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HomeMy Public PortalAbout07/20/93 MinutesBEAUMONT PLANNING COMMISSION MINUTES OF JULY 20, 1993 Meeting was called to Order at 7:00 p.m. Roll Call: Commissioners Echlin, DePalatis, Kirkland, Moreno and Chairman Prouty. Affidavit of Posting was read. Pledge of Allegiance to the Flag was observed. 1. Approval of Minutes: Commissioner Depalatis made a motion to approve the Minutes of July 20, 1993 as submitted, seconded by Commissioner Kirkland. Motion carried unanimously with the following roll call vote: AYES: Commissioners Echlin, DePalatis, Kirkland, Moreno and Chairman Prouty. NOES: None. ABSTAIN: None. ABSENT: None. 2. Oral Communication: None. 3. Director's Report: PC Egger informed the Commission that there would be a Special Meeting on July 27, 1993 in order to consider a preliminary redevelopment plan as well as a proposed boundary for a redevelopment project area. The City Council adopted a Redevelopment Survey Area and subsequently directed staff to determine from the survey area what the appropriate boundaries of the prospective redevelopment project area might be. Also along with this, a preliminary plan is being prepared by the consulting team and these items will be presented to the Commission for their consideration at this hearing. SCHEDULED HEARING: 4. 89 -TM -3 (Tr. 24039), request for a three year extension of time. Applicant, Coscan /Stewart. PC Dillon presented the staff report stating that the proposed extension of time was not consistent with the State Subdivision Map Act and the Beaumont Municipal Code in that these documents propose a one year extension rather than a three year extension. Based upon the background and staff report PC Dillon recommended approval of the extension of time for Tentative Tract 24039 to November 26, 1993. Mr. Dillon further explained that the one year is the standard length of time the City has used in the past and is consistent with other jurisdictions and gives the Commission the opportunity to review the project on a regular basis. He also noted that the applicant has had discussions with staff recently concerning the filing of a revised tentative map and expects this will be coming before the Commission within the next couple of months. On motion by Commissioner DePalatis, seconded by Commissioner Kirkland to grant a one (1) year extension of time retroactive from November 26, 1992 to November 26, 1993. Motion carried unanimously with the following roll call vote: AYES: Commissioners Echlin, DePalatis, Kirkland, Moreno and Chairman Prouty. NOES: None. ABSTAIN: None. ABSENT: None. Minutes of PC meeting July 20, 1993 Page 2 CONTINUED PUBLIC HEARING: 5. 93 -RZ -3 and 93 -ND -8, a request to change the Zoning from R- A (Residential Agriculture ) to C -G (General Commercial) on approximately 6.B acres, located south of First Street between Orange Avenue and Palm Avenue. The current General Plan designation on the site is Single - Family Residential, Specific Plan Overlay. The adoption of a Negative Declaration pursuant to the California Environmental Quality Act is also proposed. Applicant, Mark Hilbert. PC Egger presented this staff report explaining to the Commission that this item was carried over from the June 15 meeting. He explained that just prior to the meeting a discrepancy was found between the final General Plan map and the preliminary draft that was circulated and considered by the Planning Commission and City Council. Upon checking the discrepancies, staff found that a change had indeed been made to the map which makes the zone change as it is proposed impossible by virtue of its inconsistency with the General Plan. Staff further ascertained that the change that occurred in the map was not directly in response to a request by the applicant nor was it in response to direction by the Planning Commission or the City Council. Staff has also identified several other inconsistencies in the Plan or graphic errors and other minor problems in terms of past commitments that have been made and is compiling a list of these discrepancies and plans to proceed within the next couple of months with a City initiated General Plan Amendment to clean -up these items. Consequently, Mr. Egger indicated that at this time staff would like to continue this matter off calendar and then bring it back to the Commission at the same time the clean -up amendments are done to the General Plan and process it through completion at that time. Commissioner DePalatis made a motion, seconded by Commissioner Echlin to continue this item off calendar and that it be processed concurrently with the General Plan "clean -up action" Motion carried unanimously with the following roll call vote: AYES: Commissioners Echlin, DePalatis, Kirkland, Moreno and Chairman Prouty. NOES: None. ABSTAIN: None. ABSENT: None. PUBLIC HEARINGS: 6. 92 -PUP -2 and 93- ND -10, the proposed use of an existing 5,824 sq. ft. building to establish a preschool for approximately 58 children, located at 1141 Beaumont Avenue. Applicant, Childhelp USA Headstart /State Preschool. PC Egger presented the staff report outlining the project in detail, noting that this project is exempt from CEQA, warranting the filing of a Notice of Exemption. Mr. Egger recommended approval of the project subject to several conditions. Commissioner DePalatis questioned the trash enclosure with PC Egger noting there was a condition stating it should be of masonry construction with opaque gates which is shown on the site plan. Chairman Prouty then opened the public hearing at 7:21 p.m. asking for proponents/ opponents from the audience wishing to speak. There being none, he then closed the public hearing at 7:22 p.m. turning the matter back to the Commission for discussion. Commissioner Echlin made a motion to approve 93 -ND -10 and 93- PUP -2, subject to the conditions of approval, seconded by Commissioner Kirkland. Motion carried unanimously with the following roll call vote: Minutes of PC meeting July 20, 1993 Page 3 AYES: Commissioners Echlin, DePalatis, Kirkland, Moreno and Chairman Prouty. NOES: None. ABSTAIN: None. ABSENT: None. 7. 