REVITALIZATION PLAN STRUCTURE
This plan is organized into four major parts:
• Part I - Background + Downtown Vision includes
the introductory Overview + Background chapter.
This is followed by a review of existing conditions
in Chapter 2 - Downtown Context + Vision. This
includes a review of policies and prior planning,
downtown opportunity sites, and a summary of the
Development Forecast drawn from the economic
study prepared in conjunction with this plan.
Stakeholder interviews prepared by that economics
consultant are also summarized. Chapter 3 -
Community Workshops + Alternatives serves as a
comprehensive review of engagement to ensure
this is a community led strategic document. In
Chapter 3, voting returns on street section and
community transformation alternatives are included
- as well as stakeholder priorities for Downtown.
• Part 11 - Development + Mobility includes physical
proposals for Revitalization to help envision a
redeveloped and reconfigured Downtown.
Chapter 4 - Revitalization Through Development
focuses on economic opportunities through land
use and private development. Some of those
projects may occur on City -owned lands and entail
partnership with private developers. Elements
of this chapter that are most useful to City staff
are the potential site development yields (or
gross square footage), typical parameters for
economically viable development types, and
site plans that may be used in conversation
between Economic Development and potential
entrepreneurs.
Chapter 5 - Revitalization Through Mobility pertains
to public realm improvements along streets and
rights -of -way. This chapter essentially provides
proof -of -concept plans for street sections on
the books through the Area Plan. It details and
describes how those sections may be prepared
along the length of these corridors. In addition, the
chapter introduces proposed roundabouts along 6th
St. At the end of the chapter is a detailed analysis
of future parking demand compared to supply
followed by recommended options to address future
need.
• Part III - Action Plan includes a detailed
description of governance initiatives and programs
that will benefit all of Downtown. Following that
are detailed instructions and business -friendly
measures that will particularly benefit the City -
led Revitalization Hub projects. At the end of
the Implementation Plan chapter is an Action
Plan timeline. Supporting documents prepared
in conjunction with this plan are provided as
appendices and include the full final economic
report and environmental memo.
• Part IV - Architecture + Signage is a guideline
under separate cover that will be used in design
review and capital improvements discussions to
ensure a cohesive and coherent Downtown physical
environment.
te
GROLJND
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ALTERNATIVES
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REVITALIZATION THROUGH
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APPENDIX ENVIRONMENT
APPENDIX B:
DOWNTOWN
N
IGNAGE PROGRAM
ARCHITECTURE EI-INKS
DESIGN GU
FIG 1-3: PLAN DOCUMENT STRUCTURE
8 1
2.1 ELEVATE DOWNTOWN 2050
Downtown Beaumont is the heart of the community, where unique small businesses, City events, local government, and surrounding residents come together. It is a district rich with opportunity and full of human potential.
Understanding the vision, acknowledging challenges, and carefully measuring economic capacity, are the first steps to unlocking this bright future.
OVERVIEW: DOWNTOWN'S
EXISTING CONDITIONS +
CURRENT PLANNING
The current state of planning for Downtown is
documented in the General Plan's Chapter 11 Downtown
Area Plan. It includes a Vision statement which this
Revitalization Plan supports and implements. It is
included on the following pages. The related Land Use
Zones implements that Vision by committing Downtown
to active ground floor uses and which provide the basis of a development code that is being updated concurrent
to this plan. Included in this chapter is a review of the Downtown's physical environment with consideration
to the constraints and opportunities for future growth it provides.
The last section of this chapter is a condensed summary of the concluding economic forecast authored by the
real estate consultant attached to this plan project. It includes a carefully considered outlay for retail, dining, and housing development and their most economically
viable development types.
HOW TO USE THIS CHAPTER
This chapter presents a cross section of information
related to existing conditions and current planning. This information can be used to:
• Reiterate our commitment to a vibrant heart for the
community in the Vision Statement from the General
Plan's Downtown Area Plan
• Review the Land Use Zoning plan provided in the
Downtown Area Plan as it organizes development for
the study area
• Understand how this project builds upon and grows
from longstanding planning efforts that include
Downtown going back as far as 2014
• Present the case for a focus on certain opportunities for Downtown development and help the public
understand the rationale behind that vision
• Anticipate the most economically viable highest
and best land uses for developments and their
development types in the economic forecast
10 ELEVATE DOWNTOWN
2050 VISION
VISION STATEMENT
Downtown Beaumont will be the heart of the City, providing an exciting diversity of economic, residential, and cultural opportunities. It will be a vibrant and dynamic place to work, live, shop, and gather for special events. It will also be a pedestrian - friendly environment with comfortable sidewalks and an inviting streetscape. The Downtown Area Plan will create a balanced and integrated mix of residential, office, retail, and civic land uses that generate daily activity in the daytime and evenings and create a lively and dynamic environment. This plan encourages opportunities for public gathering spaces and parks for civic and cultural events that are supported by a street network which meets the needs of pedestrians, bicyclists, and motor vehicles.
Downtown, Elevated
11 DOWNTOWN BEAUMONT 1 REVITALIZATION PLAN
12 2.2 DOWNTOWN
POLICY CONTEXT
This Revitalization Plan constitutes
a major milestone in a course
of planning in Downtown as far
back as 2014 and builds upon
the detailed policy and design
landscape those efforts provide.
DOWNTOWN LAND USE DISTRICTS
The main element of the Downtown Area Plan is its
Downtown Land Use Districts map and related land use
designations. At the heart of the Area Plan boundary
is the Downtown Mixed Use land use, which includes a
requirement that Active Ground Uses face Beaumont
Ave and 6th St. Here, higher residential densities and
mixed -use development types are encouraged as infill
and redevelopment over time. This constitutes the Area
Plan Downtown Core and is described in the map as the
Downtown District.
• Downtown Mixed Use: maximum density 15 DU/Ac
with maximum FAR of .35
Extending beyond that Downtown District, along 6th
St and Beaumont Ave, are the Beaumont Mixed Use
and Sixth Street Mixed Use land use designations.
The Sixth Street Mixed Use land use designation is
accompanied by a matching "Residential" designation,
with matching development maximums and a
description that more greatly emphasizes large multi-
family projects. These land use designations allow:
• Sixth Street Mixed Use: maximum density 22 DU/Ac
with maximum FAR of .5
• Beaumont Mixed Use: maximum density 10 DU/Ac
with maximum FAR of .35
FIG 2-1: GENERAL PLAN DOWNTOWN LAND USE ZONES
DOWNTOWN LAND USE DISTRICTS
city Boundary
Beaumont Manua Dii[nd
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S x1h Striped Mixed Use - Residsnmal
Altogether, these land use designations accommodate
an intended increase in development intensity
that fulfills the Area Plan Vision Statement for a
walkable and vibrant Downtown. This Revitalization
Plan supports their implementation and provides
recommended refinements that would allow
economically viable development types evaluated for
selected Opportunity Sites.
Local cwnrn.rcial
Fecililie$
ACtivs Ground Uscs.
mated
13 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DOWNTOWN WORKSHOPS RELATIONSHIP TO GENERAL
A detailed vision for a major Downtown redevelopment
centered in the study area was presented to the
community by the Economic Development Department.
The concept suggested dramatic mixed -use with
retail ground floor uses facing a highly walkable 6th
St. This vision would be long range, and aspirational,
but provided overall impetus for future discussion of
Downtown Revitalization
ECONOMIC DEVELOPMENT
STRATEGIC PLAN
The Economic Development Strategic Plan framed an
economic future for all of Beaumont and addressed
future retail and employment opportunities that would
lead to a resilient local economy. Economic development marketing was emphasized as an important "high
priority" measure, with related business outreach
and industry targeting. The report noted the growing
number of young families establishing themselves in new residential areas of Beaumont - enhancing demand for
an attractive and walkable Downtown.
PLAN + RELATED PEIR
The updated General Plan for Beaumont, adopted as a
whole in early 2021, includes the Downtown Area Plan
that serves as the governing land use policy for the
Downtown Area and encompasses all blocks affected
by this Revitalization Plan. This plan does not replace, but rather, confirms, informs, details, and guides the
implementation of the Area Plan. The Revitalization Plan does this in three major ways:
• Confirms the land use direction and transportation
proposals through outreach that included Area Plan
content
• Informs future land use and development direction
with an economic forecast and development capacity
study
• Details the Area Plan with streetscape plans and
land development concepts site plans
• Guides implementation of the Area Plan with
recommended governance measures and project
timing
The General Plan and Downtown Area Plan chapter
were fully supported through Revitalization Plan public outreach, and development proposals befit the land use
direction intended in this zoning plan. However, some
land use districts allow specific intensities (e.g. floor area ratio (FAR) and dwelling unit counts per acre (DU/Ac))
that unintentionally prevent some building and unit types such as studio flats, one -bedroom flats, and townhomes.
Additionally, some economically viable compact housing
development types appropriate to a low-rise Downtowns
such as this are not allowed in some land use districts.
Therefore, this plan provides some recommended
amendments to these established zones.
Among those recommendations, this plan also suggests
that simplifying the land use districts by reducing
the quantity of zones may be beneficial to Downtown
Revitalization. The related Programmatic Environmental
Impact Report (PEIR) includes Downtown Area Plan
proposals, and this Revitalization Plan aligns with those proposals. The PEIR was reviewed as part of this plan
and a recommendation for a PEIR Amendment is made in
the Implementation Plan chapter.
FIG 2-2: RECENT PLANNING RELATED TO DOWNTOWN REVITALIZATION (CONT. ON NEXT PAGE) Projects
Workshop
Sep 2014
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Oct 2020
Dec 2020 / Jan 2021
14 PARKING MANAGEMENT PLAN
The Parking Management Plan presents a comprehensive
existing conditions report and strategy to address
future parking demand across the City, and especially
in commercial areas such as Downtown. The report
includes a block -by -block census of on -street parking spaces available and a high level August 2020 peak
occupancy study - the results of which show overcapacity in the near term.
The report promotes the benefits of the Downtown
Area Plan, parking requirements recommendations,
shared parking recommendations, and parking fee in -
lieu recommendations. Details for an eventual parking
meter program are included. Notable is a recognition
of need for more shared public parking facilities and
improvements for pedestrian safety and wayfinding.
The conclusions of the Parking Management Plan are
organized into short, mid, and long term strategies.
Among near term proposals are reduced parking
requirements for Downtown, an in -lieu parking fee.
Mid-term recommendations include streetscapes and
wayfinding improvements; long-term recommendations
focus on demand management through permitting and
pricing.
DOWNTOWN VISION WORKSHOPS
In September of 2022, the regular Downtown Business
and Property Owners meeting included a presentation
and listening session related to $500,000 allocated
to funding of the business incentive programs for
Downtown. Feedback was gathered and the overall
vision and future for Downtown was discussed. An
upcoming consultancy for this Revitalization Plan was
also discussed and the meeting served as a precursor to the Revitalization Plan kickoff in the following December. 6TH CYCLE HOUSING ELEMENT
The Beaumont General Plan 6th Cycle Housing Element
was adopted in September of 2022 shortly before this
Revitalization Plan commenced. It does not identify any moderate or affordable housing inventory sites in the
final Revitalization Plan study area boundary, but does RECENT PLANNING RELATED TO DOWNTOWN REVITALIZATION (CONT.) E +.010+4T
Feb 2021
Clry et Rm urneru PAMIR;
Manayvmank N stYr Pion
Vision
Workshop
Mar 2022
Vision
Update
Sep 2022
Incentives Program
highlight large parcels for affordable multi -family projects east of Pennsylvania Ave and north of 6th St.
OBJECTIVE DESIGN STANDARDS
+ ZONING UPDATE
Concurrent to this plan, the City retained Lisa Wise
Consulting to prepare code amendments to provide
Downtown a set of Objective Design Standards pertaining to the Residential Single Family, Residential Traditional Neighborhood, Downtown Mixed -use Zone, Sixth Street
Mixed -use Zone, and Sixth Street Residential Zone.
These design standards were adopted in September
of 2023. These Design Standards include significant
updates to frontage and facade design, access, frontage massing, parking placement and design, windows and
active ground floor design. In addition, Citywide zones are also being updated concurrent to the Revitalization Plan, and Downtown land use recommendations it
provides will be integrated into that zoning amendment.
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Sep 2022
DOWNTOWN
REVITALIZATION
PLAN
Nov 2022
15 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DOWNTOWN BEAUMONT
IN THE REGION
Beaumont resides at the intersection of State Route 60
and Interstate 10 with connections south via State Route
79. The City occupies the high point along 1-10 on its
run between Redlands and Palm Springs. As a result,
Beaumont and neighboring Banning are among the last
communities for eastbound travelers on their way to
the outlying desert of Coachella Valley. This gateway
condition is addressed in the accompanying real estate
forecast as important for long range capture of highway travelers seeking a stopping or way -point to and from
coastal cities.
Many Beaumont residents share stories of long drives of 30 to 60, even 90, minutes to neighboring competitors
for shopping and dining on evenings and weekends
- centers such as Redlands, Temecula, Yucaipa, and
Morongo. These represent a donut ring of attractive
dining and leisure options; in the center is Beaumont's fast growing resident population looking for a local
Downtown in the 10- to 15 -minute range.
In reach of Downtown Beaumont is a row of commercial
"power center" style development along 1st St and 2nd
St at S Highland Springs Ave. These are not deemed
direct economic competition as they favor major chains
and lack the independent commercial and fine dining
emphasized for Downtown's revitalization.
In addition to commercial and build context area major
regional scenic and natural recreational assets in the
backdrop of Mt. Gorgonio and the San Jacinto Mountains.
Idylwild and Oak Glen are rural destinations that add
value to life in the vicinity of Beaumont. Lastly, Cherry Valley serves as an outline residential and rural growth apron for Beaumont - a sphere -of -influence - where
fast growing low -density neighborhoods, community
activities, and local identity are part of the Beaumont picture.
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FIG 2-3: MAP OF REGION
16 2.3 DEVELOPMENT
CONTEXT
Downtown Beaumont is a well
developed commercial area with
historic assets and longstanding
housing; its revitalization as the
heart of the community depends on
improving environmental conditions
and development suitability.
CHALLENGES
The primary challenge to new Downtown development is
a lack of ready -to -build vacant parcels; further, existing parcel patterns consist of shallow and narrow lots of
varied size. Large scale redevelopment is an unsuitable approach to Downtown as most blocks currently host
significant employers and well -loved shops and local go - to dining. Housing is well occupied and some vacant lots exist to support residential infill.
Beyond development conditions, challenges exist to
the safety, comfort, and legibility of the public realm for pedestrians, both visiting and local. Beaumont Ave and
6th St are the main public realm constraints as they are too wide with unsafe travel speeds for pedestrian use.
A lack of shade, street trees, wide usable sidewalks,
wayfinding, and clean multi -use alleys all contribute to the challenge this growing Downtown may face.
Lack of Awareness of
Downtown as a Cohesive
District with a distinct
identity and experience
from other commercial
areas of Beaumont:
While the urban
fabric stands apart
from other areas, there
is a need for end -to -end
sense of being in one
place.
Constrained for Space with
business operations and
multiple site functions
competing for limited
space: Activities such
as shared parking,
dining, accessible
routes, and
driveway access are
compressed. This results
in a less pedestrian -
friendly environment.
Lack of Shaded Outdoor
areas which can serve
dining and pedestrian
activity related to local
restaurants and
regular events: This
includes a lack of a
dedicated streetscape
which can be closed
to vehicle traffic for
walkable events such as
street fairs and markets.
Lack of Large
Contiguous Parcels
with varied building
conditions,
sometimes historic,
adjacent vacancies,
and often under
separate ownership:
The main constraint
to new development is
small parcels.
Business Alleys as
ill-defined spaces
without evident use for
pedestrians: Poorly
lit and potentially
unsafe, all alleys
are candidates for
improvements that
benefit vehicles and
visitors.
Pedestrian unsafe
Downtown streets as a
significant impediment
to revitalization goals:
Excessive vehicle
speeds, unprotected
pedestrian crossings,
narrow sidewalks,
and lack of significant
landscape improvements
are all part of this
challenge.
17 DOWNTOWN BEAUMONT 1 REVITALIZATION PLAN
DOWNTOWN PHYSICAL STRENGTHS
1. Potential near -term and long-term roadway
▪ reconfigurations that emphasize pedestrians
2. City owned lands that can be used to instigate a
change in Downtown perception
3. Historic buildings and architectural heritage that
anchored Downtown for a century
• 4. Direct access from the freeway to capture
■
1 ▪ 5. Future Stewart Park and City Hall Plaza
V▪ ' improvements proposals
interstate and regional travelers
6. Clustered / contiguous vacant parcels for
I■ compact walkable housing.
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House Conversion to Office or Retail
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Lodging or Converted Lodging
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Development Opportunity
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Undeveloped Land
Study Area Boundary
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2.4 SELECTED
OPPORTUNITY SITES
The carrying capacity of a revitalized
Downtown Beaumont is measured at
the intersection of the development
forecast for economically viable
projects and the most viable parcels
that can be ready for development
within a 10 to15 year time horizon.
OPPORTUNITIES
The following Downtown sites are included in a capacity study found in the Revitalization through Development
chapter. Each site includes a cluster of parcels that
some have current uses anticipated to remain for many
years; all of these areas have the greatest potential to host vibrant Downtown development projects:
1. Currently the cleaners building at 6th St and Grace
Ave is unoccupied; likewise, the City -owned historic
City Hall (prior School District) is vacant and slated
for renovation. Together they adjoin a small empty
parking area. The end -capping of Grace Ave as public
right-of-way, the City's involvement in repositioning the Beaumont Cleaners toward a new use, and the City
Hall give Beaumont significant access to this area as a development project hub.
2. Commercial frontage along 6th St at California Ave
includes un-leased retail space, a closed service
station, and some small vacant parcels. A cleaning
business occupies the west end of this row and
is well utilized. Along California Ave is a business
establishment understood to be changing use in the
near term and the City's fleet maintenance facility.
The amount of vacant commercial at this highly visible
corner makes it a long term opportunity for new
development.
3. The vacant house lots at 8th St facing Beaumont and
Euclid Ave together offer a residential and commercial
frontage opportunity. The site is mostly vacant with
one un-leased home. The planning team understands
these lots may be for sale and there is interest from
developers.
4. The Civic Center includes City Hall, the existing Police Headquarters, several storage and office buildings,
and a large park -and -ride lot shared with the Police.
The site bounded here includes a City -owned house lot
to the north used for storage. The entire opportunity
site is City controlled and offers a rare opportunity for significant new public and private space.
5. These three opportunity sites constitute a vacant land use condition typically including three to five house
lots that may be merged to provide a compact single
family project greater in quantity than the current
number of parcels - sometimes referred to as a "six
pack" or "eight pack."
6. These sites are identified in the Downtown Area Plan for active ground floor frontage facing 6th St, and this Revitalization Plan encourages zoning reform and lot
merging which may allow mixed -use with housing over
retail as infill along this corridor.
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S[orage ACtiwity
Residontial ,ardjaeemt to Underutilized
Selected Balite I izatlen Opportunity Sites
Study Arco Boundary
19 DOWNTOWN BEAUMONT REVITALIZATION PLAN
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2.5 DEVELOPMENT
FORECAST
This development forecast provides
a data -driven and field -researched
growth scenario to be compared to
available opportunity sites. This helps
project planners right -size the future
anticipated for Downtown Beaumont to
better prepare for its revitalization.
The development forecast provides an applicable best -
case scenario for business growth and related building
construction that is also demographically supportable
and economically viable. This forecast of long term total development is provided for housing, restaurants and
retail. These long term measures are built up in phases:
near -term (5 to 10 years), mid-term (10 to 15 years), and long-term (beyond 15 years and as far as 25 years).
The local business conditions and regional competitive
economic context are provided in full detail in the
"Downtown Beaumont Economic Revitalization
Action Plan," this project's supporting real estate
and development forecast report - and copied as an
appendix to this Revitalization Plan. Overall, the following forecast approach and conclusions, as well as the
stakeholder interview summary, are abridgments of the
full text of that supporting document.
RESTAURANT DEVELOPMENT
FORECAST APPROACH
A detailed analysis of near -term to long-term demand
for restaurant development was performed to establish
a phased restaurant development forecast, including
number of businesses and expected most -viable typical
gross square footages. The forecast process included
a careful balancing of six factors, each from different research sources, to support a realistic and likely
scenario:
Housing Rate: Rate of past and future Citywide
housing permits, including demographic aspects
Capture Rate: Share of Citywide visitation and
spending captured by the Downtown study area
Business Footprint: Size of average restaurant type
for which demand will be greatest
Potential Renovations: Potential for a probable
number of Downtown restaurant locations to
renovate and absorb new business arrivals in
Downtown
General Plan: Volume of total Citywide and sphere -of - influence total housing
Regional Access: Increased visitation rate that
presumes market capture from regional travel along
the 1-10 freeway
• Sales per Square Foot: Supportable sales per square
foot relative to total disposable income projected
from census trends for households forecast to arrive
in the market area.
Potential renovations may account for restaurant
growth through the continuation of many existing dining establishments. This plan presumes current businesses
rated 4 and above on Yelp reviews as likely to continue as dining space supply, totaling 13,790 square feet.
A detailed discussion of considerations and data inputs for each of these six factors is provided in the "Downtown Beaumont Economic Revitalization Action Plan," this
project's real estate and development forecast report.
RESTAURANT DEVELOPMENT
FORECAST CONCLUSIONS
Near -Term (5 to 10 years):
Depending upon construction timing, Downtown
Beaumont may theoretically support at least a dozen
dining outlets —re-creating a new image of itself as a
worthy destination for residents —and possibly starting to draw some visitors traveling along Interstate 10 as well.
Mid -Term (10-15 years):
When the City reaches a development level concomitant
with current rates of housing growth, total demand for
Downtown dining will be 40,343 square feet. When the
City reaches its build -out figure of 31,021 households based on housing growth rates to fulfill the General Plan expectations, without capturing customers from the
larger sphere -of -influence and 1-10 freeway travelers, demand for Downtown dining will be 55,349 square feet.
21 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Long -Term (15-25 years):
When the City reaches its build -out figure of 31,021
households, along with a sphere -of -influence that
includes 9,828 additional households, a total dining
demand in Downtown may reach 76,112 square feet,
inclusive of additional 10% support from Freeway 10
travelers and other regional (non -Beaumont) customers.
At an average size of 3,460 square feet, this demand
translates into about 20 to 22 food service outlets,
representing a strong pedestrian oriented variety of
drinking, dining, and take -away food service outlets.
RETAIL DEVELOPMENT
FORECAST APPROACH
A detailed analysis of near -term to long-term demand
for retail development was performed to establish a
phased retail development forecast, including number
of businesses and expected most -viable typical gross
square footages. Like the methodology used for dining,
the economic analysis compared the demand for
Downtown retail with the supply of space that exists.
Unlike restaurants, that require newly -constructed,
high -ceiling new buildings for contemporary operators
in the Downtown core, Beaumont already has a high
quantity of small shop retail space in Downtown that can be upgraded and/or renovated. While many small shops
exist in the Downtown area, they have not thrived due to a lack of adequate pedestrian traffic that could be drawn by quality dining. As the area becomes more visited, and as the dining destinations become more popular, existing space retailers should experience increased customer
traffic and sales. Some new stores may also be added
through development of mixed -use building types as the area matures.
There is a total of 62,606 square footage of small shop space in Downtown Beaumont —a large figure that may be
restored, revitalized, and/or renovated for existing and new stores.
A detailed discussion of considerations and data inputs, including the preponderance of existing retail space
is provided in the "Downtown Beaumont Economic
Revitalization Action Plan" this project's real estate and development forecast report.
RETAIL DEVELOPMENT
FORECAST CONCLUSIONS
Near -Term (5 to 10 years):
There is no net new retail space demand for newly
constructed retail space for over ten years, nor is there any net new supportable space at City build -out. The
rationale for this is that there is currently 62,606 square feet of small shop retail space that already exists in
Downtown.
Mid -Term (10-15 years):
Downtown retail demand is projected to be about 44,493
square feet in ten years. Pedestrian visitation should
be boosted by the addition of restaurants, thereby
benefiting customer awareness of Downtown retail
spaces, spurring new investment, store revitalization,
and upgrading of operations in future years.
Long -Term (15-25 years):
Upon the City's General Plan build -out and capturing
growth across the sphere -of -influence, there may be
demand for a total 50,999 square feet of retail — this
is still below the amount of space that already exists of 62,606 square feet.
This does not entirely preclude the ability to add a
few newly -constructed retail spaces in the mid-term
or long-term timeframe. Creative retail environments
and mixed -use formats that are unique, contemporary,
and compatible with a newly -created dining district will benefit from synergy with new housing and restaurants
at once. The City's first -priority should be restoring the sales health and vitality of existing retail spaces alongside near -term dining growth.
RESIDENTIAL DEVELOPMENT
FORECAST APPROACH
A detailed forecast of housing growth anticipated as
economically viable and research supportable was
not performed for the Downtown Study area. That
is because the conclusions of housing development
research found unfettered demand for affordable
middle -income low density housing for the foreseeable
future. Land availability being the only constraint, a
housing growth capacity scenario is provided with this
Revitalization Plan in the Development chapter based
on 1.) Appropriate residential opportunity sites, and 2.) Housing development of two building types.
Page324of744
22 A detailed summation of near -term to long-term growth in housing based on permit data for in -City and City
sphere -of -influence geographic areas was, however,
performed. Data from the US Census was intersected
with this to understand the density, size, demographic, and economic profile of household growth since the year 2000. This is provided in the "Downtown Beaumont
Economic Revitalization Action Plan," this project's real estate and development forecast report.
The City of Beaumont's most prominent strength is its
historical and future growth of "affordable," attractive single -family -detached homes in nearby master -planned communities. With square footages ranging from 1,342
to 3,247 square feet for three -to -seven -bedroom homes, Beaumont's new communities provide sizable homes at
well below the average cost of a single -family -detached home in California (resale and new).
As of the 2000 Census, the City of Beaumont contained
only 4,738 households over a low -density geographic
area. Ten years later (2010), the City's household
figure had more than doubled to 11,910 households.
By 2021, the estimated number of households was
15,610, a significant 229% increase in 21 years (an
average increase of 5.8% per year). An estimated 17,610 occupied households were added to Beaumont in mid-
year 2023, based on updated demographics and recently
reported housing permits.
RESIDENTIAL DEVELOPMENT
FORECAST CONCLUSIONS
Estimated projections of future year housing growth
reveal that Beaumont will reach about 20,110 occupied
households in five years (2028); 22,610 occupied
households in ten years (2033); and 31,021 households
at build -out (based on General Plan figures). The
immediate "sphere -of -influence" neighborhoods will add another 9,828 households, per the General Plan figures, at build -out, for a total of 40,849 households.
Near -term demand will continue for moderately priced
single-family residential products on the low end of
the "missing middle," or less common middle density
housing types, with densities at 8 to 12 units to the acre.
Higher densities of the "missing middle" ranging from
12 to 25 units to the acre are suitable for parcels near or adjacent to Downtown commercial corridors along
Beaumont Ave and 6th St as developers have already
inquired about building types associated with that range of intensity. Mixed -use development normally a part of thriving Downtowns may require residential densities of 25 units to the acre or greater - the upper end of the
"missing middle".
In order to boost interest in new commercial, restaurant, and retail businesses along Beaumont Avenue and
6th Street, as well as the Grace Avenue Gateway
area, residential development of all kinds should be
encouraged in the Downtown area.
LONG-TERM DEMAND FORECAST
+ DEVELOPMENT SUMMARY
The table at right summarizes the long-term forecast
for demographically supportable and economically
viable commercial development as well as the proposed
conceptual development prepared for Opportunity Sites
for this Revitalization Plan.
Housing demand is entirely based on the amount of land
available to capture otherwise Citywide and sphere -of - influence growth. Therefore, housing is described for
Downtown as a capacity study, rather than a demand
forecast.
Supply of space currently in use as retail exceeds
demand in the mid-term and long-term. As a result,
much of that space is anticipated to be re -purposed
as future restaurants, cafes, bars, or other food/
beverage sales. Anticipating that, the Revitalization Plan conceptual new dining space is intentionally below the
total supportable amount - leaving some demand to be
absorbed by conversions of existing commercial spaces.
In all, the Revitalization Plan concepts align with a long range picture of supportable and economically viable
commercial and housing growth. Plan implementation
strategies to enable those concepts will have a sound
basis in this economic forecast.
