant- Family (ITE Code 932) 6,515 s.f. 11.33 spaces per 1,000 s.f. 74 Total 718 In addition to studying parking demand under current ITE rates, the 2020 Shared Parking Analysis report also recognizes that Marketplace Beaumont includes a mix of complementary land uses that provide an opportunity to share parking spaces between land uses. To that end, the report utilizes the Urban Land Institute’s (ULI) Shared Parking Methodology to estimate peak parking demand by applying hourly adjustment factors. Based on the analysis, the combination of existing uses suggests a peak parking utilization of 96% or a shared parking reduction of approximately 4% of the peak parking demand. When applied to the peak demand of 718 spaces (when using current ITE rates), the shared parking reduction results in a peak demand of 689 spaces. As there are 941 existing parking spaces, the project will maintain a parking surplus of 252 spaces during peak demand periods. 240 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Infrastructure, Utilities, and Public Services Page 4-4 The 2020 Shared Parking Analysis in its entirety is provided as Appendix B. 4.2 - UTILITIES The on-site utility plan to serve the site is shown in Figure 4-1. The following provides a brief overview of how the services are provided to the Marketplace Beaumont. Water The Beaumont Cherry Valley Water District has confirmed that adequate water supply and delivery systems are sufficiently serve the development. The water system has been sized to utilize a 6-inch on-site domestic water main system that connects (via a loop system) to an existing 12-inch water line within Highland Springs Avenue and a 24-inch water line within Second Street. On-site water line laterals consist of ¾ inch to 2 ½ inch lines that tie to on-site uses. Wastewater The City of Beaumont has verified that there is adequate capacity within the existing sewerage collection system to serve the development. The sewer system has been sized to employ 6-inch on-site laterals to serve the various on-site uses. These laterals connect to a 12-inch sewer line constructed along the property frontage and connect into the City’s existing 12-inch sewer mains located within Second Street at Highland Springs Avenue. Figure 4-1 Utility Plan 241 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Infrastructure, Utilities, and Public Services Page 4-5 Storm Drain Separate 36-inch storm drains are constructed to collect on-site and off-site water runoff. Additionally, approximately 3-acre feet of stormwater is retained in a below- ground retention system located beneath the parking areas. The existing storm drain system ensures that runoff resulting from a 100-year storm level deluge will not exceed current outflow levels. The storm drain system ties into the storm drain system that currently exists south of Second Street and transects the CHP facility. This system ties into an open channel located west of Highland Springs Avenue where it is collected and transported easterly to a retention system located within Sun Lakes Country Club. Dry Utilities Dry utilities, including gas, electric, telephone, and broadband are provided on-site, as required. Adequate capacity exists to serve the Specific Plan area and substantial upgrades are not anticipated. 242 Item 8. SECTION 5: IMPLEMENTATION & ADMINISTRATION 243 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Implementation and Administration Page 5-1 SECTION 5: IMPLEME NTATION & ADMI NISTR ATI ON 5.1 - METHODS AND INTERPRETATION Development within the Project area shall be implemented through the City of Beaumont Specific Plan Review process as set forth in Section 17.03.140 of the City's Zoning Code. The implementation process described below provides for the mechanisms for review and approval of development projects within the Project area. 5.1.1 - Applicability All development proposals within the Project area shall be subject to the implementation procedures established herein. Whenever the provisions and development standards contained herein conflict with those contained in the City Code, the provisions of this Specific Plan shall take precedence. 5.1.2 - Interpretation Unless otherwise provided, any ambiguity concerning the content or application of the Marketplace Beaumont Specific Plan shall be resolved by the City of Beaumont Community Development Director in a manner consistent with the goals, policies, purpose, and intent established herein. 5.1.3 - Implementation of Design Guidelines This Specific Plan includes the design guidelines contained in the City Code which shall be the sole design criteria by which development projects within the Project area will be reviewed during the Development Review process. 244 Item 8. Marketplace Beaumont Specific Plan Amendment – March 2022 Implementation and Administration Page 5-2 5.2 - DEVELOPMENT REVIEW PROCESS 5.2.1 - Development Review Development Review is required for the adoption of the Specific Plan and concurrent Master Plot Plan for the project. Submittal of a Development Review Permit application shall be of a form and content consistent with the City of Beaumont requirements. The City Council shall review and concurrently approve the Specific Plan and Master Plot Plan. Subsequent changes to the size, location, design, and color themes of any uses or structures, as well as modifications to the landscape and plant palette including implementation of water-saving plant programs may be approved by the Community Development Director. Upon determination by the Community Development Director that the proposed revisions are in substantial conformance with the provisions of this Specific Plan, the revised plan shall be approved by the Community Development Director or the Director's designee. 245 Item 8. APPENDIX A: LEGAL DESCRIPTION 246 Item 8. LEGAL DESCRIPTION Real property in the City of Beaumont, County of Riverside, State of California, described as follows: PARCEL A: THAT PORTION OF LOT 1 OF AMENDED MAP OF A PORTION OF THE SUBDIVISION OF SECTION 11, TOWNSHIP 3 SOUTH, RANGE 1 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 23, PAGE 73 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF PARCEL 3 OF RECORD OF SURVEY, AS PER MAP ON FILE IN BOOK 50, PAGES 18 AND 19 OF RECORDS OF SURVEY, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, SAID CORNER BEING ON THE SOUTHERLY LINE OF THE SOUTHERN PACIFIC RAILROAD RIGHT OF WAY, 200.00 FEET WIDE AS SHOWN ON SAID RECORD OF SURVEY AND THE WESTERLY LINE OF HIGHLAND SPRINGS ROAD, 30.00 FEET WIDE AS SHOWN ON SAID AMENDED MAP; THENCE SOUTH 00° 31' 08" EAST ALONG THE EASTERLY LINE OF SAID PARCEL 3, ALSO BEING THE WESTERLY LINE OF SAID HIGHLAND SPRINGS ROAD, 53.73 FEET; THENCE SOUTH 00° 13' 08" WEST CONTINUING ALONG SAID LAST MENTIONED LINE, 829.52 FEET TO THE EASTERLY PROLONGATION OF THE SOUTHERLY LINE OF PARCEL 4 AS SHOWN ON SAID RECORD OF SURVEY, SAID LINE ALSO BEING THE CENTERLINE OF SECOND STREET AS SHOWN ON SAID MAP; THENCE NORTH 89° 46' 18'' WEST ALONG SAID MENTIONED LINE 967.67 FEET THENCE NORTH 00° 13' 08" EAST PARALLEL WITH SAID EASTERLY LINE OF PARCEL 3, ALSO BEING THE WESTERLY LINE OF SAID HIGHLAND SPRINGS ROAD, 917.43 FEET TO THE NORTHERLY LINE OF SAID PARCEL 3, ALSO BEING THE SOUTHERLY LINE OF SAID SOUTHERN PACIFIC RAILROAD RIGHT OF WAY; THENCE SOUTH 87° 44' 49" EAST ALONG SAID LAST MENTIONED LINE, 967.59 FEET TO THE POINT OF BEGINNING. PARCEL B: AN EASEMENT FOR PARKING PURPOSES AS SHOWN IN THAT CERTAIN AGREEMENT AND GRANT OF EASEMENT (VEHICULAR AND PEDESTRIAN ACCESS), DATED SEPTEMBER 12, 2008 BY AND BETWEEN THE STATE OF 247 Item 8. CALIFORNIA AND FREDERICK J. HANSHAW AND RECORDED MAY 14, 2021 AS INSTRUMENT NO. 2021-301651, OFFICIAL RECORDS OF RIVERSIDE. APN: 419-260-078 (Affects: Portion of Said Land); 419-260-079 (Affects: Portion of Said Land); and 419-260-080 (Affects: Portion of Said Land) THE ABOVE RECITED LEGAL DESCRIPTION IS TAKEN FROM THE PRELIMINARY TITLE REPORT PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANY, ORDER NO. NCS-991625-SD, DATED DECEMBER 29, 2021. 248 Item 8. APPENDIX B: SHARED PARKING ANALYSIS 249 Item 8. Marketplace Beaumont SHARED PARKING ANALYSIS CITY OF BEAUMONT PREPARED BY: Jose Alire, PE jalire@urbanxroads.com Robert Vu, PE rvu@urbanxroads.com DECEMBER 1, 2020 13396-02 Parking Evaluation 250 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation II This page intentionally left blank 251 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation III TABLE OF CONTENTS TABLE OF CONTENTS ........................................................................................................................... III APPENDICES ........................................................................................................................................ III LIST OF EXHIBITS ................................................................................................................................. IV LIST OF TABLES .................................................................................................................................... IV EXECUTIVE SUMMARY ......................................................................................................................... 1 1 INTRODUCTION ........................................................................................................................... 3 1.1 Project Location ............................................................................................................................ 3 1.2 Paseo Beaumont Parking Demand Analysis .................................................................................. 4 1.3 Existing Project .............................................................................................................................. 4 2 PARKING REQUIREMENTS ........................................................................................................... 7 2.1 City of Beaumont Municipal Code Parking Requirements ............................................................ 7 2.2 Marketplace Beaumont Parking Requirements ............................................................................ 7 3 PARKING GENERATION ............................................................................................................. 12 3.1 ITE Parking Generation ............................................................................................................... 12 3.2 Parking Reform............................................................................................................................ 12 4 PARKING DEMAND .................................................................................................................... 14 5 REFERENCES .............................................................................................................................. 16 APPENDICES APPENDIX 2.1: CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS 252 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation IV LIST OF EXHIBITS EXHIBIT 1-A: LOCATION MAP ............................................................................................................... 3 EXHIBIT 1-B: PASEO BEAUMONT SITE PLAN .......................................................................................... 4 EXHIBIT 1-C: MARKETPLACE BEAUMONT ............................................................................................. 5 LIST OF TABLES TABLE 2-1: CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS ...................................... 7 TABLE 2-2: MARKETPLACE BEAUMONT PARKING REQUIREMENTS ....................................................... 8 TABLE 2-3: HOURLY WEEKDAY SHARED PARKING RATES ...................................................................... 9 TABLE 2-4: HOURLY WEEKDAY SHARED PARKING DEMANDS AND UTILIZATION ................................. 10 TABLE 4-1: PARKING DEMAND (WITH ITE RATES) ............................................................................... 15 253 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 1 EXECUTIVE SUMMARY This Shared Parking Analysis provides a review of the parking requirements, the historical parking demands, and the current parking demands at Marketplace Beaumont (“Project”). The Project is located on the northwest corner of S. Highland Springs Avenue and 2nd Street in the City of Beaumont. Project consists of 187,851 square feet of mixed commercial/retail uses and a total of 941 parking spaces. A review of the municipal code parking rates shows that the City of Beaumont parking requirements are higher than the average parking demand as determined by the parking generation rates based on the Institute of Transportation Engineers (ITE) Parking Generation Manual (5th Edition, 2019). This Shared Parking Analysis suggests that Marketplace Beaumont provides a surplus of parking spaces relative to the average parking demands determined by the Institute of Transportation Engineers (ITE) Parking Generation Manual (5th Edition, 2019). The parking demand with ITE rates and shared parking utilization at Marketplace Beaumont is 689 spaces with 252 spaces of surplus. As such, the reduced gross leasable area within the shopping center as compared to the gross leasable area evaluated in the Paseo Beaumont Parking Demand Analysis (Applied Planning, Inc., March 1, 2006) can be supported by the current number of existing parking spaces. 254 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 2 This page intentionally left blank 255 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 3 1 INTRODUCTION This Shared Parking Analysis for Marketplace Beaumont describes the existing parking conditions and identifies the available parking supply. This analysis provides a review of the parking requirements, the historical parking demands as evaluated in the Paseo Beaumont Parking Demand Analysis (Applied Planning, Inc., March 1, 2006), and the current parking demands. 1.1 PROJECT LOCATION Marketplace Beaumont (“Project”) is located on the northwest corner of S. Highland Springs Avenue and 2nd Street in the City of Beaumont as shown on Exhibit 1-A. EXHIBIT 1-A: LOCATION MAP 256 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 4 1.2 PASEO BEAUMONT PARKING DEMAND ANALYSIS The Paseo Beaumont Parking Demand Analysis (“2006 Study”) evaluated the site to contain 194,154 square feet of mixed commercial/retail uses on an approximately 17-acre site and a total of 977 parking spaces. The 2006 Study site plan is shown on Exhibit 1-B. EXHIBIT 1-B: PASEO BEAUMONT SITE PLAN 1.3 EXISTING PROJECT The Project consists of 187,851 square feet of mixed commercial/retail uses and a total of 941 parking spaces, an overall reduction in the gross leasable area as evaluated in the 2006 Study. The site plan is shown on Exhibit 1-C. 257 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 5 EXHIBIT 1-C: MARKETPLACE BEAUMONT 258 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 6 This page intentionally left blank 259 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 7 2 PARKING REQUIREMENTS To ensure that adequate parking is provided to support the use, off-street parking rates by use have been established. This section outlines the adopted parking rate requirements. 2.1 CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS Section 17.05.040 of the City of Beaumont Municipal Code describes the off-street parking facilities required to meet the needs of uses within the City (see Appendix 2.1). The Code requires that all parking areas shall be designed to assure the provision and maintenance of safe, adequate and well-designed off-street parking facilities. It shall be the responsibility of the developer, owner or operator of a specific use to provide and maintain adequate off-street parking for that use. (1) Table 2-1 provides a summary of the applicable City of Beaumont Municipal Code parking requirements. TABLE 2-1: CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS Land Use Spaces Parking Rate Banks/Financial Institutions 1 space per 200 sf gross floor area 1 per 200 sq. ft Retail Uses 1 space per 200 sf gross floor 1 per 200 sq. ft Professional Offices, other than medical 1 space per 200 sf gross floor area 1 per 200 sq. ft Medical and Dental Offices 1 space per 250 sf gross floor area 1 per 250 sq. ft Restaurants, Fast Food 1 space for every 100 sf of gross floor area, but not less than 10 spaces 1 per 100 sq. ft Restaurants, Sit-Down 1 space for every 100 sf of gross floor area, but not less than 10 spaces 1 per 100 sq. ft Based on the City of Beaumont Municipal Code Chapter 17.05.040 Parking Requirements. sq. ft: Square Feet 2.2 MARKETPLACE BEAUMONT PARKING REQUIREMENTS According to the City of Beaumont parking requirements for the office, retail, and restaurant use, Marketplace Beaumont should provide approximately 1,063 spaces as shown on Table 2-2. 260 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 8 TABLE 2-2: MARKETPLACE BEAUMONT PARKING REQUIREMENTS Use Quantity Parking Rate Required Parking Spaces Banks/Financial Institutions 10,405 sf 1 per 200 sq. ft 53 Retail Uses 136,161 sf 1 per 200 sq. ft 681 Professional Offices, other than medical 9,901 sf 1 per 200 sq. ft 45 Medical and Dental Offices 5,561 sf 1 per 250 sq. ft 23 Restaurants, Fast Food 19,308 sf 1 per 100 sq. ft 193 Restaurants, Sit-Down 6,515 sf 1 per 100 sq. ft 66 Totals: 1,063 Based on the City of Beaumont Municipal Code Chapter 17.05.040 Parking Requirements. DU: dwelling unit; sf: Square Feet 2.3 SHARED PARKING Recognizing the many uses have parking demands that peak during different times of the day, there is an opportunity for these uses to “share” parking with other proposed uses. The Urban Land Institute (ULI) shared parking methodology estimates peak parking demand by applying hourly adjustment factors. Marketplace Beaumont includes a mix of complementary land uses that provide an opportunity to share parking spaces between land uses. Shared parking is the use of a single parking space to serve two or more individual land uses without conflict or encroachment as described in ULI’s Shared Parking, 2nd Edition 2005. (2) For example, the parking supply needed for office uses during the morning and evening hours could be utilized by the retail use in the mid-day hours when office use demand is low. Table 2-3 presents the typical weekday parking utilization rates for Marketplace Beaumont land uses. Parking Utilization represents the number of parking spaces required (parking demand) expressed as a percentage of the number of parking spaces provided. According the Shared Parking report, the parking demand for Retail peaks during the daytime of 10:00 a.m. to 8:00 p.m., but rarely exceeds 35% all other hours of the day. The parking demand for restaurant use, suggests that 75% of the available parking spaces are typically occupied during normal lunch hours (12:00 p.m. to 1:00 p.m.) and fully occupied during the dinner hours (6:00 p.m. to 10:00 p.m.). Table 2-4 describes the shared parking utilization based on the existing City of Beaumont off-street parking requirements presented on Table 2-2. As shown on Table 2-4 the combination of existing uses suggests a peak parking utilization at 7:00 p.m. of 96%. This indicates a shared parking reduction of roughly 4%. During full occupancy of the 941 existing parking spaces, based on the City’s municipal code parking rates, Table 2-3 shows that the peak parking demand at Marketplace Beaumont is 1,023 spaces with a deficiency of 82 spaces. 261 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 9 TABLE 2-3: HOURLY WEEKDAY SHARED PARKING RATES Land use1 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Retail 1% 5% 15% 35% 65% 85% 95% 100% 95% 90% 90% 95% 95% 95% 80% 50% 30% 10% 0% Restaurants 0% 0% 0% 0% 15% 40% 75% 75% 65% 40% 50% 75% 95% 100% 100% 100% 95% 75% 25% 1 Based on parking utilization rates by land use type according to the Urban Land Institute (ULI) Shared Parking Second Edition. 0% 20% 40% 60% 80% 100% 120% 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Hourly Parking Demand by Land Use Restaurants Retail 262 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 10 TABLE 2-4: HOURLY WEEKDAY SHARED PARKING DEMANDS AND UTILIZATION 1 Based on the City of Beaumont Municipal Code Chapter 17.05.040 Parking Requirements. (Table 2-2) 2 Estimated hourly parking demand by land use type according to Urban Land Institute (ULI) Shared Parking Second Edition. 3 Estimated hourly parking utilization (percentage of spaces occupied). Land use Required Spaces1 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM Retail 805 9 41 121 282 524 685 765 805 765 725 725 765 765 765 644 403 242 81 0 Restaurants 258 0 0 0 0 39 104 194 194 168 104 129 194 246 258 258 258 246 194 65 9 41 121 282 563 789 959 999 933 829 854 959 1,011 1,023 902 661 488 275 65 1%4%11%27%53%74%90%94%88%78%80%90%95%96%85%62%46%26%6% Parking Demand2 Parking Utilization3 263 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 11 This page intentionally left blank 264 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 12 3 PARKING GENERATION The parking requirements adopted by cities in the municipal code are largely based on parking generation rates published by the previous editions of Institute of Transportation Engineers (ITE). 