Planning Commission - Regular Meeting

Good evening. This is a Planning Commission regular meeting of July 22nd, 2026. Call to order. I will call this meeting to order at 6 o'clock. Roll call, please.

Commissioner Southard?

Here.

Commissioner Cooley?

Here.

Commissioner Koblet?

Here.

Vice Chair Cueva?

Present. Public comment period, items not on the agenda. Any one person may address the committee on any matter not on this agenda. If you wish to speak, please fill out a public comment form provided at the back of the table and give it to the committee chair or secretary. There is a three-minute limit on public comments. There will be no sharing or passing of time to another person. State law prohibits the committee from discussing or taking action brought up by your comments. Do we have any public comments on items not on the agenda?

OK. We do have a comment from staff for an update that's not on the agenda. So we'll go ahead and take it now, if that's OK.

Hello? Oh, there we go. Good evening, Commission. My name is Justin Mills, and I am an assistant engineer with the City of Beaumont Public Works Department and the Capital Improvement Projects Division. The city recently began an update with its bicycle and pedestrian master plan. I will be serving as the city's project manager for the project, and I will be working alongside Vincent Lopez, our CIP's project manager. This master plan will serve as a long-term blueprint for making Beaumont safer and more accessible and better connected through walking, bicycling, and other forms of active transportation. As part of this project, we will evaluate collision data, identify gaps in the existing bicycle and pedestrian network, and look for opportunities to improve connections between neighborhoods, schools, parks, commercial areas, downtown, and transit. The plan will also evaluate modern facility types, including different types of bike lanes, separated bikeways, shared use paths, safer crossings, and safe routes to school and transit improvements. An important goal is to create a plan that can be realistically implemented. Recommended improvements will be developed into projects that can be incorporated into the city's capital improvement program or coordinated with other public works projects, such as street resurfacing and utility improvements. Planning these facilities in advance to be more efficient and cost effective than attempting to retrofit a street and other improvements have already been completed. The completed plan will also help the position of the city to pursue future state, regional, and federal grant funding for bicycle and pedestrian projects. With all that being said, the primary reason why I am here today is that we are assembling a Bicycle Pedestrian Advisory Committee, or BPAC. This committee will include representatives from city departments, community organizations, and other local stakeholders. Members will provide input, share ideas, identify community needs, and help ensure the final plan reflects the people who live, work, and travel throughout the city of Beaumont. We would like to invite interested members of the Planning Commission to participate in the BPAC, and the committee is expected to meet approximately quarterly with four specific times that we have not yet to have dated yet. I have brought business cards on my behalf if you are interested in being a part of this commission, and I will leave them up front here. Thank you. Thank you.

Commission, do you have any comments, questions? I'm sorry, can't comment on public.

And I'll check with the phone lines to see if we have any callers. Jill, do we have any callers on the line for any items not on the agenda? No callers. And Vice Chair, if I could, just for clarification, Chairman Nathan Smith did request an excused absence this evening.

Yeah, I made a mistake, and I noticed that. So we do have an excused absence. Pledge of allegiance. We should have done the Pledge of Allegiance. Do you want to lead us in the prayer? Okay, so we're moving to action items. Public hearing and requests. Approval of the minutes, please.

I make a motion to approve the minutes.

Second. We have a motion and a second. Roll call, please.

Commissioner Southard?

Yes.

Commissioner Cooley?

Yes.

Commissioner Koblen?

Yes.

Vice Chair Cueva?

Yes.

Motion passes. Thank you.

Item C2, public hearing to consider conditional use permit CUP 2025-0013 to authorize a fast food restaurant drive-through facility within the commercial neighborhood zone at the northwest corner of Beaumont Avenue and Oak Valley Parkway. Staff report, please.

