HomeMy Public PortalAboutCity Council - 03 Jan 2017 - Workshop - Agenda - Pdf
Agenda
City of Beaumont City Council Meeting
Closed Session 4:00 PM
Regular Session 6:30 PM
Beaumont Financing Authority
Beaumont Utility Authority
Beaumont Conservation Authority
Beaumont Successor Agency (formerly RDA)
550 E 6th Street, Beaumont, Ca
Tuesday, January 3, 2017
Materials related to an item on this agenda submitted to the City Council 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
Any Person with a disability who requires accommodations in order to participate in this meeting should
telephone the City Clerk’s office at 951 769 8520, at least 48 hours prior to the meeting in order to make a
request for a disability related modification or accommodation.
Any one person may address the City Council 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 City Clerk. 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 Council from discussing or taking actions brought up by your comments.
Page
WORKSHOP SESSION
CALL TO ORDER
Mayor Lara, Mayor Pro Tem White, Council Member Condon, Council Member Knight, and Council Member
Orozco
PUBLIC COMMENT PERIOD (ITEMS NOT ON THE AGENDA)
Any one person may address the City Council 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 to the City Clerk. There is a three (3) minute time limit on
public comments. There will be no sharing or passing of time to another person. State Law prohibits the Council from
discussing or taking actions brought up by your comments.
WORKSHOP ITEMS
1. Discussion of Potrero Interchange Project and Direction to Staff
Recommended Council Action(s):
1. Continue with completion of Phase 1 of the Potrero interchange and proceed
with the following tasks:
1. Plans complete by the end of January 2017,
2. Right-of-way acquisition complete by the end of February 2017,
3. Funding commitment for $5 million from property owner by April 2017,
4. Project Ready to List by June 1, 2017,
5. Negotiate agreement with WRCOG for credits toward TUMF fees in the
event that Beaumont rejoins the TUMF program.
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2. Stop all work on the Interchange Project, return grant funds allocated to the
Project and delete from CIP. (No build alternative)
01-03-2016 Potrero Presentation v7
Workshop Item 1
Adjournment of the City Council Workshop of January 3, 2017 at ____ p.m.
The next regular meeting of the Beaumont City Council, Beaumont Financing Authority, Beaumont Utility
Authority, Beaumont Conservation Authority, and the Beaumont Successor Agency (formerly RDA), is
scheduled for Tuesday, January 17, 2017, at 5:00 p.m. or thereafter as noted on the posted Agenda for Closed
Session items in the City Council Board Room No. 5, followed by the regular meeting at 6:00 p.m. or thereafter
as noted on the posted Agenda at City Hall.
Beaumont City Hall – Online www.ci.beaumont.ca.us
Page 2 of 51
Potrero Interchange
Project
City Council Study Session
January 3, 2017
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Potrero Interchange
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Background
Extend Potrero Blvd. over SR 60 w/6-lane bridge and new
freeway interchange
City lead agency
Interchange concept dates to early 2000s
Project identified in the City’s General Plan Circulation
Element
Listed on Southern California Association of Governments
(SCAG) 2012‐2035 Regional Transportation
Plan/Sustainable Communities (RTP/SCS)
Consists of 2 phases (described in the next slides)
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Background (Cont.)
Phase 1 and 1A
Phase 1
Construct 6-lane bridge w/center median and bicycle
lanes
Extend Potrero Boulevard over SR 60
Construct ramp on Western Knolls to Potrero Boulevard
north of SR 60
Widen SR 60 at Western Knolls (north and south sides)
Widen SR 60 at Potrero Bridge location (a few hundred
feet east and west of the new bridge)
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PHASE I
Background (Cont.)
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Phase 1A
Construct acceleration and deceleration lanes
Construct median barriers on SR 60
Constructed via Caltrans Permit Process (streamlined
process for minor improvements on Caltrans right-of-
way)
Construction estimate of $2.23 million.
Permit originally obtained for Phase 1A expired in 2015
(work not completed)
Background (Cont.)
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Phase 2
Construct partial cloverleaf interchange and ramps
providing full freeway access (ingress and egress both
directions)
Realignment of Western Knolls Avenue
Provide increased safety on SR 60 and Western Knolls
Avenue
Access to the existing properties adjacent to the Potrero
Bridge location
Background (Cont.)