3.1 ITE PARKING GENERATION ITE publishes a Parking Generation report describing the amount of parking demand for various land uses. Parking demand represents the accumulation of vehicles parked at a given site at any point in time. (3) Although the Parking Generation report provides estimates of parking demand by land use, it also contains information that can be easily misinterpreted without sound professional judgment. Since much of the data provided in the previous editions of the report are from the 1980’s and 1990’s, and it contains many broad land use terms which do not necessarily apply to current, more specific uses, it represents only the beginning point of information to be used in estimating parking demand. ITE recently published a 5th Edition of the Parking Generation in January 2019. The broad land uses from the previous editions have been separated into more specific land uses and have begun to include data from the 2000’s and 2010’s. The Parking Generation report recognizes that additional information may be necessary to accurately determine local parking demand for a specific land use with unique site characteristics. Therefore, surveys of comparable local conditions and the nature of the specific use should always be considered as one of the best means to estimate parking demand to account for local factors. However, due to the currently ongoing COVID-19 pandemic, schools and businesses within the study area may be closed or operating at less than full capacity at the time this study was prepared. As such, the actual parking demand of the site may not be accurately determined at this time. 3.2 PARKING REFORM Minimum parking requirements generally reflect the communities desire to enjoy parking “where they want it, when they want it and for free.” (4) Municipal codes requiring excessively generous parking forces developers to provide more parking than they want, or to construct smaller buildings than the zoning allows. Minimum parking requirements, not building floor area ratios or height limits, are often the primary determinant of development intensity. (4) In addition, parking is an inefficient consumer of land that is rarely used for any other purpose. For many land uses, there will be as much or more square footage of parking as there is in a building that generates the need for parking. (5) Since many of the parking requirements are based on planning practice from the 1980’s and 1990’s the Parking Consultants Council (PCC) recommends updating parking ordinances to better reflect actual parking need and utilization. (5) In addition, neither the ITE Parking Generation nor the City of Beaumont Municipal Code Parking requirements account for the potential reductions in parking demand associated with ride- sharing services. 265 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 13 3.3 RIDE-SHARING Ride-sharing services such as Uber and Lyft allow people to leave their cars at home and instead rely on a point-to-point transportation services that do not require dedicated parking spaces. As demand for ride sharing services increases over time it is reasonable to expect a reduction in traditional parking demands. Ride-sharing is changing transportation habits and it is having a material impact on parking demand across communities throughout the country. (6) According to a recent article titled The Future of Parking in Era of Car-Sharing, “These car-sharing services have the potential to change all of our assumptions about how parking works. Yes, people want and need convenient and immediate access to cars at any time. But the traditional approach to parking supposes that what people want is convenient and immediate access to one car that they own. Car-sharing services operate under the theory that it doesn’t matter which car people travel in, so long as one is available immediately. And because most people travel only intermittently, then the same car, with or without a driver, can be used over and over again to transport people around. That’s how car-sharing services make money, by keeping cars on the road rather than in a parking lot.” (7) This ride-shared parking demand reduction is supported by Ace Parking CEO John Baumgardener, suggesting that parking demand at hotels in San Diego have dropped by 5 to 10%, while restaurant valet demand is down 25%. The biggest drop, unsurprisingly, has been at nightclubs, where demand for valet parking has dropped by 50%. (8) While this Shared Parking Analysis recognizes the potential parking demand reductions associated with ride-sharing services, no specific reductions in parking demands have been included in this analysis. Therefore, any existing or future parking demand reductions due to ride-sharing activities will only further reduce the number of parking spaces needed to support Marketplace Beaumont. 266 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 14 4 PARKING DEMAND The ITE Parking Generation Manual (5th Edition, 2019) includes peak parking generation for specific types of uses (i.e., office, retail, restaurants, etc.). The following parking generation rates are used for this analysis: • Health/Fitness Club (ITE LU Code 492) • General Office Building (ITE LU Code 710) • Medical-Dental Office Building (ITE LU Code 720) • Shopping Center – Non-December (ITE LU Code 820) • Drive-in Bank (ITE LU Code 912) • High-Turnover (Sit-Down) Restaurant – Family (ITE LU Code 932) • Fast-Food Restaurant without Drive-Through Window (ITE LU Code 933) • Fast-Food Restaurant with Drive-Through Window (ITE LU Code 934) • Coffee/Donut Shop with Drive-Through Window (ITE LU Code 937) For the purposes of this analysis, the parking rates for weekday conditions were utilized in order to account for peak office and retail use. In order to present a conservative analysis, all leasable building area was assumed to be fully occupied. Table 4-1 suggests that the parking demand with ITE rates at Marketplace Beaumont is 689 spaces with 252 spaces of surplus. 267 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 15 TABLE 4-1: PARKING DEMAND (WITH ITE RATES) Use Quantity1 Parking Rate2 Parking Demand3 Parking Supply4 Parking Surplus5 Drive-in Bank (ITE LU Code 912) 10,405 sf 3.72 spaces per 1,000 sf 39 Health/Fitness Club (ITE LU Code 492) 6,200 sf 4.73 spaces per 1,000 sf 29 Shopping Center - Non-December (ITE LU Code 820) 129,961 sf 2.61 spaces per 1,000 sf 339 General Office Building (ITE LU Code 710) 9,901 sf 2.39 spaces per 1,000 sf 24 Medical-Dental Office Building (ITE LU Code 720) 5,561 sf 3.23 spaces per 1,000 sf 18 Coffee/Donut Shop with Drive- Through Window (ITE LU Code 937) 1,750 sf 5.22 spaces per 1,000 sf 9 Fast-Food Restaurant without Drive- Through Window (ITE LU Code 933) 12,808 sf 9.91 spaces per 1,000 sf 127 Fast-Food Restaurant with Drive- Through Window (ITE LU Code 934) 4,750 sf 12.41 spaces per 1,000 sf 59 High-Turnover (Sit Down) Restaurant - Family (ITE LU Code 932) 6,515 sf 11.33 spaces per 1,000 sf 74 Totals: 718 941 223 Totals (with shared parking utilization): 689 941 252 1 DU: dwelling unit; sf: Square Feet. 2 Calculated based on ITE Parking Generation Manual (5th Edition, 2019) 3 Estimated parking park requirements based on existing parking rates (Total SF x Parking Rates). 4 Total parking supply available on-site. 5 Parking surplus based on the difference between parking supply and estimated parking demand. 268 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 16 5 REFERENCES 1. Municipal Code. Section 17.05.040 - Parking Requirements for land uses. Beaumont : s.n. 2. Urban Land Institute. Shared Parking 2nd Edition. 2005. 3. Institute of Transportation Engineers. Parking Generation 5th Edition. 2019. 4. Wilson, Richard W. Parking Reform Made Easy. s.l. : Island Press, 2013. 5. National Parking Association. Parking Space Design: Guidelines for Parking Geometrics, Sixth Edition. 2017. 6. Walker Consultants. Ride-Hailing Impacts on Pakring. [Online] [Cited: 12 10, 2018.] https://walkerconsultants.com/wp-content/uploads/2017/12/TNC-Impacts.pdf. 7. Fulton, William. The Future of Parking in an Era of Car-Sharing. [Online] April 1, 2015. http://www.govtech.com/transportation/The-Future-of-Parking-in-an-Era-of-Car-Sharing.html. 8. Fortune. Yes, Uber Really is Killing the Parking Business. [Online] http://fortune.com/2018/02/24/yes- uber-really-is-killing-the-parking-business/. 269 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation 17 This page intentionally left blank 270 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation APPENDIX 2.1: CITY OF BEAUMONT MUNICIPAL CODE PARKING REQUIREMENTS 271 Item 8. Marketplace Beaumont Shared Parking Analysis 13396-02 Parking Evaluation This page intentionally left blank 272 Item 8. 273 Item 8. 274 Item 8. 275 Item 8. 276 Item 8. 277 Item 8. 278 Item 8. 279 Item 8. 280 Item 8. 281 Item 8. 282 Item 8. 283 Item 8. 284 Item 8. 285 Item 8. THAT PORTION OF LOT 1 OFAMENDED MAP OF A PORTIONOF THE SUBDIVISION OFSECTION 11, TOWNSHIP 3 SOUTH, RANGE 1 WESTFREDERICK J HANSHAWAPN:419-260-078871199 SQ. FT. ±20.000 ACRES ±NOW OR FORMERLYSOUTHERN PACIFIC TRANSPORTATION CO. CAAPN:419-260-023NOW OR FORMERLY WAL MART REAL ESTATE BUSINESS TRUST 1540 E 2ND ST BEAUMONT, CA 92223-3101 APN:419-260-081 N0°04'47"E 917.512'N87°53'19"W967.474'N0°01'42"E 883.394'N89°54'34"W967.657'246.2'246.2'Δ=7°14'56"R=1946.00'L=246.203'N89°55'01"W133.030'133.0'133.0'Δ=14°35'46"R=454.00'L=119.722'115.7'N0°00'00"E 133.86'N60°40'04"E78.95'N2 5 ° 2 2 ' 4 0 " E 41. 0 1 'N67°15'41 "E72.98 'N71°16'00"W39.87'N61°20 '01 "E186.670 'N0°11'53"E32.46'N89°48'07"W106.46'N28°31'38"W59.12'N61°22'07"E26.90'N28°32'18"W47.13'110.2 '76.5 'L=125'R=346'Δ=20°46'26"N 4 0 ° 4 8 ' 3 5 " E 3 6 . 3 1 'N0°33'31"W603.085'603.1'603.1'2ND S T S HIGHLAND SPRINGS AVEAPPROXIMATE EXISTINGCENTERLINEAPPROXIMATE EXISTINGCENTERLINETEMPORARYCONSTRUCTION EASEMENTPER H&O: #38165 V2VEHICULAR & PEDESTRIANACCESS PER H&O #38165 V2ACCESS EASEMENT PERH&O: #38165 V2UTILITY EASEMENT INST.NO. 2007-0623117EXISTING ROW EASEMENTPER INST NO.2007-062311812' PUBLIC ROAD AND DRAINAGE,PUBLIC UTILITY AND PUBLIC SERVICESAND INCIDENTAL PURPOSESEASEMENT INST NO. 84-177406.ELECTRIC EASEMENT INST.NO. 84-17740620' SEWER EASEMENTINST NO. 2008-0001093SANITARY SEWEREASEMENT INST NO.2007-062311610' VERIZON EASEMENTINST. NO. 2008-01566310.38 ACRES16438 SQFTPCL 20.36 ACRES15541 SQFTPCL 315.95 ACRES694706 SQFTPCL 110' VERIZON EASEMENTINST. NO. 2008-015663112' ZONINGSETBACK LINE10' VERIZON EASEMENTINST. NO. 2008-0156631SANITARY SEWEREASEMENT INST NO.2007-0623116PROPOSED MAPBOUNDARYPROPOSED MAPBOUNDARYEXISTING RIGHT OF WAY35.36'12.09'44.6'45.48 '11.72'19.48 '56.8 '25.89'32.01'41.22'36.34' 31.61' 20.13'N50°39'46"W36.34'N0°32'14"W136.36'N2°04'16"E309.19'S61°20'01"W309.19'L=70'R=254'Δ=15°43'08"0.67 ACRES29165 SQFTPCL 4BUILDING 7BUILDING 8BUILDING 1BUILDING 2BUILDING 3BUILDING 4BUILDING 5BUILDING 68.65'6.16'12.2'38.89'22.65'11.42'13.4'1 9 . 3 3 '12.46'SANITARY SEWEREASEMENT INST NO.2007-062311673.0 '73.0 '70.99 'N27°43'22"W99.90'N27°43'22"W135.53'TENTATIVE PARCEL MAPC1PROPOSED PROPERTY LINEPROPOSED EASEMENT/SETBACKPROPOSED RW0feet120SCALE: 1"=60'60180N:\2600\2715-01-CU22-Marketplace-Beaumont-Specific-Plan\Engineering\TTM\Sheet-Files\C1_Tentative Parcel Map.dwg, C2, Sep 27, 2022 3:54pm, ngwalters September 27, 2022BEAUMONT MARKETPLACESITE STATISTICSSITE SUMMARY:GROSS AREA:870,967 sf (20.00 ac) EXISTING PARCEL/LOTAPN NO. 419-260-078711,335 sf (16.33 ac)APN NO. 419-260-07928,314 sf (0.65 ac)APN NO. 419-260-08011,761 sf (0.27 ac)EXISTING RIGHT-OF-WAY124,139 sf (2.85 ac)PROPOSED DEDICATIONSROW DEDICATION TO CITY 0 sf (0 ac)TOTAL0 sf (0 ac)PROPOSED PARCELSPARCEL 1684,316 sf (15.71 ac)PARCEL 221,441 sf (0.49 ac)PARCEL 320,928 sf (0.48 ac)PARCEL 429,165 sf (0.67 ac)EXISTING RIGHT-OF-WAY115,349 sf (2.65 ac)TOTAL871,999 (20.00 ac)PARKING PROVIDED:REGULAR = 911ACCESSIBLE = 30TOTAL = 941GENERAL NOTEDIG ALERT (811) SHALL BE CONTACTED PRIORTO ANY EXCAVATION IN ACCORDANCE WITHGOVERNMENT CODE SECTION 4216.BUILDING STATISTICSEXISTING BUILDINGSTYPEOCCUPANCYFLOOR AREABUILDING 1 - RETAILII-BM120,577 sfBUILDING 2 - RETAIL II-BM3,000 sfBUILDING 3 - RETAILII-BM16,902 sfBUILDING 4 - RETAILII-BB5,405 sfBUILDING 5 - RETAILII-BM2,750 sfBUILDING 6 - RETAILII-BM1,750 sfBUILDING 7 - RETAILII-BM32,467 sfBUILDING 8 - RETAILII-BB5,000 sfTentative Parcel Map No. 38232IN THE CITY OF BEAUMONT, CALIFORNIABEING LOT 1 OF AMENDED MAP OF A PORTION OF THE SUBDIVISION OF SECTION 11, TOWNSHIP 3 SOUTH,RANGE 1 WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF BEAUMONT, COUNTY OF RIVERSIDE, STATE OFCALIFORNIA, AS PER MAP RECORDED IN BOOK 23, PAGE 73 OF MAPS, IN THE OFFICE OF THE COUNTYRECORDER OF RIVERSIDE COUNTYOWNERBRIXTON CAPITAL AC, LLC120 S. SIERRA AVESOLANA BEACH, CA 92075REPRESENTATIVERRM DESIGN GROUP3765 S. HIGUERA STREETSAN LUIS OBISPO, CA 93401(805) 543-1794SITE ADDRESS & APN1604, 1642, & 1693 EAST 2ND STREETBEAUMONT, CA 92223APN(s): 419-260-078, 419-260-079, & 419-260-080PROJECT DESCRIPTIONTHE PURPOSE OF THIS TENTATIVE PARCEL MAP IS FOR THESUBDIVISION OF THE SITE AS INDICATED HEREON. THE LINEWORKREFLECTED HEREON IS FOR PROOF OF DEVELOPMENT ONLY TOSUPPORT THIS PAPER SUBDIVISION.LAND USETHE EXISTING AND PROPOSED GENERAL COMMERCIAL LAND USE ISCONSISTENT WITH THE MARKETPLACE BEAUMONT SPECIFIC PLAN.TITLE INFORMATIONTITLE INFORMATION FOR THIS SURVEY BASED ON A PRELIMINARYREPORT PREPARED BY FIRST AMERICAN TITLE INSURANCE COMPANYAS ORDER NO. NCS-994355-SD, UPDATED AND AMENDED DATE:JANUARY 31, 2020.HORIZONTAL & VERTICAL CONTROLTHE BASIS OF BEARINGS FOR THE SUBJECT SURVEY IS THECENTERLINE OF SOUTH HIGHLAND SPRINGS AVENUE WHICHBEARS S 00°24'41" E PER CALIFORNIA STATE PLANECOORDINATE SYSTEM SIXTH ZONE, NAD83.LATITUDE= 33°55'27.14292", LONGITUDE= 116°56'57.23511"CONVERGENCE ANGLE= -00°23'03.26494"DISTANCES SHOWN ON PLAT ARE GRID.COMBINED SCALE FACTOR (GRID TO GROUND)= 0.99999291.TOPOGRAPHYTOPOGRAPHY SHOWN HEREON IS BASED ON AERIALPHOTOGRAMMETRIC MAPPING CONDUCTED BY PRECISION UAV.HORIZONTAL AND VERTICAL GROUND CONTROL WERE ESTABLISHED BYOMEGA LAND SURVEYING, INC. ON FEBRUARY 02, 2021 WITHSUPPLEMENTAL DATA COLLECTED ON FEBRUARY 04, 2021.LEGENDPROJECTLOCATIONE 2ND STE 1ST STE 1ST STE 2ND STW RAMSEY STW WILSON STE 8TH STALLEGHENY STW 5TH STXENIA AVEHIGHLAND SPRING AVEVICINITY MAP286Item 8. CITY OF BEAUMONT PLANNING DEPARTMENT DRAFT CONDITIONS OF APPROVAL PLANNING COMMISSION DATE: October 11, 2022 CITY COUNCIL DATE: November 1, 2022 PROJECT NAME: Beaumont Marketplace PROJECT NO.: Tentative Parcel Map 38232 (PM2022-0011) DESCRIPTION: To subdivide 17.3-acres into four (4) parcels ranging in size from 0.48 to 15.71-acres. APPLICANT: RRM Design Group LOCATION: Northwest corner of 2nd Street and Highland Springs Avenue APN: 419-260-078, -079 & -080 Note: Any conditions revised at a hearing will be noted by strikeout (for deletions) and/or underline (for additions), and any newly added conditions will be added at the end of all conditions regardless of the Department originating the condition. STANDARD CONDITIONS 1. The following conditions of approval are for TENTATIVE PARCEL MAP NO. 38232 (PM2022-0011). 2. The subdivider shall defend, indemnify, and hold harmless the City of Beaumont, its agents, officers, and employees from any claim, action, or proceeding against the City of Beaumont, its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Beaumont, its advisory agencies, appeal boards, or legislative body concerning TENTATIVE PARCEL MAP NO. 38232 and related documents, which action is brought within the time period provided for in California Government Code, Section 66499.37. The City of Beaumont will promptly notify the subdivider of any such claim, action, or proceeding against the City of Beaumont and will cooperate fully in the defense. If the City fails to promptly notify the subdivider of any such claim, action, or proceeding or fails to cooperate fully in the defense, the subdivider shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City of Beaumont. 3. The subdivision shall comply with the State of California Subdivision Map Act and to all the pertinent requirements of The Beaumont Municipal Code, unless modified by the conditions listed below. 4. This conditionally approved tentative map will expire two (2) years after the original approval date, unless extended as provided by the Beaumont Municipal Code, the State Subdivision Map Act or by a development agreement. Action on a minor 287 Item 8. change and/or revised map request will not extend the time limits of the tentative map. Approval of the final map by the City Council is required. 5. The final map shall be prepared by a licensed land surveyor or registered civil engineer subject to all the requirements of the State of California Subdivision Map Act and The Beaumont Municipal Code. 6. If deemed necessary by the Community Development Director, within ten (10) days of approval by the City Council ten (10) copies of an Amended Per Final Conditions map shall be submitted to and approved by the Community Development Director prior to release of the final conditions of approval. 7. Any subsequent review/approvals required by the conditions of approval, including but not limited to grading, landscaping, plot plan and/or building plan review, shall be reviewed on an hourly basis based on, or such fee as may be in effect at the time of submittal, listed in Ordinance No. 506. 8. The subdivider shall be fully responsible for maintenance and upkeep of any and all slopes, landscaped areas, open space areas, future development areas and irrigation systems until such time as maintenance responsibilities are assumed by other as approved by the Planning Department. 9. A Mitigated Negative Declaration was prepared for the Beaumont Marketplace Specific Plan, and a series of mitigation measures were adopted by the City Council to mitigate the potential impacts of the project. All of the mitigation measures set forth in the subject environmental document that have are herewith established as conditions of approval for Tentative Parcel Map No. 38232. 10. If human remains are encountered during grading and other construction excavation, work in the immediate vicinity shall cease and the County Coroner shall be contacted pursuant to State Health and Safety Code Section 7070.5. 11. In the event that significant Native American cultural resources are discovered during project development/construction, all work in the immediate vicinity shall cease and a qualified archaeologist meeting Secretary of Interior standards shall be retained to assess the find. Work on the overall project may continue during this assessment period. If a Treatment Plan or cultural resources management plan is required, the developer shall be required to have the archaeologist consult with the relevant Native American authority regarding the disposition of any found artifacts. 12. The approval of this map shall not result in any vesting provisions relative to City of Beaumont fees and exactions. RECORDATION CONDITIONS Prior to the RECORDATION of any final map, all the following conditions shall be satisfied: 288 Item 8. 13. The subdivider shall submit written clearances to the Public Works Department that all pertinent requirements from the following agencies have been met: City Fire Department City Police Department City Planning Department Beaumont Cherry Valley Water District Beaumont Unified School District 14. All public street road easements shall be offered for dedication to the public and shall continue in force until the governing body accepts or abandons such offers. All dedications shall be free from all encumbrances as approved by the Public Works Department. Street names shall be subject to the approval of the Building Official. The final street sections, configurations and improvements shall be subject to the approval of the Public Works Department. 15. All delinquent property taxes, special taxes and/or any other assessments shall be paid to the Riverside County Tax Collectors Office. 16. A recorded reciprocal parking and access agreement or covenants, conditions and restrictions (CC&R’s) shall be provided to Planning to demonstrate adequate access and parking has been afforded to owners, tenants and customers utilizing the Beaumont Marketplace shopping center. PUBLIC WORKS Surveying and Mapping 17. The applicant is responsible for resolving any conflicts with existing or proposed easements. 18. PRIOR TO MAP RECORDATION: When changes to an approved Tentative Map are proposed, a Substantial Compliance Exhibit, in the same scale as the Tentative Map, shall be submitted for review and approval by the City Engineer. 19. PRIOR TO MAP RECORDATION: Monuments shall be provided in accordance with Section 8771 of the Business and Professions Code. Cross -ties shall be set in top of curbs and tie sheets shall be submitted to the Public Works Department. Per the Subdivision Map Act, Section 66496, internal monuments may be set at a later date if the applicant furnishes security guaranteeing the payment of the cost of setting such monuments. 20. PRIOR TO MAP RECORDATION: The Applicant shall comply with Government Code Section 66436(a)(3) before approval of the final map and shall provide “no objection” letters from all public entities or utilities to the satisfaction of the City Engineer. 21. PRIOR TO FINAL MAP RECORDATION: The applicant shall provide easements for all sewer and storm drain facilities that are publicly maintained. 289 Item 8. 22. PRIOR TO MAP RECORDATION: The applicant shall provide an exhibit showing all onsite public sewer and storm drain facilities. End of Conditions 290 Item 8. BIRDSONG CTPLAYA S T 1ST ST EMORY AVEFLAMINGO STFLAMINGO ST LELAND ST 1ST ST 2ND ST BANYON S T BEDFORD CT SITARA AVELELAND STLUNA AVEBELLE ST FLAMINGO ST EMORY AVE1ST ST IVORY AVELUNA AVENUTWOOD AVELELAN D S T BILLINGS AVELELAND ST RIVIE R A A V E RIVIE R A A V EHIGHLAND SPRINGS AVECOUNTRY CLUB DR L A Q U I N T A D RSUN LAKES VILLAGE DRLA COSTA DRPINE VALLEY RD SUN LAK E S B L V D COUNTRY CLUB DRLA QUINTA DRCOLD SPRING AVEIND IAN WELLS RDSHINNECOCK DROAKMONT DR 2ND ST LA COSTA DR 1ST ST TORREY P INES RDXENIA AVEI 10 I 10 I 10 HIGHLAND SPRINGS AVE6TH ST HIGHLAND SPRINGS AVE6TH ST I 10 I 10 I 10 I 10 I 10 6TH ST APEX AVEI 10 I 10 NORTHWOOD AVESUN LAKES BLVD SEMI N OL E CT MAIDSTONE STC SHOAL C REEK ST 6TH ST General Plan Land Use Designation San Bernardino County, Maxar General Plan Open Space Single Family Residential Downtown Mixed Use General Commercial City Boundary Street Labels Highways/Major Streets 10/5/2022, 3:44:17 PM 0 0.1 0.20.05 mi 0 0.2 0.40.1 km 1:9,028 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 291 Item 8. 