HomeMy Public PortalAbout11/16/93 PC MinutesMINUTES OF
BEAUMONT PLANNING COMMISSION
NOVEMBER 16, 1993
Meeting was called to Order at 7:15 p.m.
Roll Call: Commissioners DePalatis, Kirkland and Moreno.
Commissioner Echlin and Chairman Prouty were absent.
Chairman Prouty was excused.
Affidavit of Posting was read by Ernest Egger, Director of
Planning.
Pledge of Allegiance to the Flag was observed.
The record should show that Commissioner DePalatis was
Acting Chairman for this meeting.
Approval of Minutes: Commissioner Kirkland offered a motion
to approve the Minutes for the meeting of October 19, 1993,
seconded by Commissioner Moreno. Motion carried with the
following roll call vote:
AYES: Commissioners DePalatis, Kirkland and Moreno.
NOES: None.
ABSTAIN: None.
ABSENT: Chairman Prouty and Commissioner Echlin.
2. Oral Communication: None.
3. Director's Report: None.
PUBLIC HEARING:
4. 93 -DA -8 and 93- ND -17, a request to approve a development
agreement for Improvement Area No. 2 of Community Facilities
District 93 -1. The proposed development agreement includes
provisions to formalize landowner and City obligations which
relate to development of the property for commercial use and
Community Facilities District 93 -1. The adoption of a
Negative Declaration pursuant to the Environmental Quality Act
(CEQA) is also proposed including findings consistent with
Section 15153 of the CECIA Guidelines. Applicant, Dr. Leonard
B. Olinger.
PD Egger presented the staff report on this project explaining
there had been a series of development agreements previously
presented to the Commission for property owners and projects
participating in Community Facilities 93 -1. He explained that,
from the City's perspective, the agreements assure and
reinforce the property owner's participation in Community
Facilities District 93 -1. From the developer's perspective it
provides them with some additional insurance in terms of not
having a General Plan designation and entitlements taken away
by subsequent actions by City Councils or Planning
Commissions. Mr. Egger went on explaining that this
property has excellent potential for freeway retail and
that the level of entitlement that exists on the property at
this time is a General Plan and zoning designation for
commercial. He noted; however, there is no actual development
plan in place, so the development agreement does not lock in
any specific development intensities or square footages but
merely serves to guarantee that the developer will be able to
develop in accordance w9:th the General Plan provisions. This
does not preclude subsequent review, environmental analysis
and other factors that would normally be looked at in the
development process.
Acting Chairman DePalatis questioned the continuance of Three
Rings Road and some of the major facilities the developer may
have to construct.
Minutes of PC meeting
November 16, 1993
Page 2
PD Egger noted that this project will basically form a
contiguous area between the southerly portion of Three Rings
Ranch up to 14th Street. He also noted that Three Rings
Ranch and KSE Development will also share in the
improvements to complete the circulation system.
Acting Chairman DePalatis noted for the record that there was
no one in the audience wishing to speak for or against this
project and he then closed the public hearing at 7:25 p.m.
Also for the record, Ill was noted that Commissioner Moreno
would be abstaining from any discussion or voting on this
project due to a possible conflict of interest.
PC Egger informed the Commission that it is legal with a
quorum of three, with two positive votes for the motion to
carry.
Commissioner Kirkland offered a motion recommending approval
by City Council of Development Agreement 93 -DA -B as well as
adoption of Negative Declaration 93- ND -17, pursuant to the
Environmental Quality Act, seconded by Acting Chairman
DePalatis. Motion carried with the following roll call vote:
AYES: Commissioner Kirkland and Acting Chairman DePalatis.
NOES: None.
ABSTAIN: Commissioner Moreno.
ABSENT: Commissioner Echlin and Chairman Prouty.
