Banning City Council
December 12, 2023

RESOLUTION 2023-196

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA,

APPROVING THE PROFESSIONAL SERVICES AGREEMENT WITH CTC

TECHNOLOGY AND ENERGY FOR THE CITY OF BANNING BROADBAND FEASIBILITY STUDY AND APPROVING THE APPROPRIATION OF $220,000 FROM

THE ELECTRIC FUND TO BE REIMBURSED BY THE CALIFORNIA PUBLIC

UTILITIES COMMISSION GRANT FUNDS FROM THE LOCAL AGENCY TECHNICAL

ASSISTANCE (LATA) GRANT PROGRAM
WHEREAS, City of Banning is a general law municipality governed by elected city council members; and
WHEREAS, the State of California has allocated funds to the California Public Utilities Commission (CPUC) to establish Local Agency Technical Assistance (LATA) grants to support local agencies in their efforts to expand broadband service to unserved and underserved Californians; and
WHEREAS, the California Public Utilities Commission has approved a grant to the City of Banning in the amount of $300,000 in grant funds; and WHEREAS, staff solicited a request for proposals (RFP) for the City of Banning Broadband Feasibility Study. Staff received the bids, conducted bid evaluations, and recommended CTC Technology and Energy for award of the contract in the amount of $220,000; and
WHEREAS, the funds will support feasibility studies, market analysis, and highlevel network designs to analyze the current market, identify needs, quantify demand, calculate costs, estimate fees, and provide recommended project parameters and strategies to support projects within several unserved and underserved areas in Banning; and
WHEREAS, the City will require appropriation from the Electric Fund to fund this agreement which will be reimbursed from the LATA grant funds for expenses related to this agreement.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTION 1. The City Council approves the professional services agreement with CTC Technology and Energy for the City of Banning Broadband Feasibility Study in the amount of $220,000, and authorizes the City Manager to sign said agreement.

SECTION 2. The City Council authorizes the City Manager, or his designee, to make all necessary budget adjustments, appropriations, and transfers related to this resolution. 570
Resolution 2023-196

SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this 12th day of December 2023.

Mayor
City of Banning
ATTEST:

Caroline Patton, Administrative City Clerk
City of Banning

APPROVED AS TO FORM AND
LEGAL CONTENT:

Serita R. Young, City Attorney
Richards, Watson & Gershon
571
Resolution 2023-196

CERTIFICATION:

I, Caroline Patton, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2023-196, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 12th day of December 2023 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Caroline Patton, Administrative City Clerk
City of Banning, California
572
Resolution 2023-196

EXHIBIT A
Agreement C00949 with CTC Technology and Energy for the Broadband Feasibility Study
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2344655v8
AGREEMENT FOR PROFESSIONAL SERVICES (C00949) FOR THE

BROADBAND FEASIBILITY STUDY BY AND BETWEEN CITY OF

BANNING AND COLUMBIA TELECOMMUNICATIONS

CORPORATION DBA CTC TECHNOLOGY AND ENERGY
THIS AGREEMENT FOR PROFESSIONAL SERVICES (herein “Agreement”) is made and entered into this day: ___________________, (“Effective Date”) by and between the CITY OF BANNING, a California municipal corporation (“City”) and Columbia Telecommunications Corporation dba CTC Technology and Energy, a Maryland Corporation (“Consultant”). City and Consultant are sometimes hereinafter individually referred to as “Party” and hereinafter collectively referred to as the “Parties.”

RECITALS
A. City has sought by issuance of a Request for Proposals (RFP No.23-042), the performance of the services for the Broadband Feasibility Study and as further defined and described particularly in Article 1 of this Agreement.

B. Consultant, following submission of a proposal for the performance of the services defined and described particularly in Article 1 of this Agreement, was selected by City to perform those services.

C. The Parties desire to formalize the selection of Consultant for performance of those services defined and described particularly in Article 1 of this Agreement and desire that the terms of that performance be as particularly defined and described herein.

D. Pursuant to the City of Banning’s Municipal Code, City has authority to enter into this Agreement.

NOW, THEREFORE, in consideration of the mutual promises and covenants made by the Parties and contained herein and other consideration, the value and adequacy of which are hereby acknowledged, the Parties agree as follows:

ARTICLE 1. SERVICES OF CONSULTANT

1.1 Scope of Services.

In compliance with all terms and conditions of this Agreement, Consultant shall provide those services specified in the “Scope of Services” attached hereto as Exhibit A and incorporated herein by this reference, which services may be referred to herein as the “Services” hereunder. As a material inducement to City entering into this Agreement, Consultant represents and warrants that it has the qualifications, experience, and facilities necessary to properly perform the Services required under this Agreement in a thorough, competent, and professional manner, and is experienced in performing the Services contemplated herein. Consultant shall at all times faithfully, competently and to the best of its ability, experience and talent, perform all Services described herein. Consultant covenants that it shall follow the highest professional standards in performing the Services required hereunder and that all materials will be of good quality, and fit 574
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for the purpose intended. For purposes of this Agreement, the phrase “highest professional standards” shall mean those standards of practice recognized by one or more first-class firms performing similar work under similar circumstances.

1.2 Contract Documents and Exhibits.

This Agreement includes the Request for Proposal and Consultant’s accepted proposal (“Contract Documents”), both of which are on file with the City and incorporated herein by this general reference as though fully set forth herein. Exhibit A (Scope of Services), Exhibit B (Special Requirements), Exhibit C (Schedule of Compensation), and Exhibit D (Schedule of Performance) also constitute a part of this Agreement and are incorporated into this Agreement by this reference. Except as set forth in Section 1.10 regarding Exhibit B, this Agreement controls over the Contract Documents and the provisions in Exhibits A, B and C.

1.3 Compliance with Law.

Consultant shall keep itself informed concerning all ordinances, resolutions, statutes, rules, and regulations of City and any Federal, State or local governmental entity having jurisdiction in effect at the time service is rendered, and shall render all Services hereunder in accordance therewith.

1.4 Licenses, Permits, Fees and Assessments.

Consultant shall obtain and maintain during the term of this Agreement, at its sole cost and expense, all necessary licenses, permits, certificates and approvals required by law for the performance of Services under this Agreement, including a City business license. Consultant shall have the sole obligation to pay for all fees, assessments and taxes, plus applicable penalties and interest, which may be imposed by law and which arise from or are necessary for Consultant’s performance of the Services required by this Agreement. Consultant shall indemnify, defend and hold harmless City, its officers, employees or agents, against all such fees, assessments, taxes, penalties or interest levied, assessed or imposed against City hereunder.

1.5 Familiarity with Services.

By executing this Agreement, Consultant warrants that Consultant: (i) has thoroughly investigated and considered the Scope of Services to be performed, (ii) has carefully considered how the Services should be performed, and (iii) fully understands the facilities and any difficulties and restrictions attending performance of the Services under this Agreement. If the Services involve work upon any site, Consultant warrants that Consultant has or will investigate the site and is or will be fully acquainted with the conditions existing therein, prior to commencement of Services hereunder. Should Consultant discover any latent or unknown conditions, which will materially affect the performance of the Services hereunder, Consultant shall immediately inform City of such fact and shall not proceed except at Consultant’s risk until written instructions are received from the Contract Officer (defined in Section 1.12. A). 575
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1.6 Prevention of Loss and Damages.

Consultant shall adopt reasonable methods during the Term (defined in Section 3.4) to furnish continuous protection to the work product, and the equipment, materials, papers, documents, plans, studies and/or other components thereof to prevent losses or damages, and shall be responsible for all such damages, to persons or property, until acceptance of the Services by City, except such losses or damages as may be caused by City’s own negligence.

1.7 Further Responsibilities of Parties.

Both Parties agree to use reasonable care and diligence to perform their respective obligations under this Agreement. Both Parties agree to act in good faith to execute all instruments, prepare all documents and take all actions as may be reasonable necessary to carry out the purposes of this Agreement. Unless hereafter specified, neither Party shall be responsible to perform the Services of the other.

1.8 Additional Services.

City shall have the right at any time during the performance of the Services, without invalidating this Agreement, to order extra services beyond that specified in the Scope of Services or to make changes by altering, adding to or deducting from the Services. No such extra services may be undertaken unless a written order is first given by the Contract Officer to Consultant, which written order incorporates therein an adjustment in (i) the Contract Sum (as defined in Section

2.1), and/or (ii) the Schedule of Performance, (as defined in Section 3.2), and which written order is approved in writing by Consultant. Any increase in compensation of up to ten percent (10%) of the Contract Sum, or $25,000, whichever is less; or in the Schedule of Performance of up to one hundred eighty (180) days may be approved by the Contract Officer. Any greater increases, taken either separately or cumulatively, must be approved by City Council. It is expressly understood by Consultant that the provisions of this Section shall not apply to Services which are specifically set forth in the Scope of Services or which are reasonably contemplated therein. Consultant hereby acknowledges that it accepts the risk that the Services to be provided pursuant to the Scope of Services may be more costly or time consuming than Consultant anticipates and that Consultant shall not be entitled to additional compensation therefor.

1.9 Facilities and Equipment.

Except as otherwise provided, Consultant shall, at its own cost and expense, provide all facilities and equipment necessary to perform the Services required by this Agreement. City shall make available to Consultant only physical facilities such as desks, filing cabinets, and conference space (“City Facilities”), as City deems, in its sole discretion, to be reasonably necessary for Consultant’s use while consulting with City employees and reviewing records and the information in possession of City. The location, quality, and time of furnishing City Facilities shall be in the sole discretion of City. In no event shall City be required to furnish any facilities that may involve incurring any direct expense, including but not limited to a computer, long distance telephone, network data, internet or other communication charges, vehicles and reproduction facilities. 576
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1.10 Special Requirements.

Additional terms and conditions of this Agreement, if any, which are made a part hereof are set forth in the “Special Requirements” attached hereto as Exhibit B and incorporated herein by this reference. In the event of a conflict between the provisions of Exhibit B and any other provisions of this Agreement, the provisions of Exhibit B shall govern.

1.11 Corrections.

In addition to the indemnification obligations set forth in Article 4, and Sections 1.4, 1.13,

5.3, 5.4, and 6.3, Consultant shall correct, at its expense, all errors in the Services which may be disclosed during City’s review of Consultant’s report or plans. Should Consultant fail to make such correction(s) in a reasonably timely manner, such correction(s) may be made by City, and the cost thereof shall be charged to Consultant. In addition to all other available remedies, City may deduct the cost of such correction(s) from any retention amount held by City, or may withhold payment otherwise owed Consultant under this Agreement up to the amount of the cost of correction(s), as provided in Section 6.3.

1.12 Party Representatives.

A. Contract Officer: For the purposes of this Agreement, the Contract Officer shall be the City Manager, or such other person designated in writing by the City Manager (“Contract Officer”). Unless otherwise specified herein, any approval of City required hereunder shall mean the approval of the Contract Officer. The Contract Officer shall have authority, if specified in writing by the City Manager, to sign all documents on behalf of City required hereunder to carry out the terms of this Agreement.

B. Principals and Personnel of Consultant.
1) Consultant Representative: The following principal of Consultant is hereby designated as being the Consultant Representative authorized to act on Consultant’s behalf regarding the Services specified herein and make all decisions in connection therewith:

Name Title
Joanne Hovis President
It is expressly understood that the experience, knowledge, capability and reputation of the foregoing Consultant Representative were a substantial inducement for City to enter into this Agreement. Therefore, the foregoing Consultant Representative shall be responsible during the term of this Agreement for directing all activities of Consultant and devoting sufficient time to personally supervise the Services hereunder. All personnel of Consultant, and any authorized agents, shall at all times be under the exclusive direction and control of the Consultant Representative. For purposes of this Agreement, the foregoing Consultant Representative may not be replaced nor may their responsibilities be substantially reduced or reassigned by Consultant without the express written approval of City. It shall be Consultant’s responsibility to assure that the Contract Officer is kept informed of the progress of the performance of the Services, and Consultant shall refer any decisions which must be made by City to the Contract Officer. 577
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2) Consultant’s Personnel: Consultant has, or will secure at its own expense, all personnel required to perform the Services required under this Agreement. All of the Services required under this Agreement shall be performed by Consultant or under its supervision, and all personnel engaged in the Services shall be qualified to perform such Services. Consultant shall make every reasonable effort to maintain the stability and continuity of Consultant’s staff and sub-contractors, if any, assigned to perform the Services required under this Agreement.

Consultant shall notify City of all changes in Consultant’s staff and sub-contractors, if any, assigned to perform the Services required under this Agreement, prior to and during any such performance. In the event that City, in its sole discretion, at any time during the term of this Agreement, desires to reassign any staff or sub-contractor of Consultant, City shall give notice as set forth in Section 8.1. Consultant shall, immediately upon the receipt of the notice to re-assign staff from City, reassign such person or persons.

1.13 Independent Contractor.

A. Consultant is an independent contractor and not an employee of City.

Consultant shall have no power to incur any debt, obligation, or liability on behalf of City. All Services provided pursuant to this Agreement shall be performed by Consultant or under its supervision. Consultant will determine the means, methods, and details of performing the Services. Any additional personnel performing Services under this Agreement on behalf of Consultant shall also not be employees of City and shall at all times be under Consultant’s exclusive direction and control. Consultant shall pay all wages, salaries, and other amounts due such personnel in connection with their performance of Services under this Agreement and as required by law. Consultant shall be responsible for all reports and obligations respecting such additional personnel, including, but not limited to: social security taxes, income tax withholding, unemployment insurance, disability insurance, and workers’ compensation insurance.

B. Consultant shall indemnify and hold harmless City and its elected officials, officers, employees, servants, designated volunteers, and agents serving as independent contractors in the role of City officials, from any and all liability, damages, claims, costs and expenses of any nature to the extent arising from Consultant’s personnel practices. City shall have the right to offset against the amount of any fees due to Consultant under this Agreement any amount due to City from Consultant as a result of Consultant’s failure to promptly pay to City any reimbursement or indemnification arising under this Section.

1.14 Prohibition Against Subcontracting or Assignment.

The experience, knowledge, capability and reputation of Consultant, the Consultant Representative and employees were a substantial inducement for City to enter into this Agreement.

Therefore, Consultant shall not contract with any other entity to perform in whole or in part the Services required hereunder without the express written approval of City. In addition, neither this Agreement nor any interest herein may be transferred, assigned, conveyed, hypothecated or encumbered voluntarily or by operation of law, whether for the benefit of creditors or otherwise, without the prior written approval of City. Transfers restricted hereunder shall include the transfer to any person or group of persons acting in concert of more than twenty-five percent (25%) of the present ownership and/or control of Consultant, taking all transfers into account on a cumulative basis. In the event of any such unapproved transfer, including any bankruptcy proceeding, this 578
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Agreement shall be void. No approved transfer shall release Consultant or any surety of Consultant of any liability hereunder without the express consent of City.

ARTICLE 2. COMPENSATION AND METHOD OF PAYMENT.

2.1 Contract Sum.

Subject to any limitations set forth in this Agreement, as full compensation for Services satisfactorily rendered, City shall pay Consultant at the hourly rates set forth in the “Schedule of Compensation” attached hereto as Exhibit C and incorporated herein by this reference. In no event shall Consultant be paid more than Two Hundred Twenty Thousand Dollars ($220,000.00) (the “Contract Sum”). The Contract Sum shall include the attendance of Consultant at all project meetings reasonably deemed necessary by City. Coordination of the performance of the Services with City is a critical component of the Services. If Consultant is required to attend additional meetings to facilitate such coordination, Consultant shall not be entitled to any additional compensation for attending those meetings.

2.2 Method of Compensation.

The method of compensation may include: (i) a lump sum payment upon completion of the Services, (ii) payment in accordance with specified tasks or the percentage of completion of the Services, (iii) payment for time and materials based upon Consultant’s rates as specified in the Schedule of Compensation, provided that time estimates are provided for the performance of sub tasks, but not exceeding the Contract Sum or (iv) such other methods as may be specified in the Schedule of Compensation.

2.3 Reimbursable Expenses.

City shall only reimburse Consultant for those actual and necessary expenses expressly set forth in Exhibit C. Reimbursable expenses may include reimbursement for actual and necessary expenditures for reproduction costs, telephone expenses, and travel expenses approved by the Contract Officer in advance, or actual sub-contractor expenses of an approved sub-contractor pursuant to Section 1.14, and only if specified in the Schedule of Compensation.

2.4 Unauthorized Services and Expenses.

City will not pay for any Services or reimburse for any expenses incurred which are not specified in the Scope of Services, unless authorized in writing as set forth in Section 1.8 of this Agreement. City shall make payment for such authorized additional Services and expenses in accordance with Article 2 of this Agreement.

2.5 Invoices.

Each month Consultant shall furnish to City an original invoice for all Services performed and expenses incurred during the preceding month. Each such invoice shall contain all of the information set forth in Section III of Exhibit C to this Agreement. By submitting an invoice for payment under this Agreement, Consultant is certifying compliance with all provisions of the 579
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Agreement. Consultant shall not invoice City for any duplicate Services performed by more than one person.

City shall independently review each invoice submitted by Consultant to determine whether the Services performed and expenses incurred are in compliance with the provisions of this Agreement. City will use its best efforts to cause Consultant to be paid within thirty (30) days of receipt of Consultant’s correct and undisputed invoice, except as to any charges for Services performed or expenses incurred by Consultant which are disputed by City, or as provided in Section 6.3. In the event any charges or expenses are disputed by City, the original invoice shall be returned by City to Consultant for correction and resubmission. Review and payment by City of any invoice provided by Consultant shall not constitute waiver of any rights or remedies provided herein or any applicable law.

2.6 Waiver.

Payment to Consultant for Services performed pursuant to this Agreement shall not be deemed to waive any defects in Services performed by Consultant.

ARTICLE 3. PERFORMANCE SCHEDULE

3.1 Time of Essence.

Time is of the essence in the performance of this Agreement; provided, however, that the foregoing shall not be construed to limit or deprive a Party of the benefits of any grace or use period allowed in this Agreement.

3.2 Schedule of Performance.

Consultant shall commence the Services pursuant to this Agreement upon receipt of a written notice to proceed and shall perform all Services within the time period(s) established in the “Schedule of Performance” attached hereto as Exhibit D and incorporated herein by this reference.

3.3 Force Majeure.

The time period(s) specified in the Schedule of Performance for performance of the Services rendered pursuant to this Agreement may be extended because of any delays due to unforeseeable causes beyond the control and without the fault or negligence of Consultant. Such unforeseeable consequences include, but are not restricted to, acts of God or public enemy, unusually severe weather, fires, earthquakes, floods, epidemics, quarantine restrictions, riots, strikes, freight embargoes, wars, litigation, and/or acts of any governmental agency, including City, if Consultant shall within ten (10) days of the commencement of such delay notify the Contract Officer in writing of the causes of the delay. The Contract Officer shall ascertain the facts and the extent of delay, and extend the time for performing the Services for the period of the enforced delay when and if in the judgment of the Contract Officer such delay is justified, subject to the provisions of Section 1.8. The Contract Officer’s determination (or the City Council’s determination, in the event the period of enforced delay exceeds the period specified in Section

1.8) shall be final and conclusive upon the Parties to this Agreement. In no event shall Consultant 580
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be entitled to recover damages against City for any delay in the performance of this Agreement, however caused; Consultant’s sole remedy shall be the extension of the Agreement pursuant to this Section.

3.4 Term.

The Term of this Agreement shall be from the Effective Date through December 31, 2024, unless sooner terminated as provided in Article 6 of this Agreement or extended as provided in Sections 1.8 and 3.3 of this Agreement. Maximum term and any subsequent amendment or modification shall not exceed five (5) years.

ARTICLE 4. INSURANCE AND INDEMNIFICATION

4.1 Minimum Scope and Limits of Insurance.

Consultant shall procure and at all times during the term of this Agreement carry, maintain, and keep in full force and effect, insurance as follows:

A. Commercial General Liability Insurance with a minimum limit of $1,000,000.00 per occurrence for bodily injury, personal injury and property damage and a general aggregate limit of $2,000,000.00 per project or location. If Consultant is a limited liability company, the commercial general liability coverage shall be amended so that Consultant and its managers, members, affiliates, employees, agents and other persons necessary or incidental to its operation are insureds.

B. Automobile Liability Insurance for any owned, non-owned or hired vehicle used in connection with the performance of this Agreement with a combined single limit of $1,000,000.00 per accident for bodily injury and property damage. If Consultant does not use any owned, non-owned or hired vehicles in the performance of Services under this Agreement, Consultant shall obtain a non-owned auto endorsement to the Commercial General Liability policy.

C. Workers’ Compensation Insurance as required by the State of California and Employer’s Liability Insurance with a minimum limit of $1,000,000.00 per accident for bodily injury or disease. If Consultant has no employees while performing Services under this Agreement, workers’ compensation policy is not required; however, Consultant shall execute a declaration that it has no employees.

D. Professional Liability/Errors and Omissions Insurance with minimum limits of $1,000,000.00 per claim and in the aggregate.

4.2 Acceptability of Insurers.

The insurance policies required under this Article shall be issued by an insurer admitted to write insurance in the State of California with a rating of A:VII or better in the latest 581
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edition of the A.M. Best Insurance Rating Guide. Self-insurance shall not be considered to comply with the insurance requirements under this Article.

4.3 Additional Insured.

The commercial general and automobile liability policies shall contain an endorsement naming City, its officers, employees, agents and volunteers as additional insureds.

4.4 Primary and Non-Contributing.

The insurance policies required under this Article shall apply on a primary noncontributing basis in relation to any other insurance or self-insurance available to City. Any insurance or self-insurance maintained by City, its officers, employees, agents or volunteers, shall be in excess of Consultant’s insurance and shall not contribute with it.

4.5 Consultant’s Waiver of Subrogation.

The insurance policies required under this Article shall not prohibit Consultant and Consultant’s employees, agents or sub-contractors from waiving the right of subrogation prior to a loss. Consultant hereby waives all rights of subrogation against City.

4.6 Deductibles and Self-Insured Retentions.

Any deductibles or self-insured retentions must be declared to and approved by City. At City’s option, Consultant shall either reduce or eliminate the deductibles or self-insured retentions with respect to City; or Consultant shall procure a bond guaranteeing payment of losses and expenses.

4.7 Cancellations or Modifications to Coverage.

Consultant shall not cancel, reduce or otherwise modify the insurance policies required by this Article during the term of this Agreement. The commercial general and automobile liability policies required under this Agreement shall be endorsed to state that should the issuing insurer cancel the policy before the expiration date, the issuing insurer will endeavor to mail 30 days’ prior written notice to City. If any insurance policy required under this Article is canceled or reduced in coverage or limits, Consultant shall, within two (2) Business Days (as defined in Section 8.12) of notice from the insurer, phone, fax or notify City via certified mail, return receipt requested, of the cancellation of or changes to the policy.

4.8 City Remedy for Noncompliance.

If Consultant does not maintain the policies of insurance required under this Article in full force and effect during the term of this Agreement, or in the event any of Consultant’s policies do not comply with the requirements under this Article, City may either immediately terminate this Agreement or, if insurance is available at a reasonable cost, City may, but has no duty to, take out the necessary insurance and pay, at Consultant’s expense, the premium thereon.

Consultant shall promptly reimburse City for any premium paid by City, or City may withhold amounts sufficient to pay the premiums from payments due to Consultant. 582
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4.9 Evidence of Insurance.

Prior to the performance of Services under this Agreement, Consultant shall furnish the City Clerk with a certificate or certificates of insurance and all original endorsements evidencing and effecting the coverages required under this Article. The endorsements are subject to City’s approval. Consultant may provide complete, certified copies of all required insurance policies to City. Consultant shall maintain current endorsements on file with the City Clerk.

Consultant shall provide proof to the City Clerk that insurance policies expiring during the term of this Agreement have been renewed or replaced with other policies providing at least the same coverage. Consultant shall furnish such proof at least two (2) weeks prior to the expiration of the coverages.

4.10 Indemnity Requirements not Limiting.

Procurement of insurance by Consultant shall not be construed as a limitation of Consultant’s liability or as full performance of Consultant’s duty to indemnify City under this Agreement.

4.11 Sub-contractor Insurance Requirements.

Consultant shall require each of its sub-contractors that perform Services under this Agreement to maintain insurance coverage that meets all of the requirements of this Article.

4.12 Indemnification, Hold Harmless, and Duty to Defend.

A. Indemnification of City.
1) To the fullest extent permitted by law, Consultant shall, at its sole cost and expense, defend, hold harmless and indemnify City and its elected officials, officers, attorneys, agents, employees, designated volunteers, successors, assigns and those City agents serving as independent contractors in the role of City officials (collectively “Indemnitees”), from and against any and all damages, costs, expenses, liabilities, claims, demands, causes of action, proceedings, expenses, judgments, penalties, liens, and losses of any nature whatsoever, including fees of accountants, attorneys, or other professionals and all costs associated therewith and the payment of all consequential damages (collectively “Liabilities”), at law or in equity, whether actual, alleged or threatened, which arise out of, are claimed to arise out of, pertain to, or relate to the acts or omissions of Consultant, its officers, agents, servants, employees, sub-contractors, materialmen, consultants or their officers, agents, servants or employees (or any entity or individual that Consultant shall bear the legal liability thereof) in the performance of this Agreement, including the Indemnitees’ active or passive negligence, except for Liabilities arising from the sole negligence or willful misconduct of the Indemnitees as determined by court decision or by the agreement of the Parties. Consultant shall defend the Indemnitees in any action or actions filed in connection with any Liabilities with counsel of the Indemnitees’ choice, and shall pay all costs and expenses, including all attorneys’ fees and experts’ costs actually incurred in connection with such defense. Consultant shall reimburse the Indemnitees for any and all legal expenses and costs incurred by Indemnitees in connection therewith.
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2) Consultant shall pay all required taxes on amounts paid to Consultant under this Agreement, and indemnify and hold City harmless from any and all taxes, assessments, penalties, and interest asserted against City by reason of the independent contractor relationship created by this Agreement. Consultant shall fully comply with the workers’ compensation law regarding Consultant and Consultant’s employees. Consultant shall indemnify and hold City harmless from any failure of Consultant to comply with applicable workers’ compensation laws. City may offset against the amount of any fees due to Consultant under this Agreement any amount due to City from Consultant as a result of Consultant’s failure to promptly pay to City any reimbursement or indemnification arising under this subparagraph A.2. 3) Consultant shall obtain executed indemnity agreements with provisions identical to those in this Article from each and every sub-contractor or any other person or entity involved by, for, with or on behalf of Consultant in the performance of this Agreement.

If Consultant fails to obtain such indemnity obligations, Consultant shall be fully responsible and indemnify, hold harmless and defend the Indemnitees from and against any and all Liabilities at law or in equity, whether actual, alleged or threatened, which arise out of, are claimed to arise out of, pertain to, or relate to the acts or omissions of Consultant’s sub-contractor, its officers, agents, servants, employees, sub-contractors, materialmen, consultants or their officers, agents, servants or employees (or any entity or individual that Consultant’s sub-contractor shall bear the legal liability thereof) in the performance of this Agreement, including the Indemnitees’ active or passive negligence, except for Liabilities arising from the sole negligence or willful misconduct of the Indemnitees as determined by court decision or by the agreement of the Parties.

B. Workers’ Compensation Acts not Limiting. Consultant’s indemnifications and obligations under this Article, or any other provision of this Agreement, shall not be limited by the provisions of any workers’ compensation act or similar act. Consultant expressly waives its statutory immunity under such statutes or laws as to City, its officers, agents, employees and volunteers.

C. Insurance Requirements not Limiting. City does not, and shall not, waive any rights that it may possess against Consultant because of the acceptance by City, or the deposit with City, of any insurance policy or certificate required pursuant to this Agreement. The indemnities in this Article shall apply regardless of whether or not any insurance policies are determined to be applicable to the Liabilities, tax, assessment, penalty or interest asserted against City.

D. Survival of Terms. Consultant’s indemnifications and obligations under this Article shall survive the expiration or termination of this Agreement.

ARTICLE 5. RECORDS, REPORTS, AND RELEASE OF INFORMATION

5.1 Service Records.

Consultant shall keep, and require sub-contractors to keep, such ledgers, books of accounts, invoices, vouchers, canceled checks, reports, studies or other documents relating to the disbursements charged to City and Services performed hereunder (the “Service Records”), as shall be necessary to perform the Services required by this Agreement and enable the Contract Officer 584
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to evaluate the performance of such Services. Any and all such Service Records shall be maintained in accordance with generally accepted accounting principles and shall be complete and detailed. The Contract Officer shall have full and free access to such Service Records at all times during normal business hours of City, including the right to inspect, copy, audit and make copies and transcripts from such Service Records. Such Service Records shall be maintained for a period of three (3) years following completion of the Services hereunder, and City shall have access to such Service Records in the event any audit is required. In the event of dissolution of Consultant’s business, custody of the Service Records may be given to City, and access shall be provided by Consultant’s successor in interest (“Consultant’s Successor”). If custody of the Service Records is given to Consultant’s Successor, Consultant shall give written notice to City of the transfer of the Service Records to Consultant’s Successor. The notice shall include contact information (address and telephone number) for Consultant’s Successor, and access shall be provided to City by Consultant’s Successor.

5.2 Reports.

Consultant shall periodically prepare and submit to the Contract Officer such reports concerning the performance of the Services required by this Agreement as the Contract Officer shall require. Consultant hereby acknowledges that City is greatly concerned about the cost of Services to be performed pursuant to this Agreement. For this reason, Consultant agrees that if Consultant becomes aware of any facts, circumstances, techniques, or events that may or will materially increase or decrease the cost of the Services contemplated herein, Consultant shall promptly notify the Contract Officer of that fact, circumstance, technique or event and the estimated increased or decreased cost related thereto.

5.3 Ownership of Documents.

All drawings, specifications, maps, designs, photographs, studies, surveys, data, notes, computer files, reports, records, documents and other materials (the “Consultant Documents”) prepared by Consultant, its employees, sub-contractors and agents in the performance of this Agreement shall be the property of City and shall be delivered to City upon request of the Contract Officer or upon the termination of this Agreement. Consultant shall have no claim for further employment or additional compensation as a result of the exercise by City of its full rights of ownership use, reuse, or assignment of the Consultant Documents hereunder. Any use, reuse or assignment of such completed Consultant Documents for other projects and/or use of uncompleted Consultant Documents without specific written authorization by Consultant will be at City’s sole risk and without liability to Consultant, and Consultant’s guarantee and warranties shall not extend to such use or assignment. Consultant may retain copies of such Consultant Documents for its own use. Consultant shall have an unrestricted right to use the concepts embodied therein. All sub-contractors shall provide for assignment to City of all Consultant Documents prepared by them; and in the event Consultant fails to secure such assignment, Consultant shall indemnify City for all damages resulting therefrom.

5.4 Confidentiality and Release of Information.

A. All information gained or work product produced by Consultant in performance of this Agreement shall be considered confidential, unless such information is in the 585
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public domain or already known to Consultant. Consultant shall not release or disclose any such information or work product to persons or entities other than City without prior written authorization from the Contract Officer.

B. Consultant, its officers, employees, agents or sub-contractors, shall not, without prior written authorization from the Contract Officer or unless requested by the City Attorney, voluntarily provide documents, declarations, letters of support, testimony at depositions, response to interrogatories or other information concerning the Services performed under this Agreement. Response to a subpoena or court order shall not be considered “voluntary” provided Consultant gives City notice of such court order or subpoena.

C. If Consultant, or any officer, employee, agent or sub-contractor of Consultant, provides any information or work product in violation of this Agreement, then City shall have the right to reimbursement and indemnity from Consultant for any damages, costs and fees, including attorneys’ fees, caused by or incurred as a result of Consultant’s conduct.

D. Consultant shall promptly notify City should Consultant, its officers, employees, agents or sub-contractors be served with any summons, complaint, subpoena, notice of deposition, request for documents, interrogatories, request for admissions or other discovery request, court order or subpoena from any Party regarding this Agreement and the Services performed thereunder. City retains the right, but has no obligation, to represent Consultant or be present at any deposition, hearing or similar proceeding. Consultant agrees to cooperate fully with City and to provide City with the opportunity to review any response to discovery requests provided by Consultant. However, this right to review any such response does not imply or mean the right by City to control, direct, or rewrite the response.

ARTICLE 6. ENFORCEMENT OF AGREEMENT AND TERMINATION

6.1 California Law.

This Agreement, and any dispute arising from the relationship between the Parties to this Agreement, shall be interpreted, construed and governed both as to validity and to performance of the Parties in accordance with the laws of the State of California. Legal actions concerning any dispute, claim or matter arising out of or in relation to this Agreement shall be instituted in the Superior Court of the County of Riverside, State of California, or any other appropriate court in such county, and Consultant covenants and agrees to submit to the personal jurisdiction of such court in the event of such action. In the event of litigation in a U.S. District Court, venue shall lie exclusively in the Central District of California, in Riverside.

6.2 Disputes; Default.

A. In the event that City determines Consultant is in default under the terms of this Agreement, City shall have no obligation or duty to continue compensating Consultant for any Services performed after the date of default. In addition to the provisions of Section 4.8, and the right to terminate pursuant to Section 6.7, if the City Manager determines that Consultant is in default in the performance of any of the terms or conditions of this Agreement, City may serve Consultant with written notice of the default. Consultant shall have ten (10) calendar days after service upon it of the notice in which to cure the default by rendering a satisfactory performance. 586
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In the event that Consultant fails to cure its default within such period of time, City may, notwithstanding any other provision of this Agreement, terminate this Agreement without further notice and without prejudice to any other remedy to which it may be entitled at law, in equity or under this Agreement.

B. In the event of termination pursuant to this Section, City may take over the Services and prosecute the same to completion by contract or otherwise, and Consultant shall be liable to the extent that the total cost for completion of the Services required hereunder exceeds the compensation herein stipulated (provided that City shall use reasonable efforts to mitigate such damages), and City may withhold any payments to Consultant for the purpose of set-off or partial payment of the amounts owed City as provided in Section 6.3.

6.3 Retention of Funds.

Consultant hereby authorizes City to deduct from any amount payable to Consultant (whether or not arising out of this Agreement): (i) any payment amount of which may be in dispute hereunder or which is necessary to compensate City for any losses, costs, liabilities, or damages suffered by City, (ii) all amounts retained pursuant to the provisions of Section 4.8, (iii) all amounts for which City may be liable to third parties, by reason of Consultant’s acts or omissions in performing or failing to perform Consultant’s obligation under this Agreement, and (iv) all payments due or that become due to Consultant during the period that Consultant or any of its sub-contractors fail to maintain any required insurance in full force and effect, until notice is received by City that the required insurance has been restored to full force and effect and that the premiums therefore have been paid for a period satisfactory to City, as provided in Section 4.9, above. In the event that any claim is made by a third party, the amount or validity of which is disputed by Consultant, or any indebtedness shall exist which shall appear to be the basis for a claim of lien, City may withhold from any payment due, without liability for interest because of such withholding, an amount sufficient to cover such claim. The failure of City to exercise such right to deduct or to withhold shall not, however, affect the obligations of Consultant to insure, indemnify, and protect City as elsewhere provided herein.

6.4 Waiver.

Waiver by any Party to this Agreement of any term, condition, or covenant of this Agreement shall not constitute a waiver of any other term, condition, or covenant. Waiver by any Party of any breach of the provisions of this Agreement shall not constitute a waiver of any other provision or a waiver of any subsequent breach or violation of any provision of this Agreement.

Acceptance by City of any Services by Consultant shall not constitute a waiver of any of the provisions of this Agreement. No delay or omission in the exercise of any right or remedy by a non-defaulting Party on any default shall impair such right or remedy or be construed as a waiver.

Any waiver by either Party of any default must be in writing, and shall not be a waiver of any other default concerning the same or any other provision of this Agreement.

6.5 Rights and Remedies are Cumulative.

Except with respect to rights and remedies expressly declared to be exclusive in this Agreement, the rights and remedies of the Parties are cumulative and the exercise by either Party 587
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of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same default or any other default by the other Party.

6.6 Legal Action.

In addition to any other rights or remedies, either Party may take legal action, in law or in equity, to cure, correct or remedy any default, to recover damages for any default, to compel specific performance of this Agreement, to obtain declaratory or injunctive relief, or to obtain any other remedy consistent with the purposes of this Agreement. Notwithstanding any contrary provision herein, Consultant must file a statutory claim pursuant to Government Code Sections 905 et seq. and 910 et seq., in order to pursue a legal action against City under this Agreement.

6.7 Termination Prior to Expiration of Term.

This Article 6 shall govern any termination of this Agreement except as specifically provided in Section 6.2 for termination for default of Consultant. City reserves the right to terminate this Agreement at any time, with or without cause, upon thirty (30) days’ written notice to Consultant, except that where termination is due to the fault of Consultant, the period of notice may be a shorter time as may be determined by the Contract Officer. In addition, Consultant reserves the right to terminate this Agreement at any time, with or without cause, upon sixty (60) days’ written notice to City, except that where termination is due to the fault of City, the period of notice may be a shorter time as Consultant may determine. Upon receipt of any notice of termination, Consultant shall immediately cease all Services hereunder except such as may be specifically approved by the Contract Officer. Except where Consultant has initiated termination, Consultant shall be entitled to compensation for all Services rendered prior to the effective date of the notice of termination and for any Services authorized by the Contract Officer thereafter in accordance with the Schedule of Compensation or such as may be approved by the Contract Officer, except as provided in Section 6.3. In the event Consultant has initiated termination, Consultant shall be entitled to compensation only for the reasonable value of the work product actually produced hereunder. In the event of termination without cause pursuant to this Section, the terminating Party need not provide the non-terminating Party with the opportunity to cure pursuant to Section 6.2.

6.8 Attorneys’ Fees.

In any litigation or other proceeding by which a Party seeks to enforce its rights under this Agreement (whether in contract, tort or both) or seeks a declaration of any rights or obligations under this Agreement, the prevailing Party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys’ fees. Attorneys’ fees shall include attorney’s fees on any appeal, and in addition the Party entitled to attorneys’ fees shall be entitled to all other reasonable costs for investigating such action, taking depositions and discovery and all other necessary costs the court allows which are incurred in such litigation. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable whether or not such action is prosecuted to judgment. 588
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ARTICLE 7. CITY OFFICERS AND EMPLOYEES: NON-DISCRIMINATION

7.1 Non-liability of City Officers and Employees.

No officer or employee of City shall be personally liable to Consultant, or Consultant’s Successor, in the event of any default or breach by City or for any amount which may become due to Consultant or Consultant’s Successor, or for breach of any obligation of the terms of this Agreement.

7.2 Conflict of Interest.

Consultant covenants that neither it, nor any officer or principal of its firm, has or shall acquire any interest, directly or indirectly, which would conflict in any manner with the interests of City or which would in any way hinder Consultant’s performance of Services under this Agreement. Consultant further covenants that in the performance of this Agreement, no person having any such interest shall be employed by it as an officer, employee, agent or sub-contractor without the express written consent of the Contract Officer. Consultant agrees to at all times avoid conflicts of interest or the appearance of any conflicts of interest with the interests of City in the performance of this Agreement.

No officer or employee of City shall have any direct or indirect financial interest in this Agreement within the scope of Government Code section 1090, nor shall any such officer or employee make, participate in making, or use his or her official position to influence, any City decision relating to the Agreement which has a material financial effect on his or her financial interests or the financial interests of any corporation, partnership or association in which he or she is, directly or indirectly, interested, in violation of any State statute or regulation. Consultant warrants that it has not paid or given, and will not pay or give any third party any money or other consideration for obtaining this Agreement.

Consultant and its officers, employees, associates and sub-contractors, if any, shall comply with all conflict of interest statutes of the State of California applicable to Consultant’s Services under this Agreement, including the Political Reform Act (Gov. Code § 81000, et seq.) and Government Code Section 1090. During the term of this Agreement, Consultant may perform similar services for other clients; but Consultant and its officers, employees, associates and subcontractors shall not, without the Contract Officer’s prior written approval, perform services for another person or entity for whom Consultant is not currently performing services that would require Consultant or one of its officers, employees, associates or sub-contractors to abstain from a decision under this Agreement pursuant to a conflict of interest statute. Consultant shall incorporate a clause substantially similar to this Section into any subcontract that Consultant executes in connection with the performance of this Agreement.

7.3 Covenant Against Discrimination.

Consultant covenants that, by and for itself, its heirs, executors, assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, gender, sexual orientation, marital status, national origin, or ancestry in the performance of this Agreement.

Consultant shall take affirmative action to insure that applicants are employed, and that employees 589
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are treated during employment, without regard to their race, color, creed, religion, sex, marital status, national origin, or ancestry, or other protected class.

7.4 Unauthorized Aliens.

Consultant hereby promises and agrees to comply with all of the provisions of the Federal Immigration and Nationality Act, 8 U.S.C.A. §§ 1101, et seq., as amended, and in connection therewith, shall not employ unauthorized aliens as defined therein. Should Consultant so employ such unauthorized aliens for the performance of Services covered by this Agreement, and should the any liability or sanctions be imposed against City for such use of unauthorized aliens, Consultant hereby agrees to and shall reimburse City for the cost of all such liabilities or sanctions imposed, together with any and all costs, including attorneys’ fees, incurred by City.

ARTICLE 8. MISCELLANEOUS PROVISIONS

8.1 Notices.

Any notice, demand, request, document, consent, approval, bill, invoice, report or other communication required or permitted under this Agreement shall be in writing and conclusively deemed effective: (a) on confirmed delivery by courier service or overnight delivery service during Consultant’s and City’s regular business hours; or (b) three (3) Business Days after deposit in the United States mail, by certified or registered mail, and addressed to the Party to be notified as set forth below:

If to City Attn: Brandon Robinson
City’s Electric Engineering Supervisor
City of Banning
99 East Ramsey Street
Banning, California 92220
Email: [email protected]
With a courtesy copy to: Serita R. Young, City Attorney Richards, Watson & Gershon
350 South Grand Avenue, 37th Floor
Los Angeles, California 90071
Email: [email protected]
If to Consultant: Attn: Joanne Hovis
President
Columbia Telecommunications Corporation dba
CTC Technology & Energy
10613 Concord Street
Kensington, Maryland 20895
Email: [email protected]
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8.2 Interpretation.

The terms of this Agreement shall be construed in accordance with the meaning of the language used and shall not be construed for or against either Party by reason of the authorship of this Agreement or any other rule of construction which might otherwise apply.

8.3 Counterparts.

This Agreement may be executed in counterparts, each of which shall be deemed to be an original, and such counterparts shall constitute one and the same instrument.

8.4 Integration; Amendment.

This Agreement, and all exhibits referred to in this Agreement, constitute the final, complete and exclusive statement of the terms of the agreement between the Parties pertaining to the subject matter of this Agreement and supersede all other and cancels any and all previous negotiations, arrangements, agreements and understandings, if any, between the Parties, and none shall be used to interpret this Agreement. No Party has been induced to enter into this Agreement by, nor is any Party relying on, any representation or warranty except those expressly set forth in this Agreement. No amendment to or modification of this Agreement, nor any provision or breach hereof waived, shall be valid unless made in writing and approved by Consultant and by City Council. The Parties agree that this requirement for written modifications cannot be waived and that any attempted waiver shall be void.

8.5 Severability.

In the event that any one or more of the phrases, sentences, clauses, paragraphs, or sections contained in this Agreement shall be declared invalid or unenforceable by a valid judgment or decree of a court of competent jurisdiction, such invalidity or unenforceability shall not affect any of the remaining phrases, sentences, clauses, paragraphs, or sections of this Agreement which are hereby declared as severable and shall be interpreted to carry out the intent of the Parties hereunder unless the invalid provision is so material that its invalidity deprives either Party of the basic benefit of their bargain or renders this Agreement meaningless.

8.6 Mutual Cooperation.

A. City’s Cooperation. City shall provide Consultant with all pertinent data, documents and other requested information as is reasonably available for Consultant’s proper performance of the Services required under this Agreement.

B. Consultant’s Cooperation. In the event any claim or action is brought against City relating to Consultant’s performance of Services rendered under this Agreement, Consultant shall render any reasonable assistance that City requires. 591
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8.7 No Third Party Beneficiaries Intended.