92- ANX -2, SP -92 -1, EIR -92 -2 and 92 -RZ -2, a proposal to establish a master planned community with approximately 11,800 dwelling units and ancillary commercial and recreational uses on 9,117 acres. The subject property is located at the southern terminus of Highland Springs Avenue in unincorporated Riverside County. Applicant, Lockheed Corporation. PC Egger presented the background, processing considerations, the existing site conditions and project description pertaining to this project in length, recommending that the Commission continue this project to the regular meeting of August 17. Mr. Egger then noted that, on this date, staff will be prepared to discuss the potential conditions of approval for this project and will also provide a more detailed assessment of the infrastructure issues. PC Egger went on explaining that a Supplement to the EIR had been prepared which addresses the changes that were made in the design subsequent to the initial public review period and this Supplement was sent to the State Clearinghouse in Sacramento on July 19. Effectively on this date a 45 day review period commenced on this particular Supplement. Mr. Egger also informed the Commission that at this time the City is processing the sphere of influence amendment at the County Local Agency Formation Commission which will be the initial step in bringing this and other areas into Beaumont. This particular item is scheduled to be acted on by LAFCO in September and staff does not expect any difficulties with Potrero site being placed within the City's Sphere of Influence; furthermore he went on to state that an additional proposed action is a Development Agreement. He explained the Development Agreement, stating it is a legal tool which provides the developer with some guaranteed assurances in the form of an agreement which protects the entitlements that are obtained and in some cases locks in City fees as well. He noted that the City will obtain guarantees and assurances for performance on the part of the developer in return for guarantees provided by the City. This then becomes a contract between the City and the Developer to ensure performance and adherence to the approvals on both ends. He informed the Commission that beyond August 17, staff would expect to take this item up again on September 7 for final action since at this time the Environmental Review Process will have been completed, comments received on the Supplement and responded to and all items will be in order to allow action by the Planning Commission. Tonight serves to disseminate some of the project details, August 17 will involve review of conditions of approval; and September 7 will deal with the final details and the environmental documents that will be completed at that time. Chairman Prouty then opened the public hearing at 7 :37 asking for proponents /opponents from the audience wishing to speak. Mr. Kend Philbrick, Corporate Real Estate Director for Lockheed Corporation, 4500 Park Granada Blvd. Calabasas, Ca. addressed the Commission stating his mission was to create a high quallity living environment with this project, one which would be capable of turning the corner into the 21st Century and would provide recreational and cultural amenities that add value to the citizens of Beaumont as well as ensure that the quality aspects of this Development Plan are in fact carried out. Mr. Hugh Hewitt, with Pettis, Tester, Kruse and Krinsky, Law Firm at 18881 Von Karmen Avenue, Ste. 1600, Irvine, Ca. 92715. (At this time Mr. Guy Farris handed out a booklet to each Minutes of PC meeting July 20, 1993 Page 4 of the Commissioners called the "Highlights Book "). Mr. Hewitt then walked the Commission through the project noting that it involves 15 square miles of land which consists of 9,117 acres, however only 2,736 acres are proposed for development. He commented that 70 percent of the property will be in open space and will never be touched. He went on to state that this property was purchased in 1959 and used until 1975 as a testing site for rocket motors, however only a very small area of the property was used for this testing. He explained that a review of the site was done pertaining to environmental hazards of any sort and this revealed that in fact there were some contaminants on the property and in 1986 Lockheed initiated discussions with the California Department of Health Services. These discussions lead to significant testing protocols on the site in the areas where the rocket motors were tested and in 1989 the Department of Health Services entered into an agreement with Lockheed as to the type of remediation had to be undertaken. He noted it was not a significant problem but it was a problem. From 1989 until the present time Lockheed has undertaken the implementation of that agreement in two phases. The first phase was to remove the solid wastes that were left from the testing in an area known as the "burn pits" where rocket motors were actually fired. This required the excavation /removal to a land fill site of