SCHEDULED MATTER:
5. Consideration of the Adoption of Resolution No. PC 1993-
3, a Resolution of the Planning Commission of the City of
Beaumont, California, recommending approval of the
Redevelopment Plan for the Beaumont Redevelopment Project and
reporting as to conformity of said Redevelopment Plan with the
General Plan of the City of Beaumont and recommending
certification of the Final Environmental Impact Report for
the Beaumont Redevelopment Project.
Acting Chairman DePalatis opened the public hearing at 7 :28
p.m. for staff presentation.
PD Egger explained in his presentation to the Commission that
he wanted to provide more background in terms of rationale,
some of the things staff is looking at in moving ahead with
redevelopment and what is anticipated in the future in the
project area. He stated the goal is having the project
adopted prior to the end of this year, since at the end of the
year, AB 1290 a new law, goes into effect which changes the
rules of Redevelopment. Therefore, it is beneficial for the
City to complete this process prior to the end of the year.
Mr. Egger also informed the Commission that the primary
purpose in pursuing this project is to revitalize and improve
the commercial areas and to upgrade and fully utilize the
industrial areas in the City, activities that in the long
term will yield some benefits in terms of increased
employment. This would create a healthier tax base for the
City as well as reduce air quality emissions. Also, another
goal is to establish programs to enhance and improve
neighborhoods in the community. Mr. Egger went on informing
the Commission that some of the major areas within the
Redevelopment Project include the Beaumont Avenue corridor,
which is an area that is transitioning from residential uses
historically to more office professional with a smattering of
retail. In the core area near Beaumont Avenue and Sixth
Street there have been a number of antique dealers and the
Council has expressed a desire to focus on those uses, perhaps
combining these uses with some outdoor cafes, some streetscape
improvements and basically things that make it an attractive
and desirable place to come and visit. He noted that a
potential project that is on the Redevelopment Agency's slate
is the establishment of a municipal parking lot downtown
Minutes of PC meeting
November 16, 1993
Page 3
somewhere. Also along 6th Street on the east end there are a
number of vacant parcels which are ideal for auto dealers or
other types of uses that, can benefit from freeway visibility.
Mr. Egger mentioned that another key property is the Beaumont
Hotel on the west end, which outwardly from a distance has a
rather attractive and distinctive appearance; however, it is
in need of some serious internal repairs which would make it
an asset to the community. The industrial area south of
I -10 around California is perceived as an employment center
in the long term. Also the Wastewater Treatment Plan is
located in this sector of the community and in order for the
town to be successful in its economic development objectives,
the plant is going to need further expansion beyond what is
planned and redevelopment represents a potential source of
funding for that. The focus on the residential community is on
neighborhood preservation and public improvements, replace
sewer lines that are collapsing and basically do the things
necessary to stabilize these areas and to make them viable for
the long term.
The Three Rings Ranch is another specific area within the
project and, when the project is developed with 600 homes, the
City could realize increased value of 60 million dollars on
the property and this will be generating some very beneficial
tax increment. It was a very strategic move in getting this
property in the Redevelopment area. Mr. Egger further
informed the Commission that the area that is sandwiched in
between I -10 and Highway 60 on the west end of town is the
most logical spot for a regional development. This area
however, is presently devoid of the necessary access
improvements for development. Access is needed both off of
Highway 60 as well as Interstate 10 particularly with San
Timoteo Canyon running east /west but not crossing the
railroad tracks which will require some substantial funds.
Jerry Swartz, MIDA, who has been working with Urban Logic and
the Agency's Legal Counsel addressed the Commission stating
that the Redevelopment Project area will be adopted for a
period of 45 years. He noted the Plan is in keeping with the
General Plan as it is now. It also spells out that the
Council has waived the right to eminent domain in the
conforming residential areas noting this is an important point
because it reflects the Council's goals which is to allow
flexibility to do public and private improvements within the
1764 area project while allowing for owner participation by
property owners /tenants in the commercial and residential
areas. He noted there was also a provision for the relocation
of persons displaced by redevelopment project. The law
requires and the plan reflects the agency's obligation to
relocate tenants or property owners who are displaced by
redevelopment projects.
