August 27, 2024
4:00 p.m.
In Chambers
Council Chambers
99 E. Ramsey Street
Banning, CA 92220
1. CALL TO ORDER
2. PUBLIC COMMENTS - Agenda Items Only
3. WORKSHOP
3.1 Overview and Presentation of a Proposed Amendment to the Mission Heights Specific Plan
4. ADJOURNMENT
AGENDA
CITY COUNCIL - SPECIAL MEETING (WORKSHOP)
CITY OF BANNING, CALIFORNIA
The following information comprises the agenda for the regular meeting of the Banning City Council, a joint meeting of the City Council and Banning Utility Authority, and the Banning City Council sitting in its capacity as the Banning Successor Agency Board.
Per City Council Resolution 2016-44, matters taken up by the Council before 10 p.m. may be concluded, but no new matters shall be taken up except upon a unanimous vote of the council members present and voting. Such an extension shall only be valid for one hour and each hour thereafter shall require a renewed action for the meeting to continue.
Recommendation: Receive and file overview and presentation.
AFFIDAVIT • DECLARACIÓN JURADA
IT IS HEREBY CERTIFIED under the laws of the State of California that the above agenda was posted on the City's website (www.banningca.gov) as well as the Bulletin Board at Banning City Hall, located at 99 E Ramsey Street, Banning, CA 92220, at least 24 hours in advance of the meeting.
__________________________
Caroline Patton, Administrative City Clerk
Secretario adjunto de la ciudad
City Council - Special Meeting (Workshop) Agenda
August 27, 2024
1 PUBLIC NOTICE • NOTICIA PÚBLICA
Meeting Agendas and Notices
Interested in receiving email and/or text notifications of upcoming City Council meetings? Sign up for meeting notifications through the City's website. Pursuant to amended Government Code §54957.5(b), staff reports and other public records related to open session agenda items are available on the City's website (www.banningca.gov/).
Public Comment
Agenda Items
Any member of the public may address this meeting of the City Council on any item appearing on the agenda. A five-minute limitation shall apply to each member of the public and no member of the public shall be permitted to share their time with any other person.
Non-Agenda Items
Any member of the public may address this meeting of the City Council on any item which does not appear on the regular meeting agenda but is of interest to the general public and is an item upon which the City Council may act. A three-minute limitation shall apply to each member of the public and no member shall be permitted to share their time with any other person. No action shall be taken, nor discussion held by the City Council, on any item which does not appear on the agenda, unless the action is otherwise authorized in accordance with the provisions of subdivision (b) of §54954.2 of the Government Code.
Special Assistance/Accessibility Requests
In compliance with the Americans with Disabilities Act, any member of the public may request that the agenda and agenda packet be mailed to them. If you need special assistance to participate in this meeting (such as translation services), please contact the City Clerk's Office. Advanced notification of at least 48 hours prior to the meeting will allow the city to make arrangements to ensure your accessibility.
¿Necesita servicios de traducción para participar? Contacto Oficina del Secretario de la Ciudad.
CONTACT • CONTACTO
City Clerk's Office | 951-922-3102 | [email protected] 99 East Ramsey Street, Banning, California 92220
City Council - Special Meeting (Workshop) Agenda
August 27, 2024
2 CITY OF BANNING
STAFF REPORT
TO: CITY COUNCIL
FROM: Douglas Schulze, City Manager
PREPARED BY: Emery Papp, Senior Planner
MEETING DATE: August 27, 2024
SUBJECT: Overview and Presentation of a Proposed Amendment to the Mission Heights Specific Plan
RECOMMENDATION:
Receive and file overview and presentation.
BACKGROUND:
On July 11, 1995, the City Council adopted Ordinance 1178, a Pre-Annexation and Development Agreement with Loma Linda University (Property Owner) for a master planned residential development constructing up to 944 residential units, a 10-acre school site, a 1-acre police/fire station, 7.5 acres of park land, and an 18-hole golf course within a project area of approximately 595 acres. The project was approved with a twenty-five (25) year life span, which was set to expire in August 2020.
On September 27, 2005, the City Council adopted:
Resolution 2005-106, adopting the Final Environmental Impact Report for the Project, the Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program.
Resolution 2005-107, approving the Loma Linda Specific Plan to develop 944 residential units, a 10-acre school site, a 1-acre police/fire station, 7.5 acres of park land, and an 18-hole golf course.
Resolution 2005-105, changing the General Plan Land Use designation on 600 acres of land from Very Low Density Residential and Rural Residential to Specific Plan.
Resolution 2005-108, approving the Pre-Annexation and Development Agreement for the Project.