Good evening, Vice Chairman and Commissioners, Katie Jensen, planning staff. On November 12, 2025, a conditional use permit application was submitted by Farmer Boys to the city to establish a drive-thru restaurant in the commercial neighborhood zone. Drive-thru facilities within the commercial neighborhood zone are subject to a conditional use permit pursuant to the Beaumont Municipal Code. The subject site was previously entitled as part of the Beaumont Village development, which included the approval of the site plan and the building pad. Therefore, the scope of this conditional use permit is limited to the proposed drive-through use. The subject site is located at the northwest corner of Oak Valley Parkway and Beaumont Avenue. The proposed project utilizes the previously approved site layout within the Beaumont Village development commercial center and does not substantially alter the approved site design. The development includes a 2,700 square foot restaurant with an approximately 100 square foot outdoor patio area, associated parking, drive through circulation, pedestrian walkways and utility improvements. If approved, farmer boys would operate Monday through Sunday from 5am to 12am. The project site was previously evaluated under the Beaumont Village entitlement with an initial study mitigated negative declaration or an ISMND. The ISMND concluded that all potentially significant environmental impacts could be mitigated to a less than significant level through implementation of an adopted mitigation measures and a mitigation monitoring and reporting program. The proposed drive-through is within the scope of the previously adopted ISMND and the previously adopted mitigation measures would remain applicable. On July 9th, 2026, a notice of this meeting was published in the Press Enterprise and property owners within 300 feet were notified of the public hearing mailed through a mail notice. At the time this report was prepared, no public comments have been received. At this time, staff recommends that the Planning Commission hold a public hearing and approve CUP 2025-0013, subject to the attached conditions of approval, and direct staff to prepare a notice of exemption for the applicant to file with the Riverside County Clerk Recorder. This concludes my presentations. We're happy to answer any questions, and we do have the applicant here in attendance tonight if you have any questions as well.

Thank you. Commission, do we have any questions for staff? The only question that I had was one with regards to the phasing. And I know I did have a little bit of a conversation. I just wanted to make sure that the applicant, we understand that all of phase one has to be put in prior to getting a CFO. And phase one is the frontage in front of Beaumont Avenue and Oak Valley. We're good? Okay. That was, yeah, that was a question I had. All right. I will open public hearing at 6.10. Are there any requests to speak?

I have no written requests. Jill, do we have any callers on the line? No callers.

I will close public hearing at 6.10. Commission discussion? Seeing none. Ask for a motion so moved I said We have a motion in a second May I ask for roll call please?

Commissioner southern yes Commissioner Cooley yes Commissioner Copeland yes vice chair Cuerva yay Item number c3

Plan 2026-0042 to consider electronic billboard conversion at the entering into and execution of a relocation agreement with Lamar Advertising Company for existing static copy billboard in the community commercial zone located at 174 Beaumont Avenue. Staff report, please.

Good evening, commissioners. Kylie Preciado, planning staff. The item before you tonight is a request to approve the electronic billboard conversion and relocation agreement plan 2026-0042 for the billboard located at 174 Beaumont Avenue. A sign permit application was submitted to the city on March 18, 2026 by Lamar Outdoor Palm Springs to convert the southern face of the existing static billboard located at 174 Beaumont Avenue into an electronic billboard with a digital display. The existing static billboard was originally constructed in 1989, but in March 2007, the city passed provisions prohibiting billboards, making the billboard non-conforming. The proposed project is located in the community commercial zone and has a general plan land use designation of general commercial. The site is currently developed as a full service restaurant with an existing two-sided static billboard. The billboard policy in the Beaumont Municipal Code allows existing billboards to be relocated upon entry into a relocation agreement with the city. The owner of an existing billboard within the city may convert a static copy billboard to an electronic billboard. However, entering into a relocation agreement does not change the status as a legal non-conforming use. The proposed project would deconstruct and remove the existing south-facing billboard base and construct a new electronic billboard in the same location with a slight change in orientation. The north face is proposed to remain static, but the south-facing display would be converted to a digital display measuring 9 feet 8.25 inches by 32 feet and maintain an overall height of 28 feet 10 inches. The applicant also proposes to install a decorative support pole that incorporates City of Beaumont identification. The applicant has proposed clarification related to the relocation agreement and the conditions of approval that are printed and available on the dais. Staff has reviewed the applicant's requested additions and corrections to the conditions of approval and finds them appropriate. The city attorney's office has also reviewed the relocation agreement provisions and has noted no objections to the proposed language. Should the item be approved and recommended for approval this evening, staff will incorporate the agreed-upon updates and prepare the final documents accordingly for City Council consideration. Staff recommends the project be found categorically exempt from CEQA under Section 15302, replacement or reconstruction, as electronic billboard would maintain the existing height with only minor changes to the display size and orientation to fit the standard bulletin aspect ratio. This item is not required as a public hearing, and staff recommends that the Planning Commission approve Plan 2026-0042, adopt the resolution by title only, and forward a recommendation of approval of the associated relocation agreement to City Council. This concludes my presentation, and I'm happy to answer any questions you may have.