1ST ST COUNTRY CLUB DRLA QUINTA DRWINGFOOT AVE1ST ST HIGHLAND SPRINGS AVE1ST ST 2ND S T SUN LAKES BLVD RA M PHIGHLAND SPRINGS AVE1ST ST 2ND S T SUN LAKES BLVD SUN LAKES BLVD SUN LAKES VILLAGE DRSUN LAK E S B L V DHIGHLAND SPRINGS AVEHIGHLAND SPRINGS AVEI 10HIGHLAND SPRINGS AVEI 10 I 10 SP2022-0008 Zoning Map San Bernardino County, Maxar Zoning Union Pacific Rail Roadway Specific Plan Community Commercial City Boundary Street Labels Highways/Major Streets Minor Streets 9/26/2022, 4:03:51 PM 0 0.06 0.120.03 mi 0 0.1 0.20.05 km 1:4,514 City of Beaumont San Bernardino County, Maxar | RCIT GIS, LAFCO | RCIT | Riverside County Assessor / RCIT | 292 Item 8. *IMPORTANT* Maps and data are to be used for reference purposes only. Map features are approximate, and are not necessarily accurate to surveying or engineering standards. The County of Riverside makes no warranty or guarantee as to the content (the source is often third party), accuracy, timeliness, or completeness of any of the data provided, and assumes no legal responsibility for the information contained on this map. Any use of this product with respect to accuracy and precision shall be the sole responsibility of the user. © Riverside County GIS Legend SP2022-0008 Aerial Photograph Notes REPORT PRINTED ON...9/26/2022 4:16:51 PM 0 752376 Feet Parcels County Centerline Names County Centerlines World Street Map 293 Item 8. 294 Item 8. MEMORANDUM Date: March 17, 2022 To: Beaumont Planning Organization: City of Beaumont From: Noah Walters, PE Title: Project Manager Project Name: Beaumont Marketplace TPM Project Number: 2715-01 Topic: Tentative Map Submittal Accompanying Information The following information is provided to complete the Tentative Parcel Map application as identified in page 5 of the City of Beaumont Planning Department “Tentative Map Submittal Requirements”: A. 1: The project does not create any additional impervious area; the existing improvements were permitted previously. A. 2: The project is exempt from a WQMP. The WQMP checklist for applicability is included as an attachment to this memo. A. 3: a. The project has no additional proposed services; the site is currently served by the BCVWD. b. Water service permit on file, existing service. c. Not applicable, existing service and permit on file. d. Not applicable, no well exist on the site. e. No additional on-site sewer service proposed, existing facilities currently permitted. B: Not applicable, not within a special study zone. If you have any questions regarding the information above or the attached checklist, please contact me at (310) 924-5076 Sincerely, Noah Walters, PE 295 Item 8. 296 Item 8. Staff Report TO: Planning Commissioners FROM: Christina Taylor, Deputy City Manager DATE October 11, 2022 SUBJECT: Public Hearing and Consideration of Proposed Amendments to Beaumont Municipal Code Chapter 17.02 “Administration”, Chapter 17.03.120 “Permitted Uses for Base Zone Districts”, and Chapter 17.19 “Downtown Districts”. APPLICANT: City of Beaumont Background and Analysis: Planning and Economic Development staff have been attending downtown business meetings and Economic Development Committee (EDC) meetings in an effort to learn about the issues facing the business community in the City of Beaumont. After attending both downtown business meetings, numerous EDC meetings, attending site specific meetings in the downtown area and having discussions with business owners and operators in the City staff has identified several items with in the Beaumont Municipal Code which can be modified to reduce the barrier of entry to doing business within the City. The proposed modifications to the zoning code are as follows:  Revision to the Administrative Plot Plan Process (Attachment A)  Modification of footnotes in Table 17.19-1 (Attachment C)  Removal of Floor Area Ratio from Chapter 17.19 (Attachment D)  Addition of brewery, distillery and other alcoholic beverage production with or without onsite sales, tasting or consumption (Attachments B & C)  Addition of public parking lots or structures (Attachment C) Two additional zoning code amendments proposed are as follows:  Change self-storage facilities from Not Permitted (N) to Conditionally permitted (C) in the Urban Village Zone (Attachment B)  Addition of a use determination option for uses not identified in the permitted use tables (Attachment A) 297 Item 9. Changes to Chapter 17.02 Administration (Attachment A) The proposed revision to the Administrative Plot Plan process is intended to streamline the new business application process. The current application is approximately 26 pages, and the code requires any business going into any existing structure and change of ownership to fill out the entire package. The complexity of the application has proven to be challenging for businesses of all sizes and scopes to navigate. The proposed changes to the Administrative Plot Plan process will not require a business license but not a full Administrative Plot Plan application unless there is a change in building occupancy classification. In addition to the proposed change to the code, staff is also modifying the application itself to be more reflective of current informational needs. Staff is proposing removing the Administrative Plot Plan requirement for model home complexes and temporary uses. The revision would instead require a Minor Plot Plan for real estate offices used for the sales of homes and temporary offices used to operate a business on the same site under is construction for permanent structures in conjunction of an approved plot plan. The Minor Plot Plan is a more appropriate mechanism for review of long term, temporary uses which are development related. B. Type of Plot Plan Application. The Community Development Director shall determine the type and scope of application required of any applicant for a proposed use. 1. An administrative plot plan application, not requiring a public hearing, shall be required for the following: a. Occupancy or assumption of a structure where building occupancy classification will change from the previously established or permitted use. Occupancy or assumption of an existing use or business which conforms to this Zoning Ordinance and does not change building occupancy classification does not require an Administrative Plot Plan but does require an updated Business License b. Site plans for a single-family dwelling unit on an existing legal lot and other residential projects with two to four dwelling units on one legal lot. c. Development plans that are exempt from the California Environmental Quality Act. d. Model home complexes and temporary real estate sales offices used exclusively for the first sales of homes. e. Temporary uses, unless a conditional use permit is required or the Community Development Director determines that Planning Commission 298 Item 9. approval is required due to the uniqueness, size, and/or location of the proposed temporary event 2. A Minor Plot Plan is required for the following: a. Model home complexes and temporary real estate offices used for the sales of homes b. Temporary offices used to operate a business on the same site under is construction for permanent structures in conjunction of an approved plot plan 3. A plot plan application, requiring a public hearing conducted by the Planning Commission, shall be required for the following: a. Any use which is subject to the provisions of the California Environmental Quality Act. b. Any use which exceeds the limitations applicable to the administrative plot plan application process, as set forth in this Zoning Ordinance (Section 17.02.070(B)1). The final change proposed to the Administration section of the zoning code is the addition of a proposed determination option for uses not identified in the code. Currently, the municipal code has no provision to allow uses similar in nature to specifically listed uses without a zoning code amendment. This causes significant and generally unnecessary delays in the development process. The proposed change would allow the Community Development Director to make a determination if a proposed use not specifically listed is sufficiently similar to a permitted or conditionally permitted use. The proposed language is as follows: F. The Community Development Director, upon written request or upon their own initiative, when a use is not specifically listed as a permitted use or conditional use under a particular zone, and when that use is proposed or classification is requested, shall determine whether the use is sufficiently similar to a listed use in the particular zone to justify a finding that it should be deemed a permitted use or a conditional use in one or more zones. Before permitting or classifying an unlisted use, the director shall first determine that all of the following conditions exist: (1) The proposed use would meet the objectives of the zone; (2) The proposed use and its operation are compatible with the uses permitted in the zone; and (3) The proposed use is similar to one or more uses in the zone. 299 Item 9. (4) The director shall notify the planning commission and city council of determination of use. Proposed Change to Table 17.03-3 of Chapter 17.03 Zoning Map and Zone Districts (Attachment B) Staff is proposing addition of brewery, distillery and alcoholic beverage production with or without an onsite consumption component. These uses are not currently identified in the zoning code. Staff has received a number of inquiries regarding establishing these uses within the city. The uses are proposed subject to Conditional Use Permit approval by the Planning Commission as there are licensing requirements set by the State of California Department of Alcohol Beverage Control. The conditional use permit process also allows staff and the Commission to evaluate location, operation, compatibility and other factors when determining if a use is appropriate in a given location. The other change proposed to the zoning table is related to Mini-Storage, Mini- Warehouse, Self-Storage or Public-Storage. Currently, these uses are only permitted in the Manufacturing (M) zone. Staff is proposing to allow these uses in the Urban Village (UV) zone subject to Conditional Use Permit approval by the Planning Commission. The uses would also still be required to meet the standards established in the Storage Ordinance found in Beaumont Municipal Code Chapter 17.11.150. The proposed change is requested by staff for two reasons: 1) Existing Mini-Storage, Mini-Warehouse, Self-Storage or Public-Storage uses in the Urban Village (UV) zone are unable to expand or modify their footprint because these uses are now considered non-conforming. Allowing the existing uses to expand subject to Conditional Use Permit approval by the Planning Commission, provides the opportunity for improvement to the site and expansion of an existing service to the residents of the City. 2) There are parcels in the southeast portion of the Urban Village (UV) zone which are irregularly shaped and are subject to environmental constraints. These properties could fit the criteria in the Storage Ordinance for potentially hosting a Mini-Storage, Mini-Warehouse, Self-Storage or Public-Storage. Allowing these uses subject to Conditional Use Permit approval by the Planning Commission, provides an opportunity for parcels which may not otherwise be utilized to provide a service to the community and to expand the infrastructure and improvements in the general area. 300 Item 9. Alcohol Service and Sales RC PF RR RSF RTN RMF CN CC M UV Brewery or Distillery C C C C Brewery, Distillery or other Alcoholic Beverage Production with onsite tasting and consumption C C C C Manufacturing and Industrial RC PF RR RSF RTN RMF CN CC M UV Mini-Storage, Mini-Warehouse, Self- Storage or Public-Storage N N N N N N N N P N C Proposed Change to Table 17.19-1 and Chapter 17.19 Downtown Zone Districts (Attachments C & D) The remaining proposed code amendments are to Chapter 17.19 Downtown Zone Districts. The first proposed change mirrors the change to Table 17.03 -3, the addition of brewery, distillery and alcoholic beverage production with or without an onsite consumption component. These uses are not currently identified in the Downtown area. Staff has received a number of inquiries regarding establishing these uses within the city. The uses are proposed subject to Conditional Use Permit approval by the Planning Commission as there are licensing requirements set by the State of California Department of Alcohol Beverage Control. The conditional use permit process also allows staff and the Commission to evaluate location, operation, compatibility and other factors when determining if a use is appropriate in a given location. The next proposed change to Table 17.19 -1 is the addition of Public Parking Lots or Structures. This proposal has come out of EDC as well as addressed in the City’s Parking Management Master Plan. Adding public parking lots and structures as permitted uses, helps facilitate the city’s vision of having “park once and walk” opportunities throughout downtown. Alcohol Service and Sales DMU BMU SSMU SSMU-R LC DMF Brewery or Distillery C C C C C C Brewery, Distillery or other Alcoholic Beverage Production with onsite sales, tasting or consumption C C C C C C Public and Quasi-Public Uses Public Parking Lots or Structures P P P P P P 301 Item 9. The third proposed change is to the footnotes for Table 17.19-1. The changes requested are as follows: Footnotes: 2 Use is not allowed on parcels fronting 6th Street and Beaumont Avenue unless the size and scale of the project is determined to be compatible with the surrounding area. 3 Use is should be limited to 2,500 square feet unless the size and scale of the project is determined to be compatible with the surrounding area. 4 These uses shall should not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center. 7 Use is should be limited to 5,000 square feet unless the size and scale of the project is determined to be compatible with the surrounding area. 8 Use is should be limited to 10,000 square feet unless the size and scale of the project is determined to be compatible with the surrounding area. The changes above have come out of talks with businesses and staff analysis of existing and proposed uses. Staff has encountered numerous cases where existing businesses cannot expand due to the strictly defined cap on square footage for certain use types. Changing the language from “shall” to “should” allows staff flexibility to consider uses which would otherwise not be reviewed. Providing the opportunity for consideration of size and scale in relationship to the surrounding area offers opportunity to work with a proposal to ensure compatibility with neighboring properties and the general area. The final requested change involves the removal of Floor Area Ratio (FAR) restrictions in the Downtown Zones. Floor area ratio serves as a restriction on how much square footage can be built on a property. The following chapters of the Beaumont Municipal Code have an established Floor Area Ratio (FAR) maximum as shown below:  17.19.040 Downtown Mixed Use Zone (DMU Zone) .35 FAR maximum;  17.19.050 Beaumont Mixed Use Zone (BMU Zone) .35 FAR maximum;  17.19.060 Sixth Street Mixed Use Zone (SSMU Zone) .5 FAR maximum; and  17.19.070 Sixth Street Mixed Use Zone-Residential (SSMU-R Zone) .5 FAR maximum Much like the changes to the footnotes above, the proposed elimination of floor area ratio (FAR) has come out of talks with existing business owners and p otential developers looking to develop in downtown Beaumont. The FAR restrictions are particularly challenging in downtown due to the size of the parcels. Further 302 Item 9. restricting the square footage which can be built impacts the ability to construct or cite a viable business. Recommended Action: Hold a Public Hearing; and Forward a recommendation of approval of the following: Revision to Chapter 17.02.020 adding subsection (F) Revision to Chapter 17.02.070 amending subsection (B) Revisions to Table 17.03-3 adding brewery, distillery and other alcoholic beverage production with or without onsite sales, tasting or consumption subject to Conditional Use Permit approval in the Commercial Neighborhood (CN), Commercial Community (CC) Manufacturing (M) and Urban Village (UV) zones Revision to Table 17.03-3 Changing self-storage facilities from Not Permitted (N) to Conditionally permitted (C) in the Urban Village Zone Revisions to Table 17.19-1 adding brewery, distillery and other alcoholic beverage production with or without onsite sales, tasting or consumption subject to Conditional Use Permit approval in all Downtown zones Revisions to Table 17.19-1 adding Public Parking Lots or Structures as a permitted use in all Downtown zones Modification of footnotes in Table 17.19-1 Revision to Chapter 17.19.040, .050, .060 and .070 removing Floor Area Ratio Requirements 303 Item 9. Attachments: A. Redline Beaumont Municipal Code Chapter 17.02 Administration B. Redline Beaumont Municipal Code Table 17.03-3 C. Redline Beaumont Municipal Code Table 17.19-1 D. Redline Chapter 17.19 Downtown Zones 304 Item 9. TITLE 17 ‐ ZONING Chapter 17.02 ADMINISTRATION AND ENFORCEMENT Beaumont, California, Code of Ordinances Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 1 of 19 Chapter 17.02 ADMINISTRATION AND ENFORCEMENT 17.02.010 Purpose and authority. The purpose of Chapter 17.02 is to outline those activities and/or procedures that will implement this Zoning Ordinance. The purpose of this section of the Zoning Ordinance is to accomplish the following: A. To identify each reviewing and approval authority within the City of Beaumont along with their powers, duties, and related information; B. To identify the steps necessary to obtain the requisite City approvals related to land use and development; C. To establish and identify the procedures for filing applications for permits and other approvals; and, D. To establish and identify the appeal process. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.020 Community Development Director duties and responsibilities. The Community Development Director shall be responsible for the enforcement of the Zoning Code and shall have the authority to undertake the activities and duties indicated in this section. A. The Community Development Director shall administer the Zoning Ordinance; B. The Community Development Director shall consider and approve administrative plot plan applications which are in conformance with applicable zoning standards and which do not require a public hearing; C. The Community Development Director shall review and make recommendations to the Planning Commission and the City Council on planning applications, land use and planning issues, or other activities as may be directed by the City Council, the Planning Commission, or the City Manager; D. The Community Development Director shall assist applicants in the submittal of development applications; and, E. The Community Development Director shall review and make recommendations to the Planning Commission and City Council on all applications and any attendant approvals and environmental documents. F. The Community Development Director, upon written request or upon their own initiative, when a use is not specifically listed as a permitted use or conditional use under a particular zone, and when that use is proposed or classification is requested, shall determine whether the use is sufficiently similar to a listed use in the particular zone to justify a finding that it should be deemed a permitted use or a conditional use in one or more zones. Before permitting or classifying an unlisted use, the director shall first determine that all of the following conditions exist: (1) The proposed use would meet the objectives of the zone; (2) The proposed use and its operation are compatible with the uses permitted in the zone; and (3) The proposed use is similar to one or more uses in the zone. (4) The director shall notify the planning commission and city council of determination of use. Formatted: Indent: First line: 0" 305 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 2 of 19 ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.030 Planning Commission duties and responsibilities. The duties of the Planning Commission are outlined in this section. A. The Planning Commission shall instruct the Community Development Director to exercise administrative duties where applicable; B. The Planning Commission shall conduct public hearings to consider and make recommendations to the City Council regarding general plan amendments, zone changes, zone variances, and specific plans; C. The Planning Commission shall conduct public hearing to recommend approval (to the City Council) of all the tentative parcel maps and tentative tract maps; D. The Planning Commission shall consider the appeals of determinations made by the Community Development Director regarding site plan reviews, signage plans, and temporary use permits; and, E. The Planning Commission shall conduct public hearings to approve plot plans, variances and conditional use permits. Table 17.02‐1 identifies the permits and approvals that may be necessary as required by this Zoning Code, as well as approving authority and appeal body. Table 17.02‐1 Permit Approval Matrix Application Staff Planning Commission City Council Conditional Use Permit Review Approval Appeal Final Map Review — Approval General Plan Amendment Review Recommendation Approval Lot Line Adjustment & Parcel Merger Approval Appeal Appeal Administrative Plot Plan Review Approval Appeal Appeal Plot Plan (without EIR) Review Approval Appeal Plot Plan (with EIR) Review Approval Appeal Sign Plans Approval Appeal Appeal Modification of Standards Approval Appeal Appeal Specific Plan Review Recommendation Approval Temporary Use Permit Approval Appeal Appeal Tentative Parcel Map Review Recommendation Approval Tentative Tract Map Review Recommendation Approval Variance Review Approval Appeal Zone Change Review Recommendation Approval Zoning Ordinance Review Recommendation Approval ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 306 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 3 of 19 17.02.040 Application process. Applications for permits, permit modifications, amendments, and other matters pertaining to the Zoning Code, shall be filed with the Planning Department on the appropriate City application form. The following procedures apply to the granting of a development application: A. Submittal Information. All plans, and any other information required by the Planning Department shall be submitted with the application form. Applications shall be completed by the owner(s) of properties, their agents, or other persons who have written authority from the property owner(s) to complete and file the application on the owner's behalf. Any person or authorized representative desiring a permit or approval required by this Title, shall file an application with the Planning Director or the designee on forms provided by the Planning Director. B. Pre‐application Meeting. Prior to the filing of an application for any discretionary permit requiring approval by the Planning Commission or City Council, the applicant may request a pre‐application conference with the Community Development Director or the designee. The purpose of the pre‐ application conference is to advise the applicant of the development regulations applicable to the property for which the application is being filed and to review any preliminary site plan or other development plans the applicant may have prepared. C. Application is Deemed Completed. No application shall be processed until it is deemed complete by the Community Development Director or the designee. No application shall be deemed complete until all required information is provided in the required quantity and format. D. Concurrent Applications. Whenever more than one permit or approval is required for a proposed Project or use, all applications shall be filed and processed concurrently. All such related applications will be reviewed in accordance with the procedures set forth for the application requiring the highest level of review. E. Application Fees. Each applicant for a land use action authorized by this Zoning Ordinance shall pay those fees and costs as established by resolution of the City Council. F. Re‐submittal of Application. Whenever an application or portion of an application has been denied or revoked and the denial or revocation becomes final, no new application for the same or similar request may be accepted within one year of the date of the denial, unless the Community Development Director finds that the conditions surrounding the application have sufficiently changed to warrant a new application. Changed conditions shall mean a substantial change in land use on properties in the vicinity, improved infrastructure in the vicinity, altered traffic patterns, or any such similar change resulting in a changed physical environment. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.050 Public hearings. For applications requiring a public hearing, upon accepting an application as complete, the Planning Director shall establish the time and place of the public hearing consistent with the requirements of this Section. The City Council shall have the authority to change the time or place of a hearing. The hearing body for any given matter shall be determined based upon the nature and type of permit as set forth in this Zoning Ordinance. However, in all cases, the hearing shall be held within 30 days of the date on which the application has been accepted as complete, unless a longer time period is required to accommodate the requisite environmental review under the provisions of the California Environmental Quality Act. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 307 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 4 of 19 17.02.051 Public hearings, noticing. The procedures for the noticing of public hearings are indicated in this section. A. Newspaper Publication. The notice of the public hearing shall be published in a newspaper of general circulation not less than ten days prior to the date of the hearing, or as prescribed in the California Environmental Quality Act where relevant. The notice shall include the time, place, and identity of the hearing body or officer, the nature of the application, the application number, and the location of the property under consideration. B. Notice to Surrounding Properties. Notice shall be given to all owners of property located within the designated radius of the exterior boundaries of the subject property pursuant to the requirements of the State of California Planning and Zoning Development Law. C. Additional Notice. Additional notice of the hearing shall be provided in accordance with procedures established by the Planning Commission and as may be required under the California Environmental Quality Act. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.052 Public hearing, evidence of noticing. When notice of a public hearing is given, the documentation indicated in this section shall be deemed sufficient to serve as proof that such notice was given. A. Affidavit of Publication Required. When notice is given by publication, an affidavit of publication by the newspaper in which the publication was made is required. B. Affidavit of Mail Delivery Required. When notice is given by mail or other delivery, an affidavit or proof of mailing/delivery must be made, showing, at a minimum, the date or dates of mailing/delivery and the list of persons and groups to which the mailing/delivery was made. C. Failure to Comply. Failure to send notice to any property owner whose address is not on the most recent roll of the Riverside County Assessor shall not invalidate any of the proceedings. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.053 Public hearing, procedures. The conduct of the public hearing(s) must include the following elements identified in this section. A. Discretionary Review. At the public hearing, the authorized hearing body shall review the application and any pertinent materials submitted with the application, and any report prepared by the Community Development Director or his designee based on City staff's investigation of the application. B. The Applicant's Rights at Public Hearing. During any public hearing, the applicant for the application shall have the right to be represented to provide testimony and to present evidence. C. The Public's Rights at Public Hearing. All other persons shall have the right to comment on any relevant aspect of the application under consideration. D. Discretionary Action. Following the completion of testimony at a public hearing, action shall be taken to approve, conditionally approve, deny, continue, or take under advisement, the subject of the public hearing. 308 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 5 of 19 E. Continuation of Public Hearing. If the action is taken to continue the item being considered or to take the matter under advisement, before adjournment or recess, the person presiding at the public hearing shall publicly announce the time and place to which the hearing will be continued. No further notice shall be required. F. Final Decision. The decision of the hearing body shall be considered final unless a decision is appealed. In all cases, the City Council shall represent the final authority. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.060 Appeals and revocations. An applicant is afforded the right to appeal a decision made by the Community Development Director and/or the Planning Commission. The appeals procedures are indicated in this section. A. Appeal of Community Development Director's Decision. Decisions of the Community Development Director, authorized by this Zoning Ordinance, may be appealed to the Planning Commission. All such appeals shall be filed in writing with the Secretary of the Planning Commission. B. Appeal of Planning Commission Decision. All actions and decisions of the Planning Commission, authorized by this Zoning Ordinance, may be appealed to the City Council. All such appeals shall be filed in writing with the City Clerk. C. Persons Eligible to File an Appeal. Any person may appeal a decision or action of the Community Development Director or Planning Commission, in accordance with the terms of this Zoning Ordinance. D. Time Limit for Filing an Appeal. All appeals must be filed within 15 calendar days of the date of the rendering of the decision. If the 15th day occurs on a holiday or weekend, the appeal period shall be extended to the next City workday. No appeal shall be accepted after the appeal period has expired. E. Appeals Form. All appeals must be submitted in writing on the appropriate form provided by the City. The appeal must specifically state the grounds for the appeal and instances in which the review body erred in reaching the particular determination subject to the appeal. F. Payment of Fees. A fee shall be paid concurrent with filing of the appeal in accordance with the fee schedule established by resolution of the City Council. G. Scheduling of Public Hearing. Within 15 days upon receipt of an appeal, the Planning Commission Secretary (in the case of an appeal of a Community Development Director decision) or the City Clerk (in the case of an appeal of a decision by the Planning Commission) shall set the matter for public hearing. The hearing shall be noticed as provided for in Section 17.42. H. Findings. All actions to affirm, reverse, or modify in whole or part any decision of the Community Development Director or Planning Commission shall be made with supporting findings for the affirmation, reversal, or modification. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.061 Revocations and right of revocation. Upon determination that there has been a violation of the terms or conditions of any permit or approval granted under this Zoning Ordinance; or if a determination is made that a permit or approval was obtained by deception or fraud, or represents a public nuisance; or the use subject to the approval no longer exists; or the permit or approval has not been activated in accordance with the terms of this Title 17, the Community Development Director shall have the authority to initiate revocation proceedings. 309 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 6 of 19 A. Public Hearing Required for Revocation. The Community Development Director shall schedule a hearing before the Planning Commission for the purpose of considering revocation of the permit or approval. In the case where the Planning Commission's original action consisted of a recommendation to the City Council, the Planning Commission's action on the revocation shall also consist of a recommendation to the City Council, and the City Council shall have the authority to revoke the permit or approval. B. Written Notice to Permittee. At least 30 days prior to the revocation hearing, the permittee (the owner of the property, use, or business subject to the revocation) subject to the revocation hearing shall be given written notice of the City's intent to conduct the hearing. The notice to the permittee shall be served either in person or by registered mail, return receipt requested. C. Public Notice. At least ten days prior to the revocation hearing, public notice of the hearing shall be given in the same manner as was required for the original permit or approval. D. Evidence in Support of Motion. At the hearing, the Community Development Director shall present evidence supporting the motion for the revocation of the permit or approval. The permittee shall be given the opportunity to present reasons why the permit or approval shall not be revoked. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.070 Plot plans. A plot plan permit shall be required of any party proposing to establish a new land use, or to assume an existing use, consistent with the zoning of the proposed location of the use, prior to the use and occupancy of any property for such land use. The purpose of a plot plan permit is to implement the provisions of the Zoning Ordinance and to protect the character and integrity of residential, commercial and industrial areas in the City. Plot plan applications shall be processed by the Community Development Director and shall entail a review of the configuration, design, location and impact of the proposed use by comparing the use to established standards and design guidelines in order to determine whether the permit should be approved. The Community Development Director is empowered to grant and deny administrative plot plan applications for projects which entail use and occupancy of existing facilities and to impose reasonable conditions upon the granting of such permits. The Planning Commission is empowered to grant and deny plot plan applications for projects, and to impose reasonable conditions upon the granting of such permits. A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a plot plan permit. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to acceptance of any application. B. Type of Plot Plan Application. The Community Development Director shall determine the type and scope of application required of any applicant for a proposed use. 1. An administrative plot plan application, not requiring a public hearing, shall be required for the following: a. Occupancy or assumption of a structure where building occupancy classification will change from the previously established or permitted use. Occupancy or assumption of an existing use or business which conforms to this Zoning Ordinance. and does not change building occupancy classification does not require an Administrative Plot Plan but does require an updated Business License b. Site plans for a single‐family dwelling unit on an existing legal lot and other residential projects with two to four dwelling units on one legal lot. 310 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 7 of 19 c. Development plans that are exempt from the California Environmental Quality Act. d. Model home complexes and temporary real estate sales offices used exclusively for the first sales of homes. e. Temporary uses, unless a conditional use permit is required or the Community Development Director determines that Planning Commission approval is required due to the uniqueness, size, and/or location of the proposed temporary event. 2. A Minor Plot Plan is required for the following: a. Model home complexes and temporary real estate offices used for the sales of homes b. Temporary offices used to operate a business on the same site under is construction for permanent structures in conjunction of an approved plot plan 3. A plot plan application, requiring a public hearing conducted by the Planning Commission, shall be required for the following: a. Any use which is subject to the provisions of the California Environmental Quality Act. b. Any use which exceeds the limitations applicable to the administrative plot plan application process, as set forth in this Zoning Ordinance (Section 17.02.070(B)1). C. Filing of Application. The application shall be filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.040). D. Review of Application by Community Development Director. The Community Development Director or his designee shall investigate the application and proposal, including the analysis of precedent cases as appropriate. For administrative plot plan applications, the Community Development Director shall render a decision in writing without notice or hearing. For plot plan applications, the Community Development Director or his designee shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the applicant prior to any scheduled public hearing on the application. E. Planning Commission Public Hearing. For plot plans acted upon in accordance with Section 17.02.070.B.2, a public hearing of the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed use and the proposed conditions under which it would be operated and maintained, particularly with respect to the findings prescribed in Subsection G of this section (Findings of Approval). F. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.060 Appeals and Revocations). G. Findings of Approval. The Planning Commission may approve and/or modify a plot plan permit in whole or part, with or without conditions, provided that all of the following findings of fact are made: 1. The proposed use is permitted, or is substantially similar to a use permitted, within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance; 2. The proposed use is consistent with the objectives, policies, general land uses and programs of the general plan and any applicable specific plans; 3. The subject site is physically suitable for the type and intensity of the proposed land use; Formatted: Indent: First line: 0" 311 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 8 of 19 4. The location, size, design and operating characteristics of the proposed use is compatible with existing land uses within the general area in which the proposed use is located; 5. There are adequate provisions for public access, water, sanitation, and public utilities and services to ensure that the proposed land use would not be detrimental to the public convenience, health, safety or general welfare; 6. The approval of the plot plan permit for the proposed use is in compliance with the requirements of the California Environmental Quality Act and there would be no significant adverse impacts upon environmental quality and natural resources that cannot be reasonably mitigated and monitored. H. Imposition of Conditions of Approval. In granting a permit, the Community Development Director or Planning Commission may impose such conditions as deemed necessary to ensure that the public health, safety and general welfare are protected and that the proposed use is not a detriment to the community. All conditions shall be binding upon the applicant, heirs, successors, or assignees. I. Plot Plan Time Limits. The grantee of a plot plan permit shall have one year from the effective date of the permit to establish a right to use the permit; otherwise, the plot plan permit shall lapse and become void. For the purposes of this section, such a right shall be established if either: 1. A building permit has been issued and construction commenced and diligently pursued towards completion of the project. 2. In the event that no building permit is required, a certificate of occupancy and/or business license has been issued for the use. J. Plot Plan Lapse in Time. A plot plan permit subject to lapse may be renewed up to one additional year, provided that the applicant files an application for renewal with the Planning Director Department prior to the expiration date, and subject to consideration in a public hearing. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.080 Zone changes. In recognition of that fact that physical, economic, and other conditions in the City may change over time, provisions are hereby made to allow for amendments to the zoning map and Zoning Ordinance text in accordance with the procedures outlined in this Section. All such changes of zone or zoning ordinance text amendments shall be adopted in the manner in which other City ordinances are adopted. A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate applications for a change of zone or zoning ordinance text amendment. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application. B. Zone Changes for Properties Under Multiple Ownership. In the case of a change of zone application, if the property for which the change of zone is proposed is in more than one ownership, all owners or their authorized agents shall be required to sign the application. C. City Council Initiated Zone Change. The City Council may initiate an application to change the boundaries of any zone district or to amend the text of the zoning ordinance. D. Planning Commission Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Chapter 17.02 (Sections 17.02.051 to 17.02.053). 312 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 9 of 19 E. Recommendation of Zone Change by Planning Commission. The Planning Commission shall recommend to the City Council approval, approval with modifications, or denial of the proposed application. The Commission's recommendation shall be transmitted to the City Clerk for scheduling the matter for consideration by the City Council. F. Denial of Zone Change by Planning Commission. Upon receipt of a Planning Commission recommendation for denial of a change of zone, the City Clerk shall place the Commission's recommendation on the City Council agenda as a receive‐and‐file item. The Commission's decision shall be considered final and no further action by the Council will be required unless an appeal is filed in accordance with the provisions of this Zoning Ordinance (Section 17.02.060, Appeals), or unless the Council chooses to set the matter for hearing. G. City Council Public Hearing. Upon receipt of a Planning Commission resolution recommendation for approval of a change of zone or zoning ordinance amendment, or denial of a zoning ordinance text amendment, the City Clerk shall set the matter for hearing before the City. At the hearing, the City Council shall review the Commission's recommendation and receive evidence as to how or why the proposed change of zone or zoning ordinance text amendment is consistent with the objectives of this Zoning Ordinance, the City of Beaumont General Plan, and development policies of the City. The City Council shall act to approve or deny the application by resolution. H. Referral of Matter Back to the Planning Commission. If the Council proposes any substantial modification to the application not previously considered by the Planning Commission, the Council shall refer the matter back to the Commission for consideration. No public hearing shall be required. Failure of the Commission to act within 40 days of receiving the Council's request shall provide the Council with authority to act without the Commission's recommendation. I. Approval of Zone Change by City Council. The City Council shall be required to make the following findings of fact before approving a change of zone or zoning ordinance text amendment: 1. That the proposed change of zone or zoning ordinance text amendment is consistent with the goals, policies, and objectives of the General Plan; and 2. That the proposed change of zone or zoning ordinance text amendment will not adversely affect surrounding properties; and 3. That the proposed change of zone or zoning ordinance text amendment promotes public health, safety, and general welfare and serves the goals and purposes of this Zoning Ordinance. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.090 General plan amendments. This Section is established pursuant to Section 65358 of the California Government Code, to allow for the amendment of the City of Beaumont General Plan. A. Providing Proof of Vested Interest. Applications to amend the General Plan text or maps may be initiated by any person who is able to demonstrate a legal vested interest in the proposed application. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply, prior to the acceptance of any application. B. General Plan Amendments for Properties Under Multiple Ownership. In the case of a proposed amendment to the General Plan land use policy map, if the property for which the amendment is proposed is in more than one ownership, all owners or their authorized agents shall be required to sign the application. 313 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 10 of 19 C. City Council Initiated General Plan Amendment. The Community Development Director and/or City Council may initiate an application to amend the General Plan. D. Planning Commission Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of Section 17.02.051. At the public hearing, the Planning Commission shall review the application and proposal and receive evidence as to how or why the proposed General Plan amendment is consistent with the objectives of this Title 17, the balance of the General Plan, and development policies of the City. E. Planning Commission Action. The Planning Commission shall act to recommend to the City Council approval, approval with modifications, or denial of the proposed application. A majority vote of the entire Planning Commission is required to recommend approval or approval with modifications. The Planning Commission's action shall include its recommendation and shall be transmitted to the City Clerk for scheduling the matter for public hearing before the City Council. F. City Council Public Hearing. Upon receipt of a Planning Commission resolution, the City Clerk shall set the matter for hearing before the City Council as provided for in Section 17.42 [17.02.050] (Public Hearings). At the hearing, the City Council shall review the Commission's recommendation and may receive evidence as to how or why the proposed General Plan amendment is consistent with the objectives of this Zoning Ordinance, the balance of the General Plan, and development policies of the City. G. City Council Action. The City Council shall act to approve or deny the application. A majority vote of the entire Council is required to amend the General Plan. The City Council's action to amend the General Plan shall be by formal resolution. H. Referral of General Amendment to the Planning Commission. If the City Council proposes any substantial modification to the application not previously considered by the Planning Commission, the City Council shall refer the matter back to the Commission for consideration. No public hearing shall be required. Failure of the Planning Commission to act within 40 days of receiving the City Council's request shall provide the City Council with authority to act without the Planning Commission's recommendation. I. Required Findings. Prior to approving a General Plan amendment, the City Council shall make the following findings: 1. That the proposed amendment is in the public interest, and that there will be a community benefit resulting from the amendment; 2. That the proposed amendment is consistent with the other goals, policies, and objectives of the General Plan; 3. That the proposed amendment will not conflict with provisions of the zoning ordinance or subdivision regulations; and 4. In the event that the proposed amendment is a change to the land use policy map, that the amendment will not adversely affect surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.100 Conditional use permits. The City recognizes that certain uses, due to the nature of use, intensity, or size, require special review to determine if the use proposed, or the location of that use, is compatible with surrounding uses, or through the imposition of development and use conditions, can be made compatible with surrounding uses. The conditional 314 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 11 of 19 use permit is provided for this purpose. The Planning Commission is empowered to grant and deny applications for conditional use permits and to impose reasonable conditions upon the granting of such permit. A. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a conditional use permit. The authorized agent of any person with a legal vested interest may also initiate an application. Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application. B. Scope of Application. Applications for conditional use permits may be submitted only for those uses specified as allowable conditional uses in the applicable zone district. A conditional use permit is not a substitute for a change of zone or zoning ordinance text amendment. C. Filing of Application. The application shall be filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.040). D. Review of Application by Community Development Director. The Community Development Director or his designee, shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the Planning Commission and the applicant prior to any scheduled public hearing on the application. E. Planning Commission Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed use and the proposed conditions under which it would be operated or maintained, particularly with respect to the findings prescribed in subsection G of this section (Required Findings). F. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of this Zoning Ordinance (Section 17.02.060 Appeals and Revocations). G. Findings of Approval. The Planning Commission may approve and/or modify a conditional use permit in whole or in part, with or without conditions, provided that all of the following findings of fact are made: 1. The proposed use is one conditionally permitted within the subject zone and complies with the intent of all applicable provisions of this Zoning Ordinance; 2. The proposed use would not impair the integrity and character of the zone in which it is to be located; 3. The subject site is physically suitable for the type of land use being proposed; 4. The proposed use is compatible with the land uses presently on the subject property; 5. The proposed use would be compatible with existing and future land uses within the zone and the general area in which the proposed use is to be located; 6. There would be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety; 7. There would be adequate provisions for public access to serve the subject proposal; 8. The proposed use is consistent with the objectives, policies, general land uses, and programs of the City of Beaumont General Plan; 315 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 12 of 19 9. The proposed use would not be detrimental to the public interest, health, safety, convenience, or welfare; and 10. The proposed design and elevations preserve and maximize the image, character, and visual quality of the neighborhood. 11. The Planning Commission shall find that the proposed use does not have a disproportionately high and adverse human health or environmental effect on minority and low‐income populations. 12. This subsection G shall apply only to the uses identified in Chapter 17.03. This subsection shall not invalidate any conditional use permit for an operating facility but shall be complied with prior to issuance of a building permit for all projects for which no building permit has been issued upon the effective date of this provision. H. Imposition of Conditions of Approval. The following provisions shall apply with respect to the imposition of conditions of approval: 1. In granting a conditional use permit, the Planning Commission may impose such conditions as it deems necessary to ensure that the public health, safety, and general welfare are protected and that the proposed operation is not a detriment to the community. 2. All conditions shall be binding upon the applicant, heirs, successors, or assignees and shall restrict the construction, location, maintenance, and use of all land within the development. 3. A deed restriction may be recorded with the County Recorder of Riverside County, as approved by the City Attorney, regarding the conditions of this section and other requirements of the conditional use permit. I. Conditional Use Permit, Attachment, Suspension, and Revocation. A conditional use permit that is valid and in effect and granted pursuant to the provisions of this Title 17 shall be valid only on the property for which it was granted and shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a conditional use permit pursuant to provisions set forth in Section 17.02.61. J. Conditional Use Permit Time Limits. The grantee of a conditional use permit shall have one year from the effective date of the permit to establish a right to use the permit; otherwise, the conditional use permit shall lapse and become void. For the purposes of this section, such a right shall be established if either: 1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the conditional use permit was approved; or 2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the conditional use permit was approved; or 3. In the event no building permit or occupancy is required, the site for which the conditional use permit was approved is occupied and used for the permitted purpose; or 4. Prior to the date on which the conditional use permit will elapse, the grantee files an application to renew the permit pursuant to subsection K below. K. Conditional Use Permit Lapse in Time. A conditional use permit subject to lapse may be renewed up to an additional one‐year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date. A public hearing before the Planning Commission shall be required. 316 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 13 of 19 L. Conditional Use Permit Renewal. The Planning Commission may grant or deny an application for renewal of a conditional use permit. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the conditional use permit and surrounding properties. M. Lapsing in Conditional Use Permit. If any conditional use permit fails to be actively exercised for a continuous 180‐day period, the permit shall lapse and become void. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.110 Variances. The variance procedure is provided pursuant to Section 65906 of the California Government Code to grant relief from zoning provisions when, because of special circumstances applicable to a property, including size, shape, topography, location, or surroundings, the strict application of this Zoning Ordinance deprives such property of privileges enjoyed by other property in the vicinity and under the identical zoning classification. A. Limitations in Variances. Variances shall not be granted to authorize a use or activity on a property that is not otherwise expressly authorized by the provisions of this Zoning Ordinance governing that property. A variance is not a substitute for a zone change, zone text amendment, or conditional use permit. Financial hardship in and of it does not represent grounds on which to file a variance application to gain relief from zoning provisions. B. Providing Proof of Vested Interest. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a variance. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application. C. Notice of Public Hearing. An application shall be filed pursuant to the provisions of Section 17.02.051. D. Filing of Application. In addition to the application filing requirements established in this Zoning Ordinance, the applicant shall file a statement of the precise nature of the variance requested and the practical difficulty or unnecessary physical hardship that would result from the strict or literal interpretation of this ordinance, together with any other data pertinent to the application and the making of requisite findings (Section 17.02.040). E. Review of Application by Community Development Director. The Community Development Director shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The report shall be provided to the Planning Commission and the applicant prior to any scheduled public hearing on the application. F. Public Hearing. A public hearing before the Planning Commission shall be noticed and conducted pursuant to the provisions of this Zoning Ordinance (Section 17.02.051). At the public hearing, the Planning Commission shall review the application and proposal and receive evidence concerning the proposed variance and the conditions which make compliance with specific provisions of this ordinance difficult. G. Planning Commission Action. The Planning Commission shall act to approve, conditionally approve, or deny the application. The decision of the Planning Commission shall become effective immediately upon its rendering, unless an appeal is filed pursuant to the provisions of Section 17.02.060 (Appeals and Revocations). H. Findings of Approval. In granting a variance, the Planning Commission must make all of the following findings: 317 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 14 of 19 1. That the strict or literal interpretation and application of this Zoning Ordinance would result in practical difficulties or unnecessary hardships inconsistent with the general purpose and intent of this Zoning Ordinance, or would deprive applicants of privileges granted to others in similar circumstances; and 2. That there are exceptional or extraordinary circumstances or conditions applicable to the property involved or the intended development of the property that do not apply generally to other property in the same zone; and 3. That the granting of such variance will not constitute the granting of a special privilege inconsistent with the limitations on other properties in the vicinity classified in the same zone; and 4. That the granting of such variance will not be materially detrimental to the public health, safety, or general welfare nor injurious to property or improvements in the zone or neighborhood in which the property is located; and 5. That the granting of such variance will not create any inconsistency with any objective contained in the General Plan. I. Imposition of Conditions of Approval. A variance that is valid and in effect and granted pursuant to the provisions of this Zoning Ordinance shall be valid only on the property for which it was granted and only for the improvements for which it is granted and further, shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. J. Conditions of Approval will be Binding. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a variance pursuant to provisions set forth in Section 17.02.61. K. Time Limits. The grantee of a Variance shall have one year from the effective date of the approval to establish a right to use the approval; otherwise, the variance shall lapse and become void. For the purposes of this section, such a right shall be established if either: 1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the variance was approved; or 2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the variance was approved; or 3. In the event no building permit or occupancy is required, the site for which the variance was approved is occupied; or 4. Prior to the date on which the variance will elapse, the grantee files an application to renew the permit pursuant to subsection L below. L. A variance subject to lapse may be renewed up to an additional one‐year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date. M. The Planning Commission may approve or deny an application for renewal of a variance. As part of its action, the Commission may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the variance and surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 318 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 15 of 19 17.02.120 Modification of standards. The modification of standards procedure is established to grant minor relief from development standards, under limited circumstances, when the granting of such relief will provide for better design and function of the structure, or addition to a structure, proposed. A. Use of Modification of Standards. An application for the purposes of this Section, a modification of standards application shall be filed whenever any one of the following deviations from the provisions of this Title 17 is proposed: 1. A decrease of not more than 20 percent of the minimum required setback area. 2. An increase of not more than ten percent of the maximum permitted building height. 3. Any deviation in the permitted maximum height or location of a fence or wall. 4. An increase of not more than ten percent of the maximum permitted lot coverage. 5. A decrease of not more than 20 percent of the minimum usable open space requirement. 6. Any deviation in the applicable development standards of not more than 20 percent to allow for improved productivity of solar energy systems. 7. A decrease of not more than 20 percent of the minimum number of required parking spaces. a. If a fractional number is obtained with this calculation, the number of parking spaces that may be reduced shall be rounded up to the next highest whole number, except that the parking requirement shall not be reduced to zero (e.g., if two to four parking spaces are required, a minor modification approval could reduce the requirement by one parking space). 8. Modifications in excess of those cited in subparagraph 1 through 7 above shall require a variance. B. Modification of Standards, Initiation. Any person who is able to demonstrate a legal vested interest in the proposed application may initiate an application for a modification of standards. The authorized agent of any person with a legal vested interest may also initiate an application. The Community Development Director may request proof of ownership or authorization to apply prior to the acceptance of any application. In addition to the application filing requirements, the applicant shall file a statement of the precise nature of the modification of standards requested and reasons for the request. C. Community Development Director Investigation. The Community Development Director or the designee shall investigate the application and proposal, including the analysis of precedent cases as appropriate, and shall prepare a report outlining facts and a recommendation relating to the application. The Community Development Director may request written statements from adjoining property owners who may be affected by the proposed application. D. Community Development Director Action. Based on the investigation undertaken pursuant to C above, the Director or designee shall act to approve, approve with conditions, or deny the modification of standards application. In granting a modification of standards, the Director or designee shall make findings of fact that establish the circumstances appropriate for the approval. Action on a modification of standards application shall be taken within ten days of the date the application is deemed complete. E. Modification of Standards Findings. An application shall not be granted unless all of the following findings can be made: 1. A modification is needed to allow property to be used in a more beneficial manner; and 319 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 16 of 19 2. A modification would not be detrimental to public health, safety, or general welfare or to surrounding property owners or the community; and 3. The granting the modification would not grant special privileges to the applicant not enjoyed by surrounding property owners; and 4. There are physical circumstances due to the shape or condition of the property which would result in hardship under existing regulations; and 5. The purpose of modification is not based exclusively on the financial advantage of the owner; and 6. The alleged difficulties were not created by the owner; and 7. The modification would not diminish property values in the area; 8. The modification would not increase traffic or endanger public safety; and, 9. The modification would not have detrimental effects on adjoining properties. F. Modification of Standards, Attachment, Revocation, and Suspension. A modification of standards that is valid and in effect and granted pursuant to the provisions of this Zoning Ordinance shall be valid only on the property for which it was granted and only for the improvements for which it is granted and further, shall continue to be valid upon change of ownership of the property or any lawfully existing building or structure on the property. The Community Development Director shall have the authority to initiate proceedings to suspend or revoke a modification of standards pursuant to provisions set forth in Section 17.02.61. G. Modification of Standards, Time Limits. The grantee of a modification of standards shall have one year from the effective date of the approval to establish a right to use the approval; otherwise, the approval shall lapse and shall become void. For the purposes of this section, such a right shall be established if either: 1. A building permit has been issued and construction commenced and diligently pursued toward completion on the site for which the modification of standards was approved; or 2. In the event no building permit is required, a certificate of occupancy has been issued for the structure for which the modification of standards was approved; or 3. In the event no building permit or occupancy is required, the site for which the modification of standard was approved is occupied; or 4. Prior to the date on which the modification of standards will elapse, the grantee files an application to renew the permit pursuant to subsection 5 below. 