On October 11, 2005, the City Council adopted Ordinance 1330 which changed the zoning designation on 600 acres of land within the Specific Plan boundary from Residential Agriculture to Specific Plan. On this date, the City Council also adopted Ordinance 1331, which amended the Pre-Annexation and Development Agreement.
Ordinance No. 1353, was introduced at a regular City Council Meeting held on October 24, 2006, and was adopted by the City Council on November 14, 2006.
The owners of the land are currently proposing an amendment to the Specific Plan with a new environmental impact report for the Loma Linda Specific Plan Area, which is to be rebranded as Mission Heights.
The proposed new Land Use Plan would allow for a total of 2,463 new residential units on 768 gross acres, 310 net developable acres with 458 acres dedicated for open space. The Applicant is in the early phases of project development and the overall concept is subject to change as they continue to engage 3 in community outreach, prepare technical studies, and refine their plan accordingly.
JUSTIFICATION:
This is an Applicant/Owner initiated Specific Plan Amendment. The purpose of this workshop is to present the updated concept for the proposed development of the property.
FISCAL IMPACT:
To Be Determined
ALTERNATIVES:
None. Receive and file only.
BUDGETED?:
No
CONTRACT/AGREEMENT:
No
ATTACHMENTS:
1. Mission Heights Final Presentation ZONDA_4.8.24_NO VIDEO - City Version 6-4-2024 v2.pdf
2. Ordinance No. 1178.pdf
3. ORDINANCE NO. 1330.pdf
4. Ordinance No. 1331.pdf
5. Ordinance No. 1353 SP Approval.pdf
6. Loma Linda SP Staff Report and Resolutions 9-27-2005.pdf 4 MISSION HEIGHTS
Where luxury living meets health and harmony with unrivaled views.
Life elevated.
5 Our Objective:
What we did…
Feasibility
Project Team
TEAM
OBJECTIVE
Team of Experts
History of the Land
Land Planning & Study
Community Vision
Next Steps
6 TEAM OF EXPERTS
MISSION HEIGHTS 3A BLUE ZONE COMMUNITY
Ocie Vest
Southridge
Park
--
Community &
Project
Management
Mark Rogers
TRG Land
--
Land Planning
and
Entitlement
Mollie
Carmichael
Zonda
--
Market and
Community
Strategy
Mark
Anderson
Proactive
Engineering
--
Civil Engineer
Peter Carlson
Carlson
SLS
--
Environmental
Permitting
Terri Wright
NMG
Geotechnical
--
Geology and
Soils
Noah Stamm
Dudek
--
Fire Planning
Sandipan
Bhattacharjee
Translutions
Transportation
Solutions
7 Our Objective:
What we did…
Feasibility
Project Team
TEAM
OBJECTIVE
Team of Experts
History of the Land
Land Planning & Study
Community Vision
Next Steps
8 HISTORY OF THE LAND
MISSION HEIGHTS 5
• The history of the land goes back to 1774 when the Mexican and Spanish expedition reached the area.
• By 1824, the San Gabriel Mission’s Fathers established a mission at the highest point in the pass to ranch, farm and raise cattle. They named the area Rancho San Gorgonio.
• The town was born from 1930 and 1940 when the
Metropolitan water district built and aqueduct system.
• The gold rush moved south by the early 1900’s. Gilman’s Ranch (at the foot of the property) served as the stagecoach lines heading to the gold boomtowns.
• The property was gifted to the University about 30 years ago and has been used as a horse grazing operation ever since
A BLUE ZONE COMMUNITY
NOTE: The name, “MISSION HEIGHTS”, celebrates the land’s history.
9 Our Objective:
What we did…
Feasibility
Project Team
TEAM
OBJECTIVE
Team of Experts
History of the Land
Land Planning & Study
Community Vision
Next Steps
10 AVERAGE SLOPE/
PUBLIC &
QUASI - PUBLIC LAND
11 Grazing and farming have left the site without significant vegetation, uncomplicated biology. Stream bed areas divide the property into easily segmented parcels. Transmission towers, proximity to services.
LANDFORM &
CONSTRAINTS
12 LAND USE
310.1
13 GRADING
14 GEOLOGY
15 BIOLOGY/
REGULATORY
The project site generally, consists of a series of mesas separated by steeply incised drainage courses running north to south with several smaller tributaries. The mesas have been heavily grazed and are void of significant vegetation, with ruderal and non-native species present. 16 JURISDICTIONAL
FEATURES
The drainages generally are unvegetated and consists primarily of non-native grasses, however some of the drainages contain limited vegetation.
