Beaumont Municipal Code Ch. 17.C.02 General Development Standards

This Chapter establishes general development standards applicable to all land uses and development in the City of Beaumont.

A. Purpose. This Section identifies standards applicable to certain accessory buildings and structures.

B. Requirements.

1. Barbecue Islands. Barbecue islands shall be set back at least five feet from any property line.

2. Storage Containers. Storage containers are only allowed as accessory to agricultural uses, unless otherwise allowed by Section 17.C.10.230 (Temporary Uses).

3. Swimming Pools and Related Equipment.

a. Setbacks.

(i) Private swimming pools must not be located closer than five feet to any property line or dwelling.

(ii) All related mechanical equipment shall not be located closer than five feet from any property line.

(iii) All other swimming pools shall not be located nearer than 10 feet from any property line or building.

b. Walls. A masonry wall or other sound reducing material as approved by the Community Development Director must be erected on three sides of the mechanical equipment facing adjoining properties to a height of not less than 1.5 feet taller than the equipment.

4. Small Accessory Buildings. Small accessory buildings under 120 square feet must not be located within the front yard setback and are subject to minimum 5-foot side and rear setbacks, or the underlying base zone side and rear setback requirements, whichever is lower.

A. Purpose. This Section identifies standards applicable to fences and walls.

B. Fence and Wall Materials.

1. In Single-Family Residential Zones. Fence and wall materials in residential zones may include decorative masonry block, or any other appropriate materials as determined by the Community Development Director.

2. In Multiple Family Residential, Commercial, and Manufacturing Zones. Fence and wall material in multiple family residential, commercial, and manufacturing zones must be masonry or other permanent materials as approved by the Community Development Director. Open work fences facing any public street in commercial zones must be either masonry or metal grill work including, but not limited to, wrought iron. Open work fences in any other situation may, in addition to the above, be open metal mesh, or any other appropriate material as determined by the Community Development Director.

3. Barbed Wire Fences. Barbed wire fences may only be allowed in the Residential, Rural Zone, Recreation/Conservation Zone, and Manufacturing Zone when specifically approved by the Community Development Director and are prohibited in all other zones. Barbed or similar type wire must not be visible from any facing public street.

C. Fence and Wall Location and Height. Fences and walls, as well as landscaping used as a barrier that functions similarly to fencing, including but not limited to hedges or shrubs, may be erected in any zone, with a maximum height of six feet above the ground level at its highest point, with the following exceptions:

1. Fences greater than 3.5 feet in height may not be placed in the required front setback, either along the front or side property line, unless otherwise allowed in this Section.

2. On corner lots, the maximum height must not exceed 3.5 feet within the visibility triangle (see Figure 17.C.02.030-1 (Visibility Triangle)). The visibility triangle is formed by lines extended from the face of the curb to their intersection and a line connecting the face of the curb extensions measured 35 feet from their point of intersection. If no curb exists, the edge of the roadway or vehicular travel area shall be used as the point of measurement (also see County of Riverside's "Intersection Sight Distance" Transportation Standard No. 821).

FIGURE 17.C.02.030-1: VISIBILITY TRIANGLE [Figure: FIGURE 17.C.02.030-1: VISIBILITY TRIANGLE]

3. Within residential zones, fencing shall comply with the following:

a. If the principal structure is set back beyond the required front setback, any fence located at any point closer to the front property line than the front plane of the house shall be limited to 3.5 feet in height.

b. Return walls. The return wall is a fence or wall that that generally extends from a side yard or side property line to a house:

(i) Return walls are subject to the same general height standards as fences and walls.

(ii) The return wall shall be parallel to the front plane of the house and may be offset if the front plane of the house is offset, but it shall not extend in front of the front plane of the house as depicted in Figure 17.C.02.030-2 (Return Wall).

FIGURE 17.C.02.030-2: RETURN WALL [Figure: FIGURE 17.C.02.030-2: RETURN WALL]

4. In the Manufacturing Zone, fences which do not exceed eight feet in height measured from the ground level immediately abutting the fence at its highest point may be erected at a property line, provided that the maximum height of the fence in any setback abutting a public street must be limited to six feet in height within a five-foot setback area from any public street.