Commission questions for staff?

Are you having trouble with your computer?

Okay, go.

Oh, you're having the same thing. You're having trouble with the computer again.

Yeah, when we tried to open the stack report, all of our computers crashed. The font package was required to display this document correctly.

I do have a question for staff, though, while we're getting this figured out. In terms of the actual size of the sign as it is now, as it's being proposed, is there many significant major dimension changes in terms of height?

No, it's maintaining the overall height and height above grade level. The only thing that's changing is there's a little bit of a change to that south-facing sign, but it's just for the digital aspect ratio, and it's not significant. Perfect. Yeah.

Thank you.

Nicole, can we give a couple minutes then until we get that? Okay. Do I have to do anything with this? Okay. While they're working on that, I do have a question. On page 82 of 276, If you're traveling south on Beaumont Avenue and you go down that downgrade, are we going to have an issue since it's a digital billboard with the lighting obstructing travelers going south?

So it's only on the south facing. That's the only one that's getting converted to the digital. So I believe it's only for people going north on Beaumont Avenue. Yeah, that's right. Correct, Steven?

Yeah. OK. That was my only question.

As long as we're asking questions, I missed it. What side of Vermont Avenue, east or west side?

It is on the east side.

So in reference to, say, the gas station now, will it be in between the gas station and Mr. Taco or more on the corner?

Yes, correct.

In between the two? Yes. Visible from both north and south traffic?

Yes, but the digital side will only be visible to travelers going north on Beaumont Avenue.

I'm sorry, only visible to who?

To people going north on Beaumont Avenue. The north side is remaining static, so people going south will still see the static.

So there's no distractions there coming down towards first. Okay, thank you.

All right, I'm gonna have you repeat it into the mic.

I don't think you were honored I Will open the public hearing at 617 are there any requests to speak I?

Have no written requests Jill do we have any callers on the line no callers I?

Will close the public hearing at 618 Commission discussion

I am pretty familiar with that sign because I drive that way every day. And it looks like it's an improvement there. It's being branded with the city's logo. We're not changing a major size difference on it. So I would be supportive of making that change to that sign.

Perfect. Thank you. Commissioners, do you have any comments?

I would have to agree. I drive frequently past a number of the electronic billboards. And I've heard all the complaints about they're distracting, they're too bright, they're too whatever. I don't see that. I particularly like those electronic billboards and I think there's some good information that is out there and available to our citizenry. So I'm in favor of it. That's all I can say.

I for one drive east on the 10 freeway from Redlands three to four days a week and there is an electronic billboard that I see and so does everyone else and that's a very heavily trafficked freeway and I've never seen any even near collisions or anything. I think the distraction is made up for those who don't like it. I'm totally in favor of it.

Perfect. Thank you. At this time I'm going to ask for a motion.

So moved. I'll second.

I'm going to ask for a roll call, please.

Commissioner Southard?

Yes.

Commissioner Cooley?

Yes.

Commissioner Copeland?

Yes.

Vice Chair Cueva?

Yes.

All right. Item C4, PP 2024-0017, consideration of a request to authorize a 66-unit affordable rental housing development. affordable housing incentives, and a density bonus housing agreement. Staff report, please.