This Agreement is made solely for the benefit of the Parties to this Agreement and their respective successors and assigns, and no other person or entity may have or acquire a right by virtue of this Agreement.

8.8 Final Payment Acceptance Constitutes Release.

The acceptance by Consultant of the final payment made under this Agreement shall operate as and be a release of City from all claims and liabilities for compensation to Consultant for anything done, furnished or relating to Consultant’s Services. Acceptance of payment shall be any negotiation of City’s check or the failure to make a written extra compensation claim within ten (10) calendar days of the receipt of that check. However, approval or payment by City shall not constitute, nor be deemed, a release of the responsibility and liability of Consultant, its employees, sub-contractors and agents for the accuracy and competency of the information provided and/or Services performed; nor shall such approval or payment be deemed to be an assumption of such responsibility or liability by City for any defect or error in the Services prepared by Consultant, its employees, sub-contractors and agents.

8.9 Non-Appropriation of Funds.

Payments to be made to Consultant by City for Services performed within the current fiscal year which are within the current fiscal budget and within an available, unexhausted fund. In the event that City does not appropriate sufficient funds for payment of Consultant’s Services beyond the current fiscal year, this Agreement shall cover payment for Consultant’s Services only to the conclusion of the last fiscal year in which City appropriates sufficient funds and shall automatically terminate at the conclusion of such fiscal year.

8.10 Headings.

The headings in this Agreement are included solely for convenience of reference and shall not affect the interpretation of any provision of this Agreement or any of the rights or obligations of the Parties to this Agreement.

8.11 Word Usage.

Unless the context clearly requires otherwise, (a) the words “shall,” “will” and “agrees” are mandatory and “may” is permissive; (b) “or” is not exclusive; and (c) “includes” or “including” are not limiting.

8.12 Business Days.
“Business Days” refers to days that the Banning City Hall is open for business.

8.13 Corporate Authority.

The persons executing this Agreement on behalf of the Parties hereto warrant that (i): such Party is duly organized and existing, (ii) they are duly authorized to execute and deliver 592
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this Agreement on behalf of that Party, (iii) by so executing this Agreement, such Party is formally bound to the provisions of this Agreement, and (iv) the entering into this Agreement does not violate any provision of any other Agreement to which that Party is bound. This Agreement shall be binding upon the heirs, executors, administrators, successors and assigns of the Parties.

8.14 Electronic Signatures.

Each Party may adopt as its signature an electronic identification consisting of a symbol or code that is affixed to or contained in each document transmitted by such Party (“electronic signature”). The Parties hereto herby agree that electronic signatures are acceptable, shall have the same force and effect under the law as original wet signatures, and shall be sufficient to verify that the Parties have executed this Agreement and such other documents transmitted by the Parties.
[SIGNATURES ON FOLLOWING PAGE]
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IN WITNESS WHEREOF the Parties hereto have executed this Agreement the day and year first hereinabove written.

CITY OF BANNING CONSULTANT
Douglas Schulze, Date
City Manager
NAME: Date
TITLE:

NAME: Date
TITLE:

ATTEST:

Tax ID No.

Caroline Patton Date
Deputy City Clerk
Address:

APPROVED AS TO FORM:

Richards, Watson & Gershon
City Council Approval: _____________
Serita R. Young Date
City Attorney
NOTE: PROOF OF AUTHORITY TO BIND CONTRACTING PARTY REQUIRED. APPROPRIATE

ATTESTATIONS SHALL BE INCLUDED AS MAY BE REQUIRED BY THE BYLAWS, ARTICLES OF INCORPORATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO CONSULTANT’S BUSINESS ENTITY.
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Exhibit “A”-1
EXHIBIT “A”

SCOPE OF SERVICES
I. Consultant will perform the following Services in connection with providing Broadband Feasibility Study prepared in connection therewith:

II. As part of the Services, Consultant will prepare and deliver the following tangible work products and services to City:
595
CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023

1. Statement of Understanding and Approach
Scope of Work
In this proposal we describe how we will carry out, based on our decades of experience, a comprehensive municipal broadband feasibility study for a deployment that could be executed in phases, which could start with infrastructure intended to address specific digital equity goals communicated by the City but with the ultimate goal of a full City deployment. The plan will include analysis of the existing assets and conditions, development of the technical architecture centered on a fiber-to-the-premises (FTTP) design, a robust investigation of financial, operating, and business models, and the selection of a preferred model based on the City’s key policy goals and a thorough evaluation of the project business case. The CTC Team is made up of national leaders with experience structuring and implementing complex broadband transactions in innovative and cost-effective ways.

In this proposal and as the City’s advisors, we will focus on clarifying and then carrying out the required core tasks to give the City and its stakeholders the answers they seek about the feasibility of a municipal broadband deployment as well as a comprehensive analysis of alternative approaches to meet the City’s goals.

Task 1: Analysis of existing conditions
We believe it is essential to design the infrastructure as one cohesive plan and to coordinate analytical tasks accordingly. To ensure our proposal and approach supports the development of that cohesive plan, we have organized the high-level task structure accordingly and effectively merged Task 1 and 2 as described in the RFP with respect to the analytical tasks. Although the outline differs somewhat from the solicitation, we confirm that we will cover tasks included in Tasks 1 and 2 in the RFP as they relate to the data collection and analysis informing the high-level design of the infrastructure.

At the core of our analytical work will be the development of a specific, detailed, and actionable plan focused on studying the feasibility, costs, and alternatives for extending fiber optic broadband throughout the City of Banning, using an approach that first serves priority unserved and underserved locations; expands the broadband network to serve City facilities (specifically water, wastewater, and electric utilities); and ultimately extends to all residential and business addresses in the City.

The plan will include a candidate technical architecture and high-level design, cost and revenue analysis, an assessment of relevant City and non-City assets (poles, conduit, fiber optic cables), and an evaluation and explanation of related technical, financial, business, and operating structures and options.

Subtask 1a: Facilitate a project initiation meeting
To start the engagement, we will conduct a strategy session with City officials and their invited stakeholders. We will discuss the scope of work and expected deliverables, confirm project goals and objectives, review relevant maps and documents, establish project parameters for each phase of the feasibility study, and address the project team’s primary questions and concerns.

EXHIBIT "A" Exhibit "A" - 2
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CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 2 The strategy session will enable us to understand the City’s long-term vision more fully and refine our timeline based on the City’s feedback. We will also seek guidance on any potential hurdles or areas of concern. Furthermore, we view the strategy session as an opportunity to discuss best practices in broadband and FTTP deployments.

Prior to the meeting we will circulate an information request. Specific meeting agenda items will include:
• Team introductions and identification of project stakeholders • Review of project plan, schedule, key milestones, and deliverables • Scheduling of regular meetings with City staff and discussion of plans for stakeholder meetings • With reference to the information request, sharing of any relevant maps, datasets, and documents from the City to the CTC Team
• Review of any data that the City has regarding the internet market and internet demand • Review of the Federal Communication Commission’s National Broadband Map data regarding the City of Banning
• Collection of any data the City has received about plans by service providers to initiate or expand service within City limits
• Discussion of priorities regarding broadband data collection • Discussion of the value of broadband to local governments, economies, community needs, and digital inclusion
• Discussion of anticipated City roles in project and future fiber deployment • Collect any other data relevant to the study as identified by the City or the CTC team Following the project initiation meeting and delivery of the necessary data and documents for the Team to commence its work evaluating options, we will establish a schedule with regular check-in calls between the City and the Team to discuss issues and progress on the deliverables on an ongoing basis. As required, we will provide the schedule to be used for detailed billing of project milestones to the City.

Subtask 1b: Conduct stakeholder engagement and public outreach, including surveys We will conduct stakeholder and community outreach to gather qualitative input and insight into the data we collect on the City’s broadband needs.

Facilitate stakeholder meetings
We will facilitate five meetings with stakeholders selected by the City to gather diverse perspectives about broadband gaps facing Banning and to solicit the stakeholders’ ideas for solutions and potential partnerships. In our experience, these stakeholder sessions can also encourage consensus and support for the City’s plans.

We anticipate working with staff to gather information regarding what options have been discussed. CTC will also plan to engage with City officials, school district representatives, healthcare practitioners, and representatives from civic, businesses, and nonprofit organizations who have an awareness of and involvement in broadband issues and needs within the region.

EXHIBIT "A" Exhibit "A" - 3
597
CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 3 In advance of these meetings, we will prepare and disseminate an information request and questionnaire intended to maximize the value of the discussions. We assume the City will identify and invite the participants and will be responsible for managing meeting logistics (including by providing a teleconference or videoconference platform). We may request permission from attendees to record the discussions.

For business stakeholder engagement efforts, CTC will prepare an information request and, if the City requests it, facilitate a stakeholder meeting with business leaders in Banning. The purpose of the information request and meeting will be to:
• Learn from businesses whether they are able to get fiber connections and services that meet their current and future needs at prices they consider reasonable; • Determine whether Banning businesses consider poor internet service a hindrance to their investment decisions in any part of Banning; and
• Specify which areas of Banning, if any, are less attractive for investment as a result of poor service availability.

CTC will prepare the information request and review it with the City. Either CTC or the City will send the request to a list of business stakeholders provided by the City. If the City chooses to convene the meeting, CTC will staff the meeting and facilitate the discussion.

The report will summarize data provided by the business stakeholders in their written responses to the questions, whether those provided before or after the meeting.

Collect supporting evidence of broadband service gaps
We will also seek to collect standardized speed test results from City households with a particular focus on identifying areas where broadband service is problematic. To that end, we will host, operate, and maintain a proprietary speed test website for three months. The sample screenshot below illustrates the online tool.

Figure 1: Sample Speed Test Website
EXHIBIT "A" Exhibit "A" - 4
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CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 4 Our specific tasks will include the following:

1. Prepare draft questions to be included on the speed test website (i.e. survey); review text and layout with the City before the test goes live

2. Develop and launch the online speed test website (subject to our standard terms of use for our proprietary online tool)

3. Host the broadband speed test, which we assume the City will regularly publicize on its website, through social media platforms, and in other ways it communicates with the public—with a goal of encouraging high levels of participation among members

4. Collect data submitted by respondents who run the speed test, with a focus on identifying areas where incumbent services are slow (and, by overlaying those data with demographic data, identifying where affordability may be a significant issue for members)

5. Collect data submitted by respondents who indicate they lack broadband service

6. Prepare data reports that illustrate broadband service gaps (including maps and graphs such as the following, which represent data collected for another client) Figure 2: Sample Speed Test Reporting
EXHIBIT "A" Exhibit "A" - 5
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CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 5 CTC will maintain a shared, cloud-based MySQL database to store the test results. CTC will host the speed test using Amazon Web Services (AWS). We will prepare maps and data analysis to support our strategic recommendations. We note that we cannot guarantee a participation level.

Perform Market Analysis by aggregating existing data and Conducting a Phone Survey To better understand and address broadband capacity and connectivity concerns critical to Banning’s growth and future economic resiliency, we will first aggregate and describe any existing insights into the Banning broadband marketplace, then conduct a phone survey to a random sample of City phone numbers.

The phone survey will consist of a random sampling of the entire Banning population to obtain detailed and timely data relevant to help City leaders make informed decisions related to workforce retention and economic growth. The survey will include a core set of questions about broadband services, adoption, and use. The survey will also ask questions about the growing need within the City of Banning for broadband availability to enable families working and schooling from home to access reliable, high-speed internet that multiple users can access simultaneously. We will review the proposed survey instrument with the City for its approval before finalizing.

Because the survey results may under-represent lower-income Banning residents or other groups (because participation in surveys frequently aligns with age, education, and income level) our analysis will include weighting of results to census-based demographic data in an effort to correct for these factors, if needed.

We will obtain the survey phone list from Data Axle. Alternatively, if the City has a reliable database of phone numbers, the random sampling can be drawn from that database.

EXHIBIT "A" Exhibit "A" - 6
600
CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 6 Subtask 1c: Assess the availability of broadband services In this task, we will seek to determine what ISPs are active in the area, what services are available, and what residents and businesses pay for varying levels of service. We will explore not just starter and enticement pricing, but also the actual pricing for established customers. Our assessment will include developing a list of current broadband providers and their costs for services, based on publicly available information. We will also evaluate available FCC Form 477 data and other indicators of services in the City’s service area.

Ideally, we will be able to use this multi-step analysis to develop a map that visually approximates what kind of services are available in each part of the service area—to supplement and confirm the results of our desk survey. We approximate this inventory based on service and pricing information because the industry does not share data on its infrastructure. We will make highly educated estimates, based on our experience, of competition gaps, affordability gaps, and service gaps. Taken together, these issues and service gaps will drive the development of a strategy and roadmap for future initiatives.

Task 2: Develop High-Level Engineering Design and Technical Assessment Drawing on the information gathered in previous tasks and discussions with the City, our desk surveys, and GIS maps and other data from the City and from any information provided by other potential partners, the CTC Team’s engineers will prepare a system-level design and cost estimate for the FTTP network ultimately connecting all residents and businesses at all addresses in Banning.

We will not be providing a blueprint-level network design at this stage of the project. Rather, we will be providing an analysis of existing infrastructure, a conceptual design, high-level maps, and a system-level overview of the potential infrastructure—which in turn will become a roadmap for financial analysis and business modeling, and for future decisions (potentially including detailed engineering and contracting with private sector service providers).

These designs will enable us to analyze the costs and potential operational implications of future network deployments—and will give the City options as to what level of deployment it wants to pursue. Our baseline approach will be the deployment of FTTP, offering the greatest degree of scalability and futureproofing at the physical layer with decades of useful lifespan through multiple equipment refresh cycles. Our designs will take into consideration required redundancy of backbone and distribution electronics and hub facilities necessary to meet specified service level agreement (SLA) parameters, as will operating cost models around fiber repairs, network monitoring, and equipment replacement.

We will include in our engineering analysis any existing infrastructure (including utility poles, fiber and conduit, but also rights-of-way access and locations for network hubs and other necessary infrastructure) that we believe the City can use to support fiber deployment and potentially reduce overall investment cost. As required in the RFP, designs presented for specific areas within the City shall include contingencies for any access, right-of-way or obstructive issues with proposed modifications of infrastructure routing.

Supporting documentation will include summary tables of key project metrics generated for cost estimation purposes, including estimated fiber plant mileage number of sites connected, and anticipated EXHIBIT "A" Exhibit "A" - 7
601
CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 7 percentages of aerial versus underground construction. Additionally, CTC will provide a narrative to explain key construction characteristics that impact the cost estimates.

Our intent is that the cost estimates will allow the City of Banning to inform cost estimates for detailed engineering, as well as to properly scope construction according to budgetary constraints.

As is typical in this phase of a fiber construction project, the cost estimates will not be based on a detailed design, environmental assessment, or geotechnical analysis of soil composition. As a result, actual costs may vary due to unknown factors, including costs of private easements and the presence of subsurface hard rock. We will incorporate suitable assumptions to address these items based on our experience.

All of our network design work will be conducted or overseen by licensed professional engineers.

Task 3: Alternative Analysis and Recommended Course of Action To assist the City in its decision-making with the project, CTC will conduct alternative analyses for the City of Banning in coordination with the Project Manager and other City of Banning personnel. We will develop business and ownership model options for the City’s consideration; evaluate potential funding opportunities; and build custom recommendations.

Subtask 3a: Develop business and ownership models
Our first step in the analysis of business and ownership model options will be to identify and compare relevant past examples in other US cities. We will provide examples of working business models both for digital equity and Citywide broadband elsewhere that are relevant in size and complexity to Banning that could serve as examples. We will also provide examples of unsuccessful models and how lessons learned from those projects may help inform the City’s decision-making.

Although many variations exist, the following represent the archetypal business and ownership models that we expect to analyze:
• City-owned, City-financed and City-operated model
• City-owned, City-financed and partner-operated model
• City-owned, partner-financed and partner-operated model In addition to variations to these archetypal models, we may also analyze hybrid models, which may include a model in which the City and a partner jointly finance the project and/or a model in which the City and a partner share certain operational obligations, such as responsibility for repairs if it is believed that the City can perform the task more cost-effectively.

Once we have completed our analysis of different business and ownership models, we will present to the City the benefits and drawbacks of each option in terms of costs, revenue, risk, and potential legal and EXHIBIT "A" Exhibit "A" - 8
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CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 8 regulatory issues of each model. Furthermore, we will identify the preferred model that best aligns with the City’s policy priorities.

Subtask 3b: Evaluate Funding Opportunities
We will provide the City with information about current federal and state grant and loan programs for which it might be eligible (alone or in partnership with a private entity).

Public sector broadband network deployments reflect both an ambitious vision and often a public commitment to financing ubiquitous broadband access. Many local governments have pursued grants or loans, taken out bonds, or otherwise sought funding for construction of publicly owned fiber networks.

We will help the City develop realistic options for Federal, State, or regional funding. We will draw on our hands-on knowledge of broadband funding opportunities and our ongoing research in this area— particularly the many broadband funding allocations in the American Rescue Plan Act, the Infrastructure Investment and Jobs Act —to conduct a high-level evaluation of existing and pending state and federal grant programs that the City, a partner, or a combination of applicants might consider. Our goal in this task is to help the City of Banning determine whether there is a path toward at least partial funding for both last mile and middle mile broadband deployment.

CTC can also evaluate Federal subsidy programs such as the Affordable Connectivity Program and offer suggestions on creating a municipal subsidy program. As an optional service, CTC could provide guidance on managing the City’s municipal subsidy program fund. If requested, this service would be added as an additional service to the scope of work.

Subtask 3c: Draft Recommendations
The course of action developed from the data and analysis of the previous tasks may include, but not be limited to policies and procedures; financing considerations; marketing and outreach strategies; consideration of emerging technologies and other factors that may affect preset buildout and future expansion; evaluation of life cycle costs of broadband equipment and technology; costs for phased design and construction of specific infrastructure; technical support and long-term staffing recommendations; and potential revenue.

As mandated by the RFP, the strategy will include the requirement of strong labor standards, including project labor agreements and community benefits agreements, which offer wages at or above the prevailing rate and include local hire provisions, and a description of the City of Banning’s workforce plans and practices.

We understand the level of detail provided within the analysis and recommended course of action may lead to the conception of engineering/construction plans to be used for future construction projects of high-speed, last-mile broadband infrastructure to communities, households, and businesses in specified project areas. Any engineering/construction plans presented shall include contingencies for any access, right-of-way or obstructive issues with proposed modifications of infrastructure routing.

EXHIBIT "A" Exhibit "A" - 9
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CTC Proposal to City of Banning, CA | Broadband Feasibility Study | November 2023 9 Task 4: Develop Final Feasibility Study for City of Banning This feasibility study will assess the City’s ability to create shovel-ready, last-mile, detailed network designs to connect the unserved and underserved community to fast, reliable broadband service that meets upto-date bandwidth requirements, and provides open access and 24/7 customer support.

It will also include an assessment of the City’s ability to pursue and complete construction projects related to the buildout of Banning’s broadband network, as the LATA Grant will not fund any construction. We understand the engineering plans generated as a result of this study are expected to be used for future construction projects funded by other anticipated state and federal funding.

We will provide the City with an electronic draft of our report, which will include a concise narrative supported by tables, graphics, and maps as appropriate. We will incorporate feedback from the City’s reviewers and deliver an electronic version of the revised final report, which will serve as the starting point for the implementation plan discussed below.

The study will include, but not be limited to, the list of topics in the RFP:

A. Executive Summary
B. Findings
C. Recommendations/Next Steps
D. Market Analysis

1. Providers, Products, and Price Research

2. Surveys/Interviews/Speed Tests

3. Broadband GAP Analysis
E. Engineering Design and Cost

1. Existing Provider Analysis

2. Network Design

3. The Technology

4. Competing Technologies
F. Financial Projections

1. Services Considered

2. Financial Assumptions

3. Expense Assumptions

4. Financial Results
G. Other Issues

1. Funding for Broadband Networks

2. Securing Local Buy-In

3. Benefit/Risk Analysis
H. Summary of the Residential Survey
I. Summary of Financial Results
In coordination with the City of Banning, CTC’s draft will include the requirement of strong labor standards, including project labor agreements and community benefits agreements, which offer wages at or above the prevailing rate and include local hire provisions, and a description of the City of Banning’s workforce plans and practices.

EXHIBIT "A" Exhibit "A" - 10
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Exhibit “A”-11
III. In addition to the requirements of Parts I and II of this Scope of Services, during the performance of the Services, Consultant will keep City appraised through periodic status reports regarding the performance of the Services under this Agreement as set forth below and in Section 5.2, by the following means:
a. In-person meetings and/or teleconferences.
b. Email updates/questions to applicant team and City while reviews are underway.
c. Conference calls.

IV. All work product is subject to review and acceptance by City. If the City determines that any work product is unacceptable, for any reason, it must be revised by Consultant without additional charge to City until found satisfactory and accepted by City. 605
Exhibit “B”-1
11303-0008\2344655v8.doc
EXHIBIT “B”

SPECIAL REQUIREMENTS
None
606
Exhibit “C”-1
11303-0008\2344655v8.doc
EXHIBIT “C”

SCHEDULE OF COMPENSATION
I. Consultant shall perform the following tasks (“Tasks”) at the rates stated in Exhibit C-1.

II. Within the budgeted amounts for each Task, and with the approval of the Contract Officer, funds may be shifted from one Task sub-budget to another so long as the Contract Sum is not exceeded per Section 2.1, unless Additional Services are approved per Section 1.8.

III. City will compensate Consultant for the Services performed upon submission of a valid invoice. Each invoice is to include:

A. Line items for all personnel describing the Services performed, the number of hours worked, and the hourly rate.

B. Line items for all materials and equipment properly charged to the Services.

C. Line items for all other approved reimbursable expenses claimed, with supporting documentation.

D. Line items for all approved sub-contractor labor, supplies, equipment, materials, and travel properly charged to the Services.

IV. Consultant’s billing rates for all personnel are attached as Exhibit C-1. 607
Exhibit “C-1”-1
11303-0008\2344655v8.doc
EXHIBIT “C-1”
CONSULTANT’S BILLING RATE AND TASK SCHEDULE
608
Exhibit “D”- 1
EXHIBIT “D”

SCHEDULE OF PERFORMANCE
I. Consultant shall perform all Services timely, and deliver the specified tangible work products to City in accordance with the schedule attached as Exhibit D-1.

II. The Contract Officer may approve extensions for performance of the Services in accordance with Sections 1.8 and 3.3.
609
Exhibit “D-1”- 1
EXHIBIT “D-1”

PROPOSED PROJECT SCHEDULE
610
November 23, 2022
Tom Miller
[email protected]
City of Banning
Dear Tom Miller,
Congratulations! The California Public Utilities Commission is pleased to inform you that the City of Banning’s application for Local Agency Technical Assistance grant funding for City of Banning Broadband Expansion Feasibility Study in the amount of up to $300,000.00 has been approved.

Pursuant to Decision (D.) 22-02-026, Staff is authorized to approve applications that meet all the criteria for Ministerial Review. Your application was received on September 1, 2022 and was posted on the CPUC’s Local Agency Technical Assistance webpage. Staff reviewed your application and determined that your application is eligible for a grant and meets eligibility criteria for Ministerial Review.

The award is predicated on the City of Banning’s agreement to provide technical assistance as detailed in its application. In its application, the City of Banning agreed to comply with the specified Ministerial Review criteria as well as to fulfill all requirements, guidelines, and conditions associated with a grant of Local Agency Technical Assistance funds as specified in D.22-02-026 including but not limited to execution and performance, payment, reporting and award acceptance requirements listed in Attachments 1 and 2 of this letter. Please sign and submit the following: 1. A Consent Form binding your organization to the terms of the grant and 2. A State of California Government Agency Tax Payer ID Form for tax reporting purposes. You must submit these documents within 30 days of the date of this letter. If you do not, this award is void.

Thank you for your application and please direct any questions to Brewster Fong ([email protected]). and/or refer to the Grantee Administrative Manual, available at https://bit.ly/CPUCLATA.

We appreciate your efforts to provide service to our fellow Californians.

Sincerely,
Robert Osborn
Director
Communications Division
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2 ATTACHMENT 1
Requirements
The grant award is predicated on the City of Banning’s agreement to provide technical assistance as detailed in its application. In its application, the City of Banning agreed and attested to comply with the specified Ministerial Review criteria as well as fulfilling all requirements guidelines, and conditions associated with a grant of Local Agency Technical Assistance funds as specified in D.22-02-026, including but not limited to execution and performance, payment, reporting and award acceptance requirements. Key requirements of Local Agency Technical grant include, among others:
• All costs are related to the development of broadband network deployment projects to benefit unserved or underserved Californians. These projects may include, but are not limited to, the costs of joint powers authority formation, environmental studies, network design, and engineering study expenses.
• Grant may not exceed $500,000 per local agency, per fiscal year • A signed affidavit agreeing to comply with the terms, conditions and requirements of the grant and submits to the jurisdiction of the Commission with respect to the disbursement and administration of the grant as well as applicable state and federal rules concerning broadband services.
• Grantee must sign a Consent Form agreeing to the terms stated in the award letter as well as all Local Agency Technical Assistance Rules and Requirements, Guidelines and Application Materials in D.22-06-026.
• Grantee must complete the reimbursable work product within 24 months. • Grantee must provide Staff a copy of the final reimbursable work product.

Reporting
The grant award is contingent upon fulfilling the reporting requirements per D.22-06-026, Attachment 1. SB 156 requires grantees to fulfill the monthly reporting requirements set forth in Public Utilities Code section 281(l)(1) if they are using a licensed contractor or subcontractor* to undertake a contract or subcontract in excess of twenty-five thousand dollars ($25,000). The Commission is required to post that information on its website. Specifically, SB 156 requires the following to be reported to the Commission on a monthly basis:
• The name and contractor’s license number of each licensed contractor and subcontractor undertaking a contract or subcontract in excess of twenty-five thousand dollars ($25,000) to perform work on a project funded or financed pursuant to this section. • The location where a contractor or subcontractor described in subparagraph (A) will be performing that work.
• The anticipated dates when that work will be performed. *Licensed contractor or subcontractor means any contractor that holds a California state license through the contractor’s state license board (https://www.cslb.ca.gov/).

Post-completion
Upon completion of the reimbursable work product and before final payment, Grantees must:
• Provide a signed completion form stating the technical assistance work has been completed suitable to be posted on the Commission’s webpage. The signed completion form must be provided prior to final payment and must include and a short summary of the reimbursable work product(s) performed under the contract, including demonstration that the reimbursable work product(s) identify broadband infrastructure deployment projects that will help achieve the CASF deployment goal, and identification of the area(s) where the applicant intends to deploy broadband based on the reimbursable work product(s).
612
3 • Provide a copy of each reimbursable work product’s final report(s), plans, studies, etc. produced under the contract.

Payment
Payment will be made directly to the local agency as the grant recipient. Local agency grantees may request partial reimbursement if they complete one or more of the approved reimbursable work products prior to completion of other reimbursable work products approved in the same grant authorization. Payment will be based upon receipt and approval of an invoice(s) submitted by the local agency showing the expenditures incurred for the reimbursable work product, along with the reimbursable work product final report/study/joint powers agreement, etc., and the completion reporting required above. The invoice(s) must be supported by documentation including but not limited to the actual cost of labor and any other expense that will be recovered by the grant.

To the extent that any portion of an award was used to reimburse a local agency for administrative costs associated with securing or completing a reimbursable work product, the local agency must submit an itemized accounting of such costs, demonstrating the total requested for reimbursement does not exceed 15 percent of the total authorized award. If any portion of reimbursement is found to be out of compliance, grantees will be responsible for refunding any disallowed amount along with appropriate interest rates determined in accordance with applicable Commission decisions. Grantees are required to maintain records such as files, invoices, and other related documentation for five years after final payment. Grantees shall make these records and invoices available to the Commission upon request and agree that these records are subject to a financial audit by the Commission at any time within five years after the final payment made to a grantee.

Execution and Performance
The City of Banning must complete the project within the 24-month timeframe in accordance with the terms of approval granted by the Commission. If the Grantee is unable to complete project within the 24- month timeframe, it must notify the Commission or Director of Communications Division as soon as it becomes aware of this prospect. The Commission may reduce or withhold payment for failure to satisfy this requirement. In the event that the Grantee or contractor fails to complete the work in accordance with the approval granted by the Commission, and as described in its application and contract, the Grantee must reimburse some or all of the funds it has received.

The City of Banning must sign and submit the linked Consent Form agreeing to the terms of the award within 30 calendar days from the date of this letter. Failure to submit the Consent Form within the timeframe required, the CPUC will deem the grant or award null and void.

The City of Banning must communicate in writing to the Communications Division’s Director regarding any changes to the substantive terms and conditions underlying the Commission’s approval of the grant (such as changes to a reimbursable work product contract, work plan or budget) at least 30 days before the anticipated. Substantive changes may require approval by either the Communications Division Director or by Commission Resolution before becoming effective.

The Commission has the right to conduct any necessary audit, verification, and discovery for work proposed or completed under the technical assistance to ensure that funds are spent in accordance with Commission rules and with the terms of approval by the Commission.

Attachment 2
Local Agency Broadband Technical Assistance
Reporting Requirements and Guidelines
Version October 2022
613
4 The Local Agency Technical Assistance program provides grants for eligible pre-construction work which facilitates the construction of broadband network projects. When the California Public Utilities Commission (CPUC) established the technical assistance grant program, the program was funded with American Rescue Plan Act monies administered by the U.S. Treasury. The source of technical assistance funding has changed.

This guidance outlines grantee reporting.

The Commission issued Decision (D.) 22-02-026 establishing program requirements for the Local Agency Technical Assistance Grant Program.

Grantees must file quarterly progress reports to the Commission with the below information.

Narrative Project Information

1.1 The counties, cities and census designated places where households, businesses, and community anchor institutions are planned to be served by the broadband project.

1.2 Confirmation that the technical assistance is designed to support projects that, upon completion, reliably meet or exceed symmetrical 100 Mbps download and upload speeds.

1.3 Statement of intention about the pricing plans for projects that the technical assistance will support, such as offering of affordable plan or low-income plan subsidized with other funding (ACP).

1.4 Information on broadband need in the project area.

1.5 Statement describing the community benefits of broadband technical assistance.

Detailed Project Information

2.1 Individual work products granted by the program.
o Dollars/hours expended per task/work product.

2.2 Estimated construction start date (month/year).

2.3 Estimated construction completion date (month/year).

2.4 Estimated initiation of operations date (month/year).

2.5 Planned project technology type(s):
o Fiber
o Coaxial Cable
o Terrestrial Fixed Wireless
o Other (specify)

2.6 Estimated total miles of fiber to be deployed.

2.7 Planned number of locations to be served, broken out by type:
o Residential locations
o Business connections
o Community anchor institutions

2.8 Planned non-promotional prices including associated fees, speed tiers, and data allowance for each speed tier.

2.9 Other data on broadband need, by location.

Submission
To assist grantees with the filing of quarterly progress reports to the Commission, a sample of the reporting requirements is found in Attachment A of this document.

Planned project information listed in Attachment A should be submitted on a quarterly basis to the Commission’s email at [email protected]. Grantees need to include in the email subject line:

1. Application Name

2. Project Name

3. The Reporting Quarter/Month
614
5 Updated quarterly project submissions are required to be sent by the due dates shown below. Grantees are responsible for contacting the Commission at [email protected], if the information cannot be submitted on time.

Reporting Period Project Information Due to CPUC
October 1 – December 31, 2022 January 2, 2023
January 1 – March 31, 2023 April 1, 2023
April 1 – June 30, 2023 July 1, 2023
July 1 – September 30, 2023 October 1, 2023
October 1 – December 31, 2023 January 2, 2024
January 1 – March 31, 2024 April 1, 2024
April 1 – June 30, 2024 July 1, 2024
July 1 – September 30, 2024 October 1, 2024
October 1 – December 31, 2024 January 2, 2025
January 1 – March 31, 2025 April 1, 2025
April 1 – June 30, 2025 July 1, 2025
July 1 – September 30, 2025 October 1, 2025
October 1 – December 31, 2025 January 2, 2026
January 1 – March 31, 2026 April 1, 2026
April 1 – June 30, 2026 July 1, 2026
July 1 – September 30, 2026 October 1, 2026
October 1 – December 31, 2026 February 1, 2027

Additional Information
Reporting requirements and guidelines are subject to change, and CPUC or the Commission may define additional requirements on CPUC’s website.

These requirements, in spreadsheet format, are available at: https://www.cpuc.ca.gov/-/media/cpucwebsite/divisions/communications-division/documents/broadband-implementation-forcalifornia/technical-assistance-reporting-requirements-oct-2022.pdf 615

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Douglas Schulze, City Manager
PREPARED BY: Nate Smith, Public Works Deputy Director
MEETING DATE: December 12, 2023
SUBJECT: Consideration of Resolution 2023-194, Adopting the Downtown Revitalization and Complete Streets Plan, Prepared by Alta Planning + Design, Inc., as a Set of Policies and Design Guidelines for the Downtown Area
RECOMMENDATION:

Adopt Resolution 2023-194.

BACKGROUND:

Award of Consultant Contract
On June 22, 2021, the City of Banning was awarded a $297,461 Sustainable Communities Grant (SB-1 Grant) from the California Department of Transportation (Caltrans) to retain the services of an experienced and qualified transportation planning and engineering consultant to develop the Downtown Revitalization and Complete Streets (DRCS) Plan. Th DRCS is a planning document focused on the revitalization of the downtown area of Banning along with a Complete Streets Plan in the ½ mile project corridor on Ramsey Street, and bounded by: Hays Street (north limit), Livingston Street (south limit), Martin Street (east limit) and 8th Street (west limit), as shown in Attachment 3.

On August 24, 2021, the City Council adopted Resolution 2021-78, authorizing the City Manager to enter into an Agreement with Caltrans for the SB-1 Grant for the DRCS Plan. Local match funds in the amount of $38,539 were required and paid through Engineering Division staff time to manage, review, and approve the project and administer the Caltrans grant. Alta Planning + Design, Inc. was awarded the consultant contract through the approval of Resolution 2022-70 on June 14, 2022.

Complete Streets
Complete Streets are for everyone. Complete Streets is an approach to planning, designing, building, operating, and maintaining streets that enable safe access for all people who use them, including pedestrians, bicyclists, motorists, and transit riders of all ages and abilities. The project scope included considering the following factors:

Roadway reconfiguration/traffic circulation change (reduction of traffic lanes, reduction of parking, etc.)
Traffic signal improvements (accessible signals and pushbuttons, transit signal priority, queue jump signal, signal coordination, elimination of permissive left turns, pedestrian “all green” phases, protected bicycle phases and other signal timing/phasing by modal priority, etc.) Shared streets (vehicle access restriction, raised street with pavers, bollards, etc.) Intersection improvements (signal phasing, signs and markings, vehicle turn movement restrictions)
616
Streetscape improvements (street lighting, landscape planting, public art, bicycle parking corrals, district and store signage, gateway signage, wayfinding signage, etc.) Bicycle lane improvements
Transit- only lanes (red pavement markings, signal modifications, etc.) Bus stop improvements (ADA access improvements, longer bus stops, transit shelters, trash cans, bicycle parking, wayfinding signage, etc.)
Pedestrian crossing improvements (crosswalk markings, flashing beacons, signals, curb extension “bulbouts”, etc.)
Parking zones (flexible, based on time of day, parking zones, hybrid paid commercial yellow loading zones, disabled blue parking zones, passenger white loading zones for private vehicles/ride-hailing, taxis, etc.)
E-Commerce zones for deliveries, perhaps flexible timing Traffic calming (speed bumps and/or tables, raised intersections, sidewalk “bulbouts”, etc.) Storm water management and greening elements were incorporated.

Revitalization Plan
To compliment the Complete Streets analysis, the DRCS Plan looked at the existing conditions and assets in the downtown corridor, and in coordination with project stakeholders and local property and business owners, developed a framework for downtown that included the following topics:

Zoning Recommendations
Parking Recommendations
Signage Programs
Economic Data
Alley reuse/activation
Event space
Stakeholder Participation
To create a successful DRCS Plan, the project team made meaningful connections with community members to ensure the DRCS Plan is relevant and impactful in their daily lives. The consultant prepared a Community Engagement Action Plan which was approved and implemented in order to provide outreach activities that included public participation and participation from key stakeholders to ensure the Plan’s concepts reflect the community’s needs and wishes. The outreach activities engaged local and regional representatives, and provided presentations covering the project background, goals, scope, preliminary and three preferred concepts, and obtained valuable feedback that led to the final selected alternative in the Plan.

Previous activities included community pop-ups at Banning High School, Nicolet Middle School, and Central Elementary School; ‘engagement days’ covering presentations to downtown business owners including a walking audit, stakeholder’s meetings, public Open House workshops, the Sun Lakes Country Club HOA, and at a Chamber of Commerce breakfast meeting, were held. Additionally, this project was advertised on social media, the City’s website and at community events hosted by the Active Transportation Plan (ATP) project team. Two online surveys were conducted to gather initial information and solicit important feedback.

The design team solicited feedback on three (3) project alternatives to identify preferences on the concepts presented to assist in the development of the final recommendations. Comments were incorporated from City staff members, the public, stakeholders, and the downtown business community to develop the final DRCS Plan. Three alternatives were presented to the Planning Commission on June 7, 2023 and City Council on June 27, 2023 to assist and provide feedback in the preparation of the final DRCS Plan. The final DRCS Plan is a roadmap for future implementation, containing a list of projects, cost estimates and potential grant opportunities. The results of the Community Outreach efforts are presented in detail in the Appendix to the DRCS Plan, Attachment 2. 617
Final Plan
The final plan reflects input provided throughout the community feedback phases, and takes the best concepts from each of the 3 project alternatives provided. Highlights included in the final plan include the following:

Transformation of Ramsey Street into a Complete Street, incorporating; wider sidewalks to accommodate pedestrians, outdoor dining, street vendors, event queuing; Class 2 and Class 4 bike lanes; dedicated and enhanced transit stops; loading and unloading flex spaces for business deliveries, on-demand rideshare and food pickup; pedestrian level lighting; enhanced wayfinding and public artwork spaces.

Narrowed roadways to discourage large vehicles and high speeds.

Chicane on Ramsey Street for passive traffic calming treatments.

Enhanced landscaping and storm water capture and treatment.

Activated alleyways to connect parking to businesses and residences, enhance business operations, provide additional off-street gathering areas.

Creating 1st Street as a flexible road by; elevating sidewalks to denote special status; allowing for parking and through access for primary business functions; ability to close off for special events and to create event space; enhanced landscape and hardscape architecture.

Proposing consolidated solid waste management to eliminate individual waste collection bins in the alleys.

Relocating the truck route from Ramsey Street to Livingston Street, around the downtown core.

Proposing increased usage of underutilized space.

Proposing a community pocket park.

Providing a financial analysis of the downtown area and community for use in recruiting new businesses to downtown.

Proposing enhanced community signage on Interstate 10.

Providing a toolkit for the implementation of a demonstration project.

Providing color/theme templates for wayfinding, including wayfinding and signage for transit and public parking.

Provide a basis for the desired type of development within the downtown study area.

Implementation
Adoption of the DRCS Plan will allow the City it in efforts to attract new business interests and to assist in obtaining grants for construction work within the public right of way. Additionally, the DRCS Plan will be referenced within the ongoing General Plan update allowing the City to use it for new developments and re-developments of parcels within the downtown zone. At Council's direction, roadway standards within this plan can be expanded outside the study zone (i.e. Ramsey Street from Martin Street to Alola Street).

The Public Works Department intends to seek grant funding to implement the improvements within the downtown plan, likely in a phased approach as funding allows. This process may take several years to come to fruition.

JUSTIFICATION:

This plan will help to provide City Staff, the community, existing business owners, and potential investors in downtown a shared vision to work towards implementing. It also will provide design goals and guidelines for the downtown area. The approval of Resolution 2023-194 by City Council is required in order to competitively apply for Federal and State grants, with the goal of receiving funds to implement portions of the DRCS Plan over time.

FISCAL IMPACT:

This project was funded from a SB-1 grant provided from Caltrans that was previously accepted by Council on June 22, 2021. The City’s financial commitment is being met by utilization of staff time with Engineering Division staff administering the grant in house. Adoption of the resolution does not make any additional financial obligations to the City at this time. 618
ALTERNATIVES:

1. Adopt Resolution 2023-194, as recommended.

2. Adopt Resolution 2023-194, with modifications. City Council may request staff to make revisions to the DRCS Plan.

3. Do not adopt Resolution 2023-194. Without approval of DRCS Plan, the City would be ineligible for grant opportunities that requires such approval.

ATTACHMENTS:

1. Resolution 2023-194, Downtown Plan.docx

2. Exhibit A - Part 1, DRCS Final Plan, 11.2023.pdf

3. Exhibit A - Part Two, DRCS Appendix, 11.2023.pdf

4. Project Location Map.pdf
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Resolution 2023-194

RESOLUTION 2023-194

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BANNING, CALIFORNIA,

ADOPTING THE DOWNTOWN REVITILIZATION AND COMPLETE STREETS PLAN (DRCS), PREPARED BY ALTA PLANNING + DESIGN, INC., AS A SET OF POLICIES

AND DESIGN GUIDELINES AFFECTING THE DOWNTOWN AREA
WHEREAS, on June 22, 2021, the City of Banning was awarded a $297,461 Sustainable Communities Grant (SB-1 Grant) from the California Department of Transportation (Caltrans) to retain the services of an experienced and qualified transportation planning and engineering consultant to develop the Downtown Revitalization and Complete Streets Plan with a required City match of $38,539; and WHEREAS, on August 24, 2021, the City Council adopted Resolution 2021-78, authorizing the City Manager to enter into an Agreement with Caltrans for the SB-1 Grant of $297,461 for the DRCS Plan and local match funds were paid through Engineering Division staff time to manage, review and approve the project and administer the Caltrans grant; and
WHEREAS, on June 14, 2022, the City Council adopted Resolution 2022-70, awarding the consultant contract for the DRCS Plan to Alta Planning + Design, Inc.; and WHEREAS, the Scope of Work included the review of existing conditions and assets in the Downtown corridor, and included the preparation and development of a DRCS Plan with the preferred concept developed after extensive public participation; and WHEREAS, the final DRCS Plan is a roadmap for future implementation; containing a list of projects, cost estimates, and associated potential grant opportunities, and it will guide future design by providing design policies in the Downtown area.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Banning as follows:

SECTION 1. The City Council adopts the Downtown Revitalization and Complete Streets (DRCS) Plan, prepared by Alta Planning + Design, Inc., as a set of policies and design guidelines affecting the Downtown area.

SECTION 2. The City Clerk shall certify the adoption of this resolution and shall cause a certified resolution to be filed in the book of original resolutions.

PASSED, APPROVED AND ADOPTED this 12th day of December 2023.

Mayor
City of Banning
620
Resolution 2023-194

ATTEST:

Caroline Patton, Administrative City Clerk
City of Banning

APPROVED AS TO FORM AND
LEGAL CONTENT:

Serita R. Young, City Attorney
Richards, Watson & Gershon
621
Resolution 2023-194

CERTIFICATION:

I, Caroline Patton, Deputy City Clerk of the City of Banning, California, do hereby certify that the foregoing Resolution 2023-194, was duly adopted by the City Council of the City of Banning, California, at a regular meeting thereof held on the 12th day of December 2023 by the following vote, to wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Caroline Patton, Deputy City Clerk
City of Banning, California
622
Resolution 2023-194

Exhibit A
Final Downtown Plan
623

BANNING

DOWNTOWN REVITALIZATION
& COMPLETE STREETS PLAN
Final Plan
November 2023
PREPARED BY:

Alta Planning + Design
The Arroyo Group
RCLCO
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Existing Conditions & Engagement ����������������������� 4 Concept Themes ��������������������������������������������������� 44 Final Concept �������������������������������������������������������� 82 2 TABLE OF CONTENTS
© 2023 California Department of Transportation and the City of Banning. All Rights Reserved.625 3626
4 EXISTING CONDITIONS &

ENGAGEMENT
City Overview ��������������������������������������������6 Introduction 8
Previous Planning 9
Design Standards Review 9
Demographics Analysis 10
Land Use 11
Live-Work 12
Traffic and Collision Data 13
Transit - Fixed Route 14
Transit - Dial-A-Ride (DAR) 15
Major Trip Generators 15
Urban Design
Downtown Revitalization�������������������������16
District Assets 18
Opportunity Sites 20
District Inventory - 8th St to 4th St 22
District Inventory 4th St to San Gorgonio Ave 24
Complete Streets �������������������������������������34 Parking In Downtown Banning 36
Community Engagement�����������������������38
Round 1 - Initial Engagement 40
Round 2 - Concepts Theme Feedback 42
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6 CITY OVERVIEW
This section provides background information about existing demographics, land use, transportation, collisions, and commuting that help inform the larger picture of Banning and how the downtown revitalization and complete streets will function within it.
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Introduction
Near the northwestern edge of Riverside County, the City of Banning, California has approximately 30,000 residents in its 23 square miles. The downtown study area, spanning approximately 0.6 miles in length includes Ramsey Street from 8th St Street to Martin Street.