a certain amount of dirt and this has been done. The second part of the environmental remediation deals with the ground water and he noted they are in the process of installing the infrastructure to pump and treat some of the ground water in the area for a number of years. Mr. Hewitt went on explaining the biology of the site, the Land Use Plan, the major loop road, the different phases including senior housing, market housing, condos, etc., the 5 villages and the amenities to be included with each phase. He further explained the Parks and Recreation Plan noting there are over 500 acres that will be devoted to the recreational use for the benefit of Beaumont residents and the people who will be living in Potrero. Of this 500 acres, 212 acres are actually dedicated to the City. The balance will be in golf course use which will not be dedicated to the City. One course will be a senior course and one will be open to the public for play. There will be a 28 acre community park as well as a 10 acre recreational lake which will be built adjacent to the Sports Complex. There will be a 15 acre Equestrian Center and accompying the Equestrian Center will be 19 acres of active trails. All of this adds up to 141 acres of active dedicated park and recreation areas which is consistent with the City of Beaumont's requirements. In addition, there will be 71 acres of nature parks dedicated to the City for the City's use. (At this time Mr. Hewitt for the record presented an EIR for the Eastside Reservoir Project). Mr. Guy Farris from the audience stated that in Phase lA there would be the age restricted housing as well as the market Housing. He noted that all of the public roads shown on the plan for the extension of Highland Springs Road will not be gate guarded due to safety, fire, etc., however, there may very well be some card or gated portions within the individual planning areas. Mr. Hewitt commented that there will be 5 elementary schools planned and one middle school site with Mr. Farris noting that the schools will be made available whenever needed and this would be left up to the school district. PC Egger noted that he had spoken to the applicant's project manager about the possibility of conditioning this project to enter into a mitigation agreement with the Beaumont Unified School District. He also noted that staff did not anticipate intermediary steps subsequent to action on the Specific Plan Minutes of PC meeting July 20, 1993 Page 5 to resolve all of the potential school issues before moving forward. GIs. Mary Humbolt, representative of the San Gorgonio Chapter of the Sierra Club, addressed the Commission in opposition of this project. She stated the inadequacies of the Potrero EIR were noted in Sierra Clubst comments and they also object to the 30 day review period as inadequate for a project of this magnitude as evidenced by their timely request for an additional 45 days. Also, she cited five points made by the Sierra Club on the inadequacy of Beaumont General Plan. First, she stated there was an inadequate inventory of open space and biological resources (e.g. the natural resource and conservation elements state that the Stephens Kangaroo Rat may inhabit the southern zone of Potrero). Second, the General Plan does not address endangered species issues. Third, there is a lack of consistency between land use and natural resources and conservation elements. The land use element identifies 11,800 dwelling units in the Potrero area. The natural resources and conservation elements indicates General Plan intends to provide and preserve lands having biological significance and the City shall consider the west and southern portions of the planning area to be of natural significance and limits encroachment of development in these areas. Fourth, the land use element does not adequately identify sufficient open space to protect wildlife with appropriate land use designations (e.g. the flat portions of Potrero occupied by Stephens Kangaroo Rat habitat which is designated in the Specific Plan area with a density up to 2.3 dwellings per acre). Fifth, the annexation would result in premature conversion of significant open space including endangered species habitat. Her final point was that while driving to Beaumont she saw a sign that read 10,000 population for the City and noted this project would more than double the population and change the whole complexion of the City. Also, she stated she had spoken with some people that had lived in the area for a long time and they remembered large clouds hanging over the area that was used for the testing site. They as well as she were concerned about the toxic and hazardous waste such as burned solvents and rocket fuel that has seeped into the underground lake under the City. She noted there is a clean -up going on but it would seem premature for the City to be considering annexation and development until the toxicity problem has been completely taken care of. She further noted there is a second underground lake which is supposedly not contaminated; however, in California one earthquake can change things, contaminating this one as well. There being no one else wishing to speak, Chairman Prouty left the public hearing open and turned the matter back to the Commission. PC Egger noted that staff requests this public hearing be left open until the August 17 and the September 7 meeting since the Commission is not ready to take action at this time. There being no further items for discussion, Chairman Prouty adjourned the meeting at 8:29 p.m. Reesspectiv�el/yy submitted, Chs ry a y 1 PC Se etar