D. Nonconforming Fences. Every fence erected prior to the adoption of this Title which does not conform to the provisions of this Title must be removed, altered or replaced to be in compliance with this Title.

E. Anti-Graffiti Coating Required. Any owner of a block wall victimized by graffiti shall repair or repaint the block wall in a color that matches the existing wall, and apply an anti-graffiti coating within 10 days of the graffiti being applied or within 10 days of notification by the Community Development Director, whichever event comes first.

The structures and features listed in Table 17.C.02.040-A (Allowed Projections Above Height Limits) may exceed the maximum permitted building height for the zone in which they are located, subject to the limitations stated and provided that no portion of a structure taller than the building height limit contains habitable areas.

Table 17.C.02.040-A: Allowed Projections Above Height Limits

Outdoor lighting, light trespass, and illumination requirements indicated in Beaumont Municipal Code Chapter 8.50 (Outdoor Lighting) apply to all development in the City.

Whenever a division of land is proposed, the total number of lots or density permitted must comply with the General Plan, any applicable adopted specific plan, the California Government Code, and the requirements in this Section.

A. Recorded Lots as Building Sites. The following lots may be used as a building site, provided the required setbacks are maintained:

1. A lot shown on an official subdivision map; or

2. A lot shown on a record of survey map properly approved and recorded; or

3. A lot for which a bonafide deed has been recorded prior to the effective date of Ordinance No. 324.

B. Gated Communities. The City will review requests for gated communities during the tentative map process and may approve gated communities if the following findings are made:

1. The gated community shall include pedestrian and bicycle access, connections, and improvements with access points located no more than 600 feet apart; and

2. There is a demonstrated need for public safety or security that will be satisfied by the gate; or

3. There is a demonstrated benefit for private maintenance of infrastructure and facilities located within the gated community.

C. Small Lot Development. Residential projects located on lots less than the minimum lot size as allowed in Division B (Zone Regulations) may be approved with a Major Plot Plan subject to the following standards:

1. Maximum and minimum density must be consistent with the zone, and as may be modified through a density bonus in Chapter 17.C.12 (Affordable Housing Incentives and Density Bonus Provisions);

2. The minimum lot size is 2,000 square feet;

3. The minimum lot width is 25 feet;

4. The minimum lot depth is 50 feet;

5. The maximum area of the lot occupied by structures is 75 percent; and

6. Setbacks.

a. Side Setbacks. The minimum side setback is three feet. For attached units, a minimum side setback of five feet must be provided at the end of the row of attached units.

b. Rear Setbacks. The minimum rear setback is 10 feet. A minimum rear setback of five feet is allowed for a garage abutting an alley.

c. Other Setbacks. Other setbacks must be consistent with the zone, and as may be modified by Chapter 17.C.12 (Affordable Housing Incentives and Density Bonus Provisions).

A. Purpose. This Section indicates the specific requirements for manufactured homes.

B. Applicability. This Section applies to all manufactured homes in the city.

C. Standards. A manufactured home may be installed on a foundation in any zone that allows a conventional single-family dwelling, if it meets the following conditions:

1. The manufactured home shall be certified under the national Manufactured Home Construction and Safety Standards Act of 1974 (42 U.S.C. Section 5401 et seq.) and shall bear a California insignia or federal label as required by California Health and Safety Code § 18550(b).

2. The foundation system shall meet the requirements of California Health and Safety Code § 18551.

3. The manufactured home shall have a roof overhang of not less than 16 inches with a minimum 12-inch gable overhang, unless the Review Authority determines otherwise.

4. The manufactured home shall have non-reflecting roofing material and siding material consistent with standards applied to non-manufactured single-family dwellings.

5. A garage shall be provided consistent with the requirements for a non-manufactured single-family dwelling.

6. The manufactured home shall be used only as a single-family residential use and shall comply with all setback and height requirements of the zone in which it is located.

A. Purpose. This Section indicates the specific requirements for off-site improvements. Notwithstanding any provision to the contrary in this Title, this Section is not subject to Section 17.D.04.060 (Variances).

B. Applicability.

1. This Section applies to Building Permit applications for:

a. A new structure, except as described in Subsection 17.C.02.080.B.2;

b. An enlargement or addition of more than 300 square feet, or of more than 25 percent of the original area of an existing residence; and

c. The relocation of a structure on a lot abutting a public street.