Downtown Banning is primarily comprised of aging establishments and quick-service restaurants and is characterized by high vacancy rates. Despite these existing challenges, Ramsey Street’s central location, history, and underlying human-scale attributes present significant opportunity for revitalization. Due to proximity to the I-10 highway, many of the existing visitors in Banning are commuters and through-travelers making quick stops. This location however provides an opportunity for Banning to grow and attract visitors that live in the San Gorgonio Pass Area as the eastern portion of Riverside County.

Figure 1. Banning City Boundary and Study Area
Ramsey Street
Livingston Street
Hays Street
Martin Street
8th Street
I-10
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Previous Planning
The City of Banning has plans and policies which support the goals of the Downtown Revitalization and Complete Streets Plan, including the General Plan. The City of Banning completed the General Plan in 2006, and updated the Circulation Element in 2011. The General Plan encourages mixed-use land uses downtown, and also allows for hotels and motels. The General Plan states that residents want a livable city in which there is clustered housing, interior parks and trails, and adequate sidewalks. The Circulation Element also identifies downtown as an important area for sidewalks and bikeway development for safety reasons and economic reasons.

According to the General Plan, commercial development in Banning is focused on Ramsey Street but has remained small due to lot configuration, parking requirements, and multiple small lot ownerships. At the time of writing the General Plan, a Redevelopment Project Area which included downtown existed in which tax revenues and bonds were available to finance projects within the Area. Banning adopted an Economic Development Strategy in 1999 in order to accomplish a series of economic strategies in Redevelopment Areas. The Redevelopment Agency headed these projects, which mostly consisted of housing projects; however, in 2011 the State of California eliminated Redevelopment Agencies. Soon after in 2012 the Banning City Council voted to name the Banning Housing Authority to take over housing assets.

The Core Area of Businesses and Merchants Association (CABAM) was created in 2004 as a subcommittee of the Chamber of Commerce. The CABAM met regularly to discuss local businesses and how to increase development, particularly along Ramsey Street. At the time of writing the General Plan, the core of the freeway-oriented commercial development was a group of fast food restaurants near 22nd St Street on Ramsey Street.

Design Standards Review
The Circulation Element of the General Plan was updated in 2011 and defines Ramsey Street as an arterial street from Highland Springs Avenue to Malki Road. The Plan defines an arterial as a roadway with 4-6 lanes that connect residential, shopping, employment, and recreational activities. The Plan recommends a focus on bikeways and pedestrian pathways along the City’s arterial streets.
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Demographics Analysis
The average household income in Banning in 2021 was just under $64,000, far below the average household income of $87,000 in the San Gorgonio Pass Area, and $96,000 in Riverside County.

Banning households skew older, with 48.2% of households over the age of 65, compared to 35.7% in the San Gorgonio Pass Area, and 27.4% in all of Riverside County. Within the downtown study area, residents are younger compared to the rest of Banning, but the median household income is the lowest in the city and households are growing slower than other parts of Banning.1 The CalEnviroScreen tool is used to identify communities that face disproportionate pollution burdens compared to other census tracts in the state. The state of California considers census tracts that score higher than 75% to be disadvantaged. The CalEnviroScreen results show that most of the study area is in the 79th percentile, however to the immediate northeast, north of the I-10 highway the percentile is higher. These results show that the Downtown study area is a disadvantaged community. These pollution levels are likely from the traffic on the I-10 highway. Diesel trucks release exhaust which contains hundreds of chemicals, including many that are harmful to health and can cause problems like eye, throat, and nose irritation, heart and lung disease, and lung cancer.2 In the most heavily burdened census tract in downtown Banning, there are 0.432 tons of diesel particulate matter released per year, which is higher than 87% of other census tracts in the state.

Per CalEnviroScreen, housing-burden households in California are both low-income and burdened by housing costs. In the most heavily burdened tract downtown, 26% of people are housing burdened. Residents facing these housing challenges can suffer mental health impacts.

The Public Health Alliance of Southern California also has a tool which considers public health aspects like income, education, housing conditions, and environmental conditions. The Health Places Index (HPI) tool measures these aspects and compares census tracts to others in the state.

Per the HPI tool, downtown Banning has healthier community conditions than only 2.5% of other California cities. In the HPI tool, downtown Banning scores particularly low in economic, educational, and transportation areas.

Almost half of all traffic to existing downtown Banning establishments originates from within Banning, meaning the businesses do not attract patronage from outside of the city.3 The businesses that do attract commuters are largely the fast food chain restaurants that are placed near the I-10 exit ramps. Collectively, Jack in the Box, Vape Town, IHOP, and Wing’s Garden Cafe drive nearly half of all traffic in downtown Banning. Despite being immediately adjacent to Interstate-10, the census block groups that comprise Banning, and those immediately bordering the city, account for approximately 46% of all visitors to the Downtown Banning area.4 1 ESRI, RCLCO
2 CalEnviroScreen 4.0.
3 SafeGraph, ArcGIS, RCLCO
4 SafeGraph, ArcGIS, RCLCO
Figure 2. Cal EnviroScreen 4.0
10 633
0%
5%
10%
15%
20%
25%
Local
Restaurant
Fast
Casual
Auto
Parts
General
Merchandise
Fast
Food
Theaters Grocery Clothing &
Accessory
Stores
Liquor
Store
Service
w/ Retail
Component
10%
11%
12%
15%
16%
25%
4%
2% 2%
1%
Land Use Figure 3. Land Use
Downtown Banning has limited multifamily housing options. The City has not developed new multifamily rental properties in over twenty years, and currently only has 471 market-rate multifamily rental units. Since 2020 there has been a surge of development permits issued in the city, but most of these permits were issued for single family structures.5 5 U.S. Department of Housing and Urban Development, RCLCO 11634
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization | (WORKING DRAFT) R1-15403.02 | August 26, 2022 THE MAJORITY (88%) OF BANNING RESIDENTS WORK OUTSIDE OF THE CITY, WITH A SIGNIFICANT PORTION (55.4%) COMMUTING GREATER THAN 25 MILES TO WORK. HIGHER-DENSITY BUSINESS CORES ALONG INTERSTATE-10, SAN

BERNARDINO, RIVERSIDE, AND PALM SPRINGS ARE KEY EMPLOYMENT CENTERS FOR BANNING RESIDENTS

INFLOW/OUTFLOW JOB COUNTS COUNT SHARE
Employed in the Selection Area 5,466 100%
Employed in the Selection Area but Living Outside 4,025 73.6% Employed and Living in the Selection Area 1,441 26.4%
Living in the Selection Area 12,277 100%
Living in the Selection Area but Employed Outside 10,836 88.3% Living and Employed in the Selection Area 1,441 11.7%
Work Patterns, 2019
Banning
Employment Locations of Residents, 2019
Banning and Surrounding Southern California

COMMUTE DISTANCE OF BANNING RESIDENTS COUNT SHA
TOTAL PRIMARY JOBS 12,277 100
Less than 10 miles 3,160 25.7
10 to 24 miles 2,317 18.9
25 to 50 miles 3,055 24.9
Greater than 50 miles 3,745 30.5
Downtown Banning Source: Census on the Map; Esri; R
10 Miles
25 Miles
50 Miles

MAP KEY
Jobs/Sq. Mile
202 – 392
86 – 201
27 – 85
5 – 26
1 – 4
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization | (WORKING DRAFT) R1-15403.02 | August 26, 2022 | 14 THE MAJORITY (88%) OF BANNING RESIDENTS WORK OUTSIDE OF THE CITY, WITH A SIGNIFICANT PORTION (55.4%) COMMUTING GREATER THAN 25 MILES TO WORK. HIGHER-DENSITY BUSINESS CORES ALONG INTERSTATE-10, SAN

BERNARDINO, RIVERSIDE, AND PALM SPRINGS ARE KEY EMPLOYMENT CENTERS FOR BANNING RESIDENTS

INFLOW/OUTFLOW JOB COUNTS COUNT SHARE
Employed in the Selection Area 5,466 100%
Employed in the Selection Area but Living Outside 4,025 73.6% Employed and Living in the Selection Area 1,441 26.4%
Living in the Selection Area 12,277 100%
Living in the Selection Area but Employed Outside 10,836 88.3% Living and Employed in the Selection Area 1,441 11.7%
Work Patterns, 2019
Banning
Employment Locations of Residents, 2019
Banning and Surrounding Southern California

COMMUTE DISTANCE OF BANNING RESIDENTS COUNT SHARE
TOTAL PRIMARY JOBS 12,277 100%
Less than 10 miles 3,160 25.7%
10 to 24 miles 2,317 18.9%
25 to 50 miles 3,055 24.9%
Greater than 50 miles 3,745 30.5%
Downtown Banning Source: Census on the Map; Esri; RCLCO 10 Miles
25 Miles
50 Miles

MAP KEY
Jobs/Sq. Mile
202 – 392
86 – 201
27 – 85
5 – 26
1 – 4
Live-Work
The majority (88%) of Banning residents work outside of the city, many commuting greater than 25 miles to get to work. Employment centers for Banning residents are mainly in San Bernardino, Riverside, and Palm Springs. Only 1,440 people both live and work in Banning. Nearly 75% of employees in the city commute into Banning. The largest employers in Banning are the Banning Unified School District, the San Gorgonio Memorial Hospital, the Smith Correctional Facility and the Banning Justice Center.6 6 City of Banning; Riverside County; Census on the Map; ESRI; RCLCO Figure 4. Commuting Patterns
0 10
20 30
40 50
Healthcare
and Education
Retail,
Hospitality, and
Other Services
Manufacturing
and Logistics
Professional
Services
Government
4%
8%
14%
29%
44%
12 635
Traffic and Collision Data Figure 5. Cyclist and Pedestrian Crashes 2010-2021 Data uploaded by the California Highway Patrol and local law enforcement agencies into the Statewide Integrated Traffic Records System (SWITRS) from 2010-2021 shows that bicyclist and pedestrian crashes in Downtown Banning are mostly concentrated along 8th St Street, where posted traffic speeds are 35mph. Several crashes have also occurred on Ramsey Street and Livingston Street. Most of the crashes downtown resulted in a pedestrian injury, however, there have also been three cyclist injuries, two of which happened at the same intersection of 8th St and Williams, and the other by 8th St and the I-10 EB entrance ramp.

Two pedestrians have been killed in crashes just outside of the study area on the I-10 highway and on George Street near the middle school and elementary school. It is worth noting that this data is a partial view of pedestrian and bicyclist involved collisions as these crash types are historically underreported. Additionally, this data does not account for near misses or areas where pedestrians and cyclists avoid due to real or perceived dangers. In the city of Banning, there were 82 crashes involving either pedestrians or cyclists. 7 (8.5%) of these 82 crashes were within the downtown boundary bound by 8th Street at the west, Hays Street at the north, Martin Street at the east, and Livingston Street at the south. Injuries are most likely related to speed of vehicles coming to and from the highway on 8th Street due to wide streets that encourage speeding. Other injuries can be attributed to crossings and street conditions that lack high visibility and signage.

Additional information regarding crashes and safety in Banning is identified in the 2022 Local Road Safety Plan. For the 427 city wide crashes between 2017 and 2021, they are categorized by location based on proximity to intersections. Crashes that occurred within the 250 feet sphere of influence of an intersection are counted as intersections versus outside of that sphere are counted as roadway segments. 65% (279)crashes occurred at unsignalized intersections and only 16% (67) and 19% (81) occurred at signalized intersections and roadway segments respectively. In an effort to reduce crashes and improve safety a number of programs and projects outlined in the plan relate to the study area. As part of the federal-aid Highway Safety and Improvement Program (HSIP) Grant, traffic signals on Ramsey Street between Hargrave Street and Sunset Street were upgraded in 2018. These included controllers, pedestrian pushbuttons, signals hardware, new mast arms, detection, and installation of Emergency Vehicle Pre-Emption Devices. Four of the unsignalized intersections along Ramsey Street, Martin Street, 2nd Street, 6th Street and 16th Street were selected for pedestrian crossing improvements via HISP Grant in 2021. 15 mph Cyclist Injury
Pedestrian Injury
Pedestrian Killed
25 mph
35 mph
45 mph
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MARTIN
Figure 6. Bus Routes and Stops
These improvements include rectangular rapid flashing beacons (RRFBs), enhanced crosswalk striping, and Americans with Disabilities Act (ADA)-compliant curb ramps. 7 Transit - Fixed Route
The City of Banning’s Short Range Transit Plan (2021) outlines Banning’s Transit service including Banning Connect services. Transit routes 1, 5, and 6 travel through Downtown Banning connecting to services and retail. In the City there are 14 bus shelters with intent to add shelters to the bus stops that do not have one. The City is also exploring other locations for stops with shelters.

Route 1 – Beaumont/Banning/Cabazon Route 1 is among the most used route in the system, operating along Ramsey Street and serving the commercial area Beaumont (Walmart), residential areas of Cabazon and Casino Morongo, and the outlet malls in Cabazon. Ridership on Route 1 accounts for approximately 72% of the total use of the system. While the longest in distance, this route operates on an one-hour headway from Beaumont to Casino Morongo.

The major stops on this line include Albertsons, Wal-Mart, Banning City Hall, Mid-County Justice Center, Social Services offices in Banning, San Gorgonio Memorial Hospital, Casino Morongo and the Desert Hills Outlets in Cabazon. The second loop of Route 1 also runs on an hour headway departing from Casino Morongo and servicing the Cabazon Community Center and the residential areas of Cabazon. Two buses are operated on this route which allows for hourly service to the two respective areas.

Route 5 – Northern Banning Route 5 accounts for 17 percent of Banning’s Transit System use, providing service to the areas that lie north of the I-10 Freeway in the City of Banning.

Major stops on this route are the Mid-County Justice Center, Banning City Hall, the Banning Community Center, Library, Medical Facilities, San Gorgonio Memorial Hospital and the commercial area of Beaumont (Walmart).

Route 6 – Southern Banning Accounting for 11% of Banning’s transit system’s use, Route 6 provides service to the southern area of Banning. Major stops on this route are the Mid-County Justice Center, Banning City Hall, the Mt. San Jacinto Pass Campus, Banning High School, Smith Correctional Facility, Medical Facilities, San Gorgonio Memorial Hospital and the commercial area of Beaumont (Walmart).
7 City of Banning Local Road Safety Plan August 2022 Report 14 637
Transit - Dial-A-Ride (DAR)
The transit plan also outlines the Dial-A-Ride service offered to seniors, aged 60 and older, persons with disabilities and passengers eligible under the Americans with Disabilities Act (ADA). In accordance with ADA requirements, DAR operates during the same time frames as the local fixed routes for ADA clients. Limited service hours are available for non-ADA passengers from 6:00am to 6:45pm on weekdays and 8:00am to 4:45pm on the weekends.

ADA passengers are also required to fill out a certification application to determine eligibility. If terms are met, the applicant receives a card certifying their eligibility to ride.

The primary uses for the Dial-A-Ride system are transportation to medical appointments, workshop programs for persons with disabilities, shopping areas, and employment. Diala-Ride services also provide connections to the RTA, Sunline, and Banning and Beaumont fixed routes. Additionally, demand for paratransit is expected to grow. This is a universal transit/paratransit theme nationwide and Banning is anticipated to continue to see growth in the paratransit program. The savings in administrative costs mentioned above in the fixed route section also applies to DAR and like fixed route the COVID-19 pandemic has drastically impacted ridership numbers and fare box revenue in the end of 2019/2020 fiscal year and continues to impact ridership currently.

Major Trip Generators
Major passenger trip destinations that the Banning transit system services are the Sun Lakes Plaza Shopping Center, the Walmart Supercenter in Beaumont, the Banning Justice Center, San Gorgonio Pass Hospital, Beaver and Loma Linda Medical Plazas, the Cabazon Outlet Stores, Desert Hills Premium Outlets and Casino Morongo and the Mt. San Jacinto College San Gorgonio Pass Campus. There is a high demand for service to these destinations whether for employment, necessities or pleasure.

Figure 7. Major Trip Generators
Retail/Entertainment
Government/Higher Education
Medical
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16 URBAN DESIGN

DOWNTOWN REVITALIZATION
This section presents an urban design analysis of Downtown Banning which aims to understand how people interact with and experience the area.

Each topic is discussed on a different page, with goals derived from the physical, aesthetic, and regulatory frameworks of successful downtowns in similarly-sized cities. Assets for a district are features that attract people to an area and/or contribute to its identity and character. Building around existing assets is a key strategy to facilitate revitalization and ensure that it proceeds in a manner that is authentic to Banning’s history and character. 639
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18 Fox Cineplex is D’Place The Station Taphouse Bar and Grill Jitterz Coffee at The Haven District Assets

EXISTING DESTINATIONS
Existing destinations are those uses which currently attract a significant number of people, as determined by field observations and cell phone visit data obtained by RCLCO (see market analysis appendix for more information). City Hall, Central Elementary School and Banning Village Market are examples of destinations of necessity, while the Fox Theater and Station TapHouse Bar and Grill are examples of leisure destinations, or destinations of choice where people come for a particular experience. Several of the uses which attract the largest number of people are destinations which contain uses or structures not compatible with a downtown urban design setting. These “pass-through assets” are more likely to be visited for a short period of time, with on-site parking leading to a “grab and go” type of experience which provides less opportunities to capture greater amounts of visitor time and expenditure. Examples are Jack in the Box (22% of total downtown visits) and Parts Authority, an auto parts store which is the highest sales tax generator in the area.

GOOD QUALITY BUILDINGS
The City of Banning was incorporated in 1913, and much of the building fabric of Downtown dates from the years prior to World War II, when development in the American Main Street tradition was at its peak. This town-building tradition, which incorporated various architectural styles, prioritized one and two-story storefront buildings which open onto sidewalks and engage the street with transparent windows, creating a human scale and pedestrian orientation which enriched their downtowns as districts. The Haven building, a large two-story brick building with a clock tower at the corner of Ramsey Street and San Gorgonio Avenue, is the most prominent example of this; however, other structures throughout can be found, including the block of San Gorgonio Avenue between Hays and Williams Streets, which also includes newer structures built in the main street tradition.

GOALS
• Identify, highlight and promote Downtown’s existing assets within the urban fabric
• Use existing assets as a guide for the future vision, identity and branding of the Downtown
• Identify buildings which contribute to the pedestrian experience of Downtown
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization | (WORKING DRAFT) The retail visitor analyses were performed utilizing data from SafeGraph which provides a sample of cell phone data for over 18 million places of interest (POIs) where the cell phone was located for at least four minutes. ► The graph below shows that the most visited locations within Downtown Banning are Jack in the Box (22%), Vape Town (10%), IHOP (9%), and Wing’s Garden Cafe (8%). Collectively, these four establishments are driving nearly half (49%) of all traffic in the Downtown Banning area.
► The graph to the right displays the home location of visitors to the Downtown Banning area. For the most part these visitors stem from the immediate Banning area and parts of nearby Cabazon, Cherry Valley, Beaumont and the outlying communities of the San Gorgonio Pass Area.
► Despite being immediately adjacent to Interstate-10, the census block groups that comprise Banning, and those immediately bordering the city, account for approximately 46% of all visitors to the Downtown Banning area.

Map of Estimated Visit Percentage by Retailer - 2022
Downtown Banning

ESTIMAT
>21
≤1
Map of visits to downtown businesses as captured by cellular data (see market review appendix) Figure 8. Downtown Business Visitation
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19 SAN GORGON OI
6TH
5TH
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2.5-Min Walk (660’)
5-Min Walk (1320’)
1 2
3 Downtown Assets
Pass-Through Assets
Specific Plan Area
Walking Radius 5 min (1320’)

W RAMSEY ST

W WILLIAM ST E WILLIAM ST

W HAYES ST E HAYES ST
N 8TH ST
N 7TH ST
N 6TH ST
N 5TH ST
N 4TH ST
N 3RD ST
N 2ND ST
N 1ST ST

N SAN GORGONIO AVE

N ALESSANDRO AVE

MARTIN ST
S 8TH ST
S 6TH ST
S 4TH ST
S 3RD ST
S 2ND ST
S 1ST ST

S SAN GORGONIO AVE

E RAMSEY ST

BRYANT ST

BRYANT ST
I-10 I-10
I-10
Figure 9. District Asset Map
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20 Repurpose Potential (Banning Hotel
today and historically, when it
advertised a cafe)
Vacant lot next to Boys and Girls Club Redeveloped but unoccupied Opportunity Sites
Opportunity sites are parcels of land, outside the public right-of-way, which have the opportunity to be developed into something which can benefit the district – new ground-up development, open space, or parking/transportation facilities. Opportunity sites also include existing structures which have the opportunity to be reused in a different way which could bring additional benefit to the district.

VACANT LOTS
A significant number of vacant lots are located throughout the Downtown on almost every block, contributing to the sense of economic stagnation and reducing walkability in the area.

CITY-OWNED OPPORTUNITY SITES
The City controls many sites whose development it can incentivize through land writedowns or other means, for catalytic development with potential public benefit elements (e.g. open space, affordable housing, public parking).

REPURPOSE POTENTIAL (GOOD QUALITY BUILDING)
Some good-quality structures are partially or fully unoccupied and present opportunities to be leased for uses that bring economic activity to the Downtown. Examples include the commercial space in the historic 199 W Ramsey St mixed-use building, which fronts on an entry plaza and could be used for a restaurant or other public-facing use, and the vacant, recently renovated office building at 66 N 1st St.

OFF-STREET PARKING LOTS
As described on page 34, there are over 1,200 parking spaces available in Downtown Banning, including a perpendicular and diagonal on-street parking along most of the northsouth streets in the central downtown area. The presence of these public resources could allow off-street parking lots to redevelop into new uses, “filling in” the downtown and creating a more walkable environment. Elimination of minimum parking requirements should be considered to encourage private investment in these spaces.

Goals
• Bring vacant properties into productive uses that contribute to creating a vibrant Downtown • Catalyze the development and vibrancy of the overall Downtown with development on key opportunity sites
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21 SAN GORGON OI
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2.5-Min Walk (660’)
5-Min Walk (1320’)
3 2
1 Vacant Lots
Underutilized Parcels
Repurpose Potential (good quality building)
Publicly Owned Opportunity Site
Off-Street Parking Lots
On-Street Opportunity
Specific Plan Area
Walking Radius 5 min (1320’)

W RAMSEY ST

W WILLIAM ST E WILLIAM ST

W HAYES ST E HAYES ST
N 8TH ST
N 7TH ST
N 6TH ST
N 5TH ST
N 4TH ST
N 3RD ST
N 2ND ST
N 1ST ST

N SAN GORGONIO AVE

N ALESSANDRO AVE

MARTIN ST
S 8TH ST
S 6TH ST
S 4TH ST
S 3RD ST
S 2ND ST
S 1ST ST

S SAN GORGONIO AVE

E RAMSEY ST

BRYANT ST

BRYANT ST
I-10 I-10
I-10
3 644
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22 I-10 Serving fast food restaurants Underutilized parking lots Vacant lot 4th and Ramsey St District Inventory - 8th St to 4th St
OVERALL CHARACTER:
•The western end of the corridor (8th and Ramsey) is characterized by a busy, vehicular-focused intersection connecting to downtown’s only direct connection to I-10. Fast-food restaurants, a drug store, and a gas station surround the intersection and provide a service point for regional visitors. The Riverside County Office of Social Services and Greyhound Bus station are also located in this segment on the south side of Ramsey between 4th and 6th with a building footprint of .68 acres.
•Limited signage and identity markings and nondescript suburban development hide the presence of the downtown core just to the east. Visitors from I-10 especially are presented with almost no cues to direct them toward downtown.
•A scattering of varied business types and land uses, varied setbacks from the street frontage and breaks in development diminish the sense of a cohesive and visually connected downtown experience.

LAND USES:
•This area contains several of the most visited destinations in the study area: Jack in the Box (22%), Vape Town (10%), IHOP (9%). These popular businesses have been classified as Pass-through Assets within our analysis to further consider in the planning effort and distinguish from the more pedestrian-focused, walkable assets in other core areas of the downtown. •Three (3) completely vacant lots face Ramsey, located on both sides of the corridor. Vacant sites have been classified as Opportunity Sites within this analysis for potential future development consideration. •The northern side of Ramsey is characterized by a scattering of single restaurant businesses, other small commercial developments, and single-family residential units fronting directly on the corridor.

PARKING:
•Several large parking lots are located on the southern edge of the corridor, serving the existing fast-food restaurants and social services building. From visual observation, the lots appear largely underutilized during non-peak business times. Parking lots have been classified as Opportunity Sites within this analysis for potential future development consideration.

POTENTIAL RELATIONSHIP TO THE OVERALL DOWNTOWN DISTRICT:
•Because this is the only area of downtown with direct connection to / from I-10 east and west, this area will likely play an important role as a gateway/ connector into the downtown. The ability to attract more guests to downtown from the outside will play an important part in revitalizing downtown Banning. •While addressing critical pedestrian and bicycle safety issues is an important need, urban design should also address welcoming and arrival into downtown from a vehicle.
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23 Greyhound Bus
Station
Riverside County
Department Public CBD The Wellness Generation
Bella Vista Cottages
and Apartments
Mountain View Estates Trailer
Park Community Papaya Bay
Reynaldo’s
Music and Voice
Institute
Cancer
Federation
Snowballs and
Snacks
IHOP Jack in the
Box
Santiago’s
Taco Shop
Banning
Donuts

2.5-Min Walk (660’)
5-Min Walk (1320’)
S 6TH ST
S 4TH ST
S 8TH ST N 8TH ST
N 4TH ST

W RAMSEY ST
I-10

W RAMSEY ST
Vacant Lots
Underutilized Parcels
Repurpose Potential (good quality building)
Publicly Owned Opportunity Site
Downtown Assets
Off-Street Parking Lots
On-Street Opportunity
Specific Plan Area
Walking Radius 5 min (1320’)
2 3
1 Pass-Through Assets
Access from I-10 West
Entrance to Downtown
12,250’ - 5 Min Walk
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24 Ramsey Street sidewalk and
storefronts Downtown branded lightpole Downtown alley next to Fox Theater District Inventory 4th St to San Gorgonio Ave
OVERALL CHARACTER:
•The central segment of the Ramsey corridor, between 4th St and San Gorgonio Ave, is characterized by the densification of commercial businesses and the beginning of an evenly set back, continuous storefront frontage. As Ramsey moves toward San Gorgonio the corridor really begins to feel like a true, walkable downtown ‘Main Street’. The area feels like the one of the most pedestrian-active parts of the downtown district and walkable within a 5-minute walk range of the Ramsey/San Gorgonio intersection.
•Some street trees do exist along Ramsey but there are big gaps in spacing and many of the trees are not performing well in the urban conditions. The hot streetscape conditions during daytime hours limit the overall use and walkability of the district. Opportunities for providing regularly spaced street trees and shading will be worth further study and consideration to help make the district more pedestrian friendly and walkable.
•No existing outdoor dining or business streetscape usage observed along Ramsey. Finding opportunities to further activate downtown streetscapes with programming, especially programming aligned to adjacent business usage will be important to further explore. A system of placemaking, art, lighting, district branding, signage and wayfinding will offer additional layers to help activate Ramsey, largely absent within the current conditions. •A system of alleyway spaces connect along Ramsey and provide back-of-house access and operations for downtown businesses. Alleyways connect to a variety of off-Ramsey development conditions and spaces. Utilizing these secondary connections will help create a richer range of downtown connectivity and a network of new explorable downtown spaces and programming.

LAND USES:
•This area contains several locally popular destinations including: Fox Theater, Jitterz Coffee, The Station TapHouse Bar and Grill, KK Market, and the Boys and Girls Club. These popular businesses have been classified as Assets within our analysis to consider how we may further build around them as part of preparing planning concepts.
•Several sites have existing buildings that are in good condition and may be suitable candidates to focus on for potential repurposing. These sites have been classified as Opportunity Sites within this analysis for potential consideration in developing planning concepts.
•A large, City-owned vacant plot at the SE corner of 3rd St and Ramsey offers a unique redevelopment opportunity, one that could add a significant new spark to a downtown core that begins to wane westward along Ramsey St, past 2nd St. This would be a great opportunity to extend the energy of the downtown core and fill in some development gaps existing along Ramsey.

This would be a site the City also doesn’t have to rely on a 3rd party property owner or developer to complete key long-term planning objectives; the City could undertake development themselves, or find a development partner, and in turn help catalyze other development to follow. The City has expressed interest in creating a park for this property. Completing a comprehensive planning process will inform how this property whether park or other use will help complement a full downtown vision. With its larger size and proximity to the downtown core, there are likely a range of development typologies and open space types that could be suitable options for this space. 647
25 2.5-Min Walk (660’)
Wings Garden
Cafe
Set Free Thrift
Store
Elegant Affair
Wedding venue
Boys and Girls
Club
Banning
Smog & Auto
Repair
Parts
Authority
Ramsey Villa
Apartment Fitness
Lounge
Jitterz
Coffee
T-Mobile
Banning Art
Gallery
Angels Black
Tiger Martial
Arts Studio LA’s Nothing Over Nine
Ninety
KK Market Fox
Cineplex is
D’Place Superior
Banning Tech Know
Barber Shop
The Station Taphouse
Bar and Grill

2.5-Min Walk (660’)
5-Min Walk (1320’)

W RAMSEY ST
N 3RD ST
N 2ND ST S 2ND ST
S 1ST ST N 1ST ST
S 4TH ST
S 3RD ST
N 4TH ST
Vacant Lots
Underutilized Parcels
Repurpose Potential (good quality building)
Publicly Owned Opportunity Site
Downtown Assets
Off-Street Parking Lots
On-Street Opportunity
Specific Plan Area
Walking Radius 5 min (1320’)
Pass-Through Assets

S SAN GORGONIO AVE N SAN GORGONIO AVE
Access from S San Gorgonio Ave 2 3
1 648
1 2 3
26 Carpenter Hamilton Park Historic Coplin House Connection to Downtown from Courthouse
District Inventory - San Gorgonio Ave to Martin St
OVERALL CHARACTER:
•The City Hall park and Historic Coplin House on the northeast and southeast corners, respectively, of San Gorgonio and Ramsey, enclose the intersection and connect this area to the downtown core to the west.
•East of City Hall, however, Ramsey Street opens up to two lanes eastbound, and one cross-street is missing (former Murray Street), giving the street more of a high-speed character. This sense is heightened because of the vacant lot on the south side of the street and auto sales/parking lot uses on the north side between Alessandro Street and Martin Street.

LAND USES:
•The district is dominated by a 3-4 acre vacant city-owned lot occupying the majority of the south frontage of Ramsey. The lot has excellent visibility from I-10 and has garnered development interest from hotel operators and affordable housing developers. It may represent one of the only opportunities to create a development of sufficient size to create its own environment in support of the downtown. •City Hall, the Banning Police Department and the Riverside County Courthouse just east of the downtown boundary are significant employers and destinations; increasing utilization of downtown by employees and visitors to these destinations presents an initial opportunity. •The park connecting City Hall to the San Gorgonio/Ramsey Street intersection is shady and has plenty of seating, but it feels hidden from the corner and thus does not function as a downtown amenity.

PARKING:
•There is a large amount of public parking on the east and west sides of San Gorgonio Avenue between Ramsey and Livingston. These parking areas are underutilized, in part because they lack district and site signage indicating that they are public lots.

Potential Relationship to the Overall Downtown District:

A significant new hotel or housing development on the City-owned lot could turn this district into a newer civic/mixed-use complement to the downtown core, feeding people toward the retail uses that predominate to the west.

The area could function as an eastern gateway to Downtown. 649
27 alk (660’)
Banning Police
Dept
Jitterz
Coffee
T-Mobile Socal Gas
Banning Art
Gallery
Angels Black
Tiger Martial
Arts Studio
LA’s Nothing
Over Nine
Ninety
Fox
Cineplex is
D’Place Superior
Banning Tech Know
Barber Shop
The Station Taphouse
Bar and Grill
Banning Civic
Center

2.5-Min Walk (660’)
5-Min Walk (1320’)

S SAN GORGONIO AVE N SAN GORGONIO AVE

N ALESSANDRO ST

MARTIN ST MARTIN ST

E RAMSEY ST W RAMSEY ST
Williams Vacant Lots
Underutilized Parcels
Repurpose Potential (good quality building)
Publicly Owned Opportunity Site
Downtown Assets
Off-Street Parking Lots
On-Street Opportunity
Specific Plan Area
Walking Radius 5 min (1320’)
Pass-Through Assets
S 1ST ST N 1ST ST
Access from S San Gorgonio Ave
KK Market
2 1 3
650
1 2 3
28 Repplier Park Aquatic Center Banning Native American Center Banning Village Market District Inventory - N San Gorgonio Ave
OVERALL CHARACTER:
• While outside the current study area boundary, this area exhibits some of the most walkable and pleasant downtown qualities in the City. Buildings mostly engage the street and are occupied, some street trees are growing well, and land uses which serve daily needs keep the area active.

LAND USES:
• Significant local destinations in the area include Central Elementary School, Banning Village Market (the primary market for central Banning) and the Dorothy Ramon (San Manuel Band of Serrano Indians) Learning Center; these are categorized as Assets within our analysis. • Local service uses, such as gyms, salons and storefront offices, predominate in smaller storefronts, maintaining the area with a reasonable amount of activity. The west side of San Gorgonio between Hays and Williams has a continuous line of street-facing buildings which have also been categorized as Assets.
• Vacant lots and parking areas on the east side of the street present opportunities for development, possibly of downtown housing typologies.

PARKING:
•The City recently constructed a public parking lot with electric vehicle chargers on the east side of the street.

POTENTIAL RELATIONSHIP TO THE OVERALL DOWNTOWN DISTRICT:
• This area forms a neighborhood-serving, walkable corridor which connects downtown to the market and school as well as the recreational facilities within walking distance a few blocks north. It could highlight San Gorgonio’s role as a local, multimodal cross-axis intersecting with the more regional corridor of Ramsey Street.
651
29 2.5-Min Walk (660’)
La Carreta
Dulceria
Dorthy Ramon
Learning Center
Rise Above
Boxing Academy
McClellen Wilson
and Patterson
Flamingo’s
Event Planner
Central
Elementary
School Banning Village
Market

N SAN GORGONIO AVE

W WILLIAMS ST E WILLIAMS ST
Extreme Hair
Salon
Elvira’s Boutique
Protein Garden
Super Subs

2.5-Min Walk (660’)
5-Min Walk (1320’)
Vacant Lots
Underutilized Parcels
Repurpose Potential (good quality building)
Publicly Owned Opportunity Site
Downtown Assets
Off-Street Parking Lots
On-Street Opportunity
Specific Plan Area
Walking Radius 5 min (1320’)
Pass-Through Assets

N ALESSANDRO ST
N 2ND ST
N 1ST ST

W HAYS ST E HAYS ST

MARTIN ST
3 2
1 652
1 2 3
30 Cluster #1 - Ramsey & San Gorgonio
Intersection Cluster #3 - Large Vacant Plot
along East Ramsey Cluster #4- Redeveloped but some unoccupied Area of Interest
FIVE AREAS OF INTEREST ARE IDENTIFIED ON THE MAP AT RIGHT:

Near the intersection of Ramsey and San Gorgonio – This area is the center of downtown, with existing entertainment-oriented businesses including the Fox Theater. It presents the clearest opportunity to build upon assets to revitalize downtown.

Ramsey near 4th and 3rd Streets – This area presents a number of opportunity sites, including a potential open space next to the Boys and Girls Club. New development and open space could complement social service uses.

City-Owned Large Development Site – The large development site is a unique opportunity to build a new section of downtown, connected to City Hall, to complement the historic downtown core. Development will need to abide by Surplus Land Act rules which “is a “right of first refusal” law that requires all local agencies to offer surplus land for sale or lease to affordable home developers and certain other entities before selling or leasing the land to any other individual or entity.” 1
San Gorgonio North – This area also has cultural, educational and recreational assets and a pleasant street character. The area could be strengthened in its function as a neighborhood corridor connecting downtown to residential areas further north. 8th St and Ramsey – This area is an important arrival point to the city and vehicular gateway to downtown.
1 California Department of Housing and Community Development 1 2
3 4
5 653
31 2.5-Min Walk (660’)
5-Min Walk (1320’)

N SAN GORGONIO AVE S SAN GORGONIO AVE

W RAMSEY ST

W WILLIAM ST E WILLIAM ST

W HAYES ST E HAYES ST
N 8TH ST
N 7TH ST
N 6TH ST
N 5TH ST
N 4TH ST
N 3RD ST
N 2ND ST
N 1ST ST

N ALESSANDRO AVE

MARTIN ST
S 8TH ST
S 6TH ST
S 4TH ST
S 3RD ST
S 2ND ST
S 1ST ST

E RAMSEY ST

BRYANT ST

BRYANT ST
I-10 I-10
I-10
Vacant Lots
Underutilized Parcels
Repurpose Potential (good quality building) Publicly Owned Opportunity Site Downtown Assets
Off-Street Parking Lots
On-Street Opportunity
Specific Plan Area
Walking Radius 5 min (1320’)
Upgraded Street Connections Pass-Through Assets 14
2 5
3 654
1 2 3
32 To
Downtown
Banning
Potential
Bridge
Treatments
To
Downtown
Banning
Potential
Focal
Element
To
Downtown
Banning
Potential
Bridge
Treatments
Potential
Focal
Element

SIGNAGE
Signage leading to Downtown Banning is needed in multiple locations including along the I-10 mainline, at the end of the freeway exits at 8th Street and Hargrave Street, and along San Gorgonio Avenue.

REORIENTATION OF CIRCULATION
The lack of direct freeway access to Downtown Banning at San Gorgonio Avenue is a significant constraint to economic development in the area.

When I-10 was first constructed, exiting motorists traveling eastbound connected to a one-way Bryant Street and came to an intersection at San Gorgonio; motorists traveling westbound connected to a one-way Livingston Street, similarly coming to intersect San Gorgonio. In the long term, working to reestablish this street pattern would strengthen the position of Downtown Banning (although it would negatively effect 8th Street and Hargrave Street). It would also provide motorists traveling south toward Idyllwild a direct connection to CA Route 243.

GOALS:
•Increase visibility, recognition and access to Downtown Banning for passthrough I-10 travelers •Provide clear gateways into and out of Downtown, identifying it as a unique district
I-10 East Bound Freeway Exit at 8th St I-10 West Bound Freeway Exit at 8th St San Gorgonio Ave North Bound over I-10 Access and Gateways
Despite being an area which is recognizably different from most of the suburban-style development in nearby communities, Downtown Banning is almost entirely unmarked, unrecognizable and difficult to access for the millions of travelers who pass by it on I-10 annually. The area is not even signed for Banning residents who access it from local streets.

Currently, nearly half of retail visits to downtown derive from Banning itself, and the majority of other visitors come from nearby communities such as Beaumont and Cabazon.

Nevertheless, increasing visibility of downtown from I-10 gives the district the opportunity to tap into the spending power of the approximately 134,000 daily drivers (2017, Caltrans) which travel along the interstate highway.

FOCAL ELEMENTS
Focal elements could be landscaping, decorative walls, pylons, public art, etc. which announce arrival or directions to the downtown.

BRIDGE TREATMENTS
Potential bridge treatments could include “Downtown Banning” murals painted on the side of I-10 overpasses or treatments underneath the bridge, such as murals or lighting, which improve the active transportation experience into Downtown. 655
33 SAN GORGON OI
6TH
5TH
4TH
3RD
6TH
RAMSEY
8TH

WILLIAMS
FAY
2ND
1ST
7TH

ALESSANDRO

LIVINGSTON
HAYS
MURRAY
4TH
I 10
I 10
I 10
I 10
HAYS

JACINTO VIEW
MARTIN
JOHN
BRYANT

2.5-Min Walk (660’)
5-Min Walk (1320’)
District Access and Gateways Map.

Access to Western Banning and Beaumont

W RAMSEY ST

W WILLIAM ST E WILLIAM ST

W HAYES ST E HAYES ST
N 8TH ST
N 7TH ST
N 6TH ST
N 5TH ST
N 4TH ST
N 3RD ST
N 2ND ST
N 1ST ST

N SAN GORGONIO AVE

N ALESSANDRO AVE

MARTIN ST
S 8TH ST
S 6TH ST
S 4TH ST
S 3RD ST
S 2ND ST
S 1ST ST

S SAN GORGONIO AVE

E RAMSEY ST

BRYANT ST

BRYANT ST
I-10 I-10
I-10
Access to Central Elementary School,
Nicolet Middle School, Banning Aquatic
Center and Nature Area
Access to Eastern Banning and
I-10
Access to Banning High School
and Nature Area
134K ADT
1 2
3 Gateway
Potential Additional FreewayOriented Signage Zone
Access
District Marker and Identification
Specific Plan Area
Walking Radius 5 min (1320’)

LIVINGSTON ST
656
34 COMPLETE STREETS
Ramsey Street serves as Banning’s Downtown Main Street supported by adjacent parallel streets of Hays and Livingston, north and south respectively. Running perpendicular to these are 4th St- 1st St from west to east respectively as well as San Gorgonio, Alessandro St and Martin St. 8th St at the west of the study area connects to interstate 10 and is a major gateway to the study area. The following section outlines the existing conditions of these streets, addressing the challenges of varied right-of-way segments, missing pedestrian elements, and constrained conditions that do not meed ADA requirements. Many opportunities in these few streets exist for improving accessibility, safety, and comfort for non automobile users, and elevating the daily experience of traveling along Ramsey Street or patronizing its storefronts. Opportunity also exists to reconsider the distribution of parking downtown in order to re-distribute the public right-of-way for assets such as wider sidewalks, street trees, and bicycle facilities, while still maintaining access for those visiting or living in Banning to experience downtown.
657
35658
0 25 50 100
Feet
N 4th
S 6th
N 8th S 8th
S 4th
Livingston
W Ramsey
13 25
19 1
20 9
4 101
44 41
9 4
4 19
8 6
5 6

3.5 4
3 5
1 2 1 1 1 2 2 1 1
2 3 6
6 3
4 4
22 8
8 6
19 On Street

2.40 0.32

0.18 0.20

0.01 2.07
Off Street
Angled
Perpendicular
Commercial loading 30 min max.

Passenger loading-5 min max.

Private
Public
Parallel- Not Marked
Short term parking

1.50 4.70 496
129
71 39
3 57
420
Total Off Street 6.10

8.90 Acres
Number
of Spaces
Total All Parking
Total On Street 590
625
1,215
Parking In Downtown Banning
In downtown Banning there are over 1,215 parking spaces of on-street and off-street combined. Close to 1/3 of these are private off street lots, but still might be used by those parking downtown due to relatively loose and sometimes ill defined use. 129 off street spaces are public, with 101 of them located in the 1.4 acre lot shared by the Riverside Department of Public Social Services and the Greyhound Bus Station. The other 28 are on the west side of San Gorgonio between Livingston Street and Ramsey Street. These parking spaces were counted as both existing formal spaces with striping, as well as all spaces where no formal markings exist, but parking is happening. Many spaces that are unmarked are on streets with vacant lots and were counted to get the general quantity of potential space if all land use were built-out. An average of 18’ for parallel spaces was used to calculate number of approximate spaces available, rounding down to the nearest whole number.