Good evening, Vice Chair and Planning Commission. My name is Melody Archiga, Senior Planner, and I'll be presenting this plot plan. So before diving into the project, the application was received on March 11th of 2024. Subsequently, there were four DRC meetings that were held and all comments were addressed by the project applicant. so the plot plan is for a 66 unit affordable rental housing development 16 are proposed as supportive housing as defined in state density bonus law in addition the plot plan in addition to the plot plan a density bonus agreement is also being considered for recommendation to the city council So the site is comprised of two parcels. The project has been conditioned to merge those parcels for the proposed development. The project was deemed complete prior to the effective date of the zoning code update. As a result, pursuant to the transitional provisions of the zoning code, the project was reviewed and analyzed under the previous code. The proposed project is an allowable use within the Sixth Street mixed use zone and is proposed as 100% affordable housing project. The project consists of one three-story U-shaped building and two one-story community buildings. The site also includes amenities such as an outdoor play area and an open space for the proposed daycare. Vehicle circulation is adequately provided and the project meets minimum drive aisle widths as well as parking stall dimension requirements. The three story building consists of one, two and three bedroom units. One of the community buildings will have a proposed daycare and the second community building will be a community room and kitchen and will include office space as well. A project of this size requires approximately 110 parking stalls. However, the project meeting the requirements of the reference government code under density bonus law requirements may request a parking reduction. As a result, the project applicant is requesting 92 parking stalls for this project. The three proposed buildings feature a contemporary architectural design with a neutral color palette. The renderings depict the utilization of a combination of materials to create a visual interest and cohesive aesthetic. The building provides varying articulation, such as wall pop-outs, window awnings, and varying roof heights. This architecture is carried throughout all elevations for all three buildings. Landscaping is provided throughout the parking area and within the outdoor play areas for the daycare and community and community and on street frontages as well. Landscaping is consistent with the landscape provisions of the municipal code, including planter size requirements. Pursuant to state density bonus law, the applicant is requesting a 50% density bonus. The base density for the zoning district is 44 units, and the applicant is requesting 22 additional units for a total of 66 units. The applicant is also requesting three concessions on development standards, including reduction of walkway widths, usable open space, and private storage space. Pursuant to the municipal code, a density bonus agreement is required to ensure the requirements of the municipal code and density bonus law are satisfied. A draft was prepared and is included as an attachment to the staff report. If approved, a recommendation to the city council would be forwarded for the agreement and the agreement would lock affordability for 55 years. Pursuant to the CEQA guidelines, the project qualifies for a class 32 categorical exemption and the proposed project is consistent with the provisions of the exemption. With this, staff recommends that the Planning Commission hold a public hearing and approve plot plan 2024-0017 to authorize a 66 unit affordable rental housing development subject to the conditions of approval forward to the City Council a recommendation of approval of the associated density bonus housing agreement and Direct staff to prepare a notice of exemption for the applicant to file in the Riverside County clerk recorder or with the county clerk recorder this concludes my Presentation I'm available for any questions. The applicant is also on the phone line if there's any questions for the applicant as well.

Thank you Commission do we have any comments for staff or questions?

OK. Is the request for reduced parking, what is the rationalization for that?

So if they're proposing 100% affordable housing development, which this project is, they can request a reduction in the parking if they're within a half mile of a bus transit stop. This location or this site, there's a bus stop to the west of the property or the project site and then one to the south as well. So that would be the qualifier for the parking reduction.

Thank you.

I have a couple questions, and I'm sorry if I missed it. The computer thing got me. Definition of affordable housing.

I'm sorry. Mr. Copeland, can we do a mic check really quick? I'm not picking you up on the – we have you. It's lit.

Can you hear me now?

There we go.

Thank you. Sorry. Sorry. Definition of affordable housing. If you said it, I apologize for missing it.

So the definition is they have to meet 80% of area median income, whoever resides in the units. So this is intended for lower income applicants.

Does it have a percentage application on what classifies as a low income?

It's the 80% of area median income. So...

Well, I'm just wondering if, I'm thinking about minimum requirements, 15% low income.