23 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page325of744
SUMMARY OF DOWNTOWN
REVITALIZATION ECONOMIC POTENTIAL
NI mind Fo!utast & Conceptual Growth
Downtown Dining Demand Fareceast
Tatar Future Support for
Dining Space {:.5,4{}1) {GSF Avg.}
Baseline Existing i Renovated
Highly Rated Dining (2.300 GSF Typ_)
Change in Future Support for
Dining Space (3.O00 GSF Typ.)
Downtown Retail Demand Forecast
Total Future Support for Retail Space
Baseline Existing Retail Space
Change in Future Support for
Retail Space
Downtown Housin ! Ca + acl
Residential ST per f?I1--Grass'
Rmi i .ntinl f i 1- `Not'
Potential Housing Development
Potential Units
Total New Development Planned
Total New Developed Acres
Mid -Term Forecast
City Buitd-Dut Maximum Demand
rApt»ux. 10 11115 Years}
Sorppnrrrd
55,349 GSF
- ?i`i ble.V.iwirar}t,R
13.730 GSF
6 Restdrrrarfts
41,559 GSF
/1 Restdurdr,Its'
�► 1
44.493 GSF
02,000 GSF
- 16,113 GSF
4-5 Cu.wen' Us -e
Long Term Forecast
City Build -Out Maximum Demand +
Sphere of Inlluerr4e+ 10 Freeway
Capture (Approx. 15 to 25 Years)
7i112 GSF
- 27 Restneir 1ni3
13 790 GSF
-45 RestduraWs
62,322 GSF
- F sldurarrts
Suppotied
50.99'3 GSF
02,000 GSF
-11,607 GSF
3 - 4 Colwell U e
- 1 gt7C] GSF
- 140 GSF
86,400 GSF
48 DU
- 920 CFI
6540 C;SF
122,360 GSF
93 DU
Revitalization ConceptYietd
Conceptual development on Opporlunity Sites of
et;oriurnically viable and uuppurlaLille usesURei 20
to 25 years
Flrrnnce1, •, voilobla
67,230 GSF Total Available
Y2- f4 He.91aanarers
13,7!W GSF Fxirtingi
- 6 Res7aurdrrts
53,440 G3F Planned
8 Restaurants
Planned I Avail
1?
00,608 GSF Total Pkanncd
56,040 GSF Renxaining
15,352 GSF Planned
4 Shops /Offices
�'i8r�nel. '.1 !fab
1,3[151 Avartatoe_ C;SF
1.000 Avr rr 1r I SF
122,360 GSF
93 DU
192.172 GSF
10.02 Acres
FIG 2-6: LONG-TERM DEMAND FORECAST + DEVELOPMENT SUMMARY TABLE Page326of744
24 2.6 STAKEHOLDER
INTERVIEWS
The Revitalization Plan project
real estate and economics team
conducted 14 interviews of
Downtown businesses owners,
property owners, and brokers, based
on a list provided by City Staff.
This is a one-on-one listening approach intended to
supplement the two City -run public workshops. The
interviewees were well -engaged, highly interested
participants in the process. Selected findings include:
TRAFFIC SAFETY SUGGESTIONS
• Slow Traffic Down: All interviewees recognized
the need to slow traffic down on 6th Street and
Beaumont Avenue in order to effectively revitalize
Downtown Beaumont.
• Roundabouts: Interviewees responded favorably to
the suggestion of using roundabouts to slow traffic
and embraced the idea of the City installing them. No
interviewee spoke negatively about the idea.
PUBLIC REALM SUGGESTIONS
• More cross -walks to improve the safety of streets for pedestrians;
• Archway signage announcing Downtown like the one
in Uptown Yucaipa;
• Creation of "trail pathways" or walking routes that are lit for pedestrians;
Way -finding signage indicating parking areas;
Making alleys more attractive and useful for outdoor
dining;
Add more lighting to Downtown walkways, alleys and
crosswalks to improve evening perception of safety;
Add more signs announcing the speed limit along 6th
Street.
"ECONOMIC TOOL" SUGGESTIONS
Increasing the City's "business friendly" way of working with new businesses, reducing the "paper bureaucracy"
that businesses face;
Revise Downtown zoning to allow small (tiny) workforce/ studio apartments to be built for young, Beaumont
singles on top of commercial/restaurant buildings;
Allow houses to be converted to commercial uses;
Revise Downtown zoning to allow the construction of
small single family detached homes (for rent or own)
around the 5th Street area;
Establish improved communication between the City
Economic Development Department and the Fire
Marshal;
• Create a 5 -year to 10 -year implementation plan
that is firm and "fail-safe" that would continue to be
effective even if future City Councils change.
DOWNTOWN DEVELOPMENT
USE SUGGESTIONS
•
Add/expand high -quality dining, targeting
independent successful restaurants;
• Encourage Downtown existing restaurants (in future
years) that wish to expand their buildings and/or
outdoor dining to do so;
• Target a food user for the former "Beaumont Dry
Cleaners" building in the Grace Avenue Gateway
area, such as a coffee/bakery outlet;
• Bring back the Ramona's food truck for nearby
workers, such as those working at PSI;
• Target a sandwich outlet/quick food cafe near PSI for workers;
• Add a craft brewery or beer tasting room, similar to
the one in Yucaipa;
• Encourage restaurants to enhance and add outdoor
dining areas;
• Add a wine bar with food; a bratwurst quick food
outlet with outdoor dining; a gastro pub; and a baked
potato casual dining outlet;
25 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page327of744
• Target an independent burger restaurant like Slaters
50-50 in Orange County;
• Build small lot single family detached rentals,
particular in the Downtown area near 5th Street; and
• Build small workforce/studio apartments for young
people on second floor as part of commercial/
restaurant mixed -use projects with ground floor
commercial or restaurant.
OTHER DOWNTOWN SUGGESTIONS:
• Consider buying small vacant parcels to consolidate
for new development; and
• Consider national retailers for sites as interim uses (10 to 20 years) until sites with auto/tire uses are
viable to be converted to dining and retail operations.
26 3.1 COMMUNITY
ENGAGEMENT
OVERVIEW
The revitalization of Downtown will
be led by its own entrepreneurs,
government leaders, property owners,
and residents. This plan is crafted
at their direction to address their
concerns, aspirations, and preferences.
PROJECT OUTREACH APPROACH
The approach to outreach was phased and iterative. It
began as an information session as part of the monthly
business leader's happy hour, which included notice of
the City sponsored workshops to come. After that, a first round of workshops was performed to confirm General
Plan proposals and serve as a listening session. A second round of workshops followed that confirm Revitalization Plan proposals and to receive final feedback. All events were open to the public with public notice on the City's website, social media pages, and livestreams for council and commission presentations.
WORKSHOP 1 - LISTENING
SESSION + PLAN ALTERNATIVES
May 18, 2023
This event, held at City Hall, was an information gathering session attended by 22 Downtown stakeholders in
addition to City leaders. Facts about General Plan "on -the - books" proposals, mobility and transportation safety, and
development opportunities and constraints were shown
on six large print boards and a slide presentation. Votes were cast for broad topical directions, specific priorities, and among district development alternatives, and mobility alternatives.
ECONOMIC DEVELOPMENT +
PLANNING COMMISSION
June 14, 2023
The Economic Development Committee and Planning
Commission hold joint sessions on a regular basis and
include back-to-back sessions consisting of a presentation and discussion portion. The results of Workshop 1 Listening 28 Session + Plan Alternatives votes were added to the content presented on May 18th. The following discussion was
supportive of findings and project direction with comments r—.
11 rip pip
i( 16
d a a r,ICr •GF ,fir r4 V
emphasizing incorporation of current plans for Civic Cent redevelopment and memorial. Concurrence was shared
among planning commissioners about the proposed
transformation of 6th Street as a means to improve safety and spur business investment.
WORKSHOP 2 - CONFIRMING
DEVELOPMENT +
MOBILITY FUTURES
October 24, 2023
Wit
This event was held at Senorial Mexican Restaurant on E 6th St and was aligned with the monthly business leaders' happy hour. The event was well -attended and succeeded in confirming that streetscape concept details, roundabouts, and development types are acceptable to community
stakeholders. The format of the event was based on a design proposal presentation followed by a 30 -minute discussion.
Discussion topics included various concerns, such as
cleanup and repaving of alleys, safety, and security.
ECONOMIC DEVELOPMENT +
PLANNING COMMISSION
December 13, 2023
The Economic Development Committee and Planning
Commission joint session following the second community workshop presented some content from the first joint session.
This was City leaders' chance to see the development types anticipated for Downtown redevelopment. The de -emphasis of bicycling infrastructure at the community's behest and the need for further outreach to finalize support for streetscape '
1 •
•
December 13, 2023
pifZ PLANNING COM MISSION
changes before implementation was highlighted. Topics
addressed included development code and zone changes,
redevelopment incentives, further traffic analysis, and the importance of regional transportation projects to bypass and alleviate Downtown traffic constraints.
CITY COUNCIL REVIEW +
ADOPTION PRESENTATIONS
The final steps in the community engagement process include final public input through City Council sessions. The first Council session is an opportunity to review the print -ready draft Revitalization Plan and discuss any remaining unresolved implementation proposals. Final edits to the document and implementation commitments are incorporated into the Final Revitalization Plan report.
COMMUNITY ENGAGEMENT
RECOMMENDATIONS
Some key community engagement points recommended as a
follow-up to this planning process include:
1. Complete a community survey to measure and solicit
further support for the 6th St reconfiguration and
roundabout proposals. Successful active transportation
planning grant applicants will need this information
and it is important when collaborating with regional
transportation agency boards.
2. Prepare a brochure of Downtown redevelopment
opportunities from an economic development
perspective and promote this material along with City
branding to retail trade and real estate investment
organizations as well as individual prospective Downtown entrepreneurs and investors.
3. Continue promotion of the Revitalization Plan through the monthly business leadership happy hour events.
29 DOWNTOWN BEAUMONT REVITALIZATION PLAN
3.2 CHOOSING THE DEGREE OF CHANGE
A creative approach to documenting community sentiment for level of change desired was presented as a sliding scale covering three topics: streets transformation, alley and parking transformation, and building transformation. The results showed a desire for significant changes to both major streets and pedestrian use of alleys, but more moderate types of building development.
BEAUTIFf TION t SAFETY FOG
TEMPORARY
NjUO
+REJ' O ATION + INF)LL
P r llpOfali:
Shona aral Arelrasy
• &craw+Pned L?b MPH) Sahr Serrate
▪ curl Haadan Parka%
• Of45.1.1.11 Ewntl
, Shads Tram and Padsat•Ian Lph¢rp
• k7owrI Worn 41. SailOr ft,, ir.I C4aYir
Tracicntfx:
• Lack of&ar►1 Tranilmn1Ion
• L1rW4GljwdAr#Ff41r4 female
- F CLEAN -LIP
Proposals:
• TOPP41iry Ev*r14.14, ACCi+'YII4++
• Aid and Murals wnh Alloy Cleanup
• Psocp*1d Llgtsli r9 ,r4 S4Curily
• Fksrwiltar Ed CumnL,s,cctasM1ht
• P•#A.IAy #es4 Sir•44At14*4 M*ihll•es1$4
• Low CootEnTeorrcorrwnl
ir;.d{,nfly:
Pia Dining or Elhar GOMlg.wrs era•
• ReeliVIS4 dr Fggulir E,*nl Crrglnlulbr
PIOPi.i.11t.
• S1awF opard US MPH] Sait r Straab
- caroklaldan Prri.ri
• Monthly SUFI! Ewan Closur rs
- 3114x4. Sb4d1_ ArL Pllepnd AMP'
• Elownlawn as Local 6ntnslron
Tradoo rrs:
• Possibly More Parking 114.441.0 .�
Shama tango Achkwr Adequate Pu4Ik:.
Hooka Traw4F0r4b.od
JPrapoaalat
• May RW owetbe WWI,' Aak
• &metand bYdrey Samba al Rear
• igwl*Irs Off-ips+rr S4n•j•re M.*
• Securgr enihincerrenlwdh CFtanup
• SWpgndion TV I Anfl.i,Uloy Etp."snn+
• TradraFfs:
• Mare Limited UHfc.S$r 41PI, inq
▪ Vaned 9uslnsas es nar Rosp:manil.la■
t ..
_fAR
'0.)
TOTAL TRANSFORMATION
Prap01411;
• G4rr14n•Hi{n Or Nialor1C 5iru Ir re*
• ConaiabanlSiyrwgrandSlstde
• Gontrc l ar Lighting and WGridors• Us■
• Cly InrcMamt.•rlLd FIrd Ttnantc
• as-PalTralaly CylAypr U44 PecaTil4
rFndaofrs:
• 0 N SuPw1561.1karapa EnhtnosrMrd
• LltlN fhoemior RssxLarga Euslnnrsas
• Lcrg Tbr•114111€aide Y.Kri4ry n Rrk
NEW DEVELOPMENT (PRIVATE REALM
• . Oita" MI,
T Soma Lai Marging lW Larger Profaci4
• Cdy. Irroolre•sent PaChnialc Prajecd
- Focd•Bay■raga Lisa Ad'varearnant
• Pinr4r•rnt Palms and Ouh767t3r+Np
. �rinn lice
• . and rnhr vno•O+nalksn Haddad
• i iii .. r r 5' , ;nr14 May Unnd
• !IL., • •,• mot* qt. Pin,Eipa9r
0 PrOP4} 11:
, Skra.TS sad 111 MPHl Safest Share's
• Maus.) ttCrr'b14lC-IsPwklog
• WelPr Wadi Evart Closures
• Rdi0w11¢ 314nE w11111Prfi.NAini
• dovarhosn as a Ragfona! 6nlasatlon
✓ es.:w orm :
• was Trowon Eur31#1M9t
• Lies Pi rir Irty Accasscn Prc.pardaa
O
LL AEDESTF SAN USE
PrapoIakst
MOP Art 4M Cr}4thy Irr!k"Olpel
• Gim CoNat•aal drrmrp End li aiWi
• LM4 lrrlp4Ck 4n Fnpwl Prr if, Ary1y
• &Amit r Conlid cr Dateable A14re
Raw4vl1 IV WOWS 411154.F E e p1 r44ee 1
Tradeoffs:
- Loa 4!,ii►i{K5,wkwirkr10 AM.*
• Slpnfhc.rii Property*mart oaddinatbn
9 G.
_
LON •TER An PR 0,) EC TS'
P roposals:
+ lin1,1 VN Vision FLrfl4d
• FM.dentaPopulating #tri and Beaumont
a CampNIL4a Urbanlransionnaehn
• rWw @vw-1III T'r0►a Arriri pa nlitwi l
✓ radnnlr,:
• City Hordreg of Merged Ono -fad Silas
• ao . EluOinrsaol Prey ke 04p14G1d
, HER, TIF Othrr F mane Tools hic..adod
FIG 3-1: POSTER VOTE PLACEMENT BY STAKEHOLDERS TO INDICATE DESIRED DEGREE OF CHANGE
30 3.3 FOCUSING THE
PUBLIC REALM
The most consequential decision
for the Downtown community was
which public spaces and right-of-
way to commit to use as a part-
time pedestrian event space.
ALTERNATIVES APPROACH
Diagrammatic alternatives suggested the emphasis of
event use could be on either sidestreets and plazas,
Beaumont Ave, or 6th St. Each describes an increasing
level of commitment to a more pedestrian -centric
Downtown. Participants were given two votes each, and
were encouraged to think about the relationship between an approach to streets and its appropriate development types.
UPGRADING: IMPROVE POCKETS,
STREETSCAPE + ALLEYS
Wider tree -lined sidewalks with safe crossings are
long overdue for 6th St and Beaumont Ave, but event
closures off of the "Main Street" and smaller new
projects are right for revitalizing Downtown.
INFtLL HOUSING & BUSINESS
V10 UPGRADES WITH CITY GUIDANCE
0%
BEAUTIFICATION & DINING MOSTLY
ALONG BUSINESS STREET FRONTAGES
32%
PUBLIC REALM STRATEGY
VOTING RESULTS DISCUSSION
Participants did not consistently place one -vote each for their development or public realm choice. Some voters may have applied three votes, others one. The following percentages reflect the number of votes out of 44 possible. Overall, there was significant support for major changes to 6th St as part of a "bold move" to prepare Downtown Beaumont as a visitor - attuned and pedestrian -oriented environment. With that there was balanced support for both mixed -use development as well as middle density housing and retail infill. No support was expressed for extensive dining patios with preferences leaning more toward large collective spaces supporting large events. Street beautification where storefronts face the public realm was also supported.
tic -way Fintirti[ia17rj .I
.r .
tre;eii
f
R
Sideevri!tor I.aryer
Weekly CO Events
? #rryAKtlrQ *'� 57twarl Park linpruvc;ncnlx
$1r4rt#C0
.i AdWletinler Closeable Ma rReL rot
i....'4, .
�+ �3
•.� • -- — civi C -c ornationorawel ants
Sin inn.
F
FIG 3-2: STRATEGY: FOCUS ON SIDESTREETS AND ALLEYS
.Lane
t}ire eicape
TT },Iil�ii a bon
31 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page333of744
TRUE CHANGE: FIX 6TH BUT
USE BEAUMONT FOR EVENTS
Reestablishing Downtown as the heart of Beaumont
requires one major street be available for events; and
the City must collaborate with owners to open pedestrian areas and enable new development.
MID -SCALE HOUSING & RETAIL
EXPANSIONS WITH CITY INVESTMENT
27%
STREETSCAPE FOR LOCAL EVENTS
CONNECTED TO PATIOS
0%
FIG 3-3: STRATEGY: TRANSFORM BEAUMONT AVE AND IMPROVE 6TH ST BOLD MOVE: COMMIT 6TH STREET - .
TO A PEDESTRIAN EMPHASIS
The current Downtown Area Plan proposes a dramatic
transformation of 6th Street with center median parking to create a regional pedestrian events hub surrounded by new mixed -use buildings.
MAJOR MIXED USE REDEVELOPMENT
AMONG CONTINUOUS 'RED" BLOCKS
27%
OnMAJOR EVENT DISTRICT FOR A
PEDESTRIAN ONLY EVENT
36%
Pudfi+ n r.
Eniphasi:'
FIG 3-4: STRATEGY: TRANSFORM 6TH ST AND IMPROVE ALL AREAS Stewart ParkrlmproY Tanis : - ' ` -
Yi erni 1.4 .�Co'm. y Streinicape
-Lalf6�-
_x Baautilicalian
'x
r dabout
I leanup+
...Beau-tea-Libra..10
•. , r;
'�CLeWay uridadout
4eran Perking.
r Slre�t'Falrs ��� �i'i
r,binlrig
anhllea�
Pe0e1IAr� � .
411
nphesIs'--
•
32 3.4 PRIORITIZING
THE CHALLENGES
A broad list of topics and priorities
was included in Workshop 1,
which allowed the community to
express their support for a range of
revitalization details.
PRIORITIES APPROACH + RESULTS
Each participant was allowed to place three votes of
support on any combination of topics (including several on one topic). Participants were also allowed to place
one down -vote on topics to de-emphasize or strategies
to avoid. The prevailing emphasis of Downtown's
stakeholders was around the need for shade over off-
street and on -street public realm. Additional emphasis was placed on enhancing Downtown nightlife and
restaurant options. Significant support was also shown
for streets as close -able venues for monthly events. Key strategies that were down -voted included permanent
closure of side street access to 6th St and maintaining a rural character in Downtown.
Overall, the trend is clear that the community desires
a safe, walkable public realm that is shady, well
landscaped, and activated by regular events surrounded
by family friendly dining as well as nightlife options.
Trent it and bi y Ii route tbrlr'aOitiaxne na rth-South fMm euhrOundurab nitiS1+'abeihbbd3 Slatted outdoor diming patios and off-street public apices 15 S -odeci outdoor fum iahed sidewalks ono etraatelde d In I ni erase Venues for nIIhlllfe ictIvrry wllh nestsurante, bare any family freendty entenaanmeri API 411 :El
l t our daytime activity with NhOppiny .and .I Liiv:'iC$ Ih11 sen* ti0Wri di vigil; 2 Reducing parallel parking for more trees. c sea7r+g, and eldewplk prpttiotk7 r Mork publk perking a jw ctro4 with reCI Cod parting requirement% m �+ ClOSing Saltine Melt alma Atccaa to 6th St ¶Or greater tdt5'ru]rl Sate)?aria mO daty a Rogioral institutional anchor like a rnusat m, culture cantor, or conreronca hubbin 4� J
Fe) I d
Regioral entertainment aorrbtlorWith music, outdoor patios, with art • food avant" Pylons or eignago Viet enhances recognition and #w#ranes& for freeway travelers ma
Monthly Or seasonal sliest cro* um. for fairs and *vents on Beaumont pr r,1h St Ma,ntairsino a rural and pastoral characterwilh a historic `small town' feat Streetsrape features and MI -steams to- promote shade and wind protection 4 Designs to widen sidewalks, slowihru-1rsffio, and impro+re pedestrian crossings 3 Pedestrian !safe lighting for aidawalk, parka. and seating a-caa 4 E —or ns ze ail in the public realm to enliven aown-.0 .n character and creativity 4 Galewave and landscapes et thearytrennes that anrnt.nce anc tiednedowrIo - ipiii
FIG 3-5: COMMUNITY PRIORITIES FOR DOWNTOWN
33 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page335of744
3.5 SELECTING THE
PREFERRED ROADWAY
Participants voted their singular
preference among three distinct
approaches to 6th St, this Downtown's
key corridor. One of those options
was the current Downtown Area Plan
street section already approved.
ROADWAY APPROACH + RESULTS
All roadway reconfiguration options presented offered
some form of "road diet" which arranged 6th St into two travel lanes. The major difference between those options was the placement of on -street public parking and the
type of bicycle infrastructure. Limited support was given for all options which placed a left -turn -lane in the middle of 6th, and the prevailing number of voters preferred the media -parking concept already promised in the Downtown Area Plan. The least support was shown for options which emphasized bicycle infrastructure.
INTERSECTIONS
CURB
EXTENSION'S
RASED
CROSSWALKS
CURS exrewaraws
Participants also voted on street design details, including methods for enhancing crosswalk safety and visibility.
Some support was shown for raised crosswalks, while over three-quarters of participants opted for curb extensions.
Over two-thirds of participants supported the inclusion of roundabouts in Downtown street concepts.
LANE RECONFIGURATION: ANGLE PARKING
WIDER SIDEWALKS: STREET TREES + PEDESTRIAN AMENITIES
yea �; � iR14 i i' 11
COMPLETE STRI~ETS: PROTECTED EIWEV/AYS
FLEXIBLE SPACE: CENTER ANGLE PARKING
FIG 3-6: PREFERENCE FOR 6TH ST CONFIGURATION
3 4
Page336of744
34 t
PART
DEVELOPMENT +
MOBILITY
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4 REVITALIZATION
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• . Page 339 of 744
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4.1 SUMMARY +
OBJECTIVES
The Development portion of this
Revitalization Plan provides a
detailed depiction of the highest and
best land uses that are economically
viable on lands most likely to be
redeveloped over the next 20 years.
The overall framework for these uses
organizes potential projects into
hubs, corridors, and individual infill
concept proposals. These proposals
enable community planning and
economic development activity that
will move Downtown Beaumont
forward.
OVERVIEW: REVITALIZATION
THROUGH DEVELOPMENT
The overall Development Framework sets growth
expectations for Downtown with projects that are
economically viable and anticipated as in -demand by
developers. They are right -sized for those lands that may be available for redevelopment within the timeframe
of this plan. Most importantly, concepts proposed will
support the long term vision set forth in the Downtown
Area Plan, Chapter 11 of Beaumont's general plan.
These concepts are organized into categories based on
development type, location, and role for City involvement.
HOW TO USE THIS CHAPTER
This chapter organizes strategically and economically
important projects and anticipated developments to
maximize their benefit to a Downtown's revitalization,
and scales them to fit Downtown's long term economic
forecast:
• Explain which land uses and development types
lead to the highest and best uses on all potential
Opportunity Sites for each area of Downtown.
• Anticipate the forecast potential square footage for
development for each area of Downtown, and see a
relationship to the depicted development.
• Understand recommended changes to development
code and zoning to allow growth in Downtown.
• Visualize the long-term future physical build -out of Downtown in terms of building massing, density, and
transformation in character.
• Prepare to implement capital projects or assist
developers through projects and initiatives to spur
developments that achieve desired growth.
38 4.2 DEVELOPMENT STRATEGIC FRAMEWORK
The development strategy advanced in this Revitalization Plan is communicated in this framework concept, and focuses redevelopment efforts clustered around hubs of activity, where ground floor retail, small restaurants, and public realm improvements come together - all within walking distance from new housing.
The following are four organizational categories that describe the distribution of projects and programs that advance all Downtown development and growth.
REVITALIZATION HUBS
Revitalization hubs are the most consequential projects to Downtown transformation and integrate public realm
improvements, landscape, and creative development types that work to provide urban synergy. Located at gateways, or in the heart of Downtown, they tend to be co -located with City owned assets and civic facilities. These projects require the most intervention and are deemed "City Accelerated" projects.
6TH STREET ACTIVE CORRIDOR
InfilI proposed conceptual projects along 6th Street most accurately fulfill the development vision set forth in the Downtown Area Plan; they provide ground floor active frontage along Downtown's "main street" and include both housing and commercial opportunities within walking distance of each other. These are long-term projects that also require City intervention that includes lot merging, streamline approvals, public parking supply solutions.
DOWNTOWN WALKABLE HOUSING
The walkable housing project concepts most closely suit immediate development demand amid a regional housing
shortage. Compact walkable housing will support the
economic vitality of retail and restaurants along Downtown's main corridors. These project opportunities typically require lot merging and may require City assistance to connect
developers to those potential sites. They are distributed one block away from major corridors and are distributed throughout the residential neighborhoods.
DOWNTOWN
DEVELOPMENT TYPES
Land use and development intensity associated with the
vision for each of Hubs, Corridors, and Housing infill projects is understood through a development typology, which is
depicted in categories that each embody a limited range of development types. All of these types are common in
recent regional growth but are new to Downtown Beaumont.
Together, they embody an economically viable land use
direction that will fulfill the Downtown Area Plan vision.
LEGEND
�----, HaritailtatIon Hulls
Civic Censer * Community Fealties
SrnaU.Format & Creative Retail Tyres
Active Corridors
Small &Mini Mixed Use Development
Walkable Housing
W Iheble InfOU Housing Types
Shared Parking to Support Development
Off -Street Parking to Support Developmer
On -Street Parking 10 supper[ OevelOprrlBnl
Revitalized Activation & Envarenmellt
1 Active Cpmmunity Focal Paint
Planned New Mtive Frontage at Focal Point
Plaza or Green
On Street Pedestrian FmpRasis
r� Revita l ltatlon Study Area Boundary
39 DOWNTOWN BEAUMONT REVITALIZATION PLAN
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4.3 CITY ACCELERATED
REVITALIZATION HUBS
The Revitalization Hubs offer
the most creative and unique
environments that will attract
visitors to a pedestrian -friendly
Downtown. They require an
ongoing commitment by the
City's departments to achieve and
maintain as character -defining
places for Downtown Beaumont.
REVITALIZATION HUBS STRATEGY
The revitalization hubs strategy is predicated on City ownership, or potential ownership, of significant portions of the developable tracts. Close and continual coordination with the City's real estate consultant, City Manager, and economic development team will lead to partnerships in operation, ground leasing, and sale of these sites. The City must maintain high -quality public realm pedestrian plazas, close -able streets, and promenades that are park -like, in order to uphold the character of these marquee settings. These projects are not anticipated to be first to finish, but should be among the first to start in terms of ministerial and organizational efforts to deliver them in the mid-term timespan of this plan horizon.
EXISTING CONDITIONS
AT GRACE AVENUE
Grace Avenue is a one block length access road that once connected to 6th Street and was stub -ended as a cul-de-sac in 2013. Since then, a laundromat has vacated the art-moderne auto shop at the corner of 6th and California, and the School District has vacated the historic 1913 City Hall. Several other historic structures surround the site, including a re -purposed 1940's hotel north across 6th Street. Grace Ave continues to be used as parking space for PSI, an adjacent industrial employer, and as access to a local favorite Mexican restaurant.
The City has proposed removing non -historic add-ons currently part of the historic City Hall, and the Mexican restaurant has expressed interest in re -purposing some of their adjacent surface lot for outdoor dining. Currently, Grace Ave serves only as parking lot access and will not see future thru-traffic.