2. This Section does not apply to Building Permit applications for patios, garages, or similar accessory structures accessory to a single-family residence in a single-family residential zone, except that these accessory uses are still subject to the requirements of Subsection 17.C.02.080.F (Street Dedication and Improvements Required).

C. Necessary Improvements. A building or structure must not be built, enlarged, or altered on a lot which abuts a street unless:

1. The necessary right-of-way for street and highway purposes has been dedicated; and

2. The portion of the street and/or right-of-way upon which the lot fronts and adjoins has been improved. The improvement must include the installation of curb, gutter, pavement, and sidewalk as is required on that side of the centerline of the street and/or right-of-way adjoining the lot.

D. Certificate of Occupancy. A Certificate of Occupancy must not be issued for any building or structure without all improvements and dedications completed.

E. Plans and Standards for Improvements. The applicant for the Building Permit shall submit plans prepared by a Registered Engineer for the dedication and improvement to the City Engineer for his review and approval. All street improvements required by this Subsection must be designed in accordance with the standards for streets as set forth in the official standards as approved by the Council.

F. Street Dedication and Improvements Required.

1. A building must not be erected, enlarged by more than 25 percent or moved to any lot or parcel of lots, which abuts or adjoins a street unless the one-half portion of the street adjoining or abutting the developed area has been dedicated and improved in accordance with the official standards as approved by the Council.

2. All of the improvements identified in Subsection 17.C.02.080.C.2 in addition to those required by the City Engineer must be provided.

3. If sidewalks exist on 25 percent or more of the total frontage of the lots in the block on the side of the street adjoining the lot upon which the building or structure is proposed to be built, then a sidewalk must be provided in front of the lot provided that the Council may waive the provisions for sidewalks in front of single-family residences, in the Manufacturing Zone, and in the Recreation/Conservation Zone if appealed by the property owner.

4. The Council may extend the deadline for installation of street improvements for one year after a Certificate of Occupancy is issued provided security acceptable to the City Engineer is provided and a signed agreement, approved between the City and applicant is executed.

G. Costs of Engineering and Improvements. The owner, developer, or applicant for the Building Permit shall pay all costs of dedication and improvement, including any cost for the removal or relocation of utilities, including fire hydrants, traffic signals, street lighting, drainage culverts, and of preparation of plans and blueprints.

H. Completion of Improvements. Any person required to make street improvements in compliance with the provisions of this Subsection shall make and construct all improvements in accordance with the standards and specifications and other requirements of the Director of Public Works and/or City Engineer, or upon Council approval, shall file with the City Engineer, a letter of credit, cash, certificate of deposit, or an agreement and note for the obligation secured by a deed of trust on the property, in the amount as the City Engineer shall estimate and determine to be necessary to cover the total costs of all required improvements. The City Engineer may determine the period of time during which the installation of the improvements could be reasonably delayed, provided that the installation or construction of the improvements must not be delayed for a period of more than one year from the date of final inspection of the building without the approval of the Council, as allowed for in Subsection 17.C.02.080.F.4. The City Engineer shall cause a written itemized estimate of the costs of all improvements and the amount of the required security to be given to the owner or applicant required to make the improvements within 30 days after issuance of the Building Permit.

A. Purpose. This Section identifies standards applicable to usable open space.

B. Required Minimum Dimensions. Each linear dimension of usable open space shall be a minimum of six feet, except as otherwise allowed by this Section.

C. Qualifying Usable Open Space Types.

1. Private Usable Open Space. Private usable open space typically consists of balconies, decks, patios, fenced yards, and other similar areas outdoor areas that are accessible only to occupants of the residential unit.

2. Common Usable Open Space.

a. Common usable open space typically consists of landscaped areas, patios, swimming pools, barbeque areas, playgrounds, turf, or other such improvements as are appropriate to enhance the outdoor environment of the entire development, and that are accessible to occupants of all residential units in the development; these can be located at the ground level, on parking podiums, or on rooftops, provided they are adequately landscaped.

b. Enclosed recreation or multi-purpose activity rooms may also be credited as usable open space so long as they are readily accessible to occupants of all residential units in the development.