There are 590 total on-street spaces. All 39 perpendicular spaces are on South 1st Street, while the 71 angled spaces are on 1st Street, 2nd Street, and 3rd Street. 480 parallel spaces are spread out throughout the downtown. 57 of them being short term green curb spaces and 3, yellow loading spaces. On-Street Parking on Ramsey Street on one side or both could be eliminated to make more room for pedestrian and active transportation infrastructure as the number of potential available spaces on the north side of Livingston Street alone could offset all of the spaces on Ramsey Street and is only one block from shop fronts. Businesses also have parking behind stores but it is often crumbling and overgrown. Resurfacing these lots and making them safe and accessible at all times of day as well as easily connected via sidewalks and alleys will allow patrons to continue to access stores without dealing with traffic on Ramsey. Parking throughout downtown needs to be formally marked with signage and striping so drivers easily can tell if they can park or not, and also prevent vehicles from parking in odd positions causing a chain reaction of lower numbers of vehicles along a street. 1st 2nd 3rd 4th 8th
Number Of On-Street
Parking By Type
32 19 12 20 17
35 6th
17 Alessandro
9 Hays
101
Livingston
99 Martin
49 Ramsey
118
San Gorgonio
39 22 Angled
Parallel
Perpendicular
Sum of NumSpaces by StreetAdjacent and AngledPerpParallel 1st 2nd 3rd 4th 6th Alessandro Hays Livingston Martin Ramsey San Gorgoni...

StreetAdjacent
0 50
100
Sum of NumSpaces
32 19 20 12 17

35.5 17 9
101 99
49 118.5
22 39
Sum of NumSpaces by StreetAdjacent
1st 2nd 3rd 8th Livingston Ramsey San Gorgoni...

StreetAdjacent
0 100
200
300
Sum of NumSpaces
79 79
35 6 28
370
28 1st 2nd 3rd 8th Livingston Ramsey San Gorgonio
79 79
35 6 28
370
28 Number Of Off-Street Parking by Access Street
Public Parking With Lack of Signage/
Lack of Markings for Street Parking
0 25 50 100 US Feet
0 25 50 100
Feet
S 6th
N 8th S 8th
Livin
13 25
19 44
41 9
4 4 19
8 6
3 5
1 2 1 1 1 2
2 19
On Street

2.40 0.32

0.18 0.20

0.01 2.07
Off Street
Angled
Perpendicular
Commercial loading 30 min max.

Passenger loading-5 min max.

Private
Public
Parallel- Not Marked
Short term parking

1.50 4.70 496
129
71 39
3 57
420
Total Off Street 6.10

8.90 Acres
Number
of Spaces
Total All Parking
Total On Street 590
625
1,215
36 659
N 4th
N 3rd
N 1stN San Gorgonio S San Gorgonio
N AlessandroMartin St Martin St
N 2nd
S 4th
S 3rdN 2nd
S 1st
E Ramsey
Livingston
ngston
W Ramsey
1 20 9
4 14
14 15
27 19
7 101
21 9
30 4.5
3 7 4 1
3 4
5 7
3 5
7 6
1 3
6 5
3 19 13
8 11 10
8 3
8 3
1 10
2 5
35 12
10 9 9
28 4
5 6

3.5 4
5 6 6
6 5
5 11 12 6 4
2 2 1 1
3 6
4 2 2 4 4 2
3 4
6 3
4 2
4 3 5
6 5
4 5
22 1 1
11 6
8 11
8 6
9 3 8 4 9 1 8
2 8
3 3
9 3
1 3
5 1
8 13
2 3 4
5 10
6 6 16 13
Lack of Markings for Parking Unclear Ownership and Use
of Lots Behind Businesses
Street Treated As Parking Lot Public Parking With Lack of Signage Uncertain Parking Allowance on Livingston
Angled Parking On Wide Streets Angled Parking On Wide Streets Short Term Parking Near
Police Station Street Turned Into Parking Lot
37660
38 COMMUNITY ENGAGEMENT
Engagement with members of the community is a vital part of the design process and helped the project team guide decisions for how best to implement the desires of the community. Throughout the project there were several engagement events with community and stakeholder groups both to gain initial insights and later to get feedback on several design concept themes.
661
39662
Round 1 - Initial Engagement
In Person Events
The initial engagement took place on October 27th, 2022 at a number of places throughout the day. These included: Downtown Business owners Ad Hoc Committee, Banning High School, Nicolet Middle School, Central Elementary School, and a Community Workshop Meeting at City Hall. At these different locations the project team gave presentations and heard valuable feedback from community members.

Collecting feedback happened with the aid of display boards with information on topics including: Urban Design, Development Experience, and Street Safety and Transportation.

Urban Design
The community showed interest in slow streets, programmed alleys, bike parking as well as active street terrace, green stormwater management, shade, and outdoor gathering. There were a few dislikes marked on the board, including active street terrace with elements like barrels and furniture, as well as outdoor gathering space which might relate to the concern of unhoused people downtown voiced by some.

Development and Experience
Participants were excited about street festivals, public parks and open space, farmer/flea markets, outdoor movies and night attractions. Initial findings also showed interest in mixed use development to offer spaces for residential and livework studios downtown.

Street Safety and Transportation
Street improvements focusing on pedestrian and cyclist safety were supported with speed and making space for all users being a top priority. All ages shared this sentiment but even more so from students who mentioned the desire for a safer route from schools to Downtown to meet up after school.

Example engagement board from initial day
40 663
Round 1 - Initial Experience Survey
Throughout the duration of the project in addition to in person engagement there were two online surveys which allowed for the community to provide input on the project. The first survey had 250 complete responses and asked general questions about their use of downtown amenities they might like to see in Downtown Banning.

TIME SPENT DOWNTOWN?
77% of people visit downtown because they live here and time spent downtown was 51% for less than one hour, 13% for a few hours, 5% for most of the day, and 30% for I do not visit downtown.

HOW OFTEN DO YOU WALK, BIKE, OR TAKE TRANSIT DOWNTOWN?
52% of respondents never use non-vehicular modes downtown while 20% do a few times per month. less than monthly and a few times a week both had 12%, and 2.5% used non-vehicular modes everyday.

WHAT WOULD MAKE YOU FEEL MORE COMFORTABLE OR SAFER WALKING, BIKING, ROLLING, OR TAKING TRANSIT DOWNTOWN? PLEASE CHOSE TOP 3.

Respondents ranked safer crossing infrastructure (crosswalks, pedestrian signals, etc.), and pedestrian lighting as most desired to make nonauto mobility more comfortable. Wider sidewalks, seating, shade and bicycle parking were also desired to a lesser degree. Less cars on the street, bus stops with more amenities, and more affordable transit options ranked lowest. Some write-ins for the Other category included:
“More businesses that were family friendly, everything is catered to low income”, Businesses like food restaurants, clothing stores, modernizing downtown area like Fullerton or Brea” “Less transients” “Stores to Shop” and “diagonal parking, like on State Street in Redlands to slow down motorists and make Ramsey more ‘pedestrian friendly’”.

WHICH OF THE FOLLOWING STREETSCAPE AMENITIES WOULD YOU LIKE TO SEE IN DOWNTOWN BANING? PLEASE CHOSE TOP 3.

Respondents wanted lighting, outdoor dining, green landscaping and shade as their most desired elements. Seating, plaza/meeting space, public art and city monument/gateway are moderately desired, while pocket parks, hydration stations, wayfinding, pedestrian-only alleys are the least ranked.

GENERALLY, WOULD YOU BE WILLING TO LOSE PARKING SPACE OPTIONS IN DOWNTOWN BANNING IF IT MEANT WALKING AND BIKING FACILITIES WERE IMPROVED?
53% responded yes, 41% no and 5% other including comment about building a parking structure.

Engagement announcement for first round of engagement in October and a link to survey
41664
Round 2 - Concepts Theme Feedback
The second engagement day took place on May 17th, 2023. The day included a presentation at the Chamber of Commerce Sunrise Breakfast, walk audit with Downtown business owners, and two workshop sessions, one for business owners followed by a community open house. The three concepts presented were: The Spark, Park & Play, and Gradient, which illustrated various design and placemaking treatments.

Results from the workshops (below) showed that the community preferred The Spark concept with Park & Play and Gradient vying for the 2nd favorite in different instances. See appendix for additional details.

Look & Feel
Streetscape & Mobility
The Spark (8 Votes)
Park & Play (2 Votes)
Gradient (1 Vote)
Public Realm/Open Space
& Placemaking
The Spark (9 Votes)
Park & Play (2 Votes
Gradient (0 Vote)
Land Use
The Spark (2 Votes)
Park & Play (1 Vote)
Gradient (2 Votes)
Ramsey & San Gorgonio
The Spark (9 Votes)
Park & Play (5 Votes)
Gradient (1 Vote)
Alleys
The Spark (9 Votes)
Park & Play (2 Votes)
Gradient (1 Vote)
Shared Streets
The Spark (4 Votes)
Park & Play (1 Vote)
Gradient (5 Votes)
Complete Street Design
Land Use and Open Space
Overall
The Spark (4 Votes)
Park & Play (5 Votes)
Gradient (0 Votes)
Dev Site #3- Social Services
The Spark (1 Vote)
Park & Play (4 Votes)
Gradient (0 Votes)
Dev Site #2- Civic Center
The Spark (2 Votes)
Park & Play (4 Votes)
Gradient (1 Vote)
Dev Site #1- SE Lot
The Spark (2 Votes)
Park & Play (2 Votes)
Gradient (2 Votes)
Mobility
The Spark (4 Votes)
Park & Play (2 Votes)
Gradient (1 Vote)
Gateways
The Spark (6 Votes)
Park & Play (0 Votes)
Gradient (1 Vote)
Complete Street design boards
Land use and open space board- The Spark
Mobility- The Spark
Gateways- The Spark
Full maps for drawing and comments- The Spark
42 665
Round 2 - Concept Themes Survey
The second survey presented the design concept themes of The Spark, Park & Play and Gradient. The survey had 127 complete responses. Participants could rank their choices for each using the photo simulation vignettes to give a sense of what that theme could look like. Out of the seven categories all categories besides, Look & Feel, had The Spark as the first choice with almost 50% or over 50% of respondents choosing it.

Which Main Street Concept Do You Like Most? Rank 13, most to least.

Organization: engagebanning, Engagement: 766885b15ee44635-b3968dbe7cb4483e, Questions: 10eccc9c-e73c-44b58576-fb9cc7c449c6, Which Streetscape and Mobility Elements Do You Like Most? Rank 13, most to least.

Which Main Street Concept Do You Like Most? Rank 13, most to least.

Organization: engagebanning, Engagement: 766885b15ee44635-b3968dbe7cb4483e, Questions: 10eccc9c-e73c-44b58576-fb9cc7c449c6, Which Streetscape and Mobility Elements Do You Like Most? Rank 13, most to least.

Main Street Survey Results
Which Main Street Concept Do You Like Most?
Rank 1-3, most to least.

Spark Park & Play Gradient
Which Main Street Concept Do You Like Most? Rank 13, most to least.

Organization: engagebanning, Engagement: 766885b15ee44635-b3968dbe7cb4483e, Questions: 10eccc9c-e73c-44b58576-fb9cc7c449c6, Which Streetscape and Mobility Elements Do You Like Most? Rank 13, most to least.

Organization: engagebanning, Engagement: 766885b15ee44635-b3968dbe7cb4483e, Questions: bb2a138f-9db7432196621ca02cb20904, Which Main Street Concept Do You Like Most? Rank 13, most to least.

Organization: engagebanning, Engagement: 766885b15ee44635-b3968dbe7cb4483e, Questions: 10eccc9c-e73c-44b58576-fb9cc7c449c6, Which Streetscape and Mobility Elements Do You Like Most? Rank 13, most to least.

Organization: engagebanning, Engagement: 766885b15ee44635-b3968dbe7cb4483e, Questions: bb2a138f-9db7432196621ca02cb20904, Look & Feel Survey Results
Spark Park & Play Gradient
Which Streetscape and Mobility Elements Do You Like Most? Rank 1-3, most to least.

Example of survey result which shoes The Spark at almost 50% or over 50% Look & Feel was the only category which didn’t have a clear first choice 43666
44 CONCEPT THEMES
Concept Design Themes�������������������������������������� 46 Three Concepts 47
The Spark 48
Park & Play 50
Gradient 52
Mobility and gateways ���������������������������������������� 54 Concepts 55
Access and Gateways 56
Concepts 57
Land Use & Open Space�������������������������������������� 58 Concepts 59
Existing Downtown Framework 60
Park & Play 64
Gradient 66
Look and Feel ������������������������������������������������������� 68 Color Palettes�������������������������������������������������������� 76 Small Town Charm 78
Scenic 80
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45668
46 CONCEPT DESIGN THEMES
Three distinct themes were investigated to bring varied character to the corridor. A design theme is a unifying and recurrent idea which is made clear through recognizable elements such as patterns, forms, colors, textures and materials. 669
1: The Spark
3: Gradient
Three Concepts

RESTORE DOWNTOWN AS THE HEART OF

THE COMMUNITY

GREAT HUBS, ACTIVE SPACES
LIVE/WORK BANNING; BLURRING THE
LINES
2: Park & Play
47670
The Spark

RESTORE DOWNTOWN AS THE HEART OF THE

COMMUNITY
Key Design Moves
• Mobility: More traditional main street with balance of parking and protected bike lanes.
• Land Use: Traditional, mixed-use downtown with development focused on core of downtown with infill on north-south streets and reuse of existing structures.
• Open Space: A network of narrow, historic inspired back-alley pedestrian paseos to be looped to connect a collection of new open spaces like court yards and shared street and key downtown businesses.

Figure 10. Communal Alleyway
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Figure 11. 1st St and Ramsey Shared Street
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Park & Play

GREAT HUBS, ACTIVE SPACES
Key Design Moves
• Mobility: Wide shared use sidewalk on main street allows users that park off of Ramsey to access downtown. Roundabouts at 4th and Martin slow traffic into downtown.
• Land Use: Combination of residential and mixed-use with entertainment attractors and a hotel to provide place for play and activities for local residents and visitors.
• Open Space: Playful elements on widened main street and alleys. Expanded Civic Center park connects to new land uses in downtown.

Figure 12. Playful Alleyway
50 673
Figure 13. 1st St and Ramsey Shared Street
51674
Key Design Moves
• Mobility: Tree lined boulevard main street with protected bike lanes and shared streets.
• Open Space: Streets and alleys filled with stormwater green infrastructure.

Flexible park space at Civic Center.
• Land Use: Live/work housing and small scale commercial/industrial land uses blend into commercial and more traditional residential from south to north through downtown.

Gradient
LIVE/WORK BANNING; BLURRING THE LINES
Figure 14. Green Infrastructure Alleyway
52 675
Figure 15. 1st St and Ramsey Shared Street
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54 MOBILITY AND GATEWAYS
Three mobility concepts were created to explore how combinations of Complete Streets elements would work together to provide safe access to and within Downtown for pedestrians and cyclists. The Appendix provides more details on these mobility concepts with diagrams and precedent imagery of mobility elements.

Similarly, the exploration of gateway alternatives considered how residents and visitors would know where Downtown began when coming from the interstate or other parts of town.
677
1: The Spark
3: Gradient

RESTORE DOWNTOWN AS THE HEART OF

THE COMMUNITY

GREAT HUBS, ACTIVE SPACES
LIVE/WORK BANNING;

BLURRING THE LINES
Concepts
2: Park & Play
55 Spark
Class IV
8 6
8 12
Class IVClass IV
Class II/IIB
Shared Use SIdewalk
Class IV HAYS

ALESSANDROMARTIN
4TH3RD2ND1ST
6TH
8TH

LIVINGSTON
RAMSEY
SAN GORGONIO Class IV Two-way
Class IV Two-way
Shared Street Shared Street
777
13 Shared Use SIdewalkShared Use SIdewalk
Blvd. Class IIB or IV
Protected
Roundabout
Class II/IIB
Class IV Two-way Class IV Two-way
Class IV Two-way-South
Blvd. Class IIB or IV
Park N Play

ALESSANDROMARTIN
4TH3RD2ND1ST
6TH
8TH

SAN GORGONIO
HAYS

LIVINGSTON
RAMSEY
Shared UseSW North
Gradient
Blvd. Blvd. Shared Use SW South
Protected
Roundabout Blvd. C
lass IIB or IV.
13 7
65 Class II/IIB
Class IV Two-way-South Side

ALESSANDROMARTIN
4TH3RD2ND1ST
6TH
8TH

SAN GORGONIO
HAYS

LIVINGSTON
RAMSEY
Class IV Two-way Class IV Two-way
Class IV
Shared StreetShared Street
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G1: Gateway Sign G 2: Monument Sign G4: I-10 Bridge Markers G5: Off/On Ramp Markers G6: Off/On Ramp Markers Access and Gateways
The Spark
• G1: Gateway Sign. Currently proposed to span over Ramsey at 3rd St. Suggest moving the location to 4th St to better align with where we see the western gateway to the downtown core starting with the proposed planning and development concepts. Although some interesting concept directions have been proposed for the gateway elements, it may be worth stepping back and looking at a holistic approach to all the downtown elements and features as part of a branded downtown effort. Could also consider a downsized approach to the message board to be a more monument-type or pylon-type rather than a road-spanning gateway structure, which could feel very heavy and constraining to future downtown extents.

Alternatives to digital message boards, such as gateway signs and banners, should also be considered. 4th St should be the start of the pedestrian-focused core of downtown, rather than a vehicular focused entry so scaling the gateway elements appropriately will be important.

Park & Play
• G4: 1-10 Bridge Markers. Uniquely identify Banning from I-10 in both the east and west bound directions. Potentially combine with study for other access and gateway opportunities.
• G5: Off/On Ramp Markers. Mark arrival to Banning from I-10 exit ramps with a sign type coordinated with the rest of the gateway and access types. With the limited space, this may need to be a pylontype or monument-type.

Gradient
• G6: Feature Edge Treatment. Repetitive marching of unique urban elements and planting between Livingston and I-10 as arrival edge feature and definition of Downtown Banning as a sustainable district for passerby.
• G2: Monument Sign. Currently proposed at 8th St (southeast corner). 8th St to 4th St to be more of the vehicular focused side of downtown. Will a smaller message board type at 8th be visible enough to call attention to arrival to downtown Banning? Will a gateway element perhaps be more appropriate at this location (and message board at 4th)?
• G3: East Side Gateway. Nothing has been proposed for the eastern edge of downtown as part of the City’s Message Board Signage package, but a complimentary gateway or message board could be considered to better mark the eastern gateway to downtown. Potential locations could include element locations at:

Martin St, the eastern edge of the Civic Center (halfway between Alessandro and San Gorgonio), or at the San Gorgonio intersection. 56 679
1: The Spark
3: Gradient
Concepts
2: Park & Play
G6
G4
G5
Pylon
G2 G1 G3
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58 LAND USE & OPEN SPACE
Land Use and Open Space concepts presented three ideas of how to revitalize downtown. Each concept had a particular focus. The Spark depicted a more traditional mixed-use downtown with focus on 1st Street and Alleys, Park & Play provided a more visitor and entertainment focus on Ramsey Street, and Gradient blended land uses from the more residential north side of Ramsey to live-work area near Livingston Street.
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2: Park & Play
1: The Spark
3: Gradient
Concepts

TRADITIONAL, MIXED-USE

DOWNTOWN

PLACES FOR OUR COMMUNITY

SENSE OF DISCOVERY

FRESH ENTERTAINMENT

DESTINATION FOR VISITORS

MAIN STREET PARK AND STROLL

LIVE/WORK COMMUNITY

SOFTENING AND GREENING

CUSTOMIZED PRODUCTION
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Existing Downtown
Framework
1: Freeway to Downtown Transition Area. This area links the freeway entrance at 8th Street to other portions of I-10. Businesses are geared toward freeway and vehicular traffic in general, including fast food restaurants and banks. Large, expansive parking lots cover much of the south side of the street. Despite the appearance of the area, this portion does have some of the most visited businesses in downtown. 2: Downtown Core. The center of downtown, this area is the historic downtown. The portions along Ramsey Street between San Gorgonio Avenue and 2nd Street and along 1st Street between Livingston and Hays have a stronger concentration of pedestrian-friendly, retail shopfronts including popular attractions such as Jitters Coffee, the Fox Theater and the Firehouse Bar and Grill. The portion west of 2nd Street has a more mixed land use, with single-family and multi-family residential, autooriented retail and office/R&D-type facilities. 3: Civic Center/Eastern Transition Area. This area consists of civic-focused uses including City Hall, Police Station and Superior Court.

Ramsey Street transitions from a wide boulevard to the east into the downtown street it is in the Downtown Core. The area has a significant daytime population which could contribute more to the Downtown Core.
4: City-Owned Opportunity Site. This large city-owned, vacant plot has the potential to drastically transform downtown with new development and relate to the Civic Center/Eastern Transition Area to create a new district of Downtown, feeding the downtown core. 5: Vehicular Gateway to Downtown. This intersection will be the pass-through for freeway traffic entering Downtown Banning. 6: Vehicular to Pedestrian Transition/Gateway Point. 4th Street marks the point at which block and building orientation patterns change significantly, marking the beginning of the walkable, historic downtown core. This is an appropriate location for a gateway element to mark the change.
7: Eastern Gateway. There is currently no discernible existing edge or gateway into downtown from the east, but land use and street design changes could create a strong gateway in this area.
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5 6 2 7
3 4
1 Commercial/ Retail Use
Civic Use
Office Use
Residential Use
5 Minute Walk .25 Miles

MARTIN ST
8TH ST
4TH ST

RAMSEY ST

HAYS ST
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The Spark

TRADITIONAL, MIXED-USE DOWNTOWN , PLACES FOR OUR COMMUNITY, SENSE OF DISCOVERY Open Space
• OS1: Alley and Paseo Places. A network of narrow back-alley pedestrian paseos to be looped to connect a collection of new open spaces and key downtown businesses. Paseos to be designed as ‘places’ to encourage adjacent business spill-out, exploration, art, and other experiential programming. Intended to initially connect core downtown areas radiating out and connecting to more areas over time to create a broad and connected network of downtown experiences.
• OS2: Banning Pedestrian Mall. A traffic-calmed, pedestrian and event space running north-south along the roadway of 1st Street between Livingston and Hays, creating a plaza-like space and providing opportunities within to stage events and activities of various sizes to help activate downtown Banning. The Mall should be connected to the overall open space network and circulation to encourage pedestrian movement and walkability downtown. The corridor will still be usable by vehicles but may be limited to certain times of day or controlled through other traffic calming measures.

OS1
OS5
OS3
OS4
OS7
OS6
OS2
• OS3: Civic Center Plaza. A new vision for Carpenter Hamilton Park will better open and connect the park to the Ramsey / San Gorgonio intersection and core downtown development. A more hardscape-focused, plaza-like civic space will be highly visible and become the ceremonial gateway to City Hall. The existing fountain to be the focal point of the revamped civic space.
• OS4: Courtyard Discovery Places. A series of new courtyard spaces will provide an opportunity to increase overall vibrancy downtown by introducing a range of new programming options and to serve a broad selection of user groups. Some potential programming for the courtyards may include more intimate, local business focused events and activities such as: spill-out seating, outdoor movies, instructional classes, live music, art installations, and others. A scattering of various courtyard spaces will be linked with pedestrian paseos and help promote a sense of discovery downtown. • OS5: City Recreation Park. The .66-acre vacant lot at 3rd St and Ramsey is a unique opportunity to provide a more actively programmed downtown park space that could serve kids using the adjacent Boys and Girls club as well as local residents not wanting to drive out of the downtown area to find more active types of recreation. Potential sport courts, sports fields, vending kiosks, exercise equipment, and other active recreation uses could be provided in the park.
• OS6: Parklet Places and Connectors. Replacing individual parallel parking spaces along Ramsey with more usable parklets will create opportunities for outdoor dining and other programming.

Parklets grouped along an entire block can provide enhanced connections between areas that cannot be connected through back alleys.
• OS7: Building Pass-throughs. Several potentially underutilized buildings could be repurposed with publicly accessible pedestrian pass-throughs included to help complete key circulation links in the downtown and provide a unique architectural way of integrating interior-focused programming to the downtown experience. Art installations, cafes, entertainment pop-ups, and other uses could all be housed within the buildings and become more easily discoverable for those exploring downtown. LEGEND
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Land Use
• LU1: Civic Center Expansion. Phased expansion concept for the Civic Center to include new expanded Civic Center facilities focused on a featured corner plaza space, new structured district parking garage, and pedestrian paseo connections linking the development. See more detailed information on the proposed expansion concept under Development Site #2.
• LU2: Mixed-use Residential Development. New residential / urban living development concept for the 5-acre City-owned property along Ramsey between San Gorgonio Ave and Martin Street. Concept includes a multi-family residential development, potentially affordable, with parking, mixed-use residential infill with ground floor retail facing Ramsey Street/ San Gorgonio Ave, district parking garage, new courtyard open space, and pedestrian paseo connections linking the development. See more detailed information on the proposed development concept under
Development Site #1.

LU3
LU1
LU2
LU4
LU5
LU4
LU4
• LU3: Downtown Retail Infill. New retail development blocks fill in gaps along San Gorgonio Ave and 1st Street to strengthen a more consolidated downtown core and activated by new adjacent courtyard open spaces and pedestrian paseo connections. • LU4: Multifamily Residential Infill. New multifamily and mixeduse residential infill developments on the outskirts of the core downtown area and support the other new downtown development.

New infill development to include ground floor retail when facing Ramsey. Pedestrian paseo connections to link the new / existing development. See more detailed information on the proposed development concepts under Development Site #3.
• LU5: Neighborhood Shopping Center. New shopping center repurpose and infill concept for the 2.4-acre County Services property at the southwest corner of 4th Street and Ramsey Street. The existing County Services building would be repurposed to a roughly 27,000 SF grocery store and surrounding infill retail would further break down the large existing parking lot with opportunities to add new retail businesses along Ramsey, including a potential location for the proposed laundry mat development. Pedestrian paseo connections to link the new / existing development and create a more walkable district. See more detailed information on the proposed development concept under Development Site #3.

LEGEND
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Park & Play

DESTINATION FOR VISITORS, ENTERTAINMENT, MAIN STREET PARK AND STROLL Open Space
• OS1: Main Street Ramsey. Widened sidewalk along Ramsey Street, especially on the north side, to become a major east / west pedestrian promenade and Main Street strolling experience through the downtown, connecting key core area open spaces and businesses. On the west end, 4th Street to become a gateway to a more pedestrian-focused downtown. Opportunities for outside visitors coming into Banning to park and explore downtown on foot to be provided along Ramsey, including a major park and walk hub at 4th Street. On the east end, the Superior Court property anchors the edge of downtown as a major local employment center and could help drive a steady flow of local daytime visitors downtown with a strengthened connection.
• OS2: Boulevard Entry Ramsey. A tree-lined boulevard with a central median and accent planting to greet visitors arriving to downtown Banning from the 8th Street I-10 entrance. Broad medians will allow for easy vehicular u-turning and navigation to western downtown businesses catering primarily to outside visitors / I-10 stopOS4 OS1
OS2 OS3 OS1
overs. Ensuring ease of arrival and access from outside are important to encourage further exploration downtown.
• OS3: Civic Core. A new Civic Center expansion coupled with new-build development at the City’s 5-acre southeast property presents a major opportunity to not only link two important downtown development areas but also create an important open space destination supported by usage shared between both developments. Linking both sides of Ramsey Street will be important to make the north / south side developments feel seamless and connected. A potential tabled roadway crossing could physically help link both sides and slow east / west crossing traffic to prioritize pedestrians. A major new civic open space could be an attractor for both local residents and outside visitors. Some potential programming for the civic park may include: a large event lawn, kids play area, civic-scale water feature or focal element, accent planting areas, shade and greening, and other uses TBD. Lining the park edges with retail and other uses will also help better activate the park.
• OS4: City Park. With proximity to the vehicular / pass-through traffic side of downtown, a new city park at 3rd Street and Ramsey Street would also potentially serve visitors coming into downtown from outside Banning. A flexible-use space is envisioned to allow for a range of users to use the space and would operate mostly as a passive park. A dog park component would be one use that could serve both local residents and be attractive to visitors from the outside to stop and use the park.

LEGEND
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Land Use
• LU1: Civic Center Expansion. Phased expansion concept for the Civic Center to include new expanded Civic Center facilities that would front directly up to Ramsey as a concept and better engage the Ramsey Street/ San Gorgonio Ave intersection, new civic core park, and a widened Ramsey promenade. Ground floor retail would serve the Civic Center facility and help activate the adjacent promenade. Enhanced architectural features on the new Civic Center building would provide visual cues framing the downtown core and act as a gateway. A new structured district parking garage would serve the Civic Center parking needs and be a district parking resource. See more detailed information on the proposed expansion concept under Development Site #2.
• LU2: Mixed-use Hotel/Conference Development. New hotel / conference / urban living development concept for the 5-acre City-owned property along Ramsey Street between San Gorgonio Ave and Martin Street with a focus on attracting outside visitors and guests to downtown Banning. Concept includes a 4-story hotel / conference facility, 5-story multifamily residential development, and LU5
LU4
LU1
LU2
LU3
LU6
a shared structured garage parking. New retail infill development blocks complete the concept on the western half of the property.

New hotel and retail development to front on an existing new civic park and take advantage of the open space linking to the Civic Center development to the north. See more detailed information on the proposed development concept under Development Site #1. • LU3: Entertainment Use. An entertainment use could provide a draw to the hotel and bridge the gap between the hotel and Downtown Core. Examples include pickleball, modern mini golf, axe throwing or an indoor shooting range focusing on Old West or bolt action weapons. See more detailed information under Development Site #1.
• LU4: Ramsey-oriented Infill Development. New retail
development blocks focused on east / west infill along Ramsey Street to strengthen a more connected and activated promenade walk linking downtown. Several infill blocks between 1st Street and 2nd Street to include additional upper level residential / and parking facility over the ground floor retail.
• LU5: Themed Attractor. Business sector focused on elevating the typical retail or customer experience to help attract visitors normally just passing by, help retain them and create opportunities for guests to further explore downtown Banning. Two potential types of subbusinesses being targeted within this category include: Destination Rest Stop and Specialty Farmer’s Market. These uses to be paired with an electric vehicle recharging facility to bring more people in.

See more detailed information under Development Site #3. • LU6: New Drive-thru Restaurant(s). Fast food restaurants located between 4th Street and 8th Street represent some of the most visited existing uses in downtown Banning with visitors coming from I-10 to visit the various businesses as they pass through the area.

Opportunities to infill more food uses exist and will help draw in more outside visitors to downtown. Opportunities to enhance the current and new uses with spill-out seating and shared hang-out spaces would help get visitors out of their cars and exploring more of the downtown area.

LU6
LEGEND
LU3
LU1
LU2
LU5
LU4
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Gradient

LIVE/WORK COMMUNITY, SOFTENING AND GREENING, CUSTOMIZED PRODUCTION Open Space
• OS1: District Greening. Finding opportunities to add regular urban greening to existing and repurposed corridors and open spaces downtown will help provide much needed shade and cooling to the district and promote a more walkable environment.

Cutting trees into existing sidewalk areas (with the needed soil volume) will be a long-term project but will drastically change the district. A continuous median along Ramsey will be an opportunity to also plant a regular rhythm of shade trees. Opportunities to also add green infrastructure to the district will help build a more sustainable community and lighten the load on expensive piped infrastructure over time.
• OS2: Secondary Pedestrian Connectors. Existing north / south alleyways to become secondary pedestrian circulation routes to better connect the district and increase walkability. With limited placemaking envisioned within these corridors, opportunities exist for adding green infrastructure and converting these spaces to true ‘green alleys’.

OS3
OS1
OS2
OS4
OS5
• OS3: Civic Center Park. The existing Carpenter Hamiliton Park would be expanded to become an enlarged flexible-use park space for major city-wide events and other programming. Food trucks and other event infrastructure could be brought in as needed to scale up or down events within the space. The entire expanded park to be designed with the geometries needed for a parking lot and would have the ability to be driven over and parked upon with stabilized subsurface systems but would be planted and remain park-like on the surface. No roadway curbs planned within the park area. • OS4: Community Garden. Aligned with the overall sustainability / greening of this concept, a small-scale community garden at 3rd and Ramsey would provide a community sourced agriculture use that could be supported, run, and used by local residents.

The adjacent Boys and Girls Club could also be engaged to help maintain the gardens and use it as a learning tool for the children. • OS5: Buffer Greenbelts. Several east / west greenbelts have been proposed south of Ramsey to help buffer the production / hybrid industrial / creative office land uses proposed in this concept from other potentially non-congruous uses such residential and live / work uses and to give some enhanced visual and noise screening. These buffering greenbelts to also offer important greening to the district and be opportunities to add green infrastructure.

Open Space
LEGEND
66 689
LU4
Land Use
• LU1: Civic Center Improvements. No major facility changes are proposed for the existing Civic Center building in this concept, only modifications to the existing parking lot and to Carpenter Hamiliton Park. Focus of the facility’s primary parking would shift to be head-in parking along Hays. The west side of the Civic Center would function as spill-over parking and mainly as an expanded flexible-use park space when not needed for facility parking.
• LU2: Affordable Housing for Artists. New residential artist living development concept for the 5-acre City-owned property along Ramsey between San Gorgonio and Martin. Concept includes a 3-story artist loft development with surface parking lot flanked by a multi-story live / work development to the south. The western side of the site includes retail infill along Ramsey and larger production / hybrid industrial / creative office blocks on Livingston. See more detailed information on the proposed development concept under Development Site #1.

LU6 LU1
LU2
LU3
LU3
LU5
LU5
• LU3: Live/Work Residential Infill. New live / work infill developments on underutilized or vacant properties along both the north and south sides of Ramsey and between Ramsey and Livingston. Intended to help add people to the district to support new downtown amenities. Live / work units along Ramsey to include ground floor small-scale, self-employed businesses such as artist studios, dentists, accountants, etc and to activate the Ramsey frontage with more economically feasible uses that could work outside of the main downtown core.
• LU4: Multifamily Residential Infill. New multifamily infill developments on underutilized or vacant properties between Ramsey and Hays. Intended to help add people to the district to support new downtown amenities. Low-rise multifamily building types are intended to help better transition denser downtown development to the scale of the adjacent single family residential neighborhoods.
• LU5: Small-scale Production / Hybrid Industrial / Creative Office. Opportunity to introduce some new types of productionbased, hybrid industrial, and creative office uses to the district that would offer business types not happening in surrounding areas and offer the district a unique market position. Many of these businesses could fill in the largely underutilized or vacant properties along Livingston with cost-effective warehouse types of buildings and not affect the smaller-scale, brick-and-mortar Ramsey frontage.

Livingston would offer an attractive access route for those businesses needing loading or truck service without conflicting with more pedestrian-focused areas of downtown.
• LU6: Retail Infill. New retail infill development blocks focused in / around the Ramsey / San Gorgonio intersection to strengthen the downtown core with more consolidated and connected
development. Included with infill to be the vacant lot south of La Carreta Dulceria.

LEGEND
67690
68 LOOK AND FEEL
Each concept had a unique color and material aesthetic to show options for Downtown and ranged from more traditional streetscape, to colorful sculptural design.
691
2: Park & Play
1: The Spark
3: Gradient

SUBTLE ENHANCEMENTS WITH

RUSTIC DESIGN ELEMENTS

PLAYFUL AND COLORFUL WITH

SCULPTURAL ELEMENTS

NATURE FORWARD WITH

PLANTINGS AND NEUTRAL TONES
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Public Realm/Placemaking

ENHANCED EXISTING ASSETS
Parklets Public Seating
Farmer’s Market
Town Square
Night Activation
Textured Elements Bike Racks Alley Activation
Gateway Element Bench
Artistic Details Paving
Streetscape Amenities

ELEGANT, DECORATIVE DETAILS, FINE TEXTURES
The Spark

RESTORE DOWNTOWN AS THE HEART OF THE COMMUNITY
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Figure 16. Ramsey and San Gorgonio Intersection
71694
Transit Shelter
Bike Racks
Sculptural Bench
Creative Public Seating
Bench
Pedestrian Lighting Paving
Streetscape Amenities

VIBRANT, SCULPTURAL, INTERACTIVE
Park & Play

GREAT HUBS, ACTIVE SPACES
Creative Public Seating
Multi-Generational Play
Parklets
Interactive Art
Alley Activation
Sculpture
Public Realm / Placemaking

ILLUMINATION AND DISCOVERY IN THE DISTRICT
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Figure 17. Ramsey and San Gorgonio Intersection
73696
Bike Racks
Bench
Information
Textured Elements Paving
Streetscape Amenities
“ECO-CITY”, ORGANIC, BALANCE
Stormwater Infrastructure as Art
Gradient
LIVE/WORK BANNING; BLURRING THE LINES
Community Gardens
Creative Public Seating
Social Space
Parklets
Alley Activation Interactive Art
Public Realm / Placemaking

SOFTEN THE EXPERIENCE
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Figure 18. Ramsey and San Gorgonio Intersection
75698
76 COLOR PALETTES
Two color palettes options were created based on Banning’s history and natural assets. One of these will help guide future design and planning work in the city for amenities, facades, wayfinding, and other signage. 699
77700
Small Town
Charm

COLOR PALETTE
The Small Town Charm color palette encompasses Banning’s colorful history and economic development to this day. It draws inspiration from the vibrant colors of local murals, the annual Stagecoach parade and rodeo, and the bustling downtown
shopping and restaurant scene.

The Small Town Charm
color palette encompasses
Banning’s colorful history
and economic development
to this day. It draws
inspiration from the vibrant
colors of local murals, the
annual Stagecoach parade
and rodeo, and the bustling
downtown shopping and
restaurant scene.

Note: Colors coincide with a few key
points of Banning’s history.

SMALL TOWN CHARM

COLOR PALETTE
1862
Banning developed in coincidence with the
start of the Colorado River Gold Rush
1853
Banning’s first permanent landmark is built on
what is now known as Gilman Ranch.
1774
The Serano and Cahuilla Indian tribes were
well established when Mexican and Spanish
expedition reach the area.
1876
The railroad replaces the stagecoach,
but Banning is still famous for its annual
Stagecoach Days Celebration.
1913
The town of Banning is officially incorporated
and named after Phineas Banning, Father of
the Port of Los Angeles.
1940
The Colorado River aqueduct construction leads
to massive boom in commerce and the local
economy, tripling Banning’s population size.

Present
More than 1500 acres of developable land
are available for housing and commercial
opportunities.

Stagecoach Red
Port Blue
Aqua
Acre Green
Goldrush Yellow
Adobe Tan
Valley Umber
78 701

IRATION
79702
SCENIC

COLOR PALETTE
Bayleaf
Sunset Orange
Goldenrod
Almond
Cedar
Cerulean
Azure
The Scenic color palette
draws inspiration from the
surrounding landscape
and backdrop of the San
Gorgonio and San Jacinto
mountains. With the desert
to the east, the ocean to
the west, and mountains
and lakes both north and
south you can always find
something to do.

Note: Colors coincide with colors
found in Banning’s surrounding
landscapes.

Reminiscent of the mountains painted
against a bright blue sky
Reminiscent of the lush trees and landscapes
in some of Banning’s neighborhoods
Reminiscent of Banning’s striking sunsets and
autumn foliage
Giving a nod to the almond-growing heritage
of Banning
Scenic

COLOR PALETTE
The Scenic color palette draws inspiration from the surrounding landscape and backdop of the San Gorgonio and San Jacinto mountains. With the desert to the east, the ocean to the west, and mountains and lakes both north and south you can always find something to do.
80 703

IRATION
81704
82 FINAL CONCEPT
This section presents the final concept for the Banning Downtown Complete Street and Revitalization project.

The concept is based on community feedback and is primarily The Spark concept with additional elements that complemented it from the other two concepts. This section outlines the design for the streets, land use, and how the design eventually comes to fruition through funding and implementation.

Preferred Concept Theme ��������������������84
The Spark 86
Circulation 88
Look & Feel 90
Full Concept Plan ����������������������������������92
Ramsey Street Downtown Core 96
1st Street 100
Alleys and Courtyards 106
Hays Street & Post Office Linear Park 114
Civic Center Expansion & San Gorgonio Ave 116
East Ramsey Street & South East Lot 122
City Park 126
Neighborhood Shopping Center & Gateway 128
Implementation����������������������������������� 134
Prioritization 135
Grant Funding 136
Cost Estimates 142
SCAG Go Human Pilot Projects 148
Wayfinding 154
705
83706
84 PREFERRED CONCEPT THEME
Three concepts developed in the analysis phase of the project were used to present different design concepts and a range of mobility types, look and feel, land use, and open space. The analysis and engagement with community favored The Spark concept, with additional elements from Park & Play and Gradient. 707
2: Park & Play
1: The Spark
3: Gradient
0 20 40 60 80 100

US FEET
1"=100'
Hub Area
Connections
Gateways
Multi Modal Corridor
LEGEND
6th
3rd
2nd
1st
San Gorgonio
Alessandro
Martin
Ramsey
Hays
Livingston
8th
4th
0 20 40 60 80 100

US FEET
1"=100'
LEGEND
6th
3rd
2nd
1st
San Gorgonio
Alessandro
Martin
Ramsey
Hays
Livingston
8th
4th
LEGEND
6th
3rd
2nd
1st
San Gorgonio
Alessandro
Martin
Ramsey
Hays
Livingston
8th
4th
Med Density Res

RESTORE DOWNTOWN AS THE

HEART OF THE COMMUNITY

GREAT HUBS, ACTIVE SPACES
LIVE/WORK BANNING;

BLURRING THE LINES
85708
The Spark

RESTORE DOWNTOWN AS THE HEART

OF THE COMMUNITY
Key Design Moves
Mobility: More traditional main street with balance of parking and protected bike lanes.

Land Use: Traditional, mixed-use Downtown with development focused on core of Downtown with infill on north-south streets and reuse of existing structures.

Open Space: A network of narrow, historic inspired alley pedestrian paseos to be looped to connect a collection of new open spaces like court yards and shared street and key Downtown businesses.

Applied
Mobility: Ramsey Street features chicanes which slow vehicular traffic and allow for pockets of on street parallel parking. Raised cycle track on either side are connected to wider sidewalks with space for street amenities and furniture. A two-way cycletrack on San Gorgonio Ave connects to schools to the north and south.

Land Use: New: grocery store, hotel, entertainment attractions, retail, residential, live-work, creative industrial.

Open Space: 1st Street is a slow, shared street that connects across Ramsey Street. Complimented by controlled alleys and courtyards that connect to new development and park spaces.

Plazas
Main Gateways
Secondary Gateways
LEGEND
Downtown Center Pedestrian Oriented Corridor
Trees
Cycletrack
Class 2B Bike Lane
4TH
8TH
6TH
86 709
3RD
2ND
1ST

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS

LIVINGSTON
87710
Circulation
The Complete Street design allows for vehicular circulation through downtown to access businesses and parking. For cyclists and other micromobility users, cycletracks on Ramsey St and San Gorgonio create safe, comfortable access through and to downtown. To maintain a pedestrian-oriented downtown with cycletracks and shared 1st Street, trucks are routed on Livingston Street. The intersections connecting Livingston Street to Ramsey Street may require further study to accommodate truck turns. Additionally, there are future ideas to use Bryant Street on the south side of the interstate as a couplet for one-way truck traffic. This would require modification and closures to highway ramps and requires partnership with Caltrans for further study.

Cycletrack
Class 2B Bike Lane
Vehicular
Truck Route
Pedestrian-Oriented Corridor
4TH
3RD
2ND
1ST
8TH
6TH
88 711

SAN GORGONIO
RAMSEY
S. ALOLA
MARTIN

ALESSANDRO
HAYS

LIVINGSTON
89712
Look & Feel
90 713
91714
Full Concept
Plan
This plan view shows the entirety of the final concept for Downtown from Martin to 8th Street and Livingston to Hays Street.