EXISTING CONDITIONS AT
THE CIVIC CENTER
The Civic Center includes City Hall, which occupies the historic Beaumont High School, a rear annex serving as storage, and with auxiliary office and storage structures between. Across Orange Avenue, the City Police headquarters remains, where its floor storage needs have grown and now occupy a recently fenced - off portion of a park -n -ride public lot which also serves City Hall.
There is an unused storage area on a paved house lot immediately north of the City Hall property.
Major changes have been studied for feasibility throughout the campus across both blocks. Alternative sites outside Downtown are currently being evaluated for a future Police HQ. The City has performed a capacity study of the storage annex and deemed it sufficient to accommodate an expanded municipal workforce - which will be supported by a consolidation of public works staff to an off -site proposed consolidated corporation yard.
EXISTING CONDITIONS AT
8TH AND BEAUMONT AVE
The three lot commercial frontage at Beaumont Ave and 8th, as well as the three residential lots facing Euclid, all remain vacant or unoccupied. One house remains on one house -lot and was formerly operated as a rental property. A crucial asset on these parcels are the large trees along Beaumont Ave in this neighborhood which afford a shaded landscape setting for an outdoor dining use. The City does not own these parcels but has discussed enabling development by acquiring, merging, and selling off to a selected developer - and one developer has already approached the City with interest in them while this plan was authored.
DESIRED DOWNTOWN SYNERGY
The two Revitalization Hubs concepts along 6th Street promise a definitive experience with the City for their outdoor settings, the creative and independent retail types fronting them, and their proximity to locations important to Downtown's 20th century history. Residents consistently demanded safe, walkable, family oriented settings with quality independent dining that includes outdoor setting. These projects are proposed to deliver on that outreach request.
Given the opportunity to pedestrianize the public realm on Grace Ave, Orange Ave, the Civic Center plaza, these locations are ideal for City programmed entertainment, small street fair events, public art, and high quality landscaped settings with pedestrian lighting, signage, and street furnishing. As such, they are brand - defining opportunities that can promote the City with memorable experiences.
The development mix proposed for these sites include
independent dining, concession, or beverage opportunities that are in -demand from middle-class families relocating to Beaumont.
As walkable amenities within reach of housing anticipated as part of this Downtown Revitalization, they also foster synergy with other Downtown developments.
41 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page343of744
REVITALIZATION HUBS DEVELOPMENT TYPOLOGY
KEY PUBLIC REALM INTRODUCED
CREATIVE RETAIL / PEDESTRIAN MALL SMALL FORMAT RETAIL / PATIO DINING ACTIVE PEDESTRIAN STREET Typical Development Parameters
• Gross Square Feet: 16K to 50K (2K to 4K per Tenant)
• Density/ FAR: 0.2 to 0.5
• Heights: Single Level Commercial (14')
Land Use Descriptions
Commercial, including food + beverage, neighborhood
support convenience retail, retail goods, some services Activities and Design Description
This development type features unique, often
independent or small chain retail in a multi -tenant
or owner occupied format. Parking is shared in
consolidated lot. Site plan is organized around
pedestrian only landscaped environment between
businesses - including dining, public art, and shade.
Typical Development Parameters
• Gross Square Feet: 2K to 6K per Tenant
• Density / FAR: 0.15 to 0.35
• Heights: Single Level Commercial (14')
Land Use Descriptions
Commercial, primarily food + beverage, limited
neighborhood supportive retail/service (i.e. bicycle repair) Activities and Design Description
This development type consists of an owner occupied
or ground leased independent restaurant or bar with a
significant portion of seating in a patio, porch, or garden setting. Parking may be shared or apportioned to each
restaurant in a row. This type may be included within a Creative Retail / Pedestrian Mall site plan.
Typical Development Parameters
• Widths: 24' Fire Access (10' booths + 10' min. path)
• Materials: Integrated Color Concrete or Pavers
• Heights: 12' to 14' (Pedestrian Lighting)
Operational and Design Description
Public right-of-way with slow speed designation (5 - 15 mph); shared as pedestrian access or closed for events
Furnishings + Landscape
Bollards are key to limit vehicular access during pedestrian event closures; traffic calming measures should be
employed to ensure drivers and pedestrians safely share this driveway type. Light and power should be available for booths and entertainment. Decorative standards with string lights or other pedestrian lights are key.
42 4.4 GRACE AVE
GATEWAY H U B
The Grace Avenue Gateway concept
offers a welcome mat for visitors and
residents seeking a safe, outdoor,
urban walkable setting. It is intended
to host small events, offer views of
6th St and surrounding mountains,
alongside historic buildings
charismatic of old Downtown.
PROJECT ELEMENTS
The historic City hall building will serve as the primary anchor for this project, ideally suited for one or two independent local or regional chain restaurants. The building grounds and front porch offer early phase dining space before more of this subdistrict is improved as public realm. The historic art -deco retail at the corner of 6th St and California Ave compliments the City hall reuse as a small vendor space for concessions such as ice cream, coffee, takeaway food. Its conversion will benefit from the proposed landscape shade pergola and parkway landscape buffer that protects a public patio area. The existing major anchor restaurant, Ramona's, will benefit from event and dining visitors on a pedestrianized Grace Ave.
PARKING STRATEGY
Formalized head -in parking on one side of Grace Avenue is suitable as a slow -speed pedestrian oriented parking facility and allows access to the Ramona's parking lot. The separate off-street parking between the old laundromat and the historic City hall can be made more efficient if they are combined as a shared facility. Parallel space on 5th street provides ample supplemental parking. lim._''" j■ ...
II1UU!I
11_
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11 111111111 PWs#
Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
8,000 GSF 40 Sp
Retail: Ramona's
6,000 GSF i 45 Sp
Retail: Goods + Services
0 GSF 0 Sp
Total Retail (GSF)
14,000 GSF 85 Sp
Total Parking (Onsite)
54 (18 Existing)
Total Parking (Offsite)
42 Sp
Total Parking Balance
96 (18 Existing)
+11 Sp
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Identify a buyer or acquire the historic laundromat
facility to ground lease or sell to an operator.
2. Coordinate with Ramona's to ensure their objectives
and access requirements are met and supported
through a coordinated project.
3. Outreach to potential restaurant operators, restaurant business incubators, or community kitchen
organizations that may re -activate the historic City hall.
4. Coordinate between Public Works, Beaumont Fire
Department, and Economic Development to refine a
Grave Ave streetscape event proposal.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
5. Build the 6th Street gateway roundabout and related
parkway and median landscape elements to frame
and buffer a safer and more iconic streetscape
frontage.
6. Complete or support a renovation and reactivation of the laundromat and historic City hall, to include on -site and off -site dining facilities.
7. Support an ongoing event operations program
to include music, art, and events that tie-in with
surrounding businesses; also support an ongoing
maintenance and safety program for public realm and
publicly accessible portions of the site.
43 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page345of744
PROJECT LAYOUT + FEATURES:
Active Pedestrian Street (Low Volume Shared
Street with Public Parking)
Q Outdoor Dining Concept
Q Renovated Laundromat as Dining or Concessions
Q Renovated Historic City Hall for Dining
Q Public Realm Shade Pergola for Dining + Visitors
Q Close -able Cul-de-Sac for Small Events
Q Shared Parking for Historic City Hall / Laundromat
Q Colored Concrete Paving Concept
• Downtown Gateway Arch Sign
EXISTING CONDITIONS
FIG 4-2: DEVELOPMENT CONCEPT FOR
DINING AT 8TH AND BEAUMONT
l _1
44 4.5 CITY CENTER
COMMUNITY HUB
The City Center project has the
potential to serve as the central
community -oriented gathering place
for City events adjacent to a vibrant
retail dining strip serving residents,
visitors, and City employees.
PROJECT ELEMENTS
The most significant contribution this revitalization plan makes to the long term vision for Beaumont's Civic
Center is the proposal to re -purpose the public park -n - ride facility as a lease -to -sell commercial opportunity for three to six owner -occupied independent restaurants.
Modeled on a similar successful project in Lewisville,
Texas, these restaurants should serve as family oriented dining with outdoor seating and may be part of a more
holistic "creative retail" environment with integrated
landscape and walkable linkages.
PARKING STRATEGY
The parking strategy depends on the Police headquarters vacating their current site, where ample parking serving the retail portion of this site will fit. The alley behind proposed retail should also serve as parking. City Hall use of the lot replacing the former Police HQ site, as well as improved lots on the west edge of the Civic Center
(accessed via Magnolia) should be adequate for Civic
Center daily demand. Additional public or City employee parking may be found in the lot north of 7th St. In the long term, a single parking deck above the Orange
Ave lot may be needed to support a busier and vibrant
Downtown.
Development Yield Summary
Elmo
Mint
111 Milt
111111,11111
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
24,840 GSF 124 Sp
Retail: Goods + Services
O GSF I O Sp
Existing City Parking
216 Sp
Total Retail (GSF) 24,840 GSF 340 Sp
Total Parking (Onsite)
167 Sp
Total Parking (Offsite)
29 Sp
Total Parking (Civic Ctr.)
63 Sp
Future Parking Deck
104 Sp
Total Parking Balance 259 Sp - 81 Sp
Total Parking w/ Deck 363 Sp +23 Sp
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Complete the process of identifying lands and programming for a new off -site Police Headquarters.
2. Coordinate with the City real estate consultant and City Manager to draw draft proforma and agreements in
preparation for the retail conversion of the City -owned lot.
3. Prepare a pricing package to include conceptual or
schematic design for a holistic Civic Center renovation project to include the Town Square plaza design, re -purposed Annex, and community center conversion for City Hall.
4. Begin an outreach campaign to seek restaurant operators, potentially through a retail property manager. Possibly reach out to Lewisville, Texas to review and understand their documented experience.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
5. Support the Police HQ move and build a new City -owned park -n -ride lot in its place, along with alley improvements.
Then facilitate a retail project on the site of the original park - n -ride facility.
6. Complete the phased implementation of the long term
vision for Civic Center, including the plaza, community center conversion, new City Hall at the Annex, and surrounding access and parking improvements.
7. Develop a plaza and community center event programming calendar and management organization within the City; also develop a program aligned with potential street events on 7th, Beaumont Ave, and Orange Ave in the future.
45 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page347of744
PROJECT LAYOUT + FEATURES:
O Proposed New City Hall (Adaptive Reuse)
Q Proposed Community Center (Adaptive Reuse)
Q Town Square Plaza Concept
Q Community Memorial with Adjacent Parking
Q Creative Retail - Food + Beverage Concept
Q Shared Parking under Future Public Parking Deck
O Pedestrian Oriented Street (Close -able for Events)
Q Alley with Lighting and Customer Parking
Q Dedicated City Hall Shared Parking
EXISTING CONDITIONS
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FIG 4-3: DEVELOPMENT CONCEPT FOR
CITY CENTER PROJECT + EVENT PLAZA
150' 300•
Page348of744
46 4.6 "THE ARBORS"
LOCAL DINING HUB
This site is called the "Arbors" in
this plan document to celebrate
the potential for a unique dining
locale under the shade of large on -
site trees. This project is suitable
as a quiet corner with quality food
and has enormous potential as a
walkable weekly destination for
surrounding residents.
PROJECT ELEMENTS
This project site consists of two portions: one half
faces Beaumont Ave as a commercial opportunity, and
one faces Euclid Ave as a residential opportunity. The
commercial opportunity is a 4000 to 6000 square foot
owner -occupied independent restaurant that features an outdoor dining setting integral to its brand and customer experience. The site is also ideal for a neighborhood
oriented convenience retail/market. This new
construction project should integrate existing site trees to take advantage of them. The residential portion of the project is addressed in the Walkable Housing section at the end of this chapter.
PARKING STRATEGY
The restaurant portion of this project should be
sufficiently self -parked on -site. Additionally, head -in parking will be needed on the alley in order to meet
peak demand. The residential portion is expected to be
garage parked.
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1 111■111111 1 P6th 'E 5th St
Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage 5,000 GSF 1 25 Sp
Residential Units (8) 11,200 GSF 12 Guest
Total Mixed Site (GSF) 16,200 GSF 27 Sp
Total Parking (Onsite) I 33 Sp
Total Parking Balance 33 Sp + 6 Sp
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Continue outreach and engagement efforts with potential developers interested in either the residential or commercial project portions.
2. Coordinate with the City real estate consultant and City Manager to explore the possibility of property acquisition and lot merging.
3. Coordinate with potential commercial developers and
introduce them to the outdoor single occupant dining
concept. Connect them to potential tenants.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
4. Assist the commercial side developer with alley
improvements that formalize head -in parking and a curb -cut into parking.
5. Implement the Beaumont Ave roadway reconfiguration
to ensure a walkable, pedestrian and dining friendly
environment around the project site - including curb bump outs for safe pedestrian crossing.
6. Ensure General Plan and development code accommodate all economically viable housing types.
7. Seek potential ministerial approval for both sites in conjunction with this revitalization plan.
47 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page349of744
FIG 4-4: DEVELOPMENT CONCEPT DINING AT 8TH AND BEAUMONT PROJECT LAYOUT + FEATURES:
W Restaurant Independent or Small Chain
Q Garden and Patio Outdoor Dining Area
Q New and Existing Mature Tree Canopy
Q Renovated Alley with Parking Access
O Pedestrian Curb Extension at Beaumont Ave.
Q Potential Middle Density Residential Homes
O On -Street Parallel Parking
Q Parkway with Street Trees
Q Increased Setback Accommodating Streetside Dining
EXISTING CONDITIONS
pED f30
1" 120'
gcr
1. 300'
48 4.7 6TH ST ACTIVE
CORRIDOR INFILL
Mixed -use development on
6th St is an integral part of the
Downtown Area Plan Vision and
supports General Plan land use
policy. Fulfilling that will transform
Downtown as a livable and
economically vibrant center.
ACTIVE CORRIDOR INFILL STRATEGY
The active corridor infill strategy is a development
approach that proposes small low-rise mixed -use
projects as economically viable in the mid-term for
Downtown. Most of these projects, especially those
in locations most advantageous to Downtown's overall
success, require lot merging once lands become vacant
or unused. These projects should be developer led, but
with City -led streamlined permitting and improvements
supporting utilities, access, parking, and public realm.
Most of these projects will also require a district
parking approach, where some retail visitors park
once - requiring a sophisticated approach to parking
requirements in the future.
EXISTING CONDITIONS ON
6TH AT CALIFORNIA AVE
The commercial frontage of 6th St from California Ave to Edgar Ave includes a wide variety of buildings of various age and condition. Most properties are unoccupied, for
sale, or in a state of underutilization - such as storage with occasional economic activity. One structure at 141 E 6th Street may be of some historic architectural value.
Delta Restoration Services is a major employer at 580
California Ave. Occupying a well maintained property. Any development here will require them to find an alternative location or be integrated into the project; therefore, this opportunity is mid or long term.
EXISTING CONDITIONS ON
6TH AT MAGNOLIA AVE
Situated across the street from City Hall, the mixed -use opportunity at Magnolia has been acquired and cleared
at the time of this Revitalization Plan. As is, it represents the smallest mixed -use opportunity, but most near term in the Downtown core mixed -use area due to availability.
EXISTING CONDITIONS ON
6TH AT MAPLE AVE
The project parcel on 6th at Maple Ave is deeper than
the other two identified in this plan and is only partially developed. It includes an active flower shop and a row
of older small or studio style apartments at the back of the parcel. Any portion of the commercial frontage of
vacant areas can be available in the near term. Existing residents mean the entire site constitutes a mid-term or long-term opportunity.
DESIRED DOWNTOWN SYNERGY
Mixed -use development provides a "captive audience"
of residents that can support additional active retail
frontage on the ground floor and provides an internal
synergy for a vibrant and resilient Downtown. Residential unit types discussed by some land owners include studio or very small one -bedroom apartments that may support
business owner families on -site. This live work condition will add a widening array of housing types for Downtown Beaumont.
The synergy between a reconfigured 6th St roadway
and surrounding mixed -use development is at the
heart of the Vision set forth in the Downtown Area
Plan. Small restaurants, bars/taprooms, coffee shops,
and convenience markets (bodegas) will benefit from
streetside seating and tables between the tree wells of a widened sidewalk. A 6th Street reconfigured for regular fairs and events will support and connect with facing
businesses.
The median shared parking proposed for 6th Street as
well as surrounding small lot public parking facilities will collectively support a park -once district in this stretch of core Downtown Beaumont.
49 DOWNTOWN BEAUMONT REVITALIZATION PLAN
ACTIVE CORRIDOR DEVELOPMENT TYPOLOGY
SMALL MIXED -USE
Typical Development Parameters
• Gross Square Feet: 20K to 50K
• Density / FAR: 0.5 to 1.25
• Heights: 2 - 3 levels (24' to 38')
Land Use Descriptions
Mixed -use building with active ground floor retail or food + beverage uses, upper level as residential or office
Activities and Design Description
This is a traditional "mixed -use" development type, and may employ corridor or walk up access (live -work) to residential quarters above. Unit types may be stacked multi -room
flats, two -level apartments, or stacked studios. All resident parking should be provided on -site; and amenity space
above parking is encouraged.
MINI MIXED -USE
Typical Development Parameters
• Gross Square Feet: 10K to 30K
• Density / FAR: 0.5 to 1.25
• Heights: 2 - 3 levels (24' to 38')
Land Use Descriptions
Mixed -use building with active ground floor retail or food + beverage uses, upper level as residential or office
Activities and Design Description
This is a smaller version of the common traditional "mixed - use" development type and typically features as little as one business on the ground floor. Walk up access to units above is more common and may be externalized to save
corridor space. This type is increasingly common in small US communities. All resident parking should be on -site.
KEY PUBLIC REALM INTRODUCED
STREETFRONT DINING / ACTIVE USE
Typical Development Parameters
• Widths: 9' to 12' (6' walkway + 3' table/chairs)
• Materials: Concrete; Material Change Encouraged
• Heights: 12' to 14' (Pedestrian Lighting); 8' Clear
Operational and Design Description
Streetfront dining may either be within a setback area
behind the right-of-way sidewalk or may employ a use
permit to locate tables/chairs in a hardscape parkway
space between curb and sidewalk. Furnishings are
typically movable and removed/secured at night.
Furnishings + Landscape
"Bistro" tables and chairs, group tables and bench seating; umbrella and street tree shade; Parklets in parking spaces augment the above active spaces.
Page352of744
50 4.8 MIXED -USE AT 6TH
ST + CALIFORNIA AVE
Mixed -Use development on the
gateway roundabout at California
Ave will create one of the most
significant urban moments for
Downtown; and in conjunction with
the Grace Ave Gateway project will
build this area into an economically
complex and vibrant neighborhood.
PROJECT ELEMENTS
The concept proposed includes a single building
including a ground floor retail space for two tenants
and a double loaded corridor flanked by studio or one - bedroom units above. Resident access is suggested
at the west end facing California Ave with a second
egress accessible to residents on Edgar. The concept
also suggests a breezeway between retail tenants for
increased outdoor seating; streetside active uses will
benefit from the additional sidewalk space created at
the corner of the proposed roundabout.
PARKING STRATEGY
The building proposed along this stretch of 6th St would occupy the width of the block with a double loaded aisle of parking in the rear. The site would be dependent on
additional head -in short term parking along Edgar Ave
if retail is to have enough property -adjacent parking; further, 5 parallel on street parking spaces along 6th St and nearby vacant residential lot conversion for public parking would be needed to meet the total parking
demand for this project as shown.
,.. mo ism■*
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1111111
II1UUII
1 I
111 E
Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
6,360 GSF
31 Sp
Retail: Goods + Services
5,040 GSF
25 Sp
Residential Units (25)
18,350 GSF
29 Sp
Total Mixed -use (GSF)
4 29,750 GSF
I 85 Sp
Total Parking (Onsite)
60 Sp
Total Parking (Offsite)
12 Sp
Total Parking (Onstreet)
16 Sp
.
+3 Sp
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Initial actions should focus on the design and
capital improvement planning for the 6th Street
Reconfiguration as well as its gateway roundabout
component. This is because the roundabout may
impact the northwest site corner. Also important is the inclusion of sidewalk space for active outdoor use by
businesses near the approach to the roundabout.
2. Begin outreach to all property and business owners
and communicate the benefits of this project to
Downtown, the opportunity it presents them, and the
expected mid to long range timing.
3. Prepare a capital improvement design for alley cleanup and head -in parking along Edgar Ave in advance of this development.
4. Begin outreach to the development community through
the Economic Development department, emphasizing
the community anchor location of this parcel frontage.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
5. Implement the 6th Street Reconfiguration and gateway roundabout project.
6. This project should be developer led, but the City can assist potential land acquisition and preparation efforts by streamlining the lot merging process.
7. Coordinate directly with existing on -site employers to establish their project involvement or streamline
changes in their business relocation.
51 DOWNTOWN BEAUMONT 1 REVITALIZATION PLAN
FIG 4-5: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + CALIFORNIA AVE PROJECT LAYOUT + FEATURES:
0 Mixed -use - Housing over Restaurants/Retail
O Breezeway Access and Seating Area
O Parking to Accommodate All Residents On -Site
O On -Street Head -In Public Parking
O 6th Street Parkway with Streetside Furnishing
O Roundabout with Safe Pedestrian Crossing
O Renovated Alley with Pedestrian/Safety Lighting
O Suggested Resident Entry Foyer Concept
n Active Frontage with Possible Seating in Arcade
EXISTING CONDITIONS
52 4.9 MIXED -USE AT 6TH
ST + MAGNOLIA AVE
A small infill project which
maximizes limited available land for
a well -situated project across from
the Civic Center will offer an out-
sized impact on community activity
level and perception - especially if
it includes housing above retail.
PROJECT ELEMENTS
The project development type shown for this concept is
a mini -mixed -use building which would only have room
for one tenant and stairwell access to a single or double loaded residential corridor above. Projects of this
size may also support a limited number of residential
apartment types - sometimes one or two loft style units over retail.
PARKING STRATEGY
Parking access may need to pass under residential units facing Magnolia Ave, with one or two spaces tucked
under the rear of the building. Additional public parking will likely be needed from the adjacent undeveloped
house -lot on the same alley. Some use of on -street
parking would occur for business patrons, but it is not estimated as necessary.
a■aa
111111
Development Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage 5,100 GSF
25 Sp
Residential Units (8) 1 9,200 GSF
8 Sp
Total Mixed -use (GSF) 14,300 GSF 33 Sp
Total Parking (Onsite)
18 Sp
Total Parking (Offsite)
12 Sp
Total Parking Balance 30 Sp - 3 Sp
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Identify and connect with the existing land owner who has acquired and cleared the residential and business
parcels that make up this project site.
2. Pedestrian crossing safety measures may
be implementable ahead of the full 6th St
Reconfiguration Project; this should be considered
to benefit this development and advance pedestrian
safety in connection with the City -owned park -n -ride lot to the north.
3. Lot merging approvals can be accelerated with this
parcel as a single owner is believed to have acquired
both parcels.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
4. Implement the 6th St Reconfiguration and gateway
roundabout project.
5. This project should be developer led, but the City
can assist potential land acquisition and preparation
efforts by ensuring that alley and public parking
improvements behind the commercial frontage are
completed in conjunction with this project.
53 DOWNTOWN BEAUMONT 1 REVITALIZATION PLAN
FIG 4-6: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + MAGNOLIA AVE PROJECT LAYOUT + FEATURES:
I" Mixed -use - Housing over Restaurants/Retail
O Parking to Accommodate All Residents On -Site
O Off -Site Public Parking for Visitors/Employees
O Suggested Resident Entry Foyer Concept
O Second Stairway Egress onto Alley
O Parking Access Passage (Under Residences)
O Pedestrian Crossing with Safety Refuge
O 6th St Close -able for Market/Fair Events
O Median Public Parking (Event Stalls)
EXISTING CONDITIONS
Eb°' 3D' DO'
30'
180'
Page356of744
54 4.10 MIXED -USE AT 6TH
ST + MAPLE AVE
Infill mixed -use at 6th and Maple
may be a nearer term opportunity
that relies less on outside future
public realm improvements such
as the 6th St Reconfiguration or
nearby public parking.
PROJECT ELEMENTS
This proposed development concept uses the full depth
of the parcel at E 6th St and Maple Ave; it is on the lower end of a "small" mixed -use development type by building size. Building depth as shown allows for a single or
double loaded corridor of residential units of a studio or one -bedroom type. The ground floor most likely will accommodate a single retail food and beverage tenant
and an entry foyer for residents; two retail bays may fit if they are only supporting office services or convenience retail.
PARKING STRATEGY
Parking access may need to pass under residential units facing Maple Ave and a significant number of spaces
will need to tuck -under portions of this building concept.
Additional access can be provided from a north -south
alley east of the building. As shown, all parking demand can be met on -site.
-Ui t :
11111 ii1I•I1Ib!
11111 1; ■ 1■i
111111 _III UEUi1
..114111L,
1 evelopment Yield Summary
Development
Use
Development
Data
Parking
Demand
Retail: Food + Beverage
6,200 GSF
31 Sp
Residential Units (12) 1 13,800 GSF
15 Sp
Total Mixed -use (GSF)
20,000 GSF 46 Sp
Total Parking (Onsite)
48 Sp
Total Parking (Offsite)
0 Sp
Total Parking Balance
48 Sp +2 Sp
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Coordinate with the existing property owner; inform
them about standard and approved procedures for
engaging with on -site residents.
2. As this project requires no lot merging, and can be
self parked without the 6th St Reconfiguration or
outside public parking, ministerial approval may be
appropriate to streamline development permitting.
3. Coordinate with the adjacent multi -tenant office
complex land owners to explore share site
improvements that integrate the two sites and include
improvements along the access corridor straddling the
property line between them.
4. Coordinate with an on -call architect to assist the
potential developer in a compact site plan that may
include tuck -under and a portal under the residential
portion facing Maple Ave.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
5. Implement the 6th St Reconfiguration and gateway
roundabout project.
6. Ensure site clearing and any resident displacement is in conformance with City and county regulations and
is in alignment with the updated General Plan Housing
Element.
7. Implement pedestrian crossing improvements ahead
of the overall 6th St Reconfiguration to ensure access
between potential residents and businesses north of
6th.
55 DOWNTOWN BEAUMONT 1 REVITALIZATION PLAN
FIG 4-7: DEVELOPMENT CONCEPT FOR MIXED -USE AT 6TH + MAPLE AVE PROJECT LAYOUT + FEATURES:
I" Mixed -use - Housing over Restaurants/Retail
O Parking to Accommodate All Users On -Site
O Suggested Resident Entry Foyer Concept
O Second Stairway Egress onto Alley
O Parking Access and Tuck -Under Parking
O Pedestrian Crossing with Safety Barriers
O 6th Street Close -able for Market/Fair Events
O Median Public Parking (Event Stalls)
O Driveway Access to Existing Commercial
EXISTING CONDITIONS
56 4.11 DOWNTOWN
WALKABLE HOUSING
Demand for dense small -lot
detached housing is strongest
among all potential new Downtown
land uses according to the Market
Study and Economic Action Plan
connected to this Revitalization Plan
WALKABLE HOUSING STRATEGY
These development types constitute the lower density end of a range of what urban planning terms the "missing middle." Such types are characteristically four or more dwelling units, with density ranging broadly from 16 DU/Ac to 40 DU/Ac.
This is often the result of smaller unit and home sizes set in a more compact building or site plan. Typologically, these may include smaller lots for single-family "starter homes," which often share green common areas or amenities. This can
also include multi-plex "lot line" housing subdivisions akin to row -housing as a stand-alone for -sale product. Beyond this, more traditional forms of courtyard housing, row -housing, and stacked flats commonly make up this category.
This development type typically uses a merged lot that
assembled several prior single-family house lots, which is then reparcelized to offer one "lot line" home on a small parcel that only extends enough for building separation with front of rear patios. Often, they are leased during the repayment on builders' loans through the span of a 10 - 15 year pro -forma, then sold (or leased to sell) to future homeowners. The units are also just as commonly sold
directly. They can be part of a homeowner association, and/ or include common area property management.
Downtown Beaumont offers several adjoining vacant parcels about one to two blocks away from the main commercial
corridors of 6th St and Beaumont Ave - an ideal walking distance.
EXISTING CONDITIONS ON
8TH AT EUCLID AVE
The potential housing parcels facing Euclid Ave are part of a proposed two-part development that includes a restaurant facing Beaumont Ave. The mostly vacant property includes three parcels and hosts several mature trees which enhance neighborhood quality. Any means to include any of them in a site plan should be attempted, however, analysis shows most of the site will need to be cleared for compact housing types. One home for rent sits on the northern parcel and was understood to be vacant at the time of this report.