Recent Supreme Court ruling benefits the project from processing with the ACOE.
Wildlife corridors will be part of the plan construct. Limited overall significant bio issues.
17 DOMESTIC WATER
18 ROADWAYS
19 SEWER
20 ROADWAYS
21 TRAFFIC
22 Our Objective:
What we did…
Feasibility
Project Team
TEAM
OBJECTIVE
Team of Experts
History of the Land
Land Planning & Study
Community Vision
Next Steps
23 Market
Health
Demo’s &
People
Demand
by Lifestage
&
Affordabilit
y
Consumer
Preference
Community
and Home
Choices
New Home
Solutions
IDENTIFY THE
MARKET
OPPORTUNITY
24 LOCATIONAL ATTRIBUTES
MISSION HEIGHTS
21 • Today, Banning is one of the fastest-growing cities in the state.
• Median home values in Banning are almost half compared to California’s average (i.e., $438,000 versus $860,300). The area serves an affordable housing opportunity for region. • Central to the desert and its coastal counties. Banning is about 85 miles east of downtown Los Angeles, 25 miles
west of Palm Springs, and 30 miles east of Riverside.
• The city is nestled between Mount San Gorgonio to the north and Mount San Jacinto to the south, with sweeping views of two of Southern California's tallest peaks
.
• The subject sits 1,000’ above the City of Banning with 360 -
degree views of both San Bernardino and the San Gorgonio mountains.
A BLUE ZONE COMMUNITY
25 A RV I E W S
MISSION HEIGHTS
22A BLUE ZONE COMMUNITY
Traveling up to the property to the right Looking South on the property Looking North on the property Looking West on the property 26 • Including Atwell, there are currently
8,500 approved homes going through the
development process in Banning, making
Mayor Wallace's goal of 60,000 people a
possibility.
• This also includes Rancho San Gorgonio, a
831-acre master-planned development
by Diversified Pacific that would add up
to 3,385 residential units to the south
side of Banning. Plans for Rancho San
Gorgonio include an elementary school
site and about 9.3 acres set aside for
commercial businesses.
• Grandave Studios, a movie studio in
development on a large swath of land
near the Banning Municipal Airport,
promises to bring around 8,000 new jobs
to the city. The mixed-use site will house
a $200 million movie studio project and
continue the public airport use. Grandave
Studios at Banning will include corporate
offices, a cafe, retail stores, 16 energyefficient, “dome structure” sound stages, a water tank, outdoor “brownstone”
filming facilities.
• The City is supporting transportation
projects like the Coachella Valley-San
Gorgonio Pass train, which would provide
more sustainable ways for Banning
residents to get to work in other cities.
There is a high priority to bring jobs to
GROWTH IN THE REGION
27 MARKET OPPORTUNITY
MISSION HEIGHTS
24A BLUE ZONE COMMUNITY
15% 20% 18% 7% 17% 24%
25% 25% 41%
Market Demand
28 DEMOS IN SURROUNDING AREA
MISSION HEIGHTS
25A BLUE ZONE COMMUNITY
Mosaic
# Life Position
Singles/Non-Family
3 Young Non-Family 8 Suburban Couples
Young Couple/Family
4 Young Family 7 Ethnic Affordable Family
Affluent Couples/Family
1A Affluent Mature Couples
1B-C Affluent Families
1D-E Mature Couples
Couples
2 Mature Couples 5 Move-Down Mature Couples 6 Rural Couples Retirees
9 Retirees
#3
#2
#1
UNIQUE?
Views
Lower Temps
Breeze
Lifestyle
29 OUR MISSION
STATEMENT
“Life elevated with the best views,
temperatures, and healthy life principles
throughout our community and home
designs.”
30 INTRODUCTION
Mission Heights is…
…a Place to start
…a Place to proudly raise your kids
…a Place you will want to retire
31 COMMUNITY CORE PRINCIPLES
1. Nature-Inspired Living: Preserve significant natural open space areas designed to embrace the view and engage with nature.
2. Sustainability and Environmentally Sensitive: Design a community that considers the right sustainable practices, the economics, the environment, social impacts, and human essential components.
3. A Life and Style Worth Moving For: We have designed a range of amenities including farmhouse cave, pool and club area on the view, water elements, and living on the view. All of our amenities were top rated with consumers in the area.
4. Healthy Blue Zone Principles will be at the core of our community’s design. This includes moving naturally, having purpose, healthy eating, and building tribes for life.
5. State-Of-The-Art-Technology that makes life easier, more efficient, and better for all aspects life. This includes easy access to community amenities throughout, their homes, and state-of-the-art speed..