All work will be done within public right-of-way.
4TH
8TH
6TH
92 715
0 50 100
3RD
2ND
1ST

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS

LIVINGSTON
93716
Areas of Focus
This section is divided into five sections highlighting the major Design Moves of the concept. Each section contains the annotated plan view, sections, precedent imagery, photo simulation, and land use details. 1. RAMSEY STREET, 1ST STREET, ALLEYS/

COURTYARDS, HAYS STREET
PG. 96

2. CIVIC CENTER EXPANSION
& SAN GORGONIO AVE
PG. 116

3. SOUTH EAST LOT
& EAST RAMSEY STREET
PG. 122

4. CITY PARK
PG. 126

5. NEIGHBORHOOD SHOPPING

CENTER & GATEWAY
PG. 128
4TH
8TH
6TH
5 94 717
3RD
2ND
1ST

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS

LIVINGSTON
2 43
1 95718
Ramsey Street Downtown Core
The existing wide, and variable width right-of-way, though constrained in some places, allows for the design of a Complete Street along Ramsey Street. The design of the Complete Street accommodates all users with safety and comfort as the top priorities. Travel lanes are 11 feet wide and are designed as a chicane that reduces speeds in the pedestrian-focused Downtown. With the chicane design, parking and short-term flex zones for drop off and deliveries alternate between the north to south side on each end of the blocks. Pedestrians can cross the street at intersections with curb extensions providing a shorter crossing for distance and tighter turning radius for vehicles. Sidewalks are wide, ranging from 10 to 18 feet with room amenities such as outdoor seating, and native, drought tolerant trees and plantings for shade and stormwater catchment. For bicyclists and micromobility users, a protected intersection at Ramsey Street and San Gorgonio Ave would facilitate safe travel through town. This design would benefit school children and parents traveling to the schools located approximately half a mile north and south of Downtown. The 5 foot one-way sidewalk-level cycletracks along Ramsey Street are an extension of the sidewalk with the recommended minimum 3-foot buffer from on-street parking.

Pedestrian-scale street lights are located approximately every 100 feet and are supplemented by overhead string lights. Transit is accessed via bus stops approximately a quarter-mile apart at 3rd Street, 4th Street, and Banning Civic Center (both sides).

Ramsey Street Downtown core between 1st and 4th Street 3RD ST Short term flex zone for deliveries
and rideshare services Bus stop with shelter, trash, lighting, and real time transit information Curb Extensions
Dedicated sidewalk level
bike paths with buffer from parking and traffic
719
2ND ST
1ST ST
A B Wide sidewalk with sidewalk
dining, street trees, and
stormwater catchment
Overhead and pedestrianscale street lamps for safety Chicanes calm traffic and allow for alternating parking
Protected intersection
connects Two-way
cycletrack on San
Gorgonio Ave with sidewalk level one-way
paths on Ramsey Street

SAN GORGONIO AVE
97720
Precedent images for Ramsey Downtown core
98 721
12’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
11’ 8’
73’
RAMSEY
5’ 3’ 11’ 3’ 5’ 15’

SIDEWALK
CYCLE
TRACK

SIDEWALK
CYCLE
TRACK
W E
15’ Sidewalk
12’ Sidewalk 12’ Sidewalk
5’ CT +3’ Buer
5’ CT +3’ Buer 5’ CT +3’ Buer
15’ Sidewalk
5’ CT +3’ Buer
73’
1”=10’
A
Ramsey Street complete street with chicane travel lanes, parking, raised cycle tracks, and wide sidewalks
B
Ramsey Street by Fox Theater
70’
15’ 5’ 3’ 11’ 11’ 3’ 5’ 17’

SIDEWALK TRAVEL LANE TRAVEL LANE SIDEWALK

SIDEWALK
CYCLE
TRACK

SIDEWALK
CYCLE
TRACK

RAMSEY AT FOX
W E
99722
1st Street
1st Street is the heart of the Downtown and connects historic and cultural locations north and south of town. Pedestrians are again the focus, with the street design signaling this to drivers via the raised curbless intersection of 1st and Ramsey. This elevated feature transitions back to street grade midblock north and south of Ramsey.

It also transitions on the north side to the expansive, Native American/Historic-themed street mural leading to the Dorothy Ramon Learning Center and Garden.

Plan view for shared, slow, pedestrian-oriented 1st Street

HAYS ST
1ST ST
Durable, cooling paint street mural representing Native American and Banning history 1s Street becomes prominent connection to local community organizations, businesses and neighborhood 723
A

RAMSEY ST
Gateway elements along
Livingston Street to attract
attention from highway
Curbless intersection with
cooling paint mural
Parking for local businesses along the 1st Street
Potential future indoor/outdoor
pedestrian cut-through with retail from alley to 1st Street

LIVINGSTON ST
Curbless intersection slopes to street level after half block north and south of Ramsey Street Overhead lighting signifies Downtown core
Potential future open space and cut-through from alley to 1st Street

SAN GORGONIO AVE
101724
1st Street
The slow, shared street enabled by the design elements such as permeable pavers, plantings, and pedestrian-scale lighting creates space for people such as street festivals and opens the possibility to expand the public realm as infill park and seating spaces with shade and stormwater infrastructure. 1ST STREET - B
100’ 50’ S N
Section of 1st Street with potential expansion
of open space behind Fox Theater
102 725
Precedent images for shared, slow, pedestrian oriented 1st street 103726
Existing 1st Street and Ramsey Street
104 727
A
Photo simulation of Slow-Shared 1st Street and Ramsey Street with chicane travel lanes and sidewalk level bike lanes A
A
Curbless intersection across
Ramsey St at 1st St
One-way sidewalk level
cycletracks on Ramsey
Chicane travel lanes to
slow traffic speed
Native plantings for shade and
stormwater catchment
Pedestrian-scale light
posts and overhead
across street
Pedestrian-oriented 1st St
1ST STREET

RAMSEY STREET
105728
Alleys and Courtyards
Alleys and courtyards create a network of pedestrian connections in the heart of Downtown. These public gathering and connective spaces would be controlled with gates that are locked in the evening to prevent vandalism. Shade for users to relax would be provided by new trees and artistic, colorful elements. Lighting would also make the spaces feel safe with string lights and pedestrian-scale street lamps.

Stormwater catchment would be collected via plantings in alleys and courtyards as part of the larger green infrastructure network. Courtyards are designed so that they could be built first and have commercial development along San Gorgonio fill in over time. An alternative design is also presented with permeable surface parking lots on the north and south ends of the blocks. Both or either of these lots could be built to provide public parking for Downtown, and could be filled in with commercial development and expanded courtyards as needed. The designs in all cases allow for access of consolidated waste collection via north-south alleys, or mid block from San Gorgonio. Future connections through the parcels midblock between the courtyards and 1st Street could also facilitate more pedestrian movement through town and provide unique retail experiences along these indoor/outdoor arcades.

A
Full courtyards and alleys on blocks north and south of Ramsey Street Consolidated waste pickup

SAN GORGONIO AVE

HAYS ST

RAMSEY ST
Controlled access alleys and courtyards with amenities such as game courts, outdoor stages, shade structures, lighting, seating,
trees, trash receptacles, and native plantings for stormwater catchment Consolidated
waste pickup
729
New
Commercial
New
Commercial
Alternative with permeable surface parking lots that could be filled with courtyards and commercial development
Consolidated waste pickup

SAN GORGONIO AVE

HAYS ST

RAMSEY ST
Permeable pavers in parking lots for stormwater catchment 107730
Precedent images for alleys and courtyards
108 731
72’
14’ 58’
Section for Alley/Courtyard next to Fox Theater
A
109732
Existing Alley next to Fox Theater
110 733
Photo simulation of Alley next to Fox Theater with seating, shade and lighting A
AALLEY

RAMSEY ST
Controlled-access alleys with
seating and amenities
Controlled-access courtyards
connected to alleys
Historic and local themed art
by local artists
Pedestrian-scale lighting
111734
Existing Alley and parking lot north of Ramsey Street next to Dulceria 112 735
Photo simulation of Alley and Courtyard north of Ramsey Street next to Dulceria A
AALLEY

HAYS ST

RAMSEY ST
Consolidated waste collection
Pedestrian-scale lighting
Permeable pavers for
stormwater
Native, drought tolerant plant species for
stormwater catchment and greening
Controlled access from Hays
Street with decorative
gates and planters
Shade structures to mitigate
heat island effect
Controlled access courtyard
space for community
gathering and relaxation
113736
Hays Street & Post Office Linear Park
Hays Street is the northern boundary of the study area and is where the residential neighborhood to the north transitions to Downtown. There are two alternative designs for Hays Street that show how different amounts of parking affect the width of sidewalks and ability to have street trees. The one represented in the diagram below includes parking along one side, which allows for 10 foot sidewalks and trees on both sides. The other section showing parking on both sides only has 6 foot sidewalks and no street trees and is essentially the existing condition. To the east on the other side of the police station is another new section of Hays Street that reclaims the street from the parking lot of the post office. This pedestrian-oriented street could be designed to accommodate food vendors serving employees and visitors to the Civic Center, Police Station, and Post Office. It could also serve Downtown more broadly on Festival Nights when Ramsey Street is closed to traffic.

Hays Street and linear park in Post Office parking lot
A/B
Parking on one side allows for wider sidewalks, and native, drought tolerant trees and planting
12’ Two-way cycletrack on San Gorgonio Ave connecting
to grade schools and local businesses north and south of Downtown (section in following section)

HAYS ST

SAN GORGONIO AVE

MURRAY ST

ALESSANDRO ST
114 737
10’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
11’ 8’
50’
Parking One Side
Parking Both Sides
11’ 10’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
8’

PARKING
8’ 11’
50’
6’ 11’ 6’
W E
W E
9’ Sidewalk
10’ Sidewalk
11’ Travel Lane
11’ Travel Lane
10’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
11’ 8’
50’
Parking One Side
kith Sid
11’ 10’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
8’

PARKING
8’ 11’
50’
6’ 11’ 6’

SLOW STREET/ PARKING ACCESS LINEAR PARK
45’
20’ 25’
W E
W E
W E
A
B
C
Typical sections for Hays Street showing one-or two-sided parking Linear park in Post Office parking lot
10’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
11’ 8’
50’
Parking One Side
Parking Both Sides
11’ 10’

SIDEWALK TRAVEL LANE TRAVEL LANE PARKING SIDEWALK
8’

PARKING
8’ 11’
50’
6’ 11’ 6’
W E
W E
9’ Sidewalk
10’ Sidewalk
11’ Travel Lane
11’ Travel Lane
C

MARTIN ST
115738
Civic Center Expansion & San Gorgonio Ave
The phased expansion concept for the Civic Center includes new expanded Civic Center facilities that would front directly up to Ramsey Street and better engage the intersection, new civic core park, and a widened Ramsey promenade. Enhanced architectural features on the new Civic Center building would provide visual cues framing the Downtown core and act as a gateway. Behind the new Civic Center, a new structured district parking garage would serve the Civic Center parking needs and be a district parking resource allowing the public to park and walk to the Downtown core via a network of pedestrian paths and promenades.

Phase 2:

Demolish existing City Hall
Phase 3:

New City Hall expansion building, located facing Ramsey Street. • New Civic Area: 18,920 SF
Phase 4:

New structured parking garage to replace former City Hall site on back site, located facing Hays Street. • Parking Area: 31,524 SF
• Parking Spaces Per Floor: 96
• Floors: 2
• Total Parking Spaces: 192
Phase 1:

New City Hall expansion building to be located within current parking lot New Civic Area: 23,214 SF
P1
P2
P3
P4
739
Plan view of Civic Center expansion and San Gorgonio Ave Complete Street enhancements PH1
PH3
PH2
P4
AB
Protected intersection
connects Two-way
cycletrack on San
Gorgonio Ave with sidewalk level one-way
paths on Ramsey Street
New Civic Center with multi-story garage for Civic employee and Public use 12’ Two-way cycletrack on San Gorgonio Ave provides protected facility for cyclists and micromobility users connecting Downtown to high school south of the highway across the overpass

RAMSEY ST

SAN GORGONIO AVE

HAYS ST
117740
San Gorgonio Ave
13’

SIDEWALK SIDEWALK

TWO-WAY

CYCLETRACK

TRAVEL LANE TRAVEL LANE
11’
68’
11’ 3’ 12’ 10’

PARKING
8’
S N
13’

SIDEWALK SIDEWALK

TWO-WAY

CYCLETRACK

TWO-WAY

CYCLETRACK

TRAVEL LANE TRAVEL LANE
11’
68’
11’ 3’ 12’ 10’
13’

SIDEWALK TRAVEL LANE TRAVEL LANE SIDEWALK
11’
60’
11’ 3’ 12’ 10’
11’ Travel Lane
11’ Travel Lane
10’ Sidewalk
12’ cycletrack + 3’ Buer
13’ Sidewalk

PARKING
8’
S N
S N

SAN GORGONIO
A B
Sections for San Gorgonio Ave with 12’ two-way cycletrack. North of Ramsey Street has parking on west side 118 741
Precedent images for Civic Center expansion and San Gorgonio Ave complete street enhancements 119742
Existing Ramsey Street and San Gorgonio Ave intersection 120 743
A
Photo simulation of Ramsey Street and San Gorgonio Ave with protected intersection and cycletracks A

SAN GORGONIO AVE

RAMSEY ST
One-way sidewalk level
cycletracks on Ramsey St Protected intersection
at Ramsey St and San
Gorgonio Ave
Two-way Class IV Cycletrack
121744
East Ramsey Street & South East Lot
Ramsey Street through this section of Downtown would have a planted median with trees to signal a transition into the Downtown starting at the new gateway across Ramsey at Martin Street. Bus stops would allow transit riders to access Downtown via the stops on either side of Ramsey Street near the Civic Center. The lot to the south east of this intersection of Ramsey Street and San Gorgonio Ave would be a Downtown activity anchor for all types of users. New residential opportunities, in the form of apartments and live-work studios, would be located at the eastern edge near the new gateway at Martin Street. In the middle of the block would be a two-story parking structure accessed from Livingston serving the new hotel, conference center, and potentially provide public parking Downtown. The historic San Gorgonio Inn sign could be located near the hotel where it stood and be part of a larger wayfinding program in town. A new themed attractor, commercial development and active entertainment parks would be located on the western third of the lot between the oldest buildings in town and the new hotel. These attractor areas would provide entertainment for both local residents and visitors passing through or staying at the new hotel. The active entertainment park would be a continuation of the Civic Park to the north and could include large event lawn, play areas, shade, etc. Additional parking with permeable-surface would provide parking to these areas and be a collection point of stormwater contributing to the larger green infrastructure system in town.

Residential:
• Area: 15.398 SF
• Units Per Floor: 16
• Floors: 3
• Total Resi Units: 48
R1
Surface Parking Lot for Themed Attractors West
Side:
• Parking Area: 14,375 SF
• Total Parking Spaces: 48
P3
H1 Hotel/Conference
Center:
• Hotel Area: 24,894 SF
• Conference Area: 5,000 SF
• Rooms Per Floor: 41
• Floors: 4
• Total Rooms: 123
C2 Themed Attractor/Park:
• Retail Area: 15,404 SF
• Park Area: 17,934 SF
C1 In-fill Commercial:
• Retail Area: 6,476 SF
P1 Parking Garage:
• Parking Area: 25,573 SF
• Parking Spaces Per Floor: 78
• Floors: 2
• Total Parking Spaces: 156
P2 Surface Parking Lot for Residential on East Side:
• Parking Area: 12,376 SF
• Total Parking Spaces: 48
Shade covered alley connection across
San Gorgonio to new
themed attractor site

SAN GORGONIO AVE
Residential:
• Residential Area: 740 SF
• Floors: 2
• Total Residential Units: 20
• Parking Under Unit
R2
745
Plan view of East Ramsey Street along South East Lot with hotel/parking garage, themed attractor, open spaces, and housing in the form of apartments and live-work studios C2 C2
C1 C2
P2
H1 R1
R2
Short term flex zone for hotel,
deliveries, and rideshare services
Permeable pavers and planting
for parking lot to collect/mitigate stormwater runoff
Bus stop with shelter, trash, lighting, and real time transit information Pedestrian-scale lighting and overhead string
lights for safety and
Downtown branding
Pedestrian-scale gateway at Martin Street to signal
beginning of Downtown
Planted median with native, drought tolerant species. Serves as traffic calming, stormwater catchment, shade, and act as transition after gateway to Downtown from the east at Martin Street

RAMSEY ST

LIVINGSTON ST
A

ALESSANDRO ST
MARTIN ST 123746
14’

SIDEWALK TRAVEL LANE BUS STOP/FLEX ZONE SIDEWALK
11’ 14’

TRAVEL LANE
11’ 10’
83’
5’ 3’ 5’ 10’-13’
W E

SIDEWALK
CYCLE
TRACK

SIDEWALK
CYCLE
TRACK
Bus Stop Flex Zone
14’ Sidewalk
10’ Sidewalk

RESTORED SAN

GORGONIO INN SIGN

RAMSEY EAST
East Ramsey Street
Section of east Ramsey Street with planted median and bus stop A
124 747
Precedent images for east Ramsey Street and South East Lot 125748
Plan view of city park
City Park
The .66-acre vacant lot at 3rd St and Ramsey is a unique opportunity to provide a more actively programmed
Downtown park space that could serve children using
the adjacent Boys and Girls club as well as local residents seeking recreational opportunities within downtown. Ball courts and open spaces for sports, vending kiosks, exercise equipment, and other active recreation uses could be
provided in the park.

A
B
Bus stop with shelter, trash, lighting, and real time transit information Cooling paint across
intersection and on half
of numbered streets
mimicking 1st Street
3ND STREET
2ND STREET

RAMSEY ST

LIVINGSTON ST
126 749
B
Livingston HAYS
8 111110

PARKING
8’

TRAVEL LANE TRAVEL LANE
12’ 12’
W E
W E
14 78’
5 3
8’

SIDEWALK
40’
Livingston Street with one lane of parking and wider sidewalk with trees A
Ramsey Street in front of city park with bus stop
Bus Stop/BG Park
Livingston

PARKING
8’

TRAVEL LANE TRAVEL LANE
11’ 11’ 10’

PARKING
8’

TRAVEL LANE TRAVEL LANE
12’ 12’

SIDEWALK
CYCLE
TRACK
W E
W E
14’

SIDEWALK BUS STOP SIDEWALK
78’
5’ 3’ 5’ 11’
8’

SIDEWALK
40’

SIDEWALK
CYCLE
TRACK

SIDEWALK
CYCLE
TRACK
Precedent images for city park
127750
Neighborhood Shopping Center & Gateway
The final concept has a new shopping center and retail infill for the 2.4-acre County Services property at the southwest corner of 4th St and Ramsey. The existing County Services building would be repurposed to a roughly 27,000 SF grocery store. Surrounding infill retail would further replace the large existing parking lot, with opportunities to add new retail businesses along Ramsey, including a potential location for the proposed laundromat development. Residential and small creative industrial spaces would round out the land uses along 4th Street and Livingston Street.

MATCH LINE
MF1 MF2
MXR2 Mixed-use Residential #2:
• Ground Floor Retail Area: 3,471 SF
• Upper Floor Residential Area: 6,930 SF
• Residential Units Per Floor: 7
• Total Floors: Ground Floor +1
• Total Residential Units: 11
MF1 Multi-family Residential #1 (4-plexes):
• Area: 3,900 SF/Building
• Units Per Floor: 2
• Floors Per Building: 2
• 4-plex Buildings: 4
• Total Units: 16
• Parking: 4 bay garage/building
MF2 Multi-family Residential #2:
• Area: 9,742 SF
• Units Per Floor: 10
• Floors: 2
• Total Residential Units: 20
• Parking: Garages on Site
MF3 Multi-family Residential #3:
• Area: 6,600 SF
• Units Per Floor: 7
• Floors: 2
• Total Units: 14
MF4 Multi-family Residential #4:
• Area: 5,850 SF
• Units Per Floor: 9
• Floors: 2
• Total Units: 18
P2 Surface Parking Lot #2:
• Parking Area: 3,770 SF
• Parking Spaces: 11
• Additional permit parking on N 4th Street
MXR1 Mixed-use Residential #1:
• Ground Floor Retail Area: 7,607 SF
• Ground Floor Residential Area: 7,171 SF
• Ground Floor Residential Units: 7
• Upper Floor Residential Area: 14,750 SF
• Upper Floor Residential Units: 15
• Total Floors: Ground Floor +2
• Total Residential Units: 37
P1 Surface Parking Lot #1:
• Permeable Surface for stormwater catchment
• Parking Area: 5,184 SF
• Parking Spaces: 32
C4 • In-fill Commercial:
• Area: 7,300 SF
C3 • In-fill Commercial:
• Area: 5,500 SF
C2 • In-fill Commercial:
• Area: 5,540 SF
C1 • Existing County Services Building
• Converted to New Grocery Store:
• Commercial Area: 27,000 SF
• Surface Parking Spaces: 63
Table-top crosswalk with pedestrian signal at
intersection of Ramsey
Street and 6th Street 6TH STREET
751
Plan view of neighborhood grocery store and adjacent mix of residential and commercial uses C1 C2
P2
MF4
C4
MF3
C3 MXR1
P1
MXR2

MATCH LINE
Repurposed Social Services Building
Permeable pavers and planting for parking lot to collect/ mitigate stormwater runoff
Gateway elements along
Livingston Street to attract drivers from I-10
Class IIB buffered bike lane, and
additional parking protection on south side of Ramsey Street Curb extensions to create shorter,
safer crossings for pedestrians
and lower traffic speed through downtown
Bus stop with shelter, trash, lighting, and real time transit information Pedestrian-scale gateway at 4th Street to signal
beginning of Downtown
Planted median with native, drought
tolerant species. Serves as traffic calming, stormwater catchment, shade A
4TH STREET

RAMSEY ST
129752
Precedent images for neighborhood shopping area and 4th Street gateway 130 753

BANNING

BANNING
4th Gateway
10’

SIDEWALK TRAVEL LANE SIDEWALK
11’

TRAVEL LANE
11’ 17’
80’
6’ 2’ 15’
CLASS 2B

BIKE LANE
2’ 6’
10’

SIDEWALK TRAVEL LANE SIDEWALK
11’

TRAVEL LANE
11’ 17’
80’
6’ 2’ 15’
C 2B
LANE
2’ 6’
C 2B
LANE
CLASS 2B

BIKE LANE
W E
W E
A
Section of Ramsey Street with planted median west of 4th and gateway sign over east leg of 4th Street Gateway sign at night
131754
Existing Ramsey Street at 4th Street
132 755
A
Photo simulation of Ramsey Street showing 4th Street gateway and planted median A

RAMSEY ST
4TH ST

LIVINGSTON ST
Class IIB buffered bike lane
4th St Gateway Sign with historic
and natural themes
Bus stops with shelter, lighting, trash,
and real time transit info
Storm water catchment
Pedestrian-scale lighting
133756
134

IMPLEMENTATION
There are a number of projects outlined in this plan and not all can be completed all at once with some requiring extensive construction and coordination with stakeholder partners. Other projects are simpler and can be completed with little effort creating the “spark” of the Banning Downtown Complete Streets and Revitalization.
757
Prioritization
The projects are split into three phases of priority based on complexity.

Priority A Projects - 0-5 Years
The first phase in 0-5 years begins with Priority A projects which are the easiest and lowest cost improvements to kick-start the revitalization and street improvements. This phase includes: The Go Human Pilot Projects, Parking Signage/Plan, Shared 1st Street, Controlled Alleys, Lighting Across Ramsey Street and 1st Street, Wayfinding Signage/Plan, and Bus Stop Improvements.

Priority B Projects - 5-10 Years
The second phase in 5-10 years continues with Priority B projects which are ones that expand the spark of the initial projects through the creation of new public spaces and gateway elements to designate the new downtown area between 4th Street and Martin Street as well as ones along the interstate and near on-off ramps. This phase includes: Courtyards, Gateways, 3rd Street Park, and Post Office Linear Park.

Priority C Projects - 10-20 Years
The third phase in 10-20 years contains the more complex and costly projects involving significant funding, and coordination with stakeholders to make needed roadway and land use improvements. These projects once completed will make Downtown Banning a pedestrian-oriented space where all users feel comfortable walking and rolling. This phase includes: Ramsey Complete Street from Martin Street to 8th Street, San Gorgonio Ave twoway cycletrack, San Gorgonio Ave/Ramsey Street protected intersection, Numbered/ secondary street improvements, Indoor pedestrian pass-throughs, Livingston-highway ramp reconfiguration, and Civic Center expansion.

PROJECT
Active
Transportation
Program (ATP)
P
Pilot projects
Parking signage
Shared 1st Street
Controlled alleys
Lighting across Ramsey and 1st St
Wayfinding
Bus stop improvements
Courtyards
Gateways
3rd Street park
Post Office linear park
Ramsey Complete Street- Martin St to 8th St
San Gorgonio Ave two-way cycletrack
San Gorgonio Protected Intersection
Numbered/secondary street improvements (1st, 2nd,
3rd, 4th, Hays, Livingston/6th)
Indoor pedestrian pass-throughs connecting alleys to
1st Street/courtyard expansions.

Livingston-Highway ramp reconfiguration for truck
route
Civic Center Expansion
C
A
B
135758
Grant Funding
Grant funding for these projects will be a combination of State, Regional, and Federal funds and cover all aspects of the project to complete roadway improvements, amenity and placemaking, and climate resiliency elements.

State
Active Transportation Program (ATP)
The ATP was created to expand the use of active transportation through encouragement and safety measures that increase the proportion of walking and biking trips, reduce greenhouse gas emissions, and enhance public health. Eligible projects include infrastructure projects, education, encouragement, outreach, and enforcement of non-infrastructure projects. These projects further the goals of the ATP through a combination of infrastructure and non-infrastructure activities, and the development of active transportation plans in disadvantaged communities. Senate Bill 1 (SB 1) stipulates that $100 million of revenues from the Road Maintenance and Rehabilitation Account will be available annually to the ATP. The ATP consolidates existing federal and state transportation programs, including the Transportation Alternatives Program (TAP), Bicycle Transportation Account (BTA), and State Safe Routes to School (SRTS), into a single program with a focus to make California a national leader in active transportation. Applications are typically submitted in July.
https://catc.ca.gov/programs/active-transportation-program Affordable Housing And Sustainable Communities Program
(AHSC)
The goals of AHSC are to support compact development in order to preserve land, reduce greenhouse gas emissions, and increase the supply of affordable housing near jobs, stores, transit, and other key destinations. Eligible projects include sustainable transportation infrastructure, such as new transit vehicles, sidewalks, and bike lanes; transportation-related amenities, such as bus shelters, benches, or shade trees; and other programs that encourage residents to walk, bike, and use public transit.
https://sgc.ca.gov/programs/ahsc/
California Department of Forestry and Fire Protection
(CalFire) Urban and Community Forestry Grants
The Urban and Community Forestry Grant Program strives to increase the long-term benefits trees provide, improve the public’s understanding and appreciation of urban trees, and advance urban forest management and tree care. Special consideration is given to projects serving disadvantaged and/or low-income communities.
https://www.fire.ca.gov/what-we-do/grants/urban-andcommunity-forestry-grants California Strategic Growth Council Regional Climate
Collaboratives (RCC) Grant
The Regional Climate Collaboratives (RCC) Program is designed to help communities establish partnerships, funding pathways, plan and policy readiness, and a local network of Technical Assistance providers to pursue funding and implement climate projects. RCC funds collaboratives of cross-sectoral and community-rooted partners, seeking to advance both place-based and region-wide climate change mitigation, adaptation, and resiliency efforts. https://www.grants.ca.gov/grants/regional-climate-collaborativesprogram-round-2/ California Transportation Commission Local Partnership
Program (LPP)
This program provides $200 million in funding for local and regional transportation agencies with voter-approved taxes, tolls, or fees, which are dedicated solely to transportation improvements. The program provides funding for aging infrastructure, road conditions, active transportation, transit and rail, and health and safety benefits. The LPP funds are distributed through a 40% statewide competitive component and a 60% formulaic component.
https://catc.ca.gov/programs/sb1/local-partnership-program Clean California Grant
The California Department of Transportation (Caltrans) developed the Clean California Local Grant Program through which funds will go to local communities to beautify and improve local streets and roads, tribal lands, parks, pathways, and transit centers. Through the combination of adding beautification measures and art in public spaces along with the removal of litter and debris, this effort will enhance communities and improve spaces for walking and recreation. The goals of the Clean CA are to: Reduce the amount of waste and debris within public rights-of-way, pathways, parks, transit centers, and other public spaces; enhance, rehabilitate, restore, or install measures to beautify and improve public spaces and mitigate the urban heat island effect; enhance public health, cultural connection, and community placemaking by improving public spaces for walking and recreation.
https://cleancalifornia.dot.ca.gov/local-grants/local-grant-program Clean Mobility Options (CMO)
Clean Mobility Options (CMO) is a statewide public program that empowers under-resourced communities across California to better understand and overcome mobility obstacles with vouchers that fund community needs assessments and clean, shared, zeroemission transportation projects such as car EV carshare/charging, bikeshare, and zero-emission transit services. The goals are to improve access to clean mobility options, advance workforce development in the clean transportation sector, increase zeroemission vehicle adoption, reduce vehicle miles traveled, advance mobility equity and improve air quality. Clean Mobility Options is funded by California Climate Investments, a statewide initiative that puts billions of Cap-and-Trade dollars to work reducing greenhouse gas emissions, strengthening the economy, and improving public health and the environment—particularly in underserved communities, and California Energy Commission’s Clean
Transportation Program, which is investing more than $1 billion to accelerate the deployment of zero-emission transportation infrastructure and support in-state manufacturing and workforce training and development.
https://cleanmobilityoptions.org/about/
The Ford Family Foundation Large Good Neighbor Grants
Good neighbor grants are designed to support community
initiatives including unforeseen emergencies that interrupts programming or services. Examples of Good neighbor grants include: Emergency repairs to essential equipment at a food bank, library, fire hall or other community service provider; Updates to facilities at a beloved community gathering place, including ADA accessibility and technology; Community events such as celebrations, clean-ups or summer arts and music festivals; New or 136 759
special programs for the children and families in your communities; Studies or research on a community need; Playgrounds or recreational facilities; Translation of materials or outreach to special populations; Basic needs for vulnerable children and families; Programs or projects that support local economic development efforts. Grants will fund up to one-third of a project or program’s total budget and 50 percent of the budget should be raised before applying.
https://www.tfff.org/grants/open-grants/
Rubberized Pavement Grant Program
The California Department of Resources Recycling and Recovery (Cal Recycle) provides the Rubberized Pavement Grant Program formerly called the Rubberized Asphalt Concrete (RAC) Grant Program, to promote markets for recycled-content surfacing products derived from waste tires generated in California, and decrease the adverse environmental impacts created by unlawful disposal and stockpiling of waste tires. In past rounds, $4 million has been available for funding. $250,000 is the maximum for individual applications.
https://calrecycle.ca.gov/tires/grants/pavement/
State Transportation Improvement Program (STIP)
The STIP is a multi-year capital improvement program of transportation projects on and off the State Highway System, funded with revenues from the Transportation Investment Fund and other funding sources. Funding consists of two components:

Caltrans’ Interregional Transportation Improvement Program (ITIP) and regional transportation planning agencies’ Regional Transportation Improvement Program (RTIP). Pedestrian and bicycle projects may be programmed under ITIP and RTIP. STIP programming occurs every two years. In 2022, STIP added additional funding for active transportation improvements. https://catc.ca.gov/programs/state-transportation-improvementprogram Transportation Development Act Funds (TDA)
TDA provides funding from State Transit Assistance (STA) and Local Transportation Fund (LTF). This program funds a variety of transportation programs including for pedestrians, bicyclists, and transit facilities. The amount of funding is based on sales tax collected in each county. This fund is administered by Caltrans. https://dot.ca.gov/programs/rail-and-mass-transportation/ transportation-development-act
The Urban Greening Program- California Natural Resources Agency
The Urban Greening Program, funded by the General Fund, continues the legacy of these programs. Consistent with AB 32, the Urban Greening Program will fund projects that reduce greenhouse gases while also transforming the built environment into places that are more sustainable, enjoyable, and effective in creating healthy and vibrant communities. These projects will establish and enhance parks and open space, using natural solutions to improve air and water quality and reducing energy consumption, and creating more walkable and bike-able trails. Approximately $23.7 million is available for urban greening projects. The State anticipates one funding cycle; however, funding cycles are contingent upon the number of competitive applications. There are no maximum or minimum grant amounts.
https://resources.ca.gov/grants/urban-greening
Regional
Caltrans Sustainable Transportation Planning Grant Program Sustainable Communities Competitive: To fund local and regional multimodal transportation and land use planning projects that further the region’s RTP SCS/APS (where applicable), contribute to the State’s GHG reduction targets, and address the needs of underserved communities.

Sustainable Communities Formula: To fund local and regional multimodal transportation and land use planning projects that further the region’s RTP SCS/APS (where applicable) and contribute to the State’s GHG reduction targets. Climate Adaptation Planning:

To fund local and regional identification of transportation related climate vulnerabilities through the development of climate adaptation plans, as well as project-level adaptation planning to identify adaptation projects and strategies for transportation infrastructure.

Strategic Partnerships: To fund transportation planning studies in partnership with Caltrans that address the regional, interregional, and statewide needs of the State highway system.
https://dot.ca.gov/programs/transportation-planning/divisionof-transportation-planning/regional-and-community-planning/ sustainable-transportation-planning-grants
Southern California Association of Governments- Go Human SCAG seeks to facilitate opportunities for equity-centered strategies to meet local and regional safety goals. The Go Human Community Hubs Grant Program offers funding opportunities for community organizations to implement local traffic safety and community engagement strategies that leverage community gathering and resource sites or networks. The program aims to support streetlevel community resiliency and increase the safety of people most harmed by traffic injuries and fatalities, including without limitation Black, Indigenous and People of Color; people with disabilities; and frontline workers, particularly those walking and biking.

Funding for this program is provided by a grant from the California Office of Traffic Safety (OTS), through the National Highway Traffic Safety Administration.

Funding is available to recipients across the SCAG region, which encompasses the counties of Imperial, Los Angeles, Orange, Riverside, San Bernardino and Ventura and will be distributed to prioritize equity, particularly within communities that have been historically disinvested or in disadvantaged communities. https://scag.ca.gov/apply-funding
Transportation Uniform Mitigation Fee (TUMF)
The Western Riverside Council of Governments developed and administers the Transportation Uniform Mitigation Fee (TUMF). This fee is an obligation that must be met on all new development in Western Riverside County. For some developments, the developer is exempt from paying TUMF, but where the local agency has determined that TUMF is due, a developer will need to pay their TUMF fees. These fees vary based on the land use type of the proposed development and its size. These factors influence how traffic will be increased due to development. The TUMF fee goes toward providing improvements to improve local traffic. https://wrcog.us/174/TUMF
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Federal
California Department of Parks and Recreation Outdoor
Recreation Legacy Partnership (ORLP) Program
The Outdoor Recreation Legacy Partnership (ORLP) program was established in 2014 and is funded through the Land and Water Conservation Fund. ORLP is a nationally competitive program targeting grant assistance to help economically disadvantaged urban communities of at least 30,000 people with no, or almost no, access to publicly available, close-by, outdoor recreation. Funds can be used for the acquisition and/or development of new, or to substantially renovate obsolete, public parks and other outdoor recreation spaces. The Outdoor Recreation Legacy Partnership (ORLP) Program is a federal National Park Service (NPS) grant program. ORLP involves two competitive layers. Applications are first competitively reviewed by California Department of Parks and Recreation, Office of Grants and Local Services (OGALS).

Applications selected by the state are then forwarded to National Park Service to compete in the nationwide competition.
https://www.parks.ca.gov/?page_id=30578
Carbon Reduction Program
Authorized with the BIL in 2022, the Carbon Reduction Program is a DOT program that funds projects that support a reduction in transportation emissions. Eligible projects include bicycle and pedestrian infrastructure and public transit facilities. Caltrans distributes funding based on population sizes using the 2020 Census.
https://www.fhwa.dot.gov/bipartisan-infrastructure-law/crp_fact_ sheet.cfm
The Community Development Block Grant (CDBG)
The Community Development Block Grant (CDBG) is a Federally funded block grant program created by Congress in 1974, with the overall goal to develop viable urban communities by providing decent housing and a suitable living environment primarily for lowmod income persons.

CDBG works toward the development of viable urban communities, by providing decent housing and a suitable living environment and expanding economic opportunities, principally for persons of low and moderate income. Example eligible activities include public services such as senior or child care services, health services, youth services; housing services such as programs for lower and moderate income households; and public improvements such as streets, curbs, gutters, sidewalks, streetlights, sewers, storm drains, traffic signals, parks and recreation facilities, health facilities, and fire station improvements.
https://rivcoeda.org/Departments/Housing/CommunityDevelopment-Block-Grant/Community-Development/CDBGProgram Congestion Mitigation and Air Quality (CMAQ)
Improvement Program
CMAQ provides funding to state and local agencies for
transportation projects that help meet Clean Air Act objectives.

Funded projects must work to reduce congestion and improve area quality in nonattainment or maintenance zones for ozone, carbon monoxide or particulate matter. CMAQ funds can be used for bicycle and pedestrian projects that are included in the metropolitan planning organization (MPO) current transportation plan and transportation improvement program (TIP). Projects can include bicycle and pedestrian facilities that are not exclusively recreational and for outreach related to safe bicycle use. https://www.transportation.gov/sustainability/climate/federalprograms-directory-congestion-mitigation-and-air-quality-cmaq House Transportation & Infrastructure (T&I) Committee
Appropriations
The House T&I Committee invites Members of Congress to request funding for projects in their communities. Project funds can be used for planning, final design, and construction projects. Eligible projects include bicycle & pedestrian infrastructure projects that increase access, strengthen multimodal connections, reduce greenhouse gas emissions, and enhance environmental justice. https://transportation.house.gov/subcommittees/
subcommittee/?ID=107420
Neighborhood Access and Equity Grants
Authorized by the Inflation Reduction Act in August 2022, these grants aim to make roads safer for all modes of transportation.

The purpose of the grant is to reconnect communities that have highways running through them. Funds can be used to redesign highways for all modes, build trails and bike lanes, provide transit connections, install green infrastructure, reduce urban heat islands, and build safety features. https://www.transportation.gov/grants/ rcnprogram/about-neighborhood-access-and-equity-grantprogram https://www.transportation.gov/grants/rcnprogram/aboutneighborhood-access-and-equity-grant-program RAISE Grants
Previously known as the BUILD and TIGER grant, the RAISE grant funds the building and repair of transportation networks. Available through the U.S. Department of Transportation, the RAISE grant allows sponsors at the State and local levels to obtain funding for multi-modal, multi-jurisdictional projects that are more difficult to support through traditional funding initiatives.
https://www.transportation.gov/RAISEgrants
138 761
Reconnecting Communities and Neighborhoods Grant
Program
The Bipartisan Infrastructure Law (BIL) established the new Reconnecting Communities Pilot (RCP) discretionary grant program, funded with $1 billion over the next 5 years. It is the firstever Federal program dedicated to reconnecting communities that were previously cut off from economic opportunities by transportation infrastructure. Funding supports planning grants and capital construction grants, as well as technical assistance, to restore community connectivity through the removal, retrofit, mitigation, or replacement of eligible transportation infrastructure facilities.

Eligible facilities may include a highway, including a road, street, or parkway or other transportation facility, such as a rail line, that creates a barrier to community connectivity, including barriers to mobility, access, or economic development, due to high speeds, grade separations, or other design factors. Planning grants may be used to study the feasibility and impacts of removing, retrofitting, or mitigating an existing eligible facility or to conduct planning activities necessary to design a project to remove, retrofit, or mitigate an existing eligible facility.
https://www.transportation.gov/grants/rcnprogram/about-rcp\ Safe Streets and Roads for All (SS4A)
Established by the Bipartisan Infrastructure Law (BIL), this program funds initiatives that prevent roadway deaths and serious injuries and can be used to carry out items in support of creating safety Action Plans like Vision Zero, and in implementing infrastructure including pilot programs, installing pedestrian and bicycle networks, transforming roadway corridors into Complete Streets, improving the safety of intersections. Up to $1 billion is available each year of the program.
https://www.transportation.gov/grants/SS4A
Surface Transportation Block Grant (STBG)
Extended by the BIL, these grants are used to fund projects that maintain and improve the transportation performance of federalaid highways, bridges, and tunnels, install pedestrian and bicycle infrastructure and implement transit capital projects. Additional Transportation Alternatives* set aside funds for active transportation, and active transportation access to transit improvements. https://www.fhwa.dot.gov/specialfunding/stp/
*Title 23, U.S.C. 101(a)(29) Transportation alternatives. - The term “transportation alternatives” means any of the following activities when carried out as part of any program or project authorized or funded under this title, or as an independent program or project related to surface transportation: (A) Construction, planning, and design of on-road and off- road trail facilities for pedestrians, bicyclists, and other non-motorized forms of transportation, including sidewalks, bicycle infrastructure, pedestrian and bicycle signals, traffic calming techniques, lighting and other safety-related infrastructure, and transportation projects to achieve compliance with the Americans with Disabilities Act of 1990 (42 U.S.C. 12101 et seq.).
https://fhwa.dot.gov/map21/docs/title23usc.pdf
139762
Grants- State

PROJECT
Active
Transportation
Program (ATP)
Affordable
Housing And
Sustainable
Communities
Program (AHSC)
California
Department of
Forestry and Fire
Protection (CalFire)
Urban and
Community Forestry
Grants
California
Strategic Growth
Council Regional
Climate
Collaboratives
(RCC) Grant
California
Transportation
Commission Local
Partnership Program
(LPP)
Clean
California
Grant
Clean
Mobility
Options
(CMO)
The Ford Family
Foundation Large
Good Neighbor
Grants
Rubberized
Pavement
Grant
Program
State
Transportation
Improvement
Program (STIP)
Transportation
Development Act
Funds (TDA)
The Urban
Greening
Program
Caltrans
Sustainable
Transportation
Planning Grant
Program
Southern California
Association of
Governments- Go
Human
Transport
Uniform Mit
Fee (TUM
Pilot projects
Parking signage
Shared 1st Street
Controlled alleys
Lighting across Ramsey and 1st St
Wayfinding
Bus stop improvements
Courtyards
Gateways
3rd Street park
Post Office linear park
Ramsey Complete Street- Martin St to 8th St
San Gorgonio Ave two-way cycletrack
San Gorgonio Protected Intersection
Numbered/secondary street improvements (1st, 2nd,
3rd, 4th, Hays, Livingston/6th)
Indoor pedestrian pass-throughs connecting alleys to
1st Street/courtyard expansions. x x
Livingston-Highway ramp reconfiguration for truck
route
Civic Center Expansion
STATE
C
A
B
140 763
Grants- Regional & Federal

PROJECT
Active
Transportation
Program (ATP)
Affordable
Housing And
Sustainable
Communities
Program (AHSC)
California
Department of
Forestry and Fire
Protection (CalFire)
Urban and
Community Forestry
Grants
California
Strategic Growth
Council Regional
Climate
Collaboratives
(RCC) Grant
California
Transportation
Commission Local
Partnership Program
(LPP)
Clean
California
Grant
Clean
Mobility
Options
(CMO)
The Ford Family
Foundation Large
Good Neighbor
Grants
Rubberized
Pavement
Grant
Program
State
Transportation
Improvement
Program (STIP)
Transportation
Development Act
Funds (TDA)
The Urban
Greening
Program
Caltrans
Sustainable
Transportation
Planning Grant
Program
Southern California
Association of
Governments- Go
Human
Transporta
Uniform Miti
Fee (TUM
Pilot projects
Parking signage
Shared 1st Street
Controlled alleys
Lighting across Ramsey and 1st St
Wayfinding
Bus stop improvements
Courtyards
Gateways
3rd Street park
Post Office linear park
Ramsey Complete Street- Martin St to 8th St
San Gorgonio Ave two-way cycletrack
San Gorgonio Protected Intersection
Numbered/secondary street improvements (1st, 2nd,
3rd, 4th, Hays, Livingston/6th)
Indoor pedestrian pass-throughs connecting alleys to
1st Street/courtyard expansions. x x
Livingston-Highway ramp reconfiguration for truck
route
Civic Center Expansion
STATE
C
A
B
amily
Large
hbor
s
Rubberized
Pavement
Grant
Program
State
Transportation
Improvement
Program (STIP)
Transportation
Development Act
Funds (TDA)
The Urban
Greening
Program
Caltrans
Sustainable
Transportation
Planning Grant
Program
Southern California
Association of
Governments- Go
Human
Transportation
Uniform Mitigation
Fee (TUMF)
California Department
of Parks and
Recreation Outdoor
Recreation Legacy
Partnership (ORLP)
Program (Granted by
NPS)
Carbon
Reduction
Program
The Community
Development
Block Grant
(CDBG)
Congestion
Mitigation and
Air Quality
(CMAQ)
Improvement
Program
House
Transportation &
Infrastructure (T&I)
Committee
Appropriations
Neighborhood
Access and Equity
Grants
RAISE
Grants
Reconnecting
Communities and
Neighborhoods
Grant Program
Safe Streets and
Roads for All
(SS4A)
Surface
Transportation
Block Grant
(STBG)
x x

FEDERAL
141764
Cost Estimates -
Full Project Summary and Details
These costs are rough order of magnitude estimates for all aspects of the final design from roadway construction to amenities and irrigation. The following sections break down this cost summary by project with Ramsey Street, 1st Street, Alleys/Courtyards, and the Park. For this cost estimate all gateway elements are excluded.