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Freeway Interchanges are a way to create economic
activity, jobs and tax revenues by providing access to
adjacent properties
Interchange has been identified as a traffic mitigation
measure in several of the environmental documents for
area development(s)
Benefits approximately 2,000 acres
Access to industrial and commercial areas to diversify
Beaumont’s local economy
Key component of City’s Workout Plan to Sustainability
discussed during the August 11, 2016, special meeting
Project Benefits
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Grant Funds
Funding Source Amount
DEMO-SAFTEA-LU $1,440,000
Section 125- Surface Transportation $855,000
Section 129- Surface Transportation $1,470,000
STP Local $8,928,000
STP Progmatic $750,000
Total $13,443,000
Funding
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Revised Project Cost Estimates
Item Phase I Phase II
PS&E Phase $600,000 $1,100,000
Roadway and structure $15,000,000 $15,500,000
Right-of-Way / Utilities $100,000 $0
Contingencies $3,000,000 $3,000,000
Subtotal $18,700,000 $19,400,000
Capital Outlay Support $2,160,000 $2,220,000
Environmental Mitigation $100,000 $1,500,000
Totals $20,960,000 $23,120,000
Grant Funds Available $13,444,000 $0
Developer Contribution $5,000,000 $0
City Contribution (Impact Fees) $2,516,000 $23,120,000
Expenditures to date * $13,000,000 $0
Grand Total $33,960,000 $23,120,000
Funding (Cont.)
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Funding source for $1.44 Million DEMO-SAFTEA-LU funds
has been replaced by future federal surface
transportation funds by RCTC. (letter dated July 8, 2016)
City received RCTC letter July 21, 2016, indicating RCTC’s
intention of de-programing $8.929 million in STP Local
funding due to their perception of lack of progress on the
Interchange Project
Phase 1A will cost approximately $2 million
Local funding for Phase 1 is estimated to be $7.5 million
Phase 2 estimated costs are $23 million
Funding (Cont.)
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Options for funding local share
Local Traffic Impact Fees
CFD Funds
Enhanced Infrastructure Finance District
Agreement from adjacent property owners to advance
funds
Additional Grant Funds
Funding (Cont.)
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Phase 1
Phase 1 have been resubmitted to Caltrans for review
Environment revalidation submitted to Caltrans It appears that
Environmental Permit # 1602 was obtained but other permits
may also be required
Caltrans has combined the Right-of-Way requirement map for
both Potrero Phases 1 & 2 (EA # 34141 & 34142)
Right of way acquisition is on going, three remaining
properties. Two for Phase 1 and one for Phase 2. Acquisition
must be completed by end of February to keep the Project on
schedule
Construction Management RFP has been circulated
Project Status
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Phase 1 (Cont.)
Other tasks that need to be completed:
Update 95% PS&E package to comply with the 2015 Standards
and current Highway Design Manual (HDM)
Review the approved Design Exception Fact Sheet to verify if
any new design exception would be needed due to update to
the HDM
Americans Disability Act (ADA) certification
For Caltrans to perform the Advertising, Awarding and
Administering (AAA), the current coop agreement will need to
be amended
Project Status (Cont.)
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Phase 1A
These improvements will be completed as a Project separate from the
Interchange Project. The scope of the Streamlined Oversight Project (EA
34143) consists of construction of the following at the Western Knoll
Avenue intersection/access point:
Construct a deceleration & acceleration lane along WB SR-60
Install temporary concrete barrier (Type K) along the median of SR-60
Widen and reconfigure the access point
Associated drainage, signing and striping modifications
The final cost estimate for this phase of the Project as of August 2013 is
$2,230,000. A permit was issued to City on February 2014 that expired on
February 2015 (Staff is working on obtaining a new permit)
Project Status (Cont.)
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Expenditures
Task Encumbered
to date
Anticipated
additional
expenditures
Total
Completion of Design $110,000 $100,000 $210,000
Environmental
Revalidation $18,600 $10,000 $28,600
Surveying $10,000 $10,000 $20,000
Project Management $120,000 $30,000 $150,000
Right of Way acquisition $25,300 $50,000 $75,300
Total $283,900 $200,000 $483,900
Project Status (Cont.)
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Right -of-Way
Project Status (Cont.)
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Phase 2
The work required for this phase of the project includes:
Completion of plans (currently at 65%)
Secure Funding for Phase 2
Most of the tasks identified in Phase 1
Project Status (Cont.)
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Project Schedule (Phase 1)
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A.Continue with completion of Phase 1 of the Potrero
Interchange and proceed with the following tasks:
•1. Plans complete by end of January 2017,
•2. Right of way acquisition complete by end of February
2017,
•3. Funding commitment for $5 million from property
owner by April 2017, and
•4. Project Ready to List by June 1, 2017.
B.Stop all work on the Interchange Project, return grant funds
allocated to the Project and delete from CIP. (No Build
Alternative)
Alternatives
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Construction / Funding Questions?