So this will be 100% affordable. All 65 units are going to be designated as affordable units with the exception.

I'm sorry, I still need, can you give me more clarification as a definition of affordable? I'm sorry.

Are you about the rent, the rate, or?

Well, I'm thinking about a residential apartment development under, as an example, SB2011 says if it's 15% or more that it's low income, it has certain exemptions on the development. So I want to find out, does this meet that guideline?

I've been looking at this, and perhaps I can provide a little bit of clarification. I certainly don't know as much as Ms. Archiga, but perhaps my perspective will help make things sensical to you. So 100% of the units are restricted to the low-income So the entire project, with the exception of one unit, will have to be occupied by these people who meet this affordability or this level of...

So under the definition of low income, 80% qualifies as low income?

Right, 80% of the area median. Median income. So if the area median is 60, then they have to make, they can only make 80% of 60.

Right, and I understand there are three breakdowns on low income. There's low, low income, medium low, and high low, but there's still low income. Right. I just want my clarification. So you answered it. Thank you. Okay, great. All right. And then on the self... The private storage, is that something that the tenant would have the opportunity to rent from the landlord or will it be given to them?

So that's one of the concessions they've requested because it affects the feasibility of their project. So the code requires 200 square feet of usable storage space for each unit, but they stated that they can't accommodate that. So that was one of the concessions that they requested.

So what, I'm sorry, what was the request though? To eliminate it?

Correct. So they won't have any private storage. Okay.

I was just concerned about them renting it to the tenants. But in this case, there won't be any to rent.

Correct. Okay. Thank you. Any other comments, questions? Seeing none, I will open the public hearing at 6.30. Are there any requests to speak?

I have no written requests. Jill, do we have any callers on the line? We have the applicant on the line if there's any questions for them.

Commission, are there any questions for the applicants?

I do have a question for the applicants.

Let me go ahead and patch them through. Oh, yep. Okay, go ahead and send it through, Joe.

Caller, can you hear us? We have the applicant.

If you can hear me, if you can go ahead and mute your YouTube video. And we have you on the line with the commission.

We got the gremlins tonight. Tyler, can you hear us? If you can hear me, if you can go ahead and your YouTube video, and we have you on the line with the commission.

Caller, can you hear us? Yes. Go right ahead. You're on with the planning commission. We have a question for you from the commissioners, but if you want to introduce yourself.

Yes. My name is Maricela Fuller. I'm the Director of Real Estate Development for Community Housing Works.

Thank you for being here tonight. I was going through your program proposal, and I noticed there was some scope work and some job description there. I was curious, do you have a working relationship with National Corps for this particular project?

No, we don't.

Okay.

That was it? Perfect. I will close the public hearing at 6.32. Commission discussion? Seeing none, I will entertain a motion. So moved. Second. Roll call, please.

Commissioner Southard?

Yes.

Commissioner Cooley?

Yes.

Commissioner Copeland?

Yes.

Vice Chair Cueva?

Yes. We move to staff comments. Are there any staff comments?

Good evening, gentlemen. Stephen Jones, Community Development. I appreciate your professionalism and getting through this challenge of technical difficulties and moving right along with this agenda. Very good. Great job. The last day to appeal items on tonight's agenda is Thursday, August 6th, 2026 at 5 o'clock p.m. in this office, for the record. And number two, the Mustang appeal was dropped. I think I brought to the commission last meeting that the decision the committee made to recommend or excuse me, to approve a plot plan amendment for the Mustang project was appealed and it was recently dropped. FOR YOUR INFORMATION. AND THEN NUMBER THREE, FEEL FREE TO CONTACT ME IF YOU LOSE THE CARD OR CAN'T FIND THE CONTACT FOR THE BICYCLE AND PEDESTRIAN MASTER PLAN. HAPPY TO CONNECT YOU WITH PUBLIC WORKS AND MOVE YOUR PARTICIPATION ALONG THERE. THAT IS ALL.

THANK YOU. COMMISSIONER COMMENTS? Seeing none, adjournment. I adjourn the meeting at 6.34.