DESCRIPTION UNIT UNIT COST QUANTITY COST
24" Box Tree EA $1,200.00 675 $810,000.00
Landscaping SF $20.00 65,000 $1,300,000.00
Shrub and groundcover Irrigation SF $16.00 65,000 $1,040,000.00 Irrigation equipment EA $15,000.00 30 $450,000.00
Tree removal EA $2,000.00 40 $80,000.00
Soil CY $65.00 7,200 $468,000.00
Tree Root Vault System + Soil MI $3,650,000.00 0.4 $1,460,000.00 Fencing LF $125.00 600 $75,000.00
Bioswale LF $200.00 2,000 $400,000.00
TOTAL $6,083,000.00
Total in 2023 (rounded to nearest $10,000) $6,080,000.00

DESCRIPTION UNIT UNIT COST QUANTITY COST
Demo (to include all soils, pavements, and miscellaneous removaSF $30.00 210,000 $6,300,000.00 AC Paving with Aggregate Base Ton $400.00 2,710 $1,084,000.00 Concrete Curb and Gutter LF $100.00 30,000 $3,000,000.00 Curb Ramps and Warning Strip EA $10,000.00 60 $600,000.00 Striping LF $6.00 14,000 $84,000.00
Pavement Markings (STOP,YIELD) EA $475.00 50 $23,750.00 Poured Concrete Walk 4" SF $20.00 284,900 $5,698,000.00 Cool Paving for Mural & Mural Materials LS $30,000.00 1 $30,000.00 Ground mural LS $15,000.00 1 $15,000.00
Bicycle Signage EA $500.00 18 $9,000.00
Traffic Signal Modification including Bike Signal Heads and Loops LS $350,000.00 1 $350,000.00 Paving decorative SF $35.00 6,000 $210,000.00
Bike Lanes SF $15.00 40,000 $600,000.00
Median Islands SF $55.00 14,000 $770,000.00
Cool paving SF $15.00 47,700 $715,500.00
Permeable asphalt, subbase, and geotextiles SF $25.00 44,800 $1,120,000.00 TOTAL 20,609,250.00
Total in 2023 (rounded to nearest $10,000) $20,610,000.00

DESCRIPTION UNIT UNIT COST QUANTITY COST
String Lights LF $12.00 14,386 $172,632.00
Pedestrian scale street lights EA $8,000.00 75 $600,000.00 Small Shade Structure (12'X12') SF $250.00 4,800 $1,200,000.00 Trash Receptacle EA $1,800.00 30 $54,000.00
Amenities (Benches, Bike racks, etc.) EA $3,500.00 20 $70,000.00 Map and Wayfinding Signage EA $5,000.00 4 $20,000.00
Bus Shelters EA $35,000.00 4 $140,000.00
Pjt SiEA $50000 30 $1500000
LIGHTING + PEDESTRIAN AMENITIES
ROADWAY + PAVING
LANDSCAPE + STORMWATER
Full Project Cost Summary
LANDSCAPE + STORMWATER $6,080,000.00
ROADWAY + PAVING $20,610,000.00
LIGHTING + PEDESTRIAN AMENITIES $2,710,000.00
SOFT COSTS $3,820,000.00
CONSTRUCTION TOTAL COST $33,220,000.00
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $38,200,000.00 CEQA EXEMPTION DOCUMENTATION $50,000.00
CONTINGENCY (30%) $11,460,000.00
Total in 2023 (Rounded to nearest 10,000) $49,710,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $52,690,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $55,850,000 142 765
Permeable asphalt, subbase, and geotextiles SF $25.00 44,800 $1,120,000.00 TOTAL 20,609,250.00
Total in 2023 (rounded to nearest $10,000) $20,610,000.00

DESCRIPTION UNIT UNIT COST QUANTITY COST
String Lights LF $12.00 14,386 $172,632.00
Pedestrian scale street lights EA $8,000.00 75 $600,000.00 Small Shade Structure (12'X12') SF $250.00 4,800 $1,200,000.00 Trash Receptacle EA $1,800.00 30 $54,000.00
Amenities (Benches, Bike racks, etc.) EA $3,500.00 20 $70,000.00 Map and Wayfinding Signage EA $5,000.00 4 $20,000.00
Bus Shelters EA $35,000.00 4 $140,000.00
Project Signage EA $500.00 30 $15,000.00
Poured in Place Concrete Seat Walls (@Park) LF $275.00 178 $48,950.00 Game Courts SF $20.00 3,900 $78,000.00
Drinking Fountain with Bottle Filler + Pet Bowl EA $15,000.00 1 $15,000.00 Play equipment and surfacing LS $300,000.00 1 $300,000.00 TOTAL $2,713,582.00
Total in 2023 (rounded to nearest $10,000) $2,710,000.00 Subtotal $29,400,000.00

DESCRIPTION UNIT UNIT COST QUANTITY COST
Traffic Control and Traffic Control Plan 1 3% of TTL C $882,000.00 Stormwater Pollution Prevention Plan (SWPPP) Development and 1 3% OF TTL C $882,000.00 Mobilization/Demobilization and Clean-up 1 5% OF TTL C $1,470,000.00 Utilities Relocation/Protection/Coordination 1 2% OF TTL C $588,000.00 TOTAL $3,822,000.00
Total in 2023 (rounded to nearest $10,000) $3,820,000.00

CONSTRUCTION TOTAL COST
Total in 2023 (rounded to nearest $10,000) $33,220,000.00

TOTAL COST
Plans, Specifications, Estimates 1 15% OF TTL C $4,983,000.00 SUBTOTAL $38,203,000.00
Subtotal in 2023 (rounded to nearest 10,000) $38,200,000.00 CEQA Documentation 1 $50,000.00 $50,000.00
Contingency 1 30% OF TTL $11,460,000.00
TOTAL in 2023 $49,710,000.00
Total in 2023 (rounded to nearest $10,000) $49,710,000.00 LIGHTING + PEDESTRIAN AMENITIES

SOFT COSTS
143766
Cost Estimates -
Ramsey Street
0 50 100
4TH
3RD
2ND
1ST
8TH
6TH

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS

LIVINGSTON
RAMSEY - VEHICULAR RAMSEYDOWNTOWN CORE RAMSEY- CIVIC
Ramsey - Downtown Core Project
LANDSCAPE + STORMWATER $1,270,000
ROADWAY + PAVING $2,810,000
LIGHTING + PEDESTRIAN AMENITIES $240,000
SOFT COSTS $560,000
CONSTRUCTION TOTAL COST $4,880,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $5,610,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $1,683,000
Total in 2023 (Rounded to nearest 10,000) $7,340,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $7,780,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $8,250,000 Ramsey - Vehicular Project
LANDSCAPE + STORMWATER $390,000
ROADWAY + PAVING $1,400,000
LIGHTING + PEDESTRIAN AMENITIES $180,000
SOFT COSTS $260,000
CONSTRUCTION TOTAL COST $2,230,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $2,560,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $768,000
Total in 2023 (Rounded to nearest 10,000) $3,380,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $3,580,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $3,790,000 Ramsey - Civic Project
LANDSCAPE + STORMWATER $800,000
ROADWAY + PAVING $1,870,000
LIGHTING + PEDESTRIAN AMENITIES $260,000
SOFT COSTS $380,000
CONSTRUCTION TOTAL COST $3,310,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $3,810,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $1,143,000
Total in 2023 (Rounded to nearest 10,000) $5,000,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $5,300,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $5,620,000 Ramsey - Downtown Core Project
LANDSCAPE + STORMWATER $1,270,000
ROADWAY + PAVING $2,810,000
LIGHTING + PEDESTRIAN AMENITIES $240,000
SOFT COSTS $560,000
CONSTRUCTION TOTAL COST $4,880,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $5,610,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $1,683,000
Total in 2023 (Rounded to nearest 10,000) $7,340,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $7,780,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $8,250,000 Ramsey - ALL PROJECTS COMBINED
LANDSCAPE + STORMWATER $2,460,000
ROADWAY + PAVING $6,080,000
LIGHTING + PEDESTRIAN AMENITIES $680,000
SOFT COSTS $1,200,000
CONSTRUCTION TOTAL COST $10,420,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $11,980,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $3,594,000
Total in 2023 (Rounded to nearest 10,000) $15,624,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $16,560,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $17,550,000 144 767
Cost Estimates -
1st Street
0 50 100
4TH
3RD
2ND
1ST
8TH
6TH

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS
1ST STREET LIVINGSTON
1st Street Project
LANDSCAPE + STORMWATER $1,410,000
ROADWAY + PAVING $3,010,000
LIGHTING + PEDESTRIAN AMENITIES $340,000
SOFT COSTS $40,000
CONSTRUCTION TOTAL COST $4,800,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $5,520,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $1,656,000
Total in 2023 (Rounded to nearest 10,000) $7,230,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $7,660,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $8,120,000 145768
0 50 100
4TH
3RD
2ND
1ST
8TH
6TH

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS

LIVINGSTON

ALLEYS/

COURTYARDS
Alleys / Courtyards
LANDSCAPE + STORMWATER $150,000
ROADWAY + PAVING $1,480,000
LIGHTING + PEDESTRIAN AMENITIES $920,000
SOFT COSTS $330,000
CONSTRUCTION TOTAL COST $2,880,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $3,310,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $993,000
Total in 2023 (Rounded to nearest 10,000) $4,350,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $4,610,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $4,890,000 Cost Estimates -
Alleys/Courtyards
146 769
0 50 100
4TH
3RD
2ND
1ST
8TH
6TH

SAN GORGONIO
RAMSEY
MARTIN

ALESSANDRO
HAYS

LIVINGSTON
PARK
Park
LANDSCAPE + STORMWATER $580,000
ROADWAY + PAVING $150,000
LIGHTING + PEDESTRIAN AMENITIES $470,000
SOFT COSTS $160,000
CONSTRUCTION TOTAL COST $1,360,000
TOTAL COST WITH PLANS, SPECIFICATIONS, ESTIMATES $1,560,000 CEQA EXEMPTION DOCUMENTATION $50,000
CONTINGENCY (30%) $468,000
Total in 2023 (Rounded to nearest 10,000) $2,080,000
Total in 2024 (Rounded to nearest 10,000) - 6% Esc. $2,200,000 Total in 2025 (Rounded to nearest 10,000) - 6% Esc. $2,330,000 Cost Estimates -
Park
147770
SCAG Go Human Pilot
Projects
Go Human is a community engagement program with the
goals of reducing traffic collisions in Southern California and encouraging people to walk and bike more. SCAG’s Go Human Kit of Parts Lending Library provides pop-up materials to temporarily demonstrate potential and planned street design treatments and safety infrastructure to create safer and more inviting public spaces.

The Go Human Kit of Parts includes materials to showcase five street treatments. The street treatments include a parklet, curb extension (bulb- out), median refuge island, artistic crosswalk, and separated bike lane. The Kit of Parts are made of portable, light-weight materials that are easy to transport and assemble.

Temporary safety demonstrations create opportunities for residents to experience streets that are re-designed for safety in live traffic settings, test out, refine, and identify support for improvements. 1 1 SCAG Go-Human
Bike Lane Curb Extension
Popup areas Popup areas
Bike Lane
Decorative Crosswalk Strips Parklet
Decorative Crosswalk Strips
148 771
4 Parts

GLOSSARY OF TERMS

5. Parklet Railing

9. Bike Lane Marker

13. Shark teeth (Crosswalk)

6. Stanchion

10. Decorative
Crosswalk Strips

7. Bike Lane Railing

11. End Mesh
(Bulb out)

8. Bike Lane Bollard

12. Circles (Bulb Out)

1. Plane 2. End Plane
(Parklet, left)

3. End Plane
(Parklet, Right)

4. Nose Plane
(Ped. Island)
5 Accessories
Hardware

18. Tape

21. Bollard

19. Post

22. Cafe Table 23. Umbrella 23. Treatment Sign

20.Bike Lane Bracket

14. Pedestal 15. Threaded cap 16. Screw 17. Parklet Bracket Glossary of Terms
Diagram of parts and accessories for Go Human kits from SCAG Final Kit of Parts Design Guide 149772
Go Human 1st St and Ramsey St
This Go Human demonstration would showcase the pedestrian-oriented 1st Street along with the traffic calming and Complete Street designs for Ramsey Street. Additional amenities such as traffic cones, additional bike lane markers, K Rails, planters, tape, street furniture/umbrellas, and turf would be used to enhance the event to more accurately represent the design intent of the plan.

This demonstration would use several of the Go Human Kit elements including:
• Bike Bollards and Railings (20x each)
• Bike Lane Marker (2x)
• Curb Extensions (2x)
• Decorative Crosswalk (1 set of 12 stripes)
• Parklet (1x)
• Necessary Tape/hardware to restripe/assemble
• Yellow Tape - apx 145’ to mark new centerline
• Black Tape - apx 120’ to cover existing yellow from 1st to east end of alley • Black Tape - apx 150 sqft to cover three sharrows
• Green Paint for conflict striping
150 773

PARKLET -
KIT B (1/1)

EXTRA TABLES,

CHAIRS,

UMBRELLAS

TURF, GAMES,

POPUP TENTS

CROSSWALK -
KIT B (1/1)
CURB EXT - KIT B (2/2)

EXTRA K RAILS TO

CLOSE STREET

EXTRA K RAILS TO CLOSE STREET
CURB EXT - KIT B (1/2)

EXTRA CONES FOR EDGE

OF BIKE LANE/NEW SW
EDGE (5’ FROM CURB)

EXTRA PLANTERS

EXTRA STREET FURNITURE

EXTRA CONES FOR CURB

EXTENSION/PARKING END
EXTRA BIKE MARKER BIKE LANE MARKER B (2/2)
4’ SPACE BETWEEN EXISTING CURB AND

CONES TO REPLICATE SW EXTENSION

WITH BENCHES AND PLANTERS
CIRCLES FROM CURB EXTENSIONS (9 TOTAL)
TEMPORARY YELLOW LINE FOR CHICANE ( 9’ FROM EXISTING)
TEMPORARY PARKING T’S 5X (FOR SHOW) BLACK TAPE COVER UP SHARROWS Chicane end/ parking T’s inline
with corner of building. Chicane is
18’ out from curb
TEMPORARY PARKING T’S
4X (FOR SHOW)
BIKE LANE MARKER B (1/2)

BIKE LANE RAILINGS AND BOLLARDS
(20 EACH /KIT) 10’ SPACING
10’ 10’ 10’ 11’ 11’ 4’ 3’ 3’ 5’ 5’ 5’
3’ 5’ 5’
8’
9’
11’
Chicane ends
apx 20’ from
alley/18’ out
from curb
Chicane ends apx
15’ from alley
Curb extension/parking
T’s apx 20’ from
crosswalk

EXTRA GREEN

MARKINGS

FOR BIKE LANES

BLACK TAPE OVER EXISTING CENTER

LINE AND BIKE LANE POCKET
10’ 8’
10’ 8’
Go Human drawing for 1st St and Ramsey demonstration

RAMSEY ST
2ND ST
1ST ST
151774
Go Human Alley, Courtyard and Ramsey St
This Go Human demonstration would showcase the Alley and Courtyard along with the traffic calming and Complete Street designs for Ramsey Street. Additional amenities such as traffic cones, additional bike lane markers, K Rails, planters, tape, street furniture/umbrellas, and turf would be used to enhance the event to more accurately represent the design intent of the plan.

This demonstration would use several of the Go Human Kit elements including:
• Bike Bollards and Railings (20x each)
• Bike Lane Marker (2x)
• Curb Extensions (2x)
• Decorative Crosswalk (1 set of 12 stripes)
• Parklet (1x)
• Necessary Tape/hardware to restripe/assemble
-Yellow Tape - apx 200’ to mark new centerline
-Black Tape - apx 300’ to cover existing marked section of yellow and bike lane pocket lines -Black Tape - apx 200 sqft to cover two sharrows and bike lane marker -Green Paint for conflict striping
152 775
CURB EXT - KIT A (2/2)

PARKLET -
KIT A (1/1)
CURB EXT - KIT A (1/2)

EXTRA K RAILS

K RAIL TO REPRESENT

CONTROLLED ALLEY

EXTRA TABLES,

CHAIRS, UMBRELLAS

EXTRA TABLES, CHAIRS,

UMBRELLAS TURF,

GAMES, POPUP TENTS

TEMPORARY CENTER LINE

BLACK TAPE OVER EXISTING CENTER LINE

EXTRA CONES
EXTRA
CONES

BIKE LANE RAILINGS AND BOLLARDS
(20 EACH /KIT) 10’ SPACING

CROSSWALK FROM
MEDIAN ISLANDKIT A (1/1)

BIKE LANE MARKER -
KIT A (2/2)

BIKE LANE

MARKER -
KIT A (1/2)

EXTRA STREET

FURNITURE
EXTRA GREEN TMARKINGS FOR BIKE LANES 11’ 11’ 5’ 3’ 3’ 3’ 5’ 7’ 10’ 10’ 10’

EXTRA BIKE MARKER

EXTRA BIKE MARKER
Go Human drawing for Alley, Courtyard and Ramsey St demonstration

RAMSEY ST
1ST ST
1ST ST
153776
Wayfinding
Wayfinding is the process of determining and following a path or route between an origin and a destination, often intended for pedestrians and cyclists and for assisting people driving cars locate parking and other key destinations. This means that wayfinding helps people get to the destinations they desire, whether it be parking lots off Main Street or downtown attractions. This is achieved with signage and maps, special lettering, colors, symbols, iconic shapes, texture, and surface treatment working in unison to highlight key locations, attractions, and services, and provide route confirmation. Banning should establish a wayfinding signage program to review existing signage and plan for new or upgrade existing, wayfinding signage in Downtown Banning and across the city.

The following sections are recommendations for the Downtown area but may be subject to change following the implementation of a City Wayfinding Program. Roadway-oriented signage should be designed to comply with CA MUTCD design standards. It is important to note that the MUTCD allows for communities to create community-sensitive wayfinding. Community Wayfinding allows custom colors and enhancement markers (logos). DOT encourages transportation agencies to go beyond the minimum requirements, and proactively provide convenient, safe, and context-sensitive facilities that help roadway users of all types, ages, and abilities of all ages and utilize universal design characteristics (2010).

Design recommendations for wayfinding signage in Banning include:
• Signage should be designed at a human scale with attention to detail and craftsmanship. • Pedestrian-oriented signs should comply with standard clearances from other street elements and comply with ADA requirements.
• Wayfinding signage should be placed near important intersections, public plazas, or other areas with high pedestrian volume.
• Wayfinding signage should clearly communicate the locations of nearby destinations, by means such as arrows, infographics, and vicinity maps.
• Avoid placing too many signs on the street, which can cause visual clutter and confusion to people. • Externally illuminated signs should be designed to minimize glare. The reflective coating should be used on other signs to minimize glare.

Examples of wayfinding signage families which should be simple, intuitive, and approachable, with a consistent design language between elements.
154 777
Example of wayfinding signage families
Additional Wayfinding Information
The Manual of Uniform Traffic Devices, Section 2D.50 allows for community-sensitive wayfinding but there are basic specific guidelines that must be followed.

The California Manual on Uniform Traffic Control Devices or CA MUTCD is the state standard (based on the national MUTCD) for all traffic control devices installed on any street, highway, bikeway, or private road open to public travel. Both on-street and off-street bicycle facilities are required to follow the standards within the CA MUTCD. Devices should be designed so that:
• Size, shape, color, composition, lighting or retroreflection, and contrast are combined to draw attention to the devices. • Size, shape, color, and simplicity of message combine to produce a clear meaning.
• Legibility and size combine with placement to permit adequate time for response.
• Uniformity, size, legibility, and reasonableness of the message combine to command respect.
• Options for customizing signs while adhering to the CA MUTCD include adding unique mounting structures or an identifying enhancement marker.
• While the CA MUTCD provides standards and guidelines for the design, size, and content of wayfinding signs, many jurisdictions have implemented unique signs to enhance visibility or reinforce local identity.
• Creative wayfinding elements enhance community identity and pride, reflect local values and character, and may provide more helpful information than signs which strictly follow the basic guidance of the CA MUTCD
155778
779

BANNING

DOWNTOWN REVITALIZATION
& COMPLETE STREETS PLAN
Appendix
November 2023
PREPARED BY:

Alta Planning + Design
The Arroyo Group
RCLCO
780

CONTENTS
Section Diagrams �������������������������������������������������������������������������������������� 3 Community Engagement����������������������������������������������������������������������� 68 Mobility Alternatives ������������������������������������������������������������������������������� 90 Development Sites��������������������������������������������������������������������������������� 100 Toolkit�������������������������������������������������������������������������������������������������������114 Plantings ��������������������������������������������������������������������������������������������������122 Development Opportunity & Existing Conditions Analysis ����������������125 2 © 2023 California Department of Transportation and the City of Banning. All Rights Reserved.781

SECTION DIAGRAMS
3782
4 SECTION DIAGRAMS - RAMSEY STREET
Ramsey Street between 8th Street and Martin Street is the historic heart of downtown Banning. The street in less than a mile changes from highway connection to downtown main street with various businesses.

Right-of-way length correlates to these areas and as shown in more analysis in this section, the alignment of sidewalks and streets changes with gaps throughout. There is much opportunity for reallocation and rearrangement of the right-of-way to make Ramsey a complete street for all users.
783

5 0 300’ 600’

RAMSEY ST

HAYS ST

LIVINGSTON ST
8TH ST
6TH ST
4TH ST
3RD ST
2ND ST
1ST ST

SAN GORGONIO AVE

ALESSANDRO ST

MARTIN ST
784
1 2 3
6 Eastbound Westbound
Side
8’ 24’ 12’ 12’ 4’ 12’ 8
Sidewalk Left Turn Lane Travel Lane Bike Right Turn Lane Lane
Travel Lane
8’ 24’ 10’ 22’ 8’
Sidewalk Travel Lane Center Turn Lane Travel Lane Sidewalk 64’ Road Width
80’ ROW
56’ Road Width
72’ ROW
Eastbound Westbound
2 1
SAN GO
0 400’
Eastbound Westbound
Sidewalk
8’ 24’ 12’ 12’ 4’ 12’ 8’
Sidewalk Left Turn Lane Travel Lane Bike Right Turn Lane Lane
Travel Lane
8’ 24’ 10’ 22’ 8’
Sidewalk Travel Lane Center Turn Lane Travel Lane Sidewalk 64’ Road Width
80’ ROW
56’ Road Width
72’ ROW
Eastbound Westbound
2 1
0 400’ 80
Ramsey & 8th St
At the western edge of the study area, Ramsey St meets 8th St at a busy and dangerous intersection. In 2014 a 16 year old male was hit crossing the intersection headed south by a pickup truck headed west. In 2021 a driver hit a 14 year old female pedestrian headed south.

The street width here on Ramsey changes from 56’ to 64’ to accommodate the left and right turns lanes WB. These in addition to a straight travel lane are 12’ with a 4’ “pocket” class II bike lane at the intersection east and westbound.

The total ROW for this section spans from 72’ to 80’ including sidewalks which are 8’ meeting ADA requirements but are inadequate in places where the road width changes leaving the sidewalk without a complete path.

There is a bus stop with shelter on the northeast corner of Ramsey and a bus stop sign with no amenities opposite on the south west side.

Existing Conditions Ramsey St and 8th St 64’ 80’
12’ 24’ 12’
4’
12’
56’
72’
10’ 24’ 22’
Class II Bikeway Inadequate Sidewalk Vacant Lot
1 2

RAMSEY ST
8TH ST

VACANT LOT
1 2 3
0 50’ 100’

OPPORTUNITY FOR BIKE

CONFLICT STRIPING

INADEQUATE SIDEWALK -

NEEDS IMPROVEMENT

OPPORTUNITY FOR HIGH VISIBILITY
CROSSWALKS, TYP.

OPPORTUNITY TO IMPROVE

BIKE FACILITY

OPPORTUNITY TO IMPROVE

EXISTING BUS STOP & SHELTER

OPPORTUNITY FOR GATEWAY DESIGN

AS ENTRY POINT TO DOWNTOWN
12’ VEHICLE LANES

CONSTRAINTS
1 Class II Bikeway 2 Inadequate Sidewalk 3 Vacant Lot
785
7 0 300’ 600’

RAMSEY ST

HAYS ST

LIVINGSTON ST
8TH ST
6TH ST
4TH ST
3RD ST
2ND ST
1ST ST

SAN GORGONIO AVE

ALESSANDRO ST

MARTIN ST
Existing Conditions Ramsey St and 8th St 64’ 80’
12’ 24’ 12’
4’
12’
56’
72’
10’ 24’ 22’
1 2

RAMSEY ST
8TH ST

VACANT LOT
1 2 3
0 50’ 100’

OPPORTUNITY FOR BIKE

CONFLICT STRIPING

INADEQUATE SIDEWALK -

NEEDS IMPROVEMENT

OPPORTUNITY FOR HIGH VISIBILITY
CROSSWALKS, TYP.

OPPORTUNITY TO IMPROVE

BIKE FACILITY

OPPORTUNITY TO IMPROVE

EXISTING BUS STOP & SHELTER

OPPORTUNITY FOR GATEWAY DESIGN

AS ENTRY POINT TO DOWNTOWN
12’ VEHICLE LANES

CONSTRAINTS
786
6’ 24’ 10’ 22’ 6’
Sidewalk Travel Lane Center Turn Lane Travel Lane Sidewalk 62’ Road Width
76’ ROW
56’ Road Width
68’ ROW
Eastbound Westbound
3 4
8’ 22’ 10’ 30’ 6’
Sidewalk Travel Lane Center Turn Lane Travel Lane Sidewalk 6’ 24’ 10’ 22’ 6’
Sidewalk Travel Lane Center Turn Lane Travel Lane Sidewalk 62’ Road Width
76’ ROW
56’ Road Width
68’ ROW
Eastbound Westbound
Eastbound Westbound
3 4

RAMSEY ST

HAYS ST

LIVINGSTON ST
8TH ST
6TH ST
4TH ST
3RD ST
2ND ST
1ST ST

SAN GORGONIO AVE

ALESSANDRO ST
0 400’
Existing Sections
Ramsey & 6th St
Ramsey near 6th St has no bicycle pedestrian crashes from 2010-2021. Street widths are 56’ and 62’ in this section with ROW of 68’ and 76’ respectively. A mid block crossing of Ramsey on the east side of 6th St provides pedestrians the ability to cross but is minimal in treatment with “ladder” treatment and only one sign on the right side of street in either direction. The crossing of 6th St is even less apparent with only a stop sign and standard markings. Sidewalks are 6’ for most of this section, causing tight conditions for all users, especially those with mobility challenges due to hydrants, light posts, benches, and trash recycling bins blocking the sidewalk.

The most significant issue with the mid-block crossing of Ramsey is the north side in which the crosswalk runs into cracked and uneven sidewalk with no real curb cut between two driveways. The north sidewalk here is non linear east to west causing pedestrians to navigate arduous curb and sidewalk conditions.

Nearby on the north side of Ramsey east of the entrance to 6th St is a bus stop with bench but no shelter which could be added in the empty space behind it or with sidewalk widening.

Existing Conditions Ramsey St and 6th St
0 50’ 100’
56’
68’
10’ 24’ 22’
6’
64’
Significant Sidewalk Issue Potential for Sidewalk Extension & Parklet/Parkway
1 Opportunity for Bus Shelter 2 3
3 4

RAMSEY ST
6TH ST

VACANT LOT

VACANT LOT

VACANT LOT
2 62’
76’
10’ 22’ 30’
3 1
BUS STOP + BUS SHELTER BUS STOP + BENCH BUS STOP
RED CURB, TYP. SMALL DRIVEWAYS HAVE

NON-LEVEL SLOPES
CONSTRAINED 6’ SIDEWALK CONDITIONS;

HISTORIC STREET LIGHTS CREATE NARROW

CONDITIONS OPPORTUNITY TO ADD

BUS SHELTER TO BUS STOP

OPPORTUNITY FOR HIGH

VISIBILITY CROSSWALKS

OPPORTUNITY FOR OFF-STREET PARKING

AND LESS ON-STREET PARKING

SIGNIFICANT SIDEWALK
ISSUE; NOT ADA COMPLIANT

OPPORTUNITY FOR

TRUNCATED DOMES

OPPORTUNITY TO BRING

SIDEWALK LEVEL ACROSS

OPPORTUNITY FOR

PARKLET OR PARKWAY

OPPORTUNITY FOR PEDESTRIAN

REFUGE ISLAND AND RECTANGULAR

RAPID FLASHING BEACON (RRFB)
8 787
0 300’ 600’

RAMSEY ST

HAYS ST

LIVINGSTON ST
8TH ST
6TH ST
4TH ST
3RD ST
2ND ST
1ST ST

SAN GORGONIO AVE

ALESSANDRO ST

MARTIN ST
Existing Conditions Ramsey St and 6th St
0 50’ 100’
56’
68’
10’ 24’ 22’
6’
64’
3 4

RAMSEY ST
6TH ST

VACANT LOT

VACANT LOT

VACANT LOT
2 62’
76’
10’ 22’ 30’
3 1
BUS STOP + BUS SHELTER BUS STOP + BENCH BUS STOP
RED CURB, TYP. SMALL DRIVEWAYS HAVE

NON-LEVEL SLOPES
CONSTRAINED 6’ SIDEWALK CONDITIONS;

HISTORIC STREET LIGHTS CREATE NARROW

CONDITIONS OPPORTUNITY TO ADD

BUS SHELTER TO BUS STOP

OPPORTUNITY FOR HIGH

VISIBILITY CROSSWALKS

OPPORTUNITY FOR OFF-STREET PARKING

AND LESS ON-STREET PARKING

SIGNIFICANT SIDEWALK
ISSUE; NOT ADA COMPLIANT

OPPORTUNITY FOR

TRUNCATED DOMES

OPPORTUNITY TO BRING

SIDEWALK LEVEL ACROSS

OPPORTUNITY FOR

PARKLET OR PARKWAY

OPPORTUNITY FOR PEDESTRIAN

REFUGE ISLAND AND RECTANGULAR

RAPID FLASHING BEACON (RRFB)
9788
Spark
Streetscape & Mobility- Gathering Spaces and Shared Street Public Realm/OS- Celebrate cultural, represents heart of city Park & Play
Gradient
Comments
Look & Feel Board Results
Streetscape & Mobility
The Spark (8 Votes)
Park & Play (2 Votes)
Gradient (1 Vote)
Public Realm/Open
Space & Placemaking
The Spark (9 Votes)
Park & Play (2 Votes
Gradient (0 Vote)
Land Use
The Spark (2 Votes)
Park & Play (1 Vote)
Gradient (2 Votes)
83789
Land Use & Open Space Board Results
The Spark (4 Votes)
Park & Play (5 Votes)
Gradient (0 Votes)
Spark
• Connect to Dorothy Cultural Center on 1st Street, Respect all historical resources.
• Church on 1st brings many people
• Oakland has opportunities for (unsure, heal atl?) always could be good.
• San Gorgonio: Hays to Williams, is it an “Arts District?” Wonderful, have cafes in artist studios in the curved building.

Park & Play
• Seniors can’t walk far to park
• More outdoor dining, many people have moved from OC/Irvine would love to see.
• Need to fix up to attract people.
• Want people to come here but not so (unsure, commental?) Live here, culture rich, history diverse. Famous people come here (for?) Christmas.

Gradient
• Fitness walk
• Lots of artists
• Like work/live
Comments
84 790
Mobility Board Results
The Spark (4 Votes)
Park & Play (2 Votes)
Gradient (1 Vote)
Spark
• Likes angled parking
• Likes parking / parklets
Park & Play
• Worry street parking being sacrificed on Park & Play
• Tone down color in theme. Want bikeshare opportunities, tone down bike lane
• Take into account (transplants?)
• Hasn’t had a problem with parking. Other back of house (parking) lots aren’t scary. City not big enough to utilize parking structure.
• Stopping and walking is fun in Banning, especially with places to visit (like proposed alleys, lots, Ramsey ideas.)
• Don’t really need parking on Ramsey if other lots can be utilized.

Gradient
• Likes median but also parklets
Comments
85791
Gateways Board Results
The Spark (6 Votes)
Park & Play (0 Votes)
Gradient (1 Vote)
Spark
• What became of the trolley around town?
• Likes light up, old town aesthetic. Flags are cool.
• Lightly connecting across street, should have one section that’s predominantly ped that has these.

Park & Play
• (likes that the) Interstate is very consistent (with regards to signage) get this stuff (designs like palm springs sign in pic) off interstate.
• Gateway after roundabout to pull people downtown
• Needs to be 8th Street where people are coming from freeway Gradient
Comments
86 792
Land Use Development Sites Board Results
Dev Site #3- Social Services
The Spark (1 Vote)
Park & Play (4 Votes)
Gradient (0 Votes)
Spark
Park & Play
Gradient
Dev Site #2- Civic Center
The Spark (2 Votes)
Park & Play (4 Votes)
Gradient (1 Vote)
• D2 - Remove hedges & keep trees in the park
• D2 - Like the idea of centralized parking
• D1 - Likes idea of artist housing, has to be done well Dev Site #1- SE Lot
The Spark (2 Votes)
Park & Play (2 Votes)
Gradient (2 Votes)
• D1 - “Bring a lot of people, establish residence”
Comments
87793
Plotted Maps For Comments
•Wanted to buy for food trucks or community garden with Boys & Girls Club • Signage Plan
• Protecting cleanliness and orderliness is important to Downtown. • (Park and Play) Best alternative for low foot traffic areas. • No low-income housing: “record in Banning has not been good (but affordable housing is OK”) • Lighting & safety is key for new people.
• Arts & Crafts businesses are coming.
• Stagecoach theme doesn’t draw young people.
• Connect to cultural center / gathering, used to be arts district. • Banks, DMV, Grocery gone. Emphasize diversity, So much history. Compare to Oakland. • Gut (?) the building & make into recreation. (1st and Hayes) • Boutique hotel with adjacent activity(?) pool.

Spark
Park & Play
Gradient
88 794
Other Comments From
Public Open House
• Concern from business owners about removal of parking on 1st. Business owner suggested building parking garage on Livingston.
• Concern that not enough effort was dedicated to understanding Native American culture/relationship to town. Pointed out the close proximity of the Dorthy Ramon Learning Center to the downtown project study area.

Walk Audit Comments
Site D1- SE Lot
• Have it be mixed-use
• San Gorgonio Inn was the anchor of the city. Style of the building was notewroty, and the Inn provided comfort food for the community. Incorporate old sign, which the city now has.

People coming in from the freeway will notice the sign as they’re driving by. • City has old sign in storage
Site D2- Civic Center
• Open this area up, have it be a civic space. Currently feels like dead space. People think it’s a scary space; homeless people mostly use it.

Site D3- Social Services Building
Alleys
• Can tie them into events that happen at banquet home, and any other adjacent business/city.
• Students and pedestrians will utilize them.
• Have to be maintained and kept clean.
• Provide enclosures for trash.
• Provide shading.
• Keep them closed at night, but still retain access for maintenance vehicles. 1st St
• Where most people park for Fox Theater.
• Fox Theater needs access from the front at all times (city laws). • Need signage to let people know where parking is at.
• There are drainage problems at the emergency exits, back of Fox.

Boys & Girls Club
• Splash pad for when it’s hot during the summer?
• Have it be a public/private space – kids get exclusive access during certain times of the day.

General Comments
• City needs much more open space.
• Local indigenous tribe would want to incorporate their art • Stagecoach them is dying because it doesn’t appeal to the current demographic. • There is a landlord across from the Fox Theater that refuses to do anything with it – is currently vacant.
• Smaller trees at Ramsey St so not to block business signage. • Keep semi trucks out of Ramsey.
89795

MOBILITY ALTERNATIVES
90 796
Enhanced Crosswalk Bike Lanes Transit Widen Sidewalk
The Spark

RESTORE DOWNTOWN AS THE HEART OF THE COMMUNITY
Shared Street
Mobility
• 8th - 4th: Class IV lanes and more typical existing sidewalk widths.

Median turn lane.
• 4th - San Gorgonio: Standard sidewalks. Class IV bike lanes. Angled parking and parklets predominantly on north side but can be on south.
• San Gorgonio - Martin: Class IV bike lanes. Parallel parking. • 1st St/Alleys: 1st Street north and south are shared streets which are primarily pedestrian with design treatment to enhance that experience. Vehicular movement is slowed with minimal parking.

Alleys are hardscaped with historic inspired design and allow for engaging pedestrian experience and mobility.
• Livingston: Parking on north side of street offsets parking removed from Ramsey. Livingston could also be used as Truck route to divert truck traffic from Ramsey.
91797
13’ 6’ 3’ 10’ 10’ 10’ 3’ 6’ 13’ 10’ 6’ 2’ 11’ 11’ 15’ 2’ 6’ 11’ 10’ 5’ 3’ 8’ 11’ 11’ 8’ 3’ 5’ 10’ • Class IV 6’ lanes.
• Median turn lane.
• Class IV 6’ lanes.
• Angled parking/parklets (can switch to either side).
• Class IV 5’ lanes.
• Parallel parking both sides.
-Protected with bollards, planters, etc.
-Buffered using wide painted striping
• LEGEND
92 798
Shared Use Sidewalk Bike Lane Enhanced Crosswalk Parking Park & Play

GREAT HUBS, ACTIVE SPACES
Traffic Calming, Roundabout
Mobility
• 8th - 4th: Boulevard with trees in wide median enhances entrance from 8th to downtown for all users and slows vehicle speeds. Turn pocket also within median. Class IV bike facilities for complete street activity.
• 4th - SG: Wider paseo shared use sidewalk on north side. Allows for bikes. Parallel parking on north side. South sidewalk is also wider. • San Gorgonio - Martin: Boulevard similar to 8th-4th. Wider sidewalk on north side by civic center.
• 1st St/Alleys: Wide shared-use sidewalks allow active transportation users. Alleys incorporate art and colorful elements and are key connections from parking to spaces downtown.
• Livingston: Parking on north side of street offsets parking removed from Ramsey. Possible couplet with Bryant Street on other side of I-10.

Livingston could also be used as Truck route to divert truck traffic from Ramsey.
• Roundabout: Roundabouts at 4th and Martin slow traffic coming into downtown and create opportunities for gateway elements in the middle. Traffic circles can also have protected facilities for active transportation users.
93799
10’ 6’ 2’ 12’ 14’ 12’ 2’ 6’ 10’ 16’ 11’ 11’ 8’ 28’ 10’ 6’ 2’ 10’ 8’ 10’ 2’ 6’ 20’ • Class IV 6’ lanes.
• Median doubles as turn pocket.
• Shared use sidewalk allows bikes and pedestrians.
• One lane parallel parking.
• Class IV 6’ lanes.
• Wider north sidewalk.
• No parking.
-Protected with bollards, planters, etc.
-Buffered using wide painted striping
• LEGEND
94 800
Gateway Features Enhanced Crosswalk Bike Lanes Transit Wide Sidewalk Gradient

LIVE/WORK BANNING, BLURRING THE LINES
Mobility
• 8th - 4th: Boulevard with trees in median enhances entrance from 8th to downtown for all users and slows vehicle speeds. Class IV bike facilities and wider sidewalks promote all modes of travel. Turn pockets incorporated into wider median.
• 4th - SG: Boulevard with Class IV bike lanes. Slightly wider north sidewalk.
• SG - Martin: Wide shared-use sidewalk on southside accommodates all active transportation users. Tree lined median slows traffic coming into downtown. Parallel parking on either side.
• 1st St/Alleys: Green infrastructure focused design. 1st transitions from shared-use sidewalks to Shared Streets which relates to shift of land use from commercial mixed use to residential.
• Livingston: Parking on north side of street offsets parking removed from Ramsey. Possible couplet with Bryant Street on other side of I-10.

Livingston could also be used as Truck route to divert truck traffic from Ramsey.
95801
18’ 8’ 11’ 8’ 11’ 8’ 10’
• Class IV 6’ Lanes.
• Median doubles as turn pocket.
10’ 6’ 2’ 12’ 14’ 12’ 2’ 6’ 10’ 10’ 6’ 2’ 11’ 8’ 11’ 2’ 6’ 18’ • Boulevard with wider sidewalk north side and in front of Fox Theater on south side.
• No parking.
• Boulevard.
• Shared use sidewalk south side.
• Parallel parking both sides.
-Protected with bollards, planters, etc.
-Buffered using wide painted striping
• LEGEND
96 802
ALTERNATIVE 2: PARK & PLAY

SECTION A-A

SECTION B-B
ALTERNATIVE 1: THE SPARK

SECTION A-A

SECTION B-B
ALTERNATIVE 3: GRADIENT

SECTION A-A

SECTION B-B
• Two-way cycle track east side, (Class 2B south of Ramsey). • One side angled parking.
• Two-way cycle track east side, (Class 2B south of Ramsey). • Parallel parking both sides.
• Two-way cycle track east side, (Class 2B south of Ramsey). • Parallel parking both sides.
• Class IV 6’ lanes.
• Median turn lane.
• Class IV 6’ lanes.
• Median doubles as turn pocket.
• Class IV 6’ lanes.
• Median doubles as turn pocket.
13’ 6’ 3’ 10’ 10’ 10’ 3’ 6’ 13’ 10’ 6’ 2’ 12’ 14’ 12’ 2’ 6’ 10’ 23’ 15’ 11’ 11’ 3’ 12’ 25’ 22’ 8’ 10’ 10’ 8’ 8’ 12’ 22’ 22’ 8’ 10’ 10’ 8’ 8’ 12’ 22’ 10’ 6’ 2’ 12’ 14’ 12’ 2’ 6’ 10’
Mobility Summary
8th St to 4th St
97 Spark
Class IV
8 6 8
12 Class IV Class IV
Class II/IIB
Shared Use
SId
e
w
alk
Class IV HAYS

ALESSANDROMARTIN
4TH3RD2ND1ST
6TH
8TH

LIVINGSTON
RAMSEY

SAN GORGONIO
Class IV Two-way Class IV Two-way
Shared Street Shared Street
7 7
13 Shared Use
SId
e
w
alk
Shared Use
SId
e
w
alk
Blvd. Class IIB or
Protected
Roundabout
Class II/IIB
Class IV Two-way Class IV Two-way
Class IV Two-way-South
Blvd. Class IIB or IV
Park N Play
4TH3RD2ND1ST
6TH
8TH

SAN GORGONIO
HAYS

LIVINGSTON
RAMSEY
Shared Use SW North
Gradient
Protected
Roundabout Blvd. Class IIB or IV.
7 Class II/IIB
4TH
6TH
8TH
Class IV Two-way

B B B B
B B
A
A
A
A
A
A
803

SECTION A-A

SECTION B-B

SECTION A-A SECTION A-A

SECTION B-B
ALTERNATIVE 1: THE SPARK ALTERNATIVE 2: PARK & PLAY ALTERNATIVE 3: GRADIENT • Shared Street- mixed people and auto and allows cars
slowly, possibly has a few parking spaces.
• Shared Street- mixed people and auto and allows cars
slowly, possibly has a few parking spaces.