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Potrero Interchange
Project
Land Use and Market Demand
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Overview & Purpose
Analyze financial feasibility to fund infrastructure and
evaluate the City’s return on investment of public tax
dollars
Kosmont fiscal impact analysis (“FIA”) projects future
revenues and costs to City based on 20-year buildout
horizon
UFI/HdL to evaluate FIA assumptions and projected
return on public investment
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FIA Review
Project revenues/costs are based on land use
assumptions for study area
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FIA Review (Cont.)
UFI/HdL preliminary review of FIA focused on land
use assumptions
•Feasibility and intensity of future land uses drive
one-time and recurring revenues/costs
FIA’s proposed land uses in 32 planning site areas
include retail, office, industrial, residential, and hotel
Planning areas include unincorporated county
territory and recently annexed properties
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FIA Review (Cont.)
Developer land use assumptions vs. City-approved
land use entitlements
Developer land use assumptions vs. Market-viable
land uses
Kosmont FIA assumes maximum buildout and
therefore maximum City revenues
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Land Use Assumptions
Comparative Evaluation of FIA Buildout Projections and
Approved City Entitlements
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Land Use Review
Developer land use assumptions vs. City-approved land
use
Project
Site1
No.
Owner
Location
Aprox.
Acreage
City Approved
Land Use
Developer
Land Use
Assumptions
Entitlement
Requirements City RivCo
5 Potrero 40 X 143 Commercial
Industrial Overlay Industrial & Retail 60,000 Retail
6 Ricker, David X 40 SFR Industrial & Retail 330,600 Industrial
17,400 Retail
112 Hall, Carmen; Hall
C X 12 Rural Residential Industrial & Retail 95,000 sf Industrial
5,000 Retail
12 ASM Beaumont
Inv X 35 General Commercial Industrial & Retail 187,000 sf Industrial
13 - 29
Denley
Investments
(Trinity Partners)
X 279
Urban Village
Overlay
Industrial NOT
allowed
Urban Village
Overlay with
Industrial
Specific Plan
24 - 30 Various X 75 Urban Village Specific Plan
32 LV Heartland LLC X 417 App’d Tract
Map 27971 Heartland Specific Plan 126,000 Retail
1 All PS areas meet housing element
2 Pending Annexation
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Buildout Projections
FIA Buildout projections @ 2036
FIA net revenue projections @2036
Total
Acreage No. Owners Industrial
SF Retail SF Office SF Hotel
Rooms Res. DUs
1,365 Ac 17 8,970,160 SF 520,250 SF 209,300 SF 249 Rooms 3,283 DU
Estimated Annual Fiscal Revenues/Expenditures
Revenues (Stabilized Year 2036) $27,442,800
Year 1 – 20 Annual Average $16,131,115
Expenditures (Stabilized Year 2036) 17, 192,100
Year 1 – 20 Annual Average $6,588,225
Estimated Annual Net Fiscal Impact (Stabilized Year 2036) $10,250,700
Year 1 – 20 Annual Average $9,542,890
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Market Demand in the
Inland Empire
Research and Findings
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Industrial Demand
97.9 million square feet of new industrial
development forecasted for the IE
•2017 – 2021
•Based on future demand, traffic forecast from Ports,
change in retailers business models
Projecting annual growth for Beaumont Potrero
Project area at 3.5% or 3.43 million square feet
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Retail & Office Demand
Limited ground up retail development returning
•Projects are smaller in scale
Regional shopping center
•Ideal regional market location is at I-10/Highland Springs to
serve Beaumont/Banning area
•Potrero not a regional shopping area
Office Vacancy is at 22.3% (1st Q 2016)
•Still considerable space available in Riverside, Corona etc.
•Potrero not an office area
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Hotel
CBRE/PKF
•Suggest no new hotel development in the short to mid-
term until additional residential and employment
generators come online
Hotel Development in IE – Ont/Rancho &
Riverside/SB
•2017 Projects planned include – Residence Inn (112
rooms), Holiday Inn Express (104 rooms), Marriott Fairfield
Inn (106 rooms) all in MoVal and a Marriott Fairfield Inn
(106 rooms) in Riverside.
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Sales Tax Potential
Allocation Guidelines for Allocation of Local Tax – Online and In-Store
Place of
Sale Location of Goods When Sold How Goods Are Received Allocation of Taxes*
Online California Fulfillment Center Shipped to California
Customer
Local tax is allocated to the
jurisdiction in which the fulfillment
center is located.
Online Out of State Fulfillment Center Shipped to California
Customer
Local tax is allocated to the
countywide pool based on point of
delivery.