6. A respect for the land and its history will be found throughout. A nod to the land’s history will be found in special places throughout the community with the community name, architecture, historical markers on trail locations, the park
MISSION HEIGHTS
28A BLUE ZONE COMMUNITY
32 Banning Bench ∣ Loma Linda University 29
Life elevated.
Blue Zone Living
33 MISSION HEIGHTS
30 PURPOSE: The community design celebrates the land’s history with its name, architecture, and blue zone planning principles
A BLUE ZONE COMMUNITY
34 COMMUNITY AMENITIES
A lifestyle worth moving for…
• Homes with the best views in the region
• Farm to Table with Grab and Go
• Work Live Space (Indoor and Outdoor)
• Covered Outdoor Arena
• Outdoor Play Areas (i.e., ping pong, pickle ball, kids play area, yoga lawn, benches, green, swings, etc.)
• Connection to regional trails for walking, hiking, and biking • Outlook points and special parks throughout
• Historical markers at key points along trail system
• Covered Outdoor Moments
• Multi-Modal Trails and Connections
• Variety of homes and density with multi-family to estate product 35 MISSION HEIGHTS
• Village 2 – Upper Mission Heights
Suburban Move-up Family
• Village 3 – Upper Mission Heights, Age Qualified
Move-Down Retiree Living with a View!
• Village 1 – Village Core
Highest Density, Most Affordable
Non-Family or Starter Family
MISSION HEIGHTS
32BLUE ZONE BALANCE
Be part of a community that honors its past while embracing the promise of tomorrow. Discover the possibilities and secure your place in this exciting new chapter!" Village 3
AQ Hillside
Village 1
Village Core
Village 2
Suburban Hillside
36 MISSION HEIGHTS
33BLUE ZONE BALANCE
Product Types Offered
Apartments Attached Detached
A VA R I E T Y O F H O M E C H O I C E
37 VILLAGE 1
A Modern Hillside Village Core
Target: Starter Family and Move-Downs
It’s where everything happens…
• Grab and Go, Farm to Table and Winery
• Covered outdoor arena
• Community Gardens
• Central community pool
• Connecting Trails
• Water elements with a view
38 35
THE CORE
GREEN ON THE VIEW
OUTLOOK
39 MISSION HEIGHTS
36A BLUE ZONE COMMUNITY
HEALTHY: The heart of the community will support the “80% rule, plant slant”, and “wine @ 5” found in blue zone categories.
40 MISSION HEIGHTS
37A BLUE ZONE COMMUNITY
COVERED OUTDOOR SPACE
41 MISSION HEIGHTS
38A BLUE ZONE COMMUNITY
TRIBES: Social programming will be designed with a healthy focus, art programs, and music to draw the right tribe together and create more tribes as a community. 42 MOVE: Regional trails with soft and hard trails designed inside and off nature within the community and connecting to the regional trail system 43
MISSION HEIGHTS
40A BLUE ZONE COMMUNITY
MOVE: Regional trails with soft and hard trails designed inside and off nature within the community and connecting to the regional trail system 44
COMMUNITY
INTEGRATION
MISSION HEIGHTS
41BLUE ZONE BALANCE
45 SUSTAINABLE
DESIGN
Integration of sustainable design
through material, energy, and the most
current technology
MISSION HEIGHTS
42BLUE ZONE BALANCE
46 STELLAR COMMUNITY & HOME
TECHNOLOGY & SUSTAINABILITY
47 VILLAGE 2
Hillside Suburban Living
Target: Move-Up Family and Move-Down
A place to breathe a little easier…
48 DOWNSHIFT: The community will “downshift spaces” to shed daily stress and breathe: Parks, lookout points, and the community’s yoga lawn will create spaces to breathe, be thankful, and enjoy moments connect to its land.
MISSION HEIGHTS
45A BLUE ZONE COMMUNITY
49 MISSION HEIGHTS
46A BLUE ZONE COMMUNITY
50 MISSION HEIGHTS
47A BLUE ZONE COMMUNITY
51 NOTHING IS POSSIBLE
WITHOUT THE RIGHT
EDUCATION.