SECTION B-B
• Shared use sidewalks.
• Parallel parking.
4th St to San Gorgonio
• Class IV 6’ lanes.
• Angled parking/parklets (can switch to either side). • Shared use sidewalk allows bikes and pedestrians. • One lane parallel parking.
10’ 6’ 2’ 11’ 8’ 11’ 2’ 6’ 18’
• Boulevard with wider sidewalk north side and in front of Fox Theater on south side.
• No parking.
10’ 6’ 2’ 11’ 11’ 15’ 2’6’ 11’ 16’ 11’ 11’ 8’ 28’
14’ 56’ 18’ 26’ 8’ 10’ 10’ 8’ 26’ 14’ 56’ 18’
98 Class IV
6 8
12 Class IV
Class II/IIB
Shared Use
SId
e
w
alk
Class IV HAYS

ALESSANDROMARTIN
4TH3RD2ND1ST

LIVINGSTON
RAMSEY

SAN GORGONIO
Class IV Two-way Class IV Two-way
Shared Street Shared Street
7 7 7
13 Shared Use
SId
e
w
alk
Shared Use
SId
e
w
alk
Blvd. Class IIB or IV
Protected
Roundabout
Class II/IIB
Class IV Two-way Class IV Two-way
Class IV Two-way-South
Blvd. Class IIB or IV
Park N Play

ALESSANDROMARTIN
4TH3RD2ND1ST
6TH
8TH

SAN GORGONIO
HAYS

LIVINGSTON
RAMSEY
Shared Use SW North
Gradient
Blvd. Blvd
Protected
Roundabout Blvd. Class IIB or IV.
13 7 6
Class II/IIB
Class IV Two-way-South Side
4TH3RD2ND1ST
6TH
8TH

SAN GORGONIO
HAY
LIVIN
RAM
Class IV Two-way Class IV Two-way
Class IV
Shared StreetShared Street

B B B B B B
A
A
A
A
A
A
804
8 Class IV
HAYS

ALESSANDROMARTIN

LIVINGSTON
RAMSEY

SAN GORGONIO
Class IV Two-way
Gradient
Blvd. Blvd. Shared Use SW South
Protected
Roundabout Blvd. Class IIB or IV.
13 7 6 5
Class II/IIB
Class IV Two-way-South Side

ALESSANDROMARTIN
4TH3RD2ND1ST
6TH
8TH

SAN GORGONIO
HAYS

LIVINGSTON
RAMSEY
Class IV Two-way Class IV Two-way
Class IV
Shared StreetShared Street
A
A
A
A
7 7
13 Shared Use
SId
e
w
alk
Shared Use
SId
e
w
alk
Blvd. Class IIB or IV
Class II/IIB
Class IV Two-way Class IV Two-way
Class IV Two-way-South

ALESSANDROMARTIN
4TH3RD2ND1STSAN GORGONIO
HAYS

LIVINGSTON
RAMSEY
Shared Use SW North
San Gorgonio to Martin
ALTERNATIVE 2: PARK & PLAY

SECTION A-A
ALTERNATIVE 1: THE SPARK

SECTION A-A
ALTERNATIVE 3: GRADIENT

SECTION A-A
18’ 8’ 11’ 8’ 11’ 8’ 10’
• Boulevard.
• Shared use sidewalk south side.
• Parallel parking both sides.
10’ 6’ 2’ 10’ 8’ 10’ 2’ 6’ 20’
• Class IV 6’ lanes.
• Wider north sidewalk.
• No parking.
• Class IV 5’ lanes.
• Parallel parking both sides.
10’ 5’ 3’ 8’ 11’ 11’ 8’ 3’ 5’ 10’
A
A
99805

DEVELOPMENT SITES
100 806
Games and Entertainment Food and Leisure Spaces Hotel, Conference (Park and Play)
Mixed-Use Residential
(Spark)
Artist Housing
(Gradient)
Development Site #1

CITY-OWNED SITE
This 5.10-acre site consisting of multiple parcels owned by the City of Banning/Banning Successor Agency is the former home of the San Gorgonio Inn and the largest vacant opportunity in Downtown Banning.

From a market perspective, the site presents opportunities for highway-oriented uses such as hospitality; it also has sufficient size to possibly create the kind of amenities desired by a market-rate or multifamily housing project. Either hotel or residential uses would bring significant population into the downtown to energize the retail core.

Since the City purchased the site in 2007, it has been subject to several attempts at redevelopment; the current proposal is for a combination hotel and mixed-use project. Any disposition of the site by the City of Banning will be subject to the Surplus Land Act (2019) which requires that the property first be offered to one of:
• A qualified affordable housing developer for the development of 100% affordable housing • A mixed-use development containing at least 300 residential units, with 25% affordable units Demand for high-density market-rate residential may be limited in Banning, so pursuing an affordable housing development is likely a good strategy. Affordable housing developments might be developed for families or artists. A 100% affordable housing project would likely not fill the entire site, leaving other parts of the site for retail, hospitality and entertainment uses.

Spark: Mixed-Use Residential Concept
Park and Play: Hotel, Conference and Civic Park Concept Gradient: Affordable Housing for Artists and Creative Production Concept FOCUS: COMPETITIVE SOCIALIZING ENTERTAINMENT

FACILITY
(Park and Play, R2)
The southwestern portion of the site, in particular, presents opportunities for an entertainment-oriented use that forms a bridge between the larger use that occupies most of the site and the Downtown Core’s entertainment offerings to the west. One of these uses could be a “Competitive socializing entertainment facility.” Also known as ‘Eat N Play’ or ‘Sports-tainment’, this facility would serve specific sections of the entertainment market looking for entertainment-type activities that can be done in larger groups and/or feature a more hands-on, active, and competitive type of entertainment. These activities often include blending physical activities with food and beverage offerings, utilizing new and upcoming technologies, and incorporating general hanging out as an amenity. Uses proposed to provide a niche market offering and encourage outside visitors and guests who may not otherwise visit downtown Banning.
101807

HIGH DENSITY MIXED-USE

RESIDENTIAL CONCEPT
MF1
MF1
MU1
MU1
MU2
MU2
P1
P1
P2
P2
MULTI-FAMILY RESIDENTIAL: • Resi Area: 41,888 SF • Resi Units Per Floor: 43 • Floors: 2-4 • Total Resi Units: 135 SURFACE PARKING LOT: • Parking Area: 56,815 SF • Total Parking Spaces: 174 MIXED-USE RESIDENTIAL #1: • GF Retail Area: 8,796 SF • Upper Floor Resi Area: 8,796 SF • Resi Units Per Upper Floor: 9 • Total Floors: GF+2 • Total Resi Units: 18 MIXED-USE RESIDENTIAL #2: • GF Retail Area: 9,156 SF • Upper Floor Resi Area: 9,156 SF • Resi Units Per Upper Floor: 9 • Total Floors: GF+3 • Total Resi Units: 27 PARKING GARAGE #2: • Parking Area: 24,699 SF • Parking Spaces Per Floor: 76 • Floors: 2 • Total Parking Spaces: 152 MF1
P1
MU1
MU2
P2
102 808
HOTEL/CONFERENCE CENTER: • Hotel Area: 18,309 SF • Conference Area: 5,000 SF • Rooms On GF: 20 • Rooms On Upper Floors: 36 • Floors: GF+3 • Total Rooms: 128 MULTI-FAMILY RESIDENTIAL: • Resi Area: 32,492 Sf • Resi Units Per Floor: 34 • Floors: 5 • Total Resi Units: 170 PARKING GARAGE: • Parking Area: 53,787 Sf • Parking Spaces Per Floor: 165 • Floors: 3 • Total Parking Spaces: 495 SURFACE PARKING LOT: • Parking Area: 16,029 SF • Total Parking Spaces: 49 IN-FILL RETAIL: • Retail Area: 6,377 SF
ENTERTAINMENT USE: • Retail Area: 14,406 SF

HOTEL/CONFERENCE CONCEPT
H1
P1
R1
R2
P2
MF1
H1
P1
R1
R2
P2
MF1
H1
P1
R1
R2
P2
MF1
103809
MULTI-FAMILY RESIDENTIAL #1: • Resi Area: 15,389 SF • Resi Units Per Floor: 16 • Floors: 2 • Total Resi Units: 32 SURFACE PARKING LOT #1: • Parking Area: 13,990 SF • Total Parking Spaces: 46 MULTI-FAMILY RESIDENTIAL #2:
• Resi Area: 17,427 SF • Resi Units Per Floor: 18 • Floors: 2 • Total Resi Units: 36 SURFACE PARKING LOT #2: • Parking Area: 15,842 SF • Total Parking Spaces: 52 MULTI-FAMILY RESIDENTIAL #3: • Resi Area: 740 SF • Floors: 2 • Total Resi Units: 20 • Parking: Under Unit MULTI-FAMILY RESIDENTIAL #4: • Resi Area: 740 SF • Floors: 2 • Total Resi Units: 20 • Parking: Under Unit IN-FILL RETAIL #1: • Retail Area: 2,640 SF
IN-FILL RETAIL #2: • Retail Area: 3,696 SF

CREATIVE OFFICE / HYBRID
INDUSTRIAL #1: • Commercial Area: 8,171 SF

CREATIVE OFFICE / HYBRID
INDUSTRIAL #2: • Commercial Area: 8,171 SF
MF1
P1
MF2
R1
R2
P2
MF3
MF4
C1
C2
P1
MF2
R2 R1
P2
C2 C1 MF4 MF3
MF1
P1
MF2
R1
R2
P2
MF3
MF4
C1
C2
MF1

AFFORDABLE HOUSING FOR

ARTISTS CONCEPT
104 810
Development Site #2

CITY HALL EXPANSION
Corner Civic Center
(Park and Play)
Corner Civic Park
(Spark)
Flexible Park
(Gradient)
Public/Private Partnership New Civic Park
Opportunity Site #2 is the footprint of Banning City Hall, which form part of the Civic Center along with the Police Department, County Courthouse, Fire Department, Probation Office and the U.S. Post Office. City Hall is currently over capacity, and an expansion will likely be required in the medium-term future as the City continues to grow and demand for services increase.

The location and size of the site makes it an interesting location for public parking facilities that can serve civic office uses during the day and retail uses during nights and weekends. Expansion of civic facilities could be coupled with expanded parking facilities to serve the downtown more broadly. However, the cost of construction of both state-of-the-art civic meeting and office facilities and parking garages is very significant. Any development would take place in phases over a long period of time.

Finally, City Hall currently lacks relationship to the corner of San Gorgonio and Ramsey which is the center of downtown and includes such historic neighbors as the Haven Building and Coplin House. The three concepts show three different methods of reimagining this corner.

Spark: Corner Civic Park Concept
Park and Play: Corner Building Concept
Gradient: Flexible Park/Parking Concept
FOCUS: CIVIC REDEVELOPMENT USES (PARK AND PLAY)
Many cities have undertaken redevelopment of their civic centers. In an era of limited local budgets, cities have turned to public-private partnerships to achieve their upgraded facilities. Taking advantage of excess landholdings and the transition to work-from-home, developers reduce the physical footprint of City Halls and in its place install community-oriented open spaces and new commercial or mixed-use development.
105811
PHASE 1:

New City Hall expansion building to be
located within current parking lot. • New Civic Area: 23,214 SF PHASE 2:

Demolish existing City Hall
PHASE 3:

New City Hall expansion building,
located facing Ramsey. • New Civic Area: 18,920 SF
PHASE 4:

New structured parking garage to
replace former City Hall site on back
site, located facing Hays. • Parking Area: 31,524 SF • Parking Spaces Per Floor: 96 • Floors: 2 • Total Parking Spaces: 192

CIVIC CENTER EXPANSION
CONCEPT #1
PH1
PH2
PH3
PH4
PH1
PH1
PH3
PH3
PH4
PH4
PH2
106 812
PHASE 1:

New City Hall expansion building to be
located at the corner of San Gorgonio and
Ramsey, replacing Carpenter Hamilton
park, and to orient city functions toward the
existing downtown core, ground floor retail to
line Ramsey and activate the corner. • New Civic Area: 16,070 SF PHASE 2:

New garage expansion into existing City Hall
surface parking lot • Parking Area: 23,173 SF • Parking Spaces Per Floor: 71 • Floors: 2 • Total Parking Spaces: 142 PHASE 3:

Existing Civic Hall demolition.

PHASE 4:

New civic park to replace part of previous
City Hall building (explore perhaps preserving
some part of old building for within park).

PHASE 5:

New structured parking garage to replace
former City Hall site on back site, towards
Hays, connect to Phase 2 garage to expand
garage capacity and provide central
downtown parking garage for all destinations • Parking Area: 19,510 SF • Parking Spaces Per Floor: 60 • Floors: 2 • Total Parking Spaces: 180

CIVIC CENTER EXPANSION
CONCEPT #2
PH1
PH2
PH3
PH4
PH5
PH1
PH2
PH3
PH5
PH4
PH2 PH1
PH3
PH5
PH4
107813
PH1
PH1
PHASE 1:
• Flexible Civic Center park
• Total Parking Spaces: 65

CIVIC CENTER EXPANSION
CONCEPT #3
PH1
108 814
FOCUS: THEMED ATTRACTORS
These businesses are distinctly branded to be highly visible and seen from afar, offer a comfortable and inviting place to welcome visitors, and provide a unique type of place / experience / offering that makes them a destination and mainstay where they operate. Good signage and store positioning help them be seen from nearby thoroughfares and be reached from what would normally be a pass-by experience. These businesses typically serve outside customers but employ local residents to fulfill two important market goals.

Destination Rest Stops: offer upgraded travel services and food offerings, comfortable and clean facilities, fuel and charging stations, rest and relax areas, and other travel amenities. A well-known example is Buc-ee’s in Texas, these types of facilities offer a distinctly different experience from the typical gas station or convenience store.

Specialty Farmer’s Market: provide a unique place to showcase and sell goods coming from the local market and offer a venue for local businesses to collectively gather and reach outside markets. Hadley’s Fruit Orchard is a local example. Unique branding and design give these businesses a distinctly local flavor and distinctly different experience from the typical grocery store or supermarket.

Development Site #3
4TH STREET INTERSECTION
Main Street Retail
(Park and Play)
Neighborhood Shopping
Center (Spark)
Live/Work Townhomes
(Gradient)
Buc-ee’s Hadley’s Fruit Orchards
The intersection of Ramsey Street and 4th Street contains a variety of vacant and underutilized properties under private ownership which can together strengthen the key ideas at play in each of the three concepts.

The largest property, located at the southwest corner, is a former grocery store which is currently leased out as a public assistance office to the Riverside County Department of Public Social Services. Over the medium- to long-term, this tenant might be relocated into the Civic Center and the property be made available to a use that is more coherent with the direction of the adjoining neighborhood. This property also has excellent freeway frontage which could be taken advantage of through pylon signage and branding.

The concepts also explore different methods for development to relate to the mixed single-family/multi-family/ commercial/industrial context of the blocks around this intersection.

Spark: Neighborhood Shopping Center and Residential Concept Park and Play: Destination Rest Stop Concept
Gradient: Live/Work and Production Concept
109815
MIXED-USE RESIDENTIAL #2:
• GF Retail Area: 3,471 SF
• Upper Floor Resi Area: 6,930 SF
• Resi Units Per Floor: 7
• Total Floors: GF+1
• Total Resi Units: 11
MULTI-FAMILY RESIDENTIAL #1 (4-PLEX):
• Resi Area: 1,816 SF
• Resi Units Per Floor: 2
• Floors per Building: 2
• 4-plex Buildings: 4
• Total Resi Units: 16
• Parking: Unit Garages on Site
MULTI-FAMILY RESIDENTIAL #2:
• Resi Area: 9,742 SF
• Resi Units Per Floor: 10
• Floors: 2
• Total Resi Units: 20
• Parking: Unit Garages on Site
•
MULTI-FAMILY RESIDENTIAL #3:
• Resi Area: 6,600 SF
• Resi Units Per Floor: 7
• Floors: 2
• Total Resi Units: 14
SURFACE PARKING LOT #2:
• Parking Area: 6,600 SF
• Total Parking Spaces: 22
IN-FILL RETAIL #1:
• Retail Area: 7,300 SF
IN-FILL RETAIL #2:
• Retail Area: 5,500 SF
IN-FILL RETAIL #3:
• Retail Area: 5,540 SF

EXISTING COUNTY SERVICES BUILDING
• Converted to New Grocery Store:
• Commercial Area: 27,000 SF

NEIGHBORHOOD SHOPPING CENTER AND

RESIDENTIAL CONCEPT
P1
MF1
MF2
MF3
MIXED-USE RESIDENTIAL #1:
• GF Retail Area: 7,607 SF
• GF Resi Area: 7,171 SF
• GF Resi Units: 7
• Upper Floor Resi Area: 14,750 SF
• Resi Units Per Upper Floor: 15
• Total Floors: GF+2
• Total Resi Units: 37
SURFACE PARKING LOT #1:
• Parking Area: 15,930 SF
• Total Parking Spaces: 32
MU1
P2
MU2
R1
R2
R3
C1
MF1 MF2
MF3
MU1
MU2
R1
R2 R3
C1
MF1
MF2
MF3
MU1
MU2
R1
R2
R3
C1
P1
P2
110 816
IN-FILL RETAIL #1:
• Retail Area: 4,600 SF
IN-FILL RETAIL #2:
• Retail Area: 4,600 SF
IN-FILL RETAIL #3 - NEW
LAUNDROMAT:
• Retail Area: 4,800 SF

EXISTING COUNTY SERVICES
BUILDING:

Converted to New Destination Rest Stop
• Commercial Area: 27,000 SF

SURFACE PARKING LOT/ ELECTRIC
VEHICLE CHARGING:
• Total Parking Spaces: 146

DESTINATION REST STOP

CONCEPT
R1
R2
R3
C1
P1
R1
R3 R2
C1 P1
R1
R2
C1 R3
P1
111817

LIVE/WORK AND PRODUCTION

CONCEPT
MU1
MU2
MU3
MU4
MF1
C1
C2
MU1
MU2
MU3
MU4
MF1
C1
C2
C2
MU1
MU2
MU3
MU4
MF1
C1
C2
C2
MIXED-USE LIVE/WORK #1: • GF Retail Area: 550 SF • Upper Floor Live/Work Area: 990 SF • Total Floors: GF+2 • Total Resi Units: 5 MIXED-USE LIVE/WORK #2: • GF Retail Area: 550 SF • Upper Floor Live/Work Area: 990 SF • Total Floors: GF+2 • Total Resi Units: 5 MIXED-USE LIVE/WORK #3: • GF Retail Area: 550 SF • Upper Floor Live/Work Area: 990 SF • Total Floors: GF+2 • Total Resi Units: 5 MIXED-USE LIVE/WORK #4: • GF Retail Area: 990 SF • Upper Floor Live/Work Area: 990 SF • Total Floors: GF+2 • Total Resi Units: 5 MULTI-FAMILY RESIDENTIAL #1: • Resi Area: 5,758 SF • Resi Units Per Floor: 6 • Floors: 2 • Total Resi Units: 12 • Parking: Unit Garages on Site

CREATIVE OFFICE / HYBRID
INDUSTRIAL: • Commercial Area: 12,633 SF

EXISTING COUNTY SERVICES

BUILDING
Converted to Creative Office / Hybrid
Industrial Complex (with New Buildings): • Commercial Area: 47,200 SF 112 818
113819

TOOLKIT
This section highlights core elements of a downtown revitalization and complete streets toolkit that was used for this planning project and will serve as a guide for implementing the design elements outlined in this plan. 114 820
115821
Large scale plaza and civic space
Roadway Streetscape - Shade and urban
greening
Small scale plaza or courtyard
Alley paseo - Activated with greening
Sidewalk extension and parklet
Recreational Park - Play equipment and family
areas
4 1
5 2
6 3
Open Space and Connection Toolkit
Goals:
• Link new development areas and fill in activity gaps with a diverse network of open spaces and connections.
• Consider incorporating portions of San Gorgonio north of Hays into the study area to improve connectivity to the City’s neighborhoods
• Create centers of activity by providing open spaces that complement immediately proximate assets
Toolkit:

1. Roadway Streetscapes
• Street trees, shade, site furnishings, wayfinding signage, and pedestrian lighting
• Comfortable for strolling and seating
• Part of Complete Streets corridors
• Activated and vibrant

2. Alleys and Paseos
• Pedestrian-scaled walkways and building cut-throughs
• Programmed for use
• Expand greening and infiltration opportunities

3. Recreational Parks
• Recreation focused, sports fields, kids play areas
• Green and pastoral, less urban

4. Larger Scale Plazas and Civic Spaces
• Community events, activities and gatherings
• Civic scale placemaking features and elements
• Multi-purpose seating opportunities

5. Smaller Scale Plazas and Courtyards
• Small gathering and individual hang out opportunities • Intimate spaces and/or business supporting public spaces • Shade and greening

6. Sidewalk Extensions and Parklets
• Expand local business operations
• Help activate adjacent streetscapes and businesses

7. Recreational Greenways
• Multi-use regional trails and bikeways
• Urban greening and stormwater infiltration
• Promote health and wellness
116 822
Placemaking, Events, and Downtown
Programing Toolkit
GOALS:
• Vigorously program events and spaces to attract new
people to downtown
• Provide attractions for a variety of people, with a variety of interests, throughout the day and year
• Establish a funded and effective governing and
implementing structure connected to local government
and business
TOOLKIT:

Activities

1. Outdoor Dining

2. Shopping / Strolling

3. Entertainment / Gathering
/ Hanging Out

4. Family-oriented Activities

5. Dog-friendly Activities

6. Remote Working

7. Tourism
Events

8. Farmers Market

9. Seasonal Events (4th of July,
Christmas, etc)

10. Car Shows

11. Art Show / Art Walk

12. Food / Tasting Events

13. Outdoor Movie Night

14. Arts and Crafts Shows

15. Small Concert and Music
Shows

16. Outdoor Garden Show

17. Block Party

18. Pop-up and Sponsored
Events

19. Private Event Hosting
Elements

20. Public Art

21. Signage and Wayfinding

22. Pedestrian Lighting

23. Public Wi-Fi Hot Spots

24. Kid’s Play Elements

25. Interactive Play and
Gaming Features

26. Interactive Lighting and
Experiential Art Installations

27. Bike Parking

28. Multi-purpose Seating and
Benches

29. Monument and Gateway
Elements

30. Upgraded Crosswalks

31. Planting and Urban
Greening

32. Accent Paving and Focal
Points

33. Food and Beverage Kiosks

34. Food Trucks

35. Social Media Moments

36. Temporary Road Closure
Elements

37. District Branding Elements

38. Shading and Human
Comfort
District signage and gateway element
Outdoor dining and entertainment Farmer’s Market Mural art and story telling Canopy lighting Upgraded crosswalks
2 8
22 30
20 37
117823
Low Density Apartment
- The Charlie La Mirada
25 Units, 0.8 Acre, 29 du/ac
Major Mixed-Use
- New Majestic Apartments, Perris
23 Units, 1.0 Acre, 24 du/ac
Row Homes - Houston Lot Development
10 Units, 0.53 Acre, 19 du/ac
Infill Mixed-Use - Palomar Heritage Building,
Temecula 22 Units, 0.4 Acre, 58 du/ac
Bungalow Court - South LA Bungalow Court
8 Units, 0.2 Acre, 40 du/ac
Senior Affordable Housing - Mission
Village Senior, Moreno Valley
102 Units, 2.4 Acres, 43 du/ac
5 1
7 2
8 3
Housing Type Site Size Tenure/ Affordability
Less than
1 Acre
More than
1 Acre
Affordable Rental Ownership

1. Major Mixed-Use

2. Infill Mixed-Use

3. Senior Affordable

4. Family Affordable

5. Low-Density
Apartment

6. Live/Work

7. Row House

8. Bungalow Court
Housing Toolkit
Downtown Banning needs to attract more people, and there is no more sure method to doing so than building housing within the area. Given long-term trends and the economic climate of the past decade, it is likely that most new ground-up development within the area will need to be entirely or largely composed of residential uses to be feasible. Multifamily and attached singlefamily housing would be an appropriate addition to side streets within the downtown area, and multifamily housing could be located on upper floors of commercial mixed-use buildings. These housing types should be geared toward demographics that would make the most use of downtown amenities and businesses, and which are not well served by current development patterns in the city. Apartments for younger people are a clear need, but downsized housing for empty nesters and multifamily housing for independent seniors could also be appropriate.

As illustrated in the Opportunity Sites figure (#2), sites that could be potentials for housing development are mostly less than one acre in size. The small size of parcels poses challenges for development from a physical standpoint, requiring the City to provide a great deal of flexibility on development standards; it also means that larger developers of the type that have been responsible for most recent construction in Banning will not be interested in developing. Through creating simple standards for development, or even preapproved plans, and outreach and assistance to the local construction and development industry, Banning could encourage the development of these small sites by locals, building wealth within the community.

With the site across from City Hall, the City does have at least one large parcel which presents an opportunity for a larger-scale development which might include housing. The City-owned site will be subject to the Surplus Land Act, meaning that the property must either be offered first for affordable housing or else consist of a mixed-use project with at least 300 residential units, 25% of which are affordable. The construction of a quality affordable housing project could meet a significant community need while beautifying the area and spurring future private investment in housing once market conditions improve.
214’
310’
66’
107’
133’
145’
133’
118 824
Electric vehicle charging stations
Food-Focused Community Gathering Spaces
Niche Retail
Programmed, privately run open space
supporting food-focused community gathering
spaces or other downtown entertainment
Niche Experiences
Commercial Mixed-Use with Community-Oriented
Ground-Floor Space
4 2
5 2
6 3
Commercial and Retail Toolkit
GOALS:
• Introduce new commercial uses which bring vitality to Downtown, which encourage people to linger and visit
multiple businesses within the area
• Complement existing businesses with new synergistic and proximate commercial uses
• Seek commercial types that appeal to local clientele, including residents of future housing developments, but also tap into the large potential demand of I-10 drivers making longer trips
• Consider businesses which can fit into a unique theme or branding for Downtown Banning which can help attract
regional tourism and passthrough travel
TOOLKIT:

1. Independent Restaurants and other Food and Drink

2. Food-Focused Community Gathering Spaces (e.g. Food Halls) • Supported with programming such as events, art, music • Mix indoor and outdoor spaces – potential tie-in with public open spaces to create more of an attraction

3. Commercial Mixed-Use with Community-Oriented GroundFloor Space • Incorporate highly demanded facilities such as selfstorage, data centers, small-scale logistics on upper floors or at rear of large properties in order to subsidize communityserving uses such as artist studios, community clinics or social service organizations on ground floor or street frontage

4. Electric vehicle charging stations (Tesla Supercharger) • Limited competition currently. Should be well signed and advertised
• Consider distributed network spreading people
throughout downtown
• Consider valet service at peak times

5. Niche Retail (e.g. Local Flora Nursery, Novelty Shops, Galleries) • Would be supported if related to a particular downtown theme or brand
• For example, outdoor/desert mountain theme could be
supported by a nursery/landscape design center featuring local flora like Cholla, Ocotillo, Desert Willow, Blue Palo Verde, Brittlebush, Jojoba, California Barrel Cactus, and Chuparosa

6. Niche Experiences
• Would be supported if related to a particular downtown theme or brand
• For example, Old West/Stagecoach theme could be
supported by indoor shooting ranges with historic weapons 119825
Raised Crosswalks- Connects pedestrians at
sidewalk height while slowing vehicles
Class IV More extensive- Painted and physical
elements separating cyclists
Curb Extensions- Shortens crossing distance while
slowing vehicles
Class IV Less Intense- Separated bike lanes using
simple buffer and vertical separation
Midblock Median- Reduces exposed crossing
distance and creates safe waiting space.

RRFB Flashing beacons- Alert drivers of
pedestrians that trigger them at non-signalized
crossings
4 1
5 2
6 3
Complete Streets Toolkit
GOALS:
• Create spaces and connections that are safe and pleasant for non automotive users
• Provide Signage and information for easier navigation of downtown on all modes of travel
TOOLKIT:

1. Class IV Protected Bike Infrastructure- More Intense • Uses concrete curbs to separate cyclists from traffic • Paint or thermoplastic used to highlight bikeway

2. Class IV Protected Bike Infrastructure- Less Intense • Uses less “permanent” elements like planters, bollards, plastic/ concrete barriers.
• Not always painted

3. Rectangular Rapid-Flashing Beacon (RRFB)
• Helpful for midblock crossings where signal is not an option •

4. Raised Crosswalks
• Crosswalk on top of vertical deflection speed table
• Can be painted, brick, or other treatment
• Pedestrians feel safer in raised space for them within roadway

5. Curb Extensions
• Shorten crossing distance
• Act as horizontal deflection to reduce speeding
• Adds space for planting and other streetscape elements

6. Sidewalk Extensions and Parklets
• Used at signalized or unsignalized intersections
• Create protected space for pedestrians and cyclists
120 826
Speed Tables- Helps maintain slower
speeds on local and downtown streets
Real-Time Transit Information- Prevents
riders from waiting for no-show service
Chicanes and Pinch-points- Slow traffic on
local streets while providing more space for
amenities.

Pedestrian-Scale Lighting- Safer and more
enjoyable condition
Raised Intersections- Changes environment
from car to pedestrian orientation
Shaded Transit Shelters- Creates pleasant
waiting environment for transit riders
7 8 9

7. Raised Intersections
• Brings attention to pedestrian environment having crossings at same height as sidewalks
• Slows vehicles down transitioning into crossing area
• Materials other than asphalt can be used to change aesthetic to more pedestrian oriented area

8. Speed Tables and Humps
• Used to reduce speeds to 15-25 mph

9. Chicanes and Pinchpoints
• Slow speed through horizontal deflection
• Increase amount of public space available on corridor that can be activated using street furniture or other amenities

10. Shaded Transit Shelters
• Makes waiting for transit comfortable and safe on high temperature or rainy days

11. Real-Time Transit Information
• Provides transit riders with information to give peace of mind waiting for service

12. Pedestrian-Scale Lighting
• Creates safer place for pedestrians at night
• More pleasant atmosphere created for nighttime activities downtown
10 11 12
121827

PLANTINGS
122 828
Tree Planting Palette
In the City of Banning, the hot season lasts for three months from June to September with an average high temperature of 94°F. Exposure to full sunlight during these months due to sparse cloud cover could make it feel as hot as 109°F. Trees are a great solution to provide shade and reduce the heat island effect while also adding greenery to the city and habitat for wildlife. This is a recommended selection of trees that do well in hot climates for typical planting within the City of Banning.

Mulga (Acacia anerua)
Height: 20’-30’ Width: 20’-30’
Heat Tolerance: 94°F
Rosewood (Dalbergia sissoo)
Height: 60’ Width: 20’-30’
Heat Tolerance: 94°F
Fern Pine (Afrocarpus gracilor)
Height: 15’-50’ Width: 6’-8’
Heat Tolerance: 112°F
Tecate Cypress (Hesperocyparis forbesii)
Height: 33’ Width: 25’
Heat Tolerance: 94°F
Hackberry Tree (Celtis reticulata)
Height: 30’-60’ Width: 10’-25’
Heat Tolerance: 94°F
Palo Blanco (Mariosousa
willardiana)
Height: 20’ Width: 10’
Heat Tolerance: 112°F
Ghost Gum (Corymbia papuana)
Height: 60’ Width: 40’
Heat Tolerance: 94°F
Texas Umbrella Tree (Melia azedarach
‘Umbraculiformia’)
Height: 20’-25’ Width: 20’-30’
Heat Tolerance: 104°F
123829
Fruitless Olive (Olea europaea ‘Wilsonii’)
Height: 30’ Width: 30’
Heat Tolerance: 112°F
Chilean Mesquite (Prosopsis chilensis)
Height: 50’ Width: 80’
Heat Tolerance: 112°F
Desert Museum Palo Verde (Parkinsonia x
‘Desert Museum’)
Height: 20’-30’ Width: 20’-25’
Heat Tolerance: 112°F
Engelmann Oak (Quercus engelmannii)
Height: 25’-40’ Width: 25’-40’
Heat Tolerance: 110°F
Mount Altas Pistache (Pistacia atlantica)
Height: 60’ Width: 60’
Heat Tolerance: 108°F
African Sumac (Rhus lancea)
Height: 25’ Width: 30’
Heat Tolerance: 112°F
Tipu tree (Tipuana tipu)
Height: 50’ Width: 50’
Heat Tolerance: 94°F
124 830

DEVELOPMENT OPPORTUNITY
& EXISTING CONDITIONS

ANALYSIS
125831

DEVELOPMENT OPPORTUNITY
& EXISTING CONDITIONS

ANALYSIS

B A N N I N G D O W N T O W N R E V I TA L I Z AT I O N

B A N N I N G , C A L I F O R N I A
Prepared for The Arroyo Group
October 13, 2023
832
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 2 Since 1967, RCLCO has been the “first call” for real estate developers, investors, the public sector, and non-real estate companies and organizations seeking strategic and tactical advice regarding property investment, planning, and development.

RCLCO leverages quantitative analytics and a strategic planning framework to provide end-to-end business planning and implementation solutions at an entity, portfolio, or project level. With the insights and experience gained over 50 years and thousands of projects–touching over $5B of real estate activity each year–RCLCO brings success to all product types across the United States and around the world.

Learn more about RCLCO at www.RCLCO.com.

ABOUT RCLCO

REPORT AUTHORS
Project Director:

Derek Wyatt, Managing Director
► P: (310) 203-3035 | E: [email protected]
Project Manager:

Jordan LaMarche, Vice President
► P: (310) 752-9032 | E: [email protected]
Additional Authors:

Tyler Fischer, Associate
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Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 3

BACKGROUND & OBJECTIVES

BACKGROUND & OBJECTIVES
The Arroyo Group (“Client”) was retained by the City of Banning for the purpose of advising on the Banning Downtown Revitalization project. RCLCO has been commissioned as a sub-consultant by Arroyo Group to complete an existing conditions analysis for the commercial and retail spaces in Downtown Banning as well as outlining demographic and economic conditions of Banning and surrounding areas. To this end, RCLCO will evaluate the synergy between existing land uses in Downtown Banning and potential new developments by outlining three alternative downtown revitalization strategies.

RCLCO is providing initial findings relevant to the existing conditions of the Downtown Banning, the City of Banning, as well as an analysis of broader market trends. This component of the study focuses specifically on population, demographic, and social characteristics, economic conditions and factors, and local business conditions.

Specific analytical objectives of this effort included:
► Site Assessment: Evaluate the location qualities of the site, particularly access and visibility, quality of surrounding development, and visitation of existing businesses. ► Regional Economic Analysis: Identify and evaluate key geographic regions for comparison of demographic and economic variables. Provide an overview of commuter patterns for existing residents and key employment statistics for the City of Banning
Map of Downtown Banning
834
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DEVELOPMENT OPPORTUNITY &

STRATEGY
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DOWNTOWN BANNING ABSORPTION

POTENTIAL
Note: Assumes a stabilized occupancy rate of 95% for apartments. Assumes first development could be delivered in 2027.

Source: American Community Survey (US Census); Esri; Moody’s; CoStar; RCLCO

BASED ON HOUSEHOLD GROWTH PATTERNS AND INCREASING POTENTIAL CAPTURE OF LOCAL AND REGIONAL ACTIVITY, DOWNTOWN BANNING COULD SUPPORT NEARLY 400 NET NEW RESIDENTIAL UNITS OVER THE NEXT 10+ YEARS ► Concentration of rental apartment products, comprising 305 units (77% of total units), with for-sale product types comprising 90 units (23%) » The analysis considers the complete potential of Downtown Banning’s ability to continue capturing an increasing share of housing activity throughout the region.

Cumulative Residential Development Potential
31 61
92 122
153
183
214
244
275
305
9 18
27 36
45 54
63 72
81 90
0 50
100
150
200
250
300
350
400
450
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Cumulative Units Delivered
Rental For-Sale
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Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 6

POTENTIAL RETAIL CONDITIONS
Source: CoStar; Esri; City of Banning; RCLCO

INCREASING NEW DEVELOPMENT FOR RESIDENTIAL AND HOTEL USES IN DOWNTOWN WOULD INCREASE THE DEMAND BASE

FOR COMMERCIAL SPACE, HOWEVER DOWNTOWN WILL STILL NEED TO COMPETE WITH OTHER LOCAL AND REGIONAL

DESTINATIONS
► The increased residential density and new potential hotel rooms in Downtown Banning would generate approximately 40,000 square feet of demand for new retail space.

However, not all of that demand is likely to be captured in Downtown itself. In fact, it is likely that a meaningful portion of this new demand would flow to existing retail offerings, but the revitalization of Downtown should attempt to capture as many of those dollars as possible. ► The real opportunity for increased retail activity is to increase Downtown Banning’s share of existing and growing retail demand throughout the larger competitive market area.

FULL BUILD OUT
Total Housing Units 1 395
CMA Average Household Income (2023$) $102,914
Occupancy Rate 2 96%
Percent Spent on Retail 3 30%
Total Annual Retail Spending $11,724,477
Sales Per Square Feet 4 $450
Potential Demand From New Downtown Residents 26,054
Total Hotel Rooms 5 120
Guests Per Room 6 1.2
Occupancy Rate 7 70%
Visitor Retail Spending 8 $170
Total Annual Retail Spending $6,254,640
Sales Per Square Feet 4 $450
Potential Demand From New Hotel Guests 13,899
Potential Demand for New Retail from New Uses 39,954
1 Per RCLCO assumptions.
2 Assumes stabilized occupancy of 95% for rental units and 100% for for-sale units. 3 Per BLS Consumer Expenditure Report
4 Per RCLCO assumptions.
5 Based on current plans for proposed hotel development 6 Per RCLCO assumptions.
7 Assumed Stabilized Occupancy
8 Based on visitor spending patterns in the Inland Empire 837
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 7

ADDITIONAL RETAIL OPPORTUNITY
Source: CoStar; Esri; Broker Interviews; RCLCO
CURRENTLY, DOWNTOWN BANNING IS ESTIMATED TO CAPTURE LESS THAN 0.5% OF TOTAL RETAIL SPENDING FROM HOUSEHOLDS IN THE LOCAL MARKET. BRANDING EFFORTS AND NEW DEVELOPMENT SHOULD ATTEMPT TO INCREASE THAT SHARE, WHICH WOULD SUPPORT AN EXPANSION OF THE RETAIL OFFERING IN DOWNTOWN. ► Based on current households in the market area, average household income, and percent of income spent on retail, the current annual retail spending in the CMA is about $1.7 Billion.
► Based on RCLCO’s analysis of retail spending in Downtown Banning (Slide 30), RLCCO has determined that retail sales in Downtown Banning are about $16.5 million per year.

Based on RCLCO’s SafeGraph data analysis, about 46% of retail spending in Downtown originates from the local market area. Therefore retail spending from the local market attests for about $7.6 million or a share of 0.4% of all household retail spending in the CMA. ► If Banning were to successfully increase it’s capture of local retail demand by a quarter of a percentage to a full percentage, as well as maintain a similar relationship between capture of local households and other sources of demand, the incremental demand for retail could range from 17,500 square feet to as high as 88,500 square feet. % SHARE INCREASE SALES/SQUARE FOOT
400 450 500

0.25% 22,172 19,708 17,737

0.50% 44,343 39,416 35,474

1.00% 88,686 78,832 70,949
% SHARE INCREASE SQUARE FOOTAGE INCREASE
400 450 500

0.25% 13.4% 11.9% 10.7%

0.50% 26.8% 23.8% 21.4%

1.00% 53.5% 47.6% 42.8%

FULL BUILD OUT
Total CMA Households $57,450
CMA Average Household Income (2023$) $102,914
Total Income $5,912,409,300
Percent Spent on Retail 30%
Total Annual Retail Spending $1,773,722,790
Current Downtown Retail Spending $16,658,320
Percent of Retail Spending that Originates from Local Market 46% Local Retail Spending $7,662,827
Total Downtown Banning Retail Spending as a Percentage of Total Spending 0.4%
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DEVELOPMENT STRATEGIES

RECOGNIZING THE ECONOMIC REALITIES OF THE CITY, IT IS IMPORTANT TO IDENTIFY WAYS TO GENERATE INTEREST, ACTIVITY, AND INVESTMENT WITHOUT MEANINGFUL CAPITAL SPENDING. THIS COULD INCLUDE THE FOLLOWING:
► Awareness
» The City of Banning should actively promote and educate various groups, including but not limited to residents in Banning and neighboring cities, businesses, travelers along I-10, and developers, regarding what is happening and changing in Downtown Banning. » An important first step is a new branding and signage strategy that emphasizes what is happening in Downtown and also serves as an effective way-finding tool to provide direction regarding where to go and what to see.
» The branding and signage should also emphasize the new and unique programming that should begin to take place and grown in Downtown. This would help to solve the question of “what is there to do there” and begin to develop some traditions and interactive events that foster a sense of place and community in the revitalized Downtown.

Some examples include farmers markets, festivals, live music, etc. ► Incentives for Development
» One of the most desirable and important tools to incentivize development is certainty. Anything that mitigates the risk of a lengthy and expensive entitlement process gives developers confidence that a project can move forward more efficiently and be more economically viable. » In addition to streamlining the planning process, the city could consider public financing options. This could include things like tax sharing agreements (e.g., transient occupancy tax), Enhanced Infrastructure Financing District (EIFD), and a Business Improvement District (a public-private partnership that provides a special assessment that can be used for funding infrastructure and other improvements). The benefits of these options are that they do not require a significant capital outlay from the city and do not increase taxes for the rest of the residents and stakeholders of the city. Instead, these are ways for these specific developers, owners, and businesses to fund the improvements that support their projects without adding additional costs that impact its viability. ► Catalytic Project
» In addition to a commitment to provide incentives for development, identifying a catalytic project is an important first step in helping to build critical mass and momentum which can begin to stimulate economic growth, enhance the urban environment, and lay the groundwork for creating a more vibrant and sustainable downtown in Banning.

The city already has a site across from the Banning Civic Center and interested developer that is proposing a denser development than currently exists in Downtown. The City should view itself as a partner with this developer in finding ways to expedite the planning and development of this project, while also providing other incentives and concessions that allow for an economically viable project in the near-term. 839
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EXISTING CONDITIONS ANALYSIS
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Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 10

GEOGRAPHY DEFINITIONS
Source: Esri

NEAR THE NORTHWESTERN EDGE OF RIVERSIDE COUNTY, THE CITY OF BANNING IS AN AGING COMMUNITY WITH LIMITED RECENT ECONOMIC DEVELOPMENT.
► The downtown area, spanning just over a half mile in length, is largely comprised of aging establishments and quick service restaurants and is characterized by high vacancy.

Future development in Downtown Banning should benefit from high visibility as the area is adjacent to Interstate 10.

KEY
Downtown Banning
KEY
San Gorgonio Pass Area (Competitive Market Area [CMA])
City of Banning
Map of Banning, Beaumont, and Surrounding Area
Map of Downtown Banning
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Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 11

SITE CONTEXT
Image Source: Esri, Google Images

STRENGTHS
► Visibility and Access: Located adjacent to major interstate freeway I-10, the Downtown Banning area is visible and accessible from a major freeway. Further, the site is easily accessible to residents of the San Gorgonio Pass Area as well as the eastern portion of San Bernardino.