Online Out of State Fulfillment Center Picked up in Store (Click &
Collect)
Local tax is allocated to the
countywide pool based on point of
delivery.
Online California Fulfillment Center Owned and
Operated by a Third-Party Vendor
“Drop-shipped” to California
Customer**
Local tax is allocated to the
countywide pool based on point of
delivery.
Online In-Store (Goods withdrawn from store
inventory)
Shipped to California
Customer
Local tax is allocated to the
jurisdiction in which the store is
located.
Online In-Store (Goods withdrawn from store
inventory)
Pick-up in-store (Click &
Collect)
Local tax is allocated to the
jurisdiction in which the store is
located.
In-Store In-Store (Goods withdrawn from store
inventory) Over the Counter
Local tax is allocated to the
jurisdiction in which the store is
located.
*District tax for online purchases is allocated based on the point of delivery
**Drop-shipping by a third-party vendor is becoming a common tool for online retailers. Here, the manufacturer or wholesaler maintains the inventory
and ships the goods directly to the customer for the retailer who takes the order. If the retailer collects the tax when the order is taken, the tax is
allocated via the county pools. If the drop-shipper collects the tax as a part of the service, the tax goes to the jurisdiction where the stock of goods is held.
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Land Use Review
Buildout Projections and Market-Viable Land Uses
Use Type 2021 2026 2031 2036
Developer Consultants Developer Consultants Developer Consultants Developer Consultants
Industrial –
Proposed
Bldg. SF
5,717,210 3,430,000 7,343,685 6,430,000 8,970,160 9,237,960 8,970,160 9,237,960
Retail -
Proposed
Bldg. SF
173,417 20,000 346,833 242,000 520,250 362,000
Office -
Proposed
Bldg. SF
69,767 139,533 209,300 69,000
Hotel -
Proposed
Bldg. SF
100,000 190,000 190,000 60,000 190,000 120,000
Total Bldg. SF 5,817,210 3,430,000 7,776,869 6,450,000 9,646,527 9,539,960 9,889,710 9,788,960
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Revenue Projections
Total Revenue Projections (Sales Tax & TOT) @ 2036
Buildout
Project Planning Area
Annual Sales
Tax Revenue 2036 2036
Present Value 1.8% 2.5%
Denley Investments $590,280 $1,294,077 $1,749,476
USAA $336,000 $736,616 $995,839
Brooks Street $172,033 $377,149 $509,871
LV Heartland Llc $250,000 $548,077 $740,952
Misc. County Land $628,929 $1,378,808 $1,864,024
Denley & USAA Adjacent $373,095 $817,939 $1,105,780
Total $2,330,337 $5,108,820 $6,906,666
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Building Valuations
Annual Escalation – Building Valuation (Commercial
& Industrial)
Use Type 2021 2026 2036
Developer Consultants Developer Consultants Developer Consultants
Industrial $377,654,938 $730,937,674 $486,640,828 $771,600,000 $594,959,592 $2,649,505,839
Retail $35,246,703 $5,327,534 $106,029,016 $122,609,726
Office $12,761,983 $38,390,554 $32,323,078
Hotel $20,000,000 $38,768,163 $38,775,510 $70,267,562
Total $418,654,938 $730,937,674 $573,417,676 $1,943,564,020 $778,154,672 $2,801,800,025
2% Escalation
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Preliminary Conclusions
Return on Public Investment
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Preliminary Conclusions
Interchange has been identified as a traffic mitigation measure in
several of the environmental documents for area development(s)
benefiting approximately 2,000 acres
Requires a $5 million contribution from developers (down from
$8M) to fund phase 1 of the project
Phase 2 of the project doesn’t have a funding plan established as of
today, although we believe Phase 1 presents mobility and economic
value to the City
Development would create a diverse revenue profile as a key
component of City’s Workout Plan to Sustainability discussed during
the August 11, 2016 Special Meeting
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Preliminary Conclusions
The consultant team of HdL and UFI is projecting growth for the
Beaumont Potrero development at 3.5% or 3.43 million square feet
annually for the next five-year period (2017 – 2021),
Based on location and market conditions the Potrero area doesn’t
seem to be a prime area for new office development.
The idea of regional shopping centers as part of the Urban Village
Specific Plan is not market relevant. New retail projects for the
Potrero Project Area should be focused on neighborhood shopping
centers serving new residential projects and small scale retail
focused on SR60 convenience uses.
No new hotels are likely needed for this marketplace for the short
to midterm – at least until residential picks up significantly and the
industrial development is occupied. The two hotels proposed for
the Potrero project area should be reduced to 100 rooms.
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Questions?
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Page 44 of 51
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