The planning team also understands the current owner is interested in sale of all 6 parcels in the near term.
EXISTING CONDITIONS ON
5TH AT EDGAR AVE
The potential housing site at 5th and Edgar is mostly vacant, save for one cell phone tower that occupies its own sub -plot.
A compact site layout will require some use of the alley and a secondary entrance for parking access to some housing units.
EXISTING CONDITIONS ON
5TH AT MAPLE AVE
A large potential vacant residential site exists at 5th and Maple and is improved with one residential structure at its northeast corner - this is believed to be unoccupied at the time of this report. The parcel is flat graded and free of trees.
EXISTING CONDITIONS ON
5TH AT MICHIGAN AVE
A cluster of potential residential parcels exists on either side of Michigan Ave at E 5th St and may be developed as one or two projects. West of Michigan is an underutilized fenced lot, most recently used as material storage. Immediately south of this and facing E 5th St is a cleared lot which includes two trees at its edge. Eastward across Michigan Ave is another vacant parcel which abuts a well -maintained concrete
parking lot for small multi -tenant housing against the freeway embankment.
DESIRED DOWNTOWN SYNERGY
As the statewide housing crisis underlies demand for
compact small detached starter homes, Downtown has an
opportunity to attract new constituencies of young couples and families, remote workers, and commuters looking for access to urban amenities in a safe and walkable setting.
Attracting those seeking affordability and convenience in denser housing products simultaneously brings needed
customers to an enlivened Downtown.
Members of this homebuying category approach this
planning team at outreach events for other similar
Downtowns in the vicinity of Beaumont expressing
excitement for a chance to live with access to independent businesses and within the convenience of a walkable
distance to them.
Attracting and securing these infill housing projects will immediately enhance Downtown safety and improve
perception as an investible place for businesses looking for indicative housing growth. Moreover, it is the development type requiring the least intervention by the City to secure nearer -term "wins" in the revitalization of Downtown.
57 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page359of744
WALKABLE INFILL HOUSING DEVELOPMENT TYPOLOGY
X-PLEX OR X -PACK / SF DETACHED
Typical Development Parameters
• Unit Net Square Feet: 1K to 2K
• Density / FAR: 12 to 20 DU/Ac
• Heights: 2 Levels (24')
Land Use Descriptions
Typically considered a single-family residential product as parcels are per -unit; rented for about 10 years then sold Activities and Design Description
These are often referred to as a "six pack" or "eight
pack" where three or four single-family lots combined
and reparcelized. Units are detached for -sale self -
parked, starter homes. Common areas are minimal as
site utilization is maximized. Accessed via a single drive aisle or loop with unit frontage on other side.
TOWNHOUSE / SIDE -BY -SIDE MULTIFAMILY BUNGALOW COURT / SEMI-DETACHED Typical Development Parameters
• Unit Net Square Feet: 600 to 2K
• Density / FAR: 12 to 24 DU/Ac
• Heights: 2 - 3 levels (24' to 36')
Land Use Descriptions
Multi -family residential product, usually in a walk-up or row -house format may include community facilities
Activities and Design Description
Most multi -tenant townhome walk ups are quadraplex with up to twelve units per building. Parking is accessed in the rear via an alley or common parking lot, and unit frontage is on the other side. Common open spaces are more
important to this type as green shaded corridors between buildings.
Typical Development Parameters
• Unit Net Square Feet: 500 to 900
• Density / FAR: 8 to 18 DU/Ac
• Heights: 1- 2 levels (10' to 24')
Land Use Descriptions
Usually multi -family, sometimes single family, residential product, and may include community facilities
Activities and Design Description
Modeled on historic California rental products originating in Southern California in the 1920's, they are increasingly recuperated as a new missing -middle housing solution.
Amenitization and quality of common areas affords
streetside visual appeal and is important to quality -of -life in these units. Increasingly, projects are owner occupied.
58 4.12 WALKABLE
HOUSING PROJECTS
Downtown Beaumont will benefit
from these compact housing
proposals with enhancement of
safety, perception, and economic
resilience that comes from people
living within walking distance of
Downtown businesses.
PROJECT ELEMENTS
These projects present small lot single family compact
homes on subdivided lots merged from existing
larger single family parcels. All project concepts may
alternatively be viable as attached row housing, semi-
detached homes with shared elements such as patios
and party walls, or smaller types such as duplexes and
stacked flat quadraplexes.
This revitalization plan generally advises that all these housing types be among the first new developments
in Downtown and that all measures to support their
development be taken alongside longer term projects at
the Civic Center and Grace Ave Gateway.
PARKING STRATEGY
Each is accessed from a shared drive aisle to self -parked units with ground floor garages. Primary dwelling entries are on the side or corner opposite the garaged access
along landscaped pathway common areas. This normally
affords two cars per unit.
INITIAL ACTIONS
The following initial actions are first steps the City can take to instigate this project.
1. Revise zoning and development code to allow higher
density detached housing, as well as attached high
density residential.
2. Revise residential zoning to allow new housing without requiring the incorporation of commercial ground uses
along 6th street if those housing types fulfill a vision for such compact "missing middle" housing types that
face 6th Street and Beaumont Ave to supplement the
infill projects already viable along 5th and Euclid.
3. Ensure an on -call architect or planning staff are ready to address streamlined permitting, possibly through
the issuance of ministerial approvals, to capture
developer interest and accommodate preferred
timelines.
IMPLEMENTATION ACTIONS
The following actions are major projects and initiatives that will advance this project.
4. Engage property owners and potential buyers to
communicate development potential and coordinate
site planning for highest and best use which supports
this Revitalization Plan.
5. The City can be an interim owner in cases where
acquisition timing may require some short-term
assistance.
6. Assist developers with off -site improvements and
include utility upgrades, sidewalk and curb cut
improvement, and laterals. Pedestrian oriented street
lighting also may benefit additional walkable housing
infill.
PROJECT DESCRIPTION
Ir
I I
t.4K
1.41t
LT -1:
1 37 Spoors
Pmu4r Pao
5K
Fig 4-8: Development Concept for Housing at 8th + Euclid Ave Residential Yield Summary
Residential
Dwelling Units
NSF per Unit
Total GSF
FAR (Housing)
DU/Ac (Housing)
11,200 GSF
8 DU
1,400 DU
11,200 GSF
0.56 18.14
PROJECT DESCRIPTION
The housing at Euclid Ave and 8th St is accessed from
Euclid Ave while some units can be garage accessed off
the existing alley. This allows shared landscape frontage areas along the highly visible 8th frontage and interior to the project. Alternatively, compact row housing may
be accessible from Euclid Ave and 8th St in a walk-up
development type.
59 DOWNTOWN BEAUMONT REVITALIZATION PLAN
PROJECT DESCRIPTION
Fig 4-9: Development Concept for Housing at 5th + Edgar Ave L
Residential Yield Summary
Residential
Dwelling Units
NSF per Unit
Total GSF
FAR
DU/Ac
14,400 GSF
8 DU
1,400 DU
14,400 GSF
0.66 16.00
PROJECT DESCRIPTION
An extended north -south alley can provide useful access to homes facing inward to this project. Spacing around
the existing cell tower may be needed for facility access and the lease agreement with the cell provided will need to be reviewed as part of site planning due diligence.
PROJECT DESCRIPTION
51.. S!
Fig 4-10: Development Concept for Housing at 5th + Maple Ave •
Residential Yield Summary
Residential
Dwelling Units
NSF per Unit
Total GSF
FAR
D U/Ac
18,000 GSF
10 DU
1,400 DU
nsp
14.09 PROJECT DESCRIPTION
This project offers the simplest layout, employing a single common drive aisle shared by all ground floor garages.
Unit entries face landscaped corridors along the back
and streetside frontage of this project site.
PROJECT DESCRIPTION
'N auI St
Fig 4-11: Development Concept for Housing at 5th + Michigan Ave Residential Yield Summary
Residential
Dwelling Units
NSF per Unit
Total GSF
FAR
DU/Ac
32,400 GSF
18 DU
1,400 DU
32,400 GSF
0.55 13.34
PROJECT DESCRIPTION
The two residential concepts across Michigan Ave at 6th employ straight drive aisle access to ground floor garage parking. Site depth may require a second curb cut after fire department review. The eastern -most parcel may provide an opportunity to combine parking facilities with the single story apartment to the south - creating a more efficient site plan.
Page362of744
60 5 REVITALIZATION
THROUGH
MOBILITY
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5.1 SUMMARY +
OBJECTIVES
The Mobility portion of this
Revitalization Plan provides detailed
design concepts to implement roads
proposals which are part of the
adopted Downtown Area Plan in the
General Plan. Recommended new
roadway concepts will augment those
proposals for Downtown - promising a
truly walkable heart of Beaumont.
OVERVIEW: REVITALIZATION
THROUGH MOBILITY
The future of transportation in Downtown Beaumont will
emphasize active streets made vibrant and economically
resilient through human mobility. Emphasizing this in balance with cars means significant reconfiguration of Beaumont Ave and 6th St through the study area to enhance the safety and comfort of walking to homes, businesses, restaurants, and public spaces. The updated General Plan, more specifically its Downtown Area Plan element, already proposes custom street sections for Downtown that narrow travel ways - often to two lanes each way. In return, the community will benefit from greater margins of safety, public parking, street trees, and more usable sidewalks. This Revitalization Plan demonstrates how those street sections are best applied along the length of their respective roadway segments. Fundamental to these projects are two basic determinations: 1) That Downtown streets are oversized for current and future local trip volumes, even when considering assumptions made in the application of regional traffic models. The City must reclaim and re -frame the purpose
of Downtown roads for local use and inter -City travel. 2) That the best streetscapes for Downtown economic competitiveness support streetside dining, park -once behavior, walkability to/ from compact housing development, and a robust urban tree canopy will complete the picture of a vibrant, attractive, and economically desirable heart of Beaumont.
HOW TO USE THIS CHAPTER
This plan element organizes new streetscapes, transit hubs, and landscape improvements around which a set of projects will lead to the Downtown promised in this Revitalization Plan.
Use this chapter to:
1. Explain the evolving role of roads in Downtown and how their reconfiguration and safety measures are crucial to Downtown livability and competitiveness.
2. Understand the how the adopted street sections will "roll out" in the Downtown context, accounting for parking
needs, right-of-way, curb cuts, and transitions between segments.
3. Consider how additional innovations such as curb
extensions, roundabouts, medians, and select pedestrian close -able side streets can enable and enrich Downtown's transformation.
4. Visualize the assembled landscape improvements and use those proposals to understand the maintenance costs and environmental impacts and benefits.
5. Prepare traffic and feasibility studies, as well as conceptual program -level designs for street segments that build parts of a cohesive, coordinated whole.
62 5.2 MOBILITY STRATEGIC FRAMEWORK
The mobility strategy communicated in this framework concept frames existing and new roadway types according to their emphasis of pedestrian needs, neighborhood suitability, or overall commercial and traffic flow benefits.
The following are five organizational categories that
group and label Downtown transportation improvements
according to their design characteristics and intended
suitability.
PEDESTRIAN STREETSCAPES
These corridor segments establish Downtown as a
pedestrian -oriented district and are public spaces which create opportunities for special events such as farmers markets and street fairs. While they are limited to a
few blocks in separate locations and are part of larger otherwise standard corridors, they extend pedestrian
access to ensure Downtown remains a uniquely walkable,
visitor- and resident -friendly area.
NEIGHBORHOOD STREETSCAPES
This group of street segments includes proposals for
both Beaumont Ave and 6th St where travel lanes are
reduced to one per direction to balance pedestrian
and vehicular emphasis. Curb extensions shorten
distances for safer crosswalks, on -street parking serves businesses, and tree -lined parkways promote livability in respective residential and commercial corridors.
COMMERCIAL STREETSCAPES
General Plan Downtown street types which maintain
travel lanes to emphasize vehicular throughput and
access to surface parking frontage are deemed
Commercial Streetscapes in this Plan. These segments
have been revised to include protected bike lanes and
better sidewalk configuration in the Downtown Area Plan.
GATEWAY ROUNDABOUTS
The transition to two -travel -lane segments while
maintaining capacity for future daily travel volumes can be handled by roundabouts proposed at either end of
the Downtown Core area. These are opportunities to
establish a landmark at the west and east entry points of Downtown.
OFF-STREET PARKING FACILITIES
While streetscape proposals shown in the Revitalization Plan increase on -street shared parking supply, additional off-street parking facilities will be needed over time to support specific development sites and general peak
retail and commercial demand, even in a park -once
strategy.
LEGEND
0 PadostrFan Strestapos
Pedestrian Snared Street
Pedestrian Event Street Closures
i Reconfiguration: 2 Lanes + Median Parking
Gateway Roundabouts
Neighborhood Streetscapes
Ems ] Reconfiguration: 3 Lanes + Parallel Parking
(===3 Reconfiguration: 2 Lanes * Parallel Parking
D Signalized Intersection (Crossing improvements)
Commercial Street capes
Reconfiguration_ 2 Lanes + Lanpscape M edian
Reconfiguration_ 4 Lanes + Parallel Parking
Off -Street Public Parking Focilltlei
Parking - Required to Support 1 eirelopmenE
Parking Recommended for Long Term Demand
Development Opportunity Sites
Revitalization Study Area Boundary
63 DOWNTOWN BEAUMONT REVITALIZATION PLAN
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FIG 5-1: MOBILITY STRATEGIC FRAMEWORK ACROSS DOWNTOWN
o�
I...1 k.
o 75' Sao• 600' 1200'
64 1t
P
5.3 DOWNTOWN
MOBILITY PROJECTS
Several transportation proposals
in this Revitalization Plan can be
implemented separately from their
overall roadway corridors, or may
constitute a network of installations
across the Downtown study area.
In essence, these projects can
be implemented as long-lasting
programs of improvement - some
potentially delivered as "early
wins" for the community.
KEY PROJECTS
The following are key projects for transportation and
mobility. Some of these projects may best be implemented in conjunction with their larger corridor reconfiguration.
These projects require anticipatory capital planning,
costing, and detailed bid documentation.
CROSSWALK SAFETY
Curb extensions can shorten distances pedestrians
need to cross travel lanes. This Revitalization Plan also recommends installation of High Intensity Crosswalk
Beacons (HAWK) or Rectangular Rapid Flashing Beacons
(RRFB) to remind motorists to stop and allow pedestrians to cross safely.
GRACE AVE PEDESTRIAN
ENVIRONMENT
Enhanced paving that is distinct in color, texture, and pattern from other roadway asphalt will communicate to
drivers that this is a shared space with pedestrian foot traffic - much like a high -quality parking lot or parked hardscape plaza.
Recommended finishes are concrete pavers, scored and
colored concrete, painted asphalt. Accents may include
granite, brick, or composites. Removable safety bollards are recommended at the cul-de-sac end for event use
and pedestrian dedication. Other surface treatments
may include stamped concrete curbs and sidewalk
motifs, ground embedded directionals, and material
striping. Shared pedestrian and slow speed signage
should be included in this project. Pedestrian lighting, string light standards, public realm furnishing, and shade trellises are also recommended for inclusion to deliver this space in one project.
DOWNTOWN CORE - 6TH ST
MEDIAN PARKING + LANDSCAPE
The median parking configuration for the three -
block segment of 6th St may be implemented after
a more traditional 2 -way road reconfiguration has
been implemented for some time. Higher quality
finish material, striping, tree wells with gravel mulch, edging detail, and higher visibility or colored pavement crosswalks all constitute the ground plane treatment.
Light standards with cable supported pendant pedestrian streetlights, power supply, street trees, signage, and
protective planter pots around crosswalks will complete the street furnishing package.
65 DOWNTOWN BEAUMONT REVITALIZATION PLAN
CITY CENTER PUBLIC SINGLE
LEVEL PARKING STRUCTURE
A single level parking deck, above the proposed future
park -n -ride public surface lot will more than support peak attendance of the City Center Hub development area.
It will also serve as off-street parking for 6th St event closures. Full shared use of this facility is encouraged to ensure daytime and evening users benefit from the
convenience of this crucial park -once facility.
DOWNTOWN SMALL LOT
PUBLIC PARKING
As infill development leads to additional parking demand along Beaumont Ave and 6th St, public shared parking
facilities will be needed to supplement on -street parking.
This Revitalization Plan proposes that the City initiate or facilitate purchases of three recommended lots
connected to alleys. Accessed behind businesses and
adjacent to housing, these properties will need to be
secure and well maintained, with sound walls protecting adjoining housing, curbed landscape barriers, accessible spaces, clear signage, and pedestrian -oriented lighting.
DOWNTOWN ALLEY
CLEANUP + ACTIVATION
Through community engagement for this Revitalization
Plan, significant public interest was expressed in the
potential for Downtown alleys to not only be repaved
and cleaned up, but with wall and facade finish
improvements through painting and murals, enhanced
security and pedestrian lighting, formalized parking, and public art. Some communities in the region use their
alleys for public art walks and as a space for individual businesses to host events with rear access. Alleys are
not seen as the primary active space for this Downtown
- street frontages are preferred. Some businesses with
constrained frontage may wish to prepare rear dining
areas, deck extensions, and rear high -bay openings. This Revitalization Plan encourages such measures as they
are proposed.
Page368of744
66 5.4 6TH ST
RECONFIGURATION
California Ave to Beaumont Ave:
This segment is proposed as one
travel lane each direction with
buffered bike lanes and parallel
parking. This segment includes
the West Gateway Roundabout
consistent parkways and street trees.
ROADWAY STRATEGY
The segment of E. 6th St from California Ave to Beaumont Ave. Will be a multi -modal corridor which ensures vehicular, pedestrian, and cyclist needs are balanced while increasing the safety of all users.
This segment is lined with longstanding small businesses which require on -street parking. Sidewalk width is very constrained through this segment and is used frequently by pedestrians walking to and from short-term parking
spaces. Pedestrians will experience shorter crossing
distances for 6th St at cross streets with curb extensions in both directions. In particular, enhanced crosswalk visibility and safety here will enable a park -once behavior where restaurants and retail can be attended on both sides of the street.
Transitions from the west gateway roundabout is smooth and gradual. While this reconfiguration effectively reduces travel lanes to two each way, this concept provides two turning lanes (left and right) in addition to the main travel lane at Beaumont Ave, ensuring minimal stacking.
IMMEIENNE
1111111
111111111
IMAM
11 DESIGN DISCUSSION
The right-of-way for this segment stands at 80'; some site improvements extend varyingly from 2' to 5' edge to an
expansion joint, leaving about 75' to the current back -of - sidewalk. The existing face of curb distance is 64', and this proposed segment reconfiguration narrows that to
56' feet. Most additional space behind curb is given to 5' parkways (not including curb). Existing sidewalks are 6' and proposed new sidewalks are about 6.5' depending on design interaction with the aforementioned improvement extension.
FIG 5-2: 6TH ST CONCEPT FROM CALIFORNIA AVE TO BEAUMONT AVE Roadway corridor conceptual reconfiguration proposed
design and safety features:
i New Parkway (typically 4' to 6' wide) with Street Trees ( Curb Extension with Directional Curb Ramps
Q On -Street Head -In Public Parking
Q Bicycle Curb Ramp Connecting Sidewalk to Bike Lane
Q Dedicated Left- and Right -Turn Lanes
Q Decorative Color Intersections with Crosswalk Visibility Q Transition to Parked Median Segment
Q Bikelane Buffer (typically 3' wide buffer)
Q Custom Roundabout at California Ave.
67 DOWNTOWN BEAUMONT REVITALIZATION PLAN
FIG 5-3: PROPOSED 6TH STREET AT EDGAR AVE
1 " - 40'
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Beaumont Ave to Palm Ave:
This segment is proposed as one
travel lane each direction with
median parking under a grid of
shade trees and street lighting
with parkways, street trees, and a
gateway roundabout at Palm Ave.
ROADWAY STRATEGY
The General Plan proposal for 6th St in its Downtown Area Plan chapter is a marquee project proposal and a driving concept of the plan. Given that its frontage includes the Civic Center and most of Downtown's storefront shops, it is the most important segment and most appropriate for this design approach.
Implementing this roadway segment means reclaiming E 6th St as the heart of the community. It is intended to eliminate Downtown Beaumont's role as a supplement or bypass to 1-10, a behavior which only benefits travel from outside of the City.
The proposal was adopted in 2021 as part of the General Plan update, but the Revitalization Plan team ensured outreach confirmed it as the preferred approach among four alternatives.
This Revitalization Plan recommends additional traffic modeling and analysis to confirm the basic throughput assumptions gleaned from initial Sidra modeling by this planning team.
DESIGN DISCUSSION
The right-of-way for this segment stands at 80'. The existing face of curb distance is commonly 64', but varies significantly from 64' up to 75' (east of City Hall); this proposed segment reconfiguration narrows that to a more consistent 54' feet.
Most additional space behind curb is given to 5' parkways (not including curb). Existing sidewalks are 6' and proposed new sidewalks are about 7.5'.
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This design provides the same 12.5' travel lane used in the Lancaster Blvd precedent. Should the City wish to ensure a 20' fire truck laydown and bypass space, design change options include: 1) one row of median diagonal parking, or 2) provide parkway tree wells at bumpouts only (example in Yucaipa) while maintaining 6' sidewalks. A mountable curb may accommodate additional emergency vehicle maneuvering. Should the City opt for a 2 or 3 lane road section in -lieu of median parking, the same face -of -curb distance is applicable.
FIG 5-4: 6TH ST FROM BEAUMONT AVE TO PALM AVE
Roadway corridor conceptual reconfiguration proposed
design and safety features:
Q Curb Extension for Landscape/Stormwater Opportunity
Q Curb Extension with Directional Curb Ramps
Q Diagonal Parking Median with Street Trees
CO Pedestrian Crossing Refuge (Curb or Planters)
Q Curbside Pull -Out Stop for Transit at City Hall
Q On -Street Parallel Public Parking at Memorial
• New Parkway (typically 4' to 6' wide) with Street Trees Q Roundabout Transition w/ Pocket Park Opportunity
Q Custom Roundabout at Palm Ave.
69 DOWNTOWN BEAUMONT REVITALIZATION PLAN
FIG 5-5: 6TH STREET CONCEPT AT MAGNOLIA AVE
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70 5.5 GATEWAY
ROUNDABOUTS
California Ave West Gateway:
This proposed concept for a
gateway roundabout enables more
consistent traffic flow at comparable
daily travel volume, offering
opportunity for Downtown art and
signage with a signature landscape.
ROADWAY STRATEGY
Driving eastbound through the intersection of California Ave and 6th St constitutes an arrival point into the
heart of Beaumont - the bend in the road provides
an unfolding view corridor through the Downtown core
area.
This intersection is currently the first traffic light
drivers encounter once arriving in Downtown from the
west. It serves as an important connection for trucks
accessing 1-10 from the south. In the near future, as
trucks are diverted around Downtown to the planned
on -ramp at Potrero Blvd, a new transition becomes
more suitable. Roundabouts can slow vehicle speeds
while maintaining daily throughput. A roundabout
is also effective at conveying a sense of arrival for
visitors approaching from the south and west. Most
importantly, vehicle speeds leaving the roundabout will better fit an intended pedestrian focus in the heart of Downtown.
DESIGN DISCUSSION
This elongated roundabout concept is custom designed
for this intersection to ensure safe viewing distances
at carefully placed hold lines. Pedestrians are able
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to cross short distances between curb and median
refuge behind drivers who will be focused on traffic
already in the roundabout. The center island includes
a mountable apron, allowing emergency vehicles and
tractor trailers to successfully turn or cross through the intersection.
Gateway roundabout with Downtown arch sign example in nearby Downtown Yucaipa Gateway roundabout conceptual proposed streetscape
design, safety, and traffic flow enhancement features:
Q Landscape Pedestrian Refuge Island at Crosswalk
Q Parkway Landscape Buffering Pedestrian Space
Q Roundabout Truck Apron for Large Vehicle Use
O Public Art and Signage Opportunity
© Feature or "Specimen" Tree Landscape Opportunity
O Pedestrian Space for Micro -Transit and Wayfinding
Q Decorative Color Roadbed and Crosswalks
O Pedestrian Space at Corner Impacting Parcel Line
O Painted Median to Facilitate Roundabout Transition
71 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page373of744
FIG 5-6: ROUNDABOUT CONCEPT AT 6TH ST + CALIFORNIA AVE
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72 ROUNDABOUTS
CONTINUED
Palm Ave East Gateway:
This proposed concept for a
gateway roundabout enables more
consistent traffic flow at comparable
daily travel volume, with landscapes
that integrate with the graceful
landscaped median of Palm Ave.
ROADWAY STRATEGY
The intersection of E. 6th Street at Palm Ave constitutes the eastern gateway to the core Downtown area. As
such, it also marks an eastbound transition beyond
which commercial development is more consistently strip format or pad retail with large surface lots - emphasizing vehicular travel modes.
East of this intersection, the General Plan, and
accordingly, this Revitalization Plan provide a four -travel - lane design for 6th St. The roundabout with its approach curbing and lanes provide an opportunity to safely
transition to two travel lanes without compromising daily trip capacity. This concept recommends making that
transition well east of the roundabout using two medians.
DESIGN DISCUSSION
The median in Palm Ave was intended as railway right-
of-way in the early 20th century. The median today
serves as a park -like amenity with benches and a tree - lined multi -use path. The custom roundabout design
for this intersection incorporates and book -ends this
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unique landscape feature and serves as a safer and more established terminus for the pathway.
Large curb extensions at approach lanes to the roundabout minimize pedestrian crossing distance and add significant landscaped areas to corner properties around the
intersection. These may be adapted as seating areas for adjacent restaurants, pocket parks, or as off-street active mobility and micro -mobility stations with bicycle parking, rental scooter storage, and wayfinding signage.
Eastern gateway with unique narrative public art element in nearby Downtown Yucaipa Gateway roundabout conceptual proposed streetscape
design, safety, and traffic flow enhancement features:
Q Diagonal Parking Median with Street Trees
Q Landscape Pedestrian Refuge Island at Crosswalk
O Roundabout Truck Apron for Large Vehicle Use
CO Public Art and Feature Tree Landscape Opportunity
© Pocket Park / Micro -Transit Opportunity (40' wide)
• Median with Pathway Connection and Ped Refuge
Q Decorative Color Roadbed and Crosswalks
O Extended Curb Ramp for Property Access
O Bicycle Curb Ramp Connecting Sidewalk to Bike Lane
73 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page375of744
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74 5.6 BEAUMONT AVE
RECONFIGURATION
Segments North of 6th Street:
This segment is proposed as one
travel lane each direction with
buffered bike lanes and parallel
parking in a way that better serves
streetfront businesses, pedestrian
safety, and nearby residents.
ROADWAY STRATEGY
Beaumont Ave can provide comfortable mobility options
that better connect the whole community. Whether
driving to work, riding a bicycle to school, or walking to a local eatery, everyone deserves to get to where they need to go safely and efficiently.
Beaumont Ave north of 6th St serves as a central link
from flanking residential neighborhoods into Downtown
and as north -south access to the 1-10 freeway. North of 8th, the land use mix is more consistently residential.
The City has mitigated pedestrian and vehicle accident
risk by applying stop signs at every intersection. A two- lane configuration, as recommended by the General Plan
and as shown in this Revitalization Plan, will enhance the safety and pedestrian attraction this corridor.
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DESIGN DISCUSSION
The right-of-way for this segment north of Beaumont Ave stands at 100'. The existing face of curb distance is 64' and this proposed segment reconfiguration narrows that
only to 60' feet. Most existing space behind curb is given to 10' parkways (not including curb). Existing sidewalks are commonly 7'; proposed new sidewalks are shown as
much as 14.5' wide with narrower parkways. Existing
parkways may be maintained alternatively, or additional space may provide unique outdoor parkway seating and
dining spaces in the right-of-way.
The right-of-way for this segment south of Beaumont Ave stands at 100'. The existing face of curb distance is 64', and this proposed segment reconfiguration maintains
that 64'. This segment reconfiguration introduces an
8' wide median. Most additional space behind curb
is given to 10' parkways (not including curb). Existing sidewalks are 5' on the west side, and 9' on the east;
This design normalizes new sidewalks at 11.5' wide
with narrower parkways. Existing parkways may be
maintained alternatively, or additional space may provide unique outdoor parkway seating and dining spaces in the right-of-way.