5. A modification of standards approval subject to lapse may be renewed for an additional one‐year period, provided that the application for renewal is filed with the Planning Department prior to the expiration date. H. Approval or Denial of Application. The Community Development Director may approve or deny an application for renewal of a modification of standards. As part of the action, the Director may also modify existing conditions of approval or add new conditions to reflect any change in circumstances related to the modification of standards and surrounding properties. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 320 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 17 of 19 17.02.125 Certificates of appropriateness. This purpose of this section is to provide various levels of historic protection and review and to preserve existing elements of historic resources in the City. The City's intent is to be lenient in its review of plans for structures which have little or no historic value, or of plans for new construction, unless such plans would impair the historic value of surrounding structures. The establishment of a certificate of appropriateness is intended to protect structures of historic significance including areas of architectural, cultural, historic, economic, political, and social importance from the adverse effects of any alteration, demolition, or removal. A. Applicability. 1. A certificate of appropriateness is required for the exterior alteration, demolition, removal, or relocation of any historic resource or potential historic resource. A historic resource includes: a. A resource identified in a City‐approved historic or cultural resources study; b. A structure over 50 years old; and/or c. A structure potentially eligible for registration on a local, state, or national register. 2. The following activities do not require approval of a certificate of appropriateness: a. Painting, routine maintenance, or minor repair, as determined by the Director to be consistent with existing colors and materials and not to have an adverse effect on the integrity of the historic resource. Such work includes: 1. Alterations to the interior of the structure that do not have the possibility of adversely affecting the integrity of the historic resource; 2. Repairing pavement or repaving flat concrete work that is not considered a character‐defining feature of the historic resource; 3. Landscaping, unless the landscaping is considered a character‐defining feature of the historic resource; 4. Construction, repair, demolition, or alterations to other structures on the property not determined to qualify as a historic resource; 5. Re‐glazing windows; 6. Replacement of incompatible windows or doors with more historically appropriate windows or doors; 7. In‐kind replacement of windows and doors on side and rear façades not readily visible from the public right‐of‐way; 8. Minor changes to front and street side fences; 9. Construction, repair, demolition, or alterations to side and rear yard fences; 10. Roofing work, if there is minimal change in roof structure and exterior appearance; 11. Foundation work, if there is minimal change in exterior appearance; and/or 12. Repair of exterior siding, if consistent in material, size, and orientation to existing or proven historic siding. B. Review Procedure. 321 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 18 of 19 1. Community Development Director review. Minor modifications that do not involve new construction, additions to existing structures, or demolition of existing structures shall be subject to review and approval or denial by the Director. 2. Planning Commission review. All other modifications that do not meet the criteria for Director review as specified above shall be subject to review and approval or denial by the Commission. The Commission shall conduct a public hearing on the request in compliance with Section 17.02.053 (Public hearing, procedures). 3. Notice. Noticing for a certificate of appropriateness shall be provided in compliance with Section 17.02.051 (Public hearings, noticing); however, the notice for a certificate of appropriateness subject to Director review shall state the following: a. The Director will decide whether to approve or deny the certificate of appropriateness on a date specified in the notice; and b. A public hearing will be held by the Director only if requested in writing by any interested person before the specified date for the decision. 4. Community Development Director public hearing. If a public hearing is requested in writing for a certificate of appropriateness application subject to Director review, the Director shall schedule the hearing which shall be noticed and conducted in compliance with Chapter 17.02.053 (Public hearing, procedures). If no public hearing is requested, the Director shall render a decision on the date specified in the public notice. C. Findings of Approval. The review authority shall approve, with or without conditions, a certificate of appropriateness only after the following findings are made: 1. Either, (a) the proposed work will neither adversely affect the significant features or character of a historic resource, or (b) a statement of overriding considerations has been adopted by the review authority finding that the benefits of the proposed work outweigh the impact on historic resources; and 2. The proposed project is consistent with the General Plan and any applicable specific plan. D. Unsafe or Dangerous Conditions. None of the provisions of this section shall be construed to prevent any alteration or demolition necessary to correct the unsafe or dangerous conditions of any structure, feature, or part thereof, when such condition has been declared unsafe or dangerous by the Building Official or the Fire Chief and where the proposed measures have been declared necessary by such official to correct such conditions. Work shall be performed in compliance with the current adopted version of the Uniform Code for the Abatement of Dangerous Buildings. However, only such work as is necessary to correct the unsafe or dangerous condition may be performed without compliance with this section. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.130 Enforcement. This section outlines the procedures to ensure that the provisions of this Title are enforced. A. Special Prosecutor Responsibilities. The Special Prosecutor, upon the request of the City Council, shall institute any necessary legal proceedings to enforce this Zoning Ordinance (Title 17). The Special Prosecutor shall be authorized, in addition to any other remedy provided in this Zoning Ordinance to institute an action for an injunction to restrain or any other appropriate action or proceedings for enforcement. 322 Item 9. Created: 2022‐05‐02 10:29:16 [EST] (Supp. No. 6, Update 2) Page 19 of 19 B. Clarification of Ambiguity. If ambiguity arises concerning the appropriate classification of a particular use within the meaning and intent of this Zoning Ordinance, or if ambiguity exists with respect to matters of height, yard requirements, area requirements, or zone boundaries as set forth herein, it shall be the duty of the Community Development Director to ascertain all pertinent facts, and to set forth in writing the findings and the interpretations. The Director can refer the matter to the Planning Commission as a scheduled matter not requiring public hearing, and the findings and interpretations of the Planning Commission shall be set forth in the recorded minutes. Thereafter, such interpretations shall govern. C. Enforcement and Penalty for Violation. The Planning Commission, the Community Development Director, the City Attorney, the City Clerk, and all officials charged with the issuance of licenses or permits shall enforce the provisions of this Zoning Ordinance. Any permit, certificate, or license issued in conflict with the provisions of this Zoning Ordinance shall be void. D. Actions Deemed a Nuisance. Any building or structure erected or maintained, or any use of property contrary to the provisions of this Zoning Ordinance shall be declared to be unlawful and a public nuisance, subject to abatement pursuant to the City of Beaumont Municipal Code. E. Remedies. All remedies concerning this Zoning Ordinance shall be cumulative and not exclusive. Conviction and punishment of any person hereunder shall not relieve such persons from the responsibility of correcting prohibited conditions or removing prohibited buildings, structures, or improvements, and shall not prevent the enforced correction or removal thereof. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.02.140 Reserved. 323 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 1 of 9 17.03.120 Permitted uses for Base Zone Districts. The permitted uses for the Base Zone Districts (identified in Section 17.03.040 through 17.03.110) are listed in Table 17.03‐3. Table 17.03‐3 Permitted Land Uses For Base Zone Districts1 RC PF RR RSF RTN RMF CN CC M UV Administrative Professional Services Administrative/Professional Offices N N N P N N P P P P Advertising Agencies N P N N N N P P C P Architectural/Engineering/Design Services N P N N N N P P P P Attorney/Legal Services N P N N N N P P C P Business Management Services N P N N N N P P C P Government Offices P P P P P P P P P P Travel Agencies N P N N N N P P C P Agricultural Uses Animal Keeping (Commercial Use) N N P C C N C C C C Animal Keeping (Accessory Use) N A A A A A C C C C Animal Rescue Facilities N N P C C N N N C N Apiaries N N P C C N N N N N Aviaries N N P N N N N N C N Catteries N N P C C N C C C C Commercial Growing Establishments N N P N N N N N C N Community Gardens N N P P P P P P N P Dairies N N P N N N N N N N Kennels (all Classes) N N P C C N C C C C Produce Stands N N P N N N N N P N Stables N N P N N N N N N N Alcohol Service and Sales Bars or Cocktail Lounges2 C N N N N N C C C7 C Liquor Stores2, 4 N N N N N N C C N C Restaurants with Alcoholic Beverage Sales C N N N N N C C C C Brewery or Distillery C C C C Brewery, Distillery or other Alcoholic Beverage Production with onsite tasting and consumption C C C C 324 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 2 of 9 Automotive Services Automobile, Motorcycle, and Marine Craft Sales (New and Used) N N N N N N C P C C Automobile Parking or Storage Facilities N N N N N N C P P C Automobile Rental Agencies N N N N N N P P P C Automobile Repair Facilities N N N N N N C P P N Automobile Towing and/or Wrecking Facilities N N N N N N N N C N Body and Paint Shops N N N N N N C C C N Car Wash N N N N N N C C C C Gas/Service Stations N N N N N N C C C C Limousine Services N N N N N N P P P N Recharging Stations Allowed (P) in any area designed for the parking or loading of vehicles. Tire Repair N N N N N N N P P N Tire Store N N N N N N N P P N Towing Services with Indoor Vehicle Service N N N N N N C C C N Towing Services with Outdoor Vehicle Storage N N N N N N N N C N Truck/Trailer Rentals N N N N N N C C P N Communications Facilities Ham Radio Antennae (Private Use) N N P P P P P P P P Radio and Television Broadcasting Studios N N N N N N N P P P Recording and Sound Studios N N N N N N N P P P Satellite Dishes (Non‐Private) N N N N N N P P P P Satellite Dishes (Private Use) N N P P P P N N C P Wireless Telecommunication Facility— Stealth C N N N N N C C C C Daycare Facilities Commercial Day Care Facilities N N N C5 C5 N P P C C Educational Establishments Elementary, Junior, and High Schools/Private & Charter N P C C C C C C C C Elementary, Junior, and High Schools/Public N P P P P P C C C C College or University N P C C C C C C C C Tutoring & Testing N P A A A A C C C C 325 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 3 of 9 Vocational and Trade Schools N P C C C C C C C C Food and Beverage Sales Bakeries N N N C5 C6 C5, 6 P P P P Catering Establishments N N N N N N P P P P Convenience Markets N N N C5 C6 C5, 6 P P P P Grocery Stores/Supermarkets N N N C5 C6 C5, 6 P P N P Grocery Store, Alcohol Sales N N N C5 C6 C5, 6 P P N P General Merchandise and Trade Antique Sales N N N N N N P P A P Appliance Sales N N N N N N P P C P Art Galleries and Supplies N N N N N N P P N P Beauty Supplies N N N N N N P P N P Books and Magazines N N N C5 C6 C5, 6 P P N P Building Materials N N N N N N N P P N Building Materials with outdoor sales/storage N N N N N N N C P N Camera and Photographic Supplies N N N N N N P P N P Candy Stores N N N N N N P P N P Cigar/Cigarette Shops2 N N N N N N C C N C Clothing Stores N N N N N N P P N P Department Stores N N N N N N P P N P Discount Stores N N N N N N P P N P Electronic Equipment Sales N N N N N N P P C P Equipment Sales and Rentals N N N N N N C C P N Florists N N N C5 C6 C5, 6 P P N P Freight Forwarding Services N N N N N N P P P P Furniture and Home Furnishings N N N N N N P P N P Garden Supply N N N N N N P P N P Gifts, Crafts, and Novelties N N N C5 C6 C5, 6 P P N P Guns and Ammunition N N N N N N N C C P Hardware Stores N N N N N N P P N P Hobby, Toy and Game Stores N N N C5 C6 C5, 6 P P N P Indoor Swap Meets N N N N N N N C C N Jewelry Sales and Repair N N N N N N P P N P Leather Goods N N N N N N P P N P Luggage Sales N N N N N N P P N P Office Equipment, Furniture, and Supplies N N N N N N P P P P Pet Sales and Supplies N N N N N N P P P P 326 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 4 of 9 Records, Tapes, and Videos N N N C5 C6 C5, 6 P P N P Retail, Other Specialty N N N N N N P P N P Sporting Goods and Equipment N N N N N N P P P P Surplus Stores N N N N N N P P C N Thrift and Second‐Hand Stores N N N N N N C C N N Variety Stores N N N N N N P P N C Wholesale Establishments N N N N N N P P C P Lodging Bed and Breakfast Facilities C N C C C C P P N P Emergency Shelters N N N N N N P N Hotels and Motels C N N N N N P P C P Residence Inns C N N N N N P P N P Single‐Room Occupant (SRO) Facilities N N N N N N C C N N Trailer Parks and Campsites C N N N N C N N N N Transitional Housing N N N N C C C C N N Manufacturing and Industrial Apparel/Textile Products N N N N N N N N P N Assembly Plants N N N N N N N N P N Bottling Plants N N N N N N N N P N Bulk Postal Service Facilities N N N N N N N N P N Chemicals N N N N N N N N P N Contract Construction Services N N N N N N N N P N Contractor or Building Materials Storage N N N N N N N N P N Data Services N N N N N N N N P N Exterminating Services N N N N N N C C P N Feed and Fuel Yards N N N N N N N N P N Food and Kindred Products N N N N N N N N P N Furniture N N N N N N N N P N Lumber/Wood Products N N N N N N N N P N Mini‐Storage, Mini‐Warehouse, Self‐ Storage or Public‐Storage N N N N N N N N P N C Metal Salvage Yards N N N N N N N N P N Paper Products N N N N N N N N P N Petroleum‐Related Materials N N N N N N N N C N Primary Metal Industries (Electroplating) N N N N N N N N C N Printing/Publishing N N N N N N N N P N 327 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 5 of 9 Professional/Scientific/Electronic Products N N N N N N N N P N Research Services and Laboratories N N N N N N N N P N Retail Sales of Products Manufactured or Stored On‐Site N N N N N N N N P N Sandblasting and Beadblasting N N N N N N C, A C, A C N Taxidermy N N N N N N N N C N Medical/Health Care Ambulance Services N N N N N N P P P N Animal Hospitals/Veterinaries N N N N N N P P P P Clinics N N N N N N P P C P Convalescent Homes N N C C C C P P N C Chemical Dependency Clinics N N N N N C C N N C Hospitals N N N N N N P P N C Medical/Dental Offices N N N N N N P P N P Pharmacies N N N N N N P P N P Pharmacies, with drive‐through N N N N N N C C N P Personal Services Banking, Credit Unions, Financial Services N N N N N N P P N P Barbers and Beauty Parlors N N N C5 C6 C5, 6 P P N P Cemeteries N C C C C C C C C N Check Cashing Services N N N N N N P P N N Commercial Pet Grooming Services N N N N N N P P C P Dry Cleaners N N N C5 C6 C5, 6 P P N P Funeral Parlors, Mortuaries N N N N N N C C C C Laundries, Laundromats N N N C5 C6 C5, 6 P P C P Locksmith and Key Shops N N N N N N P P P P Pawnbrokers N N N N N N C C N N Massage Establishment N N N N N N C C N C Photocopying and Photo Developing Services N N N N N N P P P P Photography Studios N N N N N N P P N P Shoe Repair Shops N N N C5 C6 C5, 6 P P C P Tailors N N N C5 C6 C5, 6 P P C P Tattoo/Body Piercing Services N N N N N N C C N C Public and Quasi‐Public Uses Community Recreation Centers P P P P P P N N N P Cultural Facilities P P P P P N N N P 328 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 6 of 9 Libraries P P P P P P C C N P Museums P P P P P P C C N P Parks P P P P P P P P N P Public Safety Facilities N P P P P P P P P P Senior Citizen Activity Centers N P P P P P P P N P Recreation and Entertainment Adult‐Oriented Businesses N N N N N N N N C N Amusement Parks N N C N N N C C C C Athletic Fields N P P P P P N N N P Batting Cages N N N N N N C C C P Billiard and Pool Halls N N N N N N C C N C Bowling Alleys N N N N N N P P N P Commercial Athletic Facility N N N N N N C C C C Dance Studios N N N N N N P P N P Golf Driving Ranges C N N N N N N C C C Health Clubs and Gymnasiums N N N N N N C C C C Miniature Golf Courses N N C N N N C C N P Off‐Road Mini‐Bike and Motorcross Courses C N C N N N N C C N Public Auditorium/Auditoriums N P N N N N P P N P Shooting Range (Indoor) N N N N N N N N C N Skating Rinks N N N N N N N C C P Video Arcades N N N N N N C C N C Recycling Collection Facilities N N N N N N C C C N Processing Facilities N N N N N N C C C N Religious Institutions Churches N C C C C C P P C P Monasteries, Convents, or Similar Religious Use N C C C C C P P C P Repair Services Electrical and Household Appliances Repair N N N N N N P P P N Furniture Refinishing N N N N N N P P P N Furniture Reupholstering N N N N N N C C P N Lawnmower Repair/Sales Shops N N N N N N P P P N Machine Shops N N N N N N C C P N Welding Shops N N N N N N C, A C, A P N 329 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 7 of 9 Residential Uses Accessory Guest Houses N N P P P P N N N P Accessory Dwelling Units N N P P P P N N N P Boarding or Rooming Houses N N C C C C N N N P Caretaker's Unit N N P N P P P* N C P Congregate Care Facilities N N N N C C C C N P Day Care Centers, Small Family—1 to 8 Children N N P P P P N N N P Day Care Centers, Large Family—7 to 14 Children N N P P P P C N N P Duplexes N N N N P P N N N P Group or Community Care Facilities—6 or fewer persons) N N P P P P N N N P Group or Community Care Facilities—7 or more persons) N N C C C C N N N C Home Occupation Businesses N N P P P P N N N P Mobile Home Parks N N N N C C N N N N Mobile Home or Manufactured Housing Units Single Lot N N P P P P N N N P Multiple‐Family, Apartment & Condominiums N N N N P P P* N N P Planned Residential Developments N N P P P P N N N P Senior Housing Developments N N P P P P C N N P Single‐Family Dwellings N N P P P P N N N P Restaurant Delicatessens N N N C5 C6 C5, 6 P P P P Fast‐Food Restaurants—Without Drive‐ Thru2, 3 N N N N N N P P P P Fast‐Food Restaurants—With Drive‐ Thru2, 3 N N N N N N C C N P Sit‐Down Restaurants C N N C5 C6 C5, 6 P P C P Sit Down Restaurant with live Entertainment C N N N N N C C N C Restaurant, serving alcohol C N N N N N C C N C Service Organizations Philanthropic and Charitable Institutions N N N N N N P P C P Service Organizations N N N N N N P P C P Temporary Uses 330 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 8 of 9 Street/Craft Fairs and Farmers' Markets—Ongoing N N N N N N C C N C Temporary Structures (Subdivision sales Office) C N P P P P P P P P Christmas Tree/Pumpkin Lots, and Similar, Not Exceeding 30 Days C C C N N C P P P P Outdoor Displays N N N C5 C6 C5, 6 C C C C Parking Lot Sales N C N N N N P P P P Amusement Enterprises N C N N N N C C C C Transportation Facilities Bus Passenger Terminals N N N N N N C C C P Charter Bus Companies N N N N N N C C C P Motor Vehicle Transportation (Taxi/Shuttle) N N N N N N C C C N Truck Stops and Terminals, Truck Yard N N N N N N C C C N Utilities Energy Storage Facility N N N N N N N N P N Public Utility/Service Structures N P N N N N N N P N Sewage Disposal Facilities/Waste Transfer N P N N N N N N P N Utility Company Offices N N N N N N P P P N Water Storage, Distribution, and Collection Facilities N P N N N N N N N N Wind Energy Conversion Systems See Section 17.11.140 N = Not Permitted P = Permitted C = Conditionally Permitted A = Permitted as an Accessory Use A* = Permitted as an Accessory Use in Assembly Buildings *Only allowed for properties on Sixth Street 1 See Section 17.02.070 to determine if a plot plan is required. 2 These uses shall not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center. 3 New fast food restaurants should not be located within 1,000 feet of another fast food restaurant. 4 New liquor stores shall not be located within 1,000 feet of another liquor store. 5 Only allowed for properties on Brookside Avenue, Cougar Way, Oak Valley Parkway, 11th Street, 8th Street, Beaumont Avenue, Pennsylvania Avenue, and Highland Springs Avenue. 