D. Computation. The computation of usable open space provided shall be as follows:

1. The following areas shall be computed at 1.25 times the area actually devoted to such use (e.g., a qualifying 80-square-foot private patio described in Subsection 17.C.02.090.D.1.a below would count as providing 100 square feet of usable open space):

a. Private patios, when directly accessible to only one dwelling unit by a doorway to a habitable room or hallway, that are completely enclosed on all sides by a fence which is a minimum of five feet in height;

b. Balconies and lanais, when directly accessible to only one dwelling unit by a doorway to a habitable room or hallway, that have a minimum width and length of five feet;

c. Swimming pool areas, including any hard surface deck which normally surrounds such pools. Deck area more than 25 feet from the edge of the pool will not be counted as open space under this Subsection; and

d. Recreation activity rooms, provided these rooms are permanently maintained for the use of tenants for various recreation activities. Such activity rooms shall not include lobbies, but may include common steam rooms, saunas, or similar common interior amenities.

2. All other areas meeting usable open space requirements shall be credited with the actual area (square feet) provided.

Outdoor display and sales shall be located, developed, and operated in compliance with the following standards.

A. Temporary Outdoor Display and Sales. The temporary outdoor display and sale of merchandise shall comply with Section 17.D.04.040 (Temporary Use Permits).

B. Produce Displays. The outdoor display of fresh produce associated with a grocery store on the same site is allowed, subject to the following standards:

1. The display shall not disrupt the normal function of the site or its circulation and shall not encroach upon parking spaces, driveways, pedestrian walkways, or required landscaped areas.

2. All produce shall be removed or enclosed at the close of each business day.

C. Permanent or Ongoing Outdoor Display and Sales. The permanent or ongoing outdoor display of merchandise, except for vehicle sales and leasing and vehicle rental, shall comply with the following standards:

1. Relationship to Primary Use. The outdoor display and sales area shall be directly related to a business occupying a principal structure on the same lot.

2. Allowable Merchandise. Only merchandise sold at the business is allowed to be displayed outdoors.

3. Location. The displayed merchandise shall occupy a fixed and defined location, shall not disrupt the normal function of the site or its circulation, and shall not encroach upon parking spaces, driveways, pedestrian walkways, or required landscaped areas.

4. Size Limits. Permitted as an accessory use where the outdoor display and sales occupies less than 200 square feet or five percent of the indoor retail space, whichever is less. Additional area may be allowed with approval of a Minor Conditional Use Permit.

On-site pedestrian circulation and access shall be provided in all zones except for the R-R, R-SF, PF, and R-C zones consistent with the following standards.

A. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.

B. Paving. For multiple family residential and residential mixed-use projects, paving within required setback areas must be distinct from the adjacent public sidewalk in color, design, or texture.

C. To Circulation Network. Regular connections between on-site walkways and the public sidewalk and other planned or existing pedestrian routes or trails shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.

D. To Neighbors. Direct and convenient access shall be provided to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. This requirement shall not apply to the M Zone.

E. To Transit. Safe and convenient pedestrian connections shall be ADA-compliant and shall be provided from transit stops to building entrances.

F. Pedestrian Walkway Design.

1. Walkways shall be a minimum of six feet wide except that eight-foot-wide walkways shall be required for multiple family and residential mixed-use projects. Walkway widths may be reduced to the minimum requirements in the currently adopted California Building Code for small lot development (Subsection 17.C.02.060.C (Small Lot Development)).

2. Walkways shall be hard-surfaced and paved with permeable materials.

3. Where a required walkway crosses a driveway, parking area, or loading area, it must be clearly identified using a raised crosswalk, a different paving material, or a similar method.

4. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or another physical barrier.

A. Purpose. The performance standards identified in this Section regulate the use of a building or land to minimize potential risk to the public from hazards; and ensure that uses and activities are conducted in a manner that protects the public health and safety and do not produce adverse impacts on surrounding properties or the community at large.

B. Applicability. The standards of this Section apply to all uses and properties in all zones, unless otherwise specified. The standards established by this Section are minimum requirements and shall not be construed to prevent the Council, the Planning Commission, or the Community Development Director from imposing, as part of a project approval, specific conditions which may be more restrictive, in order to meet the intent of these regulations.