OPPORTUNITIES
► Limited Multifamily Housing: Banning has not had the delivery of new multifamily rental product in over 20 years and currently only has 471 market-rate multifamily rental units across 12 properties. Given the mixed-use concept, the Banning Downtown Revitalization has the opportunity to potentially deliver low-density multifamily units or attached single-family housing that would provide synergies across the retail offerings. These land uses could utilize public land to offer additional affordable housing. ► Historic Fox Cineplex: This historic theater, constructed in 1928, has the potential to serve as a focal point of the Banning Downtown Revitalization. This redevelopment benefits from the presence of a charming landmark, which can be leveraged to create synergies with neighboring retail and dining options and drive increased traffic to the downtown Banning area.
► Rapidly Growing City: The City of Banning was the fastest-growing city in California in 2020 as it grew by 3.8%. The expansion of the city is set to continue with the ongoing development of the Atwell master-planned community by Tri Pointe Homes and the developer set to deliver over 4,000 new homes to Banning.

CHALLENGES
► Community Serving Retail: Retail establishments currently located in the Banning Downtown area are largely community and commuter serving. The majority of these business do not attract patronage from outside the immediate Banning, and those that do are likely capturing spending from commuters due largely to the site’s proximity to Interstate-10 (Jack in the Box, IHOP). The retail offerings at the site will likely need to be elevated and represent a broader array of shopping options to transform the site into a retail destination.
► Aging and Economically Challenged Suburb: Banning is classified as an economically challenged suburb, with lower home values and little to no population growth. The average household income in Banning in 2021 was just under $64,000, far below the average household income of $87,000 in the San Gorgonio Pass Area, and $96,000 in Riverside County. With lower incomes and an aging and elderly population, Downtown Banning needs to provide new opportunities to attract a younger, more affluent demographic to the area.

Fox Cineplex Map of Downtown Banning
842
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 12 THE INLAND EMPIRE EXPERIENCED LESS SEVERE JOB LOSS IN 2020 THAN THE NATION AS A WHOLE, DEMONSTRATED A STRONG RECOVERY IN 2021, AND IS PROJECTED TO CONTINUE TO OUTPACE THE COUNTRY OVER THE NEXT FIVE YEARS ► Between 2011 and 2019, the Inland Empire added over 400,000 jobs, translating to average annual job growth of 3.4% per year. In comparison, the country as a whole demonstrated average annual job growth of just 1.6% during this same period. ► The Inland Empire lost nearly 58,000 jobs in 2020 following the start of the COVID-19 pandemic, representing a 3.7% downturn in job growth compared to over 6% nationally.

Additionally, the Inland Empire enjoyed job growth of 4.9% in 2021 surpassing the national average of 2.8%. Further, the Inland Empire is projected to average job growth of

2.4% over the next five years versus just 1.4% nationally during the same period.

REGIONAL EMPLOYMENT GROWTH
Source: Moody’s Analytics; RCLCO
Historical and Projected Employment Growth, 1992-2026;
Inland Empire
-8%
-6%
-4%
-2%
0%
2%
4%
6%
8%
-100
-80
-60
-40
-20
0 20
40 60
80 100
Annual Growth Rate
Annual Growth (000s)
Historical Growth - Inland Empire Growth Rate - Inland Empire Growth Rate - National 843
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 13

INLAND EMPIRE EMPLOYMENT IS PROJECTED TO GROW BY

10.4% OVER THE NEXT DECADE WITH CONTINUED GROWTH

IN EDUCATION & HEALTH SERVICES AND PROFESSIONAL &

BUSINESS SERVICES SECTORS AND A RECOVERY IN

LEISURE & HOSPITALITY
► Trade, transportation, & utilities has been the primary employment sector in the Riverside MSA for more than two decades and is projected to remain well ahead of Education & health services, projected to total 497,000 and 308,000 jobs respectively in 2031.
► Education & health services surpassed government as the second largest employment sector in the Riverside MSA in 2020, and is projected to grow an additional 16.4% between 2022 and 2031.
► The recovery and continued growth of the leisure & hospitality sector is projected to account for over 80,000 jobs by 2031.
► The construction industry is projected to retract by approximately 14% over the next decade, representing a loss of over 14,000 jobs in the field.

REGIONAL EMPLOYMENT
Source: Moody’s Analytics, RCLCO
Historic Projected Employment by Industry, 1991-2031;
Inland Empire
Employment Growth and Distribution by Industry 2010-2031 Inland Empire

INDUSTRY

SHARE OF
GROWTH (2010-
2021)

FORECASTED
GROWTH (2022-
2031)
TOTAL

DISTRIBUTION
(2021)
Trade, Transp. & Utilities 64.2% 4.5% 41.4%
Edu. & Health Services 56.2% 16.4% 21.8%
Construction 82.8% -14.4% 11.8%
Prof. & Business Services 35.6% 14.1% 10.5%
Leisure & Hospitality 29.5% 35.4% 8.7%
Manufacturing 11.9% 1.0% 2.4%
Government 4.0% 7.5% 2.2%
Other Services 12.4% 24.6% 1.1%
Financial Activities 10.3% 8.8% 1.0%
Natural Resources 35.9% 17.2% 0.1%
Information -31.9% 5.6% -1.1%
TOTAL 36.3% 10.4% 100.0%
0 100
200
300
400
500
600
Total Employment (000s)
Trade, Transp. & Utilities
Edu. & Health Services
Government
Leisure & Hospitality
Prof. & Business Services
Manufacturing
Construction
Other Services
Financial Activities
Information
Natural Resources
844
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 14

IN DEPTH DEMOGRAPHICS
Source: Esri; RCLCO
BANNING IS AN ECONOMICALLY DISADVANTAGED CITY WITH A SIGNIFICANT PROPORTION OF HOUSEHOLDS (52.5%) EARNING LESS THAN $50,000 ANNUALLY AND HISTORICAL HOUSEHOLD GROWTH (0.2% BETWEEN 2010 AND 2021) MUCH LOWER THAN SURROUNDING COMMUNITIES (1.0%+)
Note: The Competitive Market Area above is the geography defined on page 16.

CHARACTERISTIC CITY OF BANNING SAN GORGONIO PASS AREA RIVERSIDE COUNTY CALIFORNIA

POPULATION
2000 23,913 92,065 1,545,387 33,871,648
2010 29,603 134,658 2,189,641 37,253,956
2021 30,352 155,491 2,454,022 39,476,705
2026 31,740 163,765 2,587,751 40,507,842
Growth Rate (2000-2010) 2.2% 3.9% 3.5% 1.0%
Growth Rate (2010-2021) 0.2% 1.3% 1.0% 0.5%
Growth Rate (2021-2026) 0.9% 1.0% 1.1% 0.5%
Per Capita Income (2021) $23,220 $30,811 $29,814 $38,272

HOUSEHOLDS
2000 8,791 34,107 506,218 11,502,870
2010 10,838 47,596 686,260 12,577,498
2021 11,037 54,861 763,728 13,283,432
2026 11,509 57,616 800,787 13,615,954
Growth Rate (2000-2010) 2.1% 3.4% 3.1% 0.9%
Growth Rate (2010-2021) 0.2% 1.3% 1.0% 0.5%
Growth Rate (2021-2026) 0.8% 1.0% 1.0% 0.5%
Average Household Size (2021) 2.75 2.83 3.21 2.97
Average Household Income (2021) $63,776 $87,217 $95,683 $113,468 HOUSEHOLDS AGE DISTRIBUTION (2021)
Under 35 14.4% 15.5% 19.3% 19.4%
35-54 22.5% 30.9% 35.3% 36.2%
Over 55 63.1% 53.6% 45.4% 44.4%
HOUSEHOLDS INCOME DISTRIBUTION (2021)
Under $50,000 52.5% 36.8% 33.5% 31.6%
$50,000-$99,999 29.9% 30.5% 31.3% 27.7%
Over $100,000 17.6% 32.7% 35.2% 40.6%

HOUSEHOLD RENTER PROPENSITY
Renter Propensity (2000) 28.4% 27.2% 31.1% 43.1%
Renter Propensity (2010) 31.6% 26.5% 32.6% 44.1%
Renter Propensity (2021) 32.9% 25.2% 32.0% 44.3%
Renter Propensity (2026) 31.7% 24.4% 31.6% 44.2%
Renter Propensity of Growth (2000-2010) 45.3% 24.7% 36.9% 54.5% Renter Propensity of Growth (2010-2021) 102.5% 16.4% 26.5% 47.8% Renter Propensity of Growth (2021-2026) 2.8% 8.4% 22.0% 42.1% Renter Growth Rate (2000-2010) 3.2% 3.1% 3.6% 1.1%
Renter Growth Rate (2010-2021) 0.5% 0.8% 0.8% 0.5%
Renter Growth Rate (2021-2026) 0.1% 0.3% 0.7% 0.5%
845
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 15 $63,776
$87,217
$95,683
$113,468
Banning City San Gorgonio Pass
Area
Riverside County California

2.1%

3.4%

3.1%

0.9%

0.2%

1.3%

1.0%

0.5%

0.8%

1.0%

1.0%

0.5%
Banning City San Gorgonio Pass Area Riverside County California 2000-2010 2010-2021 2021-2026

DEMOGRAPHIC OVERVIEW
Source: Esri; RCLCO

THE CITY OF BANNING HAS A GREATER RENTER PROPENSITY AND LOWER AVERAGE HOUSEHOLD INCOME THAN THE

BROADER SAN GORGONIO PASS AREA AND IS PROJECTED TO HAVE SLOWER HOUSEHOLD GROWTH OVER THE NEXT FIVE YEARS Tenure – Household Type (2021) Average Household Income (2021) Average Household Size (2021) Annual Household Growth Rate Note: The Banning-Beaumont and Surround Areas above is the geography defined on page 14.

67.1% 74.8% 68.0%

55.7%

32.9% 25.2% 32.0%

44.3%
Banning City San Gorgonio Pass
Area
Riverside County California
Rent
Own

2.75 2.83

3.21 2.97
Banning City San Gorgonio Pass
Area
Riverside County California
846
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 16

HOUSEHOLDS BY AGE
Source: Esri; RCLCO
BANNING HOUSEHOLDS SKEW OLDER, WITH 48.2% OF HOUSEHOLDS OVER THE AGE OF 65; COMPARED TO 35.7% IN THE SAN GORGONIO PASS AREA, AND 27.2% IN ALL OF RIVERSIDE COUNTY Household Distribution by Age (2021)

2.6%

11.8%

11.9%

10.6%

14.9%

20.0%

28.2%

2.2%

13.3%

16.4%

14.5%

17.9%

18.1%

17.6%

2.9%

16.4%

17.9%

17.5%

18.2%

15.1%

12.1%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%

30.0%
<25 25-34 35-44 45-54 55-64 65-74 75+
Banning City San Gorgonio Pass Area Riverside County
847
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 17 BANNING HAS A HIGH PROPORTION OF LOW-INCOME HOUSEHOLDS WITH 52.5% OF HOUSEHOLDS EARNING LESS THAN $50,000 AND 24.5% EARNING LESS THAN $25,000 ANNUALLY; COMPARED TO 36.8% AND 17.3% RESPECTIVELY IN THE SAN GORGONIO PASS AREA.

HOUSEHOLDS BY INCOME
Source: Esri; RCLCO
Household Distribution by Income (2021)

12.7%

11.8%

10.9%

17.1%

18.5%

11.4%

11.3%

3.8%

2.5%

9.7%

7.6%

8.2%

11.3%

17.2%

13.4%

19.2%

7.3%

6.1%

8.6%

7.2%

6.9%

10.8%

17.0%

14.3%

18.8%

7.9%

8.5%

0.0%

5.0%

10.0%

15.0%

20.0%

25.0%
<$15,000
$15,000-$24,999$25,000-$34,999$35,000-$49,999$50,000-$74,999$75,000-$99,999 $100,000-$149,999$150,000-$199,999
$200,000+
Banning City San Gorgonio Pass Area Riverside County
848
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 18

BANNING DEMOGRAPHIC DISTRIBUTION
Median Age by Census Tract
Banning, 2022
Household Growth by Census Tract,
Banning, 2010 - 2022
Median Household Income by Census Tract,
Banning, 2022
KEY
$150,000+
$100,000 - $124,999
$75,000 - $99,999
$50,000 - $74,999
Under $50,000
KEY
> 3%
2% - 3%
1% - 2%
0% - 1%
< 0%
Source: Esri; RCLCO

HOUSEHOLD GROWTH IN BANNING HAS BEEN LIMITED OVER THE LAST DECADE AS THE CITY IS AN AGING COMMUNITY, THE MAJORITY OF RESIDENTS ARE OVER THE AGE OF 55, SKEWING MUCH OLDER THAN SURROUNDING AREAS. BANNING HAS A HIGH PROPORTION OF HOUSEHOLDS EARNING LESS THAN $75,000 THOUGH CENSUS TRACTS IN NEARBY COMMUNITIES ARE MORE AFFLUENT.

KEY
65 and Over
55 – 64
45 – 54
35 – 44
Under 35
849
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 19

NEIGHBORHOOD ATLAS
U
R
B
A
N
ECONOMIC CENTER:

Significant concentrations of employment and often the historic urban cores of cities
EMERGING ECONOMIC CENTER:

Well-located but underutilized locations; rapidly densifying from single-family/low- density to new mixed-use cores
MIXED-USE DISTRICT:

Situated near major employment cores, tend to be residentially focused, typically with high-density housing and upscale retail HIGH-END NEIGHBORHOOD:

Low-density and high-value single-family housing
STABLE NEIGHBORHOOD:

Historically working-class with diverse housing types, though many are gentrifying
CHALLENGED NEIGHBORHOOD:

Predominately residential with significantly lower home values and rents, along with high vacancy and unemployment rates S
U
B
U
R
B
A
N
ESTABLISHED HIGH-END:

High home values and established development patterns
STABLE MIDDLE-INCOME:

Wide variety of home values that are attainable to a range of households
ECONOMICALLY CHALLENGED:

Lower home values and have seen little to no population growth in recent years
GREENFIELD LIFESTYLE:

Bulk of new development at suburban fringe, often near established high-end suburbs
GREENFIELD VALUE:

At suburban fringe, often adjacent to stable or economically RCLCO Advisory: The Updated Neighborhood Atlas: A Roadmap to Growth Patterns in the Last Decade challenged areas or near low-wage job concentrations Downtown Banning

BANNING PRIMARILY CONSISTS OF GREENFIELD VALUE SUBURBS, THOUGH DOWNTOWN BANNING IS CHARACTERIZED AS AN

ECONOMICALLY CHALLENGED SUBURB CONSISTING OF LOWER VALUE HOMES WITH LIMITED RECENT POPULATION GROWTH Neighborhood Atlas Map;
Diamond Bar and surrounding neighborhoods - 2020
850
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 20 THE MAJORITY (88%) OF BANNING RESIDENTS WORK OUTSIDE OF THE CITY, WITH A SIGNIFICANT PORTION (55.4%) COMMUTING GREATER THAN 25 MILES TO WORK. HIGHER-DENSITY BUSINESS CORES ALONG INTERSTATE-10, SAN

BERNARDINO, RIVERSIDE, AND PALM SPRINGS ARE KEY EMPLOYMENT CENTERS FOR BANNING RESIDENTS

BANNING LIVE/WORK TRENDS

INFLOW/OUTFLOW JOB COUNTS COUNT SHARE
Employed in the Selection Area 5,466 100%
Employed in the Selection Area but Living Outside 4,025 73.6% Employed and Living in the Selection Area 1,441 26.4%
Living in the Selection Area 12,277 100%
Living in the Selection Area but Employed Outside 10,836 88.3% Living and Employed in the Selection Area 1,441 11.7%
Work Patterns, 2019
Banning
Employment Locations of Residents, 2019
Banning and Surrounding Southern California

COMMUTE DISTANCE OF BANNING RESIDENTS COUNT SHARE
TOTAL PRIMARY JOBS 12,277 100%
Less than 10 miles 3,160 25.7%
10 to 24 miles 2,317 18.9%
25 to 50 miles 3,055 24.9%
Greater than 50 miles 3,745 30.5%
Downtown Banning Source: Census on the Map; Esri; RCLCO 10 Miles
25 Miles
50 Miles

MAP KEY
Jobs/Sq. Mile
202 – 392
86 – 201
27 – 85
5 – 26
1 – 4
851
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 21

EMPLOYMENT IN BANNING IS CONCENTRATED ALONG
RAMSEY STREET WHICH RUNS ADJACENT TO INTERSTATE-10
► The majority of employees commute into Banning, with only 1,440 Banning residents working within the city. Majority of workers are between the ages of 30 and 54 (52%) and are heavily concentrated in the healthcare and education industry (44%). ► Employment in Banning is broadly distributed market with a few major large employers, primarily in the public sector. The largest employers in Banning are the Banning Unified School District (570 employees), the San Gorgonio Memorial Hospital (375 employees), the Smith Correctional Facility (137 employees), and the Banning Justice Center, a part of the Superior Court of California (approximately 70 employees).
► Greater than 88% of residents of Banning commute outside of the city for work and nearly 75% of the employees of Banning reside outside of the city.

BANNING LIVE/WORK TRENDS

PRIMARY JOBS COUNT SHARE
Employed in the Selection Area 5,466 100%
Worker Age
Age 29 or younger 1,198 21.9%
Age 30 to 54 2,844 52.0%
Age 55 or older 1,424 26.1%
Heat Map of Banning Employment, 2019
Source: City of Banning; Riverside County; Census on the Map; Esri; RCLCO Employment by Sector, 2019
Banning

MAP KEY
Jobs/Sq. Mile
339 – 824
108 – 338
23 – 107
3 – 22
1 – 2
Downtown Banning
14%
29%
8%
44%
4%
Manufacturing and
Logistics
Retail, Hospitality, and
Other Services
Professional Services
Healthcare and Education
Government
852
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 22

BANNING EMPLOYMENT COMPARISON
Source: Census on the Map; RCLCO

HIGH CONCENTRATION OF MANUFACTURING AND LOGISTICS EMPLOYEES LIVE IN BANNING AND ARE LIKELY COMMUTING OUT OF THE CITY FOR WORK.

EMPLOYED IN BANNING % OF TOTAL RESIDENTS OF BANNING % OF TOTAL Manufacturing and Logistics 791 14% 3,082 25%
Retail, Hospitality, and Other Services 1,588 29% 3,661 30% Professional Services 438 8% 1,767 14%
Healthcare and Education 2,407 44% 3,116 25%
Government 242 4% 651 5%
TOTAL 5,466 100% 12,277 100%
14%
29%
8%
44%
4%
Manufacturing and
Logistics
Retail, Hospitality, and
Other Services
Professional Services
Healthcare and Education
Government
Employed in Banning by Employment Sector
2019
25%
30% 14%
25%
5%
Manufacturing and
Logistics
Retail, Hospitality, and
Other Services
Professional Services
Healthcare and Education
Government
Residents of Banning by Employment Sector
2019
853
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 23

EMPLOYMENT IN BANNING IS CHARACTERISTICALLY DISTRIBUTED ACROSS SMALLER RETAIL AND PROFESSIONAL SERVICES

EMPLOYERS, WITH A NUMBER OF LARGER PUBLIC EMPLOYERS IN THE GOVERNMENT AND HEALTHCARE AND EDUCATION SECTORS.

EMPLOYMENT IN BANNING
Source: US Census; RCLCO, Inspired by Employment in America, 2014 – Robert Manduca

KEY JOB CATEGORIES

MANUFACTURING AND LOGISTICS

PROFESSIONAL SERVICES

HEALTHCARE AND EDUCATION

RETAIL, HOSPITALITY, AND OTHER SERVICES

GOVERNMENT
Downtown Banning
Employment by Sector, 2019;
Banning and Surrounding San Gorgonio Pass Area
854
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 24

SUBMARKET OVERVIEW
Source: CoStar; Esri; RCLCO
BANNING HAS NOT EXPERIENCED NEW APARTMENT DEVELOPMENT IN OVER 30 YEARS AND DESPITE LIMITED INVENTORY

HAS HIGHER LEVELS OF VACANCY THAN THE SURROUNDING SAN GORGONIO PASS AREA, LIKELY DRIVEN BY THE VINTAGE (OLDER AGE) OF SUPPLY OF AVAILABLE UNITS IN BANNING

BANNING
SAN

GORGONIO

PASS AREA
INLAND
EMPIRE
CURRENT CHARACTERISTICS (2022 YTD)
Properties 12 35 1,429
Units 471 1,986 157,057
Avg. Effective Rent $1,372 $1,360 $2,018
Vacancy 8.1% 3.6% 3.1%
SHORT-TERM TRENDS (2017-2021)
Avg. Rent Growth 5.8% 6.0% 7.6%
Avg. Vacancy 8.3% 4.3% 3.9%
Avg. Net Absorption 1 7 2,126
Avg. Completions 0 0 1,593
LONG-TERM TRENDS (2007-2021)
Avg. Rent Growth 2.7% 2.3% 3.6%
Avg. Vacancy 8.6% 5.9% 5.4%
Avg. Net Absorption 0 7 1806
Avg. Completions 0 3 1491
Map of San Gorgonio Pass Area and Banning
855
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 25 WITH NO NEW INVENTORY THE APARTMENT MARKET IN BANNING IS RELATIVELY STAGNANT. HOWEVER, BANNING EXPERIENCED SIZEABLE RENT GROWTH OF 10.5% IN 2021 DESPITE VACANCY REMAINING LARGELY UNCHANGED ► Most apartment markets experienced significant rent growth in 2021 due to increased demand as employment markets began to recover from the impacts of the Covid-19 pandemic lockdowns.
► The pandemic also catalyzed outward migration from larger urban areas towards the Coachella Valley and the Inland Empire. The influx of new renters further pressured the rental market which may have had a spillover effect on rents in Banning. ► The historically large rent growth of 2021 is amplified by the limited inventory within the City of Banning with an inventory of fewer than 500 total apartments. With vacancy steady around 8%, and no absorption (positive or negative) in 2021, increased rents are likely a result of the small sample size and heavy influence from nearby markets.

RENTAL APARTMENT MARKET
Source: CoStar; RCLCO
-10.0%
-5.0%

0.0%

5.0%

10.0%

15.0%
-20
-15
-10
-5
0 5
10 15
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 YTD
Vacancy / Rent Growth
Units
Change in Inventory Net Absorption Vacancy Effective Rent Growth Completions, Absorptions, Vacancy, and Rent Growth
Banning; 2007 – 2022 YTD
856
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 26 THE SAN GORGONIO PASS AREA LAST SAW NEW DEVELOPMENT IN 2008 AND FOLLOWING A SHORT-LIVED INCREASE IN VACANCY HAS EXPERIENCED DECLINING VACANCY NEARLY EVERY YEAR SINCE 2009. RENT GROWTH OF 8.9% IN 2021 WAS A NEAR RECORD-HIGH FOR THE AREA, EXCEEDED ONLY BY 9.3% RENT GROWTH IN 2017

RENTAL APARTMENT MARKET
Source: CoStar; RCLCO
Completions, Absorptions, Vacancy, and Rent Growth
San Gorgonio Pass Area; 2007 – 2022 YTD
-8.0%
-6.0%
-4.0%
-2.0%

0.0%

2.0%

4.0%

6.0%

8.0%

10.0%

12.0%
-20
-10
0 10
20 30
40 50
2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 YTD
Vacancy / Rent Growth
Units
Change in Inventory Net Absorption Vacancy Effective Rent Growth 857
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 27

BUILDING PERMITS
Source: U.S. Department of Housing and Urban Development; RCLCO

NEW DEVELOPMENT IN BANNING DROPPED OFF
PRECIPITOUSLY AFTER 2003, BUT IN 2020 SURGED AND IS

AGAIN GROWING A PROPORTION OF DEVELOPMENT IN THE

SAN GORGONIO PASS AREA
► After declining from the late 1990s until the early 2000s, building permits rapidly declined in the in Banning beginning in 2003, and in the San Gorgonio Pass Area a few years later in 2005.
► While the number of units from building permits in the San Gorgonio Pass Area have not yet reached pre-financial crisis levels, permits in Banning in 2020 were the highest since 2003. As a proportion of the broader area, permits in Banning exceeded 40% for the first time since 1997.
► Since 1996 Banning has permitted only 171 multifamily units, which occurred between 2002 and 2005. Despite Banning beginning to permit a greater number of single-family units in 2020, there has been a significant absence of multi-family units being permitted over the past few decades.

Residential Building Permits Comparison;
San Gorgonio Pass Area and Banning; 1990 - 2021
Building Permits by Year;
Banning; 1981-2021
60% 63%
44%
53%
33%
37%
31%
15%
3% 1% 0% 1%
43%
27%
0%
10%
20%
30%
40%
50%
60%
70%
0 500
1000
1500
2000
2500
3000
3500
1990 1992 1994 1996 1998 2000 2002 2004 2006 2008 2010 2012 2014 2016 2018 2020 Banning San Gorgonio Pass Area Banning as a Proportion of San Gorgonio Pass Area 0 100
200
300
400
500
600
700
1981 1986 1991 1996 2001 2006 2011 2016 2021
Units in Single-Family Structures Units in All Multi-Family Structures 858
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 28

NEW HOME DEVELOPMENTS
Source: Tri Pointe Homes; New Home Source

A BOOM IN NEW HOUSING CONSTRUCTION IN BANNING WILL LIKELY

ATTRACT RELATIVELY HIGHER EARNING HOUSEHOLDS
The median home value in Banning as of 2021 was just under $310,000 compared to roughly $369,000 in the San Gorgonio Pass Area and nearly $434,000 for Riverside County. ► The Atwell master-planned community by Tri Pointe Homes began selling new homes in Banning in 2020 and at build out is planned to provide over 4,400 new homes in the city. The developer currently has three actively selling communities in Banning; Landmark, Horizon, and Arroyo. The Cienega and Centerstone communities have already sold out. » The Arroyo neighborhood offers three to five-bedroom homes ranging from nearly 1,800 square feet to just under 2,300 square feet with three to five bedrooms and a two-car garage. Pricing for Arroyo ranges from $478,000 to $490,000. » The homes in the Landmark community range in size from 2,140 square feet to 2,625 square feet and offer three to four bedrooms with a two-car garage and are priced between $498,000 and $526,000.
» Horizon provides larger homes, ranging from 2,430 square feet to nearly 3,300 square feet with four or five bedrooms and a three-car garage. These homes are priced from $533,000 to over $590,000.
► The population of Banning could increase by roughly 12,000 people with the introduction of these new homes (4,400 homes at an average household size of 2.75). This would represent a 40% population increase over the current population of 30,000 and would account for 29% of city’s the population at build out.
» Given the expected positioning of these communities, the growth is likely to be concentrated among young families moving to the area in search of new, quality housing in a master-planned setting.
» This tremendous increase of new households will likely generate substantial retail demand as demographics shift younger and more affluent.

Land Use Plan for the Atwell Master-Planned Community
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THE CITY OF BANNING HAS HAD LIMITED RETAIL DELIVERIES OVER THE PAST DECADE WHICH COMBINE FOR JUST OVER 41,000 SQUARE FEET OF NEW RETAIL SPACE
► There was significant negative net absorption of over 70,000 square feet in 2019 leading to increased vacancy of 11% in Banning. ► Despite the effects of the Covid-19 pandemic on brick-and-mortar retail, Banning has enjoyed positive net absorption each year since 2020 resulting in retail vacancy of just 6%.

RETAIL MARKET
Source: CoStar; RCLCO
Completions, Absorptions, Vacancy, and Rent Growth
Banning; 2006 – 2022 YTD
-15%
-10%
-5%
0%
5%
10%
15%
-100,000
-80,000
-60,000
-40,000
-20,000
0 20,000
40,000
60,000
80,000
100,000
2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 YTD
Vacancy Rate
SF Delivered / Absorbed
Deliveries, SF Net Absorption, SF Vacancy Rate
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EXISTING RETAIL VISITORS
Source: SafeGraph, ArcGis, RCLCO

ALMOST HALF OF ALL TRAFFIC TO EXISTING DOWNTOWN

BANNING ESTABLISHMENTS ORIGINATES FROM WITHIN

BANNING
The retail visitor analyses were performed utilizing data from SafeGraph which provides a sample of cell phone data for over 18 million places of interest (POIs) where the cell phone was located for at least four minutes. ► The graph below shows that the most visited locations within Downtown Banning are Jack in the Box (22%), Vape Town (10%), IHOP (9%), and Wing’s Garden Cafe (8%). Collectively, these four establishments are driving nearly half (49%) of all traffic in the Downtown Banning area.
► The graph to the right displays the home location of visitors to the Downtown Banning area. For the most part these visitors stem from the immediate Banning area and parts of nearby Cabazon, Cherry Valley, Beaumont and the outlying communities of the San Gorgonio Pass Area.
► Despite being immediately adjacent to Interstate-10, the census block groups that comprise Banning, and those immediately bordering the city, account for approximately 46% of all visitors to the Downtown Banning area.

ESTIMATED VISITS PERCENTAGE
>84% of the Block Group
<4% of the Block Group
Map of Estimated Visit Percentage by Retailer - 2022
Map of Downtown Banning Visitors by Origin (Block Group of Residence) - 2022 Downtown Banning

ESTIMATED VISITS PERCENTAGE
>22% of Banning Downtown Traffic
≤1% of Banning Downtown Traffic
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25%
1%
16%
4%
10%
15%
11%
2%
2%
General Merchandise Local Restaurant Service w/ Retail Component Fast Casual Grocery Theaters
Auto Parts Fast Food Clothing & Accessory Stores
Liquor Store

EXISTING RETAIL CONDITIONS

EXISTING RETAIL IN THE CITY OF BANNING IS LARGELY

CONCENTRATED IN SERVICES
Service oriented businesses account for approximately 24% of retail space in the current Downtown Banning area. However, despite playing a vital role in the community, these businesses do not contribute to the city’s taxable revenue. ► Local restaurants, which occupy only 7% of all retail space in Downtown Banning with six restaurants, account for 25% of the taxable revenue in the area. ► The Parts Authority, an auto parts store, also generates a significant 15% of total taxable revenue while occupying 5% of the retail space in Downtown Banning. ► Retail space in Downtown Banning is currently 69% occupied, with 15 vacant spaces comprising 50,700 square feet.

DOWNTOWN BANNING
# OF RETAIL
SPACES RETAIL SALES TAXABLE SALES % TAXABLE SALES $
% OF ALL TAXABLE

REVENUE SQUARE FEET

RETAIL SALES
/ SF
General Merchandise 3 $1,441,500 100% $1,441,500 12% 3,100 $465 Local Restaurant 6 $3,071,750 100% $3,071,750 25% 12,287 $250 Service 19 $0 0% $0 0% 39,412 $0
Service w/ Retail Component 5 $3,135,060 5% $156,753 1% 17,417 $180 Fast Casual 2 $1,945,320 100% $1,945,320 16% 4,472 $435 Grocery 2 $2,153,110 25% $538,278 4% 3,098 $695
Theaters 1 $1,245,780 100% $1,245,780 10% 9,228 $135
Auto Parts 1 $1,768,800 100% $1,768,800 15% 8,040 $220
Fast Food 1 $1,377,500 100% $1,377,500 11% 2,755 $500
Clothing & Accessory Stores 1 $269,500 100% $269,500 2% 700 $385 Community Space 4 $0 N/A $0 0% 13,491 N/A
Liquor Store 1 $250,000 100% $250,000 2% 1,000 $250
Vacant 15 $0 N/A $0 0% 50,722 N/A
TOTAL 61 $16,658,320 72% $12,065,181 100% 165,722 $101
Distribution of Taxable Retail Sales by Business Type; Downtown Banning Source: CoStar; RCLCO
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EXISTING RETAIL CONDITIONS
Source: CoStar; Esri; Broker Interviews; RCLCO
Property Address Anchor Tenant Occupied SF $/SF Avg.
12 S San Gorgonio Ave Law Offices of Thomas Watkins 4,047 $21.00 NNN 60 W Ramsey St Fox Cineplex Theatre 9,228 $14.25 MG
74 W Ramsey St Angel's Black Tiger 3,304 $14.25 MG
42 W Ramsey St Banning Center for the Arts 10,266 $30.36 MG 33 S San Gorgonio Ave Brow Rebellion 1,779 $17.50 NNN (Est.) 99 S San Gorgonio Ave Lithopass Printing Forms 2,138 $17.00 NNN (Est.) 70 S 1st St American Legion 1,771 $16.50 NNN (Est.)
50 S 1st St C's Beauty & Barber 2,000 $15.38 NNN (Est.) 144 W Ramsey St Vacant 0 $17.50 NNN (Est.)
116 W Ramsey St Wing's Garden Café 3,026 $16.50 NNN (Est.) 166 W Ramsey St Vacant 0 $15.50 NNN (Est.)
170 W Ramsey St Safe Plating Inc. 2,400 $17.00 NNN (Est.) 182 W Ramsey St An Elegant Affair Wedding Caterer 10,000 $19.00 NNN (Est.) 240 W Ramsey St Boys & Girls Clubs of America 6,912 $16.50 NNN (Est.) 51-57 S 2nd St Tenax Cleaners 2,399 $11.16 MG
65 S 2nd St Vacant 0 $12.00 NNN (Est.)
376 W Ramsey St Banning Smog Test Center 3,613 $15.50 NNN (Est.) 557 W Livingston St Vacant 0 $15.50 NNN (Est.)
572-584 W Ramsey St Banning Donut 2,300 $14.50 NNN (Est.) 770 W Ramsey St Jack in the Box 2,755 $15.50 NNN (Est.) 660 W Ramsey St Floral Expressions 5,064 $16.00 NNN (Est.) 730 W Ramsey St IHOP 4,022 $15.50 NNN (Est.)
53 S 6th St HELP Inc 4,308 $17.00 NNN (Est.)
614 W Ramsey St Vacant 0 $17.50 NNN (Est.)
755 W Ramsey St Santiago's Taco Shop 1,584 $15.50 NNN (Est.) 583 W Ramsey St Vacant 0 $15.50 NNN (Est.)
62 N 8th St Jack's Market 2,398 $15.50 NNN (Est.)
663 W Ramsey St Vacant 0 $17.00 NNN (Est.)
647 W Ramsey St Music & Voice Institute 1,631 $17.50 NNN (Est.) 603 W Ramsey St Vacant 0 $22.00 NNN (Est.)
575 W Ramsey St Papaya Bay Thai Cuisine 1,933 $17.50 NNN (Est.) 553 W Ramsey St Reynaldo's Restaurant 1,227 $18.00 NNN (Est.) 515-521 W Ramsey St Vacant 0 $13.68 +UTIL
41 W Ramsey St The Station Tap House Bar and Grill 2,717 $15.50 NNN (Est.) 30-40 S 1st St Janeth Beauty Salon 4,888 $11.40 MG
55-61 W Ramsey St Vacant 0 $15.50 NNN (Est.)
50 N 1st St Good Guys Flooring 6,400 $12.00 NNN
64-66 N 1st St Vacant 0 $13.50 NNN (Est.)
89 N San Gorgonio Ave La Carreta Dulceria 2,850 $16.50 NNN (Est.) 263 W Ramsey St Vacant 0 $16.50 NNN
321 W Ramsey St Parts Authority 8,040 $14.50 NNN (Est.) 66 S San Gorgonio Ave Vacant 0 $18.00 NNN (Est.)
TOTAL/AVG. 115,000 $16.42

RETAIL BUILDINGS IN DOWNTOWN BANNING ARE
SIGNIFICANTLY OLDER THAN IN NEARBY BEAUMONT.

RETAIL LEASES RANGE FROM $11 TO $21 PER SQUARE
FOOT
► Retail spaces in Banning were built, on average, in 1955 as opposed to Beaumont, where retail locations were built in 1988 on average. Retail occupancy in Downtown Banning is currently 69%.
► The newest spaces in Downtown Banning are the IHOP and Jack in the Box, which were constructed in 2002 and 2006. Aside from these two spaces, all locations in Downtown Banning were constructed before 1990. In relation, the City of Beaumont has had 20 new retail establishments constructed since 2010, 12 of which were built on or after 2020.
► According to several brokers and property owners in the Downtown Banning area, there has been a recent increase in interest in retail space in Banning as a value alternative to Beaumont. However, difficulty with leasing has stemmed from the age of the retail locations, prospective tenants requesting improvements to existing locations, and concerns regarding neighboring land uses.

Map of Downtown Banning Retail Locations by Size and Occupancy; 2022

RETAIL LOCATION SIZE
20,000 Square Feet
500 Square Feet

RETAIL LOCATION STATUS
Occupied
Vacant
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DISCLAIMERS
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CRITICAL ASSUMPTIONS
Our conclusions are based on our analysis of the information available from our own sources and from the client as of the date of this report. We assume that the information is correct, complete, and reliable.

We made certain assumptions about the future performance of the global, national, and local economy and real estate market, and on other factors similarly outside either our control or that of the client. We analyzed trends and the information available to us in drawing these conclusions. However, given the fluid and dynamic nature of the economy and real estate markets, as well as the uncertainty surrounding particularly the near-term future, it is critical to monitor the economy and markets continuously and to revisit the aforementioned conclusions periodically to ensure that they are reflective of changing market conditions.

We assume that the economy and real estate markets will experience a period of slower growth in the next 12 to 24 months, and then return to a stable and moderate rate in 2024 and beyond. However, stable and moderate growth patterns are historically not sustainable over extended periods of time, the economy is cyclical, and real estate markets are typically highly sensitive to business cycles. Further, it is very difficult to predict when inflection points in economic and real cycles will occur.

With the above in mind, we assume that the long-term average absorption rates and price changes will be as projected, realizing that most of the time performance will be either above or below said average rates.

Our analysis does not consider the potential impact of future economic shocks on the national and/or local economy, and does not consider the potential benefits from major "booms” that may occur. Similarly, the analysis does not reflect the residual impact on the real estate market and the competitive environment of such a shock or boom. Also, it is important to note that it is difficult to predict changing consumer and market psychology.

As such, we recommend the close monitoring of the economy and the marketplace, and updating this analysis as appropriate.

Further, the project and investment economics should be “stress tested” to ensure that potential fluctuations in revenue and cost assumptions resulting from alternative scenarios regarding the economy and real estate market conditions will not cause failure.

In addition, we assume that the following will occur in accordance with current expectations:
► Economic, employment, and household growth
► Other forecasts of trends and demographic and economic patterns, including consumer confidence levels ► The cost of development and construction
► Tax laws (i.e., property and income tax rates, deductibility of mortgage interest, and so forth) ► Availability and cost of capital and mortgage financing for real estate developers, owners and buyers ► Competitive projects will be developed as planned (active and future) and that a reasonable stream of supply offerings will satisfy real estate demand ► Major public works projects occur and are completed as planned Should any of the above change, this analysis should be updated, with the conclusions reviewed accordingly (and possibly revised). 865
Arroyo Group | Market Demand and Fiscal Impact Analysis | Banning Downtown Revitalization R1-15403.02 | October 13, 2023 | 35 Reasonable efforts have been made to ensure that the data contained in this study reflect accurate and timely information and are believed to be reliable. This study is based on estimates, assumptions, and other information developed by RCLCO from its independent research effort, general knowledge of the industry, and consultations with the client and its representatives. No responsibility is assumed for inaccuracies in reporting by the client, its agent, and representatives or in any other data source used in preparing or presenting this study. This report is based on information that to our knowledge was current as of the date of this report, and RCLCO has not undertaken any update of its research effort since such date.

Our report may contain prospective financial information, estimates, or opinions that represent our view of reasonable expectations at a particular time, but such information, estimates, or opinions are not offered as predictions or assurances that a particular level of income or profit will be achieved, that particular events will occur, or that a particular price will be offered or accepted. Actual results achieved during the period covered by our prospective financial analysis may vary from those described in our report, and the variations may be material. Therefore, no warranty or representation is made by RCLCO that any of the projected values or results contained in this study will be achieved.

Possession of this study does not carry with it the right of publication thereof or to use the name of "Robert Charles Lesser & Co." or "RCLCO" in any manner without first obtaining the prior written consent of RCLCO. No abstracting, excerpting, or summarization of this study may be made without first obtaining the prior written consent of RCLCO. This report is not to be used in conjunction with any public or private offering of securities or other similar purpose where it may be relied upon to any degree by any person other than the client without first obtaining the prior written consent of RCLCO. This study may not be used for any purpose other than that for which it is prepared or for which prior written consent has first been obtained from RCLCO.

GENERAL LIMITING CONDITIONS
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A U S T I N
1 0 0 C o n g r e s s A v e n u e , S u i t e 2 0 0 0
A u s t i n , T X 7 8 7 0 1

L O S A N G E L E S
1 1 6 0 1 W i l s h i r e B o u l e v a r d , S u i t e 1 6 5 0 L o s A n g e l e s , C A 9 0 0 2 5

O R L A N D O
9 6 4 L a k e B a l d w i n L a n e , S u i t e 1 0 0
O r l a n d o , F L 3 2 8 1 4

WA S H I N G TO N , D C
7 2 0 0 W i s c o n s i n A v e n u e , S u i t e 1 1 1 0 B e t h e s d a , M D 2 0 8 1 4
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10 E. Hays Street
Project Location Map
Martin Street
N. 8th Street
Ramsey Street
W. Livingston Street

0.25 Miles 869

CITY OF BANNING

STAFF REPORT
TO: CITY COUNCIL
FROM: Douglas Schulze, City Manager
PREPARED BY: Doug Schulze, City Manager
MEETING DATE: December 12, 2023
SUBJECT: Discussion of Stagecoach Days Memorandum of Understanding RECOMMENDATION:

Provide direction to City Manager regarding upcoming deadline for notification related to MOU between City of Banning and Stagecoach Days Association.

BACKGROUND:

The City of Banning and Stagecoach Days Association entered into a Memorandum of Understanding (MOU) on June 22, 2021. The MOU has a three-year term with an automatic two-year extension, unless a party gives written notice to the other party, not less than sixty (60) days prior to such anniversary date, that the term of the MOU shall not be extended.

The MOU requires the Stagecoach Days Association to organize, promote, and conduct the annual, three-day Stagecoach Days event and the annual Stagecoach Days Parade. The three-day event, depending upon budget, will consist of a minimum of two (2) Professional Rodeo Cowboy Association (PRCA) Pro Rodeo events, multiple food, souvenir, and craft vendors, live music performances, and either a carnival or a “Kid’s Zone” with mutually agreed upon activities and attractions that are geared towards family entertainment.

In early 2023, representatives of the Stagecoach Days Association publicly announced intention to take a break in 2023, which is not consistent with the terms of the MOU. Shortly thereafter, the City Council approved a partnership between the City of Banning and Banning Chamber of Commerce to ensure the annual community celebration would occur in 2023. After approximately two months of City/Chamber planning, the Stagecoach Days Committee communicated that they would not release the PRCA rodeo and intended to hold the rodeo. The intention was for the Committee to organize and host the rodeo and the City/Chamber to organize everything outside of the rodeo. A few weeks later, the Committee announced that they would also take back the beer garden and food/merchandise vendors.

An agreement was made that the City and Chamber would be responsible for live music performances, Stagecoach Days parade, parking and a Kids’ Zone play area.

The MOU commits the City of Banning to provide the following:
• A direct financial contribution of $12,500;
• Bleacher rental of $18,000;
• Event insurance;
• Police Officers and volunteers at the three-day event and the parade; • Additional street sweeping;
• Additional trash removal;
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• Placement and removal of barricades upon streets and public parking lots; and • Assistance with entry gates, parking and ticket booths.

JUSTIFICATION:

Members of the City Council have expressed concerns about the role of the City in the Stagecoach Days Celebration. The MOU provides a window of opportunity for this discussion, at this time.

FISCAL IMPACT:

During the past two years, the direct and in-kind City contributions to Stagecoach Days have exceeded $100,000 each year.

ALTERNATIVES:

1. Take no action – MOU will be automatically extended for two years and Stagecoach Days Association will be responsible for all activities related to Stagecoach Days.

2. Provide notice of termination of the MOU – City of Banning no longer committed to direct or in-kind contributions for Stagecoach Days.

3. Provide notice of termination of the MOU and intention to establish a new MOU – creates an opportunity to develop new conditions, requirements and commitments for Stagecoach Days Association and City of Banning.

ATTACHMENTS:

1. Executed Stagecoach Days MOU_06_22_20.pdf
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