52 Banning Bench ∣ Loma Linda University 49
Source: Zonda , Google Earth, Greatschools.com
School District Rating
Elementary Schools
Overlook Summerwind Trails (K8) Beaumont Unified New
Olivewood Tournament Hills ES Beaumont Unified 7
Tournament Hills Tournament Hills ES Beaumont Unified 7 Ridge View Tournament Hills ES Beaumont Unified 7
Big Canyon Tournament Hills ES Beaumont Unified 7
Augusta Tournament Hills ES Beaumont Unified 7
Atwell Sundance ES Beaumont Unified 6
Altis Starlight ES Beaumont Unified 5
Serrano Lake Ridgeview ES Yucapia-Calimesa USD 5
Subject Hemmerling ES Banning Unified 3
Middle Schools
Overlook Summerwind Trails (K8) Beaumont Unified New
Atwell San Gorgonio MS Beaumont Unified 5
Altis San Gorgonio MS Beaumont Unified 5
Olivewood Mountain View MS Beaumont Unified 5
Tournament Hills Mountain View MS Beaumont Unified 5
Ridge View Mountain View MS Beaumont Unified 5
Big Canyon Mountain View MS Beaumont Unified 5
Serrano Lake Park View MS Yucapia-Calimesa USD 5
Augusta Mountain View MS Beaumont Unified 5
Subject Nicolet MS Banning Unified 2
High Schools
Serrano Lake Yucaipa HS Yucapia-Calimesa USD 6
Atwell Beaumont HS Beaumont Unified 5
Altis Beaumont HS Beaumont Unified 5
Olivewood Beaumont HS Beaumont Unified 5
Tournament Hills Beaumont HS Beaumont Unified 5
Ridge View Beaumont HS Beaumont Unified 5
Big Canyon Beaumont HS Beaumont Unified 5
Augusta Beaumont HS Beaumont Unified 5
Overlook Beaumont HS Beaumont Unified 5
Subject Banning HS Banning Unified 4
We need to reach higher… Project
53 VILLAGE 3
Hillside Retirement Living
Target: Move-down couples
Retiring with the right view… • One-story living on the view • 55+ Community Club & Fitness • Connecting Trails • Tot Lot and Dog Park • Pickle Ball • Fitness Programs • Social Programs and Clubs 54 An active adult lifestyle worth moving for…
55 Banning Bench ∣ Loma Linda University 52
The Inland Empire is amongst the top performing markets in the West and continues to outperform the nation…
56 Our Objective:
What we did…
Feasibility
Project Team
TEAM
OBJECTIVE
Team of Experts
History of the Land
Land Planning & Study
Community Vision
Next Steps
57 WORK COMPLETED
& NEXT STEPS
Work Completed
Feasibility: Completed
Total Homes: 2,463 Homes
Gross Acres: 768 Acres
Net Dev Acres: 310 Acres
Open Space: 458 Acres
Next Steps
Next Steps: Kick Off The Entitlement Phase
58 ENTITLEMENT SCHEDULE
MISSION HEIGHTS
55A BLUE ZONE COMMUNITY
59 THANK YOU!
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ORDINANCE NO 1330
AN ORDINANCE OF THE CITY COUNCIL OF THE
CITY OF BANNING CHANGING THE ZONING
DESIGNATION ON 600 ACRES OF LAND FROM
RESIDENTIAL AGRICULTURE AND RESIDENTIAL
AGRICULTURE 1 TO SPECIFIC PLAN FOR
ASSESSOR S PARCELS 531 060 014 THROUGH 017
531 060 032 THROUGH 034 531 070 002 531 070 004
531 070 006 531 070 007 531 070 008 531 070 009 531
070 012 THROUGH 019 535 060 002 535 060 005
WHEREAS an application Zone Change has been duly filed by APN Number
Lorna Linda University
N A
North of Wilson Street on the east side of Sunset
Avenue
531 060 014 through 017 531 060 032 through
034 531 070 002 531 070 004 531 070 006 531
070 007 531 070 008 531 070 009 531 070 012
through 019 535 060 002 535 060 005
Applicant Owner
Authorized Agent
Project Location
Lot Area 600 Acres
WHEREAS on the 16th day of September 2005 the City gave public notice as required under Government Code Section 66451 3 by advertising in the Record Gazette newspaper and notices to property owners within 1200 feet of the site were mailed a public hearing notice of the holding of a public hearing at which the project would be considered and
WHEREAS on the 2nd day of August 2005 the Planning Commission held the noticed public hearing at which interested persons had an opportunity to testify in support of or opposition to the Zone Change and at which time the Planning Commission recommended approval of the Zone Change to the City Council and WHEREAS on the 2ih day of September 2005 the City Council held the noticed public hearing at which interested persons had an opportunity to testify in support of or opposition to the Zone Change and at which time the City Council considered the Zone Change and
WHEREAS the City Council considered the Environmental Impact Report prepared for the proposed project and certified same
NOW THEREFORE the Banning City Council does ordain as follows
SECTION ONE
amended as follows
The Official Zoning Map of the City of Banning IS
Ordinance No 1330
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