Roadway corridor conceptual reconfiguration proposed
design and safety features:
O Curb Extension with Directional Curb Ramps
O High Visibility Crosswalk with Decorative Paving
O Decorative Color Intersections with Crosswalk Visibility O Bikelane Buffer (typically 3' wide buffer)
O Dedicated Right -Turn Lane
O Painted Bike Lane Transition at Right -Turn Lane
O Standard Intersection with Curb Extensions
O New Parkway (typically 4 to 6' wide) with Street Trees O Transition to 2 -Travel Lanes Each Way with 8' Median 75 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page377of744
5.7 DOWNTOWN
PARKING ANALYSIS
A detailed parking analysis is
presented here along with solutions
to ensure long-term parking supply
can support a park -once strategy in
a district where visitors will spend
more time at more businesses.
PARKING DATA COLLECTION
The Revitalization Plan parking analysis is performed at a high level with data based on land use observations
gathered in the research phase of the market study and
through a "desktop census" of street -level and satellite imagery. This was used to prepare a list of all businesses within Analysis Areas - commercial properties facing
Beaumont Ave and 6th St through the Downtown Core.
Custom parking standards were then applied to each of
these documented business operations with a granularity that included individual use categories within multi -tenant developments. Private realm surface parking was quantified using satellite imagery to consider on -site and off -site supply.
DOWNTOWN PARKING RATIOS
This parking analysis anticipates a walkable district that benefits from increasing transit usage and park -once
behavior. Therefore, two demand reduction factors are
included: Non -Captive Ratio and Mode Split:
Non -Captive Ratio: The portion of drivers not retaining their first parking space as they visit a second or third businesses.
A reference manual Shared Parking -3rd Edition, by Mary S. Smith, from the Urban Land Institute (2020), lists
recommended non -captive ratios by use and time of day.
This plan uses a conservatively high 90% non -captive ratio.
This means 10% of parked vehicles will remain parked as visitors walk to a second location - avoiding a vehicle trip and the need for additional parking at a second location.
Small communities that are highly walkable can enjoy a non - captive ratio has low as 60% to 80%.
Mode Split: The portion of visitors not using alternative transportation options in -lieu of their own vehicle. These visitors will need a parking space. A mode split of 90% is used in this analysis. This means 10% of travelers inbound will walk, bike, take a bus, or use a ride -share service to reach one or more businesses in Downtown.
The following table lists the Base Ratios for applied land use categories referenced from the General Plan and
Beaumont development code. The resulting parking ratios after applying the non -captive and mode split factors are then listed. Those listed under Mode Split are the final ratios applied to the Parking Analysis.
Development Use
Categories (Spacel1k)
Base
Ratio
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LONG-TERM ANALYSIS METHOD
The long-term view of parking demand considers a peak use case with factors for park -once and mode split. The long- term view of parking supply includes a count of all parking spaces shown in the roadway reconfiguration concepts for Beaumont Ave and 6th St. Housing infill that is not part of mixed -use projects is considered to be self -parked. All other new developments envisioned in this Revitalization Plan are included in "Parking Balance Sub -Areas," wherein parking is met within the confines of the project site and immediately adjacent parking facilities. The 20-25 year demand and
related supply or deficit of parking spaces for 3 or 4 block parking areas is shown in the diagram at right.
LEGEND
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opportunity Sites & Related Parking Resources
Public SutiKe Lai with Parking Deck
Public Surface Lot
Private Surface Lot
Public Head•In OF Diagonal On -Street Parking
Public Parallel On -Street Parking
Opportunity Site
OpparturUty Site 0utsade of Parking Analysis
Opportunely Site Parking Balance Sub -Ares
61h St Parking Analysis Areas
Commercial Properties for 61.14 St Analysis
Public Heaa lrt or Diagonal OreStreet fig
Public Parallel On.Street Parking
Beaumont Ave Parking Analysis Areas
Commercial Properties for Beaumont St Analysis
Public Parallel OnStreet Parking
Study Aram Boundary
77 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page379of744
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PARKING ANALYSIS
SUMMARY
Beaumont Ave Results
• North Area' Surplus 43
• South Area. Surplus 17
■ Corridor: 60 Net Surplus
■ Replacement
OD -Street. 132
6th St Results
* West Area. Deficit 35
▪ Central Area: Deficit 23
• Civic Center: Deficit 32
■ Corridor: 90 Net Deficit
• RepLatrer lent
On -Street: 177
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78 5.8 PARKING
SOLUTIONS
Three areas may develop a long-term
deficit of parking availability even while
considering smart mobility factors such
as transit and park -once behavior.
Solutions are provided for each area.
6TH ST WEST PARKING AREA
Private Deficits are unmet peak demand for spaces within private lots within the area. The Deficit for Public spaces is the remaining peak demand over and above what
proposed public parking can accommodate:
• Private Deficits: 91
• Public Spaces: 56
• Deficit for Public: 35
This deficit is likely due to large employers in this district using side street and W. 5th St curbside parking for their employees. Many surface lots are used for material storage and industrial shop work. 6TH ST WEST AREA SOLUTIONS
The following are three achievable alternative solutions to any future parking deficit along with their estimated supply impact. Analyzed deficits are considered long term; the City should anticipate and plan for these measures to be implemented 10 to 15 years in the future:
O Stripe and preserve 5th + Wellwood parallel parking: 39 © Above proposal, but with additional head -in along 5th: 55 CO Permits for employees from employers: 39
FIG 5-11: 6TH ST WEST PARKING AREA WITH PUBLIC PARKING AVAILABLE dtit
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79 DOWNTOWN BEAUMONT REVITALIZATION PLAN
6TH ST CENTRAL PARKING AREA
Private Deficits are unmet peak demand for spaces within private lots within the area. The Deficit for Public spaces is the remaining peak demand over and above what
proposed public parking can accommodate:
• Private Deficits: 62
• Public Spaces: 39
• Deficit for Public: 23
This deficit is likely due to the compact nature of the traditional storefronts along this segment of 6th St and may be aggravated by additional demand for on -street
parallel parking at anticipated mixed -use development at the corner of 6th St and California Ave.
6TH ST CENTRAL AREA SOLUTIONS
The following are three achievable alternative solutions to any future parking deficit along with their estimated supply impact. Analyzed deficits are considered long term; the City should anticipate and plan for these measures to be implemented 10 to 15 years in the future:
O New public lot at 260 E. 6th: 27
© North alley head -in at 100-200 block: 20
Change to 2 -lane with head -in: 22
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FIG 5-12: 6TH ST CENTRAL PARKING AREA WITH PUBLIC PARKING AVAILABLE
80 6TH ST CIVIC CENTER PARKING AREA
Private Deficits are unmet peak demand for spaces within private lots within the area. The Deficit for Public spaces is the remaining peak demand over and above what
proposed public parking can accommodate:
• Overall Deficits:
• Public Spaces:
• Deficit for Public:
114
82 32
This deficit is likely due to the compact nature of
storefront businesses along this core area of 6th St and is made greater as an "Overall Deficit" because it includes the prior allotment of Civic Center spaces for a park -n -ride use. As proposed in this plan, the replacement public lot east of Orange Ave would supply 132 spaces - most of
which are used for the retail project immediately adjacent. 6TH ST CIVIC CENTER AREA SOLUTIONS
The following are three achievable alternative solutions to any future parking deficit along with their estimated supply impact. Analyzed deficits are considered long term; the City should anticipate and plan for these measures to be implemented 10 to 15 years in the future:
Q Single parking deck over new City lot: 104
© Downtown tram up Beaumont Ave: 60
© 6pm to 2am share with Water District: 32
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0 FIG 5-13: 6TH ST CIVIC CENTER AREA WITH PUBLIC PARKING AVAILABLE 81 DOWNTOWN BEAUMONT REVITALIZATION PLAN
5.9 PARKING
RECOMMENDATIONS
The Revitalization of Downtown will
require the implementation of the
roadway concepts, follow through
on several Parking Management
Plan recommendations, and
adoption of additional parking
solutions shown in this chapter.
Taken together, these should
address parking demand for the
next 20 to 25 years.
SUMMARY OF THE PARKING
ANALYSIS RESULTS
In summary, the parking supply along future Beaumont Ave is anticipated to exceed future demand and will long serve as a parking resource for the community - especially during events with street closures. The future 6th St is anticipated to improve parking supply but the aforementioned
supplemental solutions may be needed to support full
build -out of a revitalized Downtown.
ALIGNMENT WITH THE PARKING
MANAGEMENT MASTER PLAN
The 2021 Parking Management Master Plan includes many
recommendations and policies that align with those of this Revitalization Plan. This plan recommends implementing
those measures; all policies in the Parking Management
Master Plan align with the Revitalization Plan.
Some policies and recommendations will benefit the City, but should be delayed until sufficient demand is apparent in the Downtown area. The recommendation in Strategy
5: Implementation of Paid Parking in the Downtown area is written to be activated when 85% occupancy along block
faces is achieved. This Revitalization Plan agrees that this is an effective method of managing parking supply; however, the City should maintain a posture of catalyzing economic activity with access to free available parking as long as tolerable. Enforcement of time -limits and rules about long-term on -street storage, as well as ensuring adequate supply should take priority before this measure is taken.
Some policies and recommendations are more immediately
beneficial to the development and roadway concepts
presented in this plan. In particular, a focus on Strategy 9 is recommended, which provides "Downtown Streetscape
and Pedestrian Infrastructure" supporting a "park once" urban approach and visitor behavior.
DOWNTOWN REVITALIZATION
PARKING RECOMMENDATIONS
AND ACTION ITEMS
The following is a list of recommended steps for which the City should plan or program among future action items, in addition to implementing the roadway concepts in this plan:
• Near -term: Maximize on -street parking at 5th St +
Wellwood Ave
• Near -term: Striping + demonstration projects for 6th • Mid-term: Alleys between California Ave and Beaumont
Ave
• Mid-term: Acquire or improve off-street parking facilities • Long-term: Sidestreet permits for residents / employees • Long-term: 6th St. Fee -in -lieu
• Long-term: Build a City -owned public parking deck
The parking deck recommendation across Orange Ave
at the City Center and Civic Center development project is an important instrument for addressing Downtown -
wide parking challenges. The closure of Lancaster
Blvd operates on the basis of large available off-street public parking lots behind street -facing businesses. This Revitalization Plan strongly advises the City to continually asses parking demand over the years of implementation
to consider:
• Park -n -ride activity that may allow new residents
to call Beaumont home by providing access to
transportation solutions in Downtown. This will
provide an economic support to Downtown and the
City at large.
• The planned size of Downtown street closures,
especially 6th St event closures that take median
parking stalls out of the public supply. These
scenarios should be carefully studied as they are
planned to model the demand impact attributable to
them.
• The experience of other historic Downtowns that
have adopted decked parking above a single level,
including Downtown Redlands and the Circle at
Orange. Beaumont leadership is encouraged to
reach out to community planners in those cities
to understand the decision inflection points that
convinced leaders to build multi -level public decks in their communities.
• Further community engagement over Strategy 6 of
the Parking Management Master Plan, a Parking
Benefit District, to assess the City's ability to use
this approach to fund a parking structure or single
parking deck. This Benefit District may be a fee on
the Downtown businesses, local taxes, or carried by a
paid parking approach as advised in Strategy 5.
Lastly, the City of Beaumont may consider the elimination of parking minimums for all land uses within the
Downtown Revitalization Plan study area - an approach
taken in many other communities with successful
outcomes in economic growth and Downtown livability.
Page384of744
82 PART
ACTION PLAN
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6.1 SUMMARY +
ORGANIZATION
This section identifies administrative
and governance actions to take for
Downtown's Revitalization, including
steps to initiate and support City -led
redevelopment. Altogether, these
actions will enhance the economic
competitiveness of Downtown
Beaumont.
These Implementation Actions are organized into two
major categories. First, Administrative + Governance
Initiatives addresses broad based governance
improvements and programs. Zoning reform is described
in its own section and is part of those broad based
actions. Second, the Revitalization Hub Development
Projects + Initiatives addresses more site specific actions in support of City -led developments at Revitalization
Hubs. Both sections draw heavily from the Action Plan
section of the economic and real estate report that
accompanies this Revitalization Plan.
Following these two sections are descriptions of action plan steps to implement public realm and roadway
improvements, as well as zoning reforms needed to
enable compact walkable housing development. All
items are included in the Action Plan Timeline Gantt
chart in the next chapter. The following is a list of these implementation items and their sections:
Administrative + Governance Initiatives
• Downtown Revitalization Plan Integration with General Plan and Development Code
• Downtown Revitalization Plan and the General Plan EIR • Downtown Tourism and Business Improvement District
• Establish Downtown Activation + Events Program
• Signage Design Standards and Signage Master Plan
• Downtown Detailed Parking Study
• Eliminate Downtown parking minimums
• Business Subsidy Programs
• Business Friendly Services at City Hall
Revitalization Hub Development Projects + Initiatives
• Initial Revitalization Hub Actions on City Owned Parcels • Grace Avenue Gateway Hub Development Steps
• Town Center Community Hub Development Steps
• "The Arbors" Local Dining Hub Development Steps
Public Realm Projects + Initiatives
Unlocking Downtown Potential with Zoning Reform
86 6.2 UNLOCKING
POTENTIAL WITH
ZONING REFORM
The foremost implementation
measure the City can take to
unlock the potential of Downtown's
revitalization is to reform Downtown
area zoning and codes to allow
economically viable projects.
Land use designations recommended in the Downtown
Area Plan, adopted in December 2020, may restrict
the highest and best use for new development on
opportunity sites evaluated for this plan. Seven of the ten economically viable development concepts for Downtown
revitalization would be prevented under current zoning
and development code as of the creation of this plan.
Commercial concepts as drawn would be permitted,
whereas residential and mixed -use with residential face constraints in terms of permitted dwelling units per -acre and FAR limits.
Concurrent with the creation of this Revitalization
Plan, the City has engaged a planning consultant to
provide zoning reform and code revisions which will
improve alignment between the General Plan Vision
and development regulations in its Land Use Districts.
This Revitalization Plan recommends incorporating
the following findings and recommendations into that
process to full unlock the growth potential of Downtown Beaumont.
ZONING ANALYSIS FINDINGS
The Downtown Area Plan within the Beaumont General
Plan designates Downtown as walkable mixed -use
setting for commercial activity and compact housing. In all, the Downtown Revitalization development concepts
align with this vision.
The Gateway and City Center Hub development
concepts are predominantly allowed under current zoning with resulting FARs from 0.17 to 0.28 falling well within the 0.5 allowed in the Downtown Mixed -use (DMU) and
Beaumont Mixed -use (BMU) land use designations.
Consideration to allowed Uses in any land use table
for the Public Facilities designation may be needed,
although this designation includes a permissible 1.0 FAR limit.
The 6th Street Active Corridor mixed -use development
concepts are not allowed under current zoning as those
proposals yield .72 to .91 FARs, where .35 is allowed
within the DMU designation. The DMU limit of 15
dwelling units per acre is also an impediment to compact stacked housing for these sites. These concepts
include large studio lofts (larger than a typical studio unit) and smaller one bedroom units (both suggested by
landowners in interviews) which yield 18 to 26.7 DU/Ac.
Those concepts are drawn at only one story, but higher
unit counts are unlikely due to parking availability. The limit of 3 stories is considered sufficient.
The Walkable Housing infill development concepts along
Euclid Ave and 5th St are not allowed under current
zoning as those proposals yield FARs ranging from .55
to .66, where .35 is permitted in DMU and Sixth Street
Mixed -use (SSMU). Only in the Residential Single Family (RSF) category is FAR not restricted. Conversely, the
project at Euclid Ave and 8th St is restricted by an
allowable 4.0 DU/Ac, where 12.1 may be proposed.
Other concepts on 5th St run up and sometimes over the
15 DU/Ac limit. The housing concept at Michigan Ave
conflates with its FAR limit of .35, however, fits within the more generous 22 DU/Ac limitation.
ZONING RECOMMENDATIONS
The following are recommended changes to current
Downtown Area Plan zoning which would allow
Revitalization Plan concepts to be permitted without
code variances. The City is encouraged to perform
zoning reform throughout the land use designation area, within the Downtown Study Area, for each affected zone
to avoid "spot zoning".
• Downtown Mixed -use (DMU): FAR 1.0 and 28 DU/Ac
• Downtown Residential Single Family (RSF): 14 DU/Ac
• Sixth Street Mixed -use (SSMU): FAR 0.75
The final development code and zoning reform outcomes
may differ from the above and may represent a
compromise suitable to City leadership, stakeholders,
and affected residents. The attached Downtown
Beaumont Economic Revitalization Action Plan also
recommends simplifying Downtown zoning into fewer
categories and advises that "residential development of all kinds should be encouraged in the Downtown area."
87 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page389of744
FIG 6-1: REVITALIZATION CONCEPTS CURRENT ZONING CONFORMANCE 13 13
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88 6.3 ADMINISTRATIVE +
GOVERNANCE
The following are broad based
initiatives that will positively impact
a broad range of Downtown
stakeholders and potential
entrepreneurs. In essence, these
are program level and systemic
changes that will change how
Beaumont City government serves
its business and development
community.
GENERAL PLAN AND
DEVELOPMENT CODE
The City of Beaumont should continue to apply
Revitalization Plan development concepts, zoning, land
use, and development code updates to the General Plan
and updated code.
GENERAL PLAN PEIR ADDENDUM
In support of any integration with the General Plan,
especially its Downtown Area Plan chapter, its
Environmental Impact Report should be updated to
reflect outcomes of the development concepts in this
Revitalization Plan. A detailed memorandum that reviews CEQA which PEIR environmental disciplines may be
affected is included with this report. The memorandum
concludes that this Revitalization Plan be adopted under an Addendum of the 2020 General Plan EIR, rather than a new standalone IS/MND. The memo also includes three
options for future project CEQA documents, depending on project scale and complexity. This will ultimately benefit the review and approval process for future public works and private development in the Downtown area.
DOWNTOWN TOURISM AND
BUSINESS IMPROVEMENT DISTRICT
A Tourism and/or Business Improvement District (TBID
or BID) offers an arrangement for property and business owners to join together and pool funds to be applied to agreed upon improvements and maintenance within the
district boundary. This can strengthen small businesses that may not have the resources to maintain shared areas and ensures the public realm and publicly accessible/
beneficial private realm enhancement is achieved. Job
and talent retention, training, communication, outfacing marketing, and communication are all benefits of a TBID/ BID.
Overall, TBID or BID services vary, but are likely to include:
Business expansion, attraction, training, and retention Marketing and special events
Placemaking and public realm enhancements
Public safety and hospitality
Street cleaning and public realm maintenance
Administration of Downtown business incentives
programs
Specific Programs for a Downtown Beaumont BID
Street fairs/events at street closures on 6th St or
Beaumont Ave
• Outdoor events at the Grace Ave pedestrian
environment
Street trees along 6th St parkways and median
Alley art, auxiliary lighting, murals, and activities/use Downtown banners, electronic signage, promotional
graphics
Lot merging programs for mixed -use and housing
opportunities
BID Establishment and Timing: The City of Beaumont
maintains regular engagement with Downtown business
owners through its regular well -attended Downtown
Business Meetings, held at Downtown venues.
These are coordinated through the City's Economic
Development Manager and support ongoing efforts
related to Downtown Revitalization, Downtown Vision
implementation, and programs and incentives. This
Revitalization Plan recommends that the Chamber
of Commerce and City's Economic Development
Department coordinate through these engagement
opportunities to draft a BID charter for approval by
Council.
Small businesses may be averse in the near -term to
additional feed and assessments in the Downtown area,
at least until a stronger retail and restaurant market can be supported on a growing Downtown residential base.
Therefore, a TBID or BID for Downtown's revitalization
is recommended in 5 to 10 years. However, the City
should commence with some initiatives that may be
administered by a TBID/BID in the future.
Those immediate TBID/BID related initiatives may
include:
• Marketing and Special Events
• Placemaking and Public Realm Enhancement
• Public Safety and Hospitality
BID Management: The City would enter into an
agreement with a non-profit organization (BID
Association) to apply assessment revenues to support
agreed upon programs and capital projects as guided
by a Board of Directors which advises the City Council.
The board would consist of a rotating membership of
Downtown member business owners and would set
program priorities, budgets, goals, policies, and staffing.
Annual reporting to the City informs Council approval
of proposed annual assessment rates, services, and
municipal capital projects coordination.
89 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DOWNTOWN OUTREACH INITIATIVE
+ OPPORTUNITY BROCHURE
The City is encouraged to promote Downtown
development opportunities as part of a coordinated
outward marketing campaign administered by the
Economic Development team, with emphasis on:
1. The high quality and growth of the existing
community and businesses
2. Downtown Revitalization Hubs concept and City -
initiated development.
3. In conjunction with landowners, 6th St mixed -use
and 5th St housing opportunity sites
4. Downtown regular and seasonal events providing
business or foot traffic opportunities
5. Success stories related to the Grace Ave Gateway
6. Public realm and streetscape improvement plans
Several of the above highlights are presumed to be
completed or under -way by the time a brochure or
marketing package is assembled. Alignment with an
economic development website landing page, sizzle
reel, and a list of departmental and private land owner contacts will be key to ensuring a Downtown Outreach
Initiative is wedded to a holistic revitalization program.
Groups such as the Southern California Development
Forum, ULI, retail conferences, and other real estate
and development groups are important for direct
outreach to small regional businesses looking to expand to a second location. Direct outreach to potential event operators for events such as athletic events, yoga and
wellness conferences, product, arts, and cultural events host organizations may all be relevant targets of this
initiative.
Further community engagement should be performed
regarding Strategy 6 of the Parking Management Master
Plan, a Parking Benefit District, to assess the City's
This example ofa Downtown
Opportunity Brochure is from Old Town
Temecula, and is oriented toward
potential retail tenants and businesses
more than developers. It includes a
list of business friendly services and
support, performance statistics, local
vision and branding, and professional
images of local character. It is
organized with special tabs,
ability to use (and businesses' capacity to support) this approach to fund a parking deck. This Benefit District
may be realized as a fee on the Downtown developments,
transaction tax, or carried by a paid parking approach as advised in Strategy 5.
Lastly, the City of Beaumont may consider the elimination of parking minimums for all land uses within the
Downtown Revitalization Plan study area - an approach
taken in many other communities with successful
outcomes in economic growth and Downtown livability.
ESTABLISH DOWNTOWN
ACTIVATION + EVENTS PROGRAM
Downtown Beaumont is already the active heart of
the Beaumont community, with annual Halloween,
winter holiday, Fourth of July, and the Cherry Valley
Festival events; however, the proposed public realm
improvements in this plan support a district that hosts monthly and even weekly events. Ensuring that smaller
more frequent events, small music performances, and
a rotating arts program (for alleys and other off-street settings) will promote more predictable and consistent
foot traffic for Downtown businesses. The overall
Downtown brand can and should be enhanced by the mix
of events. Emphasis on events that feature connections
to the regions agrarian, equestrian and mountainous
context may be especially synergistic.
SIGNAGE DESIGN STANDARDS
AND SIGNAGE PROGRAM
This Revitalization Plan includes a high-level Downtown signage program for wayfinding, gateways, and branding
elements. An additional private realm objective signage design standard will ensure Downtown businesses provide signage that supports a visually -consistent, legible,
high quality pedestrian experience. This document can
supplement the Downtown Signage Program in this plan,
which serves as a the public realm aspect of a complete Signage Program.
Downtown signage should be more than public realm wayfinding and private realm design controls; rather, it is an opportunity to carry Downtown's brand awareness to new audiences and promote local events.
DETAILED PARKING STUDY
In support of 1) a parking fee -in -lieu program, 2) future paid parking program, 3) the capital improvements case for an additional City -owned parking deck off Orange Ave, or 4) the coordination of parking improvements to Downtown alleys, the City may benefit from a detailed parking study. A data -driven support for the Parking Management Plan, this effort would document parking behavior and real demand after Downtown Page392of744
90 revitalization has commenced. This is likely not needed in the near -term; as a mid-term recommendation, this can provide initial information on parking use of some improved Downtown streetscapes.
ELIMINATE DOWNTOWN
PARKING MINIMUMS
The City is encouraged to consider eliminating parking
minimums in the Downtown Revitalization study area with limited exceptions for specific types of housing. The City of Lancaster eliminated its parking minimums in conjunction with the Lancaster Blvd redevelopment project - simultaneously bringing on line several City -owned public lots. In Downtown Beaumont, it is unfeasible for many businesses to meeting normal General Plan parking standards, especially where walkable active storefronts face 6th St. As mixed -use with housing over retail becomes economically viable a district parking supply approach, supported by public parking facilities, should take administrative precedence over any parking minimums.
BUSINESS INCENTIVES PROGRAMS
The Beaumont City Council previous approved $800,000 in funding during the '22/'23 Fiscal Year for the Downtown District Business Incentives Programs. These funds were allocated to help attract businesses and cover certain improvement expenses:
• Business Attraction and Expansion Loan Program
• Downtown Fee Waiver Program
• Facade Improvement Program
• Sewer Connection Fee Deferral Program
The City is encouraged to continue supportive programs that help small Downtown businesses absorb the cost of on -site facade, signage, fire code conformance, and outdoor use improvements. Additional channels of support, including TIF financing advantages for new construction along Beaumont Ave and 6th St, grants or fee waivers for sewer connections for development of street facing retail, restaurants, and mixed -use building types within one block of Beaumont Ave and 6th St.
Often, housing units above a mixed -use retail ground floor will lease more immediately than their commercial neighbors below.
Grants for subsidy of the first one to three years for yet -to -lease ground floor retail vacant tenancies will assist developers of mixed -use building types along 6th St.
Business attraction/retention programs often include:
Large Credits: One time non-refundable tax credits for
select business types, specifically new or recently expanding businesses (often $100,000 to $250,000 for larger cities), and/or,
Small Grants: One time grants for improvement
reimbursables for select business types, specifically new or recently expanded businesses (often $2,500 to $5,000 for larger cities).
BUSINESS FRIENDLY
SERVICES AT CITY HALL
These initiatives represent ongoing commitments within City government functions and represent internal changes that will reduce administrative friction to Downtown's Revitalization.
A common thread among the following recommendations
is investment in staffing to support prompt and accelerated administrative procedures, increased businesses liaising, and administration of programs beneficial to Downtown business expansion.
Maintain a committed City leadership and staff to support Downtown Revitalization. Ensure the Economic Development directorship and community development department is well staffed to fulfill department missions and commit to Downtown revitalization initiatives. Downtown -focused roles rather than staff role consolidations will be especially appreciated by prospective Downtown business entrepreneurs and developers trying to meet with City staff. Above all, ensuring that City leadership includes individuals who are "show runners," or individuals who uphold consistent longterm understanding of Downtown Revitalization goals with a belief in the importance of their implementation.
Modify administrative procedures in-house, as necessary, for the City to be considered more "business friendly". Review current administrative procedures and permitting processes and prepare draft revisions. Meet with all affected City departments to reach consensus on revised procedures and processes.
Obtain City Council approvals, if needed. From an entrepreneur's business perspective, a "business friendly City" is an authentic, cost -saving, economic tool. It may be one of the most powerful "economic tools" a California City can offer: a City that stands out as one that enthusiastically and pragmatically has a positive business environment is likely to draw more new independent entrepreneurs than other cities known for laborious, time intensive approval processes. Common commitments by
cities promoting this local advantage often choose a "90 day decision" timeline as compared to typical review processes lasting a year or more.
Designate an in-house, "one -stop" liaison or "Downtown business concierge" to assist new businesses that want to open or develop in Downtown. Instead of having a Downtown business applicant go through the permitting/procedural administrative process with individual City departments, designate one in-house City staff person to coordinate all the efforts on behalf of the applicant. Ideally, an applicant would attend one "first -step" meeting, spearheaded by the City Liaison, with the City Planning Department and other related departments, to discuss all the various requirements, permitting requirements, and other department reviews required. All City requirements should be explained in detail, up -front in one meeting, in contrast to a series of separate meetings at different times.
Business owners and developers need to know all the approval/ permitting information up -front — not incrementally, or step- by-step. Businesses sustain added costs with incremental meetings, especially when a business finds out about
"surprises" along the way, costing the business unplanned time, money and added costs "down the road." Transparency and clear communications, with a single -designated, enthusiastic City Liaison or "Downtown Business Concierge," would
significantly improve an applicant's impression of Beaumont as "Business Friendly."
91 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page393of744
6.4 REVITALIZATION
HUB DEVELOPMENT
PROJECTS +
INITIATIVES
The following steps will specifically
advance the City -led redevelopment
of these key opportunity sites. Some
of these initiatives will provide broad
based benefits to revitalization in
other areas of Downtown and for
other land use categories.
