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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