331 Item 9. Created: 2022‐05‐02 10:29:17 [EST] (Supp. No. 6, Update 2) Page 9 of 9 6 Only allowed for properties on streets designated as Arterial Roadways or Connector Streets. 7 Bars and cocktail lounges are only allowed as a conditionally permitted accessory use in the M Zone, and if the primary business is an alcohol production facility, such as a brewery, winery, or spirits manufacturer. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020; Ord. No. 1137 , § 4(Exh. A), 8‐3‐2021; Ord. No. 1141 , § 4(Exh. A), 10‐5‐ 2021; Ord. No. 1142 , § 4(Exh. A), 10‐19‐2021) 332 Item 9. TITLE 17 ‐ ZONING Chapter 17.19 DOWNTOWN ZONE DISTRICTS Beaumont, California, Code of Ordinances Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 1 of 17 Chapter 17.19 DOWNTOWN ZONE DISTRICTS 17.19.010 Purpose and authority. The purpose of this Chapter 17.19 is to accomplish the following: • To implement the Downtown Area Plan of the City of Beaumont General Plan and the Land Use Policy Map; • To identify and describe the land use designations delineated on the City of Beaumont Official Zoning Map; • To indicate the development standards for each of the Zone Districts; and • To identify the range of uses permitted within each Zone District. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.19.020 Establishment of zone districts. For the purpose of providing a uniform basis for this Zoning Ordinance, the following zone classifications may be applied to those parcels located within the City of Beaumont Downtown boundaries: Downtown Mixed Use Zone (DMU Zone) Beaumont Mixed Use Zone (BMU Zone) Sixth Street Mixed Use Zone (SSMU Zone) Sixth Street Mixed Use ‐ Residential Zone (SSMU‐R Zone) Local Commercial Zone (LC Zone) Downtown Residential Multifamily Zone (DMF Zone) Other zone classifications that apply to Downtown, which are governed by Chapter 17.03, are as follows: Residential, Single Family Zone (R‐SF Zone) Residential, Traditional Neighborhood Zone (R‐TN Zone) Public Facilities Zone (P‐F Zone) ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 333 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 2 of 17 17.19.030 Zoning map. The location and boundaries of the various zones within Downtown are delineated on the zoning map of the City of Beaumont. Figure 17.19‐1 illustrates the zone districts for Downtown. All property within the Downtown, public and private, is assigned a specific Zone designation and its location and extent is noted on the official zoning map. The use of all property must be in accordance with the Zoning designations delineated on the zoning map and pursuant to the provisions of this Zoning Code. A. Use of Zoning Map and Classifications. The requirements that are applicable to each Zone classification is specifically set forth in subsequent articles of this ordinance. B. Uncertainty in Cartography. Where uncertainty exists as to the boundaries of any zone, the following rules shall apply: 1. Cartography. Where boundaries are indicated as approximately following street lines, alley lines, or lot lines, such lines shall be construed to be such boundaries. 2. Easements and Rights‐of‐Way. Dedicated streets, alleys, freeways, or railroad rights‐of‐way shall be deemed to be unclassified. 3. Vacated or Abandoned Property. If any public street, alley or other right‐of‐way is vacated or abandoned, the land formerly in such street, alley or right‐of‐way shall be included within the Zoning of the adjoining property on each side. 4. Amendments to the Official Zoning Map. Changes in boundaries of Zones shall be made by ordinance (as described in Section 17.02). All amendments to the zoning map shall be noted on the Map with the date of the amendment and references to the amending ordinance. 334 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 3 of 17 Figure 17.19‐1. Downtown Zones 335 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 4 of 17 ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 336Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 5 of 17 17.19.040 Downtown Mixed Use Zone (DMU Zone). The Downtown Mixed Use (DMU) Zone is intended to provide for a rich and diverse mixture of office, retail, commercial, civic, entertainment, and cultural activities in a lively, thriving, high‐quality pedestrian environment which incorporates mixed use development. Active and retail uses are required along the Sixth Street (between California and Palm Avenues) and Beaumont Avenue (between 5th and 8th Street) street frontages to create a walkable, pedestrian‐oriented and vibrant environment. This Zone is also intended to allow for residential uses on the upper floors (residential uses are not permitted on the first floor along Sixth Street and Beaumont Avenue to ensure that the Downtown character is maintained). A. Downtown Mixed Use Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.19‐1 of this Section. B. Downtown Mixed Use Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.19‐1 of this Section. Such uses require the approval of a conditional use permit. C. Downtown Mixed Use Zone, Development Standards. The following standards shall apply to the Downtown Mixed Use Zone (DMU Zone): 1. Lot Area and Dimensions. No minimum requirement. 2. Setbacks and Yards. The following setback requirements are applicable to the Downtown Mixed Use Zone (DMU Zone): a. Front Yard Setbacks. No front yard setback is required for commercial uses; five‐foot maximum setback for residential development. b. Rear Yard Setbacks. No rear yard setback is required, except when adjacent to single family residential use. The rear yard setback is 20 feet when adjacent to single family residential use. c. Side Yard Setbacks. No side yard setback is required, except when adjacent to single family residential use. The side yard setback is 15 feet when adjacent to single family residential use. d. Freeway Setbacks for Residential Uses. Residential uses shall have a minimum setback of 500 feet from Interstate 10. 3. Density. The maximum density shall be 15 units per acre. 4. Floor Area Requirements. The maximum permitted floor area ratio is 0.35. The floor area ratio standard applies to non‐residential uses only. 5. Building Height. In the Downtown Mixed Use Zone (DMU Zone), the maximum height of any building shall not exceed 3 stories or 45 feet. 6. Step back from Adjacent Residential. New development when sited next to single‐family uses shall step back upper floors (third and higher) an additional 15 feet to maintain solar access and privacy for adjacent single family residential uses. See Figure 17.19‐2. 337 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 6 of 17 Figure 17.19‐2. Step Back from Adjacent Residential Uses D. Downtown Mixed Use Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05. E. Downtown Mixed Use, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply, except where they conflict with standards allowed in this Zone (e.g., no front yard setback). F. Downtown Mixed Use Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the DMU Zone and State law. H. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees). I. Adjacency to Interstate 10. The following standards apply to development that are within 500 feet of Interstate 10 as measured from its right‐of‐way: 1. Locate occupied open space areas (play areas, courtyards, patios, balconies, etc.) as far from the freeway as possible when the size of the site permits. 2. Prioritize the location of non‐habitable uses, such as parking structures and building areas not calculated in floor area, nearest the freeway. 3. Screen the project site with substantial vegetation and/or a wall barrier. 4. Provide special noise mitigation for residential uses in this zoning district that are within 500 feet of Interstate 10. J. Supplemental Standards. These Supplemental Standards apply to development within DMU Zone: 1. Limitations on Location of Parking. Above ground parking shall not be located within 40 feet of a street facing property line unless the Director makes the following findings: a. The site is small and/or constrained such that underground parking or surface parking located more than 40 feet from the street is not feasible; and 338 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 7 of 17 b. The parking area located within 40 feet of the street is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06. 2. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between two and one‐half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening. a. Design of openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. b. Exceptions. The following are exempt from this requirement: 1. Residential uses; and 2. Multi‐level garages. c. Reductions. This requirement may be reduced or waived if the Director makes the following findings: 1. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and 2. Street‐facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level. Figure 17.19‐3. Building Transparency/Required Openings Exhibit 3. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways. 4. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk. 339 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 8 of 17 5. Wall Plane Modulation. All street‐facing façades shall have at least one horizontal or vertical projection or recess at least two feet in width and depth, for every 50 horizontal feet of wall. 6. Pedestrian Access. On‐site pedestrian circulation and access shall be provided consistent with the following standards. a. Internal connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on‐site automobile and bicycle parking areas, and to any on‐site open space areas or pedestrian amenities. b. To circulation network. Regular connections between on‐site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on‐ site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. c. To neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. d. To transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances. e. Pedestrian walkway design. 1. Walkways shall be a minimum of six feet wide, shall be hard‐surfaced, and paved with permeable materials. Walkway widths may be reduced to three feet wide for small lot development (Section 17.11.030.D). 2. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method. 3. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or another physical barrier. 7. Public Open Space Requirement. Developments with 50,000 square feet or more of non‐ residential floor area on sites of five acres or larger shall provide open space consistent with the following: a. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of non‐residential floor area, plus 20 square feet of open space for every 1,000 square feet of non‐residential floor area over 100,000 square feet. b. Such open space shall be visible and accessible from a public street, or from on‐site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement. c. Such open space shall have a minimum dimension of 40 feet. d. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas. e. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof. 340 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 9 of 17 8. Additional standards listed in Section 17.03.065.J apply to multiple family developments, multiple family residential components of mixed‐use developments, and attached single unit developments, in the DMU Zone. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.19.050 Beaumont Mixed Use Zone (BMU Zone). The Beaumont Mixed Use Zone is intended to facilitate Beaumont Avenue corridor's transition to a mixed‐ use district with a mix of professional office, limited commercial uses and residential uses that are compatible with the abutting single‐family residences to the east and west. Development is intended to be less intense than the DMU zoning district in keeping with the scale of surrounding development. A. Beaumont Mixed Use Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.19‐1 of this Section. B. Beaumont Mixed Use Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.19‐1 of this Section. Such uses require the approval of a conditional use permit. C. Beaumont Mixed Use Zone, Development Standards. The following standards shall apply to the Beaumont Mixed Use Zone (BMU Zone): 1. Lot Area and Dimensions. No minimum lot size required. 2. Setbacks and Yards. The following setback requirements are applicable to the Beaumont Mixed Use Zone (BMU Zone): a. Front Yard Setbacks. The minimum front yard setback is 5 feet and the maximum front yard setback is 20 feet. In no event shall a residence be situated in such a manner as to result in a distance of less than 20 feet between the back of a sidewalk and the face of a garage door. b. Rear Yard Setbacks. The minimum rear yard setback is 10 feet, except when adjacent to a single family residential use. The rear yard setback is 20 feet when adjacent to single family residential use. c. Side Yard Setbacks. The minimum side yard setback is 5 feet, except when adjacent to single family residential use. The side yard setback is 15 feet when adjacent to single family residential use. 3. Density. The maximum density shall be 10 units per acre. 4. Floor Area Requirements. The maximum permitted floor area ratio is 0.35. The floor area ratio standard applies to non‐residential uses only. 5. Building Height. In the Beaumont Mixed Use Zone (BMU Zone), the maximum height of any building shall not exceed 2 stories or 35 feet. D. Beaumont Mixed Use Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05. E. Beaumont Mixed Use, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply, except where they conflict with standards allowed in this Zone. F. Beaumont Mixed Use Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. 341 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 10 of 17 G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the BMU Zone and State law. H. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees). ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.19.060 Sixth Street Mixed Use Zone (SSMU Zone). The Sixth Street Mixed Use Zone is intended to provide for commercial and multifamily residential uses along Sixth Street, east of Palm Avenue either as stand alone or in a mixed use setting. The permitted uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment and supportive of the Downtown retail environment west of Palm Avenue. A. Sixth Street Mixed Use Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.19‐1 of this Section. B. Sixth Street Mixed Use Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.19‐1 of this Section. Such uses require the approval of a conditional use permit. C. Sixth Street Mixed Use Zone, Development Standards. The following standards shall apply to the Sixth Street Mixed Use Zone (SSMU Zone): 1. Lot Area and Dimensions. Lot sizes for the Sixth Street Mixed Use Zone (SSMU Zone) shall not be less than 10,000 square feet with a minimum average lot depth of 100 feet and a minimum average lot width of 80 feet. 2. Setbacks and Yards. The following setback requirements are applicable to the Sixth Street Mixed Use Zone (SSMU Zone): a. Front Yard Setbacks. The minimum front yard setback is 5 feet and the maximum front yard setback is 10 feet. b. Rear Yard Setbacks. The minimum rear yard setback is 10 feet, except when adjacent to a single family residential use. The rear yard setback is 20 feet when adjacent to single family residential use. c. Side Yard Setbacks. The minimum side yard setback is 5 feet, except when adjacent to single family residential use. The side yard setback is 15 feet when adjacent to single family residential use. d. Freeway Setbacks for Residential Uses. Residential uses shall have a minimum setback of 500 feet from Interstate 10. 3. Density. The maximum density shall be 22 units per acre. 4. Floor Area Requirements. The maximum permitted floor area ratio is 0.5. The floor area ratio standard applies to non‐residential uses only. 5. Building Height. In the Sixth Street Mixed Use Zone (SSMU Zone), the maximum height of any building shall not exceed 4 stories or 60 feet, except as noted below. 6. Step back from Adjacent Residential. New development when sited next to single‐family uses shall step back upper floors (third and higher) an additional 15 feet to maintain solar access and privacy for adjacent single family residential uses. See Figure 17.19‐2. 342 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 11 of 17 D. Sixth Street Mixed Use Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05. E. Sixth Street Mixed Use, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply, except where they conflict with standards allowed in this Zone (e.g., no front yard setback). F. Sixth Street Mixed Use Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the SSMU Zone and State law. H. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees). I. Adjacency to Interstate 10. The following standards apply to development that are within 500 feet of Interstate 10 as measured from its right‐of‐way: 1. Locate occupied open space areas (play areas, courtyards, patios, balconies, etc.) as far from the freeway as possible when the size of the site permits. 2. Prioritize the location of non‐habitable uses, such as parking structures and building areas not calculated in floor area, nearest the freeway. 3. Screen the project site with substantial vegetation and/or a wall barrier. 4. Provide special noise mitigation for residential uses in this zoning district that are within 500 feet of Interstate 10. J. Supplemental Standards. Additional standards listed in Section 17.19.040.J apply in the SSMU Zone. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.19.070 Sixth Street Mixed Use—Residential Zone (SSMU‐R Zone). The Sixth Street Mixed Use—Residential Zone (SSMU‐R Zone) is intended to provide for multifamily residential and commercial uses along the north side of Sixth Street, east of Palm Avenue. Multifamily residential uses are required, either as stand alone or in a mixed use setting. The permitted uses and development standards are intended to be conducive to a compact, mixed use, and walkable environment and supportive of the Downtown retail environment west of Palm Avenue. A. Sixth Street Mixed Use—Residential Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.19‐1 of this Section. B. Sixth Street Use—Residential Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.19‐1 of this Section. Such uses require the approval of a conditional use permit. C. Sixth Street Mixed Use—Residential Zone, Development Standards. The following standards shall apply to the Sixth Street Mixed Use—Residential Zone (SSMU‐R Zone): 1. Lot Area and Dimensions. Lot sizes for the Sixth Street Mixed Use—Residential Zone (SSMU‐R Zone) shall not be less than 10,000 square feet with a minimum average lot depth of 100 feet and a minimum average lot width of 80 feet. 2. Setbacks and Yards. The following setback requirements are applicable to the Sixth Street Mixed Use—Residential Zone (SSMU‐R Zone): a. Front Yard Setbacks. The minimum front yard setback is 5 feet and the maximum front yard setback is 10 feet. 343 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 12 of 17 b. Rear Yard Setbacks. The minimum rear yard setback is 10 feet, except when adjacent to a single family residential use. The rear yard setback is 20 feet when adjacent to single family residential use. c. Side Yard Setbacks. The minimum side yard setback is 5 feet, except when adjacent to single family residential use. The side yard setback is 15 feet when adjacent to single family residential use. 3. Density. The maximum density shall be 22 units per acre. 4. Floor Area Requirements. The maximum permitted floor area ratio is 0.5. The floor area ratio standard applies to non‐residential uses only. 5. Building Height. In the Sixth Street Mixed Use—Residential Zone (SSMU‐R Zone), the maximum height of any building shall not exceed 4 stories or 60 feet. 6. Step back from Adjacent Residential. New development when sited next to single‐family uses shall step back upper floors (third and higher) an additional 15 feet to maintain solar access and privacy for adjacent single family residential uses. See Figure 17.19‐2. D. Sixth Street Mixed Use—Residential Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05. E. Sixth Street Mixed Use—Residential Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply, except where they conflict with standards allowed in this Zone (e.g., no front yard setback). F. Sixth Street Mixed Use—Residential Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the SSMU‐R Zone and State law. H. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees). I. Supplemental Standards. Additional standards listed in Section 17.19.040.J apply in the SSMU Zone. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.19.080 Downtown Residential Multifamily Zone (DMF Zone). The Downtown Residential Multifamily Zone (DMF Zone) is intended to encourage walkable, transit ready residential development in the proximity to Downtown, and to facilitate further development of this land use type. This includes higher density housing that includes condominiums, townhomes, duplexes, patio apartments, senior housing and supporting ancillary facilities. A. Downtown Residential Multifamily Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.19‐1 of this Section. B. Downtown Residential Multifamily Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.19‐1 of this Section. Such uses require the approval of a conditional use permit. C. Downtown Residential Multifamily Zone, Development Standards. The following standards shall apply to the Downtown Residential Multifamily Zone (DMF Zone): 344 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 13 of 17 1. Lot Area and Dimensions. Lot sizes for the Downtown Residential Multifamily Zone (DMF Zone) shall not be less than 6,000 square feet with an average lot width of 60 feet and a minimum average lot depth of 100 feet. Smaller lots may be allowed consistent with 17.11.030.D (Small Lot Development). 