Most of these recommendations are adapted from the
Recommended Action Plan that is part of the economic
study accompanying this plan, titled Downtown Beaumont
Economic Revitalization Action Plan. It includes more
detailed descriptions and real estate research with
economic context information that supports these
measures.
INITIAL REVITALIZATION HUB ACTIONS
ON CITY -OWNED PARCELS
Key City -owned parcels are strategically located to serve as Downtown catalyst projects:
• The "Grace Avenue Building" (at 500 Grace Ave),
an attractive, vacant Spanish style building of about
6,000 square feet.
• The "Fleet Maintenance Site" (at 550 North California Ave), a parking area with covered structures for City
fleet vehicles.
• The "Town Center Site" (across from City Hall),
an L-shaped parcel of about 123,141 square feet,
consisting of the City's parking lot and the Beaumont
Police Department, slated for expansion and
relocation.
This plan recommends taking near -term, highly visible
actions on all three groups of parcels to show the
business community the City's commitment to Downtown
revitalization. Downtown Beaumont has few successes
to use as powerful "marketing/promotional" tools to
attract new businesses. The few new businesses recently opened, such as Cornerstone BBQ (700 square feet)
and The Craft Lounge (1,750 square feet), are seeds of
positive, entrepreneurial interest in Downtown. However, there are a lack of "affordable" and available sites for new, free-standing, independent dining operators to serve Beaumont residents — especially for desirable, 4,200+
square -foot dining destinations.
It will be important that the City show its financial
commitment to not just a single site —but to all three
opportunity sites as part of a long-term, comprehensive strategic plan that also includes streetscape, landscaping, signage, parking, and wayfinding improvements.
Incremental actions can be taken on all three sites within the next year, even though completion, particularly for the largest, Town Center Site which may require a five-year or longer time frame. New Downtown Beaumont businesses/
developers will need to commit major renovation, new
construction, and interior fit -out costs for their new businesses. Private sector investments are not likely
to occur unless the City's strategic plan and financing commitments are well publicized and firmly committed.
GRACE AVE GATEWAY HUB
DEVELOPMENT STEPS
1. Expedite the re -use and renovation of the historic
City Hall for restaurant use with a planned opening
in 3 to 5 years. This charming, historic Spanish style, City -owned building would make an excellent destination - oriented restaurant of 4,300 to 5,000 square feet (plus outdoor patio space), to be owned and operated by a
proven independent entrepreneur (non -chain restaurant).
Downtown currently lacks new, innovative, creative full - service, sit-down restaurants/bars, with the average size today in Downtown of only 2,298 square feet for top -
rated (Yelp) cafes/restaurants.
Securing a committed operator quickly prior to any City expenditures would initiate an efficient process. The
new operator would retain an architect to design the
renovations; and any financial assistance provided by
the City could be in the form of a contribution to the
approved renovation plans. This plan recommends that
City Management offer a low/minor lease rate in the early years of operation, based upon a sizable, negotiated,
financial commitment by the restaurant operator for fit- out/renovation expenditures.
The building lease term should be long enough not to
restrict the ability of the restaurant owner to secure
fit -out financing (e.g., 20 to 30 years) from a traditional lender and/or investors. The lease should require
monthly or quarterly submittals of total revenue receipts, broken out by food versus alcohol sales, in order to track the financial success of the restaurant. The lease should also give the City an option (but not obligation) to "take back" the lease, including all improvements, should the operator's revenues drop below minimally -acceptable
levels over an extended period, such as 6 months to a
year (e.g., below $300 per square foot). This important clause allows City Management to stay informed about
the restaurant's revenue streams and to be prepared
should the new operator not succeed as planned.
Prior to the City's approval of any lease, the new
restaurant operator should submit its business plan that will include a minimum of five-year sales projections,
including allocations of food versus alcohol sales.
Page394of744
92 2. Evaluate re -use of fleet maintenance site and
solicit a new user. In order to effectuate the re -use
of the Fleet Maintenance Site, the City should quickly
evaluate the demolition and off -and on -site improvement costs needed to house a brewery, tasting facility, or other dining operation.
Re -use of this site is likely to require some demolition/ clearing of existing uses and possible construction of
a new structure compatible with "Grace Ave Gateway"
nearby buildings. The City may wish to use a targeted
approach to attract a proven, independent operator
from Yucaipa or Redlands, the closest competitive
locations. A 3,500 to 4,500+ square foot use may
be accommodated, depending upon off -site parking
allocations and any firm off -site parking commitments.
For example, should it be determined that additional, off - site (peak period) parking may be accommodated nearby
on 5th St on a vacant parcel, the amount of build -able area on 550 N. California Ave may be maximized. City
financial assistance may be needed to clear the site and assist with renovation/new building costs.
3. Target and solicit a potential food -oriented use
for former Beaumont Cleaners building (6th St and
Grace Ave). This small, charming "retro-style" brick -tiled building has excellent potential for 6th St visibility for an independent, proven food operator in about 2,000
square feet. If possible, an outdoor dining space of 500 to 1,000 square feet should be part of the long-term plan for the building.
4. Assess legal, zoning, regulation and financial
feasibility of partial closure and attractive
enhancement of City -owned alley bordered by
Ramona's Restaurant, and PSI Buildings. Working
with the private owners near the alley space, assess the process steps and pragmatic efforts required to enhance the alley with attractive improvements (e.g., Repaving, pedestrian lighting, and signage (including direction
signage to parking areas). Determine the usability of
the space for expansion of Ramona's outdoor dining
patio space, as well as possible use as an outdoor -
indoor bar space. Consider City financial assistance
for alley improvements and outdoor improvements,
including private sector assistance based upon
submittal of appropriate historical revenues/sales and
future business and financing plans based on the alley
improvements.
5. Design, Approve, Fund, and Initiate Physical Work
for Necessary Street Improvements for Grace Ave
Gateway District. Long-term street improvements
are optimally phased over time. The Grace Avenue
Gateway District is the optimum location for initiating street improvements, including: (a) one roundabout; (b) added street lighting; (c) alley enhancements for outdoor dining; (d) improved parking areas owned by the City; (e) wayfinding signage and Downtown entry and/or Grace
Avenue Gateway signage.
TOWN CENTER COMMUNITY
HUB DEVELOPMENT STEPS
1. Contract with Designer/Architect for Two to Three
Preliminary Layouts and Elevation Sketches for
Town -Center Site. In order to secure a successful retail developer for any future Town Center dining complex
site, the optimum strategy is to have an experienced
designer/retail architect prepare two to three preliminary layouts and elevation sketches for the estimated
123,141 square feet of land area. The sketches should
conservatively assume that the site is self -parked, as well as possibly using shared parking arrangements
during peak dining periods (evenings/weekends).
A retail architect's schematic layouts and elevation
sketches will be useful tools for achieving all required City Council reviews and approvals. This step provides
the City Management team with realistic design drawings for soliciting proven retail developers for the project and for negotiating a long-term ground lease with the
prospective developer.
Layout and design recommendations include:
• All dining uses should face 6th Street and Orange
Avenue, with outdoor patio dining areas facing the
streets.
• Parking should be on -site, facing Maple Ave, Orange
Ave, and Stewart Park. Structured parking is not
recommended in the near term due to the high
costs of construction. However, if necessary, a single
parking deck could be considered to add future
parking Downtown -wide parking capacity.
• A two -phased development should be programmed.
The first phase would consist of three restaurants
averaging about 4,200 to 4,500 square feet each,
plus individual outdoor dining spaces of 1,000 to
1,200 square feet. Smaller dining outlets would
follow in a second phase.
Once preliminary design plans have been prepared and
reviewed, on- and off -site improvement costs should
be determined. An experienced retail developer will be
interested in knowing these costs, as well as the City's potential contribution to the off -site costs. Once these above steps have been taken, City Management will be in position to initiate the RFQ or RFP process for developing the site into an innovative dining "district."
2. Initiate Search for Proven, Successful Retail
Developer with Public -Private Partnership Experience.
Once a list of successful, public -private retail developers is compiled, consider transmission of an RFQ soliciting interest by the private sector. Initiate the review and interview process for a potential redevelopment of
the site. Top consideration should be given to retail
developers with experience in similarly -sized cities to Beaumont; Southern California building and leasing
experience; a long-term commitment to retail property
93 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page395of744
management efforts; a track record securing and leasing to successful, independent dining entrepreneurs; and
the ability to build the Town Center project in a phased approach (e.g., two separate phases).
3. Assess the need for infrastructure and street
improvement, City financial assistance for the Town
Center project. Assess the need for potential financial assistance for improvements for parking spaces; street
enhancements along Orange Ave; construction of a
roundabout at or near Beaumont Ave (or other traffic -
slowing measures); City signage and wayfinding; street
lighting; and other, off -site infrastructure costs. Retain a cost engineer to create a budget for the off -site costs and expenditures required to complete the Town Center
development. Assess how the City may be able to
financially assist the implementation of the Town Center project by funding the necessary off -site and public
amenity costs.
4. Negotiate a deal for the Town Center site with a
realistic, up -front, pre -leasing period, approved design drawings and phasing plan. Within the next four to five years, target completion of a Town Center Development
Agreement and private sector firm financial commitment
for a two -phased approach to building out the Town
Center project. An optimistic program would include
completion of the first phase of development within
two to three years of executing the final Development
Agreement.
5. Secure parcels for future new Police Headquarters
Campus, and retain an architect to complete project
program and costing analysis. Then, follow through
on this major capital improvement project to unlock the Town Center development opportunity. An architectural
consultant with chain of custody and security design
along with an experienced facility costing expert will
be needed to prepare an informed capital cost item.
Programming and costing the Police Headquarters move
from the current park -n -ride site should be among the first tasks in preparing the Town Center project, but the final physical transfer of the Police Headquarters will be among the last tasks after the above retail design
study, deal negotiation, and streetscape infrastructure improvements because these steps predicate any
retail developer's commitment to the project and the
demolition of the aging current Police Headquarters.
Retain a civic facilities architect, landscape architect, and cost consultant to develop 10% and 30% (schematic)
designs for the renovation of the Civic Center in support of the overall Town Center Community Hub project.
Moving City Hall functions to an expanded facility in the rear annex building, completing the long planned civic
plaza, repaving existing parking lots along Maple Ave,
and re -purposing the current City Hall building for a
community center will ensure the Beaumont community
can make better use of the Civic Center block.
6. Plan for a consolidated City Corporation Yard. It
may be mutually beneficial to both the Grace Avenue
Gateway Hub and City Center Town Center Community
Hub to prepare and begin development of a consolidated
campus for fleet maintenance, public works staff, and
Beaumont transit to co -locate those staffing groups and reallocate those site uses. Modern office, maintenance, and storage facilities with expansion capacity outside of Downtown will prioritize valuable City -owned lands under those uses currently for the advancement of Downtown's
revitalization.
"THE ARBORS" LOCAL DINING
HUB DEVELOPMENT STEPS
1. Selectively purchase sites for redevelopment,
including housing or retail opportunity parcels near
8th and Beaumont Ave. The City should create a
plan for possible selective purchasing of key sites for redevelopment. The optimum parcels should be those
sites with existing building uses, or vacant parcels with viable, feasible, pre -development programs. Critical key financial assistance is best provided in cases where
business users have already been identified for the
site with firm commitments. The City may provide a
pivotal role in situations where there may be purchase
price "gaps," or in cases where a proven developer or
restaurant owner cannot close a land purchase deal
without some land price, off -site improvement, or interior fit -out financial assistance, in the form of a grant or loan.
In some cases, the City can be an interim owner in
cases where acquisition timing may require some short-
term assistance. Additionally, the City may elect to
preemptively perform lot merging to reissue the parcel
as a shovel -ready opportunity to mixed -use and compact walkable housing developers.
2. Encourage growth of Downtown housing south
of 6th St and infill development west and east of
Beaumont Ave (not directly on Beaumont Ave). By
simplifying the Downtown area zoning to include a range of densities, such as 8 units to the acre to 25+ units
to the acre, property owners will have the flexibility to satisfy near -term and long-term demand market forces.
Currently, housing demand is focused on detached
products. At 8 to 10 units to the acre, creative, small lot, detached housing may be encouraged in the near -term.
As acceptance of this higher density, detached product is accepted, both detached and attached, two and three -
level "townhomes" may also be market -accepted, built at densities of 12 to 25 units per acre.
Page396of744
94 6.5 ACTION PLAN
TIMELINE
This Action Plan guides the City's
leadership in deciding when to act
and in what order projects may
fall; it provides an understanding
of the relationship between
implementation stages and
establishes expectations for major
projects timing.
The order, length, and starting phase for each listed
initiative or project is based on an intersecting
consideration of typical project length, availability of lands, market readiness for land use types, and the order of
events required to unlock or prepare certain sites.
GOVERNANCE INITIATIVES
Administrative + Governance Initiatives represent staffing and funding for government programs that benefit
Downtown; the recommended TBID/BID is shown to start
after priority efforts are completed as the Downtown
economy may not have the capacity for an assessment;
instead some efforts that begin immediately such as
marketing and detailed signage planning will eventually become the responsibility of a TBID.
Facility Renovation + Relocation pertains to projects that need to be completed in the near term in order to unlock the full potential of Downtown.
PRIORITY INITIATIVES
The Grace Avenue Gateway and "The Arbors" at Eighth are two projects which the City can instigate without delay.
Public realm and City -held property along Grace Ave are an opportunity to complete an "early win" if the existing Programming,
Proforma & Costing
(30% Design)
•-• Activation Event
IYear
z
Feasibility/Outreach
Traffic Modeling
& Rough Casting
{30% Design)
Ramona's restaurant can achieve outdoor expansion
coupled with public events/performances along Grace Ave.
Other priority initiatives include pedestrian lighting where it aligns with future road reconfiguration. The City has expressed a desire to prioritize the 6th St reconfiguration to drive Downtown revitalization.
NEAR TERM INITIATIVES
All Streetscape projects are recommended for completion in the near -term timeframe for this Action Plan which
would ideally completed over the next 10 years. This
includes alley repaving, lighting, and activation, Beaumont Ave and 6th St reconfiguration, and most Downtown
signage. Economic conditions and the real estate market favor walkable infill housing in the near term, as well as stand-alone retail such as that recommended for the Town Center project.
LONG-TERM INITIATIVES
Active corridor infill such as mixed -use development
requires long term parcel acquisition, lot merging, and the construction of some public parking facilities ahead of major 6th St frontage projects. The mixed -use sites depicted along 6th St each will require about 3 to 5
years to complete, from planning, design, permitting, and through their constriction. They are expected to take 5 to 10 years to complete and will be economically viable only after infill housing and retail are in -place to support the ground floor retail.
FIG 6-2: TIMELINE DETAIL FOR STREETSCAPE + "HUB" DEVELOPMENT PROJECTS IYear 1 I Year
•
Bid Package � Bid
Phase
IYear 3
IYear 4
Grace Ave (1 Yr) / Town Center (2 Yr)
Final Design Construction
Private Realrn Roadway & Public Realm Improvements,
(100% CD) Commercial Private Realm, Tenant Fitout
—100% 100% Public Realm Design PSE
IYear 2
Wear 3
10110B
FinoI Design Bid Construction
Detailed Costing Phase Roundabouts, Road Reconfiguration, Median (1{:10% PSE) Parking, Landscape & Furnishing
Interagency Coordination
ATP Grant Opportunity:
The timelines above describe phasing details the City should anticipate in capital and delivery planning for streetscape and "Hub" City -led development projects. At top, the Hub projects at the Town Center and Grave Ave Gateway should include some interim site activation, initial design, and public realm improvements ahead of developer partner bids. At bottom, reconfiguration of streetscapes will require a phase of further outreach and detailed modeling.
Both project types are anticipated to take 3 to 4 years from planning through completion. 95 DOWNTOWN BEAUMONT REVITALIZATION PLAN
Page397of744
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96 PART
DOWNTOWN CODE
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1 DC -1 DOWNTOWN
ARCHITECTURE
GUIDELINES
DC -1.1 ARCHITECTURAL
GUIDELINES PURPOSE
These Guidelines aim to enrich
the development of Downtown
Beaumont by focusing on the
key components of architectural
design that contribute to a
visually engaging, legible, and
more consistent public realm that
expresses the history of the City's
oldest neighborhoods.
Responding to context, whether it be the streets and
paseos, buildings, or activities is key to achieving good design outcomes. Each of these sections is designed to
assist the City in reviewing architectural proposals from a functional and historic prespective, not merely from a stylstic or aesthetic perspective, as they pertain to each of several styles relevant to Beaumont's story.
By providing a series of intent statements, objective
outcomes, and style guide for architectural design within Beaumont's Downtown area, these guidelines can be
applied flexibly and adaptively to help City staff guide collaboratively with developers based on an intented
quality of place.
These guidelines will support safe and comfortable
environments for all users, help establish a sense of
place and quality, and will provide detailed information about architectural elements, building massing, material choices, and more.
HOW TO READ THESE GUIDELINES
The Guidelines use illustrations and photos to visually communicate the desired design results. The intent of the graphic format of this document is to make the information clear and accessible to a diverse audience, including the community, designers, planners, and developers.
Diagrams are provided for illustrative purposes, the
architecture design guidelines aim to accommodate a
variety of styles that are compatible with the existing local architectural fabric of Beaumont.
Development projects are generally required to comply with objective outcomes; however, applicants may choose to
forgo one or more objective outcomes and instead meet the spirit of the relevant intent statements.
The Guidelines are broken up into sections:
1. 1. Approach, Applicability & Context provides an
overarching mission and implementation approach to
these Guidelines, and unpacks Downtown's historical
development as context for today's Guidelines.
2. 2. Downtown Styles introduces and details the four
recommended styles for this document that are intrinsic to past and future development for the downtown area.
3. Massing & Form Articulation lends an understanding
of main massing and roofline
4. Corners at Streetfront addresses special guidelines for active facade corners on 6th St. and Beaumont Ave.
5. Awnings & Shades describes important methods of
outdoor space shading with canopies and trellises
100
DC -1 .2 ARCHITECTURAL
APPROACH & APPLICABILITY
This guide looks at the architectural
and historic context of Downtown
Beaumont, and outlines how we
can use values, principles and
approaches - based on good
design - to addresses matters of
climate, comfort, streetscape, and
human interaction which are specific
to the City. Taken together, these
elements make up the constituent
parts a highly desireable Downtown
for business and lifestyle.
DC -1.2.1 DOWNTOWN
GUIDELINE MISSION
Downtown Beaumont is among the earliest areas to develop in the San Gorgonio Pass. Many historic buildings that serve today gathering places, business settings, and places of worship, are also the original anchors of the district at the heart of the community. Promoting the cultural and structural significance of Downtown through Architectural Guidelines that extend from and reflect on this architectural heritage will ensure future residents and visitors enjoy the same longstanding quality of living Beaumont has always offered.
The City of Beaumont has recently updated its zoning and related development standards. Typically, an architectural guideline serves more subjective approval determinations, where standards offer applicants greater certainty for a more expedient process. Therefore, this guideline supplements and supports the Objective Design Standards and addresses issues not covered by it.
The City Planning department should:
1). Work collaboratively to promote the intent of this
guideline, and without unduly upholding the approval process to achieve one solution where alternatives viably deliver that intent. The City should establish a permit process period goals to promote streamlining that encourages downtown
development.
2.) Provide staff or contract with vendors who have
professional experience in architecture and urban design to support applicants and understand their needs in the review process.
3.) Seek a cohesive, healthy, resilient, and creative Downtown urban environment that is walkable, comfortable, and a
regional visitor and resident touchstone historic district.
DC -1.2.2 DOWNTOWN
GUIDELINE APPROACH
This Architectural Guideline is developed according to four broad style categories which can be observed through the historic development of Downtown Beaumont. Each is
described according to its historic background, its place in a regional narrative, and the intent fulfilled by bringing a project in each style to Downtown. This is followed by a description of the value of style elements to environmental and experiential factors for residents and visitors - lending rationale to the application of each architectural mode.
Lastly, the style is unpacked according to key elements, materials, and colors which must be found in the approved development concept.
Above: contemporary applications of traditional architecture. The City should interpret the intent of Guideline recommendations in a manner which may allow contemporary applications of historic styles and architectural details - as shown in the examples above. Overall, authenticity of materials, build quality, and level of detail are most important.
101 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DC -1.3 ARCHITECTURAL
CONTEXT
This Guideline will ensure that
Downtown Beaumont retains a direct
line to a meaningful story of small
town origins while preparing for
the future as a distinctive, historic,
economically and climatically
resilient, high quality Downtown.
Downtown Beaumont is the "old town" for the City of
Beaumont, and among its earliest notable developments and community anchors were the Queen Anne Victorian McCoy
house (1885), the Hotel Edinburgh (1887), the Beaumont rail depot (1888), Beaumont City Hall (1913), Beaumont Library (a Carnegie Library, 1914). Residential and commercial
development of Downtown Beaumont was continuous
from the turn of the 20th century through the 1950s, and expressed a comprehensive range of architectural styles.
Spanish revival and Mission style were already present in key structures, such as City Hall, and the Triangle Gas Station, the City's first, which still stands at Grace Ave. as the shuttered Beaumont Cleaners. Later examples existed as roadside
hotels and in residential tracts, especially as the bungalow court type.
Craftsman architecture was prominent in early 20th century Downtown Beaumont residential work. Several of these are still found north of E. 6th Street today. The C. B. Eyer house was an early example on E 6th Street near City Hall and recently demolished.
National style, a common late 19th and early 20th century mode of pragmatic architecture, was present in the
Beaumont Depot, as well as the later Beaumont Women's
Club, built in 1909. Many homes, large and small, throughout Downtown, reflect this simple approach to architecture.
Art Moderne and similar Mid -Century Modern architecture of early and mid -20th century roadside commercial
development became the defining face of Beaumont to
1 1)6) •
travelers along former US -99 / US 60/70, or 6th St. today.
Many examples still line this main community corridor
today, including the former Beaumont Theater (currently the Beaumont Antique Mall, 1940).
Outside of Downtown, modern development of the 1980s
through 2020s primarily carries a Spanish or Mission
architecture - at minimum with application of terra-cotta tyle and beige stucco finish. Ideally, through greater control of architecutre, Downtown will stand as a distinctive district in the architectural context of greater Beaumont.
102
DC -1.4 NATIONAL
FOLK STYLE
A pragmatic and minimally
elaborated American 19th and 20th
century architecture, and bearing
some qualities in common with
Frontier Style; National Folk is a
broad category encompassing
simple residential structures and
some commercial shopfronts.
The National Folk Style, or National Style is a broad catch- all category for several related styles of common American architecture. The grouping of sub -styles under the label "National Style" is commonly divided into pre- and post - railroad eras. The post -railroad era is more common in the Western US, and is found in many Downtown Beaumont
structures. The style was most prevalent from 1850 to
1900 and best describes the design of Beaumont's Summit rail depot, constructed in the 1880s. Today, the style is a standard for pragmatic and efficient architecture with minimal adornment/elaboration while offering a quality suitable for the heart of Beaumont.
Many examples of National Folk Style are recognized by a gable -front pediment, often covering a front stoop or front porch. This can be observed in the Women's Club building in Downtown along E. 6th Street. Other examples are
residential properties, the largest of which still stands at 545 Euclid Ave, which emphasizes Greek revival details. While exhibiting a purer Greek revival style, Beaumont's current City Hall at 550 E. 6th St bears a relationship to the National Style with a front pediment and window proportions.
Frontier architecture describes a subcategory of this style that emphasizes entry porches, column supported gable -covered balconies. This type of structure also emphasizes timber post and beam framing, especially for exterior facade balconies, roof extensions, and smaller shade elements. Knee bracing is a common element in these structures.
Finish materials in the National Style are similar to Craftsman architecture, commonly emphasizing wood/clapboard, but
may include vertical wood siding types, shingles, brick, and even stucco finishes where relief elements take the place of wood trim. Two story structures, especially mixed use and large commercial projects are encouraged to employ dormers, and broken rooflines covering extensive porches to both add - visual interest and offer opportunities for activity and visual connection at the building street frontage.
DC -1.4.1 WHEN BEST TO USE
A NATIONAL FOLK STYLE
The National style is best suited for residential projects and very small retail development. Developers seeking to employ this style of architecture along 6th St or Beaumont Ave should employ gable -covered porches to address the need for an active street frontage. Clerestory or dormer windows should be required for side -gabled structures that present a large roof surface toward the street frontage - especially for 2 -story structures. A Frontier style approach is highly preferable for mixed -use development applications which commonly
replaces a gable -covered porch with a balcony useful to upper story occupants.
National Folk style is an acceptable alternative to Craftsman architecture for residential projects that undergo significant value engineering. Where the City may desire more
elaboration to represent a truly Craftsman structure and a project applicant needs to significantly reduce cost, the City should discuss the National style as a suitable approach with similar aesthetic and structural qualities.
2 -level hotel, Bridgeport, CA
2 -level mixed use with hotel, Healdsburg, CA
103 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DC -1.4.2 NATIONAL FOLK ELEMENTS
1. Moderate slope gable roof (typ. 4:12 to 12:12), may be hipped, pyramidal, bonnet, lean-to, or broken -gable
2. Gable-front/pediment, or, extended side -gable eaves, or lean-to, typ. to cover front porch or balcony; centered or wrap -around.
3. Vertically oriented hung windows, matched width, may be clustered in 2 or 3, regularly spaced, simple wood or similar appearance box frame - typ. unelaborated.
4. Wood siding preferred, typ. clapboard or vertical types, also shake/shingle, limited brick or stucco.
FIGURE DC -1.4.A: NATIONAL FOLK ELEMENTS EXAMPLE
5. Simple timber supports for eaves and roof
extensions; often unelaborated knee bracing
(straight or cuved); rafter tails/corbels under eaves.
6. Entry near center of street frontage facade, esp. on gable -front facade; never on corner. L and T Plan
may include recessed sidewall entry on porch.
DC -1.4.3 NATIONAL FOLK COLOR PALETTE
Primarly white, also beige/tan or wide array of pastel hues are principal colors. Roofs are warm -tone or wood colored, but may be gray.
Accents also commonly white or wood, may be ochre, green or pastel.
Recommended principal colors:
#: ffffff
#: f7f0e8
#: b9dcea
■
Recommended accent colors:
#: a5454b
#: wood stain
#: 608179 •#: wood stain
FIGURE DC -1.4.B: National Folk Color Palette
104
DC -1.5 AMERCIAN
CRAFTSMAN STYLE
A renowned architetural style
that is both popular and common
in historic neighborhoods of
Southern California built from1900
to the 1930s, Craftsman structures
can be found in Downtown
Beaumont. It is versitile style
easily applicable to residential and
commercial projects.
Craftsman Style originated in Southern California
and was the dominant style for smaller houses built
throughout the country during the period from about
1905 until the 1930s. One story vernacular homes in
this style became the definitive "California bungalow"
style. Most of Downtown Beaumont residential tracts
developed initially during this period.
The Craftsman style's large covered patios and porches
under low pitched roofs and timber trellises go hand -in - hand with wider windows and screened -in porches. All of this was in service of more opportunities to be sheltered while outdoors. This makes a true craftsman project
suitable for the activated outdoor setting anticipated for Downtown Beaumont.
DC -1.5.1 WHEN BEST TO USE
THE CRAFTSMAN STYLE
The Craftsman style today is still most suitable for
residential developments, from individual homes to
attached products (townhomes) or multifamily. This is
due to it's primarly stick -built structure, high degree of transparency and quantity of windows on facades, and
the amount of covered space at corners and under gables and eave extensions. Still, mixed use and retail projects are encouraged to apply the benefits of these elements to their functional spaces.
Gable extensions with long mass -timber spans create
desirable shaded spaces for outdoor dining, small events, and highly active uses such as bar patios. Additional use of these outdoor spaces may include upper floor tenant
balconies, shelter for bicycle parking, and ADA ramps at entries.
Interior roof -wall junctions and high ceilings with exposed rafter and beam framing serve as highly imageble spaces for retail patrons and multi -family residential entries.
Throughout, an emphasis on timber elements and stacked
stone columb piers and landings evoke Beaumont's
elevated relationship to nearby mountains.
Downtown resiliency benefits include:
Small roof shades, dormer, gable extensions over patio
spaces to create shaded spaces that buffer heat in
variable climates such as inland Southern California.
• Prevalent trellises and pergolas as opportunities to
extend activation outdoors and around the building.