C. Measurement of Impacts. Measurements necessary for determining compliance with the performance standards of this Section shall be taken at the property line of the establishment or use that is the source of a potentially objectionable condition, hazard, or nuisance.

D. Property Maintenance. Abandoned vehicles and dilapidated structures are regulated by Beaumont Municipal Code Title 8 (Health and Safety).

E. Electromagnetic Interference. Uses, activities, and processes shall not cause electromagnetic interference with normal radio and television reception, or with the function of other electronic equipment beyond the lot line of the site in which it is situated. All uses, activities, and processes shall comply with the applicable Federal Communications Commission regulations.

F. Radioactivity. No radiation of any kind shall be emitted that is dangerous to humans.

G. Fire and Explosive Hazards. All activities, processes, or uses involving the storage, use of, transportation, or production of products which, in the raw or finished state, constitute a flammable or explosive material or volatile extraction, shall be subject to approval by the Fire Department. All incineration is prohibited except for those substances including, but not limited to, chemicals, insecticides, hospital materials and waste products required by law to be disposed of by burning, and those instances where the Fire Department deems it a practical necessity. Also see Beaumont Municipal Code Chapter 8.16 (Burning).

H. Glare. Uses, activities, buildings, structures, and processes shall not produce glare perceptible beyond the boundaries of the lot where the use is located. Exterior lighting must comply with Beaumont Municipal Code Chapter 8.50 (Outdoor Lighting).

I. Heat and Humidity. Uses, activities, and processes shall not produce any emissions of heat or humidity that cause distress, physical discomfort, or injury to a reasonable person, or interfere with the ability to perform work tasks or conduct other customary activities. In no case shall heat emitted by a use cause a temperature increase of more than five degrees Fahrenheit on another property.

J. Noise. Noise standards are established in the Noise Element of the General Plan and Beaumont Municipal Code Chapter 9.02 (Noise Control). Additionally, the following standards shall apply.

1. Acoustic Study. An acoustic study shall be required for any proposed project which could create or be subject to a noise that exceeds the levels contained in Tables 10.1 and 10.2 2 in the General Plan.

2. Noise Attenuation Measures.

e. Noise attenuation measures identified in an acoustic study shall be incorporated into the project to reduce noise impacts to satisfactory levels as determined by the Community Development Director.

f. Emphasis shall be placed upon site planning and project design measures. The use of noise barriers shall be considered and may be required only after all feasible design-related noise measures have been incorporated into the project.

3. Public Areas. Recorded background music may be permitted outdoors on public sidewalks and in other public areas subject to the standards of this Title and Beaumont Municipal Code Chapter 9.02 (Noise Control).

K. Hazardous Materials. The use, handling, storage, and transportation of hazardous and extremely hazardous materials shall comply with the provisions of the California Hazardous Materials Regulations, the California Fire and Building Codes, Beaumont Municipal Code Chapter 15.20 (Fire Code), as well as the laws and regulations of the California Department of Toxic Substances Control and the County of Riverside Environmental Health Department.

L. Air Contaminants.

1. Uses, activities, and processes shall not operate in a manner that emits excessive dust, fumes, or particulate matter.

2. Sources of air emissions shall comply with regulations established by the Environmental Protection Agency, the California Air Resources Board, and the South Coast Air Quality Management Control District (SCAQMD). Operators of activities, processes, or uses that require "approval to operate" from the SCAQMD, shall file a copy of the permit with the Department within 30 days of permit approval.

M. Odors.

1. No use, process, or activity shall produce odors that are perceptible without instruments at the lot lines of a site. Odors from temporary construction, demolition, and vehicles that enter and leave the subject lot (e.g., construction equipment, trains, trucks, etc.) are exempt from this standard.

2. An odor detected no more than a total of 15 minutes in any one day shall not be deemed to be continuous, frequent, or repetitive.

A. Purpose. This Section establishes standards for refuse and recycling areas consistent with California Public Resources Code § 42900 et seq. and § 40050 et seq.