2. Setbacks and Yards. The following setback requirements are applicable to the Downtown Residential Multifamily Zone (DMF Zone): a. Front Yard Setbacks. 1. The minimum front yard setback is 10 feet. 2. The maximum front yard setback is 20 feet. The maximum setback requirement may be waived if the Director finds: a. Common plazas, courtyards, or outdoor amenity areas are located between the street and the building(s); b. The building(s) incorporates an entrance design that creates a welcoming entry feature facing the street; or c. A larger area is required to preserve existing mature trees or natural features. b. Rear Yard Setbacks. The minimum rear yard setback is 15 feet, except a minimum rear yard setback of 20 feet is required when adjacent to a single family residential use. c. Side Yard Setbacks. 1. The minimum interior side yard setback is five feet, except corner lots shall have a minimum street side yard setback of 10 feet. The minimum interior side yard setback is increased to 15 feet if adjacent to a single family residential use and to 20 feet for a three‐story building. 2. The maximum street side yard setback is 20 feet. The maximum setback requirement may be waived if the Director makes the findings listed in subparagraph 17.19.080.C.2.a.2. 3. Building Placement Requirements. a. Building façade(s) shall extend a minimum of 65 percent of the street frontage for the area between the minimum and maximum front yard setbacks. For example, if a lot is 100 feet wide, 65 linear feet of the lot parallel to the street must be occupied by a building(s) that adheres to the maximum setback requirement. b. In the area between the minimum and maximum street side yard setback, 50 percent of the linear distance parallel to the street shall be occupied by a building façade(s). 345 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 14 of 17 Figure 17.19‐4. Building Placement Requirements, DMF Zone 4. Density. The density shall not exceed 22 units per acre. 5. Useable Yard Area (Open Space) Requirements. The following minimum useable open space standards are applicable to development within the Downtown Residential Multifamily Zone (DMF Zone): a. For multifamily developments of fewer than 20 units, each unit shall have a minimum of 100 square feet of usable open space. b. For multifamily developments of 20 or more units, each unit shall have a minimum of 200 square feet of usable open space. c. The definition of useable open space and the method of computation is provided in Chapter 17.14 (see "Open Space, Useable"). 6. Building Height. In the Downtown Residential Multifamily Zone (DMF Zone), the maximum height of any building shall not exceed 35 feet. 7. Step back from Adjacent Residential. New development when sited next to single‐family uses shall step back upper floors (third and higher) an additional 15 feet to maintain solar access and privacy for adjacent single family residential uses. See Figure 17.19‐2. D. Downtown Residential Multifamily Zone, Off street Parking. 1. Parking shall not be located in the front setback unless the Director makes the following findings: 346 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 15 of 17 a. Buildings comply with the maximum front setback requirement; b. The parking area located within the front setback is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06; and c. Requirements in Chapter 17.05 are complied with. 2. Automobile storage space shall be provided as indicated in Chapter 17.05. E. Downtown Residential Multifamily Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply. F. Downtown Residential Multifamily Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. G. Accessory Dwelling Units. Accessory dwelling units are allowed consistent with the standards applicable to the DMF Zone and State law. H. Street Trees. A minimum of one tree shall be located along every 40 feet of street frontage. Street trees shall comply with applicable standards in Section 17.06.110 (Street trees). I. Supplemental Multiple Family Development Standards. Additional standards listed in Section 17.03.065.J apply to multiple family developments, multiple family residential components of mixed‐ use developments, and attached single unit developments, in the DMF Zone. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 17.19.090 Local Commercial Zone (LC Zone). The Local Commercial Zone (LC Zone) is intended to permit development that provides for a range of commercial service and retail land uses that are in proximity to residential neighborhoods consistent with the General Plan. A. Local Commercial Zone, Permitted Uses. The uses permitted under this Zone District are identified in Table 17.19‐1 of this Section. B. Local Commercial Zone, Conditional Uses. The uses conditionally permitted under this Zone District are identified in Table 17.19‐1 of this Section. Such uses require the approval of a conditional use permit. C. Local Commercial Zone, Development Standards. The following standards shall apply to the Local Commercial Zone (LC Zone): 1. Lot Area and Dimension. Lots sizes for the Local Commercial Zone (LC Zone) shall not be less than 10,000 square feet with a minimum average lot depth of 100 feet and a minimum average lot width of 100 feet. 2. Setbacks and Yards. The following setback requirements are applicable to the Local Commercial Zone (LC Zone): a. Front Yard Setbacks. The minimum front yard setback is 5 feet. b. Rear Yard Setbacks. No rear yard setback is required, except when adjacent to single family residential use. The rear yard setback is 20 feet when adjacent to single family residential use. c. Side Yard Setbacks. No side yard setback is required, except when adjacent to single family residential use. The side yard setback is 15 feet when adjacent to single family residential use. 347 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 16 of 17 3. Lot Area Requirements. The area occupied by all structures shall not exceed 50 percent of the lot area and the maximum permitted floor area ratio is 0.7. 4. Building Height. In the Local Commercial Zone (LC Zone), the maximum height of any building shall not exceed 60 feet. D. Local Commercial Zone, Off street Parking. Automobile storage space shall be provided as indicated in Chapter 17.05. E. Local Commercial Zone, Landscaping. The provisions of Chapter 17.06 of this ordinance shall apply. F. Local Commercial Zone, Signs. The provisions of Chapter 17.07 of this ordinance shall apply. G. Supplemental Standards. 1. Limitations on Location of Parking. Above ground parking shall not be located within 40 feet of a street facing property line unless the Director makes the following findings: a. The site is small and/or constrained such that underground parking or surface parking located more than 40 feet from the street is not feasible; or b. The design incorporates habitable space built close to the public sidewalk; and c. The parking area located within 40 feet of the street is landscaped along the street with a hedge, trellis, and/or landscaping consistent with Chapter 17.06. 2. Building Transparency/Required Openings. Exterior walls facing and within 20 feet of a front or street side property line shall include windows, doors, or other openings for at least 50 percent of the building wall area located between two and one‐half and seven feet above the level of the sidewalk. Such walls may run in a continuous plane for no more than 30 feet without an opening. (Figure 17.19‐3). a. Design of openings. Openings fulfilling this requirement shall have transparent glazing and provide views into display areas, sales areas, work areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep. b. Exceptions for parking garages. Multi‐level garages are exempt from this requirement. c. Reductions. This requirement may be reduced or waived if the Director makes the following findings: 1. The proposed use has unique operational characteristics with which providing the required transparency and openings is incompatible; and 2. Street‐facing building walls will exhibit architectural relief and detail and will be enhanced with landscaping to create visual interest at the pedestrian level. 3. Building Orientation. Building frontages shall be generally parallel to streets and pedestrian walkways. 4. Building Entrances. The primary building entrance shall face a public sidewalk. Buildings located in the interior of a site shall have the primary entrance face a pedestrian walkway that is connected to a public sidewalk. 5. Wall Plane Modulation. All street‐facing façades shall have at least one horizontal or vertical projection or recess at least two feet in depth, for every 50 horizontal feet of wall. 6. Pedestrian Access. On‐site pedestrian circulation and access shall be provided consistent with the following standards. 348 Item 9. Created: 2022‐05‐02 10:29:20 [EST] (Supp. No. 6, Update 2) Page 17 of 17 a. Internal connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on‐site automobile and bicycle parking areas, and to any on‐site open space areas or pedestrian amenities. b. To circulation network. Regular connections between on‐site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on‐ site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. c. To neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. d. To transit. Safe and convenient pedestrian connections shall be provided from transit stops to building entrances. e. Pedestrian walkway design. 1. Walkways shall be a minimum of six feet wide, shall be hard‐surfaced, and paved with permeable materials. 2. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method. 3. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or another physical barrier. 7. Public Open Space Requirement. Developments with 50,000 square feet or more of non‐ residential floor area on sites of two acres or larger shall provide open space consistent with the following: a. Forty square feet of open space shall be provided for every 1,000 square feet of nonresidential floor area for the first 100,000 square feet of non‐residential floor area, plus 20 square feet of open space for every 1,000 square feet of non‐residential floor area over 100,000 square feet. b. Such open space shall be visible and accessible from a public street, or from on‐site areas normally frequented by customers and shall be accessible during business hours. Areas within required setbacks may count towards the open space requirement. c. Such open space shall have a minimum dimension of 40 feet. d. Amenities shall be included that enhance the comfort, aesthetics, or usability of the space, including trees, landscaping, shade structures, seating (e.g., fixed seating, planter ledges, etc.), lighting, drinking fountains, public art, or performance areas. e. The surface of the open space shall allow for convenient outdoor activity, recreation, and/or gathering. Such surface may be plant or hardscape material, or a combination thereof. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020) 349 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 1 of 7 17.19.120 Permitted uses for Downtown Base Zone Districts. The permitted uses for the Base Zone Districts (identified in Section 17.19.040 through 17.19.090) are listed in Table 17.19‐1. Table 17.19‐1 Permitted Land Uses for Base Zone Districts in Downtown DMU BMU SSMU SSMU‐R LC DMF Administrative Professional Services Administrative/Professional Offices P1 P P P P N Advertising Agencies P1 P P P P N Architectural/Engineering/Design Services P1 P P P P N Attorney/Legal Services P1 P P P P N Business Management Services P1, 2 P P P P N Government Offices and Facilities P1, 2 P3 P P P N Travel Agencies P P P P P N Alcohol Service and Sales Bars or Cocktail Lounges4 PC P C C C C N Liquor Stores4, 5 C C C C C N Restaurants with Alcoholic Beverage Sales C C C6 C6 C6 N Brewery or Distillery C C C C C C Brewery, Distillery or other Alcoholic Beverage Production with onsite sales, tasting or consumption C C C C C C Automotive Services Automobile, Motorcycle, Truck, and Marine Craft Sales (New and Used) N N P C6 P N Automobile Parking Facilities C N C N P N Automobile Rental Agencies N N C6 N P N Automobile Repair Facilities N N C6 N C N Body and Paint Shops N N N N C N Car Wash N N C N C N Gas/Service Stations N N C6 C6 C N Limousine Services N N C N P N Recharging Stations Allowed (P) in any area designed for the parking or loading of vehicles. Tire Repair N N N N P N Tire Store N N N N P N Towing Services—With Indoor Vehicle Service N N N N C N Towing Services—With Outdoor Vehicle Storage N N N N C N Truck/Trailer Rentals N N N N C N Communications Facilities Wireless Telecommunication Facility— Stealth N N C N C N Formatted: Strikethrough Formatted: Font: 10 pt Formatted: Font: 10 pt Formatted: Font: 10 pt 350 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 2 of 7 Radio and Television Broadcasting Studios N N P1, 7 P1, 7 P N Recording and Sound Studios C1, 7 C1, 3 P1, 7 P1, 7 P N Satellite Dishes (Non‐Private) P P P P P N Satellite Dishes (Private Use) P P P P P P Ham Radio Antennae (Private Use) P P P P P P Day Care Facilities Commercial Day Care Facilities (not in‐ home) N P P P C N Day Care Centers, In Home—Small Family with 1 to 6 Children (as an accessory use in a residential unit) P1 P P P P P Day Care Centers, In Home—Large Family with 7 to 12 Children (as an accessory use in a residential unit) C1 C C C C C Educational Establishments Elementary, Junior, and High Schools/Private & Charter C2 C C C C C Elementary, Junior, and High Schools/Public C2 C P C C C Colleges or University P2 N P1, 6 N P N Tutoring & Testing P1, 7 P3 P7 P7 P N Vocational and Trade Schools C1, 7 C1, 3 N N P N Food and Beverage Sales Bakeries P7 P3 P7 N P N Catering Businesses P P3 P P P N Convenience Markets P P3 P P P N Grocery Stores/Supermarkets P P3 P P P N Grocery Stores, Alcohol Sales P N P C P N General Merchandise and Trade Antique Sales P7 P3 P7 P P N Appliances Sales P7 P3 P7 N P N Art Galleries, Studios and Supplies P P3 P P P N Beauty Supplies P P3 P P P N Book and Magazine Sales P P3 P P P N Building Materials with outdoor sales/storage N N N N C N Camera and Photographic Supplies P P3 P P P N Candy Stores P P3 P P P N Cigar/Cigarette Shops4 P P3 P P P N Clothing Stores P P3 P P P N Department Stores P8, 9 N P P P N Discount Stores N N N N P N Electronic Equipment Sales P P3 P P P N Equipment Sales and Rentals (indoor storage only) N N P N P N Equipment Sales and Rentals (outdoor storage) N N C N C N 351 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 3 of 7 Florists P P3 P P P N Freight Forwarding Services N N N N P N Furniture and Home Furnishings P N C C P N Garden Supply P7 P3 P7 P7 P N Gifts, Crafts, and Novelties P P P P P N Guns and Ammunition C N C N P N Hardware Stores P7 P3 P7 P7 P N Hobby, Toy and Game Stores P P3 P P P N Indoor Swap Meets N N C5 C5 C N Jewelry Sales and Repair P P P P P N Leather Goods P P P P P N Luggage Sales P P P P P N Office Equipment, Furniture and Supplies Sales P7 P3 P7 P7 P N Pet Sales and Supplies P7 N P7 P7 P N Records, Tapes, and Videos P7 P3 P P P N Retail, Other Specialty P7 P3 P P P N Sporting Goods and Equipment P7 P3 P7 P7 P N Surplus Stores P7 P3 P P P N Thrift and Second‐Hand Stores with donation drop off C C C C C N Thrift and Second‐Hand Stores without donation drop off P7 P3 P7 P7 P7 N Variety Stores P7 P3 P7 P7 P N Wholesale Establishments N N C C P N Lodging Bed and Breakfast Facilities P1 C C C P C Emergency Shelters N N C C P N Hotels and Motels P1 N P P P N Residence Inns P1 N P P P N Single‐Room Occupant (SRO) Facilities P1 C P P N N Trailer Parks and Campsites N N N N N N Transitional Housing P1 C P P N N Medical/Health Care Ambulance Services N N N N P N Animal Hospitals/Veterinaries P2, 7, 9 N P P P N Clinics P P P P P N Convalescent Homes N N C C P N Chemical Dependency Clinics N N N N C N Hospitals N N N N P N Medical/Dental Offices P1 P P P P N Pharmacies P7 P3 P P7 P N Pharmacies with Drive‐Through N N C C P N Personal Services Banking, Credit Unions, Financial Services P P3 P P P N Barbers and Beauty Parlors P P P P P N Check Cashing Services P N P P P N 352 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 4 of 7 Commercial Pet Grooming Services P N P P N P N Dry Cleaners P P P P P N Funeral Parlors, Mortuaries C2 N N C P N Laundries, Laundromats N N C C6 P N Locksmith and Key Shops P P P P P N Massage Establishments P1 P P P P N Pawnbrokers C N C C C N Photocopying and Photo Developing Services P7 P3 P7 P7 P N Photography Studios P P P P P N Shoe Repair Shops P P P P P N Tailors P P P P P N Tattoo/Body Piercing Services N C C N C C C N Public and Quasi‐Public Uses Community Recreation Centers P C P P P P Cultural Facilities P C P P P N Libraries P P P P P N Museums P C C C P N Parks P P P P P P Public Safety Facilities P P P P P P Senior Citizen Activity Centers P P P P P P Public Parking Lots or Structures P P P P P P Recreation and Entertainment Adult‐Oriented Businesses N N N N N N Amusement Parks N N N N N N Athletic Fields N N N N N N Batting Cages, Indoor C2, 8 N C C6, 8 C N Batting Cages, Outdoor N N N N C N Billiard and Pool Halls C N C C N C N Bowling Alleys C2 N C C P N Commercial Sports Facilities N N C C C N Dance Studios C N C C N C N Golf Driving Ranges N N N N N N Health Clubs and Gymnasiums C7 C3 C6, 7 C6, 7 C N Miniature Golf Courses N N N N C N Off‐Road Mini‐Bike and Motocross Courses N N N N N N Public Auditorium/Auditoriums C N C C C N Shooting Ranges (indoor) N N C N N N Skating Rinks N N C C P N Video Arcades C C N N C N Recycling Collection Facilities N N N N C N Processing Facilities N N N N C N Religious Institutions Churches C C P P C C Monasteries, Convents, or Similar Religious Quarters C C P P C C 353 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 5 of 7 Repair Services Electrical and Household Appliances Repair N N C C P N Furniture Refinishing N N N N P N Furniture Reupholstering N N N N P N Lawnmower Repair/Sales Shops N N C N P N Machine Shops N N N N C N Welding Shops N N N N C N Residential Uses Accessory Guest Houses P P P P N P Accessory Dwelling Units P P P P N P Boarding or Rooming Houses C N C C N C Caretaker's Unit P P P P P P Congregate Care Facilities N N C C P C Day Care Centers, Small Family—1 to 8 Children P1 P P P N P Day Care Centers, Large Family—7 to 14 Children P1 P P P N P Duplexes P P P P N P Group or Community Care Facilities—6 or fewer persons P1 P P P P P Group or Community Care Facilities—7 or more persons C1 C C C C C Home Occupation Businesses P P P P N P Mobile Home Parks N N N N C N Mobile Home or Manufactured Housing Units Single Lot N P N N N P Multiple‐Family, Apartments & Condominiums P1,10 N P10 P10 N P10 Planned Residential Developments P P P P N P Senior Housing Developments P P P P N P Single‐Family Dwellings N N P10 N N N P10 Restaurants Delicatessens P P P P P N Fast‐Food Restaurants—Without a Drive‐ Through4, 11 P P P P P N Fast‐Food Restaurants—With a Drive‐ Through4, 11 N N C C P N Sit‐Down Restaurants P C P5 P5 P N Sit‐Down Restaurant with live entertainment C C C5 C5 C5 N Restaurant, serving alcohol See Alcohol Sales, Restaurants with Alcoholic Beverage Sales Philanthropic and Charitable Institutions P C P P P N Service Organizations P C P P P N Temporary Uses Street/Craft Fairs and Farmers' Markets— Ongoing C12 C12 C12 C12 C12 N 354 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 6 of 7 Temporary Structures (Subdivision sales Office) P12 P12 P12 P12 P12 N Christmas Tree/Pumpkin Lots, and Similar, Not Exceeding 30 Days P12 P12 P12 P12 P12 N Outdoor Displays C C C C C N Parking Lot Sales P P P P P N Amusement Enterprises C12 C12 C12 C12 C12 N Transportation Facilities Bus Passenger Terminals N N C N C N Charter Bus Companies N N C N C N Motor Vehicle Transportation (Taxi/Shuttle) N N C C C N Truck Stops and Terminals N N N N C N Utilities Public Utility/Service Structures N N N N N N Sewage Disposal Facilities/Waste Transfer N N N N N N Utility Company Offices P1, 7 P1, 3 P1, 7 P1, 7 P N Water Storage, Distribution, and Collection Facilities N N N N N N Public Storage Facilities N N N N N N Wind Energy Conversion Systems See 17.11.140 N = Not Permitted P = Permitted C = Conditionally Permitted A = Permitted as an Accessory Use Footnotes: 1 Use is allowed only on upper floor locations on parcels fronting 6th Street and Beaumont Avenue. Limited lobby or entry areas are allowed on the ground floor. 2 Use is not allowed on parcels fronting 6th Street and Beaumont Avenue unless the size and scale of the project is determined to be compatible with the surrounding area. 3 Use is should belimited to 2,500 square feet unless the size and scale of the project is determined to be compatible with the surrounding area. 4 These uses shall should not be located on any parcel which is located within 1,000 feet of any school providing instruction in 12th grade or below, day care center, or youth center. 5 New liquor stores shall not be located within 1,000 feet of another liquor store. 6 Must comply with step back standards (Figure 17.19‐2) and setbacks per zone if adjacent to single family residential use. Performance standards per Chapter 17.04 apply. 7 Use is should be limited to 5,000 square feet unless the size and scale of the project is determined to be compatible with the surrounding area. 8 Use is should be limited to 10,000 square feet unless the size and scale of the project is determined to be compatible with the surrounding area. 355 Item 9. Created: 2022‐05‐02 10:29:21 [EST] (Supp. No. 6, Update 2) Page 7 of 7 9 CUP required if proposed use is larger than 10,000 square feet. 10 A Live/work unit is only permitted in the primary structure. 11 New fast ‐food restaurants should not be located within 1,000 feet of another fast‐ food restaurant. 12 Temporary Use Permit required. ( Ord. No. 1128 , § 2(Exh. B), 12‐1‐2020; Ord. No. 1141 , § 5(Exh. A), 10‐5‐2021) 356 Item 9.