• Grouped windows and multi -pane sashes are ideal for
streetlevel visibility into retail establishments
• Especially for mixed -use and retail: key differentiation from other Beaumont commercial district architecture.
3 -level multifamily (townhomes), Tustin, CA
2 -level retail/ office mixed -use, Tustin, CA
105 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DC -1.5.2 CRAFTSMAN ELEMENTS
1. Low pitched gable roofs (typically up to 6:12, steeper examples rare), gable front or eave extension over porch
2. Large square timber frame porch / trellis supports, often grouped in twin or quad post, sometimes tapered
3. Mass timber construction, or hybridized with exterior 5. mass timber, braces and stickwork, especially in gables
4. Stone cladding up to lower 1/3 of walls; otherwise stone low piers, corner and porch supports, exterior columns.
FIGURE DC -1.5.A: CRAFTSMAN ELEMENTS EXAMPLE
Cottage and casement windows more common than
sash; typ. horizontal orientation and clustered/
multipane.
6. Multiple roof panes and dormers expressing massed
plan expressing heirachy of interior spaces.
DC -1.5.3 CRAFTSMAN
COLOR PALETTE
Principal colors are earth tones, neutral tones, and may include accents in more saturated red, orange, black. Wood elaborations are commonly stained (unpainted), or white.
Recommended principal colors:
1#: faf3ec
IP
Recommended accent colors:
#: Wood Stain
#: 8f5b42
#: Wood Stain
#: 5c2c1a
#: 696959
FIGURE DC -1.5.B: Craftsman Color Palette
#: Wood Stain
#: 619183
#: a5454b
106
DC -1.6 SPANISH
MISSION STYLE
The Mission Revival movement
was most popular between 1890
and 1920, in numerous residential,
commercial and institutional
structures, particularly schools,
churches, and railroad depots. Its
broad unadorned walls and highly
articulated windows and doorways
is suited to a hot, dry environment.
Aligned styles include Spanish
Revival, Spanish Eclectic.
The Mission Revival style was an architectural movement that began in the late 19th century for a colonial style's revivalism and reinterpretation, which drew inspiration from the late 18th and early 19th century Spanish
missions in California. Based on the long tradition and importance of Spanish missions throughout California, it is sometimes termed California Mission Revival.
The missions' style of necessity and security evolved
around an enclosed courtyard, using massive adobe
walls with broad unadorned plaster surfaces, limited
fenestration and door piercing, low-pitched roofs with
projecting wide eaves and non-flammable clay roof tiles, and thick arches springing from piers. Exterior walls were coated with white plaster (stucco), which with wide side eaves shielded the adobe brick walls from rain. Other
features included long exterior arcades, an enfilade of interior rooms and halls, semi-independent bell -gables, and at more prosperous missions curved 'Baroque'
gables on the principal facade with towers.
DC -1.6.1 WHEN BEST TO
USE THE MISSION STYLE
These architectural elements were replicated, in varying degrees, accuracy, and proportions, in the Mission
Revival structures that can be found throughout the
American Southwest and occasionally elsewhere.
Contemporary construction materials and practices,
earthquake codes, and building uses render the
structural and religious architectural components
primarily aesthetic decoration, while the service
elements such as tile roofing, solar shielding of walls and interiors, and outdoor shade arcades and courtyards are still functional.
Typical features include a low-pitched roof with little or no eave overhang, a red -tiled roof, perhaps a prominent and decorated arch over a door, window or porch, a stucco
wall surface, and usually an asymmetrical facade.
The Mission Revival style of architecture, have
historical, narrative —nostalgic, cultural —environmental associations, and climate appropriateness that have
made for a predominant historical regional vernacular
architecture style in the Southwestern United States,
especially in California.
This style is appropriate to any type of building, yet given its historical prevalence in the style in significant hotels throughout California, the provision of generous, shaded arcades, courtyards, and volumetric composition of
building forms may lend this style best for hospitality, community, and dining facilities.
Historic downtown bungalo court housing, Beaumont, CA
Community center and clubhouse, Beaumont, CA
107 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DC -1.6.2 MISSION ELEMENTS
1. Arched windows, doors and covered outdoor shade arcades.
2. Curvilinear parapet gables with stone or tile coping.
3. Pergola areas for protected seating or dining, composed of heavy timber columns, timber roof structure and terracotta tiles, sometimes columns are supported with stuccoed brick bases.
4. Round or square vertical protrusions or towers.
5. Covered entries with timber and tiled awning.
6. Window and balcony decorative metal work.
FIGURE DC -1.6.A: MISSION ELEMENTS EXAMPLE
7. Terracotta or red tiled roofs with minimal or no eaves.
8. Small decorative tile vents or windows.
DC -1.6.3 MISSION
COLOR PALETTE
Principal colors range from simple whites to beiges, with accents coming in bright white or ochre for tile and other detailing, black for metalwork details, and dark brown for timber work.
Recommended principal colors:
#: fff8f1
#: f5efde
#: f8eedf
#: fle8ce
#: f4e4d2
#: e8dbb4
Recommended accent colors:
#: fff8f1
#: c76f4d
#: 5c2c1a
FIGURE DC -1.6.B: Mission Color Palette
#: efd8c:
#: e8cc99
#: 141324
108
DC -1.7 EARLY 20TH
CENTURY MODERN
The broad category of Modern
architecture prevalent from the
1920s to the 1950s has roots in the
International Style, High Modernism,
and Art Deco. It was commonly
used in government and commercial
structures in the 1920's to 1940s.
Most commercial architecture today is rooted in what was once a revolutionary shift toward a more efficiently designed, sanitary, and affordable architecture from the 1920s through the mid -20th century period. Early 20th Century modern architecture followed two trends in exterior elaboration for small commercial structures in the United States: art deco, and art modern. Art Modern incorporated simpler
streamlined elements, horizontality, and extensive glazing.
Art Deco was elaborated with unique motifs, more vertical elements, and vertically oriented windows.
This Early 20th Century time period aligns with the original frontage development of 6th St through Beaumont (once
US -99), which retains some of the original Art Moderne and Spanish style architecture. Mid-century and later versions of these movements emphasized sweeping rooflines, indoor - outdoor transparency, and more open floorplans.
These styles are the forebears of contemporary modern
commercial structures, and developers approaching the
City may desire this approach for it's efficiency in materials, constructability, and ease of maintenance. In particular, these two sub -categories have a stronger relationship to the development of historic Downtown Beaumont and are
preferable for Downtown over mid and late -20th century modern modes of architecture. This style option is intended as a broad catch-all category that guides the City in accepting modern architecture while ensuring some traditional
elements, materials, and elaborations. Development that reflects Early 20th Century comemrcial, industrial and mixed use modern styles will likely satisfy this category.
DC -1.7.1 WHEN BEST TO USE
EARLY 20TH CENTURY MODERN
The Modern style is characterized by suitability to a
challenging climate when horizontal elements and projections are used strategically for shading over ground floor and glazed elements. This is a versitile style that achieves programmatic efficiency suitable for the densest projects at the heart of Downtown.
Modern architecture is higly preferable for commercial
frontage, public architecture, and mixed use development.
Developers are encouraged to employ the extensive
storefront systems, corner glazing, wide span openings, and horizontal shading elements typical of modern architecture to ensure a high degree of connection from streetscape to indoor activity. Communicating indoor -outdoor connection was an early impetus for the adoption of modern architecture 100 years ago and is a driving reason it will remain relevant along Downtown's shopfronts today.
Modern architecture, and especially Art Moderne,
are associated with government and institutional
facilities - a result of Depression Era public project
style preferences. This is exemplified by the Banning
High School to the East in the heart of historic Banning.
Spanish Revival is also prevalent in the California
public architecture, as in Beaumont's first City Hall.
The City is encouraged to apply these two styles for
new public projects.
Townhouses in an early -20th century modern style
Mixed -use example in an early -20th century modern style. 109 DOWNTOWN BEAUMONT REVITALIZATION PLAN
DC -1.7.2 MODERN ELEMENTS
1. Primary facade material white or light gray smooth
finish, brick, tile; metal panel, wood, metal spandrel, and glass brick as secondary or accent material.
2. Flat parapet roof with no elaboration/cornice; metal flashing, with only flat shading eaves/extensions
3. Curvilinear or rounded elements at key corners,
glazing at or near primary corner; retail transparency
4. Horizontal orientation for most windows and storefront apertures, matching top/lintel elevation alignment
FIGURE DC -1.7.A: MODERN ELEMENTS EXAMPLE
5. Horizontal brows/bands algined with flat shade awnings, horizontal slat shading also acceptable; avoid fabric and sloped awnings
6. Single finish upward from base of elevation to second level; finish changes preferred at levels or vertically.
DC -1.7.3 MODERN
COLOR PALETTE
Principal colors range from light to dark neutrals. A
secondary principal color is acceptable. Accent colors
vary widely but only on small elements - less is more
Recommended principal colors:
#: fff8f1
#: f5efde
#: e8dbb4
Recommended accent colors:
#: ededed
#: c76f4d
#: a2a3aa
#: a6543c
#: 747577
#: 8e5b42
#: Brick
#: 141324
#: 5c2c1a
FIGURE DC -1.7.B: Art Moderne Color Palette
110
DC -1.8 MASSING &
FORM ARTICULATION
INTENT
To create buildings that are
compatible with and enhance
the surrounding area through
the consideration of building
scale, massing, and detailing.
Massing should create a
human -scale environment that
is of high aesthetic quality and
accommodates a variety of design
features. Building massing should
include elements that create a
human -scaled experience that
enhances the context of the
site, and is consistent in scale,
mass and character to adjacent
buildings.
OUTCOMES
1. In Downtown, buildings align to the street at ground level, without setback, unless the design response
includes a purposeful set back to provide an open
private or public space which offers a high level of
amenity, including good solar access, comfortable
wind conditions, seating and landscape elements.
2. Building massing should be broken down into a series of street wall elements to reinforce the vertical grain, rhythm, and scale of its surrounding context.
3. Buildings elements should be scaled to respond to
their context by sensitively and positively addressing
the scale and massing of their adjacent neighbors.
4. Where possible orient buildings so that longer side
aligns the E -W axis allowing the winter sun into the
building to warm it and provide light, while minimizing the effects of the hot summer sun.
5. Must avoid long continuous blank walls at street level in the Downtown area, break up long blank walls with
facade elements such as windows where applicable or
by articulating the facade with patterns of protrusions and recesses.
6. Central courtyards, covered patios, and sheltered
outdoor common areas are highly encouraged.
7. Massing and its composition can be visually varied
or mitigated with layering in elevation with timber
pergolas and trellises, tower, chimney or campanile
elements, parapet extensions, and running balconies
or colonades/arcades.
FIGURE DC -1.8.A: MASSING
SETBACK DIAGRAM
INTENTIONAL SETBACK
- - - STREET SETBACK
111
DOWNTOWN BEAUMONT REVITALIZATION PLAN
FIGURE DC -1.8.B: MASSING & FORM ARTICULATION IN DOWNTOWN STYLES
CRAFTSMAN SPANISH MODERN
1. 1.
Broken up into multiple building
masses which cascade down toward
perimeter - with exceptions for grand
or highlighted entrances
2. Asymmetric building mass
composition, varied largely by timber
elements, roof extensions, and
layering of outdoor spaces
3. Timber elements that interrupt the full
reading of building mass
1. 2.
3. 4.
Building mass composition varied with
square or round tower elements
Arcade toward streetscape to deepen
active frontage and retail facade
Building forms step down in height
towards street/public level
Upper levels articulated with covered
roofwalks and open patios
Clean horizontal lines define the
building's mass. Can be angled or flat
and often integrated into awnings and
public shading for street frontage
2. High degree of evenly spaced glazing
to break read of massing along active
frontages
3. Clean horizontal roofline with minimal
stepping or hight differences - with
exception for thin vertical elements
4. Long continuous step backs
NATIONAL FOLK
1. Consistent colonnade to the street
frontage(s) - typically centered and
symmetric on multi -story mixed use
2. Second story balconies as a use of
the public colonnade
3. Massing can be broken down
by roof gable and dormers, but
rooflines parallel to street should be
interrupted by dormers which face
main street frontage.
112
DC -1.9 CORNERS
AT STREETFRONT
INTENT
To create buildings that reinforce
the hierarchy of the street and
create greater engagement with
the public realm. Corners should
be important focal points in the
streetscape to help reinforce the
definition and importance of the
street, and to provide harmonious
transitions between streets and
alleys, leading to more active and
diverse public spaces.
OUTCOMES
1. Buildings on corner lots should be designed to
positively define and frame the public realm of both
streets they front.
2. Buildings on corner lots should be designed to
acknowledge their location. Different frontage types
can be used on each of the two street facing facades,
the same frontage type can be used on each facade,
or a frontage type can wrap around the corner from
one facade to the other.
3. Encourage public entry to be on or near the corner of the building when a building is located on the corner
of two streets or a street and an alley.
4. Options for corner treatment:
Chamfer building edges on street corners to
prevent blind corners and to highlight entrance
Recess corners to shelter entrance and provide
outdoor public space seating area
If not chamfered or recessed, storefront glazing
should wrap around corner, interrupted only by
an abutting structural corner wall or column.
FIGURE DC -1.9.A: CORNER
WITH ENTRY DIAGRAM
Each architectural style addresses streetfront corners in unique ways. Here, a national folk style mixed use project (left) and craftsman project (right) provide similar active frontages with differing details. National folk is often characterized by wrap -around balconies; crafftsman provides feature windows or outdoor spaces.
PUBLIC ENTRY
PUBLIC SPACE
113 DOWNTOWN BEAUMONT REVITALIZATION PLAN
FIGURE DC -1.9.B: CORNER TREATMENTS IN DOWNTOWN STYLES
CRAFTSMAN SPANISH MODERN
1. Corner recessed massing inclusive of
entrance with pergola shaded seating
area
2. Chamfered corner entrance
projecting to lot line at corner, with
seating on either side
1. Open corner outdoor dining area
2. Arcade recessed facade on street
continues around corner at chamfer
entrance
3. Rounded building corner at massing
peak to signify main entrance
1. Typical early 20th century modern
retail corner without entrance.
Example of storefont glazing which
wraps corner with exception to corner
column.
2. Chamfered entrance at corner under
neon wall -sign atop shade canopy
NATIONAL FOLK
1. Chamfered corner entry
2. Colonnade continues around corner
to create a seamless public front
to both the main address and side
street/alley.
114
DC -1.10 AWNINGS
&SHADES
INTENT
Beaumont sits atop a regional
geographic highpoint and
experiences greater high and low
temperatures relative to many other
coastal and basin communities
in Southern California. Awnings,
shade trellises and other extensions
of building architecture to shelter
outdoor spaces are highly
preferred, especially facing 6th St
and Beaumont Ave.
AWNING OUTCOMES
1. The retail frontage should be enriched with canopies or awnings, which may be fixed or retractable to
shelter pedestrians and to shade the shop front glass
from glare.
2. Awnings provide should be a similar height and width to those in the existing context.
3. Awnings are to be broken into rhythmic segments to
respond to the shop front design.
4. Canopies are at least 5' deep and are used along a
minimum of 50% of facades that face south or west.
5. Canopies do not enclose more than one third of the
width of alleys to preserve outlook to the sky.
6. When transom windows are above display windows,
awnings, canopies, and similar weather protection
elements shall be installed between transom and
display windows. These elements should allow for light
to enter the storefront through the transom windows
and allow the weather protection feature to shade the
display window.
FIGURE DC -1.10.A: AWNINGS HEIGHT DIAGRAM
A'R'1INGS I SHADING
- - - I#IGHTDATIiM
An example of a single mixed use project with varied massing connected by a datum of shade canopies, awnings, trellises, and storefront lintels (top edges). This complex is approximately the width of a 6th street block frontage. This example uniquely represents a national folk architecture with elements of early 20th century modern.
115 DOWNTOWN BEAUMONT REVITALIZATION PLAN
1. The most traditional / iconic craftsman
shade element is the bungalo roof
extension over a full width front porch
1. 1.
Flat horizontal cantlivered or stayed
canopies are most cost efficient and
still appropriate
FIGURE DC -1.10.B: AWNINGS AND SHADES IN DOWNTOWN STYLES
CRAFTSMAN SPANISH MODERN
r 1 „
2. Trellises and solid canopies (half -
roofs) are often applied together for
extended outdoor spaces
3. Pier supported roof elements may be
attached to building but as a separate
pavillion or wing above an elevated
porch
• A .
row.
Simple terracotta tiled awning over
an entries, supported off the exterior
facade with timber structure, supported
without the need for columns
2. Outdoor spaces shaded with pergola
consisting of stucco brick columns and
timber shading roof
3. The most recognizeable form of
shade element is the stucco arcade or
colonade
01 1
2. Fabric awnings are most applicable
to modern style buildings in this
setting, but awnings should be simple
straight -edged and fixed
3. Historic examples of early 20th
Century modern canopy are
curvilinear with horizontal edge detail
NATIONAL FOLK
r 11
191
6.2 1. Covered balconies are recognizeable
shade elements in national folk
buildings. Columns should be placed
more frequently than in craftsman
examples, but aligned with window and
storefront patterns
2. Enclosed balconies are a useful retail /
dining space application of National folk.
3. Upper floor projections and balconies
can provide a shading role over entries
116
DC -2 DOWNTOWN
SIGNAGE PROGRAM
DC -2.1 SIGNAGE
PROGRAM PURPOSE
Downtown Beaumont is envisioned
as the heart of a community that's
inviting and accessible to all.
Ensuring that requires a welcoming,
navigable, and recognizable setting
This is achieved through consistent
public signage and appropriate
private signage - essential to a
quality downtown experience.
Elevated experience for residents, visitors, and businesses is a primary goal within the long-term vision for the City of Beaumont, and especially its Downtown. Signage is
among the most straightforward means to achieve that
because it will ensure that all users know where to go, what to expect, and how to think about Downtown. This
section organizes and standardizes Downtown signage
through city -maintained public signage, and through
design and quality control of private signage.
The first two sections present the Downtown Public
Wayfinding Strategy, which includes an overall layout
strategy for public signage types, design concepts for
a kit -of -parts downtown signage suite, and a primer on the design approach, applicability and placement of
those sign types. The latter two sections together form a downtown signage program. This includes a non-
conforming signage removal incentives program, and,
following that, a signage guideline for private realm
signage controls in downtown.
HOW TO USE THIS PROGRAM
The public signage portion of this sign program should
serve as a primer to keep City staff informed of the
elements of a complete signage suite for Downtown. The
Strategy Framework diagram should be used to plan for
placement of signs in public realm renovation designs,
and to quantify those signs in capital improvement
budgeting. The Design Concepts should be provided
to any design firm commissioned to revise and finalize
Downtown signage.
The private signage guidelines, and related non-
conforming signs incentive, should be treated as
supplemental to the City of Beaumont's Sign Ordinance.
The Downtown Signage Guidelines may be used to
further raise the quality of the public realm with more detailed placement, design, and quality rules with new
developments and enforcement efforts.
The Guidelines are broken up into sections:
1. Downtown Public Signage Strategy indicates
recommented locations for a suite of city -installed sign types, with strategic rationale for their placement
2. Downtown Signage Design Concepts provides draft
public sign elevations to guide a final design effort
3. Downtown Private Signage Guidelines serves as a
supplemental design code for downtown private signs
4. Non -Conforming Signs Removal Incentive is a
proposed incentives program to assist in compliance
118
DC -2.2 DOWNTOWN PUBLIC
SIGNAGE STRATEGY
Public signage should be applied
consistently across Downtown
Beaumont, rather than a
peacemeal installation approach.
As Downtown revitalization occurs,
these signs can be installed in a
layered manner, to distribute the
capital costs.
VEHICULAR WAYFINDING STRATEGY
Vehicular wayfinding still has an important role in the navigability of small downtowns, despite the prevalence of smartphones with gps/mapping capability. This
is especially true for new or evolving businesses and
districts such as Downtown. Navigation to less notable
public facilities such as public parking, special event parking, and least-impactful routes into and out of the area for visitors will all lend operational benefits to Downtown's success.
Directionals should be placed at entrypoints to the
district and well before turning decision -points.
Trailblazers should be treated as a "trail of breadcrumbs" where key turns are needed mid way along wayfinding
paths. Consistent and and clearly City -branded parking identification ensures visitors understand a facility as safe and City -operated.
PEDESTRIAN WAYFINDING STRATEGY
Pedestrian scale wayfinding ensures that local navigation does not requires that visitors' heads are down at
smartphones; further, they support a sense of welcoming accessibility to a district. Pedestrian directionals and maps shold be located where people are likely to arrive or depart a destination on -foot, rather than at decision points. They should be visible from the largest adjacent right-of-way as well as from gathering spaces in the heart of a pedetrian area.
DOWNTOWN IDENTITY + BRANDING
Downtown identity and branding signage announces
Downtown Beaumont as a special and distinctive place,
and also has a decorative role in the public realm. It
should be built separately from directionals, and placed consistently at entrypoints along major thoroughfares
into Downtown.
The Pedestrian Area Light Standard and Custom Bollard
are recommended public realm installations which
differentiate pedestrian -oriented spaces from other
streetscapes commonly along roadways. They are
recommended as framing elements at the Grace Ave
Gateway and Town Center opportunity sites. Custom
or supplier catalogued bollards may be placed along
streetscapes expected to have a high volume of
pedestrian activity to bolster walking safety and the
constency of Downtown as a special district.
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Pedestrian Directional
Pedestrian Map
Pedestrian Information Kicxsi
Downtown Identity + &anding
Wall Mounted Medauion
Downtown Archway
Downtown vehicle roentity
Freeway Identity P torr
Pedestrian Area Light Standard
Pedestrian Area Custom Bollard
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119 DOWNTOWN BEAUMONT REVITALIZATION PLAN
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Vehicular Directional Vehicular Trailblazer
(multi -destination)
FIGURE DC -2.2.A: VEHICULAR WAYFINDING DESIGN CONCEPTS
Pedestrian Directional
Pedestrian Map
(w/ Trailblazer Option)
Vehicular Trailblazer
a
Parking Identification
Parking Structure 1/4" = 1'
Marquee
Pedestrian Information Kiosk Interpretive / Historical 114" = Information Sign
FIGURE DC -2.2.B: PEDESTRIAN WAYFINDING DESIGN CONCEPTS 423 of 744
25'
20'
15'
10'
10'
5'
FIGURE DC -2.2.C: DOWNTOWN GATEWAY ARCH CONCEPT
1" = 10"
Vehicular Identity
Custom Bollard
Pedestrian Area Light Standards
1 4'
1"=10"
Downtown Freeway
Identity Pylon
(w/ Cell Tower Potential)
55'
FIGURE DC -2.2.D: DOWNTOWN IDENTITY CONCEPTS
Page424of744
DC -2.3 DOWNTOWN
PRIVATE SIGNAGE
GUIDELINE
DC -2.3.1 PURPOSE & INTENT
Signs in Downtown Beaumont
should advertise a place of
business or provide directions
and information. An effective sign
and graphics system functions
not as a separate entity but
as an integral part of the built
environment. Design standards
are needed to coordinate well -
designed signs. Carefully planned,
signs communicate essential
information, while also ordering
and enhancing the architectural
character of Downtown Beaumont.
DC -2.3.2 APPLICABILITY
This Downtown Private Signage Guideline applies to
properties fronting both sides of Sixth Street between
Veile Avenue and Palm Avenue, and both sides of
Beaumont Ave from Fifth Street to Seventh Street.
This sign guideline area of applicability includes the
Antique Village District Area special commercial area
and replaces it's criteria with those set forth within this section.
DC -2.3.3 OVERALL OBJECTIVES
A sign's use of color, its size, shape placement, and
selection of lettering can attract or detract from its
effectiveness. An effectively designed sign should:
Be compatible with the surrounding physical and visual
character of the area.
• Promote the "individuality" of establishments.
• Identify the business clearly and attractively.
Enhance the building on which it is located.
Reduce the amount of visual clutter caused by
excessive and poorly placed signage
DC -2.3.4 PREFERRED SIGN TYPES
While many sign types are permitted in Downtown
Beaumont, the following sign types are preferred because they support a pedestrian -oriented environment.
Business wall signs in sign board area at upper portion of first story;
Awning signs;
Under Awning or Under Canopy Signs;
Projecting Signs and Blade Signs;
Murals and supergraphics not advertising a business
(painted on a wall surface);
Permanent painted window signs, first floor permitted
only and limited to 30% of the window area;
• Building signs containing the name of the business at rear entrances used by customers; and,
• Signs made of carved or sandblasted wood.
DC -2.3.5 RELATIONSHIPS
TO OTHER SIGNS
Where there is more than one monument sign located
upon a lot, all such signs shall have designs which are well related to each other by the similar treatment or
incorporated of not less than four of the following six design elements:
• Type of construction materials as used in the
several sign components (such as cabinet, sign
copy, supports);
• Letter style of sign copy;
• Illumination;
• Type or method used for supports, uprights or
structure on which sign is supported;
• Sign cabinet or other configuration of sign area;
• Shape of entire sign and its several components.
DC -2.3.6 GENERAL DESIGN &
PLACEMENT REQUIREMENTS
DC -2.3.6.1 Clear Sign Message: The following
standards address the legibility of downtown signage
and help to ensure the clarity and usefulness of the
information they contain:
• Use a brief message. The fewer the words, the
more effective the sign. A sign with a brief, succinct
message is simpler and faster to read, looks
cleaner and is more attractive.
• Avoid hard -to -read, overly intricate typefaces. These typefaces are difficult to read and reduce the sign's
ability to communicate.
• Lettering should be in proportion to the size of
the sign. As a proportionality rule -of -thumb, the
recommended size of letters is between one -
quarter (1/4) to one-half (2) the height of the sign.
• Sign lettering for wall, projecting, monument,
and blade signs should meet the following
recommendations:
For store fronts 0' - 60' wide, a maximum letter
height of 12" is recommended.
For store fronts 60" wide or greater, a
maximum letter height of 16" is recommended.
123 DOWNTOWN BEAUMONT REVITALIZATION PLAN
• Avoid signs with strange shapes. Signs that are
unnecessarily narrow, oddly shaped, or unrelated to
the products or services being provided on site can
restrict the legibility of the message. If an unusual
shape is not symbolic, it is probably confusing.
• Use widely recognized logos rather than print/test
whenever possible.
• Make signs smaller if they are oriented to
pedestrians. The pedestrian -oriented sign is usually
read from a distance of fifteen to twenty feet; the
vehicle -oriented sign is viewed from a much greater
distance. The closer a sign's viewing distance, the
smaller that sign need be.
DC -2.3.6.2 Sign Color: Sign colors should be compatible with the building architecture. Within shopping centers, sign color should complement the color scheme for the
center. This provision does not apply to noncommercial
messages displayed on signs.
• Colors should be selected to contribute to legibility and design integrity of signage. Even the most
carefully thought out sign may be unattractive and a
poor communicator because of poor color selection.
• A substantial contrast should be provided between
the color and material of the background and the
letters or symbols to make the sign easier to read in
both day and night.
• Limit colors to three on a single sign. Color is most effective when used simply. Too many colors,
particularly accent colors, may distract the reader,
reduce legibility, and make the sign less effective.
• Vertical or horizontal wooden signs can be effectively utilized in a variety of different ways on windows,
building surfaces or as accent bands. A wooden wall
sign can be painted or stained and sealed for a more
natural look, depending upon the appearance of
the surrounding structures. Lettering can consist of
metal or raised wood and when placed within a sign
band, will serve to unify the building facade. Carved
or sandblasted wood signs are also appropriate.
• Metal sign panels can utilize raised lettering on
metal bands. Printing and lettering can also be
applied directly to a flat metal sign band with letters consisting of wood, acrylic or metal.
DC -2.3.6.3 Placement: The following rules ensure the
location of signage is coordinated with it's related project and is appropriately situated in view of the public realm for legibility, accessibility, and urban character:
• Wall signs should be placed such that facade
rhythm, scale, and proportion is established. In many
buildings that have a monolithic or plain facade,
signs can establish or continue appropriate design
rhythm, scale, and proportion.
• Align storefront wall mounted signs and nameplate
signs with other signs on nearby buildings; or if on
the same building, align the bottom edges of the
signs.
• Stand-alone and channel lettering may be allowed if
facing the street front and may be mounted atop an
awning at first level or in the same manner as a wall
sign.
• Projecting, Blade, Awning and Under Awning signs
shall be placed at least 8' above the sidewalk right-
of-way. No projecting sign shall extend above the roof
or parapet line of any building.