B. Applicability. Areas for collecting and loading refuse and recyclable materials are required for any project for which a Building Permit is required, except as follows:

1. Projects that consist of interior improvements only; or

2. Single-family dwellings and other uses which participate in the City's curbside trash and recycling program.

C. Screening. Refuse and recycling areas or bins shall be stored or screened in such a manner that containers are not visible from the right-of-way at the front of the property.

D. Enclosure Plans and Specifications. The applicant for any applicable project shall, as a condition of approval, submit for review and approval site plans and profiles of enclosures. The plans must include the following information:

1. Trash and Recycling Containers. Trash and recycling containers must be shown on the site plan at grade.

2. Enclosure Accessibility. Enclosures must be accessible to solid waste and recycle collection vehicles. The site plan must include a design for truck turn around movements, ingress and egress, and "keep clear" areas.

3. Location. Enclosures must not be placed in front or side setback areas, although the Community Development Director may approve enclosures in the front or side setback when screened from public view as described in Subsection 17.C.02.130.C (Screening). Trash enclosures shall not be located within any rear setback area that adjoins residential zones or residential uses.

4. Size and Number. Refuse and recycling collection areas and bins shall be adequate in capacity, number, and distribution to accommodate all trash, garbage, recyclables, green waste, organic waste, and any other waste until such items are picked up by the City or its contracted collector.

5. Design. The design must conform to the City's standard specifications, although alternative designs may be approved at the discretion of the Community Development Director. Trash and recycling containers and areas for multiple-family residential, commercial, and manufacturing and industrial uses must be secured.

6. Signs. Signs must be permanently placed on enclosure walls and on trash and recycling containers to distinguish them, including general instructions about which items may be recycled or disposed of as trash must be posted, which must include a prohibition against the disposal of oil, grease, and hazardous waste. The signs must include the name and phone number of the person responsible for the maintenance of the enclosure.

7. Review by Waste Management. Waste Management, or a City-authorized refuse contractor, shall review and approve the location of proposed trash enclosures in parking lots in accordance with Subsection 17.C.06.080.G.3 (Review by Waste Management).

E. Refuse and Debris. Debris, rubbish, and trash, including, but not limited to, discarded old furniture, appliances, boxes, toys, etc.; discarded building materials; and equipment and materials shall not be visible from public rights-of-way at any time and must not be kept in the setback areas for more than seven days.

F. Trash Receptacles. Trash receptacles must not be stored in any front setback within any residential zone.

A. Purpose. This Section establishes standards for the screening and separation of abutting residential and nonresidential uses, outdoor storage areas, and equipment to minimize visual and other potential impacts on adjacent lots and surrounding areas.

B. Visibility. The visibility of any equipment from the public right-of-way shall be determined by "line-of-sight" and measured from a point that is six feet above the finished surface of the centerline of the public right-of-way (e.g., street).

C. Screening for Manufacturing and Industrial uses Abutting Residential Zones and Uses. A minimum six-foot masonry or solid fence and/or screening landscaping must be provided and maintained on the interior lot lines of any lot that contains a manufacturing or industrial use and adjoins a residential zone or residential use.

D. Screening for Parking Areas.

1. A solid masonry wall a minimum height of six feet shall be required on all common property lines when any parking area for a commercial or manufacturing and industrial use abuts a residentially zoned property, church, school, or park. The wall shall be consistent with Section 17.C.02.030 (Fences and Walls).

2. Unless sufficiently screened in compliance with Subsection 17.C.02.140.D.1, a minimum 3-foot-tall hedge or wall shall be provided to shield headlight glare from shining onto a public street.

E. Outdoor Storage. Outdoor storage areas shall be screened from view from any adjacent public street or freeway, existing or planned residential area, or publicly accessible open space area with a solid wall or tight board fence that is:

1. Tall enough to sufficiently screen stored material; and

2. Consistent with this Title; however, the fence or wall may exceed the maximum allowable height consistent with Chapter 17.D.02 (Procedures).

3. Exceptions.

a. Temporary storage of materials reasonably required for construction work on the premises in compliance with a valid Grading Permit or Building Permit.

b. Outdoor sales or uses that by their nature provide outdoor storage, such as auto, trailer, and boat dealers, and equipment rental specified as an allowed land use in the applicable zone.

F. Equipment Screening.

1. Ground-Mounted Equipment. Ground-mounted equipment including, but not limited to, air conditioning units, landscape irrigation controls, transformers, communication equipment, gas meters, water meters, standpipes, fire sprinkler connectors, tanks and other exterior equipment shall comply with the following standards:

a. Location. Ground-mounted equipment must be located outside the front setback and, when no front setback is required, ground-mounted equipment must be outside the area between the street and the building closest to the street. Where it is infeasible to locate ground-mounted equipment outside the front setback, ground-mounted equipment located in the front yard must be screened from public view as provided for in Subsection 17.C.02.140.F.1.b (Screening) below.

b. Screening. Equipment shall be completely screened from view from all public and private streets by dense shrubbery, masonry wall such as split face block or masonry finished to match the building, or other solid screening material utilizing colors and materials which complement the building. Wall and fences must comply with Section 17.C.02.030 (Fences and Walls).

c. No net reduction in the number of on-site trees, and no loss of protected trees, as defined in Section 17.C.04.050 (Tree Preservation and Maintenance), are allowed for the placement of any ground-mounted equipment.

d. Height of ground-mounted equipment.

(i) In commercial and manufacturing zones, the installed height of the transformer, tank, or equipment shall not exceed the height of the building. Equipment exceeding building height may be approved by the Community Development Director if it is proposed at the rear of the building, and the applicant can demonstrate that the equipment will not be seen from the public right-of-way.

(ii) If adjacent to a residential zone, mixed use zone, or a residential use, the maximum installed height shall not exceed six feet.

e. Generators are not allowed adjoining residential zones or residential use.

2. Rooftop Equipment. All rooftop equipment including, but not limited to, air conditioning units, and mechanical equipment shall be shielded and architecturally screened from view from on-site parking areas, adjacent public streets, and adjacent residential zones as follows:

a. All rooftop equipment shall be placed so that it is screened by a screening wall, parapet wall, equipment well, or other device approved by the Review Authority and not visible from public rights-of-way.

b. Rooftop equipment screening shall match or be complementary in material and color to the exterior building and may include metal panels, parapet walls, or screens constructed of exterior grade plywood or other durable materials.

3. Exceptions. Exceptions may be granted by the Community Development Director where screening is infeasible due to existing development or health and safety or utility requirements.

Building projections may encroach into required setbacks according to the standards of Table 17.C.02.150-A (Allowed Encroachments into Required Setbacks), subject to all applicable requirements of the Building Code. The "Limitations" column states any dimensional, area, or other limitations that apply to such projections.

Table 17.C.02.150-A: Allowed Encroachments into Required Setbacks

Site preparation and grading, including the preparation of a preliminary soils report, must be completed in compliance with the most recently adopted version of the California Building Code and City Engineering Standards.

See Beaumont Municipal Code Titles 12 (Streets, Sidewalks, and Public Places) and 16 (Subdivisions) for street improvement standards.

A. Purpose. This Section includes standards for new utilities and infrastructure to protect public safety and to improve the appearance of the community.

B. Responsibility for Providing New Utility Service and Connections. Any applicant proposing to develop property subject to this Title shall be responsible for furnishing and installing all required utility service and connections as required by the applicable utility provider.

C. New Utility Lines Required to be Underground. All new electrical distribution lines of 34.5 kilovolts or less, and all new telephone, cable television, fiber optic, and similar wires and lines that provide customer services must be installed underground, except for:

1. Utility poles within six feet of the rear lot line used for terminating underground facilities;

2. Temporary utilities while construction is ongoing;

3. Risers and poles as provided by the applicant or owner;

4. Meter boxes, terminal boxes, and similar equipment;

5. Transformers, except that all transformers shall be located in vaults; and

6. Infill development in R-SF Zone where existing overhead lines serve the area, subject to the approval of the Community Development Director.

D. Existing Utility Lines. See Beaumont Municipal Code Chapter 12.18 (Undergrounding of Existing Overhead Utilities).

E. Electrical Disturbance. Activity that causes electrical disturbance that affects the operation of equipment located beyond the property line is not allowed. Radio, television, and microwave transmitters must be suitably wired, shielded, and controlled so that they do not emit electrical waves or impulses that may affect other electronic devices or equipment. Also see Subsection 17.C.02.120.E (Electromagnetic Interference).