PD Egger then noted that as far as we know the City of
Beaumont is only one of five cities in the State that is over
5 years old that does not have a Redevelopment project. Also
the City is in the process at the present time in negotiating
agreements with the County, with the Pass Water Agency, the
local School District, the Hospital District, Parks &
Recreation District and all of the other taxing entities that
exist in the area and, in some cases depending on the degree
of local need such as a Library District, will probably be
passing through a 100 percent of the funds that would
ordinarily accrue to them. The new legislation which takes
effect January 1 completely abolishes any agreements on pass
through and fiscal review as the process is called. Mr.
Egger noted that a draft EIR was prepared which is a Program
EIR that recognizes that not all projects have been
identified, but the environmental review as the specific
projects are identified. Also on some particular comments
that were generated by the EIR, the City responded in a mode
that essentially things will be done at the site level since
it is impractical to do at this time. He noted that the
School District asked for some things that are considered
Minutes of PC meeting
November 16, 1993
Page 4
unreasonable to be addressed in the document such as
calculating specific employment to be generated in the project
areas, employment stimulated outside of the project area as a
result of employment and then to extract the demands on school
facilities. There is an ordinance that has now been adopted
by the City Council which establishes a cooperative agreement
and reinforces the cooperation with the School District.
It establishes a standard facilities mitigation fee
per dwelling unit which is adequate to offset the funding or
to offset the lack of funding that the District expects to get
from the State. With this funding, plus the fees that will be
collected, the impact will be adequately mitigated in spite of
what comments are made.
Mr. Egger then noted that many Redevelopment agencies
throughout the State have used Redevelopment funds to do
cosmetic improvements such as bus turnouts, benches, bus
shelters in order to acid to the design of a downtown area.
Jerry Swartz, commented that for the record it should be noted
that the project list which the Commission now has before them
is not an all inclusive list. Also there is not an obligation
on the part of the Agency to do everything on the project
list and there is not a requirement that only things on the
project list be addressed by the Agency.
Acting Chairman DePalatis noted that the City may want to do a
specific plan for the downtown area. Also the City could do
this as an incentive to start improving properties as a
stimulus for other property owners to follow suit. Mr.
DePalatis also noted that redevelopment could fund a new City
Hall.
Mr. Egger responded by stating this had been discussed at
length; however, the Council had decided they do not want to
upgrade City Hall by using the public's resources and also
with the new legislation going into effect you would not be
able to fund City Hall. Mr. Egger went on explaining,
pursuant to questions by the Commission, that the purpose of
breaking down dollar figures on the improvements is not to be
precise but to get a general idea of what magnitude of money
is necessary in the long term. In general, ceilings need to
be established for the Redevelopment Agency. He went on
explaining that the AGency establishes an annual budget very
similar to the City budget which will project what the
revenues are going to be for a given period of time as well as
what the expenditures will be.
Acting Chairman DePalatis then asked what the City's options
were as far as dealing with the K -Rat with Mr. Egger
responding with there were some spots in the area with the K-
Rat but no area has been documented as having the Rat in the
Redevelopment area. He noted that if there are any kind of
federal involvement at any level the ability exists to use a
Section 7 process whereby you do your own little mini habitat
conservation plan for a specific project.
Commissioner Moreno then offered a motion for the Planning
Commission to adopt Resolution No. PC 1993 -3 and recommended
that City Council approve the proposed Redevelopment Plan,
that they find and report to the Redevelopment Agency the
proposed Redevelopment Plan conforms to the Beaumont General
Plan and further recommends that the Redevelopment Agency and
City Council certify the Final Environmental Impact Report.
This motion was seconded by Commission Kirkland and carried
with three ayes.
There being no further items on the agenda, the meeting
adjourned at 8:25 p.m.
Respectfully submitted,
erry ayl
PC Se eta y