• Monument signs should be setback from the public
right-of-way a minimum of five (5) feet.
DC -2.3.7 SIGN TYPE DESIGN &
PLACEMENT REQUIREMENTS
DC -2.3.7.1 Wall Signs: Requirements applicable to
downtown instances of wall signs:
• Wall signs should have a maximum width of 60% of
their leased frontage and the maximum sign area
allowed shall be 75 square. Signs should be an
appropriate scale with the building on which they are
placed and should not overwhelm the architecture of
the building and the character of the neighborhood.
• One wall sign is permitted for each wall face of the
establishment provided there are not more than
four wall signs for any one establishment. If used for
commercial messages, the message must qualify as
onsite.
• Painted wall signs are permitted when determined to
be compatible with the architectural character of the
building and area.
• If the sign contains a logo, said logo shall be a
maximum of 36 inches in height.
• A wall sign may not project any of its height above the roof, eave line or parapet of the wall upon which it is mounted.
DC -2.3.7.2 Awning Signs: Requirements applicable to
downtown instances of awning signs:
• The sign on awnings should be placed on the awning
flap. The flap should be at least eight (8) inches in
height so that the letters and symbols can be big
enough to read easily.
• The color of an awning sign should be compatible
with and complementary to the color and material of
the building to which it is attached.
DC -2.3.7.3 Under Awning or Under Canopy Signs:: For
each use or occupancy, one maximum four (4) square foot identification under canopy sign per frontage.
DC -2.3.7.4 Projecting Signs: Requirements applicable to downtown instances of projecting signs:
• Projecting signs should be proportional to the
building facade to which it is attached and should
not exceed ten (10) square feet.
124
• A projecting sign should be hung perpendicular to
and should not project more than six (6) feet from
the face of the building.
• To minimize visual clutter, projecting signs should not be located within close proximity to other hanging
signs or projecting signs, preferably at least twenty-
five (25) feet from each other.
• The placement of a projecting sign should not
impede the safe movement of people or vehicles
within a public right-of-way and should be properly
secured to a building in a structurally sound manner.
Identification signs shall be centered on the lease
space.
DC -2.3.7.5 Monument Signs: Requirements applicable to
downtown instances of monument signs:
• Monument signs should be a maximum of six (6) feet
in height, and not exceed thirty (30) square feet in
area.
• One monument sign is permitted per establishment;
only one monument sign is permitted in a
commercial complex which may be permitted to
identify separate establishments or uses in the
comercial complex, or for noncommercial messages.
One additional monument sign may be permitted on
parcels having more than one frontage and the signs
are located at least 200 feet apart.
• Monument signs should be placed perpendicular to
the street and located to ensure that vehicular and
pedestrian sight distances at entry driveways and
sidewalks are not impaired.
• Monument signs should have no more than two sign
faces.
• Monument signs should be constructed of a solid
architectural base and side, of durable, long-lasting
materials. The materials used should match an
architectural element(s) of the development itself.
Monument signs
should be located and
constructed to allow for
natural surveillance on
all sides and to prevent
opportunities for hiding
places.
DC -2.3.7.6 Blade Signs:
Requirements applicable to
downtown instances of blade
signs:
Blade signs are a type
of projecting sign, not
exceeding five (5) feet in
width, which projects out perpendicularly from a
building face, which fits within a bounding box with
a horizontal dimension which does not exceed a
50 percent of the overall height of the sign from its
bottom edge, and may or may not extend above a
roof line.
I tnisk
r+.
c • •
PEei
.!TT
Example of blade sign on historic
building in Bishop, CA with
example bounding box for blade
sign conformance.
Blade sign top may not exceed roof height by more
than the height of the first level (to second level
finish floor) for multi -story buildings, or, it's overall top height may not be more than twice the building
height for single story buildings.
Example of parapet extension
on historic building in Beaumont
with bounding box for blade sign
conformance.
• Parapet and
structurally integrated
building vertical
extensions used
primarly to support a
sign are considered
blade signs by type in
this special area, and their bounding box shall be
determined by the width of the signage panel and its
height should begin at the ground level. See example.
DC -2.3.7.7 Pylon Signs: Requirements applicable to
downtown instances of pylon signs:
• Pylon signs not to exceed 75 square feet in sign
area which may be permitted to identify separate
establishments or uses in the commercial complex,
subject to approval of a sign permit by the Planning
Commission.
• In consideration of pylon signs in this area the
Planning Commission shall consider the need for
compatibility and appropriateness of such signage
at the proposed location, but shall not consider the
message content of the proposed sign, other than the
onsite/offsite distinction for commercial messages.
DC -2.3.7.8 Automobile Service Station Signs: Service
station signs shall be permitted subject to the following requirements:
• Identification/price monument sign: For each
service station, one monument, combination price
and identification sign, maximum 30 square feet in
size and maximum six feet in overall height shall be
permitted, and must include all price advertising as
required by State law.
• Special service signs: Each service station may display two special service signs per pump island. Special
service signs shall be limited to such items as self
serve, full serve, air, water, cashier, and shall be non - illuminated. Such signs must be permanently affixed
to the pump island they identify. Each sign may not
exceed four square feet in overall size.
• Wall signs for automobile service stations shall be
permitted subject to the provisions set forth in Section
17.07.110.A.(1) and (16).
125 DOWNTOWN BEAUMONT REVITALIZATION PLAN
• Directional Signs: A maximum of two on -site directional signs per drive approach each not to exceed a total of
ten square feet in area and four feet in height.
• Window Signs: Window signs conforming to the
provisions of Section 17.07.070.A.(1) and (16).
DC -2.3.7.9 Service and Delivery Signs: limited to one
unlighted sign per occupancy not to exceed two square feet, may be placed on the rear of the building for service and delivery purposes.
DC -2.3.7.10 Directional Signs: A maximum of two on -site directional signs per drive approach each not to exceed a total of ten square feet in area and four feet in height.
DC -2.3.8 SIGN FABRICATION &
INSTALLATION REQUIREMENTS
DC -2.3.8.1 Electical Requirements:
• All signs and their installation shall comply with all local building and electrical codes.
• All electrical signs will be fabricated by a U.L. Approved sign company, according to U.L. Specifications and
bear U.L. Label.
• Exposed junction boxes, LED modules and wiring are
not permitted.
DC -2.3.8.2 Fabrication Quality Requirements:
• All sign fabrication work shall be of excellent quality.
All logo images and type -styles shall be accurately
reproduced. Lettering that approximates type -styles
will not be acceptable. The Landlord reserves the right to reject any fabrication work deemed to be below
standard.
• Signs must be made of durable rust -inhibiting
materials that are appropriate complimentary to the
building.
• Sign Company to be fully licensed with the City and
State and shall have full Workman's Compensation
and general liability insurance.
DC -2.3.8.3 Signage Finish Requirements:
• All penetrations of building exterior surface are to
be sealed waterproof in color and finish to match
existing exterior.
• Painted surfaces to have satin finish. Only paint
containing acrylic polyurethane products may be
used.
• Color coating shall exactly match the colors specified on the approved plans.
• Joining of materials (e.g., Seams) shall be finished in a way as to be unnoticeable. Visible welds shall be
continuous and ground smooth. Rivets, screws, and
other fasteners that extend to visible surfaces shall
be flush, filled, and finished so as to be unnoticeable. • Finished surfaces of metal shall be free from oil
canning and warping. All sign finishes shall be free
from dust, orange peel, drips, and runs and shall
have a uniform surface conforming to the highest
standards of the industry.
DC -2.3.8.4 Signage Landscape Requirements: Each
monument sign shall be located in a planted landscaped
area which is of a shape, design and size (equal to at least the sign area) that will provide a compatible setting and ground definition to the sign. The planted landscaped area shall be maintained on a reasonable and regular basis.
DC -2.3.8.5 Signage Illumination and Motion
Requirements: Monument signs shall be non-moving
stationary structures (in all components) and illumination, if any, shall be maintained by artificial light which is stationary and constant in intensity and color at all times (non -flashing).
Internal illumination shall be Light Emitting
Diodes (LED).
All lighting must match the exact specification
of the approved working drawings. No exposed
conduits or raceways will be allowed.
No bare or unfiltered light sources, lamps, or
especially, Light Emitting Diodes (LED) are
permitted in direct line -of sight of pedestrians
and drivers, and must be covered or behind
filters which obscure/diffuse light from their
sources (such as backlighting). LED and other
light sources may be used for bounced lighting
such as in backlighting or spotlighting. Neon
lighting or diffused LED strip based neon lighting
is permitted.
126
DC -2.4 REMOVING
NON -CONFORMING
SIGNS INCENTIVE
DC -2.4.1 PURPOSE & INTENT
In order to enhance the image and
develop a unified theme for the
City, it is desirable to encourage
the removal of nonconforming
signs at a rapid pace. Therefore,
in order to encourage the removal
of nonconforming signs, the City
may offer owners of nonconforming
signs the following incentives to
hasten their removal.
DC -2.4.2 NON-CONFORMANCE
INCENTIVE REQUIREMENTS
All nonconforming signs shall be removed within five (5) years of the date of adoption of this ordinance package update . Upon adoption of the ordinance, the City shall advise all property owners with non -conforming signs of the new requirements and the City's incentive program
for removal. At the conclusion of the five-year period, it shall be a violation of the City's ordinance to have any non -conforming signs on the property, and the City will undertake enforcement measures to have the signs
removed. Property owners may apply for an extension
up to six (6) months at the conclusion of the five-year period by submitting documentation of a replacement
sign to be installed within the extension timeframe.
DC -2.4.3 INCENTIVE PROGRAM
Owners of nonconforming signs may at their discretion
choose to participate in the following sign removal
incentive program. The City will select a number of
applicants each year to participate in the program based on the priority list of signs provided above and the
availability of funds.
In order to qualify for the nonconforming sign removal
incentive, a sign proposed to be removed must have
been a legal conforming sign at the time of its original placement. (In other words, the sign cannot be illegal).
The nonconforming sign removal incentive program is a
four (4) year program commencing on the effective date
of this ordinance. The program is designed to encourage the rapid removal of the least desirable types of signs by providing larger incentives in the early years and tapering off to no incentives in the fifth year.
The incentives which may be provided are as follows:
Year One
•
Free removal of nonconforming sign.
Payment of an incentive bonus of $1,000 for pole
signs, $500 for all others.
Free design service to provide conforming, attractive
sign sketches.*
Year Two
Free removal of nonconforming sign.
Free design service to provide conforming, attractive
sign sketches*
Years Three and Four
• Free removal of nonconforming sign.
*Those participants availing themselves of the free design service must agree to utilize one of the alternative sketches provided and to erect a new sign within three (3) months of receiving the sketch designs. If said new sign is not erected, the participant will be required to reimburse the City for the cost of the sign design service.
127 DOWNTOWN BEAUMONT REVITALIZATION PLAN
128
APPENDIX A:
ECONOMI
DOWNTOWN BEAUMONT
ECONOMIC REVITALIZATION
ACTION PLAN
The Downtown Revitalization
Plan serves as an action
plan for Downtown Area Plan
implementation connected to an
economic development strategy.
A detailed economics and real
estate study was performed
to connect those actions to
a realistic understanding of
development viability and
Downtown capacity for growth.
OVERVIEW OF RECOMMENDATIONS
The City's Development Department has three prime
opportunities to kick-start the revitalization of Downtown into a vibrant, dining district, serving its City and sphere - of -influence residents, as well as travelers along the Interstate 10 corridor. We recommend taking near -
term, highly visible actions on all three sites to show the business community the City's commitment to
Downtown revitalization. It will be important that the
City show its financial commitment to not just a single site — but to all three opportunity sites as part of a long- term, comprehensive strategic plan that also includes
streetscape, landscaping, signage, parking, and way -
finding improvements.
L S. CONGLETON
& ASSOCIATES
DOWNTOWN BEAUMONT
ECONOMIC REVITALIZATION
ACTION P LANI
Economic Development
Department City of Beaumont
Siii
L. S. CONGLETON
& ASSOCIATES
DOWNTOWN BEAUMONT
ECONOMIC REVITALIZATION
ACTION PLAN
P-653
Economic Development
Department, City of Beaumont
September 11, 2023
L.S. CONGLETON & ASSOCIATES
Strategic Real Estate Retail Market Consultation & Research www.congletonconsulting.com
September 11, 2023
VIA E-MAIL
Mr. Jonathan Linkus
Project Manager
Urban Planning + Land Development
Mr. Charles Smith
Project Director
GHD
320 Goddard Way, Suite 200
Irvine, CA 92618
Mr. Kyle Warsinski
Economic Development Manager
Ms. Carole Kendrick
Planning Manager
City of Beaumont
550 E. 6th Street
Beaumont, CA 92223
SUBJECT: Downtown Beaumont Revitalization Action Plan
Dear Mr. Warsinski and Ms. Kendrick:
EXECUTIVE SUMMARY OF CONCLUSIONS
5405 Alton Parkway
Suite A-347
Irvine, CA 92604
Office: (949) 206-1049
Cell: (949) 533-6443
E-mail: [email protected]
P-653
L.S. Congleton & Associates ("LSCA") was retained as a sub -consultant to GHD to prepare market -based strategies to guide the City Management staff in implementing a realistically - achievable, Downtown Beaumont Revitalization Action Plan.
The City of Beaumont lacks a vibrant, pedestrian -oriented Downtown dining and shopping district. The primary reason for the lack of Downtown vibrancy has been the low -density, single -family -detached nature of historical City development —with most of the growth occurring well outside of the Downtown area.
Future demand factors, however, are favorable for Downtown revitalization, based on our competitive research, personal interviews, and demand analyses conducted for this study.
Downtown Beaumont has the potential to provide creative, independently -owned, non -chain dining to a local under -served, affluent, family -oriented market. Those Beaumont residents are currently traveling outside the City, often traveling 15 to 45 minutes away, to already established, competitive dining districts.
Page434of744
L. S. Congleton & Associates
The City's Development Department has several prime opportunities to kick-start the revitalization of Downtown into a vibrant, dining district, serving its City and sphere -of - influence residents, as well as travelers along the Freeway 10 corridor.
I. FIRST STEP CATALYST STRATEGIES: START WITH SITES UNDER CITY
CONTROL/OWNERSHIP
Key City -owned parcels are strategically located to serve as Downtown catalyst projects:
1. The "Grace Avenue Building" (at 500 Grace Avenue), an attractive, vacant Spanish - style building of about 6,000 square feet.
2. The "Fleet Maintenance Site" (at 550 North California), a parking area with covered structures for City fleet vehicles.
3. The "Civic Center Site" (across from City Hall), an L-shaped parcel of about 123,141 square feet, consisting of the City's parking lot and the Beaumont Police Department, slated for expansion and relocation.
We recommend taking near -term, highly visible actions on all three sites to show the business community the City's commitment to Downtown revitalization. Downtown Beaumont has few successes to use as powerful "marketing/promotional" tools to attract new businesses. The few new businesses recently opened, such as Cornerstone BBQ (700 square feet) and The Craft Lounge (1,750 square feet), are seeds of positive, entrepreneurial interest in Downtown.
However, there are a lack of "affordable" and available sites for new, free-standing, independent dining operators to serve Beaumont residents —especially for desirable, 4,200+ square -foot dining destinations.
It will be important that the City show its financial commitment to not just a single site —but to all three opportunity sites as part of a long-term, comprehensive strategic plan that also includes streetscape, landscaping, signage, parking, and way -finding improvements. Incremental actions can be taken on all three sites within the next year, even though completion, particularly for the largest, Civic Center Site, may require a five-year or longer time frame. New Downtown Beaumont businesses/developers will need to commit major renovation, new construction, and interior fit -out costs for their new businesses. Private sector investments are not likely to occur unless the City's strategic plan and financing commitments are well -publicized and firmly committed.
A. Expedite Re -Use And Renovation Of Grace Avenue Building The Spanish -style Grace Avenue Building has the greatest opportunity for near -term renovation and occupancy by a successful, independent restaurant/bar of 4,300 to 5,000 square feet, plus outdoor patio space. Securing a committed operator quickly, prior to the City spending any renovation or upgrading (to City code) monies, would be an efficient process. The new operator's architect would design the renovations. Any financial assistance by the City could be in the form of a contribution to the approved renovation plans. The building lease rate would be
L. S. Congleton & Associates
tied to total restaurant food and beverage sales performance goals, based on submittal and approval of the operator's business plan (five, seven to ten years).
B. Fast -Track Re -Use Evaluation Of Fleet Maintenance Site; Solicit New User In order to effectuate the re -use of the Fleet Maintenance Site, the City should quickly evaluate the demolition, and off -and on -site improvement costs needed to house a brewery or tasting facility or other dining operation. It is unclear what types of off -site and on -site sewer, water, electrical and other development improvements are necessary to convert the parcel into a desirable location for a potential user. It appears that the site will minimally require demolition and clearing.
The immediate adjacency to the 514 North California co-working/office space may be an advantage in securing a creative operator for the site. Depending upon the site's on -site (or alternative off -site) parking allotments, we estimate that 3,500 to 4,500 square feet may be accommodated on the Fleet Maintenance Site. For example, if peak hour parking may be provided on 5th Street on an available, vacant parcel, the amount of buildable area may be maximized.
C, Quickly Retain Retail Architect To Prepare Civic Center Site Preliminary Layouts And Elevations; Proceed With RFQ/RFP For Site Development In order to solicit experienced developers/operators to the Civic Center Site, it will be necessary for a retail architect to prepare two to three preliminary layouts and elevations for the estimated 123,141 square feet of land area across from City Hall. The retail architect should be provided the following 24,700 square -foot, two -phased program:
CIVIC CENTER SITE RECOMMENDED PROGRAM
PROJECTED SALES (STATED IN TODAY'S DOLLARS)
NUMBER
LEASED
INDOOR OUTDOOR TARGET TARGET TOTAL TOTAL MID -POINT
DESCRIPTION SQUARE DINING MINIMUM OPTIMUM MINIMUM OPTIMUM ARGET SALES
SPACE SALES/SF SALES/SF TARGET SALES TARGET SALES
FEET'
FACING ORANGE AVENUE AND 6TH STREET
Single -Level Dining with High Ceilings
1 2
3 4
5 6
7 Independent Major Restaurant & Bar
Independent Major Restaurant
Independent Major Restaurant
Independent Casual Family -Oriented
Independent Casual Family -Oriented Cafe
Small Casual Quick Food Cafe
Coffee Outlet
5,000
4,350
4,250
3,850
3,650
2,600
1,000
1,200
1,000
1,000
800
800
750
500
400
400
400
400
400
400
400
650
700
725
550
600
600
600
2,000,000
1,740,000
1,700,000
1,540,000
1,460,000
1,040,000
400,000
3,250,000
3,045,000
3,081,250
2,117,500
2,190,000
1,560,000
600,000
2,625,000
2,392,500
2,390,625
1,828,750
1,825,000
1,300,000
500,000
TOTAL CIVIC CENTER SITE
24,700
6,050
400
641
9,880,000
15,843,750
12,861,875
1
L. S. Congleton & Associates
Other recommendations include:
1. All dining uses should face 6th Street and Orange Avenue, with outdoor patio dining areas facing the streets.
2. Parking should be on -site, facing Maple Avenue and Stewart Park. Structured parking is not recommended due to the high costs of construction. However, if necessary, a single parking deck could be considered to add generous parking spaces.
3. A two -phased development should be programmed. The first phase would consist of three restaurants averaging about 4,200 to 4,500 square feet each, plus individual outdoor dining spaces of 1,000 to 1,200 square feet. Smaller dining outlets would follow in a second phase.
Once preliminary design plans have been prepared and reviewed, on- and off -site improvement costs should be determined. An experienced retail developer will be interested in knowing these costs, as well as the City's potential contribution to the off -site costs.
Once these above steps have been taken, City Management will be in position to initiate the RFQ or RFP process for developing the site into an innovative dining "district." II. INITIATE TARGETED GRACE AVENUE GATEWAY AREA FINANCIAL
ASSISTANCE AND STREET IMPROVEMENTS
The small, charming "retro-style" brick -tiled former cleaners building facing 6th Street has the potential re -use for a proven, small food operator in about 2,000 square feet. City financial renovation assistance, along with a targeted search for a new, viable user, may speed up the re- use of this building. Because this building is close to the Grace Avenue Building, there is also the opportunity for shared parking on City -owned vacant land on 5th Street.
Revitalization of the Grace Avenue Gateway area will be dependent upon the City's financial commitment to street, alley, parking, and other physical improvements to the area. The City should start the process of assessing the legal, zoning, regulation and financial feasibility of partial closure and attractive enhancement of the City -owned alley bordered by Ramona's Restaurant, 5th Street, Ramona's parking area, 6th Street, and the PSI Building. Working with private owners near the alley, the City can assess the pragmatic efforts required to enhance the alley closure for use as outdoor dining space, and pedestrian access. The City may consider financial assistance for re -pavement; pedestrian lighting; signage; way -finding signage; and other attractive alley improvements.
The Grace Avenue Gateway is the optimal location for initiating phased street improvements in Downtown Beaumont, including: (a) one round -about; (b) additional street lighting; (c) alley enhancements for outdoor dining; (d) improved parking areas owned by the City; (e) way - finding signage; and (0 Downtown entry and/or Grace Avenue Gateway signage.
L. S. Congleton & Associates
III. IMPLEMENT BUSINESS -FRIENDLY "ECONOMIC TOOLS"
From an entrepreneur's business perspective, a "business friendly city" is an authentic, cost - saving, economic tool —possibly, the most powerful "economic tool" a California city can offer.
The City should review current administrative procedures and permitting processes to assess how to streamline the process for business applicants.
Instead of having a business applicant go through separate, step-by-step meetings, with individual City departments, we recommend designating one in-house City staff person to coordinate all the efforts on behalf of the applicant. A "Downtown Business Liaison" would be responsible for spearheading a single meeting for the applicant in which all City departments would explain the applicant permitting requirements. Businesses sustain added costs with incremental meetings, especially when the enterprises learn of "surprises" along the way.
IV. SIMPLIFY ZONING TO ENCOURAGE A BROAD RANGE OF RESIDENTIAL
AND MIXED -USE DEVELOPMENT
One of Beaumont's key strengths is its broad array of affordably -priced, single -family -detached housing, broadly priced from about $460,000 to high $600,000's. We expect that the City's primary popularity as a single -family -detached home market will continue over the next ten to fifteen (or more) years.
As of mid -year 2023, no new Beaumont apartment complexes (e.g., 200 to 300 units) are under construction or have been recently built. In today's current Beaumont residential market, there is only a narrow band of demand for new apartments, given the City's dominance as a single- family -detached community. There are four new apartment developments planned, proposed, or approved (see Exhibit 7, Appendix) in locations outside of the Downtown core, near existing apartments and single-family homes (e.g., east of Xenia Avenue, south of 8th Street; 8th Street; and Allegheny Street, north of 8th Street). None of these proposed projects have announced near - term plans for construction.
The largest project, the proposed 192 -unit Xenia Avenue Apartment project, may be constructed and finished by 2028, (perhaps the earliest), per the project sponsor. The project sponsor reports that the project will likely be sold off to an experienced, multi -family builder or partnered with a builder, prior to construction. The proposed and planned apartment projects would satisfy near - term demand for newly -built, contemporary apartments.
Notwithstanding, small, affordable studio apartments, built in small quantities per project, may be a positive contribution to Downtown as part of mixed -use projects (e.g., retail/restaurant on ground floor and studio apartments on upper level). These small tranche mixed -use studio apartments may be easier to finance, build and lease by smaller developers versus 200- to 300 - unit apartments requiring strong multi -family demand dynamics.
Thriving Downtowns across the nation often have a mix of single family detached; ownership and rental townhomes; and rental apartments within walking distance of a core dining/shopping district. In order to boost interest in new commercial, restaurant and retail businesses along
L. S. Congleton & Associates
Beaumont Avenue and 6th Street, as well as the Grace Avenue Gateway area, a broad array of residential living types should be encouraged in the Downtown area.
We understand that the current area south of 6th Street, in the downtown mixed use and 6th Street mixed -use zones, which contain a mixture of automotive and repair uses, does not allow the development of any single -family -detached units —even at higher densities (such as 8+ units/acre). No new residential development has occurred in this area due to this restrictive zoning.
If the zoning were revised to allow higher density detached homes, as well as attached residential, property owners would have greater incentive to build soon. Without revising the zoning, we predict that very little housing will be built for many years due to the current lack of demand for high density development. By simplifying the zoning to include a range of densities, such as 8 to 25+ units to the acre, property owners will have the flexibility to satisfy near -term, as well as long-term, demand market forces, resulting in a mix of housing densities.
The revised zoning should be flexible to allow for residential uses, without requiring the incorporation of retail/restaurant or other commercial ground floor uses. There is insufficient demand for retail in the area south of 6th Street to the Freeway 10. Retail/restaurant space should be focused within a walkable, concentrated, pedestrian area near and around the 6th Street and Beaumont Avenue area, including the Grace Avenue Gateway area; the Civic Center; and on Beaumont Avenue area from 6th to about 8th Street.
V. SELECTIVELY PURCHASE REDEVELOPMENT SITES OR ASSIST WITH PURCHASE PRICE "GAPS"
The City should create a plan for possible selective purchasing of key sites. Financial assistance is best provided in cases where future occupants are known. The City may provide a pivotal role in situations where there may be purchase price "gaps," or in cases where a developer or restaurant cannot close a land purchase deal without some kind of financial assistance.
DISCUSSION
I. STUDY GOALS AND WORK SCOPE
LSCA has been retained to provide market -driven strategies for the Downtown revitalization of Beaumont. As part of this study, LSCA has done the following:
1. Prepared an in -person inventory of the Study Area uses, including a map (See Exhibits 1- 1E);
2. Conducted a Downtown Beaumont SWOT analysis (i.e., strengths, weaknesses, opportunities, and threats analysis);
3. Evaluated competitive retail and restaurant uses, including extensive in -field work (See Exhibits 2-3B);
4. Reviewed City of Beaumont General Plan sections pertaining to Downtown;
L. S. Congleton & Associates
5. Analyzed and surveyed new, for -sale Beamont residential projects (See Exhibits 4-4A);
6. Conducted lengthy Stakeholder Interviews with 14 Beaumont owners of restaurants/dining outlets, business owners, property owners and brokers with key interest in the area (See Exhibit 5);
7. Assessed historical housing permits in the City (See Exhibit 6);
8. Assessed available listed major apartments, as well as proposed apartments, in the City (See Exhibit 7);
9. Evaluated updated City demographics (See Exhibit 8);
10. Prepared five -and ten-year, as well as City built -out, restaurant and retail demand analyses, and supportable square footage, using shopping center industry demand methodologies (and conservative capture rates) for Downtown Beaumont dining/shopping space (See Exhibits 9-15);
11. Participated in brainstorming workshops with Jonathan Linkus, Urban Planner, GHD;
12. Presented findings, conclusions, and recommendations at periodic City conference calls; a City Economic Workshop, and a City Council Meeting; and
13. Prepared action plan recommendations for the City Management team based on our research and our 39+ year experience preparing achievable programs resulting in doable Downtown revitalization strategies.
II. BEAUMONT DEMOGRAPHIC TRENDS ARE FAVORABLE FOR INITIATING
DOWNTOWN REVITALIZATION
The City of Beaumont's most prominent strength is its historical, and future growth of "affordable," attractive single -family -detached homes in nearby master -planned communities.
Priced broadly from $460,000 to high $600,000's, and built by nationally -recognized homebuilders (e.g., D.R. Horton, Richmond American), these new homes offer attractive, family -oriented (and retirement) home -buying alternatives to more expensive Los Angeles, Orange, and Riverside County communities. With square footages ranging from 1,342 to 3,247 square feet for three -to -seven -bedroom homes, Beaumont's new communities provide sizable homes at well below the average cost of a single -family -detached home in California (resale and new), reportedly above $700,000 in August, 2021 (per a Zillow survey).
As of the 2000 Census, the City of Beaumont contained only 4,738 households over a low - density geographic area. Ten years later (2010), the City's household figure had more than doubled to 11,910 households. By 2021, the estimated number of households was 15,610, a stunning 229% increase in 21 years (an average increase of 5.8% per year). We estimate 17,610 occupied households in mid -year 2023, based on updated demographics and recently reported housing permits.
Restaurants and retail businesses in the shopping industry focus on "rooftop" growth because most households dine and shop as a unit. Until recently, the absolute number of occupied Beaumont households has been insufficient to support a vibrant Downtown shopping/dining area for two reasons: