ORDINANCE 1609
AN ORDINANCE OF THE CITY OF BANNING, CALIFORNIA, APPROVING A
DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF BANNING
AND JDNJ ENTERPRISES, LLC, A MISSOURI LIMITED LIABILITY
CORPORATION
WHEREAS, the City of Banning, California, (“City”) is a general law city and a municipal corporation of the State of California; and
WHEREAS, Article 2.5 of Chapter 4 of Division 1 of Title 7 of the California Government Code (“Development Agreement Statute”) and Chapter 17.60 of the Banning Municipal Code authorize City to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property; and WHEREAS, JDNJ Enterprises, LLC, a Missouri Limited Liability Corporation (“Owner”) is proposing to develop an approximately 1,320,284 square-foot tilt-up industrial building with onand off-sit related improvements on approximately 131.28-acres of real property located entirely within the City of Banning, comprised of three parcels having seven Assessor’s Parcel Number (Assessor’s Parcel Numbers (APNs): 532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090-026, 532-090-028, 532-090-030, 532-110-015.), and more specifically depicted and described in Exhibit A (hereinafter the “Property”); and WHEREAS, the Subject Property is, or will be made, subject to the following entitlements:
Resolution No. 2025-59 approving Tentative Parcel Map No. 38756 to reconsolidate all existing parcels on the Site into two (3) parcels and Design Review No. 21-7017 for construction of one concrete tilt-up industrial building; and Resolution No. 2025-60 certifying an Environmental Impact Report (EIR), SCH Number 2022090102, Adopting Findings and a Statement of Overriding Considerations, and Adopting a Mitigation Monitoring and Reporting Program (collectively the "Entitlements"); and
WHEREAS, the Project will provide jobs and industry in the City; and WHEREAS, the Project will provide a community benefit to the residents of the City; and WHEREAS, the Developer is not requesting from the City, nor is the City providing, any form of financial assistance to locate, develop, construct and/or operate the Project in the City of Banning, and Developer agrees to comply with all conditions of approval; and WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Sections 65864 et seq. of the California Government Code, (the "Development Agreement Statute") which authorizes cities to enter into property development agreements with any person(s) or entity(ies) having a legal or equitable interest in real property for the development of such real property in order to establish certain development rights in the real property; and
WHEREAS, the Development Agreement is intended to provide assurances to Developer that an approved Project may proceed subject to the specified policies, rules, regulations, and 1402
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conditions of approval applicable to the Project at the time of approval, regardless of any changes to City policies, rules, and regulations after project approval; and WHEREAS, this Agreement will eliminate uncertainty in planning for and securing orderly development and occupancy of the Property, assure installation of necessary improvements, and ensure attainment of the maximum effective utilization of resources within the City at the least economic cost to its citizens; and
WHEREAS, the City Planning Commission held a public hearing on the Project on March 5, 2025 and passed a resolution recommending approval subject to certain specific recommendations; and
WHEREAS, the City prepared the Final Revised EIR (the "FEIR") and, pursuant to Public Resources Code section 21092.5, the City provided copies of the FEIR to all commenting agencies and persons requesting copies of the responses; and WHEREAS, the City Council of the City of Banning (the "City Council"), at its regularly scheduled public meeting on May 13, 2025, held a public hearing on the Project; and WHEREAS, based on the foregoing recitals, City has determined that this Agreement is appropriate under the Development Agreement Statute and Chapter 17.60 of the Banning Municipal Code and consistent with the policies and programs of the City of Banning General Plan, any applicable specific plan and the zoning ordinances; and WHEREAS, this Agreement is voluntarily entered into in consideration of the benefits to and the rights created in favor of each of the parties hereto and in reliance upon the various representations and warranties contained herein; and
WHEREAS, City, as "Lead Agency" under the California Environmental Quality Act ("CEQA") and the CEQA Guidelines, has determined that the "Project," as more fully described in this Agreement, has been fully analyzed per CEQA under the FEIR for the Project dated October 2024 and all other legal prerequisites to the adoption of this Ordinance have occurred.
NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF BANNING DOES ORDAIN AS FOLLOWS:
SECTION 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth herein.
SECTION 2. APPROVAL OF DEVELOPMENT AGREEMENT
That the City Council hereby approves the Development Agreement by and between the City of Banning and JDNJ ENTERPRISES, LLC, A MISSOURI LIMITED LIABILITY CORPORATION ("Development Agreement"), a copy of which is attached hereto as Exhibit "B" and incorporated herein by this reference, subject to the terms and conditions stated therein.
SECTION 3. SEVERABILITY
The City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final action in a court of competent jurisdiction 1403
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or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.
SECTION 4. EFFECTIVE DATE OF ORDINANCE
That this Ordinance shall take effect thirty (30) days after its second reading by the City Council.
SECTION 5. EFFECTIVE DATE OF DEVELOPMENT AGREEMENT
The Development Agreement shall not be executed by the City until on or after the effective date of the Ordinance.
SECTION 6. RECORDATION OF DEVELOPMENT AGREEMENT
The City Clerk is hereby directed to record the fully executed Development Agreement with the Riverside County Recorder no later than ten (10) days after its execution.
SECTION 7. CERTIFICATION
The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City of Banning’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and, within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
PASSED, APPROVED AND ADOPTED this 27th day of May, 2025.
Sheri Flynn, Mayor
City of Banning
ATTEST:
Caroline Patton, Administrative City Clerk
City of Banning
APPROVED AS TO FORM:
John Pinkney, Interim City Attorney
Slovak, Baron, Empey, Murphy & Pinkney,
LLP
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CERTIFICATION:
I, Caroline Patton, Administrative City Clerk of the City of Banning, California, do hereby certify that Ordinance 1609 was duly introduced at a regular meeting of the City Council of the City of Banning, held on the 13th day of May, 2025, and was duly adopted at a regular meeting of said City Council on the 27th day of May, 2025, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Caroline Patton, Administrative City Clerk
City of Banning, California
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EXHIBIT A
Legal Description
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EXHIBIT B
Development Agreement
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RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO:
CITY OF BANNING
99 E. RAMSEY STREET
BANNING, CA 92220
BANNING, CALIFORNIA
ATTN: CITY CLERK
SPACE ABOVE THIS LINE FOR RECORDER’S USE
EXEMPT FROM RECORDING FEE PER GOVERNMENT CODE SECTION 6103
DEVELOPMENT AGREEMENT
BETWEEN
THE CITY OF BANNING
AND
JDNJ ENTERPRISES, LLC
CONCERNING
BANNING COMMERCE CENTER
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{This Page Left Intentionally Blank}
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THIS DEVELOPMENT AGREEMENT (the “Development Agreement”) is made and entered into this {DATE OF AGREEMENT}, by and between the City of Banning, a California municipal corporation (the “City”), and JDNJ Enterprises, LLC, a Missouri limited liability corporation qualified to do business in the state of California (“Developer”).
City and Developer may be referred to in this Development Agreement collectively as the “Parties” or each individually as a “Party.”
RECITALS
1. Article 2.5 of Chapter 4 of Division 1 of Title 7 of the California Government Code (“Development Agreement Statute”) and Chapter 17.60 of the Banning Municipal Code authorizes City to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property.
2. Developer is proposing to develop an approximately 1,320,000 square-foot tilt-up industrial building consisting of 39,600 square feet of office space and 1,280,400 square feet of warehousing, and trailer parking on approximately 131.33 acres of real property located entirely within the City of Banning, comprised of three parcels having seven Assessor’s Parcel Number (Assessor’s Parcel Numbers (APNs):
532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090-026, 532-090- 028, 532-090-030, 532-110-015.), and more specifically depicted and described in Exhibit A (hereinafter the “Site”).
3. City and Developer mutually desire to enter into this Development Agreement pursuant to the Development Agreement Statute in order to implement the Project.
4. On ______, 2025, the City Council adopted Resolution No. ______ approving Tentative Parcel Map No. 38576 to reconsolidate all existing parcels on the Site into two (2) parcels; and Design Review No. 21-7017 for construction of one concrete tilt-up industrial building as described in the preceding recitals.
Resolution No. ______ and any attachments and exhibits thereto is hereby incorporated by this reference.
5. For purposes of this Development Agreement, the approvals granted by Resolution No. ______ are referred to herein as the “Project Approvals.”
6. On ______, 2025, the City Council adopted Ordinance No. ______ approving this Development Agreement between the City and Developer and finding this Development Agreement to be consistent with the City’s General Plan and Zoning Code.
7. The terms and conditions of this Development Agreement have undergone extensive review by City staff and the City Council and have been found to be fair, just and reasonable. By electing to enter into this Development Agreement, the City agrees to bind future City Councils by the obligations specified herein and limit the future exercise of certain governmental and proprietary powers of the City; and 1410
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further finds that the best interests of the citizens of the City and the public health, safety and welfare will be served by entering into this Development Agreement.
8. As set forth in the Project Approvals and this Development Agreement, development of the Site in accordance with this Development Agreement will further important policies and goals of the City, eliminate uncertainty in planning, provide for the orderly development of the Site, ensure progressive installation of necessary improvements, provide for public services appropriate to the development of the Project, and provide substantial community benefits.
9. Developer has incurred and will in the future incur substantial costs in order to assure development of the Site in accordance with this Development Agreement, and has incurred and will in the future incur substantial costs in excess of the generally applicable requirements in order to assure vesting of legal rights to develop the Site in accordance with this Development Agreement.
NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, and other good and valuable consideration, the adequacy and receipt of which is hereby acknowledged, the Parties do hereby agree as follows:
AGREEMENT
SECTION 1. RECITALS
The Recitals are part of this Development Agreement and shall be enforceable as any other provision.
SECTION 2. DEFINITIONS
The following defined terms shall have the meanings set forth in this Section 2 unless a different meaning is clearly intended by the context in they are used.
A. “Development Agreement” means this Development Agreement.
B. “City” means the City of Banning.
C. “City Council” means the City Council of the City of Banning.
D. “City Manager” means the City Manager of the City of Banning.
E. “Developer” means JDN Enterprises, LLC, a Missouri limited liability corporation.
F. “Development Impact Fee Program” or “DIF Program” means City’s program of collection and use of development impact fees, including fees for Police Facilities, Fire Facilities, Parkland and Park Facilities, General City Facilities, Transportation Facilities, Wastewater Facilities, and Water Facilities (collectively “DIF”) as set forth in Banning City Council Resolutions 2019-112, as it may be amended or superseded, City’s Update of Traffic Fee Component of the Development Fee 1411
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Program dated May 2019 and Development Impact Fee Update Study, dated August 7, 2019.
G. “Effective Date” shall mean the date that Ordinance No. ______ approving this Development Agreement becomes effective.
H. “Existing Development Regulations,” subject to the exclusions and reservations set forth in Section 7, means all ordinances, resolutions, codes, rules, regulations and official policies of the City in force as of the Effective Date and governing the development of the Project and use of the Site; including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, timing and phasing of development, the maximum height and size of buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement and construction standards and specifications.
I. “Municipal Code” means the Banning Municipal Code, as amended from time to time.
J. “Project” means the proposed development of the Site with 1,320,284 square-foot tilt-up industrial building consisting of 39,600 square feet of office space and 1,312,284 square feet of warehousing and trailer parking in a manner consistent with the Project Approvals and the terms and conditions of this Development Agreement.
K. “Project Approvals” means EIR (XXXX), SCH Number XXXX, Tentative Parcel Map No. 38576 and Design Review No. 21-7017.
L. “Second Transportation Payment” shall have the meaning ascribed to it in Section 9(B) below.
M. “Site” means the real property that is the subject of the Project Approvals and as legally described in Exhibit A to this Development Agreement.
N. “Term” shall have the meaning ascribed to it in Section 6 below.
O. “Transfer” means any sale, lease, encumbrance, or other transfer of all or any portion of the Project or any interest therein.
P. “Transferee” means any person, partnership, limited liability company, joint venture, firm, or corporation who acquires an interest in the Site pursuant to a Transfer and assumes, or is deemed to assume, Developer’s obligations hereunder with respect to such interest.
Q. “Transportation Public Benefit Fee” shall have the meaning ascribed to it in Section 9(B) below.
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SECTION 3. DEVELOPER’S REAL PROPERTY INTEREST
Developer warrants and represents that, as of the Effective Date, it has or will have legal title to or an equitable interest in the Site; that it has full legal right to enter into this Development Agreement; and that the persons executing this Development Agreement on behalf of each Developer have been duly authorized to do so.
SECTION 4. RELATIONSHIP OF THE PARTIES
It is hereby specifically understood and acknowledged that the Project is a private development and that neither the City nor Developer will be deemed to be the agent of the other for any purposes whatsoever.
SECTION 5. BINDING EFFECT OF DEVELOPMENT AGREEMENT
A. Covenants, Reservations, and Restrictions. Developer hereby subjects the Project and the Property to the covenants, reservations, and restrictions as set forth in this Development Agreement. The City and Developer hereby declare their specific intent that the covenants, reservations and restrictions as set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon each of Developer’s successors and assigns in title or interest to the Site.
The Parties hereby further declare their understanding and intent that the benefit of such covenants, reservations, and restrictions touch and concern the land by enhancing and increasing the enjoyment and use of the Site by Developer and the future occupants of the Site, the intended beneficiaries of such covenants, reservations, and restrictions, and by furthering the public purposes for which this Development Agreement is adopted. Each and every contract, deed, or other instrument hereinafter executed, covering, or conveying the Site or any portion thereof shall conclusively be held to have been executed, delivered, and accepted subject to the covenants, reservations, and restrictions expressed in this Development Agreement, regardless of whether such covenants, reservations, and restrictions are set forth in such contract, deed, or other instrument.
B. Recordation. The City Clerk shall record this Development Agreement in the Official Records of the County Recorder of the County of Riverside within ten (10) days following the Effective Date. Upon the expiration or termination of this Development Agreement and the request of Developer, the City will execute and deliver, in recordable form, an instrument confirming that this Development Agreement is of no further force or effect.
SECTION 6. TERM
The Term of this Development Agreement shall commence on the Effective Date and shall expire fifteen (15) years thereafter (the “Initial Term”) unless terminated sooner as provided in this Development Agreement. Unless Developer is in default under this Agreement, the Term shall automatically be extended for an additional five (5) years if prior to the expiration of the Initial Term, the Developer has provided City with the initial Transportation Public Benefit Fee in the amount of Two Million Five Hundred Thousand Dollars ($2,500,000) as specified in Section 9.B. Unless otherwise specified in this 1413
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Development Agreement, the respective rights and obligations of the Parties hereto shall remain in full force and effect throughout the Term. Notwithstanding any provision to the contrary herein, in the event that, for any reason whatsoever, Developer fails to acquire fee simple title to the Property ("Fee Title") within 180 days following the Effective Date ("Fee Title Deadline"), Developer may elect, in its sole and absolute discretion, with the written approval of the fee title owner, and upon written notice to the City within sixty (60) days following the Fee Title Deadline, to terminate this Agreement and the Project Approvals. Effective upon such termination by Developer and fee title owner, this Agreement and the Project Approvals shall be of no further force or effect. After the Fee Title Deadline, if Developer has failed to acquire Fee Title and the fee title owner does not issue written approval of termination of this Agreement within five (5) days after the Fee Title Deadline, Developer shall no longer be subject to any of the obligations created in this Agreement or in the Project Approvals.
SECTION 7. VESTING OF DEVELOPMENT RIGHTS
A. General Statement. As a material inducement to Developer and its lenders to continue with diligent efforts to promote the development of the Property, Developer shall have the vested right to develop the Project on the Site in accordance with the terms and conditions of the Project Approvals, this Development Agreement, and the Existing Development Regulations, and City shall have the right to control development of the Site in accordance with the provisions of the Project Approvals, this Development Agreement, and the Existing Development Regulations.
B. Existing Development Regulations. In accordance with the terms of Gov. Code, § 65866, City and Developer agree the development of the Project on the Site shall be subject to all ordinances, resolutions, codes, rules, regulations and official policies of the City in force as of the Effective Date and governing the development and of the Site, including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, timing and phasing of development, the maximum height and size of buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement and construction standards and specifications applicable to the development of the Site (collectively “Existing Development Regulations”) except as otherwise provided in this Development Agreement.
C. Exclusions and Reservations.
1. “Existing Development Regulations” excludes, and nothing in this Development Agreement shall preclude the application of, any municipal ordinance, resolution, code, rule, regulation or official policy, laws, and regulations that do not conflict with Developer’s vested rights to develop and use the Property in accordance with this Development Agreement.
Developer shall comply with such nonconflicting laws and regulations as may from time to time be enacted or amended hereafter.
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2. Without limitation to the foregoing exclusions or any nonconflicting law, City hereby expressly reserves its right with regarding to the Project and the Site to apply and enforce any municipal ordinance, resolution, code, rule, regulation or official policy, laws, or regulations regarding: (i) the conduct of businesses, professions, and occupations; (ii) taxes, fees, charges, and assessments; (iii) the control and abatement of nuisances; (iv) the granting of encroachment permits and the conveyance of similar rights and interests that provide for the use of or the entry upon public property; (v) the exercise of the power of eminent domain; (vi) any and all new health and safety regulations (e.g., fire, building, and seismic, plumbing, and electric codes) made applicable in the City, inclusive of any similar such codes based upon uniform codes and incorporated by reference into the Banning Municipal Code; and (vii) procedural rules of general city-wide application, provided that City agrees to nevertheless process any Minor Modifications to Tentative Parcel Map No. 38576 or Design Review No. 21-7017 pursuant to the Chapter 17.84 of the Banning Municipal Code as that Chapter reads as of the Effective Date regardless of any later Municipal Code amendment.
Such Minor Modifications may include modifications which do not: (a) alter the permitted uses of the Site; (b) increase the maximum height and size of permitted buildings or structures in excess of the originally approved Project; or constitute a project requiring a subsequent or supplemental environmental impact report pursuant to Public Resources Code § 21166.
D. Superior Law. Nothing in this Development Agreement shall preclude the application to the Project and the Site of those changes in City ordinances, regulations, plans, or specifications that are: (i) specifically mandated and required by changes in state or federal laws or regulations as provided in Government Code § 65869.5 or any successor provision or provisions; (ii) required to ensure public safety and are made applicable throughout the City; or (iii) required to ensure access under the Americans with Disabilities Act. In the event such changes prevent or preclude compliance with one or more of the provisions of this Development Agreement, such provisions of this Development Agreement shall be modified or suspended or performance thereof delayed, to the extent necessary to comply with such changes in the law.
SECTION 8. DEVELOPMENT TIMING; PERMIT PROCESSING
A. Developer’s Discretion. Because the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that failure to provide for the timing of development resulted in a later adopted initiative restricting the timing of development, it is the Parties’ intent to avoid that deficiency by acknowledging and providing that Developer shall have the right (without obligation), subject to the provisions of this Development Agreement, to complete the Project in such order and at such rate and at such times as Developer deems appropriate within the exercise of its subjective business judgment. 1415
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B. Permit Processing. The City and its officers, agencies and departments shall not unreasonably delay the processing of any application for any permit or approval necessary to commence or complete the Project.
C. Provision of Real Property Interests by City. In any instance where Developer is required to construct any public improvement on land not owned by Developer, Developer shall at its sole cost and expense provide or cause to be provided, the real property interests necessary for the construction of such public improvements.
In the event Developer is unable, after exercising reasonable efforts over a period of at least 180 days to acquire the real property interests necessary for the construction of such public improvements (“Offsite Interests”), and if so requested by Developer and upon Developer’s provision of adequate security for costs City may reasonably incur as determined by City in its discretion, City may negotiate to attempt to purchase the Offsite Interests in order to allow Developer to construct the public improvements as required by the Project Approvals or this Development Agreement. If City is unable to acquire the Offsite Interests through a voluntary transaction, City shall consider acquiring the Offsite Interests through using its power of eminent domain to acquire such required real property interests. If City does elect in its discretion to exercise its power of Eminent domain, Developer shall pay all reasonable costs associated with such acquisition or condemnation proceedings as determined by City in its discretion and shall enter into a land acquisition agreement (“LAA”) with City in a form approved by the City Attorney.
The LAA shall provide among other things, that the Developer shall provide a deposit in an amount determined by the City to cover the City’s staff, legal and other expenses associated with the condemnation proceedings. This Section is not intended by the Parties to impose upon the Developer an enforceable duty to acquire land or construct any public improvements on land not owned by Developer, except to the extent that the Developer elects to proceed with the development of the Project, and then only in accordance with valid conditions imposed by City upon the development of the Project under the Subdivision Map Act or other legal authority. If after using good faith efforts to acquire the Offsite Interests, Developer is unable to acquire the Offsite Interests, and City, in its reasonable discretion, refuses to use its power of eminent domain to acquire the Offsite Interests, City shall waive the requirement for Developer to acquire the Offsite Interests, or if development of the Project cannot proceed without acquisition of the Offsite Interests, the Parties shall meet and confer in good faith to attempt to devise alternatives to allow the Project to proceed without acquisition of the Offsite Interests.
D. Subdivision Map Extension and Other Development Approvals. As permitted by Government Code § 66452.6, each subdivision or parcel map, heretofore or hereafter approved in connection with development of the Site or the Project shall be extended and shall remain in effect for the term provided by this Agreement. If Developer, in its sole and absolute discretion, chooses to process vesting tentative maps, City shall process such vesting maps subject to and in accordance with the Existing Land Use Regulations, the Subdivision Map Act. Subject to and in accordance with the Existing Land Use Regulations, and the Subdivision Map Act any tentative map, either vesting or non-vesting, may be processed in phases. In 1416
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addition, Design Review No. 21-7017 and all subsequently adopted discretionary project approvals shall remain in effect for the term provided by this Development Agreement.
E. Development Impact Fees. Development Impact Fees (“DIF”) currently imposed are identified in Ordinance No. ___ adopted by the City Council on _____, 20 __.
A schedule showing the DIF in place as of the Effective Date is attached as Exhibit “B”. DIF and sewer and water connection and capacity fees shall be those in effect at the time of the issuance of a building permit and due and payable by Developer prior to the issuance of the building permit for the building in question. For the sake of clarity, as a condition to building permit issuance for each building, Developer shall pay the development impact fees listed on Exhibit “B” for such building in the amount in effect at the time the building permit for such building is issued, as well as any new or increased DIF authorized by this Agreement. The City may apply subsequently adopted new categories of DIF to the Project if the same are applied uniformly to development either throughout the City or with a defined area of benefit that includes the Property if the subsequently adopted DIF is not applied on an ad hoc basis solely to the Project and the subsequently adopted fee does not physically prevent development of the Property for the uses and to the density and intensity of development set forth in this Agreement. Notwithstanding the foregoing, if Developer is not in default under this Agreement and has made the initial Transportation Public Benefit Fee of Two Million Five Hundred Thousand Dollars ($2,500,000) as specified below, prior to first anniversary of the Effective Date, the City agrees not impose any new category of DIF on the Project for a period of Five Years after the Effective Date.
SECTION 9. PUBLIC BENEFITS
A. Intent. This Section sets forth the terms and conditions under which Developer agrees to provide public benefits in consideration of the of the benefits conferred on Developer and the Site by this Development Agreement.
B. Transportation Public Benefit Fee. Developer shall pay City a Transportation Public Benefit Fee in the amount of Nine Million Dollars ($9,000,000) (“Transportation Public Benefit Fee”).Two Million Five Hundred Thousand Dollars ($2,500,000) of the Transportation Public Benefit Fee will be paid no later than one (1) year from the Effective Date and the remaining amount of Six Million Five Hundred Thousand Dollars ($6,500,000) (“Second Transportation Payment”) prior to the issuance of the Project’s first building permit. If the Second Transportation Payment is not paid prior to the second anniversary of the Effective Date, the amount of the Second Transportation Payment will increase annually equal to the annual percentage change in the Consumer Price Index published by the U.S.
Bureau of Labor Statistics for “All Urban Consumers” in the Riverside-San Bernardino-Ontario Area, measured as of the month of April in the previous Fiscal Year, but not less than one percent (1%) and not greater than five percent (5%) .
The City shall solely use the Ramsey Interchange Fee for the design and construction of the Ramsey-Interstate 10 interchange and or the Hargrave Street interchange. The City acknowledges and agrees that the City shall not impose 1417
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any other fee or exaction upon Developer for the Ramsey-Interstate 10 interchange.
C. Electrical Facilities Fee. Developer shall pay City an Electrical Facilities Fee equal to Three Hundred and Fifty-Seven Thousand Dollars ($357,000) per megavoltamperes (MVA) of requested electrical load due and payable pro rata prior to issuance of any building permit (“Electric Facilities Fee”). City shall use the proceeds of the Electrical Facilities Fee solely for the design or construction of new or expanded electrical facilities, which can include reimbursement to the City for part of the cost of an existing electrical facility substation which the City has funded.
D. Electrical Substation Land Dedication. Developer shall reserve and offer to dedicate to City lettered-lot “C” on the proposed Tentative Parcel Map No. 38576 for the Banning Electrical Utility to have the option to construct a new electrical substation (“Substation Property”). Such offer of dedication shall occur at the time final Parcel Map No. 38576 is recorded. If the City accepts the offer of dedication and undertakes construction of the electrical substation on the Substation Property, construction of the electrical substation shall be undertaken by the City at no cost to Developer. If the City accepts the offer of dedication for the Substation Property, City or its successors shall not use the Substation Property for any purpose other than a substation and related uses. If the City accepts the offer of dedication for the Substation Property, within thirty (30) days of City’s acceptance of the dedication, City shall pay the amount of the fair market value (“FMV”) of the Substation Property to the Developer, with the amount of the payment capped at the amount of the Electric Facilities Fee Acquisition of the Substation Property shall be at the sole discretion of the City and the City may in its sole discretion elect not to acquire the Substation Property.
E. Prior to the issuance of the first certificate of occupancy within the Project, the Developer shall be required to take all actions required to improve Hathaway Street, as depicted in Exhibit “C”.
F. The Developer shall use reasonable efforts to hire residents of the City of Banning.
Developer will hold at least one local job fair with the City for the purpose of recruiting workers from the City.
G. Sanitary Lift Station Land Construction and Dedication. Developer shall construct a sanitary lift station (“Lift Station”) on lettered lot “D” on the proposed Tentative Parcel Map No. 38576 (“Lift Station Property”) subject to plans and specifications approved by the Public Works Director and as contemplated by the Sewer Master Plan dated ___-. City shall issue DIF credits against the wastewater DIF which includes the Lift Station and Lift Station Property in the amounts of (i) the cost of designing and constructing the Lift Station, and (ii) the FMV of the Lift Station Property (collectively, “Lift Station Costs”) in an amount not to exceed the Developer’s wastewater DIF obligation. Developer shall complete construction of the Lift Station prior to the issuance of the first certificate of occupancy for the Project. Developer is aware that the sewer force main near the Project running to Nicolet was installed by a previous developer on its property, and Developer must 1418
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obtain the consent of the property owner to use this sewer force main for the Project and to undertake any additional improvements to the sewer force main at its sole cost and expense.
H. FMV Process. In order to determine the FMV of the Substation Property and the Lift Station Property, City shall commission an appraisal for each property, which shall be addressed to City and Developer, at Developer’s sole expense, prepared by a licensed appraiser holding a MAI designation from the Appraisal Institute (“Developer’s Appraiser”) with at least 15 years’ experience in appraising similar properties in the same geographical region. The FMV shall be based upon the the assumption the Property has in place all needed discretionary approvals to develop a project similar in nature to the Project. The appraiser shall use a date of valuation which is the current date of the appraisal. Developer’s Appraiser shall deliver a written report as to their opinion of FMV for each property within sixty (60) days after such appraiser has been retained by Developer. Upon receipt of Developer’s appraisal, the City shall have thirty (30) days to review the appraisal and agree or dispute the determination of FMV. In the event that the City disputes the FMV determined by Developer’s appraisal, the City shall be entitled to commission a second appraisal, at the City’s own expense, prepared by a licensed appraiser having the qualifications provided above (“City’s Appraiser”). The City’s Appraiser shall deliver a written report as to their opinion of FMV for the property within sixty (60) days after such appraiser has been retained by the City. If the higher appraisal is equal to or less than 120% of the lower appraisal, the two appraisals will be added together and their total divided by two; the resulting quotient will be the FMV of the property in question. If the higher appraisal is greater than 120% of the lower appraisal, the Parties shall have sixty (60) days after Developer’s receipt of the City’s appraisal to reach a negotiated resolution. If the Parties are unable to reach a negotiation resolution, the Parties shall reasonably cooperate to select a third licensed appraiser having the qualifications provided above(“Review Appraiser”) to make a final determination of FMV. If the Parties are unable to agree on the selection of the Review Appraiser, the Parties shall jointly petition the Riverside County Superior Court to select a Review Appraiser. The Parties will equally share the fees and expenses associated with the Review Appraiser, including but not limited to, the Parties’ joint petition to select a Review Appraiser and the Review Appraiser’s fees. The Review Appraiser shall review the two appraisals and then make a determination of FMV, which shall be no less than the value of the lower appraisal and no greater than the value of the higher appraisal. The Review Appraiser’s determination of FMV shall be binding on all Parties.
I. Community Facilities Districts.
1. Service CFD. Developer agrees, pursuant to the Mello Roos Act, to petition the City or, alternatively, California Statewide Communities Development Authority (“CSCDA”) to form a community facilities district, the boundaries of which shall be coextensive with those of the Site (the “Service CFD”) for the purpose of financing City services and ongoing maintenance of public improvements provided by the City to the parcels within the boundaries of 1419
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the Service CFD the cost of which shall be solely borne by the Developer, provided such services qualify as authorized services under the Mello Roos Act (collectively, “Authorized Services”). The Service CFD shall be a condition to the City’s issuance of the first certificate of occupancy for the Project.
2. If City sponsors the formation of the Service CFD, City shall initiate the process promptly following submission of Developer’s petition and compliance with Section 53318(d) of the Mello-Roos Act and shall use good faith, diligent efforts to form the Service CFD, including the scheduling of necessary public hearings at the cost of Developer. If requested, Developer will execute a reimbursement agreement providing for the advance deposit of monies to reimburse City for the cost of its implementing the CFD.
Developer agrees to cooperate in the formation and agrees that it will not contest and will exercise all of its voting power in favor of the formation of the Service CFD. Should Developer request CSCDA to sponsor the formation of the Service CFD, City shall cooperate in process and agrees to use good faith efforts to take all necessary and appropriate actions to assist Developer and CSCDA in the formation of the Service CFD in accordance with Section 9.H.1, including the issuance of necessary consents in the formation process.
3. Developer and City shall reasonably cooperate in developing the rate and method of apportionment of special taxes for the Service CFD (“Service RMA”), which the Parties agree shall provide, in part: (a) the maximum Service Special Tax rate in the first year that there is a levy of the Service Special Tax shall be at a rate of $0.10 per building square foot, which amount shall be subject to an “Annual Escalation Factor” equal to the annual percentage change in the Consumer Price Index published by the U.S. Bureau of Labor Statistics for “All Urban Consumers” in the RiversideSan Bernardino-Ontario Area, measured as of the month of April in the previous Fiscal Year, but not less than three percent (3%) and not greater than five percent (5%); (b) the levying of the Service Special Tax shall commence in the first fiscal year following the issuance of a certificate of occupancy by May 1 of the preceding Fiscal Year, (c) the adoption of an annual budgeting process to establish the annual actual Service Special Tax rate, and (d) the Service Special Tax cannot be prepaid.
4. Facilities CFD At the discretion of the Developer, Developer may, pursuant to the Mello Roos Act, petition the City or, alternatively, pursue other financing alternatives, including requesting CSCDA to form a community facilities district, the boundaries of which shall be coextensive with those of the Site (“Facilities CFD,” collectively with Service CFD, the “CFDs”) for the purpose of financing (i) public infrastructure required under the Development Agreement, including without exception, public streets, highways, and bridges, and other related improvements such as grading, paving, curbs and gutters, sidewalks, street signalization and signage, street lights and parkway landscaping related thereto, water facilities, storm 1420
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drain facilities, sewer facilities, public parks, landscaping, electrical facilities, (collectively, “Facilities”), and (ii) Development Impact Fees, including, without exception, the Public Benefit Fees described in Section B and C above (“Fees,” collectively with Facilities, “Authorized Facilities and Fees”).
If City agrees to sponsor the formation of the Facilities CFD, City shall initiate the process promptly following submission of Developer’s petition and compliance with Section 53318(d) of the Mello-Roos Act, and shall use good faith, diligent efforts to form the Facilities CFD and timely issue bonds (“CFD Bonds”), including the scheduling of necessary public hearings related to formation and issuance of CFD Bonds. Any costs incurrent in establishing the Facilities CFD and issuing the CFD Bonds shall be paid from the CFD Bond proceeds, or failing that by the Developer. Developer agrees to cooperate in the formation and agrees that it will not contest and will exercise all of its voting power in favor of the formation of the Facilities CFD and issuance of CFD Bonds. Should Developer request CSCDA to sponsor the formation of the Facilities CFD and be the issuer of the CFD Bonds, City shall cooperate in process and agrees to use good faith efforts to take cooperate with Developer and CSCDA in the formation of the Facilities CFD and the issuance of the CFD Bonds, including the issuance of necessary consents in the formation and bond issuance processes.
Developer and City shall reasonably cooperate in developing the rate and method of apportionment of special taxes for the Facilities CFD (“Facilities RMA”).
5. In the event Developer conveys or grants an easement to any portion of the Site to City or any other government agency and the property so conveyed is subject to payment of special taxes under the Facilities CFD formed pursuant to this Development Agreement and CFD Bonds have been issued and are outstanding, Developer shall prepay the special taxes pursuant to the terms of the Facilities RMA with respect to the portion of the Site subject to an easement or being conveyed prior to completion of any such conveyance or easement. Upon completion of the conveyance or grant of easement, Developer’s obligation to pay special taxes pursuant to the Facilities RMA and the Services RMA for the conveyed property shall terminate. Alternatively, the RMA may exclude the forgoing conveyance or grant of easement from the imposition of the special taxes to accomplish the goals of this paragraph.
6. Notwithstanding the foregoing, it is acknowledged and agreed by the Parties that nothing contained in this Development Agreement shall be construed as committing or requiring the City Council to authorize and approve the formation of the CFDs and/or the issuance of the CFD Bonds. Further, City and Developer agree that the practical ability to issue CFD bonds is subject to marketability and therefore, Developer and City will first consult with a mutually agreed upon public finance consultant, at Developer’s cost prior to forming a Facilities CFD.
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7. Except as expressly set forth or reserved in this Development Agreement, City shall not, without the prior written consent of Developer, initiate the formation of any new financing district or assessment district involving the levy of special taxes or assessments for facilities or services applicable to the Project or any portion thereof during the term of this Agreement or prior to the substantial completion of the Project.
SECTION 10. COMPLIANCE REVIEW
Within ten (10) days of each anniversary of the Effective Date, Developer shall file a report with City containing sufficient evidence to demonstrate Developer’s good faith compliance with this Development Agreement, and City will review Developer’s report in good faith.
Pursuant to Gov. Code § 65865.1, if City finds and determines, as a result of its review, that there is substantial evidence that Developer has not complied in good faith with terms or conditions of this Development Agreement, City may terminate or modify the agreement. City does not waive any claim of defect in performance by Developer if after any annual review, City does not enforce this Development Agreement.
SECTION 11. TRANSFERS AND ASSIGNMENTS
A. Transfers. Developer shall have the right to sell, transfer or assign the Site in whole or in part (provided that no such partial transfer shall violate the Subdivision Map Act, Government Code § 66410 et seq.) to any person, partnership, limited liability company, joint venture, firm or corporation at any time during the Term of this Development Agreement without the prior consent of City. City acknowledges and agrees it is likely in the future that Developer may transfer its interest in the Site to an affiliated entity. Developer and Transferee shall execute and record an Assignment and Assumption Agreement whereby the assignee agrees to perform all of the obligations of the Developer under this Development Agreement, a copy of which shall be delivered to the City contemporaneously upon the closing of such sale, transfer or assignment. Upon recordation of the Assignment and Assumption Agreement, Developer shall be released from its obligations with respect to such portion of, or interest in, the Project that was the subject of such Transfer.
B. Conditions Applicable to Transfers. Notwithstanding whether a Transferee has executed an Assignment and Assumption Agreement, a Transferee shall be deemed upon transfer or assignment to have assumed all Developer’s obligations and to have been assigned all of Developer’s rights under this Development Agreement, and will be deemed the Developer hereunder. This Development Agreement may only be transferred to a person or entity who acquires fee title to the Site or any portion of the Site. Notwithstanding anything herein to the contrary, in no event shall any Lender (as defined in Section 12 below) have any obligation under this Development Agreement unless and until such Lender purchases at a foreclosure sale, or accepts a deed in lieu of foreclosure, the portion of the Site that was subject to a mortgage.
C. Release of Transferring Developer. Notwithstanding any transfer, a transferring Developer shall continue to be obligated under this Development Agreement until 1422
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the full satisfaction by such transferring Developer of the following conditions and upon such satisfaction shall be released from the obligations under this Development Agreement: (i) Developer no longer has a legal or equitable interest in all or any part of the Site; (ii) Developer is not then in default under this Development Agreement; and (iii) Developer has provided City with the notice and executed agreement required under Section 11(A) above. If requested by transferring Developer, the City shall promptly memorialize such release in writing upon satisfaction of the foregoing conditions. A default under this Development Agreement by Developer shall not be considered or acted upon by the City as a default by the transferee and shall not affect the transferee’s rights or obligations hereunder,. Likewise, a default by a transferee relating to the transferred portion(s) of the Site shall not be considered or acted upon by the City as a default by Developer and shall not affect Developer’s rights and obligations hereunder.
Notwithstanding the forgoing, if a default of this Development Agreement is of a continuing nature that affects continued development of the Project including, but not limited to a failure to complete public improvements in accordance with the Project Approvals as needed to provide service to the Project or the payment of any tax, fee or assessment such default shall be the continuing responsibility of the transferee, if the transferee has accepted the obligation to complete public improvements.
SECTION 12. LENDERS
A. Rights of Lender. Should Developer place or cause to be placed any encumbrance or lien on the Project, or any part thereof, the beneficiary (“Lender”) of such encumbrance or lien shall have the right at any time during the Term of this Development Agreement and the existence of such encumbrance or lien to: (i) do any act or thing required of Developer under this Development Agreement, or cure any default of Developer under this Development Agreement within the time limits set forth in this Development Agreement, and any such act or thing done or performed by Lender or cure shall be as effective as if done by Developer; (ii) realize on the security afforded by the encumbrance or lien by exercising foreclosure proceedings or power of sale or other remedy afforded in law or in equity or by the security document evidencing the encumbrance or lien (hereinafter referred to as “a trust deed”); (iii) transfer, convey or assign the title of Developer to the Site to any purchaser at any foreclosure sale, whether the foreclosure sale be conducted pursuant to court order or pursuant to a power of sale contained in a trust deed; and (iv) acquire and succeed to the interest of Developer by virtue of any foreclosure sale, whether the foreclosure sale is conducted pursuant to a court order or pursuant to a power of sale contained in a trust deed. Should any Lender request an amendment of this Development Agreement in respect of the rights and remedies granted to a Lender, the City shall consider such an amendment in good faith and in accordance with state and local law so long as the proposed amendment does not materially and adversely affect the rights, powers, and remedies of the City in respect of a default by Developer hereunder.
B. Notice to Lender. City shall give written notice of any default or breach under this Development Agreement by Developer to Lender (if known by the City) 1423
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simultaneously with such notice of default the City gives to Developer and afford Lender the opportunity after receipt of service of the notice to: (i) cure the breach or default within thirty (30) days after service of such notice, where the default can be cured by the payment of money; (ii) cure the breach or default within thirty (30) days after service of such notice where the breach or default can be cured by something other than the payment of money and can be cured within that time; or (iii) cure the breach or default in such reasonable time as may be required where something other than payment of money is required to cure the breach or default and cannot be performed within thirty (30) days after such notice, provided that acts to cure the breach or default are commenced within a thirty (30) day period after service of such notice of default on Lender by the City and are thereafter diligently completed by Lender.
C. Action by Lender. Notwithstanding any other provision of this Development Agreement, a Lender may forestall any action by the City for a breach or default under the terms of this Development Agreement by Developer by commencing proceedings to foreclose its encumbrance or lien on the Site. The proceedings so commenced may be for foreclosure of the encumbrance by order of court or for foreclosure of the encumbrance under a power of sale contained in the instrument creating the encumbrance or lien. The proceedings shall not, however, forestall any such action by the City for the default or breach by Developer unless: (i) they are commenced within thirty (30) days after service on Developer (and on Lender if Lender’s address is provided by notice to the City pursuant this Development Agreement) of the notice described hereinabove; (ii) they are, after having been commenced, diligently pursued in the manner required by law to completion within one year; and (iii) lender keeps and performs all of the terms, covenants, and conditions of this Development Agreement requiring the payment or expenditure of money by Developer until the foreclosure proceedings are complete or are discharged by redemption, satisfaction, or payment.
SECTION 13. NOTICES
Any notice or instrument permitted or required under this Development Agreement shall be deemed made when personally delivered or when mailed 72 hours after deposit in the United States Mail, certified mail postage prepaid and addressed to the party at the following addresses:
If to City: City of Banning
99 E. Ramsey Street
Banning, CA 92220
Attn: City Manager
If to Developer JDNJ ENTERPRISES, LLC
120 South Central Avenue, Suite 500
St. Louis. MO 63105
Attn: John C. Condas
Allen Matkins Leck Gamble Mallory & Natsis LLP
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2010 Main Street, Suite 800
Irvine, CA 92614
Actual notice shall be deemed adequate notice on the date actual notice occurred, regardless of the method of service.
SECTION 14. EVENT OF DEFAULT
Developer is in default under this Development Agreement upon the occurrence of one or more of the following events or conditions:
A. A material warranty, representation, or statement made or furnished by Developer to City set forth herein or in any document incorporated by reference herein is false or proved to have been false in any material respect when it was made.
B. City finds and determines upon the basis of substantial evidence following an annual review pursuant to this Development Agreement, that Developer has not complied in good faith with any material term and/or condition of this Development Agreement, subject to notice and opportunity to cure as provided by this Development Agreement.
C. Developer breaches any of the terms or conditions of this Development Agreement, after notice and opportunity to cure as provided in this Development Agreement.
SECTION 15. ENFORCEMENT
A. Notice; Cure. In the event of a default under the provisions of this Development Agreement by Developer or City, the non-breaching party shall give written notice to the defaulting party (or its successor) by registered or certified mail addressed at the address stated in this Development Agreement, and if such violation is not corrected to the reasonable satisfaction of the non-breaching party within thirty (30) days after such notice is served on the defaulting party, or if such breach or default cannot be cured within such thirty (30) days (excluding monetary defaults) and provided that acts to cure the breach or default must be commenced within such thirty (30) days and must thereafter be diligently pursued to completion by the defaulting party, then the non-breaching party may, without further notice, declare a default under this Development Agreement and, upon any such declaration of default, if the City is the defaulting party, Developer may bring any action necessary to specifically enforce the obligations of City. If Developer is the defaulting party, then City may give notice to Developer of its intent to terminate or modify this Development Agreement, in which event the matter shall be scheduled for consideration and review by the City Council.
B. Remedies. The Parties acknowledge that money damages and remedies at law generally are inadequate and specific performance and other non-monetary relief are particularly appropriate remedies for the enforcement of this Development Agreement and should be available to the Parties for the following reasons: due to the size, nature, and scope of the Project, it may not be practical or possible to 1425
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restore the Property to its natural condition once implementation of this Development Agreement has begun. After such implementation, Developer may be foreclosed from other choices it may have had to utilize the Site or portions thereof. Developer has invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Development Agreement and will be investing even more significant time and resources in implementing the Project in reliance upon the terms of this Development Agreement, and it is not possible to determine the sum of money which would adequately compensate Developer for such efforts. Accordingly, it is expressly recognized that injunctive relief and specific enforcement of this Development Agreement are proper and desirable remedies, and it is agreed that in any claim by Developer against City for an alleged breach of this Development Agreement may avail itself to injunctive relief or an appropriate action for specific enforcement of this Development Agreement. It is agreed that specific performance is not available to City against Developer, although City can seek the remedy of injunctive relief, declaratory relief or any other appropriate remedy against Developer.
C. Nonperformance by Developer. Nonperformance by Developer shall not be excused because performance by Developer of the obligations herein contained would be unprofitable, difficult, or expensive, or because of a failure of any third party or entity, other than City.
SECTION 16. PARTIES NOT LIABLE FOR DAMAGES
It is acknowledged by the Parties that the City and Developer would not have entered into this Development Agreement if either could be held liable in damages under or with respect to this Development Agreement or the application thereof. Consequently, and except for the payment of attorneys’ fees in accordance with this Development Agreement, the City shall not be liable in damages to Developer, or to any assignee, transferee, or any other person, and Developer shall not be liable in damages to City.
Developer and City jointly covenant on behalf of itself and its successors in interest not to sue for or claim any damages: (i) for any breach of this Development Agreement; (ii) for the taking, impairment or restriction of any right or interest conveyed or provided hereunder or pursuant hereto; (iii) arising out of or connected with any dispute, controversy, or issue regarding the application or interpretation or effect of the provisions of this Development Agreement; or (iv) for any injury to or interference with the rights of Developer, allegedly or actually arising out of, or incurred in connection with, the Parties entering this Development Agreement, or their exercise of any rights under this Development Agreement. Notwithstanding the forgoing, City shall not be excluded from seeking money damages for non-payment of the Electric Facilities Fee or the Transportation Public Benefit Fee, including attorney fees. In addition, Developer shall not be excluded from seeking its attorneys fees in the case of a breach of this Agreement by City.
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SECTION 17. INDEMNIFICATION AND LEGAL CHALLENGE
A. Claims For Damage For Personal Injuries. To the maximum extent permitted by law, Developer must defend, indemnify, and hold the City and its elected officials, officers, contractors serving as City officials, agents, and employees (“Indemnitees”) harmless from liability for damage and/or claims for damage for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of Developer’s activities in connection with the development and/or construction of the Project, and which may arise from the direct or indirect operations of Developer or those of Developer’s contractors, agents, tenants, employees, or any other persons acting on Developer’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims for damage, as described above, regardless of whether or not the City prepared, supplied, or approved the plans, specifications, or other documents for the Project, including any associated public or private improvements.
B. Prevailing Wages. Without limiting the generality of the preceding paragraph (A), Developer shall defend, indemnify, and hold the Indemnitees harmless from and against any and all claims, liabilities, losses, damages, costs, and expenses arising from or related to any claims that Developer or Developer’s contractors are required to pay prevailing wages pursuant to Labor Code Section 1720 et seq., in connection with the development of the Project or any public improvements.
C. Third Party Legal Challenge. Without limiting the generality of preceding paragraph A, in the event of any legal action challenging the validity, applicability, or interpretation of any provision of this Development Agreement, any of the entitlement documents pertaining to the Project including, without limitation, the City’s General Plan, Zoning Code, or any other supporting document relating to the Project, Developer shall also indemnify, defend, and hold harmless the Indemnitees with respect to all liability, costs, and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action.
D. Legal Counsel; Cash Deposit. With respect to any legal action or claim falling within Developer’s defense, indemnity, and hold harmless obligations, the City shall have the right to select counsel of its choice and the Parties shall cooperate in the defense. The City’s separate counsel billing rates shall be identical to the rates City pays for its typical municipal litigation rates for legal challenges of the variety being defended. Developer shall provide, and maintain for the duration of such action or claim, a cash deposit to City in an amount or amounts determined by the City Attorney to be reasonably necessary to cover the City’s legal fees, costs, and expenses. Developer shall not be entitled to a refund of funds expended from the deposit regardless of the outcome of the action or claim. The City shall refund to Developer any unexpended funds from the deposit within thirty (30) days of any final disposition or full and complete settlement of the action or claim. 1427
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E. Continued Effect of Development Agreement. In the event of any litigation challenging the effectiveness of this Development Agreement, or any portion hereof, this Development Agreement shall remain in full force and effect while such litigation, including any appellate review, is pending, unless otherwise ordered by the court. Absent issuance of an injunction, Developer may elect to continue development of the Project under this Development Agreement pending completion of the litigation but it shall do so at its sole risk, and the City shall not be liable for any loss suffered as a result thereof. City shall perform all obligations under this Development Agreement, including the timely processing of all applications submitted by Developer in connection with the Project.
F. Survival. This Section shall survive this the expiration or earlier termination of this Development Agreement. Notwithstanding the foregoing, Developer’s obligation to indemnify any Indemnitee due to personal injury or property injury suffered in connection with Developer’s design and construction of any public facility, shall terminate one (1) year after City accepts Developer’s dedication of such public facility.
SECTION 18. ENTIRE AGREEMENT
This Development Agreement and the Exhibits therein contain the entire agreement between the Parties, and is intended by the Parties to completely state the Development Agreement in full. Any agreement or representation respecting the matters dealt with herein or the duties of any Party in relation thereto, not expressly set forth in this Development Agreement, is null and void.
SECTION 19. AMENDMENT OR CANCELLATION
Except as otherwise provided for herein, this Development Agreement may be amended or canceled in whole or in part only by mutual consent of the Parties, or their successors in interest, and in the manner provided in Gov. Code, §§ 65865.1, 65867, 65867.5.
SECTION 20. OPERATING MEMORANDA
The provisions of this Development Agreement require a close degree of cooperation between the City and the Developer. It is anticipated due to the term of this Development Agreement that non-substantive interpretation of the Development Approvals may be appropriate with respect to the details of performance of the City and the Developer. To the extent allowable by law and this Development Agreement, the City and Developer shall retain a certain degree of flexibility with respect to all matters, items and provisions covered in general under this Development Agreement. The Developer may request minor changes, adjustments or clarifications under this Agreement and the City and Developer may effectuate such changes, adjustments or clarifications through operating memoranda (“Operating Memoranda”) approved by the Parties in writing, which reference this Section of the Development Agreement. Operating Memoranda shall not constitute an amendment to this Development Agreement but mere ministerial interpretations or clarifications; therefore, public notices and hearings shall not be required. The City Attorney shall be authorized, upon consultation with the Developer, to determine whether 1428
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a requested interpretation or clarification may be effectuated pursuant to this Section or whether the requested clarification is of such character to constitute an amendment to the Development Agreement which requires compliance with the provisions of this Development Agreement pertaining to amendments. The authority to enter into such Operating Memoranda is hereby delegated to the City Manager, and the City Manager is hereby authorized in his or her discretion to execute any Operating Memoranda permitted hereunder without Planning Commission or City Council action and without public hearing.
SECTION 21. MISCELLANEOUS PROVISIONS
A. Binding Effect. This Development Agreement shall bind, and the benefits and burdens hereof shall inure to, the respective Parties hereto and their legal representatives, executors, administrators, successors and assigns, wherever the context requires or admits.
B. Headings. Headings used in this Development Agreement are for reference purposes only and shall not be deemed a part of this Development Agreement.
C. Exhibits. Each exhibit referenced in this Development Agreement is hereby incorporated into the Development Agreement as if set forth in full herein. In the event of any material discrepancy between the terms of any exhibit so incorporated and the terms of this Development Agreement, the terms of this Development Agreement shall control.
D. Time of Essence. Time is of the essence in every provision hereof in which time is a factor.
E. Force Majeure. In the event that any party hereto shall be delayed or hindered or prevented from performance of any act required hereunder by reason of acts of God, strikes, lockouts, labor troubles, riots, insurrection, terrorism, war, pandemics, epidemics or other reason of similar nature not the fault of the party delayed in performing the work or doing the acts required under the terms of this Development Agreement, then the performance of such act shall be excused for the period of the delay caused by the foregoing. Financial inability shall not be deemed an excuse for delay under this Section.
F. Waiver. No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily given or performed by a party shall give the other party any contractual rights by custom, estoppel, or otherwise.
G. Cooperation. Each of the Parties shall cooperate with and provided reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Development Agreement and the satisfaction of the conditions of this Development Agreement.
H. City Manager Authority. Any consent, approved or other instrument described in this Development Agreement may be granted, given or executed on behalf of the 1429
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City by the City Manager or their written designee without the need for further authorization from the City Council; provided, however that, notwithstanding the foregoing, the City Manager or their designee may, in their sole discretion, refer to the City Council any item for which the City Manager has authority to act hereunder.
I. Conflicts of Interest; Prohibited Interests. Developer warrants and maintains as of the Effective Date of this Development Agreement that it has no knowledge that any officer or employee of City has any interest, whether contractual, noncontractual, financial, proprietary, or otherwise, in this transaction or in the business of Developer. If any information regarding an officer of employee of the City having an interest in this transaction or in the business of Developer as of the Effective Date of this Development Agreement comes to the knowledge of Developer at any time during the Term of this Development Agreement, Developer shall immediately make a complete, written disclosure of such interest to the City, even if such interest would not be deemed a prohibited “conflict of interest” under applicable laws. If the City subsequently is provided information that Developer had knowledge but failed to disclose knowledge of any such interest, and Developer fails to acknowledge such interest within 14 days of notification by the City, Developer’s failure shall constitute a breach of the Development Agreement subject to the provisions of Section 14 of this Development Agreement.
J. Applicable Law and Venue. This Development Agreement shall be construed in accordance with and governed by the laws of the State of California. Venue for any action or litigation brought for breach or to enforce any provision of this Development Agreement shall be the County of Riverside, California.
K. Partial Invalidity. If any provisions of this Development Agreement shall be deemed to be invalid, illegal, or unenforceable, the validity, legality, or enforceability of the remaining provisions hereof shall not in any way be affected or impaired thereby.
L. Attorneys’ Fees. In any proceedings arising from the enforcement of this Development Agreement or because of an alleged breach or default hereunder, the prevailing party shall be entitled to recover its costs and reasonable attorneys’ fees and experts’ fees incurred during the proceeding (including appeals) as may be fixed within the discretion of the court.
M. Corporate Authority. Each person executing this Development Agreement on behalf of Developer warrants that he or she is duly authorized to execute this Development Agreement on behalf of Developer and that by his or her execution, Consultant is formally bound to the provisions of this Development Agreement.
N. Counterparts. This Development Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument. 1430
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O. No Third-Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the Parties and their successors and assigns. No other person shall have any right of action based upon any provision of this Development Agreement.
P. Legally Binding Contract; Enforceability. It is the intent of City and Developer that this Development Agreement is a legally binding contract which shall prevail over the provisions of any subsequently enacted moratoria, statutes, ordinances, limitations, or other measures, enacted by City, or under the authority of City by voter initiative or referendum, and which initiative, moratorium, referendum, statute, ordinance, limitation, or other measure relates, in whole or in part, to the rate, timing, sequence, or phasing of the development or construction of all or part of the Project or the improvements or affecting parcel or subdivision maps, building permits, occupancy certificates, or other entitlement to use the Site which are issued by City, subject only to the rights and powers reserved to City under the terms of this Development Agreement and the requirements of California law IN WITNESS WHEREOF, the undersigned have executed this Development Agreement as of the day and year first above-written.
CITY
CITY OF BANNING,
a California municipal corporation
By: _________________________
Mayor
ATTEST:
By: _________________________
Marie Calderon
City Clerk
APPROVED AS TO FORM:
By: _________________________
City Attorney
DEVELOPER
JDN ENTERPRISES, LLC,
a Missouri limited liability corporation
By: __________________________
{Name}
{Title}
By: __________________________
{Name}
{Title}
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{This Page Left Intentionally Blank}
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EXHIBIT A
-1-
EXHIBIT A
SITE LEGAL DESCRIPTION
{INSERT LEGAL DESCRIPTION}
1433
4924-7261-4673.13/
393342.00002/5-8-25/jcc/kp
EXHIBIT B
-2-
EXHIBIT B
DIF SCHEDULE AS OF EFFECTIVE DATE
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EXHIBIT C
-3-
EXHIBIT C
HATHAWAY IMPROVEMENTS
The following shall be completed to the satisfaction of the City Engineer:
Along the west side of N Hathway Street between E Williams Street and E George Street, install City standard sidewalk behind curb and gutter, and install city standard curb ramps at intersections. Install new residential driveways as necessary to maintain access to existing driveway locations. Within the existing right-of-way and pavement along the west side of N Hathway Street between E Williams Street and future Wilson Street, install striping for a new 6 ft. bike lane.
Within the existing right-of-way and pavement along the east side of N Hathway Street between E Williams Street and existing Nicolet Street, install striping for a new 6 ft. bike lane.
At the intersection of E Jacinto View Road and N Hathway Street, provide traffic measure to restrict Project traffic from access to E Jacinto View Rd At the intersection of E Nicolet Street and N Hathway Street, provide traffic measure to restrict Project traffic from access to E Nicolet Street At the intersection of E George Street and N Hathway Street, provide traffic measure to restrict Project traffic from access to E George Street 1435
April 2, 2025
David Newell, Community Development Director
City of Banning
99 E. Ramsey Street
Banning, CA 92220
Re: Banning Commerce Center – Planning Commission Questions David,
In response to the questions asked by several members of the Planning Commission during our project’s public hearing on 3/5/25, We are providing the following responses:
1. The was a question as to whether the project adequately addressed the MSHCP Criteria Cell and Special Linkage.
MSHCP: The Project site is not located in a criteria area or cell, so a HANS process is not required. The EIR and Bio reports address the special linkage area (SLA). The City of Banning’s General Plan defers to the CEQA process Guidelines where MSHCP guidelines are silent about the SLA. As such, the Project analyzed its impact on wildlife movement consistent with Appendix G to the State CEQA Guidelines. All regional wildlife movements of large mammals are generally constrained to the San Gorgonio River due to physical obstructions existing elsewhere. While not required for the mitigation of impact to wildlife movements (which are less than significant) the Project is providing the mitigation area (for impacts to jurisdictional features) and the undercrossing of Wilson which would provide connectivity through the Project site.
Additionally, the Project met with members of the RCA, USACE, RWQCB, EPA, USFWS, CDFW, and RCFCWCD (“the Agencies”) for two pre-app meetings on February 7, 2023, and December 13, 2023, to seek input from the Agencies on the proposed onsite mitigation for impacts to jurisdictional features. The Agencies provided input and asked for the provision of an undercrossing of Wilson Street with the adequate openness ratio to support wildlife movement and for the preparation of a sediment transport study.
The Project provides both.
2. A member of the commission asked of the status of the project’s Riverside County Airport Land Use Commission (ALUC) review.
ALUC Review: The Riverside County Airport Land Use Commission issued a Director’s Determination on April 1, 2025, finding that the Project is consistent with the 2004 Banning Municipal Airport Land Use Compatibility Plan, as amended in 2016. This letter was sent to the City Community Development Department – Planning Division. Refer to ALUC File No. ZAP1053BA25.
1436
3. There was a question from a Planning Member about the cumulative traffic impacts as it relates to the existing warehouse at 2600 John Street.
Traffic: The cumulative projects list did not need to include the Banning Distribution Center project since it was already constructed and any traffic from that site would have been captured in the counts. The TA then applied an escalation/yearly increase of traffic to account for growth. The methodology was appropriate and is consistent with the City’s traffic analysis guidelines and industry standards.
Thank you for the opportunity to address these concerns. We are looking forward to being heard before City Council in May to Present our project for further review and approval. If there is any additional information required from the project’s design team, please let us know.
Sincerely,
Ryan D. Hodges
Development Services Director
1437
CHAIR
Steve Manos
Lake Elsinore
VICE CHAIR
Russel Betts
Desert Hot Springs
COMMISSIONERS
Vacant
John Lyon
Riverside
Steven Stewart
Palm Springs
Richard Stewart
Moreno Valley
Michael Geller
Riverside
STAFF
Director
Paul Rull
Simon A. Housman
Roxanna Vicente
Jackie Vega
County Administrative Center
4080 Lemon St., 14th Floor Riverside, CA 92501
(951) 955-5132
www.rcaluc.org
RIVERSIDE COUNTY
AIRPORT LAND USE COMMISSION
April 1, 2025
David Newell, Planning Director
City of Banning Community Development Department – Planning Division 99 E. Ramsey Street
Banning, CA 92220
RE: AIRPORT LAND USE COMMISSION (ALUC) DEVELOPMENT REVIEW – DIRECTOR’S DETERMINATION
File No.: ZAP1053BA25
Related File No.: DR21-7014 (Development Review), TPM38756 (Tentative Parcel Map)
APN: 532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090- 026, 532-090-025, 532-090-030, 532-110-015
Dear Mr. Newell,
Under the delegation of the Riverside County Airport Land Use Commission (ALUC) pursuant to ALUC’s general delegation as per Policy 1.5.2(d) of the Countywide Policies of the 2004 Riverside County Airport Land Use Compatibility Plan, staff reviewed City of Banning Case Nos.
DR21-7014 (Development Review), TPM38756 (Tentative Parcel Map), a proposal to establish 1,320,128 square foot industrial building with office area on 131.28-acres, located southerly of Wilson Street, easterly of O’Donnell Street, northerly of Interstate Highway 10, and westerly of Future Cottonwood Road. The applicant also proposes splitting the site into three separate parcels.
The site is located within Airport Compatibility Zone D of the Banning Municipal Airport Influence Area (AIA). Zone D restricts non-residential intensity to 200 people per average acre and 800 people per single acre. The project proposes 1,280,684 square feet of warehouse area (2,561), 19,800 square feet of first floor office area, and 19,800 square feet of second floor office mezzanine (198), accommodating 2,930 people, resulting in an average acre intensity of 21 people and a single acre intensity of 206 people, both of which are consistent with the Zone D intensity criteria.
The elevation of Runway 8-26 at its westerly terminus is 2,119 feet above mean sea level (AMSL). At a distance of approximately 2,715 feet from the runway to the site, Federal Aviation Administration Obstruction Evaluation Service (FAA OES) review would be required for any structures with top of roof exceeding 2,147 feet AMSL. The site’s finished floor elevation is 2,205 feet AMSL and the proposed building height is 50 feet, for a top point elevation of 2,255 feet AMSL. Therefore, FAA Obstruction Evaluation Service review for height/elevation reasons was required. The applicant submitted Form 7460-1 to the FAA OES. A “Determination of No Hazard to Air Navigation” letter for Aeronautical Study No. 2023-AWP-760-OE was issued on November 8, 2022. The study revealed that the proposed facility would not exceed obstruction standards and would not be a hazard to air navigation provided conditions are met. These FAA OES conditions have been incorporated into this finding.
Land use practices that attract or sustain hazardous wildlife populations on or near airports significantly increase the potential of Bird Aircraft Strike Hazards (BASH). The FAA strongly recommends that storm water management systems located within 5,000 or 10,000 feet of the 1438
2 Airport Operations Area, depending on the type of aircraft, be designed and operated so as not to create above-ground standing water. To facilitate the control of hazardous wildlife, the FAA recommends the use of steep-sided, rip-rap lined, narrow, linearly shaped water detention basins. All vegetation in and around detention basins that provide food or cover for hazardous wildlife should be eliminated. (FAA Advisory Circular 5200-33B). The project is located 2,715 feet from the runway, and therefore would be subject to the above requirement. The project would utilize Infiltration basins, which are permitted when necessary. Pursuant to the study “Wildlife Hazard Management at Riverside County Airports: Background and Policy”, October 2018, by Mead & Hunt, which is the basis of the brochure titled “Airports, Wildlife and Stormwater Management”, such basins are permitted in Zone D but must provide for a 48-hour drawdown and propose landscaping that is not attractive to hazardous wildlife. The project has been conditioned to be consistent with these standards in order to reduce bird attractant: 1) new basins are to be designed so as to provide for a maximum 48-hour detention period following the conclusion of a storm event, and to remain totally dry between rainfalls, and 2) any landscaping proposed in the detention basin shall be in accordance with the ALUC “Landscaping Near Airports” and “Airports, Wildlife and Stormwater Management” brochures.
Pursuant to the Banning Land Use Compatibility Plan, the project site is located within Compatibility Zone D. The Compatibility Plan requires projects 10 acres or larger to designate 10% of project area as ALUC qualifying open area that could potentially serve as emergency landing areas.
Based on the project size (131.28 acres) located within Compatibility Zone D, the project is required to provide a minimum 13 acres of open area consistent with ALUC open area criteria.
The applicant has provided a total of 15.19 acres of open area within the drive aisles and parking areas. These areas are conditioned to maintain a minimum shape of 75 feet in width and 300 feet in length, and shall be kept obstacle and obstruction free per ALUC open area definition (no objects greater than four feet in height with a diameter of four inches or greater).
As ALUC Director, I hereby find the above-referenced project CONSISTENT with the 2004 Banning Municipal Airport Land Use Compatibility Plan, as amended in 2016, provided that the City of Banning applies the following recommended conditions:
CONDITIONS:
1. Any outdoor lighting installed shall be hooded or shielded to prevent either the spillage of lumens or reflection into the sky. Outdoor lighting shall be downward facing.
2. The following uses shall be prohibited:
(a) Any use which would direct a steady light or flashing light of red, white, green, or amber colors associated with airport operations toward an aircraft engaged in an initial straight climb following takeoff or toward an aircraft engaged in a straight final approach toward a landing at an airport, other than an FAA-approved navigational signal light or visual approach slope indicator. (b) Any use which would cause sunlight to be reflected towards an aircraft engaged in an initial straight climb following takeoff or towards an aircraft engaged in a straight final approach towards a landing at an airport. (c) Any use which would generate smoke or water vapor or which would attract large concentrations of birds, or which may otherwise affect safe air navigation within the area. (Such uses include landscaping utilizing water features, aquaculture, outdoor production of cereal grains, sunflower, and row crops, composting operations, wastewater management facilities, artificial marshes, trash transfer stations that are open on one or more sides, recycling centers containing putrescible wastes, construction and demolition debris facilities, fly 1439
3 ash disposal, and incinerators.)
(d) Any use which would generate electrical interference that may be detrimental to the operation of aircraft and/or aircraft instrumentation. (e) Highly noise-sensitive outdoor nonresidential uses. (f) Any use which results in a hazard to flight, including physical (e.g., tall objects), visual, and electronic forms of interference with the safety of aircraft operations.
3. The attached “Notice of Airport in Vicinity” shall be provided to all prospective purchasers and occupants of the property and be recorded as a deed notice. In the event that the Office of the Riverside County Assessor-Clerk-Recorder declines to record said notice, the text of the notice shall be included on the Environmental Constraint Sheet (ECS) of the final parcel map, if an ECS is otherwise required.
4. Any proposed stormwater basins or facilities shall be designed and maintained to provide for a maximum 48-hour detention period following the design storm, and remain totally dry between rainfalls. Vegetation in and around the basins that would provide food or cover for birds would be incompatible with airport operations and shall not be utilized in project landscaping. Trees shall be spaced so as to prevent large expanses of contiguous canopy, when mature. Landscaping in and around the basin(s) shall not include trees or shrubs that produce seeds, fruits, or berries.
Landscaping in the stormwater basin, if not rip-rap, should be in accordance with the guidance provided in ALUC “LANDSCAPING NEAR AIRPORTS” brochure, and the “AIRPORTS, WILDLIFE AND STORMWATER MANAGEMENT” brochure available at RCALUC.ORG which list acceptable plants from Riverside County Landscaping Guide or other alternative landscaping as may be recommended by a qualified wildlife hazard biologist.
A notice sign, in a form similar to that attached hereto, shall be permanently affixed to the stormwater basin with the following language: “There is an airport nearby. This stormwater basin is designed to hold stormwater for only 48 hours and not attract birds.
Proper maintenance is necessary to avoid bird strikes”. The sign will also include the name, telephone number or other contact information of the person or entity responsible to monitor the stormwater basin.
5. This project has been evaluated as an industrial building consisting of a proposal to establish 1,320,128 square foot industrial building with office area on 131.28-acres. Any increase in building area or change in use will require an amended review by the Airport Land Use Commission.
6. At least 13 acres of ALUC-eligible open areas (at least 75 feet in width and 300 feet in length), as depicted on the Open Space exhibit, shall be kept obstacle and obstruction free per ALUC open area definition (no objects greater than four feet in height with a diameter of four inches or greater).
7. The Federal Aviation Administration has conducted aeronautical studies of the proposed structure (Aeronautical Study No. 20223-AWP-760-OE) and has determined that neither marking nor lighting of the structures is necessary for aviation safety. However, if marking and/or lighting for aviation safety are accomplished on a voluntary basis, such marking and/or lighting (if any) shall be installed in accordance with FAA Advisory Circular 70/7460-1 L Change 2 and shall be maintained in accordance therewith for the life of the project.
8. The maximum height of the proposed structures to top point shall not exceed 50 feet 1440
4 above ground level, and the maximum elevation at the top of the structures shall not exceed 2,255 feet above mean sea level.
9. The maximum height and top point elevation specified above shall not be amended without further review by the Airport Land Use Commission and the Federal Aviation Administration; provided, however, that reduction in structure height or elevation shall not require further review by the Airport Land Use Commission.
10. Temporary construction equipment used during actual construction of the structures shall not exceed 50 feet in height and a maximum elevation of 2,255 feet above mean sea level, unless separate notice is provided to the Federal Aviation Administration through the Form 7460-1 process.
11. Within five (5) days after construction of each structure reaches its greatest height, FAA Form 7460-2 (Part II), Notice of Actual Construction or Alteration, shall be completed by the project proponent or his/her designee and e-filed with the Federal Aviation Administration. (Go to https://oeaaa.faa.gov for instructions.) This requirement is also applicable in the event the project is abandoned or a decision is made not to construct the applicable structure.
12. The project does not propose rooftop solar panels at this time. However, if the project were to propose solar rooftop panels in the future, the applicant/developer shall prepare a solar glare study that analyzes glare impacts, and this study shall be reviewed by the Airport Land Use Commission and Riverside County – Aviation Division as owner and operator of French Valley Airport. In the event of any reasonable complaint about glare related to aircraft operations, the applicant shall agree to such specific mitigation measures as determined or requested by Riverside County Aviation Division.
If you have any questions, please contact me at (951) 955-6893.
Sincerely,
RIVERSIDE COUNTY AIRPORT LAND USE COMMISSION
_______________________________________ Paul Rull, ALUC Director Attachment: Notice of Airport in Vicinity
Aeronautical Study No. 2023-AWP-760-OE
cc: Sansone Group (applicant)
Ryan Hodges (representative)
Lloyd L. Fields & Vulcan Iron and Steel Co. Inc. (property owner) Art Vela, P.E., City of Banning Director of Public Works Carl Szoyka, Manager, Banning Municipal Airport
ALUC Case File
\\tlma-22fsp02\ALUC\AIRPORT CASE FILES\Banning\ZAP1053BA25\ZAP1053BA25.LTR.doc 1441
Banning Commerce Center Project_Final EIR
https://www.banningca.gov/DocumentCenter/View/14673/Banning-Commerce-Center-ProjectFEIR_October-2024 Banning Commerce Center Project_FEIR Appendices
https://www.banningca.gov/DocumentCenter/View/14676/Banning-Commerce-Center-ProjectFEIR_Appendices Banning Commerce Center Project_FOF and SOOC
https://www.banningca.gov/DocumentCenter/View/14674/Banning-Commerce-CenterProject_FOF-and-SOOC_20241025 Banning Commerce Center Project_MMRP
https://www.banningca.gov/DocumentCenter/View/14675/Banning-Commerce-CenterProject_MMRP Banning Commerce Center Project_Draft EIR
https://www.banningca.gov/DocumentCenter/View/14414/Banning-Commerce-Center-ProjectDraft-EIR Banning Commerce Center Project_Draft EIR Appendices
https://www.banningca.gov/DocumentCenter/View/14415/Banning-Commerce-Center-ProjectDraft-EIR-Appendices 1442
Not for construction purposes or permits. FOR REVIEW ONLY Engineer P.E. No. Date
Prepared for Concept Plan submittal
11/5/2024
EUGENE D. COWAN III
86803
CA
L
BEFOR YOU
D IG
29 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:1 PG November 05, 2024 09:02:29amK:\RIV_LDEV\194455002 - Banning Logistics\CAD\Preliminary\Grading Plan - Cover.dwg 11/5/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
NORTH
0 GRAPHIC SCALE IN FEET
200 100 200 400
SHEET INDEX
NO. TITLE
1 OVERALL SITE PLAN
2 WILSON STREET
3 WILSON STREET
4 WILSON STREET
5 O'DONNELL STREET
6 GRADING PLAN 1
7 GRADING PLAN 2
8 GRADING PLAN 3
9 GRADING PLAN 4
10 GRADING PLAN 5
11 GRADING PLAN 6
12 GRADING PLAN 7
13 GRADING PLAN 8
14 GRADING PLAN 9
15 GRADING PLAN 10
16 GRADING PLAN 11
17 GRADING PLAN 12
18 UTILITY PLAN 1
19 UTILITY PLAN 2
20 UTILITY PLAN 3
21 UTILITY PLAN 4
22 UTILITY PLAN 5
23 UTILITY PLAN 6
24 UTILITY PLAN 7
25 UTILITY PLAN 8
26 UTILITY PLAN 9
27 UTILITY PLAN 10
28 UTILITY PLAN 11
29 UTILITY PLAN 12
BANNING COMMERCE CENTER
PRELIMINARY DESIGN (30%)
DESIGN REVIEW DR21-7017
OVERALL SITE PLAN
1 ESTIMATED EARTHWORK QUANTITIES
RAW - CUT (CU. YD.) 1,013,500
RAW - FILL (CU. YD.) 990,500
RAW - NET CUT (CU. YD.) 23,000
ADDITIONAL CUT 90,600
NET CUT (CU. YD.) 12,200
SITE INFORMATION
ASSESSOR'S PARCEL
NUMBER (APN)
532-030-008, 532-030-009, 532-080-008,
532-080-010, 532-090-026, 532-090-028,
532-090-030, 532-110-015
Public Roads Classification R/W (ft.)
N HATHAWAY ST Arterial Highway
85-95 (Varies)
Cottonwood Rd Arterial Highway 110
Wilson St Arterial Highway 110
E Nicolet St Divided Collector 78
O'Donnell St Divided Collector 78
PARCEL SUMMARY ACRES
PARCEL 1 (PROPOSED BUILDING PARCEL) 89.50
PARCEL 2 (N'LY OF APN 532-110-001,009,010) 12.36
PARCEL 3 (WEST OF APN 532-080-008) 9.41
LOT "A" / WILSON ST. & O'DONNELL ST. (R/W DEDICATION) 12.02 LOT "B" / COTTONWOOD RD. (R/W DEDICATION) 5.21
LOT "C" CITY UTILITY LOT 1.45
LOT "D" CITY UTILITY LOT 1.34
TOTAL AREA 131.29
ZONING INFORMATION
General Plan Land Use &
Zoning BP - Business Park
Existing Use Vacant
Industrial Development Standards (Table 17.12.030)
Min. Front Setback (Feet) 10
Min. Rear Setback (Feet) 0
Min. Side Yard Setback (Feet) 0
Min. Street Side (Feet) 10
Max. Bldg. Coverage (%) 75
Maximum Height (stories/feet) 50
Fence/Wall Height (ft.) 8
Industrial Parking Requirements (Table 17.28.040B)
General Offices
For up to 2000 square feet of gross floor area, one
space for each 200 sq. ft. For 2001 to 7500
square feet of gross floor area, one space for each
250 sq ft. For over 7500 square feet of gross floor
area, one space for each 300 sq ft.
Industrial warehousing
1—20,000 sq ft
Minimum of two spaces plus one space for each
1,000 sq. ft. of gross floor area
Over 20,000 sq ft
22 spaces plus one space per 2,000 sq. ft. for
portion over 20,000 sq ft
Trucks One tractor trailer space per 4 high dock doors
Parking Stall Min (W x L) 9' x 19'
Parking Lot Aisle Min 24'
PARKING REQUIRED
Total Auto Parking Required 802
Total Truck Parking Required 50
EVCS ( 9' x 19' ) 120
EVSE ( 9' x 19' ) 41
EVCS ADA Parking ( 9' x 19' ) 4
EVCS ADA Van Accessible Parking ( 12' x 19' ) 2
Ambulatory EVCS Parking ( 11' x 19' ) 5
Total EV 161
Bicycle (5% Short term and 5% Long Term) 82
PARKING PROVIDED
Standard ( 9' x 19' ) 614
Accessible Parking ( 9' x 19' ) 17
Accessible Van Parking ( 12' x 19' ) 3
EVCS ( 9' x 19' ) 120
EVSE ( 9' x 19' ) 41
EVCS ADA parking ( 9' x 19' ) 4
EVCS ADA VAN Accessible Parking ( 12' x 19' ) 2
Ambulatory EVCS Parking (11'x19') 4
TOTAL AUTO PARKING PHASE 1 805
Bicycle (5% Short term and 5% Long Term) 82
Proposed Trailer Parking Phase 1 270
Proposed Trailer Parking (North Lot) 205
Landscaping Summary SF
Required (15% of Net Area of all Parking Area) 20,649
Provided Parking Lot Landscape Area 126,037
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
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FW
FW S
S
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SD SD SD
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SD
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D
SD FW
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12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
12''W
12''W
12''W 12''W
12''W
S
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W
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W W W W W W W W
F
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F E E
F
F
FO FO FO FO FO FO FO FO FO
FO FO FO FO
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
ELECTRICADA VAN
CHARGING
VEHICLE ONLY VAN
VAN
VAN
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
ADA VANELECTRIC
VEHICLE CHARGING
ONLY VAN
ADA VANELECTRIC
VEHICLE CHARGING
ONLY
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
ELECTRICADA VAN
CHARGING
VEHICLE ONLY
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
X X
>
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>
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X X
X
X
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X X X
X
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CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
EV
CAV
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CAV
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CAV
CAV
CAV
CAV
CAV
CAV
CAV
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EV EV EV EV EV EV EV EV EV EV EV EV
EV EV EV EV EV EV
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CAV
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CAV
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CAV
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
EV EV EV EV EV
EV EV EV
/ //
/ //
/ //
/ //
Z
ZZ
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
PROPOSED BUILDING
APN: 532-030-015
1,320,284 SF
FFE= 2204.80
PE=2204.1
APN: 532-030-008
APN: 532-110-010
APN: 532-030-009
NICOLET STREET
INTERSTATE HIGHWAY 10
PROPERTY LINE
PROPERTY LINE
LOT LINE
℄
PL
LOT LINE BASIN B
BASIN C
BASIN D
BASIN E BASIN F
WILSON STREET
WILSON STREET
INTERSTATE HIGHWAY 10 FUTURE COTTONWOOD ROAD
PR ADA PARKING
PR CLEAN AIR /
VANPOOL / EV PARKING
PR ADA PARKING
PR ADA PARKING
PR ADA PARKING
PR CLEAN AIR /
VANPOOL / EV PARKING
PR FENCING
TRAILER PARKING (TYP)
EX PL
LOT LINE
CENTERLINE/
SECTION LINE
PR DRIVE AISLE
FIRE TANK
(IF REQUIRED)
SEWER LIFT STATION
TRASH ENCLOSURE (TYP)
TRAILER
PARKING (TYP)
TRAILER
PARKING
EX. POWER POLE
POLE ID NO. 1
EL: 2216.48
SCE# 1320733E
EX. POWER POLE
POLE ID NO. 2
EL: 2207.46
SCE# A1320734E
EX. POWER POLE
POLE ID NO. 3
EL: 2199.17
SCE# A1320735E
EX. POWER POLE
POLE ID NO. 4
EL: 2191.11
SCE# A1320736E
EX. POWER POLE
POLE ID NO. 5
EL: 2182.19
SCE# 1320737E
EX. POWER POLE
POLE ID NO. 6
EL: 2174.84
SCE# 1320739E
EXISTING POWER POLE OUTSIDE
PROPERTY LIMITS
(2223.54EL)
SCE#: 1645758E
EX. POWER POLE OUTSIDE OF
PROPERTY LIMIT
EL: 2170.40
SCE# 4891703E O'DONNELL STREET
BASIN A
12.21 AC-FT
4.57 AC-FT
3.07 AC-FT
3.20 AC-FT
0.20 AC-FT 1.58 AC-FT
255' 309'
259'
295'
BIKE PARKING AND
STORAGE, 41 SPOTS
BIKE PARKING AND
STORAGE, 41 SPOTS
78.0'
28.0'
1.0'
6.0' 5.0' 10.0' 12.0' 12.0' 10.0'
11.0' 28.0'
CURB
SIDEWALK
PROPOSED
PAVEMENT
39.0'
IMPROVEMENTS PER TPM 38256
W'LY R/W ℄ E'LY R/W
O'DONNELL ST
DIVIDED COLLECTOR (78' RW)
N'LY R/W ℄ S'LY R/W
WILSON ST
ARTERIAL HIGHWAY (110' RW)
CURB
SIDEWALK
PROPOSED
PAVEMENT
SIDEWALK
CURB
PROPOSED
PAVEMENT
110.0'
43.0'
14.0'
55.0'
39.0'
12.0' 8.0' 8.0' 4.0'
12.0'
1.0'
43.0'
4.0' 8.0' 12.0' 14.0'
1.0'
55.0'
18.0'
RAISED
MEDIAN
12.0'
PAINTED
MEDIAN
5.0' 6.0'
11.0'
2.0'
FUTURE 36" SCE
TRANSMISSION
POLE
FUTURE 36" SCE
TRANSMISSION
POLE
2.0'
8.0'
12.0'
16.5'
PROPOSED
STORM DRAIN
PROPOSED
WATER
37.3' 22.0'
PROPOSED STORM
DRAIN PER SEPARATE
PLANS
EXISTING 12"
WATER MAIN
1443
NORTH
0 GRAPHIC SCALE IN FEET
40 20 40 80
PRELIMINARY STREET IMPROVEMENT NOTES
MATCHLINE STA. 20+50
SEE BELOW LEFT
MATCHLINE STA. 20+50
SEE ABOVE RIGHT
MATCHLINE STA. 30+50
SEE SHEET
3 1
2 6
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 2
2 3
3 4 4
5 5
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:13 WILSON STJuly 03, 2024 04:56:59pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Preliminary Street Improvements - Wilson.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
PROPOSED CURB AND GUTTER PER CITY OF BANNING STANDARD DRAWING C-200.
PROPOSED SIDEWALK PER CITY OF BANNING STANDARD DRAWING ST-100 & ST-101.1.
PROPOSED CENTER ROAD MEDIAN LANDSCAPE.
WILSON STREET
STA 10+00 - STA 30+50 2
6''W
6''W
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ZZ
ZZ
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ZZ
ZZ
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
STA: 10+00.00 WILSON STREET (START)
N: 2283575.46
E: 6376856.61
WILSON STREET
APN: 532-110-009
APN: 532-030-008
N HATHAWAY ST
PROP WILSON STREET CL
PROP R/W
RAISED MEDIAN
PROP SIDEWALK
IMPROVEMENT BY OTHERS
℄
℄
PROPERTY LINE
R/W PER TPM 38256
PL
BEGIN SANSONE
GROUP IMPROVEMENTS
10+00 11+00 12+00 13+00 14+00 15+00
16+00
17+00
18+00
19+00
20+00
R35.0'
R35.0'
1 2
6 110.0'
55.0' 55.0'
4.0'
8.0' 34.0'
124.1'
110.0'
55.0'
12.0'
12.0'
8.0'
C1 L1
L2
48.0' 8.0'
4.0'
55.0'
34.0'
34.0'
18.0'
2310
2320
2312
2308
2314
2316
2318
2322
6''W
6''W
6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W 6''W6''W 6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
WILSON STREET
APN: 532-110-010
APN: 532-030-008
R/W PER TPM 38256
PROP WILSON STREET CL
PROP R/W
RAISED MEDIAN
PROP SIDEWALK
℄
℄
IMPROVEMENT BY OTHERS
LOT LINE
PL
LOT LINE
21+00 22+00 23+00 24+00 25+00 26+00 27+00 28+00 29+00 30+00 2 1
6 2 1
PL
BASIN E
8.0'
34.0' 18.0' 34.0'
110.0'
43.0' 43.0' 12.0'
8.0'
12.0'
C2
L3
2290
2280
2300
2284
2282
2278
2276
2288
2286
2292
2292
2292
2294
2296
2298
2302
2304
2306
2308
PR 12" WATER
WILSON STREET GEOMETRIC DATA
L1
C1
L2
C2
L3
LENGTH
300.00'
317.17'
377.15'
317.12'
1,340.65'
LINE/CHORD DIRECTION
S89°39'27"E
S87°23'10"E
S85°06'52"E
S87°23'09"E
S89°39'25"E
R
4,000.00'
4,000.00'
T
158.67'
158.64'
X X
R R
SD
D
S
W W
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - BY OTHERS
ASPHALT PAVEMENT
CONCRETE PAVEMENT
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
WATER LINE
1444
NORTH
MATCHLINE STA. 40+50
SEE BELOW LEFT
O'DONNELL STREET
MATCHLINE STA. 40+50
SEE ABOVE RIGHT
MATCHLINE STA. 48+50
SEE SHEET
4 MATCHLINE STA. 30+50
SEE SHEET
2 0
GRAPHIC SCALE IN FEET
40 20 40 80
PRELIMINARY STREET IMPROVEMENT NOTES
EASEMENTS
1 2
9 1
2 3
4 6
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 2
2 3
3 4 4
5 5
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:14 WILSON STJuly 03, 2024 04:57:14pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Preliminary Street Improvements - Wilson.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
EXISITING 16' EASEMENT FOR SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY.
EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT
COMMUNICATIONS COMPANY.
EXISITING EASEMENT NO. 2018-0219574.
PROPOSED CURB AND GUTTER PER CITY OF BANNING STANDARD DRAWING C-200.
PROPOSED SIDEWALK PER CITY OF BANNING STANDARD DRAWING ST-100 & ST-101.1.
PROPOSED ADA SIDEWALK RAMPS PER RIVERSIDE COUNTY STD NO. 403.
PROPOSED CENTER ROAD MEDIAN PER CITY OF BANNING STANDARD DRAWING ST-101.1.
PROPOSED CENTER ROAD MEDIAN LANDSCAPE.
WILSON STREET
STA 30+50 - STA 48+50 3
6''W
6''W
6''W
FW FW
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W 6''W6''W FW FW12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W ZZ
Z
Z
Z
Z
Z
Z
ZZZZZZZZZZZZZZZZZZ
L3
ZZ
Z
Z
Z
Z
Z
Z
ZZZZZZZZZZZZZZZZZZ
STA: 36+52.09 WILSON STREET
= STA 23+21.00 O'DONNELL STREET
APN: 532-110-010
55.0'
28.0'
PROP R/W
PROP WILSON STREET CL
PROP SIDEWALK
3 3
2 3
R/W PER TPM 38256
IMPROVEMENT
BY OTHERS
4 PROP R/W
WILSON STREET
APN: 532-030-008
2 9
1 PROP R/W
RAISED MEDIAN
RAISED MEDIAN
℄
IMPROVEMENT BY OTHERS
R/W PER TPM 38256
℄
PROP R/W
31+00 32+00 33+00 34+00 35+00 36+00 37+00 38+00 39+00 40+00 APN: 532-030-015
APN: 532-030-009
R35.0'
R35.0'
R35.0'
2 1
4 6
2 1
4 6
1 22+00 23+00 24+00
2256
2252
2254
BASIN E BASIN F 47.0' 34.0' 8.0' 8.0' 34.0' 63.0' 8.0' 55.0' 55.0'
8.0' 34.0' 18.0' 34.0' 8.0'
5.0'
55.0'
126.0'
8.0'
110.0'
5.0'
11.0' 28.0'
78.0'
11.0'
6.0'
26.0' ROAD
ESMT
L4
236.6' TAPER
71.0'
2250
2260
2270
2252
2254
2256
2258
2262
2264
2266
2268
2272
2274
6''W6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
12''W
12''W
12''W
12''W
6''W6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
12''W
12''W
12''W
12''W
L4
APN: 532-030-009 WILSON STREET
2 1
9 2
1 PROP R/W
PROP WILSON STREET CL
PROP R/W
RAISED MEDIAN ℄
41+00 42+00 43+00
44+00
45+00
46+00
47+00
48+00
PROP SIDEWALK
1 2
2 1
6 4
2 APN: 532-030-015
BASIN F
34.0' 8.0'
110.0'
43.0' 43.0'
34.0'
5.0'
63.0'
8.0'
8.0'
12.0' 12.0'
8.0'
126.0'
55.0'
71.0'
18.0' 34.0'
C3
L5
218.8' TAPER
259.9' TAPER
2230
2240
2222
2224
2226
2228
2232
2234
2236
2238
2242
2244
2246
2248
X X
R R
SD
D
S
W W
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - BY OTHERS
ASPHALT PAVEMENT
CONCRETE PAVEMENT
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
WATER LINE
WILSON STREET GEOMETRIC DATA
LENGTH LINE/CHORD DIRECTION R T
L3
L4
C3
L5
1,340.65'
500.00'
431.74'
745.52'
S89°39'25"E
S89°39'25"E
N85°23'44"E
N80°26'54"E
2,500.00' 216.41'
1445
NORTH
MATCHLINE STA. 57+50
SEE BELOW LEFT
MATCHLINE STA. 57+50
SEE ABOVE RIGHT
MATCHLINE STA. 48+50
SEE SHEET
3 0
GRAPHIC SCALE IN FEET
40 20 40 80
PRELIMINARY STREET IMPROVEMENT NOTES
EASEMENTS
EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT
COMMUNICATIONS COMPANY.
2 PROPOSED CURB AND GUTTER PER CITY OF BANNING STANDARD DRAWING C-200.
1 PROPOSED SIDEWALK PER CITY OF BANNING STANDARD DRAWING ST-100 & ST-101.1.
2 3 PROPOSED ADA SIDEWALK RAMPS PER RIVERSIDE COUNTY STD NO. 403.
PROPOSED CENTER ROAD MEDIAN PER CITY OF BANNING STANDARD DRAWING ST-101.1.
4 6 PROPOSED CENTER ROAD MEDIAN LANDSCAPE.
WILSON STREET
STA 48+50 - STA 63+08.04 4
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 2
2 3
3 4 4
5 5
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:15 WILSON STJuly 03, 2024 04:57:29pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Preliminary Street Improvements - Wilson.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
6''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W 12''W 12''W 12''W
6''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W 12''W 12''W 12''W
>
>
>
>
>
>
>
>
>
>
>
>
>
> > > > > >
>
>
>
>
> > > > > > > > > >
>
>
>
> > > > > > > > > > >
>
>
>
>
>
>
>
>
>
X X X X X X
X
X
X
X
X
X
X
X
X
X
X X X X
X
X
X
X
X
X X X X X
> > > >
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
L5
STA:49+70.98 (WILSON STREET)
WILSON STREET
APN: 532-030-009
2 2
PROP R/W
PROP WILSON STREET CL
PROP R/W
PROP SIDEWALK
PRIVATE DRIVEWAY
℄
PRIVATE DRIVEWAY
49+00
50+00
51+00
52+00
53+00
54+00
55+00
56+00 57+00
R35.0'
R50.0'
R50.0'
3 3
3 3
APN: 532-030-015
34.0'
48.0'
4.0'
8.0'
8.0'
110.0'
43.0'
43.0'
18.0'
43.0'
63.0'
34.0'
12.0'
12.0'
55.0' 55.0'
59.0'
5.0'
8.0'
8.0'
1 2
2 1
RAISED MEDIAN
4 6
C4
PROP BARRICADE
34.0' 8.0' 18.0' 34.0' 8.0'
R40.0'
PROP BIOLOGICAL
CROSSING
2200
2210
2220
2202
2204
2206
2208
2212
2214
2216
2218
2222
PROP BIOLOGICAL
CROSSING
12''W 12''W 12''W 12''W
12''W 12''W 12''W 12''W 12''W
12''W 12''W 12''W 12''W
12''W 12''W 12''W 12''W 12''W
>
> > >
>
>
>
>
>
>
>
>
>
>
> > > > > > > > > > >
X X
X X
X X X
X X X X X X X X X X
X
X X X
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > STA:63+08.04 WILSON STREET (END)
WILSON STREET
APN: 532-030-009
PROP R/W
END OF WORK
℄ ℄
58+00 59+00 60+00 61+00 62+00 63+00
FUTURE COTTONWOOD
ROAD
APN: 532-030-015
63.0' 8.0' 34.0' 8.0'
18.0' 34.0' 34.0' 8.0' 8.0'
5.0'
43.0' 59.0' 12.0' 12.0'
2 1
2 1
PROP WILSON STREET CL
PROP R/W
RAISED MEDIAN
PROP SIDEWALK
PROP R/W PL
PROP R/W
L6
2190
2186
2188
2192
2194
2196
2198
X X
R R
SD
D
S
W W
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - BY OTHERS
ASPHALT PAVEMENT
CONCRETE PAVEMENT
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
WATER LINE
WILSON STREET GEOMETRIC DATA
LENGTH LINE/CHORD DIRECTION R T
L5
C4
L6
745.52'
477.73'
501.56'
N80°26'54"E
N85°55'22"E
S88°36'10"E
2,500.00' 239.60'
1446
NORTH
0 GRAPHIC SCALE IN FEET
20 40 80
MATCHLINE STA. 16+50
SEE ABOVE RIGHT
MATCHLINE STA. 16+50
SHEET BELOW LEFT
WILSON STREET
SEE SHEET 3
WILSON STREET
SEE SHEET 3
PRELIMINARY STREET IMPROVEMENT NOTES
EASEMENTS
1 3
7 8
1 2
4 Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 2
2 3
3 4 4
5 5
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:16 O'DONNELL STREETJuly 03, 2024 04:57:46pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Preliminary Street Improvements - Wilson.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
EXISITING 16' EASEMENT FOR SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY.
EXISTING 20.0'(VARIES) STREET CONSTRUCTION AND MAINTENANCE EASEMENT AGREEMENT.
EXISTING 20.0' ELECTRICAL EASEMENT FOR SOUTHERN CALIFORNIA EDISON COMPANY.
EXISITING 16' ROAD DEDICATION TO THE CITY OF BANNING.
PROPOSED CURB AND GUTTER PER CITY OF BANNING STANDARD DRAWING C-200.
PROPOSED SIDEWALK PER CITY OF BANNING STANDARD DRAWING ST-100 & ST-101.1.
PROPOSED CENTER ROAD MEDIAN PER CITY OF BANNING STANDARD DRAWING ST-101.1.
O'DONNELL STREET
STA 10+00 - STA 23+21 5
6''W
FW FW FW FW FW FW FW
FW FW
12''W 12''W 12''W 12''W 12''W
6''W
FW FW FW FW FW FW FW
FW FW
12''W 12''W 12''W 12''W 12''W
Z
Z
Z
Z
Z
Z
Z
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
Z
Z
Z
Z
Z
Z
Z
APN: 532-030-015
WILSON STREET
R35.0'
APN: 532- 110- 010
O'DONNELL STREET
3 1
3 8
PROP O'DONNELL STREET CL
PROP R/W
R/W PER TPM 38256 IMPROVEMENTS BY OTHERS
℄ 35+00 36+00 37+00 38+00
R35.0'
R35.0'
R35.0'
R35.0'
17+00 18+00 19+00 20+00 21+00 22+00 23+00 24+00
APN:
532-030-009
CURB INLET RELOCATION
BY OTHERS
PR DRAINAGE
CHANNEL
2256
2252
2248
2250
2246
2244
2242
2240
2254
47.0' 34.0' 8.0'
55.0' 55.0'
26.0' ROAD
ESMT
8.0'
5.0' 5.0'
110.0'
5.0'
PROP R/W
PROP R/W
R/W PER APN: 532-110-010
R/W PER TPM 38256
PROPERTY LINE
1 4
4 2
L4
PROP PUBLIC
STORM
EASEMENT
55.0'
39.0' 39.0'
6.0' 28.0' 28.0' 6.0'
2260
2258
2262
STA: 23+20.31 O'DONNELL STREET
= STA 36+52.09 WILSON DRIVE
R35.0'
FM
FW
FM
FW FW
W
W
FW
W
FM
FM FM FM FM FM FM FM
S
FM
FW
FM
FW FW
W
W
FW
W
FM
FM FM FM FM FM FM FM
S
O'DONNELL STREET
APN: 532- 110- 010
8 3
3 7
PROP O'DONNELL STREET CL
R/W PER TPM 38256
E NICOLET ST CL
IMPROVEMENTS BY OTHERS
PROPOSED IMPROVEMENTS PROP R/W
℄
PROPERTY LINE
1 1
2 STA:10+00.00 (O'DONNELL STREET)
STA:00+00.00 E. NICOLET ST 7+00 8+00 9+00
10+00
11+00 12+00 13+00 14+00 15+00 16+00
2238
2236
2234
2232
2224
2226
2228
2230
2222
39.0' 39.0'
28.0'
5.0' 5.0'
26.0' ROAD
EX ESMT
L7
PR BANNING ELECTRIC
SUBSTATION EASEMENT
EX. 40' WIDE SOUTHERN
PACIFIC LAND COMPANY
EASEMENT, RECORDED
10/19/1966, INST. # 53726
55.1'
78.0'
28.0' 6.0' 6.0'
3 R45.0'
PROP R/W
EX ROAD EASEMENT, RECORDED
5/17/2011, INST. #2011-0216635.
EX ROAD EASEMENT, RECORDED
11/1212011, INST. # NO.
2011-0402632
39.0'
PROP CL
O'DONNELL STREET GEOMETRIC DATA
L7
LENGTH
520.52'
LINE/CHORD DIRECTION
N0°42'27"E
R T
X X
R R
SD
D
S
W W
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - BY OTHERS
ASPHALT PAVEMENT
CONCRETE PAVEMENT
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
WATER LINE
WILSON STREET GEOMETRIC DATA
LENGTH LINE/CHORD DIRECTION R T
L4 500.00' S89°39'25"E
1447
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 16
NORTH
MATCHLINE SEE SHEET
7 MATCHLINE SEE SHEET 9
PRELIMINARY STORM IMPROVEMENT NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:1 PG July 03, 2024 03:53:40pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 2
3 8
9 1
2 4
5 GRADING PLAN 1
6 EXISITING 16' EASEMENT FOR SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY.
EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT
COMMUNICATIONS COMPANY.
EXISTING 20.0'(VARIES) STREET CONSTRUCTION AND MAINTENANCE EASEMENT AGREEMENT.
EXISITING 16' ROAD DEDICATION TO THE CITY OF BANNING.
EXISITING EASEMENT NO. 2018-0219574.
PROPOSED STORMDRAIN PIPE
PROPOSED STORM INLET
PROPOSED STORMDRAIN MANHOLE
PROPOSED STORM CURB INLET
FW FW FW FW FW FW FW FW FW FW
S
S
SD SD SD
SD SD SD SD SD SD SD SD SD SD
D
6''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
SS
S
S
S S S S S S S S S S S
FW FW FW
SD SD SD
SD SDD SD SD
D
S
S
D
D
SD
SD SD SD SD SD SD
FW FW FW
FW FW
FW FW
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
FW FW FW FW FW FW FW FW FW FW
S
S
SD SD SD
SD SD SD SD SD SD SD SD SD SD
D
6''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
SS
S
S
S S S S S S S S S S S
FW FW FW
SD SD SD
SD SDD SD SD
D
S
S
D
D
SD
SD SD SD SD SD SD
FW FW FW
FW FW
FW FW
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
FW FW FW FW FW FW FW FW FW FW
S
S
SD SD SD
SD SD SD SD SD SD SD SD SD SD
D
6''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
SS
S
S
S S S S S S S S S S S
FW FW FW
SD SD SD
SD SDD SD SD
D
S
S
D
D
SD
SD SD SD SD SD SD
FW FW FW
FW FW
FW FW
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
FW FW FW FW FW FW FW FW FW FW
S
S
SD SD SD
SD SD SD SD SD SD SD SD SD SD
D
6''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
SS
S
S
S S S S S S S S S S S
FW FW FW
SD SD SD
SD SDD SD SD
D
S
S
D
D
SD
SD SD SD SD SD SD
FW FW FW
FW FW
FW FW
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
FW FW FW FW FW FW FW FW FW FW
S
S
SD SD SD
SD SD SD SD SD SD SD SD SD SD
D
6''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
SS
S
S
S S S S S S S S S S S
FW FW FW
SD SD SD
SD SDD SD SD
D
S
S
D
D
SD
SD SD SD SD SD SD
FW FW FW
FW FW
FW FW
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY VAN
X X X X
X X
X
>
>
>
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY VAN
X X X X
X X
X
>
>
>
G
G
G
G
G
D
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
GB GB GB GB GB GB GB
GB GB GB GB GB GB GB
GB
GBGBGBGBGBGB
GB GB
GB
GB GB GB GB
GB
GB
GB
GB GB
GB
GB
GB GB
GB GB
APN: 532-030-010
O'DONNELL STREET
EX GAS LINE
PROP R/W
PROP R/W
PROP R/W
PROP SIDEWALK
PROP CURB &
GUTTER
BY OTHERS
PROP R/W
PER APN 532-030-010
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
APN: 532-030-015
EX CURB INLET
EX WTR
EQUIPMENT
PROP. R/W
EX STORM MANHOLE
PL
2230
2242
2244
2220
2230
2240
2240
2240
2250
2240
2230
2240
2230
2240
2240
2240
2250
2242
2236
2238
2232
2234
2236
2238
2230
2226
2228
2232
2222
2224
2224
2220
2218
2222
2224
2226
2242
2244
2254
2256
2258
2200
40+00
41+00
42+00
2210
2207
2208
2209
2211
2203
2220
2225
2230
2235
2240
2245
2250
2255
40.0'
195.0'
TYP
12.0'
TYP
55.0'
TYP
40.0'
TYP
2202
9 2
1 1
16+00
17+00
18+00
19+00
20+00
21+00
22+00
1 TYP
TYP
0.9% 0.9%
2.3%
2.2%
2.2%
30.5%
2.2%
3 3
8 TRAILER
PARKING AREA
PHASE 1
PR ACCESSIBLE
PARKING (TYP)
PR TRASH
ENCLOSURE
PR FENCE (TYP)
2237
2238
2239
2241
2243
2244
2248
2249
2252
2256
2201
2202
2203
2204
2201
2 TYP
2 TYP
2205
78.0'
56.0'
28.0'
28.0'
5.5'
5.5'
PR UNDERGROUND
FIRE TANK (IF
REQUIRED)
FS 2200.80
FS 2200.20
FS 2201.30
FS 2203.86
FS 2202.09
FS 2208.81
FS 2202.12
FS 2200.80
FS 2201.29
FS 2200.20
FS 2204.80
FS 2201.94
FS 2245.08
FS 2200.80
FS 2201.20
FS 2203.68
24.0'
1.0%
12.0'
TYP
FS 2203.24
FS 2203.90
FS 2202.30
2:1
2:1
2:1
6:1
2:1
2 TYP
1 4
TYP
1 TYP
4 TYP
4 TYP
1 TYP
FS 2200.60
30.0'
TYP
30.0'
TYP
2.0%
FS 2201.10
FS 2205.73
FS 2205.00
2.0% 1.5%
1.0%
FS 2200.20 FS 2200.20
FS 2200.20
2250
2215
2220
2225
2230
2235
2240
2203
2200
2200
2220
2225
2230
2235
2240
2245
2215
2210
2205
20.4%
FS 2201.50
FS 2201.60
FS 2199.80
FS 2202.04
6:1
PR OFFICE
PR TRUCK
BAY (TYP)
FFE=2204.80
4 TYP
4 TYP
ADA PATH
ADA PATH
35.2%
2:1
BW 2202.39
TW 2202.39
BW 2202.39
TW 2204.83
FS 2204.14
2210
2215
2220
2225
2230
2200
2200
2205
2210
2215
2220
2225
2230
2235
2240
2245
FS-HP 2203.06
RIBBON
GUTTER (TYP) 4.0'
1.5%
1.0%
2.0%
EX ROAD EASEMENT, RECORDED
5/17/2011, INST. #2011-0216635.
EX ROAD EASEMENT, RECORDED
11/12/2011, INST. # NO. 2011-0402632
CONCRETE
FLUME (TYP)
CONCRETE
FLUME (TYP)
CONCRETE
FLUME (TYP)
2245
2250
2255
2244
2246
2247
2248
2249
2251
2252
2253
2254
2256
TYP
5 TYP
TYP
1 2243
2240
2236
2237
2238
2239
2241
FL 2242.59
2250
2246
2247
2248
2249
2251
2252
2253
STORM DRAIN PER
TPM 38256
60.0'
TYP
135.0'
TYP
RIM 2206.62
IE 24" IN 2198.12 (E)
IE 24" OUT 2198.12 (W)
RIM 2204.59
IE 18" OUT 2198.33 (N)
RIM 2203.79
IE 24" IN 2193.83 (E)
IE 36" OUT 2193.83 (S)
RIM 2202.14
IE 42" IN 2191.09 (E)
IE 42" OUT 2190.99 (S)
RIM 2201.30
IE 36" IN 2191.43 (E)
IE 36" IN 2191.83 (N)
IE 42" OUT 2191.33 (W) RIM 2200.06
IE 36" IN 2191.91 (E)
IE 18" IN 2193.31 (S)
IE 36" OUT 2191.81 (W)
RIM 2199.97
IE 18" OUT 2195.47 (N)
RIM 2204.86
IE 24" IN 2195.58 (E)
IE 18" IN 2196.08 (S)
IE 24" OUT 2195.58 (W)
RIM 2199.24
IE 36" IN 2193.10 (E)
IE 36" OUT 2193.00 (W)
RIM 2199.24
IE 36" IN 2192.66 (E)
IE 36" OUT 2192.56 (W)
RIM 2199.24
IE 36" IN 2192.22 (E)
IE 36" OUT 2192.12 (W)
RIM 2233.18
IE 18" OUT 2233.02 (NE)
IE 54" OUT 2231.52 (S)
IE 54" OUT 2231.52 (N)
RIM 2257.35
IE 18" OUT 2251.35 (NE) 2245
2242
2243
2244
2246
2247
2248
2249
FS 2206.03
4 RIM 2243.17
IE 18" IN 2238.39 (SW)
TYP
4 X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1448
0 GRAPHIC SCALE IN FEET
40 20 40 80
NORTH
MATCHLINE SEE SHEET
8 MATCHLINE SEE SHEET 17
MATCHLINE SEE SHEET
6 EASEMENTS
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:2 PG July 08, 2024 01:19:58pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 2
4 5
1 2
9 GRADING PLAN 2
7 PROPOSED STORMDRAIN PIPE
PROPOSED STORM INLET
PROPOSED STORMDRAIN MANHOLE
PROPOSED STORM CURB INLET
EXISITING 16' EASEMENT FOR SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY.
EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT
COMMUNICATIONS COMPANY.
EXISITING EASEMENT NO. 2018-0219574.
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD
6''W
6''W
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
D D
SD SD SD SD SD SD SD SD
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W
12''W 12''W
12''W
12''W 12''W
12''W 12''W 12''W
12''W 12''W
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD
6''W
6''W
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
D D
SD SD SD SD SD SD SD SD
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W
12''W 12''W
12''W
12''W 12''W
12''W 12''W 12''W
12''W 12''W
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD
6''W
6''W
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
D D
SD SD SD SD SD SD SD SD
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W
12''W 12''W
12''W
12''W 12''W
12''W 12''W 12''W
12''W 12''W
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD
6''W
6''W
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
D D
SD SD SD SD SD SD SD SD
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W
12''W 12''W
12''W
12''W 12''W
12''W 12''W 12''W
12''W 12''W
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD
6''W
6''W
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
D D
SD SD SD SD SD SD SD SD
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W
12''W 12''W
12''W
12''W 12''W
12''W 12''W 12''W
12''W 12''W
>
>
>
>
>
>
> > > > > >
>
>
>
X X X X
X
X
X
X
X
X
X
>
>
>
>
>
>
> > > > > >
>
>
>
X X X X
X
X
X
X
X
X
X
G
G
G
G
G
G
G
G
G
G
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB
GB GB GB
GB
GB
GB
GBGBGBGB GBGB
GB
GB
GB
GB
GB
GB
GB
GBGBGBGB GBGB
GB
GB
GB
GB
GB
GB
GB
GBGBGBGB GBGB
GB
GB
GB
GB
GB
GB
GB
GB
2220
2212
2214
2216
2218
2222
2224
2210
2206
2208
2212
2214
2210
2220
2230
2204
2206
2208
2212
2214
2216
2218
2222
2224
2226
2228
2222
2224
2226
2228
2230
2226
2228
2232
2210
2212
2214
2216
2210
2202
2204
2206
2208
2200
2196
2198
2202
2204
2220
2218
2222
2210
2210
2210
2210
2210
2210
2210
2212
2212
2212
2212
2212
2212
2212
2214
2214
2214
2214
2214
2214
2214
2214
2214
2216
2216
2216
2216
2216
2216
2216
2216
2216
2230
2227
2228
2229
2231
2232
2233
2225
2222
2223
2224
2220
2217
2218
2219
46+00
47+00
48+00
49+00
50+00
51+00
52+00
2200
2210
2210
2211
2212
2213
2214
2210
2215
2209
2212
2211
2214
2213
2210
2215
2212
2211
2213
2214
2216
2217
2215
2220
12.0'
TYP
55.0'
TYP
40.0'
TYP
2 TYP
5 TYP
0.9% 0.9%
2.2%
3.0%
2.2%
9 9
1 1
2 PR FENCE (TYP)
2220
2225
2230
2218
2219
2221
2222
2223
2224
2226 2227 2228
2229
2231
2232
2233 2234
1 TYP
12.0'
TYP
FS 2201.29 FS 2201.29
FS 2200.80
FS 2210.07
FS 2214.79
FS 2216.70
FS 2217.08
FS 2201.29
FS 2200.20
FS 2200.80
FS 2201.29
FS 2200.20
FS 2215.85
12.0'
TYP
55.0'
TYP.
2 TYP
2 TYP
2 TYP
2 TYP
2 TYP
2 TYP
2 TYP
2 TYP
FS 2200.20 FS 2200.20
2.1%
4 TYP
4 TYP
FS 2215.10 FS 2215.74 FS 2216.18
FS 2214.17 FS 2214.81 FS 2215.25
FS 2200.20 FS 2200.20 FS 2200.20 FS 2200.20 FS 2200.20 FS 2200.20 FS 2200.20 FS 2200.20 2200
2200
2200
2200
2200
2.1%
5:14:1
4:1
PR TRUCK
BAY (TYP)
ADA PATH
ADA PATH
ADA PATH
BW 2202.39
TW 2204.94
BW 2202.39
TW 2203.44
2220
2225
2230
2235
2200 2200 2200
2200
2200
2200
2215
2210
2215
2210
1.0%
2.0%
1.0% 2.0%
2215
2214
2216
2236
2235
20.0'
12.0'
TYP
195.0'
TYP
60.0'
TYP
60.0'
TYP
195.0'
TYP
95.0'
TYP
40.0'
TYP
RIM 2214.07
IE 24" OUT 2209.57 (N)
RIM 2212.16
IE 24" IN 2206.69 (E)
IE 24" OUT 2206.69 (W)
RIM 2213.90
IE 24" IN 2209.42 (S)
IE 24" OUT 2209.42 (W)
RIM 2209.43
IE 24" IN 2202.40 (E)
IE 24" OUT 2202.40 (W)
RIM 2209.12
IE 18" OUT 2202.72 (N)
RIM 2209.01
IE 24" IN 2201.75 (E)
IE 18" IN 2202.25 (S)
IE 24" OUT 2201.75 (W)
RIM 2199.24
IE 18" OUT 2194.74 (W)
RIM 2199.24
IE 18" IN 2194.40 (E)
IE 24" OUT 2194.30 (W)
RIM 2199.24
IE 24" IN 2193.97 (E)
IE 24" OUT 2193.87 (W)
RIM 2199.24
IE 24" IN 2193.53 (E)
IE 36" OUT 2193.43 (W)
RIM 2199.24
IE 18" OUT 2194.74 (E)
RIM 2199.24
IE 18" IN 2194.40 (W)
IE 24" OUT 2193.90 (E)
RIM 2199.24
IE 24" IN 2193.57 (W)
IE 24" OUT 2193.57 (E)
RIM 2199.24
IE 24" IN 2193.23 (W)
IE 36" OUT 2192.23 (E)
RIM 2199.24
IE 36" IN 2191.90 (W)
IE 36" OUT 2191.80 (E)
RIM 2221.23
IE 24" IN 2215.71 (W)
IE 18" IN 2215.60 (NW)
IE 18" IN 2215.60 (SW)
IE 24" OUT 2215.62 (E)
RIM 2221.26
IE 18" OUT 2216.75 (NE)
RIM 2237.25
IE 18" OUT 2232.43 (NE)
2218
2219
TYP
FS 2210.78
THIS AREA IS DESIGNATED FOR
MITIGATION OF BIOLOGICAL RESOURCES.
DESIGN OF MITIGATION AREA WILL BE
PERFORMED IN FINAL ENGINEERING
5 TYP
5 TYP
4 TYP
1 TYP
PROP R/W
APN: 532-030-015
PROP R/W
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
APN: 532-030-015
EX GAS LINE
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1449
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 10
NORTH
MATCHLINE SEE SHEET
7 EASEMENTS
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:3 PG July 08, 2024 01:20:47pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
GRADING PLAN 3
8 1 PROPOSED STORMDRAIN PIPE
2 PROPOSED STORM INLET
4 PROPOSED STORMDRAIN MANHOLE
5 PROPOSED STORM CURB INLET
6 PROPOSED HEADWALL
EXISITING 16' EASEMENT FOR SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY.
1 EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT COMMUNICATIONS COMPANY.
2 9 EXISITING EASEMENT NO. 2018-0219574.
S
S
FW FW
FW FW FW FW FW FW FW FW FW
S
S
SD SD SD SD SD SD
D
D
S S S S S S S S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
S
S
FW FW
FW FW FW FW FW FW FW FW FW
S
S
SD SD SD SD SD SD
D
D
S S S S S S S S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
S
S
FW FW
FW FW FW FW FW FW FW FW FW
S
S
SD SD SD SD SD SD
D
D
S S S S S S S S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
S
S
FW FW
FW FW FW FW FW FW FW FW FW
S
S
SD SD SD SD SD SD
D
D
S S S S S S S S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
S
S
FW FW
FW FW FW FW FW FW FW FW FW
S
S
SD SD SD SD SD SD
D
D
S S S S S S S S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
X X
X X X X X X X X X X
X X
>
>
>
>
>
>
>
>
> > > > > > > >
>
>
>
>
>
> >
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
> >
>
>
>
>
>
>
> > >
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X X
X X X X X X X X X X
X X
>
>
>
>
>
>
>
>
> > > > > > > >
>
>
>
>
>
> >
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
> >
>
>
>
>
>
>
> > >
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
G
G
G
G
G
G
G
G
G
G
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
GB GB
GB
GB
GB
GB
GBGBGBGB GBGB
GB
GB
GB
GB
GB
GB
GB
GB
GB
WILSON STREET
℄
PROPERTY LINE
PROP R/W
PROP R/W
APN: 532-030-015
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
PROPERTY LINE
ROAD CENTERLINE
PROP R/W
EX GAS LINE
PROP R/W
PROP R/W
PROP STORM LINE
ROAD CENTERLINE
PROP. CURB & GUTTER
2202 PROP R/W
2204
2206
2204
2190
2200
2182
2184
2186
2188
2192
2194
2196
2198
2202
2182
2184
2186
2192
2192
2194
2196
2194
2198
2190
2186
2188
2192
2194
2196
2174
2174
2176
2176
2176
2210
2188
2190
2192
2196
2198
2200
2202
2204
2206
2198
2186
2184
2180
2178
2182
2182
2182
2184
53+00
54+00
55+00
56+00
57+00
58+00
59+00
60+00
61+00
62+00
2180
2185
2190
2188
2189
2191
2192
2193
2194
18.0'
FS 2200.40
FS 2200.70
4 TYP
3.4%
2.8%
25.2%
4.6%
2.7%
2 2
9 9
1 1
PR TRASH
ENCLOSURE
2200
2200
2205
2201
2202
2203 2204
2206
2195
2194
2190
2188
2189
2191
2210
2209
2211
2212
EX. POWER POLE
POLE ID NO. 6
EL: 2174.84
SCE# 1320739E
FS 2201.30
FS 2200.20
FS 2200.80
FS 2186.16
FS 2188.23
FS 2187.05
FS 2189.75
FS 2208.44
FS 2199.89
FS 2189.16
FS 2193.15
FS 2195.51
FL 2196.89
FL 2185.67
FL 2183.79
FS 2204.42
FS 2197.82
FS 2184.72
FL 2196.89
FL 2193.44
FL 2188.72
FL 2183.29
FS 2184.13
FS 2189.27
FS 2196.77
FS 2200.20
FS 2192.86
FS 2193.95
FS 2193.66
FS 2200.20 1
TYP
TYP 1
FS 2200.20
FS 2200.80
FS 2200.60 40.0' TYP
111.8'
FS 2206.92
FS 2200.20
3.2%
FS 2200.20
FS 2199.48 FS 2197.88
FS 2192.35
FS 2191.39
FS 2190.61
FS 2188.49
2200
2200
2200
2197
2199
2198
FS 2192.19
FS 2193.15
S88°35'33"E 2745.24'
N0°04'18"E
1096.14'
S88°35'33"E 2745.24'
PR CHANNEL
PR TRUCK PR OFFICE
BAY (TYP)
2:1
2:1
4 TYP
4 TYP
ADA PATH
ADA PATH
ADA PATH
6 BW 2202.39
TW 2202.67
BW 2200.69
TW 2199.88
PR SITE FENCE
2185
2190
2195
2200
2190
2195
2200
2191
2192
2193
2194
2196
2197
2198
2199
2201
2200 FS 2200.20
2205
2190
2195
2195
2205
2205
THIS AREA IS DESIGNATED FOR
MITIGATION OF BIOLOGICAL RESOURCES.
DESIGN OF MITIGATION AREA WILL BE
PERFORMED IN FINAL ENGINEERING
2 TYP
2 TYP
1.0%
PR PUBLIC STORM
DRAIN EASEMENT
TYP 5
5 TYP
5 TYP
5 TYP
4 TYP
4 TYP
2200
2205
2185
2190
2195
2191
2192
2193
2194
2200
2205
2210
2197
2198
2199
2201
2202
2203
2204
2206
2207
2208
2211
2209
2185
2190
2184
2186
2187
2188
2189
20.0'
20.0'
20.0'
20.0'
2205
2203
2202
2204
2207
2206
RIM 2199.63
IE 36" IN 2190.37 (W)
IE 36" OUT 2190.27 (E)
RIM 2199.24
IE 36" IN 2191.46 (W)
IE 36" OUT 2191.36 (E)
RIM 2199.24
IE 36" IN 2191.02 (W)
IE 36" OUT 2190.92 (E)
RIM 2199.24
IE 36" IN 2190.59 (W)
IE 36" OUT 2190.49 (E)
RIM 2193.35
IE 36" IN 2184.85 (W)
IE 36" OUT 2184.75 (E)
RIM 2189.81
IE 36" IN 2181.89 (W)
IE 36" OUT 2181.79 (E)
RIM 2179.06
IE 24" IN 2163.71 (NW)
IE 48" IN 2162.71 (N)
IE 48" OUT 2162.61 (S)
RIM 2176.09
IE 48" OUT 2176.00 (E)
RIM 2184.73
IE 24" IN 2178.47 (W)
IE 18" IN 2179.37 (SW)
IE 18" IN 2179.37 (NW)
IE 24" OUT 2178.33 (E)
RIM 2185.91
IE 18" OUT 2181.39 (SE)
RIM 2185.13
IE 18" OUT 2180.61 (NE)
RIM 2195.97
IE 18" OUT 2191.46 (NE)
RIM 2196.56
IE 18" OUT 2192.04 (SE)
RIM 2195.57
IE 24" IN 2189.31 (W)
IE 18" IN 2190.21 (NW)
IE 18" IN 2190.21 (SW)
IE 24" OUT 2189.17 (E)
RIM 2211.56
IE 24" IN 2205.00 (W)
IE 18" IN 2205.92 (NW)
IE 18" IN 2205.92 (SW)
IE 24" OUT 2204.89 (E)
RIM 2212.32
IE 18" OUT 2207.81 (SE)
RIM 2211.97
IE 18" OUT 2207.45 (NE)
3.6%
RIM 2174.41
IE 48" IN 2155.26 (N)
IE 48" OUT 2155.10 (S)
4 TYP
4 TYP
TYP
TYP
TYP
5 5
4 WILSON STREET
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1450
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 11
NORTH
MATCHLINE SEE SHEET 6
PRELIMINARY GRADING IMPROVEMENT NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:4 PG July 03, 2024 03:54:56pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
GRADING PLAN 4
9 EXISTING 20.0'(VARIES) STREET CONSTRUCTION AND MAINTENANCE EASEMENT AGREEMENT.
3 EXISTING 20.0' ELECTRICAL EASEMENT FOR SOUTHERN CALIFORNIA EDISON COMPANY.
7 8 EXISITING 16' ROAD DEDICATION TO THE CITY OF BANNING. 1 PROPOSED STORMDRAIN PIPE
2 PROPOSED STORM INLET
4 PROPOSED STORMDRAIN MANHOLE
5 PROPOSED STORM CURB INLET
FM
FW
FW
FM
FW
FW
W
W
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
FW FW FW FW FW FW FW FW FW FW FW FW
D
D
D SD SD SD SD SD SD SD SD SD SD SD SD
S
FM
FW
FW
FM
FW
FW
W
W
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
FW FW FW FW FW FW FW FW FW FW FW FW
D
D
D SD SD SD SD SD SD SD SD SD SD SD SD
S
FM
FW
FW
FM
FW
FW
W
W
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
FW FW FW FW FW FW FW FW FW FW FW FW
D
D
D SD SD SD SD SD SD SD SD SD SD SD SD
S
FM
FW
FW
FM
FW
FW
W
W
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
FW FW FW FW FW FW FW FW FW FW FW FW
D
D
D SD SD SD SD SD SD SD SD SD SD SD SD
S
FM
FW
FW
FM
FW
FW
W
W
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
FW FW FW FW FW FW FW FW FW FW FW FW
D
D
D SD SD SD SD SD SD SD SD SD SD SD SD
S
VEHICLE
ELECTRIC
ADA VAN
CHARGING
ONLY VAN
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
CHARGING
VEHICLE
ELECTRIC
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
VEHICLE
ELECTRIC
ADA VAN
CHARGING
ONLY VAN
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
CHARGING
VEHICLE
ELECTRIC
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
D
GB GB GB GB GB GB GB GB GB GB GB GB
GB GB GB GB GB GB GB GB GB GB GB GB
GB GB
GB GB GB GB
GB GB GB GB GB GB GB GB GB GB
GB GB GB GB GB GB GB GB
O'DONNELL STREET
APN: 532-030-010
PL
IMPROVEMENTS
BY OTHERS
PROP R/W
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
PROP R/W
2238
2250
2248
2252
2230
2240
2250
2220
2222
2222
2222
2224
2226
2250
2248
2252
2214
2216
2230
2234
2236
2234
2230
2212
2214
2210
2210
2212
2212
2214
2214
2214
2210
2210
2210
2212
2212
2212
2212
2212
2212
2214
2214
2214
2214
2214
2214
2216
2216
2216
2216
2216
2216
36+46
35+00
36+00
2205
2203
2204
2221
19.0'
9.0'
TYP
TYP
30.0'
TYP
24.0'
TYP
56.0'
10+00
11+00
12+00
13+00
14+00
15+00
19.5%
35.0%
2.2%
8 7
3 1
TYP
1.5%
PR ACCESSIBLE
PARKING (TYP)
PR EV PARKING (TYP)
PR EV PARKING (TYP)
PR ACCESSIBLE
PARKING (TYP)
PR ACCESSIBLE EV
PARKING (TYP)
2225
2230
2222
2223
2224
2226
2227
2228
2229
2231
2232
2233
2234 78.0'
56.0'
28.0'
28.0'
6.0'
6.0'
EX. POWER POLE
POLE ID NO. 1
EL: 2216.48
SCE# 1320733E
EXISTING POWER POLE
OUTSIDE PROPERTY LIMITS
(2223.54EL)
SCE#: 1645758E
FS 2203.41
FS 2205.67 FS 2203.68 FS 2204.14
FS 2203.38 FS 2204.62
FS 2204.53 FS 2203.38
FS 2204.92 FS 2203.68
FL 2221.88
FL 2222.64
FL 2222.23
FS 2204.87
FS 2203.99
FS 2204.74
FS 2204.07
FS 2204.56
FS 2206.16
FS 2204.14
2:1
2:1
3:1
4 TYP
TG 2202.02
FS 2202.75
2 TYP
2 TYP
FS 2203.05
FS 2204.57
2 TYP
4 TYP
4 TYP
1 TYP
1 TYP
30.0'
TYP
19.0'
9.0'
TYP
TYP
30.0'
TYP
30.0'
TYP
24.0'
TYP
24.0'
TYP
24.0'
TYP
2.0%
2.0%
2.0%
FS 2202.55
2.0%
2.0% 1.4% 1.3%
2.0% 1.7% 1.5%
2.0% 1.1%
1.3% 1.5%
2203
2203
2203
2205
2205
2210
2215
2220
2225
2230
FS 2203.86
FS 2203.86
FS 2203.86
FS 2203.86
FFE=2204.80
FFE=2204.80
FFE=2204.80
FFE=2204.80
FFE=2204.80
FFE=2204.80
ADA PATH
2205
2210
2215
2220
2225
2204
2204
2203
2203
2205
2204
2203
2203
2203
2203
FS 2221.35
2210
2215
2220
FS 2220.49
FS-HP 2203.04
FS-HP 2203.05
FS-HP 2203.06
RIBBON
GUTTER (TYP)
4.0'
RIBBON GUTTER (TYP)
4.0'
1.5%
EX. 40' WIDE SOUTHERN
PACIFIC LAND COMPANY
EASEMENT, RECORDED
10/19/1966, INST. # 53726
EX ROAD EASEMENT,
RECORDED 10/08/2010,
INST. #2010-0485664.
EX ROAD EASEMENT, RECORDED
5/17/2011, INST. #2011-0216635.
EX ROAD EASEMENT, RECORDED
11/12/2011, INST. # NO. 2011-0402632
TYP
1 2235
5 TYP
4 TYP
RIM 2202.48
IE 42" IN 2190.41 (N)
IE 18" IN 2195.97 (NW)
IE 42" OUT 2190.31 (S)
RIM 2202.30
IE 48" IN 2189.10 (N)
IE 18" IN 2195.50 (NW)
IE 48" OUT 2189.00 (S)
RIM 2202.29
IE 42" IN 2189.82 (N)
IE 18" IN 2195.58 (NW)
IE 48" OUT 2189.72 (S)
RIM 2202.25
IE 18" OUT 2196.20 (SE)
RIM 2202.02
IE 18" OUT 2195.73 (SE)
RIM 2202.02
IE 18" OUT 2195.80 (SE)
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1451
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 8
NORTH
MATCHLINE SEE SHEET 13
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:5 PG July 08, 2024 11:55:24amK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
GRADING PLAN 5
10 1 PROPOSED STORMDRAIN PIPE
4 PROPOSED STORMDRAIN MANHOLE
5 PROPOSED STORM CURB INLET
6 PROPOSED HEADWALL
FW FW FW FW FW FW FW FW FW FW FW FW
SD
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW
SD
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW
SD
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW
SD
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW
SD
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
D
VAN
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV VAN
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV
F
F
F
F
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
GB
GB GB
GB
GB GB GB GB GB GB GB GB GB
GB GB GB GBGB GB GB GB
GB GB GB GB
GB GB GB GB GB
℄
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
PROP R/W
FUTURE COTTONWOOD
ROAD CENTERLINE
PROP R/W
PROP R/W
PROP R/W
2182
2184
2186
2170
2180
2172
2174
2176
2178
2160
2170
2162
2164
2166
2168
2172
2174
2174
2174
2174
2174
2174
2176
2176
2176
2176
2176
2160
2170
2158
2162
2164
2166
2168
2172
2176
2191
2165
2170
2175
2180
2185
2190
2195
2191
2192
2193
2194
2195
2194
2196
9.0'
TYP
19.0'
TYP
40.0' TYP
2 5
TYP
5 TYP
1 TYP
4.0%
1.0%
PR ACCESSIBLE
PARKING (TYP)
PR ACCESSIBLE EV
PARKING (TYP)
PR EV PARKING (TYP)
PR ACCESSIBLE EV
PARKING (TYP)
EX. POWER POLE
POLE ID NO. 5
EL: 2182.19
SCE# 1320737E
FS 2196.71
FS 2196.14
FS 2186.43
FS 2187.55
FS 2187.27
FS 2196.45
FS 2189.26
FS 2193.35
FS 2193.06
FS 2193.53
FS 2194.32 FS 2193.12
FS 2194.68 FS 2192.92
FS 2194.78 FS 2193.02
FS 2192.74
FS 2195.86
FS 2189.39
FS 2189.21
FS 2194.58
FS 2194.70
FS 2193.25
FS 2189.81
FS 2189.11
FS 2189.68
FS 2190.00
FS 2196.13
3:1
2:1
4:1
5 5
1 TYP
1 TYP
1.0%
4 TYP
1 TYP
FS 2197.54
FS 2197.50
FS 2197.32
1.5% 4.0%
30.0'
TYP
30.0'
TYP
19.0'
TYP
19.0'
TYP
24.0'
TYP
9.0'
TYP
19.0'
TYP
30.0'
TYP
30.0'
TYP
19.0'
TYP
19.0'
TYP
24.0'
TYP
FS 2195.54
FS 2195.23
24.0'
TYP
FS 2185.54
FS 2185.94
FS 2185.51
FS 2191.22
FS 2196.35
FS 2196.25
FS 2190.94
FS 2188.70
FS 2188.45
FS 2194.78
1.5% 4.0%
4.0%
3.1%
1.5% 6.7%
N0°04'18"E
1096.14'
FFE=2204.80
FFE=2204.80
FFE=2204.80
FFE=2204.80
FFE=2204.80
FFE=2204.80
1 TYP
4 TYP
4 TYP
4 TYP
4 TYP
ADA PATH
2170
2175
2180
2185
2187
2188
2189
2190
2189
2191
2192
2193
1.5%
4.32%
6.91%
5 TYP
2165
2170
2164
2166
2167
2168
2169
2171
2172
2173
2174
3.0%
PR EV PARKING (TYP)
2197
RIM 2192.74
IE 18" OUT 2188.25 (E)
RIM 2190.49
IE 42" IN 2175.57 (N)
IE 18" IN 2185.81 (E)
IE 42" OUT 2175.57 (S)
RIM 2189.11
IE 18" OUT 2184.61 (E)
RIM 2188.31
IE 42" IN 2176.22 (N)
IE 18" IN 2181.34 (W)
IE 42" OUT 2176.22 (S)
RIM 2187.81
IE 42" IN 2176.37 (N)
IE 18" IN 2178.37 (E)
IE 42" OUT 2176.37 (S)
RIM 2185.44
IE 42" IN 2177.08 (N)
IE 18" IN 2179.08 (W)
IE 42" OUT 2177.08 (S)
RIM 2185.05
IE 36" IN 2177.66 (W)
IE 18" IN 2179.20 (E)
IE 42" OUT 2177.20 (S)
RIM 2153.90
IE 48" IN 2153.90 (N)
RIM 2190.66
IE 18" OUT 2186.86 (W)
RIM 2187.98
IE 18" OUT 2183.48 (W)
RIM 2185.22
IE 18" OUT 2180.72 (W)
6 FUTURE CALTRANS R/W
SCE POLE
PROP
DRAINAGE
OUTFALL
STRUCTURE
FUTURE COTTONWOOD ROAD
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1452
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 9
NORTH
MATCHLINE SEE SHEET 12
EASEMENTS
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/3/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:6 PG July 03, 2024 03:55:38pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/3/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 4
5 6
3 6
GRADING PLAN 6
11 PROPOSED STORMDRAIN PIPE
PROPOSED STORMDRAIN MANHOLE
PROPOSED STORM CURB INLET
PROPOSED HEADWALL
EXISTING 20.0'(VARIES) STREET CONSTRUCTION AND MAINTENANCE EASEMENT AGREEMENT.
EXISTING 20' PUBLIC UTILITY EASEMENT FOR COACHELLA VALLEY ICE AND ELECTRIC POWER COMPANY.
FW FW FW FW FW FW FW FW FW
X
X
X
FW
FW
FW
FW
SD
S
S
S S
S
S
S
S S S S S
W
W
W
W
FM FM FM FM FM FM FM
FM
FM
FM
FM
FW
FW FW FW FW FW
FW FW FW FW
W
W W W W W
W
W
W
W
SS
S
SD SD SD SD
D
D
SD
SD
SD
SD
SD SD SD SD
D
D
SD
SD SD
S
S
S
S
S
S
FM
FM
FM
FM
FM
FM
FM
FM
FM
SD
FW FW FW FW FW FW FW FW FW
X
X
X
FW
FW
FW
FW
SD
S
S
S S
S
S
S
S S S S S
W
W
W
W
FM FM FM FM FM FM FM
FM
FM
FM
FM
FW
FW FW FW FW FW
FW FW FW FW
W
W W W W W
W
W
W
W
SS
S
SD SD SD SD
D
D
SD
SD
SD
SD
SD SD SD SD
D
D
SD
SD SD
S
S
S
S
S
S
FM
FM
FM
FM
FM
FM
FM
FM
FM
SD
FW FW FW FW FW FW FW FW FW
X
X
X
FW
FW
FW
FW
SD
S
S
S S
S
S
S
S S S S S
W
W
W
W
FM FM FM FM FM FM FM
FM
FM
FM
FM
FW
FW FW FW FW FW
FW FW FW FW
W
W W W W W
W
W
W
W
SS
S
SD SD SD SD
D
D
SD
SD
SD
SD
SD SD SD SD
D
D
SD
SD SD
S
S
S
S
S
S
FM
FM
FM
FM
FM
FM
FM
FM
FM
SD
FW FW FW FW FW FW FW FW FW
X
X
X
FW
FW
FW
FW
SD
S
S
S S
S
S
S
S S S S S
W
W
W
W
FM FM FM FM FM FM FM
FM
FM
FM
FM
FW
FW FW FW FW FW
FW FW FW FW
W
W W W W W
W
W
W
W
SS
S
SD SD SD SD
D
D
SD
SD
SD
SD
SD SD SD SD
D
D
SD
SD SD
S
S
S
S
S
S
FM
FM
FM
FM
FM
FM
FM
FM
FM
SD
FW FW FW FW FW FW FW FW FW
X
X
X
FW
FW
FW
FW
SD
S
S
S S
S
S
S
S S S S S
W
W
W
W
FM FM FM FM FM FM FM
FM
FM
FM
FM
FW
FW FW FW FW FW
FW FW FW FW
W
W W W W W
W
W
W
W
SS
S
SD SD SD SD
D
D
SD
SD
SD
SD
SD SD SD SD
D
D
SD
SD SD
S
S
S
S
S
S
FM
FM
FM
FM
FM
FM
FM
FM
FM
SD
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
>
>
>
>
>
>
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
>
>
>
>
>
>
D
GB GB GB GB GB GB GB
GB GB GB
GB GB GB GB GB GB GB GB
GB
GB GB GB GB GB GB GBGBGB
GB
GB
GB
GB
GB
GBGB
GB
GB
PROPERTY LINE
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
2180
2190
2200
2178
2182
2184
2186
2188
2192
2194
2196
2198
2190
2200
2184
2182
2188
2186
2194
2192
2196
2198
2202 2204
2206
2200
2210
2194
2196
2198
2202
2204
2206
2208
2200
2202
2204
2194
2196
2198
2192
2194
2210
2202
2204
2206
2208
2212
2214
2216
2218
2210
2210
2210
2210
2210
2212
2212
2212
2214
2214
2214
2216
2216
2216
2180
2185
2195
2210
2215
2206
2207
2209
2208
2211
2212
2213
2214
2216
2203
2203
2204
2204
2203
2201
2202
2190
2195
2190
2195
2200
55.0'
TYP
12.0'
TYP
140.0'
TYP
4+79
5+00
6+00
7+00
8+00
9+00
1.0%
2.3%
11.3%
1.0%
5 TYP
1 TYP
0.1%
3 6
PR TRASH
ENCLOSURE
2199
2198
FS 2197.59
FS 2204.11
FS 2204.15 FS 2200.80
FS 2200.20
FS 2200.80
FS 2196.81
BW 2198.47
TW 2198.47
BW 2191.63
TW 2197.91
BW 2187.70
TW 2197.97
FS 2197.37
FS 2198.40
FS 2197.82
FS 2198.60
FS 2196.14
FS 2198.96
FS 2202.86
FL 2208.69
FS 2205.54 FS 2203.29
FS 2209.62
FS 2206.40
FS 2199.89
40.0'
40.0'
FS 2212.75
FS 2214.48
FS 2219.58
FS 2218.70
FL 2202.88
FS 2203.02
FS 2202.91
FS 2202.93
FS 2196.81
1.2%
5 TYP
PR RETAINING
WALL
FS 2198.60
FS 2211.72
30.0'
20.0'
8.0%
8:1
25:1
3:1
4 TYP
4 TYP
9.0'
TYP
24.0'
TYP
1 TYP
PROPOSED
SEWER LIFT
STATION
FS 2203.86
6 6
24.0'
TYP
24.0'
TYP
30.0'
TYP
30.0'
TYP
19.0'
TYP
1.0%
FS 2198.04
FS 2200.20
FS 2198.60
FS 2203.86
FL 2210.45
FS 2211.18
FS 2202.01
FS 2202.18
2.8% 5.0%
4.0%
4.0%
1.0%
2195
2205
2200
N0°42'27"E
520.52'
PR OFFICE
BASIN A
PROVIDED STORAGE = 133,546 CF
BASIN BTM = 2186
14.0'
TYP
60.0'
1 TYP
4 TYP
4 TYP
ADA PATH
ADA PATH
ADA PATH
2210
2207
2208
2209
2211
2212
2215
2216
2217
2218
2215
2220
2210
2210
2205
2205
2200
2190
2205
RIBBON GUTTER (TYP)
4.0'
2.4%
2.0%
FS/HP 2197.37
6 TYP
2.0%
EX 20' COACHELLA VALLEY ICE AND
ELECTRIC POWER COMPANY, RECORDED
12/08/1915 IN BOOK 435 OF DEEDS, PAGE 203.
PR BANNING ELECTRIC
SUBSTATION EASEMENT
PR PUBLIC STORM
DRAIN EASEMENT
PR BANNING ELECTRIC
SUBSTATION
PR TRUCK
BAY (TYP)
2180
2185
2175
2180
FL 2213.00
FL 2209.70
FS 2211.58
FS 2202.88
RIM 2202.32
IE 48" IN 2188.19 (N)
IE 18" IN 2198.61 (W)
IE 48" OUT 2188.09 (S)
RIM 2202.22
IE 18" OUT 2196.63 (E)
RIM 2202.06
IE 18" IN 2196.25 (W)
IE 48" IN 2187.73 (N)
RIM 2201.98 IE 48" OUT 2187.63 (SE)
IE 18" OUT 2196.41 (E)
RIM 2197.87
IE 18" OUT 2193.37 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2196.61
IE 24" IN 2180.25 (NW)
IE 24" OUT 2180.15 (SE)
RIM 2186.00
IE 24" OUT 2181.00 (SE)
RIM 2188.19
IE 48" IN 2186.00 (NW)
RIM 2198.80
IE 18" IN 2189.94 (W)
IE 18" IN 2189.94 (S)
IE 18" OUT 2189.94 (E)
RIM 2198.80
IE 18" IN 2192.06 (S)
IE 18" OUT 2192.06 (E)
RIM 2194.55
IE 24" IN 2178.14 (NW)
IE 24" OUT 2178.14 (SE)
RIM 2188.41
IE 24" IN 2174.54 (W)
IE 24" OUT 2174.54 (E)
RIM 2205.44
IE 54" IN 2193.29 (W)
IE 54" OUT 2193.19 (E)
RIM 2199.68
IE 54" IN 2182.91 (W)
IE 54" OUT 2182.81 (E)
RIM 2187.13
IE 54" IN 2180.30 (W)
IE 54" OUT 2180.20 (E)
4 TYP
4 TYP
4 TYP
RIM 2192.28
IE 54" IN 2181.60 (W)
IE 54" OUT 2181.50 (E)
4 TYP
RIM 2210.63
IE 54" IN 2197.41 (N)
IE 54" OUT 2197.41 (S)
2211.55
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1453
0 GRAPHIC SCALE IN FEET
40 20 40 80
NORTH MATCHLINE SEE SHEET 13MATCHLINE SEE SHEET 11
EASEMENTS
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits. FOR REVIEW ONLY Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L
BEFOR YOU
D IG
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:7 PG July 08, 2024 01:13:22pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
GRADING PLAN 7
12 1 PROPOSED STORMDRAIN PIPE
3 PROPOSED INFILTRATION BASIN
5 PROPOSED STORM CURB INLET
6 PROPOSED HEADWALL
EXISTING 20' PUBLIC UTILITY EASEMENT FOR COACHELLA VALLEY ICE AND ELECTRIC POWER COMPANY.
6 FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
S SDSDSDSDSDSDSDSDSD
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
S
S
SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
S SDSDSDSDSDSDSDSDSD
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
S
S
SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
S SDSDSDSDSDSDSDSDSD
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
S
S
SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
S SDSDSDSDSDSDSDSDSD
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
S
S
SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
S SDSDSDSDSDSDSDSDSD
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
S
S
SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD
GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB
GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GB GBGBGBGBGBGBGBGBGBGBGBGBGBGBGBGBGBGB
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
2190
2184
2186
2188
2192
2194
2194
2180 2172
2170
2168
2166
2164 2178 2176 2174
2160
2158
2162
2164
2166 2168
2170 2174 2172 2176
2172
2180
2180
2182
2184
2186
2188
2180
2178
2182
2184
2186
2180
2192
2194
2200
2194
2196
2198 2180
2180
2182 2182
2174 2176
2172
2174
2174
2174
2174
2174
2174
2174
2174
2176
2176
2176
2176
2176
2176
2176
2176
2176
2176
2176 2178
2178
2200
2198
2199
2200
2198
2199
2180 2180
2185
2165
2170
2175
2180 55.0' TYP
12.0'
TYP 140.0' TYP 21752170
2165
PR RETAINING
WALL 2165 2170
2165
2170
2175
2180
2160
2165
2170
2155
2160
2165 2.0% 1.0% 1.0% 1.0%
3 2.6% 2.6%
1.0%
5 TYP
6 BASIN B
PROVIDED STORAGE = 531,660 CF
BASIN BTM = 2164 BASIN C
PROVIDED STORAGE = 139,327 CF
BASIN BTM = 2158 BASIN D
PROVIDED STORAGE = 198,937 CF
BASIN BTM = 2155
3 3
FS 2200.19
FS 2200.80
BW 2187.70
TW 2197.97
BW 2187.70
TW 2198.09
BW 2187.70
TW 2198.21
BW 2187.70
TW 2198.33
BW 2187.70
TW 2198.45
BW 2187.70
TW 2198.37
BW 2187.70
TW 2198.25
BW 2187.70
TW 2198.13
BW 2187.70
TW 2198.01
BW 2187.70
TW 2197.95
FS 2196.81 FS 2196.81
1.0%
FS 2196.81 5 FS 2196.81 5 TYP 5 TYP
FS 2200.20 FS 2200.20 FS 2200.20
3 13:1 2:1 2:1 3:1 3:1 3:1 3:1 3:1 3:1
3:1
3:1
3:1
8.0% 3:1
6 1.0% 1.0% 1.0%
TYP
1.0% 1.0%
FS 2198.60 FS 2198.60 FS 2198.60 FS 2198.60 FS 2198.60 FS 2198.60 FS 2198.60 FS 2198.60 FS 2198.60 2185
2180
2175
2170
2165
2175
2180
2185
2170
2175
2180
2185
2160
2165
2198 2198 2198
FS 2200.80
PR TRUCK
BAY (TYP)
14.0'
TYP 60.0'
EMERGENCY
OUTLET/OVERFLOW
EMERGENCY
OUTLET/OVERFLOW
1 TYP
1 1 TYP
TYP
6 TYP
6 TYP
6 TYP 2.0%
FS/HP 2197.37 FS/HP 2197.37 FS/HP 2197.37
6 TYP
2180 2165
2165
2165
RIM 2197.81
IE 18" OUT 2193.31 (N) RIM 2197.81
IE 18" OUT 2193.30 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N) RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2198.80
IE 48" IN 2172.62 (E)
IE 18" IN 2175.12 (S)
IE 48" OUT 2172.62 (W)
RIM 2198.80
IE 48" IN 2172.29 (E)
IE 18" IN 2174.79 (S)
IE 48" OUT 2172.29 (W)
RIM 2198.80
IE 48" IN 2171.95 (E)
IE 18" IN 2174.45 (S)
IE 48" OUT 2171.95 (W)
RIM 2198.80
IE 48" IN 2171.62 (E)
IE 18" IN 2174.12 (S)
IE 48" OUT 2171.62 (W)
RIM 2198.80
IE 48" IN 2171.28 (E)
IE 18" IN 2173.78 (S)
IE 48" OUT 2171.28 (W)
RIM 2198.80
IE 48" IN 2170.94 (E)
IE 18" IN 2173.44 (S)
IE 48" OUT 2170.94 (W)
RIM 2198.80
IE 48" IN 2170.61 (E)
IE 18" IN 2173.11 (S)
IE 48" OUT 2170.61 (W)
RIM 2198.80
IE 48" IN 2170.27 (E)
IE 18" IN 2172.77 (S)
IE 48" OUT 2170.27 (W)
RIM 2198.80
IE 18" IN 2187.70 (W)
IE 18" IN 2187.70 (S)
IE 18" OUT 2187.70 (E)
RIM 2166.33
IE 24" IN 2164.07 (W)
IE 24" OUT 2164.07 (NE)
RIM 2165.90
IE 24" IN 2164.00 (SW)
RIM 2164.00
IE 24" OUT 2160.05 (E)
RIM 2159.76
IE 24" IN 2158.00 (W)
RIM 2158.00
IE 24" OUT 2155.35 (E)
RIM 2156.77
IE 24" IN 2155.00 (W)
RIM 2165.73
IE 72" IN 2164.00 (N)
RIM 2198.80
IE 48" IN 2170.09 (E)
IE 18" IN 2186.66 (W)
IE 72" OUT 2168.09 (S)
6 PROP
DRAINAGE
OUTFALL
STRUCTURE
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1454
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 10
NORTH MATCHLINE SEE SHEET 12
EASEMENTS
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits. FOR REVIEW ONLY Engineer P.E. No. Date
Prepared for Concept Plan submittal
11/5/2024
EUGENE D. COWAN III
86803
CA
L
BEFOR YOU
D IG
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:8 PG November 05, 2024 08:46:15amK:\RIV_LDEV\194455002 - Banning Logistics\CAD\Preliminary\Grading Plan.dwg 11/5/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 3
4 5
2 6
GRADING PLAN 8
13 PROPOSED STORMDRAIN PIPE
PROPOSED INFILTRATION BASIN
PROPOSED STORMDRAIN MANHOLE
PROPOSED STORM CURB INLET
EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT
COMMUNICATIONS COMPANY.
EXISTING 20' PUBLIC UTILITY EASEMENT FOR COACHELLA VALLEY ICE AND ELECTRIC POWER COMPANY.
FW FW FW FW FW FW FW FW FW FW FW FW SDSD
S S S S S S S S S S
S
S
D
D
SD SD SD SD SD D
SD
SD
SD SD
S
S SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW SDSD
S S S S S S S S S S
S
S
D
D
SD SD SD SD SD D
SD
SD
SD SD
S
S SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW SDSD
S S S S S S S S S S
S
S
D
D
SD SD SD SD SD D
SD
SD
SD SD
S
S SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW SDSD
S S S S S S S S S S
S
S
D
D
SD SD SD SD SD D
SD
SD
SD SD
S
S SD
SD
SD
SD
D
FW FW FW FW FW FW FW FW FW FW FW FW SDSD
S S S S S S S S S S
S
S
D
D
SD SD SD SD SD D
SD
SD
SD SD
S
S SD
SD
SD
SD
D VAN
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X X
X X VAN
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X X
X X
F
F
FO
FO
FO
FO
FO
FO
FO
GB GB GB GB GB GB GBGB GB
GB
GB GB
GB GB GB GB GB GB GB GBGBGBGB GB
PROPERTY LINE
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
FUTURE COTTONWOOD
ROAD CENTERLINE
PROP R/W
PROP R/W
2170
2164
2166
2168
2172
2174
2150
2160
2144
2146
2148
2152
2154
2156 2158
2162
2160
2156 2158
2162
2152
2154
2156
2158
2140
2138
2150
2148
2146
2152 2154 2156
2160
2152
2154
2156
2158
2162
2174
2176
2174
2200
2199
2155
2160
2165 2170
2175
2180
2185
2190
2195
2170
2175
2180
2185
2190
2195
2160
2165
2170
2175
2180 55.0' TYP
12.0'
TYP
2 1.0% 3.0% 2.0% 1.0%
6 PR ACCESSIBLE
PARKING (TYP)
PR TRASH
ENCLOSURE
2155
2160
2165
2170
2175
2180
2185
2190
10.0'
52.2'
FS 2197.13
FS 2200.80
FS 2200.20
FS 2196.57
FS 2193.85
FS 2196.67
BW 2187.70
TW 2198.05
BW 2187.70
TW 2198.17
BW 2193.34
TW 2198.47
FS 2196.81 5 TYP
PR RETAINING
WALL
END RETAINING
WALL
3 2:1 2:1
4:1
3:1 3:1
2:1
1.0% 2.4%
FS 2199.25
6 FS 2197.80
30.0' TYP
FS 2199.50
FS 2195.79
1.9%
0.9% 1.0%
FS 2198.60 FS 2198.60
FS 2197.15
FS 2197.60
FS 2195.17
FS 2194.41
FS 2198.58
FS 2199.85 0.4%
4.2%
2.0%
2198
N0°04'18"E
1096.14'
FS 2200.80
PR OFFICE
PR TRUCK
BAY (TYP)
FFE=2204.80
14.0'
TYP 60.0'
40.0'
1 TYP
4 TYP
4 TYP
4 TYP
BASIN D
PROVIDED STORAGE = 198,937 CF
BASIN BTM = 2155
ADA PATH
FS 2194.65
2195
2194
2196
FS 2193.88 60.0'
FS/HP 2197.37
5.5%
FS 2190.61
RIDGE 140.0' TYP 1.9%
7.0%
2200
2197
2198 2199
2195
2193
2194
2195
2197
2155
2160
2165
2170
2153
2154
2156
2157
2158
2159
2161
2162
2163 2164
2166 2167 2168
2169
2171
2172
RIM 2198.07
IE 42" IN 2174.55 (NE)
IE 48" OUT 2174.05 (W)
RIM 2197.84
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2197.81
IE 18" OUT 2193.31 (N)
RIM 2198.80
IE 48" IN 2173.56 (E)
IE 18" IN 2176.06 (S)
IE 48" OUT 2173.56 (W)
RIM 2196.27
IE 42" IN 2174.80 (NE)
IE 42" OUT 2174.80 (SW)
RIM 2193.05
IE 42" IN 2175.22 (N)
IE 42" OUT 2175.22 (SW) RIM 2198.80
IE 48" IN 2173.30 (E)
IE 18" IN 2175.80 (S)
IE 48" OUT 2173.30 (W)
RIM 2198.80
IE 48" IN 2172.96 (E)
IE 18" IN 2175.46 (S)
IE 48" OUT 2172.96 (W) FUTURE COTTONWOOD ROAD
PROP
DRAINAGE
OUTFALL
STRUCTURE
55.0'
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1455
0 GRAPHIC SCALE IN FEET
40 20 40 80
NORTH
MATCHLINE SEE SHEET 15
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/15/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:9 PG July 15, 2024 11:00:43amK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/15/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
GRADING PLAN 9
14 1 PROPOSED STORMDRAIN PIPE
5 PROPOSED STORM CURB INLET
6''W
6''W
6''W
6''W
12''W 12''W
6''W
6''W
6''W
6''W
12''W 12''W
6''W
6''W
6''W
6''W
12''W 12''W
6''W
6''W
6''W
6''W
12''W 12''W
6''W
6''W
6''W
6''W
12''W 12''W
> > > > > > > > > > > > > > > > > >
>
>
> > > > > > > > > > > > > > > > > > > > >
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
>
> > > > > > > > > > > > > > > > > > > > >
>
>
> > > > > > > > > > > > > > >
G G
G G G G G
G
G
W W W W W W W W W W W W W
W W W W W
F
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ZZZZZZ
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ZZZZZZ
2334
2320
2330
2322
2324
2326
2328
2322
2324
2326
2328
2320
2312
2314
2316
2318
2322
2300
2310
2296
2298
2302
2304
2306
2308
2312
2314
2316
2318
2296
2310
2320
2302
2304
2306
2308
2312
2314 2316
2318
2322
15+00
16+00
17+00
18+00
19+00
20+00
21+00 22+00 23+00 24+00
2300
2305
2310
2315
2320
2297
2298
2299
2301
2302
2303
2304
2306
2307
2308
2309
2311
2312
2313
2314
2316
2317
2318
2319
2321
2322
2325
2325
2325
2305
2310
2310
2310
PL
FS 2323.74
FS 2320.06
FS 2311.07
FS 2308.28
FL 2299.88
FS 2320.82
FS 2310.42
FS 2300.64
FS 2320.82
FS 2300.64
FS 2310.42
S89°39'25"E 2164.30'
2:1
120:1
1.0%
30.0'
MODIFIED DRIVEWAY
APPROACH PER C-209
R=35'
2320
PR BASIN
2325
2323
2324
2326
2327
2300
2295
2291
2292
2293
2294
2297
2296
APN: 532-030-008 PROP R/W
PROPERTY LINE
2300
2305
2310
2315
2320
2299
2298
2297
2303
2302
2301
2304
2307
2306
2308
2309
2311
2312
2313
2314
2316
2318
2317
2319
2322
2321
2323
FL 2309.13 FL 2308.27
3.2%
3.2% 3.2%
3.2%
3.0%
2.0%
4.5%
4.9%
4.6%
3.0%
WILSON STREET
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1456
0 GRAPHIC SCALE IN FEET
40 20 40 80
NORTH
MATCHLINE SEE SHEET 16
MATCHLINE SEE SHEET 14
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/15/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:10 PG July 15, 2024 11:01:15amK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/15/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
GRADING PLAN 10
15 1 PROPOSED STORMDRAIN PIPE
5 PROPOSED STORM CURB INLET
6 PROPOSED HEADWALL
6''W6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W6''W6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W6''W6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W6''W6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W6''W6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W >
>
> > > > > > > > > > > > > > >
>
>
>
>
>
> > > > > > >
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > >
>
> > > > > > > > > > > > > > >
>
>
>
>
>
> > > > > > >
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > G G
G G
G G G
G G G
W W
W W W W W W W
W W W W W W W
W
W W
ZZZZ
ZZZZZZZZZZZZZZZZZZZZZZZZZ
Z
Z
Z
Z
Z
Z
ZZZZZZZZ
ZZZZ
ZZZZZZZZZZZZZZZZZZZZZZZZZ
Z
Z
Z
Z
Z
Z
ZZZZZZZZ
WILSON STREET
APN: 532-030-008
APN: 532-110-010 FUTURE IMPROVEMENT BY OTHERS
PROP R/W
PROP R/W
PROPERTY LINE
EX WATER LINE
EX GAS LINE
PROP R/W
PROP. MEDIAN
PROP. CURB & GUTTER
PROPERTY LINE
2290
2300
2310
2286
2284
2288
2292
2294
2296
2298
2302
2304
2306
2308
2270
2280
2290
2264
2266
2268
2272
2274
2276
2278
2282
2284
2286
2288
2292
2294
2270
2280
2272
2274
2276
2278
2282
2284
2286
2280
2276
2278
2268
2266
2264
2294
2296
2298
2284
2286
2288
25+00 26+00
27+00
28+00 29+00
30+00
31+00 32+00 33+00 34+00
2270
2275
2280
2285
2290
2295
2266
2267
2268
2269
2271
2272
2273
2274
2276
2277
2278
2279
2281
2282
2283
2284
2286
2287
2288
2289
2291
2292
2293
2294
2296
2305
2275
2275
2275
3.0% 3.0% 3.0% 2270
2265
2280
2275
2285
2267
2266
2264
2263
2262
2261
2276
2274
2273
2272
22712269
2268
2284
2283
2282
22812279
2278
2277
2289
2288
2287
2286
FL 2278.16
FS 2278.92
FS 2266.77 FS 2269.07
FS 2273.99
S89°39'25"E 2164.30'
13:1
26:1
2285
2285
PR PUBLIC STORM
DRAIN EASEMENT
PR BASIN
BASIN E
PROVIDED STORAGE = 8,638 CF
BASIN BTM = VARIES
PR PUBLIC STORM
DRAIN EASEMENT
2285 2280
2270
2265
2275
2267
2266
2269
2268
2271
2272
2273
2274
2276
2277
2285
2290
2295
2284
2287
2286
2293
2292
2291
2289
2288
2294
3.2%
3.2% 3.2%
3:13:1
3:1
3:1
4:1
5:1
6 1 2260
RIM 2278.25
IE 48" OUT 2265.71 (SE)
IE 48" OUT 2265.71 (NW)
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1457
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET 6
NORTH
MATCHLINE SEE SHEET 17
MATCHLINE SEE SHEET 15
EASEMENTS
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:11 PG July 08, 2024 01:21:27pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 4
5 6
1 2
9 GRADING PLAN 11
16 PROPOSED STORMDRAIN PIPE
PROPOSED STORMDRAIN MANHOLE
PROPOSED STORM CURB INLET
PROPOSED HEADWALL
EXISITING 16' EASEMENT FOR SOUTHERN CALIFORNIA GAS COMPANY AND SOUTHERN COUNTIES GAS COMPANY.
EXISITING COMMUNICATION SYSTEMS EASEMENT FOR US SPRINT
COMMUNICATIONS COMPANY.
EXISITING EASEMENT NO. 2018-0219574.
6''W
6''W
6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W 6''W6''W 6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W 6''W6''W 6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W 6''W6''W 6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 6''W 6''W6''W 6''W12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W >
>
> > > > > > > > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
>
> > > > > > > > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
G G G G G
G G G G
G
W W W
E E FO FO FO
ZZZ
ZZZZZZZ
WILSON DRIVE WILSON STREET
APN: 532-030-009
PROP R/W
PROPERTY LINE
ROAD CENTERLINE
EX GAS LINE
LOT LINE
PROP. R/W
PROPOSED CONCRETE CHANNEL
PROP. MEDIAN
PL
PROP. R/W
2250
2270
2260
2242
2244
2246
2248
2252
2254
2256
2262
2258 2264
2266
2268
2272
2274
2250
2246
2252
2248
2248
2250
2242
2244
2246
2248
2252
22422236
2244
2260
2270
2254
2256
2258
2262
2264
2266
2268
2260
2262
2264
2266
2262
2260
35+00
36+00
37+00
38+00
39+00 40+00
41+00
42+00 43+00
44+00
2240
2245
2250
2255
2237
2238
2239
2241
2242
2243
2244
2246
2247
2248
2249
2251
2252
2253
2254
2256
2257
2258
2265
2265
2270
2260
2259
2261
2245
2245
20.0'
2 9 1 23+00
1 24+00
1 TYP
FL 2248.43
FL 2242.14
FS 2253.66
FS 2245.08
FS 2259.34
FS 2246.28
FS 2237.74
FL 2234.46
FL 2245.36
FL 2257.64
2234
2233
56.0'
2235
2250
2245
2240
2236
2234
2233
2232
2237
2246
2244
2243
2242
2241
2239
2238
2251
2249
2248
2247
FS 2259.32
FS 2260.56
FS 2261.81
FS 2261.22
FL 2257.08 FL 2252.54
FS 2259.42
FS 2245.08
S88°35'33"E 2745.24'
1:1
2235
2250
2255
PR PUBLIC STORM
DRAIN EASEMENT
5 TYP
5 TYP
5 TYP
5 TYP
5 TYP
4 TYP
4 TYP
4 TYP
PR BASIN
2235
2236
22512250
2249
2248
2247
2246
2253
2252
PR PUBLIC STORM
DRAIN EASEMENT
2262
2264
2263
2265
2263
2262
2261
2260
2259
2258
2257
2257
2258
RIM 2256.32
IE 18" IN 2250.07 (W)
RIM 2260.90
IE 48" IN 2250.92 (N)
IE 48" OUT 2250.72 (S)
RIM 2236.61
IE 24" IN 2230.16 (W)
IE 18" IN 2231.01 (SW)
IE 18" IN 2231.01 (NW)
IE 24" OUT 2229.96 (E)
RIM 2238.89
IE 18" OUT 2234.02 (SE)
RIM 2237.25
IE 18" OUT 2232.43 (NE)
RIM 2257.13
IE 18" IN 2251.35 (NW)
IE 18" IN 2251.35 (SW)
IE 24" OUT 2250.32 (E)
RIM 2257.35
IE 18" OUT 2252.08 (NE)
RIM 2257.74
IE 18" OUT 2252.46 (SE)
2240
2245
2250
2237
2238
2239
2241
2242
2243
2244
2247
2246
2249
2248
2252
2251
2254
2253
2.2%
2.2%
3.6%
3.6%
3:1
3:1
3:1
3:1
RIM ???
IE 48" IN 2246.56 (N)
IE 48" OUT 2246.56 (S)
4 RIM 2261.24
IE 18" OUT 2247.46 (SE)
5 TYP
X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1458
0 GRAPHIC SCALE IN FEET
40 20 40 80
NORTH
MATCHLINE SEE SHEET 10
MATCHLINE SEE SHEET
8 MATCHLINE SEE SHEET 7
PRELIMINARY STORM IMPROVEMENT NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:12 PG July 08, 2024 01:22:11pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 4
5 GRADING PLAN 12
17 PROPOSED STORMDRAIN PIPE
PROPOSED STORMDRAIN MANHOLE
PROPOSED STORM CURB INLET
6''W
6''W
12''W 12''W 12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
6''W
6''W
12''W 12''W 12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
6''W
6''W
12''W 12''W 12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
6''W
6''W
12''W 12''W 12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
6''W
6''W
12''W 12''W 12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
>
>
>
>
>
>
>
>
>
>
>
>
>
> > > > > >
>
>
>
>
> >
>
> > > >
X
X
X
X
X
X
X
X
X
X
X X X X
X
X
X
X
>
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
>
>
>
>
>
>
>
>
>
>
>
>
>
> > > > > >
>
>
>
>
> >
>
> > > >
X
X
X
X
X
X
X
X
X
X
X X X X
X
X
X
X
>
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
GB
WILSON STREET
PROPERTY LINE
APN: 532-030-015
PROP R/W
PROP R/W
PROPOSED CONCRETE
CHANNEL
PROP. R/W
PROP. R/W
2202
2204
2206
2210
2204
2206
2208
2212
2214
2228
2230
2240
2226
2228
2232
2234
2236
2238 2242
2220
2212
2214
2216
2218
2222
2224
2226
2228
2212
2214
2216
2218
2220
2218
2222
2240
2236
2238
2242
2210
2210
2210
2212
2212
2212
2214
2214
2214
2214
2216
2216
2216
2216
2216
2230
2227
2228
2229
2231
2232
2233
2225
2222
2223
2224
2220
2217
2218
2219
45+00
46+00
47+00
48+00
49+00
50+00
51+00
52+00
53+00
54+00
2225
2230
2235
2224
2223
2222
2229
2228
2227
2226
2233
2232
2231
2237
2236
2234
2225
2225
2230
2210
2215
2211
2212
2217
2216
2214
2213
40.0'
FL 2219.02
FL 2218.30
FL 2228.32
FL 2220.69
FL 2218.45
FL 2217.26
FL 2211.19
FS 2229.25
FS 2221.32
FS 2219.19
FS 2211.73
FL 2225.78
FL 2220.94
FL 2218.48
FL 2211.41
FS 2212.34
FS 2221.42 FS 2219.11
FS 2231.90
FL 2229.95
2220
2219221822172216
221522142213
2212
2211
22102209
FS 2208.44
S88°35'33"E 2745.24'
2:1
2:1
MODIFIED DRIVEWAY
APPROACH PER C-209
R=35', W=40'
2210
2215
2225
2220
2215
2215
2220
2220
2225
2225
2215
2220
THIS AREA IS DESIGNATED FOR
MITIGATION OF BIOLOGICAL RESOURCES.
DESIGN OF MITIGATION AREA WILL BE
PERFORMED IN FINAL ENGINEERING
TYP
TYP
5 TYP
5 TYP
4 TYP
TYP
PR BASIN
BASIN F
PROVIDED STORAGE = 68,781 CF
BASIN BTM = 2215
2215
2214
2216
2210
2208
2209
2211
20.0'
20.0'
2205
2206
2207
RIM 2211.56
IE 24" IN 2205.00 (W)
IE 18" IN 2205.92 (NW)
IE 18" IN 2205.92 (SW)
IE 24" OUT 2204.89 (E)
RIM 2212.32
IE 18" OUT 2207.81 (SE)
RIM 2211.97
IE 18" OUT 2207.45 (NE)
RIM 2221.23
IE 24" IN 2215.71 (W)
IE 18" IN 2215.60 (NW)
IE 18" IN 2215.60 (SW)
IE 24" OUT 2215.62 (E)
RIM 2221.93
IE 18" OUT 2217.42 (SE)
RIM 2221.26
IE 18" OUT 2216.75 (NE)
FL 2220.39
FL 2219.58
3.6%
3.4% 1.4%
2.8%
3.6%
3:1
3:1
1 TYP
2218
2219
5 5
4 X X
|| ||
GB GB
R R
D
S
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
PROPOSED CONTOUR
GRADING DAYLIGHT
GRADE BREAK LINE
RIDGE LINE
EXISTING CONTOUR
100 99
STORM LINE
100 99
ASPHALT PAVEMENT - LIGHT
CONCRETE PAVEMENT - HEAVY
ASPHALT PAVEMENT - MEDIUM
CONCRETE PAVEMENT
ASPHALT PAVEMENT - HEAVY
CONCRETE SIDEWALK
LANDSCAPE
STORM DRAIN STRUCTURE
SEWER MANHOLE
FIRE HYDRANT
ASPHALT PAVEMENT - BY OTHERS
LANDSCAPE
PATH OF TRAVEL
1459
MATCHLINE SEE SHEET 19
MATCHLINE SEE SHEET 21
NORTH
0 GRAPHIC SCALE IN FEET
40 20 40 80
MATCHLINE SEE SHEET C-28
SANITARY SEWER NOTES
FIRE WATER NOTES
WATER NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:1 PG July 08, 2024 12:39:32pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
1 2
3 8
9 3
5 1
2 4
1 2
5 UTILITY PLAN 1
18 EXISITING 16' EASEMENT FOR SOUTHERN
CALIFORNIA GAS COMPANY AND SOUTHERN
COUNTIES GAS COMPANY.
EXISITING COMMUNICATION SYSTEMS EASEMENT
FOR US SPRINT COMMUNICATIONS COMPANY.
EXISTING 20.0'(VARIES) STREET CONSTRUCTION
AND MAINTENANCE EASEMENT AGREEMENT.
EXISITING 16' ROAD DEDICATION TO THE CITY OF
BANNING.
EXISITING EASEMENT NO. 2018-0219574.
PROPOSED 2" IRRIGATION WATER METER AND
BACKFLOW
PROPOSED 12" WATER PIPE
PROPOSED FIRE HYDRANT
PROPOSED FIRE PIPE
PROPOSED FIRE TANK (IF REQUIRED)
PROPOSED SEWER PIPE
PROPOSED SEWER MANHOLE
PROPOSED SEWER POINT OF CONNECTION
FW FW FW FW FW FW FW FW FW FW
S
S
SD SD SD
SD SD SD SD SD SD SD SD SD SD
D
6''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
SS
S
S
S S S S S S S S S S S
FW FW FW
SD SD SD
SD SDD SD SD
D
S
S
D
D
SD
SD SD SD SD SD SD
FW FW FW
FW FW
FW FW
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
G
G
G
G
G
D
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY VAN
X X X X
X X
X
>
>
>
APN: 532-030-010
O'DONNELL STREET
EX GAS LINE
PROP R/W
PROP R/W
PROP R/W
APN: 532-030-015
PROP SIDEWALK
PROP CURB &
GUTTER
BY OTHERS
PROP R/W
PER APN 532-030-010
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
APN: 532-030-015
EX CURB INLET
EX WTR
EQUIPMENT
PROP. R/W
EX STORM MANHOLE
PL
3 PROP SIDEWALK
1 2
2 2
2 5
1 1 67.0' 12.0'
21.0'
30.0'
12.0'
EX STORM MANHOLE
PL
55.0' 70.0'
9 2
1 1
3 3
8 TRAILER PARKING
AREA - PHASE 1
PR FENCE
(TYP)
4 21.0'
12.0'
5 1
7.0'
23.0' 30.0' 12.0' 26.0'
PR WALL (TYP)
11.0' 29.0' 10.0'
10.0'
1 2
2 PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
20.0' 4.0'
30.0'
11+00
12+00 13+00 14+00 15+00 16+00
RIM 2201.98
IE 8" IN 2175.84 (E)
IE 8" OUT 2175.74 (S)
RIM 2200.67
IE 8" IN 2176.54 (E)
IE 6" IN 2176.25 (S)
IE 8" OUT 2176.44 (W)
RIM 2199.79
IE 8" IN 2177.75 (E)
IE 8" OUT 2177.65 (W)
RIM 2199.83
IE 8" IN 2178.26 (E)
IE 6" IN 2177.89 (S)
IE 8" OUT 2178.16 (W)
2 FIRE HYDRANT
SPACING
R=150' (TYP)
2 2
2 PR WATER LINE
PER TPM 38256
PR STORM DRAIN
PER TPM 38256
FIRE HYDRANT
SPACING
R=150' (TYP)
PR STORM DRAIN
PER TPM 38256
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1460
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 20
MATCHLINE SEE SHEET 18
MATCHLINE SEE SHEET 29
SANITARY SEWER NOTES
FIRE WATER NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:2 PG July 08, 2024 12:39:45pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 2
19 EXISITING 16' EASEMENT FOR SOUTHERN
CALIFORNIA GAS COMPANY AND SOUTHERN
COUNTIES GAS COMPANY.
1 EXISITING COMMUNICATION SYSTEMS EASEMENT
FOR US SPRINT COMMUNICATIONS COMPANY.
2 9 EXISITING EASEMENT NO. 2018-0219574.
1 PROPOSED FIRE HYDRANT
2 PROPOSED FIRE PIPE
1 PROPOSED SEWER PIPE
2 PROPOSED SEWER MANHOLE
5 PROPOSED SEWER POINT OF CONNECTION
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD SD SD SD SD SD SD SD SD SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD
6''W
6''W
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
D D
SD SD SD SD SD SD SD SD
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W
12''W 12''W
12''W
12''W 12''W
12''W 12''W 12''W
12''W 12''W
G
G
G
G
G
G
G
G
G
G
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
>
>
>
>
>
>
> > > > > >
>
>
>
X X X X
X
X
X
X
X
X
X
PROP R/W
PROP R/W
℄
1 1
1 1
2 2
1 5
1 34.0'
4.0'
84.0'
9 9
1 1
2 PR WALL (TYP)
21.0'21.0'
5 67.0' 12.0'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
67.0' 12.0'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
17+00 18+00 19+00 20+00 21+00 22+00 23+00 24+00 25+00 26+00 RIM 2200.01
IE 8" IN 2179.88 (E)
IE 6" IN 2179.51 (S)
IE 8" OUT 2179.78 (W)
RIM 2199.85
IE 8" IN 2181.50 (E)
IE 8" OUT 2181.40 (W)
RIM 2199.97
IE 8" IN 2182.97 (E)
IE 6" IN 2182.60 (S)
IE 8" OUT 2182.87 (W)
FIRE HYDRANT
SPACING
R=150' (TYP)
2 2 2
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1461
0 GRAPHIC SCALE IN FEET
20 40 80
MATCHLINE SEE SHEET 22
NORTH MATCHLINE SEE SHEET 19
SANITARY SEWER NOTES
FIRE WATER NOTES
EASEMENTS
Not for construction purposes or permits. FOR REVIEW ONLY Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L
BEFOR YOU
D IG
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:3 PG July 08, 2024 12:53:28pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
WATER NOTES
5 1
2 9
1 2
1 2
5 UTILITY PLAN 3
20 PROPOSED 12" WATER PIPE
EXISITING 16' EASEMENT FOR SOUTHERN
CALIFORNIA GAS COMPANY AND SOUTHERN
COUNTIES GAS COMPANY.
EXISITING COMMUNICATION SYSTEMS EASEMENT
FOR US SPRINT COMMUNICATIONS COMPANY.
EXISITING EASEMENT NO. 2018-0219574.
PROPOSED FIRE HYDRANT
PROPOSED FIRE PIPE
PROPOSED SEWER PIPE
PROPOSED SEWER MANHOLE
PROPOSED SEWER POINT OF CONNECTION
S
S FW FW
FW FW FW FW FW FW FW FW FW
S
S
SD SD SD SD SD SD
D
D
S S S S S S S S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
G
G
G
G
G
G
G
G
G
G
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
X X
X X X X X X X X X X
X X
>
>
>
>
>
>
>
>
> > > > > > > >
>
>
>
>
> > > >
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
> >
>
>
>
>
>
>
> > >
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
WILSON STREET
℄
PROPERTY LINE
PROP R/W
PROP R/W
APN: 532-030-015
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
PROPERTY LINE
ROAD CENTERLINE
PROP R/W
EX GAS LINE
PROP R/W
PROP R/W
PROP STORM LINE
ROAD CENTERLINE
PROP. CURB & GUTTER
PROP R/W
℄
1 2
2 2
5 1
1 PROP R/W
PR CHANNEL 67.0' 12.0' 61.0'
110.0'
2 2
9 9
1 1
APN: 532-030-009
PR FENCE
(TYP)
EX. POWER POLE
POLE ID NO. 6
EL: 2174.84
SCE# 1320739E
5 37.0' 47.0'
10.0' 33.0' 20.8'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
27+00 28+00 29+00 30+00 31+00
RIM 2199.88
IE 8" IN 2184.59 (E)
IE 6" IN 2184.22 (S)
IE 8" OUT 2184.49 (W) 7.0'
RIM 2199.35
IE 8" IN 2186.06 (E)
IE 8" OUT 2185.96 (W)
2 RIM 2196.28
IE 8" IN 2186.70 (S)
IE 8" OUT 2186.60 (W)
2 FIRE HYDRANT
SPACING
R=150' (TYP)
2 5
20.8'
5.7'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
PR PUBLIC
STORM EASEMENT
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1462
0 GRAPHIC SCALE IN FEET
20 40 80
MATCHLINE SEE SHEET 23
NORTH
MATCHLINE SEE SHEET 18
SANITARY SEWER NOTES
FIRE WATER NOTES
WATER NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:4 PG July 08, 2024 12:40:10pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 4
21 EXISTING 20.0'(VARIES) STREET CONSTRUCTION
AND MAINTENANCE EASEMENT AGREEMENT.
3 EXISTING 20.0' ELECTRICAL EASEMENT FOR
SOUTHERN CALIFORNIA EDISON COMPANY.
7 EXISITING 16' ROAD DEDICATION TO THE CITY OF
BANNING.
8 1 PROPOSED 4" WATER PIPE
2 PROPOSED 4" WATER METER AND BACKFLOW
1 PROPOSED FIRE HYDRANT
2 PROPOSED FIRE PIPE
3 PROPOSED FIRE BACKFLOW PREVENTOR
2 PROPOSED SEWER MANHOLE
3 PROPOSED FORCE MAIN
6 PROPOSED SEWER CLEANOUT
FM
FW
FW
FM
FW
FW
W
W
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
W
W
FW FW FW FW FW FW FW FW FW FW FW FW
D
D
D SD SD SD SD SD SD SD SD SD SD SD SD
S
D
VEHICLE
ELECTRIC
ADA VAN
CHARGING
ONLY VAN
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
CHARGING
VEHICLE
ELECTRIC
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
O'DONNELL STREET
APN: 532-030-010
PL
IMPROVEMENTS
BY OTHERS
PROP R/W
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
PROP R/W
1 1
3 2
2 3
2 2
1 2
PL
30.0'
12.0'
30.0'
12.0'
23.0' 12.0'
8 7
3 EX. POWER POLE
POLE ID NO. 1
EL: 2216.48
SCE# 1320733E
EXISTING POWER POLE
OUTSIDE PROPERTY LIMITS
(2223.54EL)
SCE#: 1645758E
23.0' 26.0'
PROPOSED STORM
DRAIN LINE PER
PRELIMINARY GRADING
AND DRAINAGE PLANS
26.0'
12.0'
22.9'
12.0'
0+50 9.6'
1+00
2+00
5+00 6+00 7+00 8+00 9+00 10+00
RIM 2203.79
IE 8" IN 2172.60 (N)
IE 8" OUT 2172.50 (S)
RIM 2203.73
IE 8" IN 2174.22 (N)
IE 8" OUT 2174.12 (S)
2 2
RIM 2217.47
IE 8" IN 2216.74 (SE)
IE 8" OUT 2216.74 (W)
6 RIM 2222.66
IE 8" IN 2219.40 (E)
2 FIRE HYDRANT
SPACING
R=150' (TYP)
FIRE HYDRANT
SPACING
R=150' (TYP)
PROP R/W
PR WATER LINE
PER TPM 38256
PR WATER LINE
PER TPM 38256
PR SEWR LINE
PER TPM 38256
6.0'
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1463
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 25
MATCHLINE SEE SHEET 20
FIRE WATER NOTES
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:5 PG July 08, 2024 12:40:25pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 5
22 1 PROPOSED FIRE HYDRANT
2 PROPOSED FIRE PIPE
FW FW FW FW FW FW FW FW FW FW FW FW
SD
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
D
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
F
F
F
F
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
FO
VAN
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
X
X
X
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV
℄
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
PROP R/W
FUTURE COTTONWOOD
ROAD CENTERLINE
PROP R/W
PROP R/W
PROP R/W
℄
1 2
1 2
PROP R/W
LOT LINE
20.0'
20.2'
34.8'
22.5'
EX. POWER POLE
POLE ID NO. 5
EL: 2182.19
SCE# 1320737E
EX. POWER POLE OUTSIDE OF
PROPERTY LIMIT
EL: 2170.40
SCE# 4891703E
1 26.0'
26.0'
10.0'
10.0'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
FIRE HYDRANT
SPACING
R=150' (TYP)
FIRE HYDRANT
SPACING
R=150' (TYP)
12.5'
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1464
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 24
MATCHLINE SEE SHEET 21
SANITARY SEWER NOTES
FIRE WATER NOTES
WATER NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:6 PG July 08, 2024 12:40:39pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 6
23 EXISTING 20.0'(VARIES) STREET CONSTRUCTION
AND MAINTENANCE EASEMENT AGREEMENT.
3 EXISTING 20' PUBLIC UTILITY EASEMENT FOR
COACHELLA VALLEY ICE AND ELECTRIC POWER
COMPANY.
6 1 PROPOSED 4" WATER PIPE
4 PROPOSED WATER POINT OF CONNECTION
1 PROPOSED FIRE HYDRANT
2 PROPOSED FIRE PIPE
1 PROPOSED SEWER PIPE
2 PROPOSED SEWER MANHOLE
3 PROPOSED FORCE MAIN
4 PROPOSED SEWER LIFT STATION
5 PROPOSED SEWER POINT OF CONNECTION
6 PROPOSED SEWER CLEANOUT
FW FW FW FW FW FW FW FW FW
X
X
X
FW
FW
FW
FW
SD
S
S
S S
S
S
S
S S S S S
W
W
W
W
FM FM FM FM FM FM FM
FM
FM
FM
FM
FW
FW FW FW FW FW
FW FW FW FW
W
W W W W W
W
W
W
W
SS
S
SD SD SD SD
D
D
SD
SD
SD
SD
SD SD SD SD
D
D
SD
SD SD
S
S
S
S
S
S
FM
FM
FM
FM
FM
FM
FM
FM
FM
SD
/ //
X X X X X X X X X X X X
X X X X X X X X X
X X X X
/ // / // / //
/ // / //
/ // / //
/ //
/ // / // / // / //
X X X X X X X X X X X X
X X X X X X X X X
X X X X
/ // / // / //
/ // / //
/ // / //
/ //
/ // / // / //
D
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
>
>
>
>
>
>
PROPERTY LINE
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
2 1
1 2
2 1
5 1
4 1
53.0'
67.0'
12.0'
65.0'
19.0'
12.0'
7.0'
51.0'
39.0'
3 6
PR LIFT
STATION
PROP RETAINING
WALL
3 4
3 12.0'
2 PR DETENTION BASIN
7.0'
4.0'
7.0'
11.0'
12.0'
30.0'
5.0'
5.0'
20.0'
15.0'
40.0'
11.0' 12.0' 10.0'
7.0'
2 2
1 PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
12+36
3+00
4+00
5+00
6+00
7+00 8+00 9+00 10+00
11+00
12+00
1+00
2+00
3+00 4+00
1+00
2+00
3+00 4+00
RIM 2202.90
IE 8" IN 2171.29 (N)
IE 8" OUT 2171.19 (E)
RIM 2201.84
IE 8" IN 2170.72 (W)
IE 6" IN 2198.33 (N)
IE 8" OUT 2170.62 (E)
2 2
RIM 2199.69
IE 6" IN 2171.05 (E)
IE 6" OUT 2170.95 (S)
2 RIM 2198.21
IE 6" IN 2169.93 (N)
IE 6" OUT 2169.83 (SE)
2 RIM 2194.45
IE 8" IN 2193.72 (SE)
IE 8" OUT 2193.72 (W)
RIM 2194.45
IE 8" IN 2193.72 (E)
IE 8" OUT 2193.72 (SW)
6 6
RIM 2194.45
IE 8" IN 2193.72 (NE)
IE 8" OUT 2193.72 (W)
RIM 2204.84 6
IE 8" IN 2200.80 (E)
IE 8" OUT 2200.80 (NW)
6 RIM 2204.70
IE 8" IN 2203.97 (SE)
IE 8" OUT 2203.97 (N)
6 RIM 2215.30
IE 8" IN 2214.57 (S)
IE 8" OUT 2214.47 (NW)
6 FIRE HYDRANT
SPACING
R=150' (TYP)
FIRE HYDRANT
SPACING
R=150' (TYP)
PROP. CURB & GUTTER
RIM 2198.41
IE 6" IN 2170.19 (N)
IE 8" IN 2170.10 (W)
IE 6" OUT 2170.09 (S)
2 RIM 2194.45
IE 8" IN 2193.72 (E)
IE 8" OUT 2193.72 (NW)
RIM 2194.45
IE 8" IN 2193.72 (NE)
IE 8" OUT 2193.72 (W)
6 6
PR BANNING ELECTRIC
SUBSTATION EASEMENT
PR PUBLIC STORM
DRAIN EASEMENT
PR BANNING ELECTRIC
SUBSTATION
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1465
NORTH
0 GRAPHIC SCALE IN FEET
20 40 80
MATCHLINE SEE SHEET 25
MATCHLINE SEE SHEET C-24
SANITARY SEWER NOTES
FIRE WATER NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:7 PG July 08, 2024 12:40:49pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 7
24 EXISTING 20' PUBLIC UTILITY EASEMENT FOR
COACHELLA VALLEY ICE AND ELECTRIC POWER
COMPANY.
6 1 PROPOSED FIRE HYDRANT
2 PROPOSED FIRE PIPE
1 PROPOSED SEWER PIPE
2 PROPOSED SEWER MANHOLE
5 PROPOSED SEWER POINT OF CONNECTION
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW S
SD
SDSDSDSD
SDSD
SD
SD
S S S S S S S S S S S S S S S S S S S S S S S
S
S
S
S
S
S
SD SD
SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD X X
X
X X X X X X X X X X X X X X X X X X X X X
X X
X X
X
X X X X X X X X X X X X X X X X X X X X X
X X
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
1 1 1 1
2 2
5 1 1
PROP RETAINING
WALL
PROP. INLET (TYP)
PROP. CURB & GUTTER 6
PROP RETAINING
WALL
67.0' 65.0' 12.0'
7.0'
51.0'
1 PR DETENTION BASIN
PR DETENTION BASIN
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
5+00 6+00 7+00 8+00 9+00 10+00 11+00 12+00 13+00 14+00 15+00 RIM 2199.82
IE 6" IN 2173.73 (E)
IE 6" IN 2173.36 (N)
IE 6" OUT 2173.63 (W)
2 RIM 2199.82
IE 6" IN 2176.77 (E)
IE 6" IN 2176.40 (N)
IE 6" OUT 2176.67 (W)
RIM 2199.82
IE 6" IN 2179.81 (E)
IE 6" IN 2179.44 (N)
IE 6" OUT 2179.71 (W)
RIM 2199.82
IE 6" IN 2182.91 (E)
IE 6" OUT 2182.81 (W)
2 2 2
FIRE HYDRANT
SPACING
R=150' (TYP)
FIRE HYDRANT
SPACING
R=150' (TYP)
5 5
PROP. CURB & GUTTER
PR DETENTION BASIN
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1466
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 24
MATCHLINE SEE SHEET 22
SANITARY SEWER NOTES
FIRE WATER NOTES
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:8 PG July 08, 2024 12:40:58pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 8
25 EXISTING 20' PUBLIC UTILITY EASEMENT FOR
COACHELLA VALLEY ICE AND ELECTRIC POWER
COMPANY.
6 1 PROPOSED FIRE HYDRANT
2 PROPOSED FIRE PIPE
1 PROPOSED SEWER PIPE
2 PROPOSED SEWER MANHOLE
5 PROPOSED SEWER POINT OF CONNECTION
FW FW FW FW FW FW FW FW FW FW
FW FW
SDSD
S S S S S S S S S S
S
S
D
D
SD SD SD SD SD D
SD
SD
SD SD
S
S
SD
SD
SD
SD
D
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X
X X
X X X X
X X
X X X
X
X
X
X
X
X
X
X
X
X
X
X X X X X X X X X X X X
X X
X X X X
X X
X X X
F
F
FO
FO
FO
FO
FO
FO
FO
VAN
X
X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X X
X X
PROP. CURB & GUTTER
PROPERTY LINE
PROPERTY LINE
PROPOSED BUILDING
±1,320,284 SF
PE=2204.1
FF=2204.80
FUTURE COTTONWOOD
ROAD CENTERLINE
PROP R/W
LOT LINE
PROP R/W
1 2
2 1
5 LOT LINE
PROP. STORM LINE
LOT LINE
PROP R/W
PR DETENTION BASIN
22.4' 20.2'
34.8'
52.2'
32.6'
6 PR ACCESSIBLE
PARKING (TYP)
PR FENCE (TYP)
67.0'
65.0'
12.0'
7.0'
51.0'
PROP RETAINING
WALL
12.0' 46.3'
12.8'
30.0' 7.0' 23.0'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
16+00 17+00 18+00 19+00
20+00
RIM 2199.82
IE 6" IN 2185.89 (E)
IE 6" IN 2185.52 (N)
IE 6" OUT 2185.79 (W)
RIM 2197.32
IE 6" IN 2188.99 (N)
IE 6" OUT 2188.89 (W)
2 2
FIRE HYDRANT
SPACING
R=150' (TYP)
5 PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
FIRE HYDRANT
SPACING
R=150' (TYP)
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1467
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 27
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:9 PG July 08, 2024 12:41:09pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 9
26 WATER NOTES
5 PROPOSED 12" WATER PIPE
6 PROPOSED 6" WATER PIPE
6''W
6''W
6''W
6''W
12''W 12''W
G G
G G G G G
G
G
W W W W W W W W W W W W W
W W W W W
F
> > > > > > > > > > > > > > > > > >
>
>
> > > > > > > > > > > > > > > > > > > > >
>
>
> > > > > > > > > > > > > > >
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ZZZZZZ
WILSON STREET
APN: 532-030-008
APN: 532-110-009
FUTURE IMPROVEMENT BY OTHERS
PROP R/W
PROP R/W
PROPERTY LINE
EX WATER LINE
EX GAS LINE
FUTURE SIDEWALK (BY OTHERS)
FUTURE CURB & GUTTER (BY OTHERS)
PL
PR PUBLIC
STORM EASEMENT
CAUTION!! EXISTING
GAS LINE CAUTION!! EXISTING
GAS LINE
PR BASIN
6 6
6 30.0' 15.0' 15.0'60.0'
50.0'
5 X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1468
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 28MATCHLINE SEE SHEET 26
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:10 PG July 08, 2024 12:41:19pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
UTILITY PLAN 10
27 WATER NOTES
5 PROPOSED 12" WATER PIPE
6 PROPOSED 6" WATER PIPE
6''W6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W G G
G G
G G G
G G G
W W
W W W W W W W
W W W W W W W
W
W W
>
>
> > > > > > > > > > > > > > >
>
>
>
>
>
> > > > > > >
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > ZZZZ
ZZZZZZZZZZZZZZZZZZZZZZZZZ
Z
Z
Z
Z
Z
Z
ZZZZZZZZ
WILSON STREET
APN: 532-030-008
APN: 532-110-010 FUTURE IMPROVEMENT BY OTHERS
PROP R/W
PROP R/W
PROPERTY LINE
EX WATER LINE
EX GAS LINE
PROP R/W
PROP. MEDIAN
PROP. CURB & GUTTER
PROPERTY LINE
PROP. SIDEWALK
PR PUBLIC
STORM EASEMENT
6 6 6
PR BASIN
PR PUBLIC
STORM EASEMENT
50.0'
20.0'
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
5 X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1469
MATCHLINE SEE SHEET 18
MATCHLINE SEE SHEET 29
MATCHLINE SEE SHEET 27
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
EASEMENTS
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:11 PG July 08, 2024 12:41:30pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
WATER NOTES
UTILITY PLAN 11
28 FIRE WATER NOTES
2 PROPOSED FIRE PIPE
3 PROPOSED FIRE BACKFLOW PREVENTOR
5 PROPOSED 12" WATER PIPE
EXISITING 16' EASEMENT FOR SOUTHERN
CALIFORNIA GAS COMPANY AND SOUTHERN
COUNTIES GAS COMPANY.
1 EXISITING COMMUNICATION SYSTEMS EASEMENT
FOR US SPRINT COMMUNICATIONS COMPANY.
2 9 EXISITING EASEMENT NO. 2018-0219574.
30.0' 15.0' 15.0'60.0'
49.0'
15.0' 19.0' 15.0'
6 PROPOSED 6" WATER PIPE
6''W
6''W
6''W
6''W
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
G G G G G
G G G G
G
W W W
E E FO FO FO
>
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> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > ZZZ
ZZZZZZZ
WILSON DRIVE
APN: 532-030-015
WILSON STREET
APN: 532-030-009
PROP R/W
PROPERTY LINE
ROAD CENTERLINE
EX GAS LINE
LOT LINE
PROP. R/W
PROPOSED CONCRETE CHANNEL
PROP. MEDIAN
PL
PROP. R/W
PROP. CURB & GUTTER
PROP. R/W
2 9 1
1 PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
5 PR PUBLIC
STORM EASEMENT
6 6
2 PR WATER
PER TPM 38256
PR BASIN
3 5
20.0'
TYP
X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1470
0 GRAPHIC SCALE IN FEET
20 40 80
NORTH
MATCHLINE SEE SHEET 28
MATCHLINE SEE SHEET 19
MATCHLINE SEE SHEET 20
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
7/8/2024
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
KEYMAP
29 6/18 7/19
14/26
8/20
9/21 10/22
11/23 12/24 13/25
15/27
16/28
17/29
Plotted By:This document, together with the concepts and designs presented herein, as an instrument of serYice, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Perez, Luis Sheet Set:BANNING LOGISTICS PRELIM Layout:12 PG July 08, 2024 12:41:38pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Utility Plan.dwg 7/8/2024
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
WATER NOTES
UTILITY PLAN 12
29 5 PROPOSED 12" WATER PIPE
6 PROPOSED 6" WATER PIPE
6''W
6''W
12''W 12''W 12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
>
>
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>
>
>
>
>
>
>
>
>
> > > > > >
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>
>
> >
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X
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X
X
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X X X X
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X
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WILSON STREET
PROPERTY LINE
APN: 532-030-015
PROP R/W
PROP R/W
PROPOSED CONCRETE
CHANNEL
PROP. R/W
PROP. R/W
℄
34.0'
4.0'
84.0'
5 5
PROPOSED STORM
DRAIN LINE PER PRELIMINARY
GRADING AND DRAINAGE PLANS
PR PUBLIC
STORM EASEMENT
PR BASIN
6 X X
SD
S S
W W
FW FW
D
S
IRR
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
SETBACK
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
RETAINING WALL
BUILDING OUTLINE
STORM LINE
SEWER LINE
WATER LINE
FIRE WATER LINE
STORM DRAIN STRUCTURE
STORM DRAIN INLET
SEWER MANHOLE
SEWER CLEANOUT
BACKFLOW PREVENTOR
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
BUILDING CONNECTION
BENDS
SECTIONAL CONTROL VALVE
FIRE POST INDICATOR VALVE
PROPOSED INFILTRATION BASIN
IRRIGATION LINE
POINT OF CONNECTION
1471
APPROXIMATE LOCATION OF BOLLARD
PROTECTED TRANSFORMER DRIVE-IN DOOR DRIVE-IN DOOR DRIVE-IN DOOR DRIVE-IN DOOR 1472
1473
1474
1475
SHRUBS AREAS
SCIENTIFIC NAME COMMON NAME SIZE QTY
Aloe striata Coral Aloe 5 Gal
678,241
SF
Callistemon v. 'Little John' Little John Weeping
Bottlebrush 5 Gal
Hesperaloe parviflora Red Yucca 5 Gal
Baccharis Twin Peaks Baccharis Twin Peaks 1 Gal
Lantana x 'New Gold' New Gold Lantana 1 Gal @60"
o.c.
Bouteloua gracilis Blue Grama Grass 1 Gal
Leucadendron salignum Conebush 5 Gal
359,152
SF
Leucophyllum frutescens
'Green Cloud'
Green Cloud Texas
Ranger 5 Gal
Ligustrum japonicum
'Texanum' Texas Japanese Privet 5 Gal
Rhaphiolepis indica 'Clara' Clara Indian Hawthorn 5 Gal Convolvulus sabatius Ground Morning Glory 5 Gal
Westringia fruticosa Coast Rosemary 5 Gal
Agave desmettiana 'Variegata' Variegated Smooth
Agave 1 Gal
461,937
SF
Agave x 'Blue Flame' Blue Flame Agave 1 Gal
Rhaphiolepis indica 'Ballerina' Ballerina Indian Hawthorn 1 Gal Cistus salviifolius Sage Rockrose 1 Gal
Yucca filamentosa 'Golden
Sword'
Golden Sword Adam's
Needle 1 Gal
Rosmarinus officinalis
'Prostratus' Dwarf Rosemary 1 Gal @48"
o.c.
BASIN SLOPES
Rhamnus Californica 'Mound
San Bruno'
Mound San Bruno
Coffeeberry 1 Gal
225,507
SF
Baccharis x centennial Centennial Coyote Bush 1 Gal
Baccharis pilularis 'Pigeon
Point'
Pigeon Point Coyote
Brush
1 Gal @60"
o.c.
Juncus patens California Gray Rush 1 Gal
Leymus condensatus 'Canyon
Prince'
Canyon Prince Giant Wild
Rye 1 Gal
Lomandra longifolia 'Breeze' Breeze Mat Rush 1 Gal
BASIN BOTTOM
SCIENTIFIC NAME COMMON NAME SIZE QTY
Carex barbarae Valley Sedge Flats @ 12"
o.c.
105,247
SF Carex praegrcilis California Field Sedge Flats @ 12" o.c.
Carex tumulicola Foothill Sedge Flats @ 12"
o.c.
CAL NATIVE AREAS
Rhus integrifolia Leamonde Berry 5 Gal
88,355
SF
Encelia farinosa Brittlebrush 5 Gal
Ceanothus Wheeler Canyon Wheeler Canyon
Ceanothus 5 Gal
Juncus patens California Gray Rush 1 Gal
Ceanothus horizontalis Carmel Ceanothus 1 Gal @48"
o.c.
CAL NATIVE HYDROSEED
Cal Native Mix Stove Seed Co. Hydroseed
Mix
66,209
SF
STONE
Arizona River Rock 1 1/2"-3"
146,612
SF San Diego Cobble 2"-4"
Sierra Cobble 2"-4"
ENTRY TREE
SYMBOL SCIENTIFIC NAME COMMON NAME SIZE QTY
Parkinsonia x 'Desert
Museum' Desert Museum Palo Verde 36" Box 51
ENTRY ACCENT TREE
Arbutus unedo Strawberry Tree 36" Box
125 Chitalpa x
tashkentensis Chitalpa 36" Box
Cercis occidentalis Western Redbud 36" Box
BUILDING VERTICAL ACCENT TREE
Tristania conferta Brisbane Box 15 GAL
Prunus carolina Cherry Laurel 15 GAL 70
Brachychiton
populneus Bottle Tree 15 GAL
Rhus lancea African Sumac 15 Gal
Chilopsis linearis Desert Willow 15 Gal 167
Prosopis glandulosa Honey Mesquite 15 Gal
PARKING LOT TREE
Laurus noblis Sweet Bay 24" Box
Agonis flexuosa Peppermint Tree 24" Box 321
Podocarpus gracilor Fern Pine 24" Box
Quercus agrifolia Coast Live Oak 36" Box
104
Quercus Ilex Holly Oak 36" Box
OPEN SPACE TREE
Platanus x acerfolia
'Blood Good' London Plane Tree 24" Box
105
Populus fremontii Fremont Cottonwood 24" Box
> > > > > > > > > > > > > > > >
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ADA
ELECTRIC
CHARGING
VEHICLE
ONLY
ELECTRIC
ADA VAN
CHARGING
VEHICLE
ONLY VAN VAN
VAN
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY VAN
ADA VAN
ELECTRIC
VEHICLE
CHARGING
ONLY
ADA
ELECTRIC
VEHICLE
CHARGING
ONLY
ELECTRIC
ADA VAN
CHARGING
VEHICLE
ONLY
ADA
ELECTRIC
CHARGING
VEHICLE
ONLY
ADA
ELECTRIC
CHARGING
VEHICLE
ONLY
ADA
ELECTRIC
CHARGING
VEHICLE
ONLY
X
X
X
X
X
X X X X
X
X
>
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>
> > >
>
>
X
X X
X
X
X
X
X X
X
X X X X X
X
X
X
X
X
X
X
X
X
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>
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CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
EV EV EV EV EV EV EV EV
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
FIRST INDUSTRIAL WAY
PROPOSED
INDUSTRIAL BUILDING
AREA = 1,320,128 SF
WILSON WAY
I-10 FREEWAY
KEY MAP
100 FT FUEL
MODIFICATION
ZONE
SANSONE BANNING INDUSTRIAL
CONCEPTUAL LANDSCAPE PLAN
PREPARED FOR SANSONE GROUP
120 SOUTH CENTRAL, SUITE 500 ST. LOUIS, MO 63105 PH:(314) 727-6664 12/06/22
BASIN
BASIN
BASIN
BASIN
BASIN
BASIN
BASIN
NORTH 0' 120' 240' 360'
MATCHLINE - SEE BELOW
MATCHLINE - SEE ABOVE
MORONGO ROAD
NORTH HATHAWAY
HOFFER STREET
STREET
GILMAN STREET
EAST WILSON STREET
EAST NICOLET STREET
EAST GEORGE STREET
EAST WILLIAMS STREET
EAST RAMSEY STREET
JOHN STREET
10 10
PROJECT
LOCATION
NORTH EVANS
CAL TRANS
DEDICATION
TBD
1476
Z
ZZ
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
X
X
X
X X
>
> >
>
> >
>
>
>
X X
X
X
X
X X
X
X
X
X
>
>
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>
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>
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SHEET 4 SHEET 5 SHEET 6
SHEET 7 SHEET 8
INTERSTATE 10
O'DONNELL ST
NICOLET ST
WILSON ST
COTTONWOOD RD
PARCEL 2 PARCEL 3
N HATHAWAY ST
LOT "A"
DEDICATION & IMPROVEMENTS PER TPM 38256
PROPOSED BUILDING
FFE=2204.80
PARCEL 1
LOT "A"
LOT "A"
LOT "B"
TENTATIVE PARCEL MAP NO. 38256
PARCEL LINE
LOT "C"
LOT "D"
78.0'
28.0'
1.0'
6.0' 5.0' 10.0' 12.0' 12.0' 10.0'
11.0' 28.0'
39.0'
IMPROVEMENTS PER TPM 38256
N'LY R/W ℄ S'LY R/W W'LY R/W ℄ E'LY R/W
110.0'
43.0'
14.0'
55.0'
39.0'
12.0' 8.0' 8.0' 4.0'
12.0'
1.0'
43.0'
4.0' 8.0' 12.0' 14.0'
1.0'
55.0'
18.0'
RAISED
MEDIAN
12.0'
PAINTED
MEDIAN
2% 2% 2%
2%
5.0' 6.0'
11.0'
2.0'
2.0'
8.0'
12.0'
22.0'
16.5'
37.3'
2% 2%
CURB
SIDEWALK
PROPOSED
PAVEMENT
O'DONNELL ST
DIVIDED COLLECTOR (78' RW)
WILSON ST
ARTERIAL HIGHWAY (110' RW)
CURB
SIDEWALK
PROPOSED
PAVEMENT
SIDEWALK
CURB
PROPOSED
PAVEMENT
FUTURE 36" SCE
TRANSMISSION
POLE
FUTURE 36" SCE
TRANSMISSION
POLE
EXISTING 12"
WATER MAIN
PROPOSED
STORM DRAIN
PROPOSED
STORM DRAIN
PROPOSED
WATER
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:Layout1November 04, 2024 04:10:07pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-COVER.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
VICINITY MAP
NOT TO SCALE
N HATHAWAY ST
E RAMSEY ST
PROJECT
N SAN
GORGONIO AVE
HARGRAVE ST
SITE
E LINCOLN ST
E WILSON ST
MORONGO RD
MORONGO RD
VERDUGO RD
COTTONWOOD RD
E THEODORE ST
SANTA
RITA PL
SITE INFORMATION
ASSESSOR'S PARCEL NUMBER (APN) 532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090-026, 532-090-028,
532-090-030, 532-110-015
Public Roads Classification R/W (ft.)
N HATHAWAY ST Arterial Highway 85-95 (Varies)
Cottonwood Rd Arterial Highway 110
Wilson St Arterial Highway 110
E Nicolet St Divided Collector 78
O'Donnell St Divided Collector 78
PARCEL SUMMARY ACRES
PARCEL 1 (PROPOSED BUILDING PARCEL) 89.50
PARCEL 2 (N'LY OF APN 532-110-001,009,010) 12.36
PARCEL 3 (WEST OF APN 532-080-008) 9.41
LOT "A" / WILSON ST. & O'DONNELL ST. (R/W DEDICATION) 12.02 LOT "B" / COTTONWOOD RD. (R/W DEDICATION) 5.21
LOT "C" CITY UTILITY LOT 1.45
LOT "D" CITY UTILITY LOT 1.34
ZONING INFORMATION
General Plan Land Use & Zoning BP - Business Park
Existing Use Vacant
Industrial Development Standards (Table 17.12.030)
Min. Front Setback (Feet) 10
Min. Rear Setback (Feet) 0
Min. Side Yard Setback (Feet) 0
Min. Street Side (Feet) 10
Max. Bldg. Coverage (%) 75
Maximum Height (stories/feet) 50
Fence/Wall Height (ft.) 8
Industrial Parking Requirements (Table 17.28.040B)
General Offices For up to 2000 square feet of gross floor area, one space for each 200 sq. ft. For 2001 to 7500
square feet of gross floor area, one space for
each 250 sq ft. For over 7500 square feet of gross
floor area, one space for each 300 sq ft.
Industrial warehousing
1—20,000 sq ft Minimum of two spaces plus one space for each 1,000 sq. ft. of gross floor area
Over 20,000 sq ft 22 spaces plus one space per 2,000 sq. ft. for portion over 20,000 sq ft
Trucks One tractor trailer space per 4 high dock doors
Parking Stall Min (W x L) 9' x 19'
Parking Lot Aisle Min 24'
PARKING REQUIRED
Total Auto Parking Required 802
Total Truck Parking Required 50
EVCS ( 9' x 19' ) 120
EVSE ( 9' x 19' ) 41
EVCS ADA Parking ( 9' x 19' ) 4
EVCS ADA Van Accessible Parking ( 12' x 19' ) 2
Ambulatory EVCS Parking ( 11' x 19' ) 5
Total EV 161
Bicycle (5% Short term and 5% Long Term) 82
PARKING PROVIDED
Standard ( 9' x 19' ) 614
Accessible Parking ( 9' x 19' ) 17
Accessible Van Parking ( 12' x 19' ) 3
EVCS ( 9' x 19' ) 120
EVSE ( 9' x 19' ) 41
EVCS ADA parking ( 9' x 19' ) 4
EVCS ADA VAN Accessible Parking ( 12' x 19' ) 2
Ambulatory EVCS Parking (11'x19') 4
TOTAL AUTO PARKING PHASE 1 805
Bicycle (5% Short term and 5% Long Term) 82
Proposed Trailer Parking Phase 1 270
Proposed Trailer Parking (North Lot) 205
Landscaping Summary SF
Required (15% of Net Area of all Parking Area) 20,649
Provided Parking Lot Landscape Area 126,037
NORTH
0 GRAPHIC SCALE IN FEET
250
125 250 500
SHEET INDEX
NO. TITLE
1 COVER SHEET
2 LEGAL DESCRIPTION & EX
EASEMENTS
3 EX PROJECT BOUNDARY
4 MAP SHEET - 1
5 MAP SHEET - 2
6 MAP SHEET - 3
7 MAP SHEET - 4
8 MAP SHEET - 5
9 SITE PHASING
TENTATIVE PARCEL MAP NO. 38576
BANNING COMMERCE CENTER
CITY OF BANNING, CA
November 4, 2024
1 COVER SHEET
PARCEL 1:
LLOYD L. FIELDS
PARCEL 2 & 3:
VULCAN IRON & STEEL CO INC.
425 CASTLE PL
BEVERLY HILLS, 90210
OWNER(S):
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, 93105
DEVELOPER
KIMLEY-HORN AND ASSOCIATES, INC.
3880 LEMON ST, SUITE 420
RIVERSIDE, CA 92501
PH: 619.744.0144
CONTACT: DAVIE COWAN, P.E.
SURVEYOR: CIVIL ENGINEER:
KIMLEY-HORN AND ASSOCIATES, INC.
1100 TOWN AND COUNTRY RD., SUITE 700
ORANGE, CA 92868
PH: 657.452.0200
CONTACT: JEFF LENHER, PLS.
UTILITY INFORMATION:
STORM: CITY OF BANNING (951) 922-3185
SEWER: CITY OF BANNING (951) 922-3185
TELECOMM: SPRINT (800) 521-0579
WATER: CITY OF BANNING (951) 922-3185
ELECTRIC: SOUTHERN CALIFORNIA EDISON (800) 611-1911
ELECTRIC: CITY OF BANNING (951) 922-3185
GAS: SOUTHERN CALIFORNIA GAS COMPANY (800) 858-5601
BENCHMARK NOTE:
NATIONAL GEODETIC SURVEY (NGS)
BENCHMARK NO. DX1081, BEING A 3-1/2"
BRASS DISK IN 6"X6" CONCRETE POST
STAMPED ""CA603 91 681968" AT 41 FEET
NORTH OF THE NORTH RAIL OF RAILROAD.
ELEVATION: 2242.57'
DATUM: NAVD 88
1477
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:LEGAL DESCRIPTION & EX EASEMENTS November 04, 2024 04:10:19pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-EX MAP.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
#
25 27
28 29
30 32
34 35
21 33
20 EASEMENTS/EXCEPTIONS/ENCUMBRANCES
16. 17.
18. 19.
26. 31.
36. SEE TITLE COMMITMENT BY FIRST AMERICAN TITLE INSURANCE COMPANY, ORDER NO. NCS-1070768-STLO, DATED FEBRUARY 22, 2022. ITEMS LISTED BELOW ARE SHOWN IN THE TITLE COMMITMENT AND PLOTTABLE ITEMS ARE DENOTED THUS: WITH LOCATIONS KEYED THE SAME HEREON.
THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "AMENDMENT TO EASEMENT" RECORDED MAY 19, 1998 AS INSTRUMENT NO. 201617 OF OFFICIAL RECORDS.
AFFECTS: PARCELS 1 AND 2Y; BLANKET IN NATURE.
THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "RESOLUTION NO. 2000-287 (SUMMARILY
VACATING ALL THOSE STREETS WITHIN THE MORONGO BAND OF MISSION INDIAN RESERVATION IN THE CABAZON AREA)" RECORDED DECEMBER 21, 2000 AS INSTRUMENT NO. 2000-507556 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 1; ILLEGIBLE, NOT PLOTTED.
THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED DEED TO RESTRICTED INDIAN LAND RECORDED MAY 30, 2018 AS INSTRUMENT NO. 2018-0219571 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 1; BLANKET IN NATURE.
THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED DEED TO RESTRICTED INDIAN LAND RECORDED MAY 30, 2018 AS INSTRUMENT NO. 2018-0219572 OF OFFICIAL RECORDS.
AFFECTS:PARCEL 1; BLANKET IN NATURE.
RIGHTS, RIGHT OF WAY, RESERVATIONS AND EXCEPTIONS IN THE PATENT RECORDED MAY 30, 2018 AS INSTRUMENT NO. 2018-0219574 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 1; PLOTTED HEREON.
AN EASEMENT IN FAVOR OF THE CITY OF BANNING, A MUNICIPAL CORPORATION, AND ITS SUCCESSORS AND ASSIGNS, FOR THE PURPOSE OF GRANT OF RIGHT OF WAY AND INCIDENTAL PURPOSES, RECORDED MAY 30, 2018 AS INSTRUMENT NO. 2018-0219575 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 1; PLOTTED HEREON.
AN EASEMENT IN FAVOR OF COACHELLA VALLEY ICE AND ELECTRIC POWER COMPANY FOR THE PURPOSE OF PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 08, 1915 IN BOOK 435 OF DEEDS, PAGE 203.
AFFECTS: PARCEL 2; PLOTTED HEREON.
AN EASEMENT IN FAVOR OF METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA FOR THE PURPOSE OF PUBLIC UTILITIES AND INCIDENTAL PURPOSES, RECORDED DECEMBER 21, 1933 IN BOOK 147, PAGE 561 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 2; BLANKET IN NATURE.
AN EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA GAS COMPANY FOR THE PURPOSE OF EITHER OR BOTH POLE LINES, CONDUITS, OR UNDERGROUND FACILITIES AND INCIDENTAL PURPOSES, RECORDED OCTOBER 13, 1950 IN BOOK 1210, PAGE 543 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 2; PLOTTED HEREON.
ABUTTERS RIGHTS OF INGRESS AND EGRESS TO OR FROM INTERSTATE HIGHWAY 10 HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED OCTOBER 11, 1961 AS INSTRUMENT NO. 87046 OF OFFICIAL RECORDS.
AFFECTS: PARCELS 1 AND 2; PLOTTED HEREON.
AN EASEMENT IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, A CORPORATION FOR THE PURPOSE OF BOTH POLE LINES, CONDUITS OR UNDERGROUND FACILITIES AND INCIDENTAL PURPOSES, RECORDED OCTOBER 19, 1966 AS INSTRUMENT NO. 103125 OF OFFICIAL RECORDS,
AFFECTS: PARCELS 1 AND 2; PLOTTED HEREON.
AN EASEMENT IN FAVOR OF SOUTHERN PACIFIC LAND COMPANY, A CORPORATION FOR THE PURPOSE OF PRIVATE ROADS AND INCIDENTAL PURPOSES, RECORDED JUNE 10, 1968 AS INSTRUMENT NO. 53726 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 2; PLOTTED HEREON.
COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS IN THE DOCUMENT RECORDED JANUARY 28, 1987 AS INSTRUMENT NO. 24458 OF OFFICIAL RECORDS, WHICH PROVIDE THAT A VIOLATION THEREOF SHALL NOT DEFEAT
OR RENDER INVALID THE LIEN OF ANY FIRST MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE,
BUT DELETING ANY COVENANT, CONDITION, OR RESTRICTION, IF ANY, INDICATING A PREFERENCE, LIMITATION, OR
DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, GENDER, GENDER IDENTITY, GENDER EXPRESSION,
SEXUAL ORIENTATION, FAMILIAL STATUS, MARITAL STATUS, DISABILITY, MILITARY STATUS, DISABILITY, HANDICAP,
VETERAN OR MILITARY STATUS, GENETIC INFORMATION NATIONAL ORIGIN, SOURCE OF INCOME AS DEFINED IN SUBDIVISION (P) OF SECTION 12955, OR ANCESTRY, TO THE EXTENT THAT SUCH COVENANTS, CONDITIONS OR RESTRICTIONS VIOLATE APPLICABLE STATE OR FEDERAL LAWS. LAWFUL RESTRICTIONS UNDER STATE AND
FEDERAL LAW ON THE AGE OF OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STATUS.
AN EASEMENT IN FAVOR OF US SPRINT COMMUNICATIONS COMPANY, NEW YORK FOR THE PURPOSE OF COMMUNICATION SYSTEM, INGRESS AND EGRESS AND INCIDENTAL PURPOSES, RECORDED JANUARY 30, 1987 AS INSTRUMENT NO. 26358 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 2; PLOTTED HEREON.
THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "NOTICE OF PERMISSION TO USE REAL PROPERTY" RECORDED FEBRUARY 24, 2009 AS INSTRUMENT NO. 2009-0086755 OF OFFICIAL RECORDS.
AFFECTS: PARCELS 1 AND 2; PLOTTED HEREON.
AN OFFER OF DEDICATION IN FAVOR OF THE CITY OF BANNING, A POLITICAL SUBDIVISION OF THE STATE OF
CALIFORNIA, AND ITS SUCCESSORS OR ASSIGNS FOR THE PURPOSE OF PUBLIC ROAD STREET, HIGHWAY, AND UTILITY PURPOSES AND INCIDENTAL PURPOSES, RECORDED OCTOBER 08, 2010 AS INSTRUMENT NO, 2010-0485664 OF OFFICIAL RECORDS.
AFFECTS: PARCEL 2; PLOTTED HEREON.
THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED "STREET CONSTRUCTION AND MAINTENANCE AGREEMENT" RECORDED MAY 17, 2011 AS INSTRUMENT NO. 2011-0216635 OF OFFICIAL RECORDS.
DOCUMENT(S) DECLARING MODIFICATIONS THEREOF RECORDED SEPTEMBER 12, 2011 AS INSTRUMENT NO. 2011-0402632 OF OFFICIAL RECORDS
AFFECTS: PARCEL 2; PLOTTED HEREON.
THE FACT THAT THE LAND LIES WITHIN THE BOUNDARIES IF THE MERGED DOWNTOWN AND MIDWAY REDEVELOPMENT PROJECT AREA, AS DISCLOSED BY VARIOUS DOCUMENTS OF RECORD.
AFFECTS: PARCELS 1 AND 2; BLANKET IN NATURE.
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF BANNING, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PARCEL 1:
THOSE CERTAIN PARCELS OF LAND LOCATED WITHIN THE MORONGO INDIAN RESERVATION,
LOCATED IN THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA, BEING THOSE PORTIONS OF SECTION 1, 2 AND 12 OF TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO MERIDIAN, AS SHOWN ON THE OFFICIAL PLAT THEREOF, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 2;
THENCE ALONG THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 2 SOUTH 89°40'06" EAST 489.00 FEET TO A LINE PARALLEL WITH AND 489.00 FEET EASTERLY OF THE WESTERLY LINE OF SAID SECTION 2, SAID POINT BEING THE TRUE POINT OF BEGINNING; THENCE ALONG SAID PARALLEL LINE NORTH 00°21'44" EAST 342.00 FEET TO A LINE PARALLEL WITH AND 342.00 FEET NORTHERLY OF SAID SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SECTION 2;
THENCE ALONG SAID PARALLEL LINE SOUTH 89°40'06" EAST 2164.30 FEET TO THE EASTERLY LINE OF SAID SECTION 2;
THENCE CONTINUING ALONG THE EASTERLY PROLONGATION OF SAID PARALLEL LINE SOUTH 88°36'14" EAST 107.02 FEET TO A LINE PARALLEL WITH AND 107.00 FEET EASTERLY OF THE WESTERLY LINE OF SAID SECTION 1;
THENCE ALONG SAID PARALLEL LINE SOUTH 00°17'18" WEST 270.81 FEET TO THE NORTHERLY LINE OF A STRIP OF LAND 16.50 FEET IN WIDTH, EXCEPTED FROM GRANT DEED REC. 10/7/2004 AS DOC.
NO. 2004-0797131, OFFICIAL RECORDS OF THE COUNTY OF RIVERSIDE, STATE OF CALIFORNIA (DEPT.
OF INT. FILING 582 173Y07);
THENCE ALONG SAID NORTHERLY LINE SOUTH 89°47'09" WEST 107.00 FEET TO THE WESTERLY LINE OF SAID SECTION 1;
THENCE ALONG SAID WESTERLY LINE SOUTH 00°17'18" WEST 16.50 FEET TO THE SOUTHERLY LINE OF THE AFOREMENTIONED 16.50 FOOT STRIP;
THENCE ALONG SAID SOUTHERLY LINE NORTH 89°47'09" EAST 107.00 FEET TO A LINE PARALLEL WITH AND 107.00 FEET EASTERLY OF THE WESTERLY LINE OF SAID SECTION 1; THENCE ALONG SAID PARALLEL LINE SOUTH 00°17'18" WEST 52.58 FEET TO THE SOUTH LINE OF SAID SECTION 1, SAID POINT IS LOCATED ON A LINE PARALLEL WITH AND 107.00 FEET EASTERLY OF THE WESTERLY LINE OF SAID SECTION 12;
THENCE ALONG SAID PARALLEL LINE SOUTH 00°03'26" WEST 1044.17 FEET TO THE NORTHERLY LINE OF THAT CERTAIN FINAL ORDER OF CONDEMNATION RECORDED AUGUST 19, 1963 AS INST. NO. 87113 AND THAT CERTAIN FINAL ORDER OF CONDEMNATION RECORDED SEPTEMBER 26, 1967 AS INST. NO. 84776, BOTH OF OFFICIAL RECORDS OF SAID COUNTY OF RIVERSIDE. SAID NORTHERLY RIGHT OF WAY LINE BEING DEPICTED CALTRANS RIGHT-OF-WAY MAP NO. 984524 FILED IN BOOK 204 PAGE 91 OF CALTRANS RIGHT-OF-WAY MAPS AND CALTRANS RIGHT-OF-WAY MAP NO. 452194 FILED IN BOOK 205 PAGE 263 OF CALTRANS RIGHT-OF-WAY MAPS, BOTH ON FILE IN THE MISC. RECORDS OF THE OFFICE OF THE COUNTY SURVEYOR OF SAID COUNTY OF RIVERSIDE; THENCE ALONG SAID NORTHERLY RIGHT-OF-WAY SOUTH 71°02'58" WEST 113.17 FEET TO THE WESTERLY LINE OF SAID SECTION 2;
THENCE ALONG SAID WESTERLY LINE OF SECTION 12 NORTH 00°03'26" EAST 1081.36 FEET TO THE SOUTHEAST QUARTER OF THE AFOREMENTIONED SECTION 12;
THENCE ALONG THE AFOREMENTIONED SOUTHERLY LINE OF THE SOUTHEAST QUARTER OF SECTION 2 NORTH 88°36'14" WEST 2641.66 FEET TO THE SOUTH QUARTER CORNER OF SECTION 2;
THENCE ALONG THE AFOREMENTIONED SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SECTION 2 NORTH 89°40'06" WEST 2161.30 FEET TO THE TRUE POINT OF BEGINNING;
RESERVING THEREFROM AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID SECTION 2;
THENCE ALONG THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 2 SOUTH 89°40'06" EAST 2583.30 FEET TO A POINT 67.00 FEET WESTERLY OF THE SOUTH QUARTER CORNER OF SAID SECTION 2, SAID POINT IS THE TRUE POINT OF BEGINNING; THENCE NORTH 00° 21'44" EAST 342.00 FEET TO A LINE PARALLEL WITH 342.00 FEET NORTHERLY OF SAID SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SECTION 2; THENCE ALONG SAID PARALLEL LINE SOUTH 89°40'06" EAST 69.98 FEET TO A LINE PARALLEL WITH AND 342.00 FEET NORTHERLY OF THE SOUTHERLY LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 2;
THENCE ALONG SAID PARALLEL LINE SOUTH 88°36'14" EAST 30.02 FEET; THENCE SOUTH 00°21'44" WEST 342.06 FEET TO THE AFOREMENTIONED SOUTHERLY LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 2;
THENCE ALONG SAID SOUTHERLY LINE NORTH 88°36'14" WEST 33.02 FEET TO THE SOUTH QUARTER CORNER OF SAID SECTION 2;
THENCE ALONG THE SOUTHERLY LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 2 NORTH 89°40'06" WEST 66.98 FEET TO THE TRUE POINT OF BEGINNING.
APN: 532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090-026, 532-090-028 AND 532-090-030 PARCEL 2:
THAT PORTION OF THE NORTHEAST 1
4 OF SECTION 11, TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN
BERNARDINO BASE AND MERIDIAN, ACCORDING TO UNITED STATES GOVERNMENT SURVEY, LYING NORTHERLY OF THAT CERTAIN PORTION OF SAID NORTHEAST 1
4 CONVEYED TO THE STATE OF
CALIFORNIA BY DEED RECORDED OCTOBER 11, 1961, AS INSTRUMENT NO. 87046 IN BOOK 2997, PAGE 542, OFFICIAL RECORDS.
EXCEPTING THEREFROM, ALL RIGHT, TITLE AND INTEREST IN AND TO ALL HYDROCARBONS,
MINERALS, GEOTHERMAL RESOURCES, AND MINERAL ORES OF EVERY KIND AND CHARACTER,
METALLIC OR OTHERWISE, SOLID, LIQUID OR GAS AND WHETHER OR NOT HEREAFTER KNOWN TO
SCIENCE OR INDUSTRY, NOT KNOWN TO EXIST OR HEREAFTER DISCOVERED UPON, WITHIN OR UNDERLYING THE SURFACE OF SAID LAND AS SHOWN IN DEED RECORDED JANUARY 28, 1987 AS INSTRUMENT NO. 24458 OF OFFICIAL RECORDS OF RIVERSIDE COUNTY, CALIFORNIA.
APN: 532-110-015
PARCEL 3:
A NON-EXCLUSIVE EASEMENT FOR ROAD PURPOSES UPON, OVER AND ACROSS THAT PORTION OF THE EAST 1
2 OF THE NORTHWEST 14 OF SECTION 11, TOWNSHIP 3 SOUTH, RANGE 1 EAST, SAN BERNARDINO BASE AND MERIDIAN, INCLUDED WITHIN A STRIP OF LAND 20 FEET WIDE, THE NORTHERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT IN THE EAST LINE OF THE SAID NORTHWEST 1 4, DISTANT ALONG SAID EAST
LINE SOUTH 0°41'41" WEST 1359.31 FEET FROM A 3
4 INCH IRON PIPE AND BRASS CAP MARKED
"U.S.G.L.O. 1917" SET FOR THE NORTH 1
4 CORNER OF SAID SECTION;
THENCE NORTH 89°25'57" WEST, 1319.31 FEET TO THE WEST LINE OF THE SAID EAST 1
2. ALSO THAT PORTION OF THE WEST 20 FEET OF SAID EAST 1 2 LYING SOUTHERLY OF THE
SOUTHERLY LINE OF THE ABOVE DESCRIBED 20 FOOT STRIP.
EXCEPT THAT PORTION LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE:
BEGINNING AT A POINT IN THE WEST LINE OF SAID EAST 1
2, DISTANT ALONG SAID WEST LINE SOUTH
0°25'01" WEST 1041.97 FEET FROM THE POINT OF INTERSECTION THEREOF WITH THAT CERTAIN LINE HEREINABOVE DESCRIBED AS HAVING A BEARING OF NORTH 89°25'57" WEST; THENCE NORTHEASTERLY ALONG 545 FOOT RADIUS CURVE CONCAVE NORTHWESTERLY FROM A TANGENT BEARING NORTH 56°01'51" EAST, THROUGH AN ANGLE OF 1°46'36", A DISTANCE OF 16.90 FEET;
THENCE NORTH 54°15'15" EAST 50 FEET, AS CREATED IN DEED RECORDED JUNE 10, 1968 AS INSTRUMENT NO. 53726, OFFICIAL RECORDS.
LEGAL DESCRIPTION
GROSS LAND AREA:
PARCEL 1: 532-030-008, 532-030-009, 532-080-008,
532-080-010, 532-090-026, 532-090-028, 532-090-030
PARCEL 2: 532-110-015
ASSESSOR'S PARCEL NUMBER:
PTR PARCEL 1: 41.11AC.
PTR PARCEL 2: 90.22 AC.
TOTAL: 131.33 AC.
2 LEGAL DESCRIPTION & EX
EASEMENTS
1478
25 34
34 35
35 35
28 28
27 27
32 30
33 33
20 20
32 30
30 30
32 30
34 33
S89°39'25"E 2164.30'
S88°35'33"E 2745.24'
N89°39'25"W 2161.24' S88°40'04"E 2641.65'
N00°22'25"E 342.00'
N74°52'19"E 502.17'
N79°41'49"E 613.28'
N75°07'50"E 790.84'
N72°50'35"E 809.39'
N71°03'06"E 365.85'
N89°48'04"E 107.00'
N00°17'59"E 16.50'
S89°48'04"W 107.03'
N00°17'59"E
270.81'
N00°04'18"E 1096.14'
N71°03'06"E
38.56'
S89°11'03"E 2670.98'
1560.43' 1081.42'
N00°04'07"E 2641.85'
N00°42'27"E 1840.83'
113.37'
252.48'
S00°42'27"W 2668.32' N00°42'27"E 827.49'
APN: 532-110-010
OWNER: FR HATHAWAY
APN: 532-030-007
OWNER: USA MORONGO INDIAN RES 532
APN: 532-090-027
OWNER: USA
MORONGO BAND
CAHUILLA MISSION
INDIANS
APN: 532-090-029
OWNER: USA
MORONGO BAND
CAHUILLA MISSION
INDIANS
APN: 532-110-008
OWNER: FR HATHAWAY
APN: 532-110-012 OWNER: CITY OF BANNING
CONVEYED TO THE STATE OF CALIFORNIA BY DEED IN
BOOK 2997. PAGES 542-545, O.R.
APN: 532-110-009
OWNER: FR HATHAWAY
APN: 532-110-001
OWNER: FR HATHAWAY
APN: 532-030-005
OWNER: USA MORONGO INDIAN RES 532
APN: 532-030-006
OWNER: USA MORONGO INDIAN RES 532
APN: 532-080-009 FEMA ZONE "X" OWNER: FIELD LLOYD L
FEMA ZONE "A"
20'
16'
16'
26'
26'
16'
16'
10'
20'
20'
20'
50'
50'
10'
40'
40'
25'
10'
50'
N'LY OF SECTION 11
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:EX PROJECT BONDARYNovember 04, 2024 04:10:23pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-EX MAP.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
200
100 200 400
FEMA FLOOD PANEL NO. 06065C0837G, BEARING EFFECTIVE DATE OF AUGUST 28, 2008, AND COMMUNITY NUMBER 060246 SHOWS THE FOLLOWING FLOOD ZONES TO BE WITHIN PROPERTY:
ZONE X- AREAS DETERMINED TO BE OUTSIDE 0.2% ANNUAL CHANCE FLOOD PLANE.
ZONE A- SPECIAL FLOOD HAZARD AREAS SUBJECT TO INUNDATION BY THE 1% ANNUAL CHANCE FLOOD.
ZONE D- AREAS IN WHICH FLOOD HAZARDS ARE UNDETERMINED, BUT POSSIBLE.
FLOOD NOTE:
3 EX PROJECT BOUNDARY
1479
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
ZZ
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
X X X
X
X
X X X X
X
X
X
SD SD SD SD SD SD SD SD SD SD SD 6''W6''W
6''W
6''W
12''W 12''W 12''W 12''W 12''W
6''W
SD SD SD SD SD SD SD SD SD SD SD 6''W6''W
6''W
6''W
12''W 12''W 12''W 12''W 12''W
6''W
G
G
G
G G G
G G G
G G G
G G G W W W W
W W W W W W W
W W
W W
W W
E E
E
EC
E
S
G
G
F
F
G
G
G
G G G
G G G
G G G
G G G W W W W
W W W W W W W
W W
W W
W W
E E
E
EC
E
S
G
G
F
F
> > > > > > > > > > > >
>
> > > > > > > > > > > > > >
>
> > > > > > > > > > > > >
>
> > > > > > > > > > >
S89°39'27"E 300.00' R=4000.00' L=317 .17'
R=4000.00' L=317 .12' S85°06'52"E 377.15'
S89°39'25"E 1340.65'
N00°22'25"E 236.41'
R=4055 .00' L=132.40'
S85°06'52"E 377.15'
R=39 45.00' L=312.76' N00°22'25"E 105.59'
S89°39'25"E 820.59'
S89°39'27"E 222.74' R=4055.00' L=189.13'
S89°39'27"E 221.87' R=3945.00' L=312.81' S85°06'52"E 377.15' R=4055.00' L=321.48' S89°39'25"E 1277.15'
S89°39'25"E 1277.65'
S89°39'25"E 2164.24' 257.04' 1907.21' N00°19'32"E 254.68' 125.50'
251.65'
2300
2325
2295
2290
2295
2305
2310
2315
2320
2330
2300
2325
2290
2295
2305
2310
2315
2320
2330
2335
2340
23302325
2325
2315
2320
2300
2295
2305
2310
2315
APN: 532-110-009
OWNER: FR HATHAWAY
APN: 532-110-001
OWNER: FR HATHAWAY
WILSON STREET
Arterial Highway (110' RW)
N HATHAWAY ST
Arterial Highway (110' RW)
110.0'
55.0' 55.0'
PARCEL 2
12.36 AC
LOT "A"
12.02 AC
APN: 532-030-007
OWNER: USA MORONGO INDIAN RES 532
CL
PR RW
RW
CL
RW
RW
110.0'
55.0' 55.0'
DEDICATION & IMPROVEMENTS
PER TPM 38256
TENTATIVE PARCEL MAP NO. 38256
3.2%
2290
2300
2310
2320
2298
2296
2294
2292
2288
2286
2284
2302
2304
2306
2308
2312
2314
2316
2318
2322
2.8%
3.4% 3.4%
2322
23202318
23162314
23122310
230823062304
23022300
22982296
22942292
22902288
2286
23262324
EX SO. CAL GAS
LINE EX WATER LINE
EX SO. CAL GAS
LINE
2302
2294
2310
2314
2320
2320
2318
PR WATER
PR WATER
PR 12" WATER LINE
PR
BANNING
ELECTRIC
SUBSTATION
LOT "C"
1.45 AC
X X
SD
S S
W W
FW FW
IRR IRR
D
E E
S S
SD SD
W W
G G
OHE
S
D
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
EXISTING CONTOUR
100 99
100 99
STORM LINE
TPM 38256 - BY OTHERS
SEWER LINE
WATER LINE
IRRIGATION LINE
FIRE WATER
STORM DRAIN STRUCTURE
STORM DRAIN INLET
EXISTING OVERHEAD LINE
EXISTING UNDERGROUND ELECTRIC LINE
EXISTING SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING WATER LINE
EXISTING NATURAL GAS LINE
EXISTING SEWER STRUCTURE
EXISTING STORM DRAIN STRUCTURE
EXISTING FIRE HYDRANT
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:MAP SHEET - 1November 04, 2024 04:10:51pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-MAPSHEETS.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
30 60 120MATCHLINE. SEE SHEET
5 CONCEPTUAL GRADING & UTILITIES
SHOWN FOR REFERENCE ONLY
MAP SHEET - 1
4 1480
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
SD SD SD SD SD
SD
SD
SD
6''W
6''W
6''W
6''W
6''W
6''W
6''W
FW FW FW FW
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
FW
SD
SD
SD D
D
S
S
S
S
D
D
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
FW
FW
FWFW
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
12''W
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
SD SD SD SD SD
SD
SD
SD
6''W
6''W
6''W
6''W
6''W
6''W
6''W
FW FW FW FW
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
FW
SD
SD
SD D
D
S
S
S
S
D
D
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
FW
FW
FWFW
12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W 12''W
12''W
G G G
G G G G G G G G G G
W W
W W
W W
W W
W W
D
E E
FO FO FO FO FO FO FO FO FO FO FO FO FO FO
G G G
G G G G G G G G G G
W W
W W
W W
W W
W W
D
E E
FO FO FO FO FO FO FO FO FO FO FO FO FO FO
VAN
X X
X
X
>
> > > > > > > > > >
>
>
>
>
>
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
R=2500.00' L=431.7 4' S00°42'27"W 1320.31'
S89°39'25"E 500.00'
S89°39'25"E 1277.65'
N45°20'35"E 32.53'
N00°20'35"E 15.99'
N89°39'47"W
40.89' N44°39'25"W 32.53'
N89°39'25"W 234.39' R=1012.00' L=125 .3 4' R=988 .00' L=152.53' R=2 445.00' L=347 .60' S80°26'54"W 332.15' S80°26'54"W 233.81'
R=1012.00' L=133 .7 8'
S88°01'21"W 53.52'
R=988.00' R=2555.00' L=2
L=62.14'
6 4.18'
N89°39'25"W 437.49'
N46°45'07"E 33.14'
S00°42'27"W 1179.57'
S89°39'25"E 1277.15'
S89°39'25"E 1340.65'
S45°41'09"E 33.35'
S00°42'27"W 1179.05'
N00°20'35"E 94.00' N00°53'10"E 248.01'
S88°35'33"E 2583.22'
2275
2270
2260
2265
2255
2260
2275
2270
2275
2280
2285
2290
2275
2270
2280
2280
2280
2285
2290
2255
2250
2260
2265
2250
2230
2240
2235
2245
2225
2230
2235
2240
2245
2260
2255
2265
2270
2250
2240
2245
2225
2230
2235
2235
2240
2225
2230
2215
2215
2225
2220
2230
2240
2245
2250
2260
APN: 532-110-010
OWNER: FR HATHAWAY
APN: 532-030-007
OWNER: USA MORONGO INDIAN RES 532
APN: 532-030-006
OWNER: USA MORONGO INDIAN RES 532
O'DONNELL STREET
Divided Collector (78' RW)
PARCEL 2
12.36 AC
PARCEL 1
89.50 AC
WILSON STREET
Arterial Highway (110' RW)
110.0'
55.0' 55.0'
110.0'
55.0' 55.0'
126.0'
71.0' 55.0'
110.0'
55.0' 55.0'
126.0'
55.0'
71.0'
LOT "A"
12.02 AC
78.0'
39.0' 39.0'
DEDICATION & IMPROVMENTS
PER TPM 38256
CL
PR RW
RW
CL
PR RW
RW
TENTATIVE PARCEL MAP NO. 38256 EX ROAD EASEMENT, RECORDED 5/17/2011, INST. #2011-0216635.
EX ROAD EASEMENT, RECORDED
11/12/2011, INST. # NO. 2011-0402632
EX ROAD EASEMENT, RECORDED
10/08/2010, INST. #2010-0485664.
CL
RW PR RW
EX 50' RIGHT OF WAY,
RESERVATIONS, RECORDED
5/30/2018, INST. # 2018-0219574
EX 10' SPRINT COMMUNICATIONS
COMPANY, RECORDED 01/30/1987,
INST. # 26358 EX 16' SOUTHERN CALIFORNIA GAS
COMPANY EASEMENT, RECORDED
12/13/1950 IN BOOK 1210, PAGE 543.
PROPOSED BUILDING
FFE=2204.80
2280
2278
2276
2282
2260
2270
2262
2258
2266
2264
2272
2268
2256
2254
2252
2230
2250
2240
2224
2226
2228
2232
2234
2236
2238
3.4% 2248
2246
2244
2242
1.9% 4.2%
2.8%
2280
227822762274
22722270
226822662264
2262
22602258
2256
22542252
225022482246
22442242
224022382236
223422322230
22282226
22842282
2240
2250
2242
2244
2246
2248
2252
2254
2256
2210
2204
2204
2206
2206
2208
2208
2212
2210
2220
2208
2212
2214
2216
2218
2220
2230
2240
2250
4.8% 2.5% 2.5%
EX SCE GAS LINE
PR 12" WATER LINE
254.6'
PR WATER
PR WATER
PR STORM DRAIN
PR STORM DRAIN
PR STORM DRAIN
PARCEL 3
9.41 AC
EX BOUNDARY LINE
2242 2240
2234
2230
2224 2220
2214
2230
2224
2220
2216
2200
2230 2230
2236
2232
2240
2238
2246
2248
2266 2260
2280
2282 2288 2284
ADA PATH
PR STORM DRAIN
PR PUBLIC STORM
DRAIN EASEMENT PR BASIN PR BASIN
2200
2200
2200
X X
SD
S S
W W
FW FW
IRR IRR
D
E E
S S
SD SD
W W
G G
OHE
S
D
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
EXISTING CONTOUR
100 99
100 99
STORM LINE
TPM 38256 - BY OTHERS
SEWER LINE
WATER LINE
IRRIGATION LINE
FIRE WATER
STORM DRAIN STRUCTURE
STORM DRAIN INLET
EXISTING OVERHEAD LINE
EXISTING UNDERGROUND ELECTRIC LINE
EXISTING SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING WATER LINE
EXISTING NATURAL GAS LINE
EXISTING SEWER STRUCTURE
EXISTING STORM DRAIN STRUCTURE
EXISTING FIRE HYDRANT
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:MAP SHEET - 2November 04, 2024 04:11:07pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-MAPSHEETS.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
30 60 120MATCHLINE. SEE SHEET
6 MATCHLINE. SEE SHEET 7
MATCHLINE. SEE SHEET
4 CONCEPTUAL GRADING & UTILITIES
SHOWN FOR REFERENCE ONLY
MAP SHEET - 2
5 1481
S
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
6''W
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
D
D
SD
SD SD SD SD SD SD
D
S
S
S
SD SD SD
SD
SD SD D
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W 12''W 12''W 12''W
12''W
12''W 12''W 12''W
S
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
S
S
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
D
D
6''W
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
D
D
SD
SD SD SD SD SD SD
D
S
S
S
SD SD SD
SD
SD SD D
SD
D
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W
12''W 12''W 12''W 12''W 12''W
12''W
12''W 12''W 12''W
G G G G G G G G G
G
G
F
F
F
F
FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO
FO FO FO FO FO FO FO
G G G G G G G G G
G
G
F
F
F
F
FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO FO
FO FO FO FO FO FO FO
VAN
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
ADA VANELECTRIC
VEHICLE CHARGING
ONLY
X
X X X X X X X
X
>
>
>
>
>
>
>
> > > >
>
>
> >
> > > > > >
>
> > > > > > > >
>
>
>
>
> >
>
>
>
> > > > > > >
>
>
>
>
>
X
X
X
X X X
X X X
X
X
X
X
X
X
X X X
X
X
X
X X X X X X X X X X
X
X X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV
EV
EV
EV
N80°26'54"E 387.15'
R=2500.00' L=477 .7 3'
S88°36'10"E 446.55'
N00°04'07"E 1081.42'
N00°18'09"E 273.81'
173.66' 100.15'
55.01'
N00°17'59"E 270.81'
N00°04'18"E 1096.14'
S88°36'10"E
55.01'
S35°26'54"W 32.53'
S80°26'54"W 64.00' N54°33'06"W 32.53' S80°26'54"W 303.37' R=25 55.00' L=488.24' N88°36'10"W 445.50'
N88°36'10"W 186.55' R=1012.00' L=107 .5 4' R=988.00' L=10 4.99' R=2445.00' L=467 .22'
S80°26'54"W 276.37'
S35°26'54"W 53.74'
S09°33'06"E 16.00'
S80°26'54"W 88.00' N54°33'06"W 53.74'
S80°26'54"W 233.81'
S80°26'54"W 332.15'
S09°33'06"E 109.00'
S09°33'06"E
78.00'
N80°26'54"E 358.37'
N82°30'52"W 44.49'
N00°18'09"E
171.47'
N00°18'09"E
71.01'
100.16'
N00°18'09"E
100.16'
N00°18'09"E
N89°48'04"E 55.00'
S89°48'04"W 55.00'
N00°18'09"E 272.27'
N89°48'04"E 52.00'
S89°48'04"W 52.03'
N00°18'09"E 16.50'
S88°35'33"E 162.02'
55.01' 52.00' N00°18'09"E 51.16'
N00°04'07"E 1099.85'N00°04'07"E 1062.36'
2230
2200
2225
2195
2205
2210
2215
2220
2185
2190
2195
2220
2215
2220
2210
2210
2215
2205
2195
2190
2185
2200
2195
2185
2190
2180
2175
2165
2170
2160
2165
2200
2195
2205
2210
2200
2185
2190
2195
2205 2175
2165
2170
2180
2185
APN: 532-090-027
OWNER: USA MORONGO BAND CAHUILLA MISSION INDIANS
COTTONWOOD RD
Arterial Highway (110' RW)
PARCEL 3
9.41 AC
PARCEL 1
89.50 AC
LOT "A"
12.02 AC
110.0'
55.0'
55.0'
126.0'
55.0' 71.0'
WILSON STREET
Arterial Highway (110' RW)
110.0'
55.0' 55.0'
CL
RW
PR RW
CL
PR RW
PR RW
CL
EX PROPERTY LINE
LOT "B"
0.32 AC
LOT "B"
1.32 AC
PR RW CL
LOT "B"
3.57 AC
EX 50' RIGHT OF WAY,
RESERVATIONS, RECORDED
5/30/2018, INST. # 2018-0219574
EX 10' SPRINT COMMUNICATIONS
COMPANY, RECORDED 01/30/1987,
INST. # 26358
EX 16' SOUTHERN CALIFORNIA GAS
COMPANY EASEMENT, RECORDED
12/13/1950 IN BOOK 1210, PAGE 543.
EX 16' SOUTHERN CALIFORNIA GAS
COMPANY EASEMENT, RECORDED
12/13/1950 IN BOOK 1210, PAGE 543.
EX 10' SPRINT COMMUNICATIONS
COMPANY, RECORDED 01/30/1987,
INST. # 26358
PROPOSED BUILDING
FFE=2204.80
383.4'
446.0'
APN: 532-080-009
APN: 532-030-006
OWNER: USA MORONGO INDIAN RES 532
2222
2210
2220
2204
2206
2208
2212
2214
2216
2218
2190
2200
2184
2186
2188
2192
2202
2198
2196
2194
1.9%
2.0%
3.0%
2224
2222
2210
2208
2212
2214
2216
2214
2190
2200
2210
2188
2194
2192
2198
2196
2204
2202
2206
2208
2212
2214
2190
2188
2192
2194
2196
2184 2186 2188
2192
2190
2188
2186
2194
2196
2210
2204 2206 2208
2212 2214
2214
2170
2180
2182
EX SCE GAS LINE
PR WATER
PR STORM DRAIN
PR STORM DRAIN
PR FIRE WATER
PR FIRE WATER
PR SEWER
EX BOUNDARY LINE
EX PROPERTY LINE
2200
2200
2210
2202 2200
2196
2190
2180
2178
2182
2190
2192
2196
2194
2200
2202 2206
2222 2224 2226
2180
2174
2170
ADA PATH
ADA PATH
ADA PATH
ADA PATH
ADA PATH
PR PUBLIC STORM
DRAIN EASEMENT
PR BASIN
2200
2200
2200
PR PUBLIC
STORM DRAIN
X X
SD
S S
W W
FW FW
IRR IRR
D
E E
S S
SD SD
W W
G G
OHE
S
D
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
EXISTING CONTOUR
100 99
100 99
STORM LINE
TPM 38256 - BY OTHERS
SEWER LINE
WATER LINE
IRRIGATION LINE
FIRE WATER
STORM DRAIN STRUCTURE
STORM DRAIN INLET
EXISTING OVERHEAD LINE
EXISTING UNDERGROUND ELECTRIC LINE
EXISTING SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING WATER LINE
EXISTING NATURAL GAS LINE
EXISTING SEWER STRUCTURE
EXISTING STORM DRAIN STRUCTURE
EXISTING FIRE HYDRANT
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:MAP SHEET - 3November 04, 2024 04:11:27pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-MAPSHEETS.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
30 60 120
MATCHLINE. SEE SHEET 8
MATCHLINE. SEE SHEET
6 CONCEPTUAL GRADING & UTILITIES
SHOWN FOR REFERENCE ONLY
MAP SHEET - 3
6 1482
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
D
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S S
D
D
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
S
S
S
S
S
S
S
S
S
S
S
S
S S
S
FW
FW
FW
FW
FW
FW
FW
W
W
W
W
W
W
W
W
W
W
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
D
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S S
D
D
SD
SD
SD
SD
SD
SD
D
D
SD
SD
SD
SD
S
S
S
S
S
S
S
S
S
S
S
S
S S
S
FW
FW
FW
FW
FW
FW
FW
W
W
W
W
W
W
W
W
W
W
D
D
C
C
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
ELECTRICADA VAN
CHARGING
VEHICLE ONLY
VAN
ELECTRICADA VAN
CHARGING
VEHICLE ONLY
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
ADA
ELECTRIC
CHARGING
VEHICLE ONLY
X
X
X X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X
CAV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
N89°25'11"W 1327.55'
N79°41'49"E 613.28'
N74°52'19"E 502.17'
S00°42'27"W 1179.57'
N75°07'50"E 790.84'
323.24'
40.54'
S00°42'27"W 1320.31'
S00°42'27"W 1179.05'
S45°38'38"W 33.90' S44°21'22"E 33.98' S00°34'49"W 77.98' S89°25'11"E 24.23'
S00°42'27"W 481.52'
S00°42'27"W 470.54'
N89°25'11"W 1264.69'
N89°25'11"W 1327.46'
138.39'
N00°42'27"E 343.86'
R=89.00' L=13 9.83'
N89°18'39"W 19.88'
2195
2200
2180
2185
2190
2195
2205
2200
2205
2225
2225
2225
2205
2210
2215
2220
2230
2235
2250
2250
2250
2230
2235
2240
2245
2225
2230
2235
2210
2215
2220
2225
2200
2195
2205
2210
2185
2190
APN: 532-110-008
OWNER: FR HATHAWAY
APN: 532-110-012 OWNER: CITY OF BANNING
PARCEL 1
89.50 AC
O'DONNELL STREET
Divided Collector (78' RW)
NICOLET ST
Divided Collector (78' RW)
LOT "A"
12.02 AC
78.0'
39.0' 39.0'
78.0'
39.0' 39.0'
DEDICATION & IMPROVEMENTS
PER TPM 38256
INTERSTATE 10
TENTATIVE PARCEL MAP NO. 38256
TENTATIVE PARCEL MAP NO. 38256
EX. 30' WIDE SOUTHERN
PACIFIC LAND COMPANY
EASEMENT, RECORDED
10/19/1966, INST. # 53726
EX. 40' WIDE SOUTHERN
PACIFIC LAND COMPANY
EASEMENT, RECORDED
10/19/1966, INST. # 53726
EX ROAD EASEMENT, RECORDED
5/17/2011, INST. #2011-0216635.
EX ROAD EASEMENT, RECORDED
11/1212011, INST. # NO. 2011-0402632
LOT "A"
12.02 AC
39.0'
EX ROAD EASEMENT, RECORDED
5/17/2011, INST. #2011-0216635.
EX ROAD EASEMENT, RECORDED
11/12/2011, INST. # NO. 2011-0402632
EX ROAD EASEMENT, RECORDED
10/08/2010, INST. #2010-0485664.
EX 20' COACHELLA VALLEY ICE AND ELECTRIC
POWER COMPANY, RECORDED 12/08/1915 IN
BOOK 435 OF DEEDS, PAGE 203. TO BE
VACATED
PROPOSED BUILDING
FFE=2204.80
CL
RW RW
PR CL
PR RW
CL PER TPM 38256
RW PER TPM 38256
RW PER TPM 38256
2230
2224
2226
2228
2232
2234
2236
2238
2210
2220
2200
2180
2180
2190
3.0% 2.9%
460.5'
PR STORM DRAIN
PR STORM DRAIN
PR SEWER
PR FIRE WATER
PR WATER
PR FIRE WATER
EX 20' COACHELLA VALLEY ICE AND ELECTRIC
POWER COMPANY, RECORDED 12/08/1915 IN
BOOK 435 OF DEEDS, PAGE 203.
2198
2220
2216
2210
2206
2224
2212
2208
2206
2204
2204
2204
2234 2230
2224 2220
2214 2210 2206
2204
2204
PR BASIN
PR BASIN
ADA PATH ADA PATH
PR PUBLIC STORM
DRAIN EASEMENT
PR PUBLIC STORM
DRAIN EASEMENT
PR BANNING
PUBLIC SEWER
LIFT STATION
PR BANNING
PUBLIC SEWER
LIFT STATION
LOT "D"
1.34 AC
X X
SD
S S
W W
FW FW
IRR
D
E E
S S
SD SD
W W
G G
OHE
S
D
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
EXISTING CONTOUR
100 99
100 99
STORM LINE
TPM 38256 - BY OTHERS
SEWER LINE
WATER LINE
IRRIGATION LINE
FIRE WATER
STORM DRAIN STRUCTURE
STORM DRAIN INLET
EXISTING OVERHEAD LINE
EXISTING UNDERGROUND ELECTRIC LINE
EXISTING SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING WATER LINE
EXISTING NATURAL GAS LINE
EXISTING SEWER STRUCTURE
EXISTING STORM DRAIN STRUCTURE
EXISTING FIRE HYDRANT
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:MAP SHEET - 4November 04, 2024 04:11:47pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-MAPSHEETS.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
30 60 120MATCHLINE. SEE SHEET
8 MATCHLINE. SEE SHEET 5
CONCEPTUAL GRADING & UTILITIES
SHOWN FOR REFERENCE ONLY
MAP SHEET - 4
7 1483
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
D
S S
S S
S S
D
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S
SD
SD
D
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
FW
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
D
S S
S S
S S
D
D
D
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
SD
S
SD
SD
D
F
F
FO FO FO FO FO
F
F
FO FO FO FO FO
VAN
ADA VANELECTRIC
VEHICLE CHARGING
ONLY
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
X
X
X
EV
EV
EV
EV
N72°50'35"E 809.39'
N75°07'50"E 790.84'
N00°04'07"E 1099.85'N00°04'07"E 1081.42'N00°04'07"E 1062.36' N00°04'18"E 1096.14'
789.98'
19.41'
38.56'
58.18'
55.19' N71°03'06"E 151.93'
2150
2155
2160
2165
2175
2180
2185
2190
2195
2200
2185
2190
2195
2175
2175
2180
2185
2190
2170
2165
2150
2175
2155
2160
2165
2170
2165
2170
APN: 532-090-029
OWNER: USA MORONGO BAND CAHUILLA MISSION INDIANS
PARCEL 1
89.50 AC
COTTONWOOD RD
Arterial Highway (110' RW)
110.0'
55.0' 55.0'
CL
LOT "B"
1.32 AC
LOT "B"
3.57 AC
INTERSTATE 10
EX 10' SPRINT COMMUNICATIONS
COMPANY, RECORDED 01/30/1987,
INST. # 26358
EX 20' COACHELLA VALLEY ICE AND ELECTRIC
POWER COMPANY, RECORDED 12/08/1915 IN
BOOK 435 OF DEEDS, PAGE 203. TO BE
VACATED
PROPOSED BUILDING
FFE=2204.80
258.7'
2170
2170
2160
2160
2170
2170
2170
2180
2160
2160
2170
2180
2190
2196
2198
2196
PR SEWER
PR STORM DRAIN
EX PROPERTY LINE
PR RW
2196
2190
2186
2180
2172
2170
2166
2160
2158
2156
2154
2172 2180 2186 2182 2176
PR BASIN
PR BASIN
PR BASIN
2192
2190
2180
2170
2160
2156
PR STORM DRAIN
ADA PATH
EX. PROPERTY LINE
PR STORM DRAIN
FUTURE CALTRANS R/W
(NO FORMAL APPROVALS)
X X
SD
S S
W W
FW FW
IRR IRR
D
E E
S S
SD SD
W W
G G
OHE
S
D
LEGEND
PROPERTY LINE / RIGHT-OF-WAY
EASEMENT
CENTERLINE
FENCE
PROPERTY BOUNDARY
PROPOSED CONTOUR
EXISTING CONTOUR
100 99
100 99
STORM LINE
TPM 38256 - BY OTHERS
SEWER LINE
WATER LINE
IRRIGATION LINE
FIRE WATER
STORM DRAIN STRUCTURE
STORM DRAIN INLET
EXISTING OVERHEAD LINE
EXISTING UNDERGROUND ELECTRIC LINE
EXISTING SEWER LINE
EXISTING STORM DRAIN LINE
EXISTING WATER LINE
EXISTING NATURAL GAS LINE
EXISTING SEWER STRUCTURE
EXISTING STORM DRAIN STRUCTURE
EXISTING FIRE HYDRANT
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:MAP SHEET - 5November 04, 2024 04:12:07pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-MAPSHEETS.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
30 60 120
MATCHLINE. SEE SHEET 6
MATCHLINE. SEE SHEET
7 CONCEPTUAL GRADING & UTILITIES
SHOWN FOR REFERENCE ONLY
MAP SHEET - 5
8 1484
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
Z
X X X
>
>
>
>
>
> > >
>
> > >
>
>
>
> > >
>
>
X
X X
X
X
X
X
X
X X X X
X
X
X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
X
> > > >
> > > > > > > > >
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >
X
PHASE 2
INTERSTATE 10
O'DONNELL ST
NICOLET ST
WILSON ST
COTTONWOOD DR
TENTATIVE PARCEL MAP NO. 38256
DEDICATION & IMPROVEMENTS PER TPM 38256
PROPOSED BUILDING
PHASE 1
PHASE 1 PHASE 1
No. 86803 CA
L L
BEFOR YOU
D I G
9 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Cowan, Davie Sheet Set:BANNING LOGISTICS PRELIM Layout:Layout1November 04, 2024 04:12:21pmK:\RIV_LDEV\194455002 - Banning Logistics\CAD\TPM\BANNING-TPM-PHASING.dwg 11/4/2024
BANNING COMMERCE CENTER
W.O. No.
TENTATIVE PARCEL MAP NO. 38576
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
NORTH
0 GRAPHIC SCALE IN FEET
150
75 150 300
9 SITE PHASING
PHASE 1
PHASE 2
NOT A PART
LEGEND
1485
§¨¦10
HATHAWAY ST
GILMAN
ST
THEODORE ST
HOFFER ST
REPPLIER RD
WILSON ST
WILLIAMS
ST
CHRISTIE
ST
HARLOW
ST
JUAREZ
ST
MORONGO RD
HATHAWAY ST
N EVANS ST
ALMOND ST
BLANCHARD
ST
SULLIVAN RD
COTTONWOOD RD
ALLEN ST
NICOLET ST
RAMSEY ST
PHILLIPS
ST
LINCOLN ST
PHILLIPS ST
CHERRY
ST CHERRY ST
EVANS
ST
HARLOW
ST
CHERRY
ST
BLANCHARD ST
EVANS
ST
ALMOND WAY
GARCIA RD
JOHN ST
SERANO RD
DAILY RD
SANTIAGO RD
LAWS RD
KELSO ST
County of San Bernardino, Maxar
PROJECT
LOCATION
PROJECT NUMBER: DR 21-7017
VICINITY MAP
APN: 532-030-008,532-030-009,532-080-008,
532-080-010,532-090-026, 532-090-028,
532-090-030,532-110-015
ZONE:Business Park (BP)
0 :250 500 750 1,000
Feet
1486
UNION PACIFIC RAILROAD
HATHAWAY ST
THEODORE ST
GILMAN ST
WILSON ST
GEORGE ST
WILLIAMS ST
HATHAWAY ST
HARLOW ST
HOFFER ST
NICOLET ST N EVANS ST JACINTO
VIEW RD
RAMSEY ST
EVANS ST
HARLOW ST
EVANS ST
KELSO ST
MORONGO RD
County of San Bernardino, Maxar
PROJECT
LOCATION
PROJECT NUMBER: DR 21-7017
AERIAL BASE MAP
APN: 532-030-008,532-030-009,532-080-008,
532-080-010,532-090-026, 532-090-028,
532-090-030,532-110-015
ZONE:Business Park (BP)
0 :250 500 750 1,000
Feet
1487
PROJECT
LOCATION
PROJECT NUMBER: DR 21-7017
DEVELOPMENT OPPORTUNITIES
APN: 532-030-008,532-030-009,532-080-008,
532-080-010,532-090-026, 532-090-028,
532-090-030,532-110-015
ZONE:Business Park (BP)
0 :250 500 750 1,000
Feet
§¨¦10
HATHAWAY ST
HOFFER ST
VAL MONTE ST
THEODORE ST
GILMAN ST
WILSON ST
GEORGE ST
CHRISTIE
ST
HATHAWAY ST
LAWS
RD
DAILY
RD
HARLOW ST
NICOLET ST
WILLIAMS ST
N EVANS ST
CHERRY ST
ALLEN ST
JACINTO
VIEW RD
RAMSEY ST
JUAREZ ST
JOHN ST
LINCOLN ST
PHILLIPS ST PHILLIPS ST
CHERRY
ST
EVANS ST
HARLOW
ST
CHERRY ST
EVANS ST
SULLIVAN RD
KELSO ST
MORONGO RD
County of San Bernardino, Maxar
CalFire Fire Hazard Severity Zones
California Geological Survey Liquefaction Hazard Zone
FEMA 1% (100-Year) Annual Chance Flood Hazard Zone
FEMA 0.2% (500-Year) Annual Chance Flood Hazard Zone
MSHCP Criteria Cells
USGS Blue Line Streams
Banning Airport Influence Area
Legend
Fault Zones
PROJECT
LOCATION
PROJECT NUMBER: DR 21-7017
DEVELOPMENT OPPORTUNITIES
APN: 532-030-008,532-030-009,532-080-008,
532-080-010,532-090-026, 532-090-028,
532-090-030,532-110-015
ZONE:Business Park (BP)
0 :250 500 750 1,000
Feet
1488
§¨¦10
532-090-030
532-030-008 532-030-009
532-090-028
532-080-010
532-110-015
532-080-008
532-090-026
UNION PACIFIC RAILROAD
Maxar
PROJECT
LOCATION
PROJECT NUMBER: DR 21-7017
GENERAL PLAN/ZONING MAP
APN: 532-030-008,532-030-009,532-080-008,
532-080-010,532-090-026, 532-090-028,
532-090-030,532-110-015
ZONE:Business Park (BP)
0 :250 500 750 1,000
Feet
Business
Park
Medium
Density
Residential
Business
Park
Very High
Density
Residential
Public Facilities - Airport
Open Space - Parks
Airport Industrial
Low Density
Residential
Industrial -
Mineral
Resources
Open Space -
Resources
Open Space - Parks
Airport Industrial
Airport Industrial
Industrial 1489
City of Banning
Community Development Department
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100
NOTICE OF PUBLIC HEARING
BEFORE THE CITY COUNCIL
Design Review, Case PLN 21-7017/Tentative Parcel Map, Case TPM 38576/Development Agreement Banning Commerce Center Project by Sansone Group
Project Site: APNs 532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090-026, 532-090-028, 532- 090-030, 532-110-015, Banning, CA 92220
NOTICE IS HEREBY GIVEN that the City Council of the City of Banning, California, will hold a public hearing at its meeting of May 13, 2025. The City Council meeting begins at 5:00 p.m., in the Council Chambers at City Hall, 99 East Ramsey Street, Banning, CA 92220. To observe the live meeting through your personal computer or smart phone enter the following link: https://banninglive.viebit.com or view on the Banning Government Channel on Cable Television.
The purpose of this hearing is to consider entitlement applications by Sansone Group (Applicant) for the Banning Commerce Center Project (Project). Specifically, the Applicant seeks approval of a Design Review application, Case PLN 21-7017, for a proposed development of an approximately 1,320,284-square foot industrial warehouse building (including office space within) on approximately 131.28 acres of vacant land located within the eastern portion of the City of Banning that is north of the I-10 freeway and east of Hargrave St. on the Project Site specified above. The Project would include loading docks, trailer parking stalls, passenger vehicle parking stalls, drive aisles, landscaping, and stormwater detention. The Applicant also seeks approval of a Tentative Parcel Map, Case TPM 38576, for the subdivision of the 131.28-acre Project Site into three numbered lots for the Project and related improvements and four lettered lots for rights-of-way and public utility purposes. The Applicant also seeks approval of a Development Agreement with the City to establish terms and obligations for both parties related to PLN 21-7017, TPM 38576 and infrastructure on- and off-site. The City Council will consider approving case PLN 21-7017, TPM 38576 and a Development Agreement between the City and Applicant, Sansone Group/JDNJ Enterprises, LLC; certifying the associated Final Environmental Impact Report (SCH No. 2022090102); and adopting findings, a Statement of Overriding Considerations (SOOC), and a Mitigation Monitoring and Reporting Program pursuant to the California Environmental Quality Act.
The Planning Commission reviewed the subject project at its meeting of March 5, 2025, and voted 3 to 2 to recommend City Council approval of the above applications.
ENVIRONMENTAL DETERMINATION: The Project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and an Environmental Impact Report has been prepared for the project, together with Findings of Fact and a Statement of Overriding Consideration (SOOC), including Findings in support of the SOOC, and a Mitigation Monitoring and Reporting Program for the Project, to be considered by the City Council.
A Notice of Availability to review the draft Environmental Impact Report for the Banning Commerce Center EIR (SCH No. 2022090102) was published in June 2024, with the 45-day public review and comment period for the Project beginning on June 17, 2024, and ending on August 2, 2024, and a Final Environmental Impact Report was prepared.
REVIEW OF PROJECT INFORMATION: The proposed application, site plan, and related documents are available for public review by contacting the Community Development Department during normal business hours (Monday – Friday, 8:00am to 5:00pm) by telephone at (951) 922-3125. Additional project information is also available on the City’s website by visiting the following link:
https://engagebanning.civilspace.io/en/projects/banning-commerce-center 1490
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100 COMMENT ON THIS APPLICATION: Response to this notice may be made verbally at the Public Hearing and/or in writing before the hearing:
• You may provide oral comments at the in-person hearing. Agendas are available at least 72 hours in advance of the meeting online: https://banningca.granicus.com/ViewPublisher.php?view_id=1 • Written comments may be submitted to the City Council by email at [email protected] or letter to the address below. Transmittal prior to the start of the meeting is required. Any correspondence received during or after the meeting will be distributed to the City Council as soon as practicable and retained for the official record.
City Clerk’s Office
PO Box 998
99 E. Ramsey St
Banning, CA 92220
Any challenge of the proposed project in court may be limited to raising only those issues raised at the public hearing described in this notice, or in written correspondence delivered to the City Clerk at, or prior, to the public hearing (Government Code Section 65009[b][2]).
Si necesita ayuda con esta carta, por favor llame a la Ciudad de Banning y puede hablar con Sandra Calderon, teléfono (951) 922-3125.
BY ORDER OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF BANNING, CALIFORNIA.
David A. Newell, AICP Dated: April 24, 2025
Community Development Director Publish: May 2, 2025
1491
§¨¦10
HATHAWAY ST
GILMAN
ST
THEODORE ST
HOFFER ST
REPPLIER RD
WILSON ST
WILLIAMS
ST
CHRISTIE
ST
HARLOW
ST
JUAREZ
ST
MORONGO RD
HATHAWAY ST
N EVANS ST
ALMOND ST
BLANCHARD
ST
SULLIVAN RD
COTTONWOOD RD
ALLEN ST
NICOLET ST
RAMSEY ST
PHILLIPS
ST
LINCOLN ST
PHILLIPS ST
CHERRY
ST CHERRY ST
EVANS
ST
HARLOW
ST
CHERRY
ST
BLANCHARD ST
EVANS
ST
ALMOND WAY
GARCIA RD
JOHN ST
SERANO RD
DAILY RD
SANTIAGO RD
LAWS RD
KELSO ST
County of San Bernardino, Maxar
PROJECT
LOCATION
PROJECT NUMBER: DR 21-7017
VICINITY MAP
APN: 532-030-008,532-030-009,532-080-008,
532-080-010,532-090-026, 532-090-028,
532-090-030,532-110-015
ZONE:Business Park (BP)
0 :250 500 750 1,000
Feet
1492
City of Banning
Office of THE CITY CLERK
99 E. Ramsey Street • P.O. Box 998 • Banning, CA 92220-0998 • (951) 922-3100
CITY COUNCIL
NOTICE OF CONTINUATION OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that at its regular meeting of May 13, 2025, the City Council continued the following noticed public hearing listed on its agenda to its regularly scheduled City Council meeting of May 27, 2025:
Consideration of (1) Resolution 2025-59, Approving the Banning Commerce Center Project by Sansone Group, Including a Design Review Application, Case DR 21-7017, for the Construction of a 1,320,284-Square Foot Industrial Warehouse Building on 131.28-acres of Land Generally Located North of the I-10 Freeway/E. Ramsey Street, East of N. Hathaway Street and Bisected by Wilson Street ("Project Site") and a Tentative Parcel Map Application, Case TPM 38756, for the Subdivision of the 131-28-acre Project Site into Three Numbered Lots for Private Development Improvements and Four Lettered Lots for Right-of-Way and Other Improvements; (2) Resolution 2025-60, Certifying the Environmental Impact Report (SCH No. 2022090102), Adopting Findings and a Statement of Overriding Considerations, and Adopting a Mitigation Monitoring and Reporting Program for the Banning Commerce Center Project Consisting of a 1,320,284-Square Foot Industrial Warehouse Building on 131.28-acres of Land Located on the Project Site; and (3) Introduction and First Reading of Ordinance 1609, Approving a Development Agreement By and Between the City of Banning and JDJN Enterprises, LLC, a Missouri Limited Liability Corporation
Said continuance was passed by the following vote:
AYES: Barrington, Flynn, Miller, and Royce.
NOES: Wallace.
RECUSED: None
ABSENT: None
The May 27, 2025 Regular Meeting of the City Council begins at 5:00 p.m. in the Council Chambers at City Hall, 99 E. Ramsey Street, Banning, CA 92220.
I, Caroline Patton, Administrative City Clerk, City of Banning, certify this Notice of Continuance was posted within 24 hours of the City Council’s action, as required by California Government Code 54955.1.
Caroline Patton
Administrative City Clerk, City of Banning
1493
FISCAL IMPACT ANALYSIS
FOR
BANNING COMMERCE CENTER
June 2024
Prepared By:
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Table of Contents
Page
1. Project Description.......................................................................................................... 1
2. Purpose of Fiscal Impact Analysis.................................................................................. 1
3. Benefits Summary........................................................................................................... 1
3.1 Temporary (Construction Related) Jobs Created ...................................................... 2
3.2 FIA Summarization ................................................................................................... 2
4. FIA Limiting Conditions................................................................................................. 2
5. General Sources of Information and Methodology Used in FIA.................................... 2
6. FIA Summary and Conclusions...................................................................................... 4
7. FIA Recurring Revenues................................................................................................. 7
7.1 Property Tax .............................................................................................................. 7
7.2 Property Tax In-Lieu of Vehicle License Fees (“VLF”)........................................... 7
7.3 Other Revenues.......................................................................................................... 8
8. FIA Recurring Costs....................................................................................................... 8
8.1 General Government.................................................................................................. 8
8.2 Finance....................................................................................................................... 8
8.3 Law Enforcement ...................................................................................................... 8
8.4 Animal Control.......................................................................................................... 8
8.5 Fire and Life Safety ................................................................................................... 8
8.6 Development Services............................................................................................... 8
8.7 Community Services.................................................................................................. 9
9. Economic Benefit Analysis............................................................................................. 9
10. Glossary of Defined Terms and Acronyms ................................................................ 11 Appendices:
Appendix A – Project Site Plan
Appendix B – Fiscal Impact Analysis Tables
Appendix C – Economic Benefit Analysis Tables
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1. Project Description
Banning Commerce Center (“Project”) is a proposed industrial development of approximately 127 acres. The Project is currently located in the City of Banning, adjacent to the Interstate 10 Freeway. The Project is anticipated to be comprised of approximately 1,300,000 square feet of industrial warehouse and distribution. A table detailing the Land Use Assumptions for the Project is included below and a Project Site Plan has been included in Appendix A for the reader’s reference.
LAND USE ASSUMPTIONS
Footnote:
(a) Estimated assessed value per SqFt per Appendix B Table 3.
2. Purpose of Fiscal Impact Analysis
This Fiscal Impact Analysis (“FIA”) has been prepared to determine the estimated fiscal impacts on the City of Banning (“City”) general fund in connection with the proposed development of the Project. The reader should be aware that the FIA contains estimates or projections of the Project’s future revenue and cost impacts on the City and actual fiscal results may vary from estimates because events and circumstances may occur in a manner that is different than projected in the FIA. The primary purpose of this FIA is to estimate the Project’s net fiscal impact on the City’s General Fund upon build-out, as further detailed in the report and appendices. In addition to estimating the net fiscal impacts of the Project, this FIA provides includes an Economic Benefit Analysis (“EBA”) which uses IMPLAN. The IMPLAN model is used to predict the economic consequences of a development project within a local economy and measures the direct, indirect and induced effects in terms of economic output, employment, and earnings within the local region.
3. Benefits Summary
The Project will result in multiple types of benefits to the City, both in the form of recurring benefits, which will continue to occur annually beyond the Project’s buildout, as well as non-recurring benefits in the form of one-time payments and the creation of additional construction jobs during the Project’s construction period. In addition to these Building 1 1,320,284 $ 213 $ 281,220,492
Subtotal Industrial 1,320,284 $ 213 $ 281,220,492
Total Project Assessed Value $ 281,220,492
Industrial
Probable Tenant Type Bldg. SF
Estimated
Assessed Value
per SqFt (a)
Total Assessed
Value
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benefits, which are discussed and elaborated on later in this FIA, it should be noted that there are potentially other various benefits that this report does not address.
3.1 Temporary (Construction Related) Jobs Created
In addition to the recurring and non-recurring revenues generated by the Project, the site is also estimated to generate approximately 1,926 annual full time equivalent construction related jobs during the 1-year construction period, per the IMPLAN analysis. These temporary construction jobs are in addition to the estimated permanent employees generated at buildout by the Project.
3.2 FIA Summarization
At buildout, the Project is anticipated to generate a surplus of $505,215 to the City’s General Fund (in 2024 dollars) on an annual recurring basis, as detailed in Section 6.
4. FIA Limiting Conditions
The FIA is subject to the following limiting conditions:
▪ The FIA contains an analysis of recurring revenues and costs to the City from development of the Project. The FIA is based on estimates, assumptions, and other information developed from DPFG’s research and experience. ▪ The sources of information and basis of the estimates are stated herein. While we believe the sources of information are reliable, DPFG does not express an opinion or any other form of assurance on the accuracy of such information. ▪ The analysis of recurring revenues and cost impacts to the City contained in the FIA is not considered to be a “financial forecast” or a “financial projection” as technically defined by the American Institute of Certified Public Accountants. The word “projection” used within this report relates to broad expectations of future events or market conditions.
▪ Since the analyses contained herein are based on estimates and assumptions which are inherently subject to uncertainty and variation depending on evolving events, DPFG cannot represent that results will definitely be achieved. Some assumptions inevitably will not materialize and unanticipated events and circumstances may occur; therefore, the actual results achieved may vary from the projections.
5. General Sources of Information and Methodology Used in FIA The FIA was prepared to estimate the allocable revenue and cost impacts to the City’s general fund (“General Fund”) as a result of the Project’s development. The FIA uses a combination of case study methods and multiplier methods to estimate Project impacts.
When projecting fiscal impacts using a multiplier method, the FIA determines per capita/employee impacts by applying the appropriate multiplier to the Project’s land use assumptions. The Per Capita-and-Employee-Multiplier Method involves dividing a cost or revenue figure by the number of residents and 50% of all employees working in the 1497
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City, and then multiplying that number by the number of residents projected for the Project at buildout. This method assumes that recurring costs and revenues will result from the Project at the same rates that currently prevail within the City, with each employee counted as one-half of a resident to reflect the relative significance of employees (i.e. nonresidential land uses) in generating City public services costs or City revenues. This multiplier method is a widely accepted standard of estimating per capita and employee impacts. The multipliers were calculated using data from the City and the U.S. census.
Where appropriate, City Budget data is adjusted to account for expected marginal increases when the nature of the cost or revenue item contains a fixed component that is not anticipated to change based on population growth from the Project. All cost and revenue factors are projected in 2024 dollars, and are not adjusted for inflation, based on the assumption that the relative impacts of inflation in future years will be offsetting.
Information used in preparing the FIA was obtained from the following primary sources:
(1) City of Banning Recommended Budget FY 2024-25 and 2025-26; (2) Sansone Group (“Developer”); (3) California Employment Development Department (employment information); (4) County of Riverside Auditor-Controller’s Office (Fiscal Year 2023-2024 share of the basic tax information and assessments); (5) U.S. Census Bureau (population data); (6) U.S. Bureau of Labor Statistics (household expenditure data and persons per household); (7) Landvision; (8) Urban Land Institute’s Dollars & Cents of Shopping Centers; and (9) CBRE Research (Market Data).
The FIA Appendix B is organized as follows:
Appendix Table Description
B 1 Fiscal Impact Analysis Summary
B 2 Population and Employment Data
B 3
Estimated Commercial Uses Property Value Using Income
Method
B 4 Land Use and Assessed Value Assumptions
B 5 Post-ERAF Share of the Basic Tax Calculation
B 6 Property Taxes In Lieu of Vehicle License Fee ("VLF") B 7 Other Recurring Revenues
B 8 Recurring Expenditures
B 9 Permanent Employment
The EBA Appendix C is organized as follows:
Appendix Table Description
B 1 Economic Benefit Analysis Summary
B 2 Construction Period Impacts
B 3 Ongoing Annual Impacts
B 4 Top 10 Industries Affected during Construction Period B
5 Top 10 Industries Affected from Ongoing Annual Operations from Commercial Site
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The following table shows the key demographic assumptions used in the FIA:
6. FIA Summary and Conclusions
The FIA examines the financial impact the Project will have at buildout on the General Fund. The Project will generate additional revenue for the General Fund primarily through increased property taxes, property taxes in-lieu of vehicle license fees, and sales taxes. The additional costs incurred to the General Fund as a result of the Project are less than the additional revenues generated and consist primarily of police and fire services. The Project’s direct impact to the General Fund at buildout is summarized in the chart below:
Population 31,213 (a) -
Employees 10,600 (b) 880
Residents + 50% Employees 36,513 (c) 440 (c)
Footnotes:
(b) Per State of California, Employment Development
Department April 2024 estimate.
City Project
(a) Per the E-5 City / County Population and Housing Estimates report published by the California Department of Finance dated 1/1/2024.
(c) The Per Capita-and-Employee Multiplier Method represents the total service population for the City and Project respectively, as each employee is counted as one-half of a resident to reflect their relative impact in generating City public service costs or City revenues. This multiplier method is a widely accepted standard of estimating per capita and employee impacts.
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As seen in the chart, the Project is anticipated to generate a $505,215 surplus to the City on an annual basis once the Project is fully developed.
Banning Commerce Center
Total Recurring Revenues $869,954
Total Recurring
Expenditures $364,739
Net Fiscal Surplus
(Deficit) $505,215
$869,954
$364,739
$505,215
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
$1,000,000
Banning Commerce Center Fiscal Impact
Summary
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OVERALL ANNUAL RECURRING SUMMARY
Annual Recurring Revenues:
Property Tax $ 455,179 Table 5
Property Tax in-lieu of Vehicle License Fees 335,565 Table 6 Other Revenues 79,210 Table 7
Total Recurring Revenue $ 869,954
Annual Recurring Expenditures:
City Council $ 1,893 Table 8
City Manager 7,667 Table 8
Economic Development 2,446 Table 8
Personnel 3,266 Table 8
City Clerk 1,365 Table 8
Elections 343 Table 8
City Attorney 4,427 Table 8
TV Government Access 1,309 Table 8
Fiscal Services 12,246 Table 8
Purchasing 4,212 Table 8
Police 146,236 Table 8
Dispatch 16,544 Table 8
Animal Control 6,184 Table 8
Animal Shelter 796 Table 8
Fire 48,010 Table 8
Building and Safety 24,853 Table 8
Code Enforcement 8,582 Table 8
Planning 19,581 Table 8
Engineering 23,574 Table 8
Building Maintenance 2,884 Table 8
Parks 7,454 Table 8
Recreation 3,107 Table 8
Aquatics 10,848 Table 8
Day Care 454 Table 8
Senior Center 2,122 Table 8
Central Services - Table 8
Community Enhancement 771 Table 8
Public Information 1,453 Table 8
Grants Management 2,113 Table 8
Total Recurring Expenditures $ 364,739
Net Annual Fiscal Surplus (Deficit) $ 505,215
Fiscal Impact Annual Summary
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7. FIA Recurring Revenues
7.1 Property Tax
In addition to other ad valorem charges imposed by various local agencies, land owners in the State of California (“State”) are required to pay annual property taxes of 1% on the assessed value of their property pursuant to Proposition 13. Each City in California is divided into tax rate areas (“TRA”). After the basic 1% property tax is collected by the County, the tax is allocated to various local agencies based on each agency’s share of the basic tax within the property’s applicable TRA.
The TRA’s the Project is located within is TRA 001-004. Per the Riverside County Auditor-Controller the City is entitled to 16.18582804% of the base 1.00% ad-valorem property tax. The breakdown and estimated assessed value by TRA is detailed in Appendix B, Table 5. In total, the Project is anticipated to generate $455,179 per year in property taxes.
7.2 Property Tax In-Lieu of Vehicle License Fees (“VLF”) In May 2004, Governor Schwarzenegger proposed a swap of City and City VLF revenue for additional property tax share as part of a budget agreement between the State and local governments. The swap was included in the 2004 budget package. Under this legislation, property tax in-lieu of VLF is allocated to Cities and Counties pursuant to a complex formula involving each agency relative share of assessed value. For new development which is projected to occur after annexation, VLF will be accrued by the City. The property tax in-lieu of VLF revenue that will be generated by the Project can be estimated by determining the (i) percentage growth in the total assessed value of the City attributable to the Project, and multiplying by (ii) the property tax in-lieu of VLF revenue of $4,150,349 expected to be received by the City in fiscal year 2024/25 per the Recommended 2024/25 Budget. Based on these calculations, the Project is anticipated to generate $335,565 annually in property tax in-lieu of VLF revenue per Appendix B, Table 6.
FY 2024/25 In Lieu VLF Allocation to City $ 4,150,349 (a) FY 2023/24 City Assessed Value 3,478,202,536 (b)
Total Project Assessed Value 281,220,492 (c)
AV Growth from Project 8.085% (d)
Annual City Property Taxes In Lieu of VLF $ 335,565
Footnotes:
Annual City Property Taxes In Lieu of VLF
(d) Estimated increase to City assessed value due to construction of site. (b) Per County of Riverside Assessor's Office 2023/2024 Assessment Roll published 7/10/2023.
(c) Per Table 4.
(a) Per City of Banning Preliminary FY 2024-25 and 2025-26 two year budget. 1502 Fiscal Impact Analysis
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7.3 Other Revenues
The City receives various other revenues analyzed under the FIA. These include (i) Franchise Fees, (ii) Fines and Forfeitures, (iii) Licenses and Permits, and (iv) Charges for Services, among other recurring revenues. These revenues have been estimated using the appropriate multiplier against the City budgeted revenues for each respective revenue category. Accordingly, total annual “other” revenues are anticipated to be $79,210 at buildout per Appendix B, Table 7.
8. FIA Recurring Costs
8.1 General Government
General Government services cost includes City Council, City Manager, Economic Development, Human Resources, City Clerk, Elections, City Attorney, and TV Government Access. The FIA assumes an estimated 50% marginal increase for these costs as they do not have a 1:1 relationship with population growth (i.e., majority of costs are fixed, not variable). Accordingly, using a Per Capita & 50% Employee Multiplier general government costs are anticipated to be $22,716 at buildout as shown Appendix B, Table 8.
8.2 Finance
The Finance cost category includes services related to the collection and investment of City monies, accounting, budgeting, and financial reporting. Using a Per Capita & 50% Employee Multiplier, total Finance costs are anticipated to be $16,459 at buildout as shown in Appendix B, Table 8.
8.3 Law Enforcement
The Sheriff department will be responsible for providing police protection services to the Project. To estimate the Project’s impact on police service costs, the FIA uses a Per Capita & 50% Employee Multiplier of $332.28 for Police and $37.59 for Dispatch based on the City’s police service budget. Based on this multiplier, total annual police service costs for the Project are estimated to be $162,780 at buildout as shown Appendix B, Table 8.
8.4 Animal Control
The Animal Control cost category includes services related to the shelter and care for animals. Using a Per Capita & 50% Employee Multiplier, total Animal Control costs are anticipated to be $6,979 at buildout as shown in Appendix B, Table 8.
8.5 Fire and Life Safety
It is anticipated that the current station’s service area will be capable of serving the Project.
To estimate the Project’s impact on fire service costs the FIA uses a Per Capita & 50% Employee Multiplier of $109.09 for Fire and $56.47 for Building Safety. Based on this multiplier, total annual fire service costs are estimated to be $72,864 at buildout as shown in Appendix B, Table 8.
8.6 Development Services
The Development Services cost category includes services related to Code Enforcement, Planning, Engineering, Building Maintenance, Parks and Recreation. Using a Per Capita 1503
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& 50% Employee Multiplier, total Development Services costs are anticipated to be $65,181 as shown in Appendix B, Table 8.
8.7 Community Services
The Community Services cost category includes services related to Aquatics, Day Care, Senior Center, Central Services, and Community Enhancement. Using a Per Capita Multiplier, total Community Services costs are anticipated to be $17,760 at buildout as shown in Appendix B, Table 8.
9. Economic Benefit Analysis
We have also analyzed the Project using IMPLAN. IMPLAN is the most widely employed and accepted regional economic analysis software for predicting economic impacts. The IMPLAN model is used to predict the economic consequences of a development project within a local economy and measures the direct, indirect and induced effects in terms of economic output, employment, and earnings within the local region.
A key concept to understand about the IMPLAN economic impact analysis is that one form of economic activity almost always stimulates other economic activities. The total economic impact of a specific project or event on a study area is the sum of the direct, indirect and induced impacts. The direct economic activity stemming from the Project stimulates subsequent indirect and induced impacts to the local economy.
The three components of economic impact are further described below:
1. Direct Impact: Represents the initial change in the economy attributable to the development of the Project which occurs directly on the Project site.
2. Indirect Impact: Represents the impact on local industries as a result of interindustry purchases as the economy responds to new demand of the directly affected industries. This impact represents the additional rounds of economic activity that occur as a consequence from the direct impacts, specifically through the production of goods and services required to support businesses directly impacted. For example, as it relates to jobs, if a direct impact of a Project is the creation of construction jobs on-site as a result of building new homes, then an indirect impact would be the creation of jobs in the lumber industry as result of the contractor’s purchase of lumber to construct those homes.
3. Induced Impact: Represents the impact to the local economy as a result of the increased household spending due to additional labor income generated, specifically through the purchase of goods and/or services required to meet consumer demand generated by the Project’s residents and employees.
The specific economic impacts evaluated in this analysis are employment and labor income.
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Employment: Represents the number of jobs produced in the economy.
Labor Income: Represents the total value of all forms of employment income paid throughout the local economy.
These economic impacts are driven by economic activity generated directly at the Project site as well as the related flow of economic activity in the specified region. In this case, the defined geographic region is the County of Riverside and the economic activities generating impacts are the construction of the Project, the annual ongoing activities of the new businesses located in the Project, and new local spending by the Project’s residents.
Accordingly, this analysis evaluates the direct, indirect and induced effects of the Project at two separate times: (i) a one-time evaluation of direct, indirect, and induced effects during the construction of the Project (“Construction Period Impacts”) and (ii) the ongoing annual direct, indirect, and induced effects at buildout (“Ongoing Annual Impacts”). The IMPLAN data set used for this analysis is in 2024 dollars.
The “Construction Period” commences upon initial site development and ends upon completion of all industrial structures. Per the Developer, the Construction Period is expected to be approximately 1 year. Direct inputs were comprised of Hard Costs of approximately $138,629,820 which includes the vertical construction and Soft Costs of approximately $59,412,780 which includes other costs associated with the Project for a total anticipated development cost of approximately $198,042,600. Construction of the Project will contribute to the creation of new direct, indirect, and induced jobs Countywide. Direct jobs created during the Construction Period consist of the employees constructing the Project, whereas the indirect and induced jobs created during this phase relate to (i) the other industries that need to produce additional goods and services to meet the demand from contractors/businesses directly involved in the construction of the Project and (ii) discretionary spending of the construction employees.
Labor income during the construction period includes employment compensation and benefits paid to workers. The direct effect on labor income during the Construction Period is comprised of labor income paid to construction employees on site. The indirect effect on labor income includes the income of those employees of businesses providing goods and services to the contractors/businesses working directly on the site. The induced effect on labor income is comprised of the income of employees working at businesses that experience growth from the discretionary spending of the direct and indirect employees.
Overall, the Project is estimated to generate $118,786,000 in labor income over the Construction Period.
Ongoing annual direct effects represent the anticipated economic effects of the Project once the site is stabilized. Ongoing annual direct effects on employment relate to the employees working at the Project, whereas the indirect and induced jobs created during this phase relate to the other industries that produce goods and services that support the new businesses of the Project and local spending by the new employees and residents of the Project. The project is anticipated to create approximately 880 full-time equivalent employees. Full-time equivalent employees for the Project were based on occupancy and 1505
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- 11 -
the square feet per employee estimates according to the anticipated tenant type. Because IMPLAN’s definition of employment includes “all jobs” (i.e., full-time, part-time, and seasonal), IMPLAN industry sector conversion factor of .938 for warehousing. This resulted in a total direct employee (i.e., total “headcount” jobs) of approximately 939 employees.
The direct effect on labor income during the Permanent Ongoing Period includes the labor income paid to on-site employees of the Project. The indirect and induced effects on labor income consist of the income of those employees associated with businesses that service the Project, as well as the income of the new employees generated by the increased demand for goods and services from the Project. Overall, the Project is estimated to generate approximately $86,032,000 annually in labor income.
Our analysis uses conservative metrics drawn from the County of Riverside market conditions and our industry knowledge and experience. It should be noted, however, that market conditions may change between now and when the Project is anticipated to open.
Accordingly, as the information, estimates, and assumptions used in the analysis are inherently subject to uncertainty and variation depending on evolving events (e.g., market conditions, government regulations, etc.), the estimates presented herein are subject to change.
10. Glossary of Defined Terms and Acronyms
Budget City of Banning Recommended Budget FY 2024/25 and 2025/26 City City of Banning
Developer Sansone Group
DPFG DPFG, LLC
FIA Fiscal Impact Analysis
General Fund City of Banning General Fund
Project Banning Commerce Center
State State of California
TRA Tax Rate Area
VLF Vehicle License Fees
1506
Fiscal Impact Analysis
June 2024 Banning Commerce Center
- 12 -
Appendix A
1507
Not for construction purposes or permits.
FOR REVIEW ONLY
Engineer P.E. No. Date
Prepared for Concept Plan submittal
10/5/2023
EUGENE D. COWAN III
86803
CA
L L
BEFOR YOU
D I G
29 Plotted By:This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authori]ation and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
No. APPR. DATE
Backlund, Mandy Sheet Set:BANNING LOGISTICS PRELIM Layout:1 PG October 05, 2023 04:44:04pmK:\RIV_LDEV\194455002 - banning logistics\CAD\preliminary\Grading Plan - Cover.dwg 10/5/2023
BANNING COMMERCE CENTER
W.O. No.
PRELIMINARY DESIGN DR21-7017
SUBMITTED BY: CITY OF BANNING
RECOMMENDED BY:
KEVIN SIN, RCE #71299, EXP 12/31/23
SENIOR CIVIL ENGINEER
APPROVED BY:
ARTURO VELA, RCE # 75696, EXP. 05/30/24
PUBLIC WORKS DIRECTOR/CITY ENGINEER
DATE
call: TOLL FREE
UNDERGROUND SERVICE ALERT
1-800-422-4133
TWO WORKING DAYS BEFORE YOU DIG
CIP No.
SHEET OF
PROJECT No.
DATE
KIMLEY-HORN AND ASSOCIATES, INC.
3801 UNIVERSITY AVE., SUITE 300
RIVERSIDE, CA 92501
PHONE: 951-543-9868
WWW.KIMLEY-HORN.COM
PLANS PREPARED BY:
PREPARED UNDER THE SUPERVISION OF: DAVIE COWAN
EUGENE D. COWAN III, RCE # 86803 DATE
REVISIONS
DR21-7017
SANSONE GROUP
120 S. CENTRAL AVENUE, SUITE 500
ST. LOUIS, MO 63105
NORTH
0 GRAPHIC SCALE IN FEET
200
100 200 400
SHEET INDEX
NO. TITLE
1 OVERALL SITE PLAN
2 WILSON STREET
3 WILSON STREET
4 WILSON STREET
5 O'DONNELL STREET
6 GRADING PLAN 1
7 GRADING PLAN 2
8 GRADING PLAN 3
9 GRADING PLAN 4
10 GRADING PLAN 5
11 GRADING PLAN 6
12 GRADING PLAN 7
13 GRADING PLAN 8
14 GRADING PLAN 9
15 GRADING PLAN 10
16 GRADING PLAN 11
17 GRADING PLAN 12
18 UTILITY PLAN 1
19 UTILITY PLAN 2
20 UTILITY PLAN 3
21 UTILITY PLAN 4
22 UTILITY PLAN 5
23 UTILITY PLAN 6
24 UTILITY PLAN 7
25 UTILITY PLAN 8
26 UTILITY PLAN 9
27 UTILITY PLAN 10
28 UTILITY PLAN 11
29 UTILITY PLAN 12
SITE INFORMATION
ASSESSOR'S PARCEL NUMBER
(APN)
532-030-008, 532-030-009,
532-080-008, 532-080-010,
532-090-026, 532-090-028,
532-090-030, 532-110-015
Public Roads Classification R/W (ft.)
Cottonwood Rd (Future) Arterial Highway 110
Wilson St Arterial Highway 110
E Nicolet St (By Others) Divided Collector 78
O'Donnell St (By others) Divided Collector 78
Parcel Summary Acres
PARCEL 1 (PROPOSED BUILDING PARCEL) 90.84
PARCEL 2 (N'LY OF APN 532-110-001,009,010) 13.8
PARCEL 3 (WEST OF APN 532-080-008) 9.41
LOT "A" / WILSON ST. & O'DONNELL ST. (R/W DEDICATION) 12.02 LOT"B" / COTTONWOOD RD. (R/W DEDICATION) 5.21
Total 131.28
Development Standards
Zone BP - Buisiness Park
Existing Use Vacant
Industrial Development Standards (Table 17.12.030)
Min. Front Setback (Feet) 10
Min. Rear Setback (Feet) 0
Min. Side Yard Setback (Feet) 0
Min. Street Side (Feet) 10
Max. Bldg. Coverage (%) 75
Maximum Height (stories/feet) 50
Fence/Wall Height (ft.) 8
Industrial Parking Requirements (Table 17.28.040B)
General Offices For up to 2000 square feet of gross
floor area, one space for each 200
sq. ft. For 2001 to 7500 square feet
of gross floor area, one space for
each 250 sq ft. For over 7500 square
feet of gross floor area, one space
for each 300 sq ft.
Industrial Warehousing
1—20,000 sq ft Minimum of two spaces plus one
space for each 1,000 sq. ft. of gross
floor area
Over 20,000 sq ft 22 spaces plus one space per 2,000
sq. ft. for portion over 20,000 sq ft
Trucks One tractor trailer space per 4 high
dock doors
Parking Stall Min (W x L) 9' x 19'
Parking Lot Aisle Min 24'
Landscaping
Landscaping, Screening and Shading. A minimum of 15 percent of the net area of all parking areas shall be landscaped
At least one 24 inch box tree for every four spaces shall be included in the development of the overall landscape program.
Parking Required
Total Auto Parking Required 802
Total Truck Parking Required 50
EVCS ( 9' x 19' ) 120
EVSE ( 9' x 19' ) 41
EVCS ADA Parking ( 9' x 19' ) 4
EVCS ADA Van Accessible Parking ( 12' x 19' ) 2
Ambulatory EVCS Parking ( 11' x 19' ) 5
Total EV 161
Bicycle (5% Short term and 5% Long Term) 82
Parking Provided
Standard ( 9' x 19' ) 614
Accessible Parking ( 9' x 19' ) 17
Accessible Van Parking ( 12' x 19' ) 3
EVCS ( 9' x 19' ) 120
EVSE ( 9' x 19' ) 41
EVCS ADA parking ( 9' x 19' ) 4
EVCS ADA VAN Accessible Parking ( 12' x 19' ) 2
Ambulatory EVCS Parking (11'x19') 4
Total Auto Parking Phase 1 805
Bicycle (5% Short term and 5% Long Term) 82
Proposed Trailer Parking Phase 1 270
Proposed Trailer Parking (North Lot) 205
Landscaping Summary SF
Required (15% of Net Area of all Parking Area) 20,649
Provided Parking Lot Landscape Area 126,037
BANNING COMMERCE CENTER
PRELIMINARY DESIGN (30%)
DESIGN REVIEW DR21-7017
OVERALL SITE PLAN
1 ESTIMATED EARTHWORK QUANTITIES
RAW - CUT (CU. YD.) 1,013,500
RAW - FILL (CU. YD.) 990,500
RAW - NET CUT (CU. YD.) 23,000
ADDITIONAL CUT 90,600
NET CUT (CU. YD.) 12,200
W W
W
W W
W W
F
F
F
F
D
D
D
C
C
E
EC
E
S
G
G
F
F E E
F
F
> > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > ADA
ELECTRIC
CHARGINGVEHICLE ONLY
ELECTRICADA VAN
VEHICLE CHARGING
ONLY VAN
VAN
VAN
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
ADA VANELECTRIC
VEHICLE CHARGING
ONLY
VAN
ADA VANELECTRIC
VEHICLE CHARGING
ONLY
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
ELECTRICADA VAN
CHARGINGVEHICLE
ONLY
ADA
ELECTRIC
CHARGINGVEHICLE
ONLY
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
ADA
ELECTRIC
VEHICLE CHARGING
ONLY
X
X
X X
>
>
>
> >
> > >
>
>
> >
X X
X
X
X
X
X X X
X
X
X
X
X
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
CAV
EV EV EV EV EV EV EV
EV
EV EV
EV EV
EV EV
EV EV
EV
EV EV EV EV EV EV EV EV
CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
CAV CAV CAV CAV CAV CAV CAV CAV CAV CAV
EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV
EV EV
EV EV EV EV EV EV EV EV EV
EV EV EV EV EV EV
EV EV EV EV EV EV EV
EV EV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
EV EV
EV EV
EV EV
EV EV
EV EV EV EV EV EV EV EV
EV
EV EV EV EV
EV
EV EV
/ //
/ //
/ //
/ //
PROPOSED BUILDING
APN: 532-030-015
1,320,284 SF
FFE= 2204.80
PE=2204.1
APN: 532-030-008
APN: 532-110-010
APN: 532-030-009
NICOLET STREET
INTERSTATE HIGHWAY 10
PROPERTY LINE
PROPERTY LINE
LOT LINE
℄
PL
BASIN B
BASIN C
BASIN D
BASIN E BASIN F
WILSON STREET
(FUTURE EXTENSION)
WILSON STREET
INTERSTATE HIGHWAY 10
FUTURE COTTONWOOD ROAD
PR ADA PARKING
PR CLEAN AIR /
VANPOOL / EV PARKING
PR ADA PARKING
PR ADA PARKING
PR ADA PARKING
PR CLEAN AIR /
VANPOOL / EV PARKING
PR FENCING
TRAILER PARKING (TYP)
EX PL
LOT LINE
CENTERLINE/
SECTION LINE
PR DRIVE AISLE
FIRE TANK
(IF REQUIRED)
SEWER LIFT STATION
TRASH ENCLOSURE (TYP)
TRAILER
PARKING (TYP)
TRAILER
PARKING
EX. POWER POLE
POLE ID NO. 1
EL: 2216.48
SCE# 1320733E
EX. POWER POLE
POLE ID NO. 2
EL: 2207.46
SCE# A1320734E
EX. POWER POLE
POLE ID NO. 3
EL: 2199.17
SCE# A1320735E
EX. POWER POLE
POLE ID NO. 4
EL: 2191.11
SCE# A1320736E
EX. POWER POLE
POLE ID NO. 5
EL: 2182.19
SCE# 1320737E
EX. POWER POLE
POLE ID NO. 6
EL: 2174.84
SCE# 1320739E
EXISTING POWER POLE OUTSIDE
PROPERTY LIMITS
(2223.54EL)
SCE#: 1645758E
EX. POWER POLE OUTSIDE OF
PROPERTY LIMIT
EL: 2170.40
SCE# 4891703E
O'DONNELL STREET
BASIN A
12.21 AC-FT
4.57 AC-FT
3.07 AC-FT
3.20 AC-FT
0.20 AC-FT 1.58 AC-FT
78.0'
28.0'
1.0'
6.0' 5.0' 10.0' 12.0' 12.0' 10.0'
11.0' 28.0'
CURB
SIDEWALK
PROPOSED
PAVEMENT
39.0'
IMPROVEMENTS PER TPM 38256
W'LY R/W ℄ E'LY R/W
O'DONNELL ST
DIVIDED COLLECTOR (78' RW)
N'LY R/W ℄ S'LY R/W
WILSON ST
ARTERIAL HIGHWAY (110' RW)
CURB
SIDEWALK
PROPOSED
PAVEMENT
SIDEWALK
CURB
PROPOSED
PAVEMENT
110.0'
43.0'
14.0'
55.0'
39.0'
12.0' 8.0' 8.0' 4.0'
12.0'
1.0'
43.0'
4.0' 8.0' 12.0' 14.0'
1.0'
55.0'
18.0'
RAISED
MEDIAN
12.0'
PAINTED
MEDIAN
5.0' 6.0'
11.0'
2.0'
FUTURE 36" SCE
TRANSMISSION
POLE
FUTURE 36" SCE
TRANSMISSION
POLE
2.0'
8.0'
12.0'
PROPOSED
WATER
5.0' 21.0'
PROPOSED
STORM DRAIN
16.5'
PROPOSED
STORM DRAIN
PROPOSED
WATER
37.3'
1508
Fiscal Impact Analysis
June 2024 Banning Commerce Center
- 13 -
Appendix B
1509
Table 1
Banning Commerce Center
Fiscal Impact Analysis Summary
Annual Recurring Revenues:
Property Tax $ 455,179 Table 5
Property Tax in-lieu of Vehicle License Fees 335,565 Table 6 Other Revenues 79,210 Table 7
Total Recurring Revenue $ 869,954
Annual Recurring Expenditures:
City Council $ 1,893 Table 8
City Manager 7,667 Table 8
Economic Development 2,446 Table 8
Personnel 3,266 Table 8
City Clerk 1,365 Table 8
Elections 343 Table 8
City Attorney 4,427 Table 8
TV Government Access 1,309 Table 8
Fiscal Services 12,246 Table 8
Purchasing 4,212 Table 8
Police 146,236 Table 8
Dispatch 16,544 Table 8
Animal Control 6,184 Table 8
Animal Shelter 796 Table 8
Fire 48,010 Table 8
Building and Safety 24,853 Table 8
Code Enforcement 8,582 Table 8
Planning 19,581 Table 8
Engineering 23,574 Table 8
Building Maintenance 2,884 Table 8
Parks 7,454 Table 8
Recreation 3,107 Table 8
Aquatics 10,848 Table 8
Day Care 454 Table 8
Senior Center 2,122 Table 8
Central Services - Table 8
Community Enhancement 771 Table 8
Public Information 1,453 Table 8
Grants Management 2,113 Table 8
Total Recurring Expenditures $ 364,739
Net Annual Fiscal Surplus (Deficit) $ 505,215
Fiscal Impact Annual Summary
1510
Table 2
Banning Commerce Center
Population and Employment Data
Population 31,213 (a) -
Employees 10,600 (b) 880
Residents + 50% Employees 36,513 (c) 440 (c)
Footnotes:
(b) Per State of California, Employment Development
Department April 2024 estimate.
City Project
(a) Per the E-5 City / County Population and Housing Estimates report published by the California Department of Finance dated 1/1/2024.
(c) The Per Capita-and-Employee Multiplier Method represents the total service population for the City and Project respectively, as each employee is counted as one-half of a resident to reflect their relative impact in generating City public service costs or City revenues. This multiplier method is a widely accepted standard of estimating per capita and employee impacts. 1511
Table 3
Banning Commerce Center
Estimated Commercial Uses Property Value Using Income Method Industrial
Gross Square Feet 1,320,284
Less: Non-leasable Space @ 10% (a) -
Leasable Square Feet 1,320,284
REVENUE
Average Monthly NNN Rental Rate per s.f. (b) $ 1.36
Total Scheduled Annual NNN Rents $ 21,547,035
EXPENSES
Vacancy (%) (b) 5.90%
Vacancy ($) $ 1,271,275
Unreimbursed Expenses (vacant space) (c) 4,055,152
Total Expenses $ 5,326,427
NET OPERATING INCOME $ 16,220,608
CAP RATE (d) 5.75%
TOTAL VALUE $ 282,097,528
VALUE PER GROSS SQUARE FOOT 213.66
VALUE PER GROSS SQUARE FOOT (ROUNDED) 213.00
Footnotes:
(c) Operating Expenses for Warehouse and Office estimated at 20.0% of revenue. (a) Analysis estimates that all of the building will be leaseable. (b) Industrial rental rate per CBRE Inland Empire Industrial, Q1 2024 Report. (d) Commercial Retail cap rate per CBRE North America Cap Rate Survey Second Half 2023 for Stabilized Retail property in the Inland Empire. Industrial cap rate per CBRE North America Cap Rate Survey First Half 2023 for Class A Stabilized Industrial property in Southern California 1512
Table 4
Banning Commerce Center
Land Use and Assessed Value Assumptions
Building 1 1,320,284 $ 213 $ 281,220,492
Subtotal Industrial 1,320,284 $ 213 $ 281,220,492
Total Project Assessed Value $ 281,220,492
Footnotes:
(a) Commercial estimated value per square foot per Table 3.
Industrial
Probable Tenant Type Bldg. SF
Estimated
Assessed Value
per SqFt (a)
Total Assessed
Value
1513
TRA (a)
Within City of Banning - Agency 001-004
01-1001 General Fund 11.40688011%
02-2051 City of Banning 16.18582804%
03-0801 Banning Unified School 31.30536200%
03-9201 Mt San Jacinto Jr College 3.16649900%
03-9896 Riv. Co. Office of Education 3.26869100%
04-1351 Flood Control Admin 0.18757802%
04-1365 Flood Control Zone 5 3.91467110%
04-4005 Summit Cemetery District 1.49751903%
04-4391 San Gorgonio Pass Mem Hospital 1.61320200%
04-4455 Banning Library District 3.55788820%
04-5171 San Gorgonio Pass Water Agency Debt Service 2.83346403% ERAF Fund 21.06241747%
Total 100.00000000%
Project Acres (b) 127
% of Total 100.00%
Total City General Fund 16.1858%
Total Assessed Value $ 281,220,492
Base 1% Ad-Valorem Tax 1.00%
Base Commercial Ad-Valorem Revenue $ 2,812,205
City of Banning Allocation $ 455,179
Source: Fiscal Year 2023-24 Share of the Basic Tax per Riverside County Auditor-Controller's Office, Property Tax Division. (a) Shares of the basic tax that are received by the City highlighted in bold print. (b) TRA and acreage data per LandVision, 6/3/2024.
Footnotes:
Table 5
Banning Commerce Center
Post-ERAF Share of the Basic Tax Calculation
1514
Table 6
Banning Commerce Center
Property Taxes In Lieu of Vehicle License Fee ("VLF")
FY 2024/25 In Lieu VLF Allocation to City $ 4,150,349 (a) FY 2023/24 City Assessed Value 3,478,202,536 (b)
Total Project Assessed Value 281,220,492 (c)
AV Growth from Project 8.085% (d)
Annual City Property Taxes In Lieu of VLF $ 335,565
Footnotes:
Annual City Property Taxes In Lieu of VLF
(d) Estimated increase to City assessed value due to construction of site. (b) Per County of Riverside Assessor's Office 2023/2024 Assessment Roll published 7/10/2023.
(c) Per Table 4.
(a) Per City of Banning Preliminary FY 2024-25 and 2025-26 two year budget. 1515
Table 7
Banning Commerce Center
Other Recurring Revenues
Revenue Category
City FY 2024/2025
Preliminary Operating
Budget (a)
Marginal
Increase Adjusted Budget Multiplier Factor
Project
Equivalent
Persons
Project
Revenues
Property Taxes $ 4,470,859 100% $ 4,470,859 Case Study - Table 5 N/A - $ - Property Taxes In-Lieu of VLF 4,150,349 100% 4,150,349 Case Study - Table 8 N/A - - Sales and Use Tax 6,374,284 100% 6,374,284 Case Study - Table 9 N/A - - Franchise Tax 545,000 100% 545,000 Per Capita & 50% Employee 14.93 440 6,569 Transient Occupancy Tax 1,250,000 100% 1,250,000 N/A N/A - - Other Taxes 645,000 100% 645,000 Per Capita & 50% Employee 17.66 440 7,774 Business License 210,000 100% 210,000 Per Capita & 50% Employee 5.75 440 2,531 Licenses and Permits 7,047,655 0% - Per Capita & 50% Employee 0.00 440 - Transfers In 4,029,280 0% - Per Capita & 50% Employee 0.00 440 - Sales and Service Charges 1,224,480 100% 1,224,480 Per Capita & 50% Employee 33.54 440 14,759 Miscellaneous Income 2,180,315 100% 2,180,315 Per Capita & 50% Employee 59.71 440 26,280 Intergovernmental 1,401,924 50% 700,962 Per Capita & 50% Employee 19.20 440 8,449 Charges for Services 785,631 100% 785,631 Per Capita & 50% Employee 21.52 440 9,469 Contributions 280,400 100% 280,400 Per Capita & 50% Employee 7.68 440 3,380 Use of Money and Property 307,600 0% - Per Capita & 50% Employee 0.00 440 - Fines and Forfeitures 261,830 0% - Per Capita & 50% Employee 0.00 440 - Other Income 350,000 0% - Per Capita & 50% Employee 0.00 440 - Total $ 35,514,607 $ 22,817,280 $ 79,210
Footnotes:
(a) Per City of Banning FY 24-25 and 25-26 Biennial Budget Report dated June 25, 2024 on the City of Banning OpenGov Budget webpage. 1516
Table 8
Banning Commerce Center
Recurring Expenditures
Expenditure Category
City FY 2024/2025
Preliminary Operating
Budget (a)
Marginal
Increase Adjusted Budget Multiplier Factor
Project
Equivalent
Persons Project Cost
City Council $ 314,176 50% $ 157,088 Per Capita & 50% Employee 4.30 440 $ 1,893 City Manager 1,272,226 50% 636,113 Per Capita & 50% Employee 17.42 440 7,667 Economic Development 405,808 50% 202,904 Per Capita & 50% Employee 5.56 440 2,446 Personnel 541,931 50% 270,966 Per Capita & 50% Employee 7.42 440 3,266 City Clerk 226,563 50% 113,282 Per Capita & 50% Employee 3.10 440 1,365 Elections 56,923 50% 28,462 Per Capita & 50% Employee 0.78 440 343 City Attorney 734,531 50% 367,266 Per Capita & 50% Employee 10.06 440 4,427 TV Government Access 217,149 50% 108,575 Per Capita & 50% Employee 2.97 440 1,309 Subtotal - General Government 3,769,307 1,884,654 22,716 Fiscal Services 2,032,056 50% 1,016,028 Per Capita & 50% Employee 27.83 440 12,246 Purchasing 698,953 50% 349,477 Per Capita & 50% Employee 9.57 440 4,212 Subtotal - Finance 2,731,009 1,365,505 16,459
Police 12,132,673 100% 12,132,673 Per Capita & 50% Employee 332.28 440 146,236 Dispatch 1,372,582 100% 1,372,582 Per Capita & 50% Employee 37.59 440 16,544 Subtotal - Law Enforcement 13,505,255 13,505,255 162,780 Animal Control 513,060 100% 513,060 Per Capita & 50% Employee 14.05 440 6,184 Animal Shelter 66,000 100% 66,000 Per Capita & 50% Employee 1.81 440 796 Subtotal - Animal Control 579,060 513,060 6,979
Fire 3,983,246 100% 3,983,246 Per Capita & 50% Employee 109.09 440 48,010 Building and Safety 2,061,968 100% 2,061,968 Per Capita & 50% Employee 56.47 440 24,853 Subtotal - Fire and Life Safety 6,045,214 6,045,214 72,864 Code Enforcement 712,005 100% 712,005 Per Capita & 50% Employee 19.50 440 8,582 Planning 1,624,538 100% 1,624,538 Per Capita & 50% Employee 44.49 440 19,581 Engineering 1,955,816 100% 1,955,816 Per Capita & 50% Employee 53.56 440 23,574 Building Maintenance 239,301 100% 239,301 Per Capita & 50% Employee 6.55 440 2,884 Parks 1,236,855 50% 618,428 Per Capita & 50% Employee 16.94 440 7,454 Recreation 515,548 50% 257,774 Per Capita & 50% Employee 7.06 440 3,107 Subtotal - Development Services 6,284,063 5,407,862 65,181 Aquatics 900,009 100% 900,009 Per Capita & 50% Employee 24.65 440 10,848 Day Care 75,278 50% 37,639 Per Capita & 50% Employee 1.03 440 454 Senior Center 352,043 50% 176,022 Per Capita & 50% Employee 4.82 440 2,122 Central Services - 100% - Per Capita & 50% Employee - 440 - Community Enhancement 127,979 50% 63,990 Per Capita & 50% Employee 1.75 440 771 Public Information 241,166 50% 120,583 Per Capita & 50% Employee 3.30 440 1,453 Grants Management 350,539 50% 175,270 Per Capita & 50% Employee 4.80 440 2,113 Subtotal - Community Services 2,047,014 1,177,659 17,760 Total $ 34,960,922 $ 29,899,208 $ 364,739
Footnotes:
(a) Per the City of Banning Citywide Preliminary Biennial Budget FY 2024-25 and FY 2025-26 on the City Council agenda dated May 28, 2024. 1517
Table 9
Banning Commerce Center
Permanent Employment
Building 1 1,320,284 1,500 880
Subtotal Industrial 1,320,284 1,500 880
Total Employees 880
Footnotes:
(a) Per Table 4.
Industrial
Tenant Type (a) Bldg. SqFt / Acre Estimated SqFt per
Employee (b)
Estimated
Employees
(b) Estimated employees per square foot per the United States Green Building Council default occupancy count and review of various data sources. Estimated employees represent full time equivalent (“FTE”) employees. Actual employee count, including part-time and seasonal employees, may result in a potentially higher total headcount value.
1518
Table 1
Banning Commerce Center
Fiscal Revenue and Economic Benefit Analysis Summary
Jobs Labor Income Jobs Labor Income
Direct Effect Direct Effect Direct Effect Direct Effect 1,372 $ 89,527,000 939 $ 59,677,000
Indirect Effect Indirect Effect Indirect Effect Indirect Effect 214 $ 12,922,000 289 $ 14,826,000
Induced Effect Induced Effect Induced Effect Induced Effect 340 $ 16,337,000 239 $ 11,529,000
Average Annual Number
of Jobs
Average Annual
Labor Income
Average Annual
Number of Jobs
Average Annual
Labor Income
1,926 $ 118,786,000 1,467 $ 86,032,000
Cumulative Labor
Income
$ 118,786,000
Footnotes:
(a) See Table 2 for support and detailed description of categories. (b) See Table 3 for support and detailed description of categories. 2-Year Construction Period
IMPLAN Results Summary
Average Annual Construction Period Impacts Permanent Annual Ongoing Impact (b) 2-Year Construction Period (a) Cumulative Construction Period Impacts
1519
Table 2
Banning Commerce Center
Construction Period Impacts
Employment Impact Jobs Description
Direct Effect 1,372 Represents direct onsite construction-related jobs.
Indirect Effect 214 Represents jobs created as a result of new business to business spending in the local economy.
Induced Effect 340 Represents jobs created as a result of spending by new direct and indirect employees in the local economy.
Total 1,926
Labor Income Impact Labor Income Description
Direct Effect $ 89,527,000 Represents direct onsite construction labor income.
Indirect Effect 12,922,000 Represents labor income generated as a result of new business to business spending in the local economy.
Induced Effect 16,337,000 Represents labor income generated as a result of spending by new direct and indirect employees in the local economy.
Total $ 118,786,000
Labor Income Impact Labor Income Description
Direct Effect $ 89,527,000 Represents direct onsite construction labor income.
Indirect Effect 12,922,000 Represents labor income generated as a result of new business to business spending in the local economy.
Induced Effect 16,337,000 Represents labor income generated as a result of spending by new direct and indirect employees in the local economy.
Total $ 118,786,000
Footnotes:
(a) Calculated using IMPLAN, a nationally recognized economic modeling system. San Bernardino is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal).
Average Annual Jobs Created During Construction Period (a) Average Annual Labor Income Generated During Construction Period (a) Cumulative Labor Income Generated During Construction Period (a) 1520
Table 3
Banning Commerce Center
Ongoing Annual Impacts
Employment Impact Total Jobs Description
Direct Effect (b) 939 Represents direct onsite jobs created by the operations of the new facilities.
Indirect Effect 289 Represents jobs created as a result of new business to business spending in the local economy.
Induced Effect 239 Represents jobs created as a result of spending by new direct and indirect employees in the local economy.
Total 1,467
Labor Income Impact Total Labor Income Description
Direct Effect $ 59,677,000 Represents labor income generated by the operations of the new facilities
Indirect Effect 14,826,000 Represents labor income generated from new business to business spending in the local economy.
Induced Effect 11,529,000 Represents labor income generated by spending of new direct and indirect employees in the local economy.
Total $ 86,032,000
Footnotes:
Total Ongoing Annual Number of Jobs Created (a)
Total Ongoing Annual Labor Income Generated (a)
(a) Calculated using IMPLAN, a nationally recognized economic modeling system. San Bernardino is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal). 1521
Table 4
Banning Commerce Center
Top 10 Industries Affected during Construction Period
Rank Industry Jobs
1 51 - Construction of new manufacturing structures 1,372 2 472 - Employment services 28
3 417 - Truck transportation 21
4 447 - Other real estate 27
5 396 - Wholesale - Other durable goods merchant wholesalers 16 6 477 - Landscape and horticultural services 13
7 453 - Commercial and industrial machinery and equipment rental and leasing 11 8 395 - Wholesale - Machinery, equipment, and supplies 9 9 421 - Couriers and messengers 13
10 455 - Legal services 9
(a)
(b)
Top 10 Industries Affected during Construction Period Annually (a) (b) Footnotes:
Calculated using IMPLAN, a nationally recognized economic modeling system. Riverside County is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal).
Jobs by Top Ten industries affected annually by the new construction and local spending during the construction period of 1 year.
1522
Table 11
Banning Commerce Center
Top 10 Industries Affected from Ongoing Annual Operations from Commercial Site Rank Industry Jobs
1 422 - Warehousing and storage 1,028
2 447 - Other real estate 69
3 472 - Employment services 36
4 421 - Couriers and messengers 18
5 476 - Services to buildings 9
6 534 - Other local government enterprises 8
7 475 - Investigation and security services 6
8 477 - Landscape and horticultural services 5
9 60 - Maintenance and repair construction of nonresidential structures 5 10 519 - Dry-cleaning and laundry services 5
(a)
Top 10 Industries Affected during Construction Period Annually (a) Footnotes:
Calculated using IMPLAN, a nationally recognized economic modeling system. Riverside County is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal). 1523
Fiscal Impact Analysis
June 2024 Banning Commerce Center
- 14 -
Appendix C
1524
Table 1
Banning Commerce Center
Fiscal Revenue and Economic Benefit Analysis Summary
Jobs Labor Income Jobs Labor Income
Direct Effect Direct Effect Direct Effect Direct Effect 1,372 $ 89,527,000 939 $ 59,677,000
Indirect Effect Indirect Effect Indirect Effect Indirect Effect 214 $ 12,922,000 289 $ 14,826,000
Induced Effect Induced Effect Induced Effect Induced Effect 340 $ 16,337,000 239 $ 11,529,000
Average Annual Number
of Jobs
Average Annual
Labor Income
Average Annual
Number of Jobs
Average Annual
Labor Income
1,926 $ 118,786,000 1,467 $ 86,032,000
Cumulative Labor
Income
$ 118,786,000
Footnotes:
(a) See Table 2 for support and detailed description of categories. (b) See Table 3 for support and detailed description of categories. 2-Year Construction Period
IMPLAN Results Summary
Average Annual Construction Period Impacts Permanent Annual Ongoing Impact (b) 2-Year Construction Period (a) Cumulative Construction Period Impacts
1525
Table 2
Banning Commerce Center
Construction Period Impacts
Employment Impact Jobs Description
Direct Effect 1,372 Represents direct onsite construction-related jobs.
Indirect Effect 214 Represents jobs created as a result of new business to business spending in the local economy.
Induced Effect 340 Represents jobs created as a result of spending by new direct and indirect employees in the local economy.
Total 1,926
Labor Income Impact Labor Income Description
Direct Effect $ 89,527,000 Represents direct onsite construction labor income.
Indirect Effect 12,922,000 Represents labor income generated as a result of new business to business spending in the local economy.
Induced Effect 16,337,000 Represents labor income generated as a result of spending by new direct and indirect employees in the local economy.
Total $ 118,786,000
Labor Income Impact Labor Income Description
Direct Effect $ 89,527,000 Represents direct onsite construction labor income.
Indirect Effect 12,922,000 Represents labor income generated as a result of new business to business spending in the local economy.
Induced Effect 16,337,000 Represents labor income generated as a result of spending by new direct and indirect employees in the local economy.
Total $ 118,786,000
Footnotes:
(a) Calculated using IMPLAN, a nationally recognized economic modeling system. San Bernardino is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal).
Average Annual Jobs Created During Construction Period (a) Average Annual Labor Income Generated During Construction Period (a) Cumulative Labor Income Generated During Construction Period (a) 1526
Table 3
Banning Commerce Center
Ongoing Annual Impacts
Employment Impact Total Jobs Description
Direct Effect (b) 939 Represents direct onsite jobs created by the operations of the new facilities.
Indirect Effect 289 Represents jobs created as a result of new business to business spending in the local economy.
Induced Effect 239 Represents jobs created as a result of spending by new direct and indirect employees in the local economy.
Total 1,467
Labor Income Impact Total Labor Income Description
Direct Effect $ 59,677,000 Represents labor income generated by the operations of the new facilities
Indirect Effect 14,826,000 Represents labor income generated from new business to business spending in the local economy.
Induced Effect 11,529,000 Represents labor income generated by spending of new direct and indirect employees in the local economy.
Total $ 86,032,000
Footnotes:
Total Ongoing Annual Number of Jobs Created (a)
Total Ongoing Annual Labor Income Generated (a)
(a) Calculated using IMPLAN, a nationally recognized economic modeling system. San Bernardino is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal). 1527
Table 4
Banning Commerce Center
Top 10 Industries Affected during Construction Period
Rank Industry Jobs
1 51 - Construction of new manufacturing structures 1,372 2 472 - Employment services 28
3 417 - Truck transportation 21
4 447 - Other real estate 27
5 396 - Wholesale - Other durable goods merchant wholesalers 16 6 477 - Landscape and horticultural services 13
7 453 - Commercial and industrial machinery and equipment rental and leasing 11 8 395 - Wholesale - Machinery, equipment, and supplies 9 9 421 - Couriers and messengers 13
10 455 - Legal services 9
(a)
(b)
Top 10 Industries Affected during Construction Period Annually (a) (b) Footnotes:
Calculated using IMPLAN, a nationally recognized economic modeling system. Riverside County is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal).
Jobs by Top Ten industries affected annually by the new construction and local spending during the construction period of 1 year.
1528
Table 11
Banning Commerce Center
Top 10 Industries Affected from Ongoing Annual Operations from Commercial Site Rank Industry Jobs
1 422 - Warehousing and storage 1,028
2 447 - Other real estate 69
3 472 - Employment services 36
4 421 - Couriers and messengers 18
5 476 - Services to buildings 9
6 534 - Other local government enterprises 8
7 475 - Investigation and security services 6
8 477 - Landscape and horticultural services 5
9 60 - Maintenance and repair construction of nonresidential structures 5 10 519 - Dry-cleaning and laundry services 5
(a)
Top 10 Industries Affected during Construction Period Annually (a) Footnotes:
Calculated using IMPLAN, a nationally recognized economic modeling system. Riverside County is the study area. Jobs are reported as all jobs (full-time, part-time, and seasonal). 1529
1 PLANNING COMMISSION - REGULAR MEETING
Council Chambers, 99 E Ramsey Street, Banning, CA
Wednesday, March 5, 2025 - 5:30 PM
MINUTES
1. CALL TO ORDER at 5:34 p.m.
1.1 PLEDGE OF ALLEGIANCE
1.2 ROLL CALL
COMMISSIONERS PRESENT ABSENT
Castorena, Chris X
Dale, Kathleen X
Krick, Richard X
Rodriguez, Nathaniel X
Wilcox, Robert X
2. SWEARING IN OF NEWLY APPOINTED OFFICIALS:
Kathleen Dale and Nathaniel Rodriguez were sworn in by the Administrative City Clerk and took the oath of office.
3. PUBLIC COMMENTS:
• Stephen Beers, resident of Banning, asked for consideration to rebuild his home that was destroyed due to a fire in November 2023 in the Industrial Airport (AI) zone or to allow for a zone change to residential use considering that the majority of the street block consists of residential homes. He requested clarification on whether the property qualifies under the provisions of BMC Sec. 17.88.030 regarding nonconforming uses. • Inge Schuler, resident of Banning, said she was a member of the General Plan Advisory Committee. She said during the last Housing Element Update a portion of the City was changed without proper notification re-zoning a residential area to Industrial. She hopes that a change will be made and rectified with the new Housing Element update.
• Council Member Miller and Council Member Barrington congratulated the newly appointed commissioners.
• Council Member Barrington expressed support for Mr. Beers request, stating that she would like to see him rebuild his house.
4. ELECTION OF OFFICERS AND APPOINTMENTS:
4.1 Planning Commission Selection of Presiding Officers. 1530
2 A. Nominations for Chairperson
Commissioner Krick nominated Commissioner Wilcox to serve as Chairperson, which was second by Commissioner Rodriguez.
ACTION: Motion/Second (Krick/Rodriguez); Motion Carried 5-0 to select Wilcox for Chair.
B. Nominations for Vice-Chairperson
Commissioner Castorena nominated Commissioner Dale to serve as Vice-Chairperson, which was second by Commissioner Dale.
Commissioner Wilcox nominated Krick to serve as Vice-Chairperson, which was second by Commissioner Rodriguez.
ACTION: Motion/Second (Wilcox/Rodriguez); Motion Carried 3-2 (Commissioners Castorena and Dale opposed by vote in support of Commissioner Dale) passed to select Krick for Vice-Chair.
4.2 Discuss and Assign Two Planning Commissioners to Serve on the General Plan Advisory Committee (GPAC) for One Year.
ACTION: Motion/Second (Dale/Wilcox) to assign Commissioner Castorena to serve on the General Plan Advisory Committee (GPAC) for one year.
COMMISSIONERS YES NO ABSTAIN RECUSE ABSENT
Castorena X
Dale X
Krick X
Rodriguez X
Wilcox X
(Motion Carried 5-0) passed.
ACTION: Motion/Second (Wilcox/Rodriguez) to assign Commissioner Krick to serve on the General Plan Advisory Committee (GPAC) for one year.
COMMISSIONERS YES NO ABSTAIN RECUSE ABSENT
Castorena X
Dale X
Krick X
Rodriguez X
Wilcox X
(Motion Carried 5-0) passed.
5. CONSENT AGENDA:
5.1 Approval of the meeting minutes for February 5, 2025, Regular Planning Commission meeting.
1531
3 Chair Wilcox opened public comments at 6:01 p.m.
No public comments
Chair Wilcox closed public comments at 6:02 p.m.
ACTION: Motion/Second (Wilcox/Krick) to approve the minutes.
COMMISSIONERS YES NO ABSTAIN RECUSE ABSENT
Castorena X
Dale X
Krick X
Rodriguez X
Wilcox X
(Motion Carried 5-0-0) passed.
6. PUBLIC HEARINGS:
6.1 Consideration of a Conditional Use Permit (CUP) Application, Case No. CUP 24- 0129, by KDR LLC to Allow a Religious Institution Located Within an Existing Commercial Building at 1735 W. Ramsey Street, Unit 101, Banning, CA 92220, in the Highway Serving Commercial (HSC) Zoning District (APN: 538-150-048).
Recommendation: Adopt Resolution 2025-02, Approving the Conditional Use Permit, Case CUP 24-0129, Subject to Conditions.
Commissioner Krick recused himself from this item due to owning a property adjacent to the project.
Mary Yaryan, Associate Planner, provided the staff report and she recommended the following revisions to the conditions of approval.
8. Sunday service attendance shall not exceed 57 40 attendees unless additional parking is provided. If attendance exceeds this limit, the applicant shall either implement multiple service times or obtain an amendment to the Conditional Use Permit (CUP) to address the parking deficiency. 8a.The applicant shall either implement multiple service times; or 8b.Obtain an amendment to the Conditional Use Permit (CUP) to address the parking deficiency; or
8c. Submit a Shared Parking Agreement, subject to the approval of the Community Development Director.
9. Upon approval, all conditions of approval shall be included on the front sheet of the plan set submitted for permit issuance.
Commissioners clarifying questions were addressed by staff. 1532
4 Chair Opened Public Comments: 6:25 PM
• Dorrie Gartzke, Resident of Banning asked for clarification on the total square footage of unit 101. She said vehicles parking on Hays Street every Sunday may lead to potential problems.
Chair Closed Public Comments: 6:27 PM
ACTION: Motion/Second (Castorena/Dale) to Adopt Resolution 2025-02, Approving Conditional Use Permit 24-0129, with recommended revisions to the conditions of approval.
COMMISSIONERS YES NO ABSTAIN RECUSE ABSENT
Castorena X
Dale X
Krick X
Rodriguez X
Wilcox X
(Motion Carried 3-1-1) passed.
6.2 Consideration of a Design Review Application (DR), Case No. PLN 24 -0010, to Allow for Office and Shop Space Within an Existing Building Located at 1910 E.
Westward Avenue, and Including an Outdoor Heavy Equipment and Material Storage Lot Located on a Vacant Parcel at 1856 E. Westward Avenue, Within the Industrial Zoning District. The Two Parcels are Approximately 4.25 Net Acres (5.48 gross acres) in Combined Area (APN 532-160-006, - 007).
Recommendation: Continue this item to the next regularly scheduled Planning Commission Meeting on April 2, 2025
Emery Papp, Planning Manager, said the applicant has concerns on the conditions of approval by the Engineering Division regarding frontage improvements that need to be resolved, and issues related to the water quality management plan.
Staff recommend continuing this item to a date certain without noticing.
Chair Opened Public Comments: 6:41PM
No public comments
Chair Closed Public Comments: 6:41 PM
George Burrough, Applicant said they’re working though minor comment responses with City staff and should be fully prepared by April 2nd.
ACTION: Motion/Second (Dale/Krick) to continue this item to the next regular scheduled Planning Commission Meeting on April 2, 2025.
COMMISSIONERS YES NO ABSTAIN RECUSE ABSENT
Castorena X
1533
5 Dale X
Krick X
Rodriguez X
Wilcox X
(Motion Carried 5-0-0) passed.
6.3 Consideration of an Application by Sansone Group for the Banning Commerce Center Project Including Design Review, Case No. DR 21-7017, Tentative Parcel Map 38756 (Case No. TPM 38756), and a Development Agreement to Allow the Construction of an Approximately 1,320,284-Square -Foot (SF) Industrial Warehouse Building on Approximately 131.28 Acres of Land Located North of I-10 Freeway/East Ramsey Street, East of N. Hathaway Street, and Bisected by Wilson Street on Assessor’s Parcel Numbers (APNs) 532-030-008, 532-030-009, 532- 080-008, 532-080-010, 532-090-026, 532-090-028, 532-090-030, 532-110-015.
The Planning Commission Will Consider Whether to Recommend That the City Council Approve Case DR 21-7017, TPM 38756 and a Development Agreement Between the City and Sansone Group; Certify Final Environmental Impact Report (SCH No. 2022090102); and Adopt Findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program Pursuant to the California Environmental Quality Act
Recommendation: Adopt Planning Commission Resolution 2025-04, Recommending that the City Council Approve the Banning Commerce Center Project, including Design Review, Case No. DR 21- 7017, Tentative Parcel Map (TPM) No. 38756, and a Development Agreement to allow for the construction of an approximately 1,320,284 square-foot industrial warehouse building on approximately 131.28 acres of land located north of the I-10 Freeway/East Ramsey Street, east of N. Hathaway Street, and bisected by Wilson Street on Assessor’s Parcel Numbers (APNs) 532-030-008, 532-030-009, 532-080-008, 532-080-010, 532-090-026, 532-090-028, 532-090-030, and 532- 110-015; certify Final Environmental Impact Report (SCH NO. 2022090102); and adopt Findings, a Statement of Overriding.
Emery Papp, Planning Manager, provided the staff report.
Commissioners clarifying questions were addressed by staff and the applicant team.
Jeff Greenwalt and Dave Hagan, Applicants with Sansone Group, presented the project to the Commission and introduced his group.
Chair Opened Public Comments: 10:26PM
• Robert Ramos, Jack Daily, Zack Strauss, Ralph, Salvador Armenta from LIUNA and Carpenter’s Union spoke in support of the project, stating that Banning is a good place for this project, it will create local jobs, provide opportunities for good wages and benefits.
Chair Closed Public Comments: 10:36 PM
Commissioner Dale said she would not be in support of the motion, because she 1534
6 does not have the information necessary to support the findings required to vote in favor of the motion. The missing items are: General Plan consistency regarding the Community Development Element Policies about a Specific Plan for this area, General Plan Vision Statement Policies regarding respecting the established neighborhoods and protecting wildlife habitat. There are concerns with the Design Review, compliance with Multiple Species Habitat Conservation Plan (MSHCP), findings regarding vehicular and pedestrian hazards, Airport Land Use Commission (ALUC) review not being complete, and the Environmental Impact Report (EIR) does not have true indication of cumulative impacts to the interchanges that will be used for this project and by the existing warehouse east of the airport.
ACTION: Motion/Second (Wilcox/Krick) to Adopt Resolution 2025-04, Recommending that the City Council conditionally approve the Banning Commerce Center Project, including Design Review, Case No. DR 21- 7017, Tentative Parcel Map (TPM) No. 38756, and a Development Agreement with added conditions of approval.
1. Negotiate City Attorney concerns on development agreement, including CFD credits, and other concerns.
2. Improve Hathaway St. to four lanes with parking (or wide shoulder) on westside of street and turn pockets at each intersection,
3. Best efforts to do local hire.
COMMISSIONERS YES NO ABSTAIN RECUSE ABSENT
Castorena X
Dale X
Krick X
Rodriguez X
Wilcox X
(Motion Carried 3-2-0) passed.
7. ANNOUNCEMENTS AND REPORTS
7.1 DIRECTOR’S REPORT
Director Newell welcomed the new commissioners and announced that Emery Papp, Planning Manager, is leaving the City of Banning to accept a job promotion in another City.
7.2 COMMISSIONER REPORTS
None
8. DISCUSSION ITEMS
Commissioner Castorena – Increase notification radius and extend noticing to renters.
Director Newell said he will bring back these items for discussion and direction.
9. ANNOUNCEMENTS FROM LEGISLATIVE BODY MEMBERS
1535
7 10. ITEMS FOR FUTURE AGENDAS
11. ADJOURNMENT
The meeting was adjourned at 12:22 AM
Minutes prepared by:
Sandra B. Calderon
Sandra B. Calderon
Planning Commission Secretary
These minutes have been prepared as Summary Minutes in accordance with City Council Resolution 2025-22 and Government Code Sections 36814, 40801, and 54953(c)(2).
The entire discussion of this meeting may be viewed here:
https://banninglive.viebit.com/watch?hash=E1ub3xeuPP5fcyEz All documents related to this meeting are available here:
https://d3n9y02raazwpg.cloudfront.net/banningca/6d78dac7-76d8-11ef-9b71- 005056a89546-38305488-93fe-4918-9dd7-c67857e7b6c7-1740705486.pdf 1536
CITY OF BANNING
STAFF REPORT
TO: CITY COUNCIL
FROM: Robert Fisher, Acting City Manager
PREPARED BY: Nate Smith, Deputy Director of Public Works/City Engineer Art Vela, Director of Public Works
MEETING DATE: May 27, 2025
SUBJECT: Update of the ATP Cycle 7 Grant Application “City of Banning Downtown Active Transportation Improvement Project” Submittal and Seeking Concurrence to reapply for Cycle 8
RECOMMENDATION:
Staff are seeking City Council concurrence with regard to reapplying for the Cycle 8 ATP (Active Transportation Plan) grant program administered by the California Transportation Commission (CTC), due in June of 2026.
BACKGROUND:
Active Transportation Plan:
In 2021, the City of Banning obtained a SCP Active Transportation and Safety grant award to develop the City’s first Active Transportation Plan. This extensive plan was developed over the course of almost two years and was adopted by the City Council on June 25, 2024, with the staff report, resolution and presentation shown in Attachment 1.
The final Plan includes a practical implementation strategy with preliminary design schematics and concepts, and data that can be used in grant applications for fifteen (15) priority projects, and six (6) safe routes to schools projects. Additionally, existing conditions, a summary of public outreach and grant funding opportunities are summarized in the Plan and Appendix.
Active Transportation Plan Cycle 7 Grant:
On March 22, 2024 a call for projects was announced by Caltrans soliciting applications for active transportation related projects that were due on June 17, 2024. Engineering Division staff and a grant writing consultant worked on the grant application, and it was submitted to the CTC on June 17, 2024.
The project entitled “City of Banning Downtown Active Transportation Improvement Project” was developed taking elements from the approved ATP, and the application is shown herein as Attachment
2. The Project Location Map, included as Attachment 3, shows the project located along Ramsey St. between 4th and Martin Streets; 1st St. from Livingston St. to Hays St.; and San Gorgonio Ave. from Wesley St. to Wilson St. The Scope of Work includes reducing the motorized lane width; constructing paved cycletrack, sidewalks, handicap ramps, curb extensions, and crosswalks; installing gutters, storm drains, lighting, bus shelters, landscaping, and other amenities such as bike racks, shade trees, and trash receptacles.
The Project will create safer conditions for students and families with wider, more connected lighted 1537
walkways on Ramsey Street and designated bikeways separated from motorized vehicle traffic on Ramsey Street and San Gorgonio Avenue. It includes constructing sidewalk curb extensions at intersections to reduce the roadway width and force vehicles to slow down when turning. Pedestrians on the curb extensions and crossing the street will be more visible. The extensions shorten the crossing distance, making it safer and more convenient to navigate intersections. The project will install chicanes, alternating curb extensions to create a zigzag/serpentine pattern. This design forces slower driving in narrower passages thereby improving pedestrian/cyclist safety.
On December 5 and 6 of 2024 the CTC awarded funding to thirteen (13) projects, of which nine (9) were statewide components and four (4) were small urban and rural components. Of the nine awarded projects, the scores ranged from 96 to 100 and a total of $84.35 million was awarded. The rest of the funding went to Metropolitan Planning Organizations (MPOs). Our project received a score of 92.
CTC Debriefing/Review of Submitted Application:
The Deputy Director of Public Works/City Engineer and Engineering Division staff met with CTC staff on April 29, 2025 to discuss the comments made by the evaluators who reviewed the ATP Cycle 7 application. It was noted that the City submitted an admirable application that scored very high, 92 points. The CTC staff commended the City on an excellent application and stated that they were very impressed with our application, especially considering that it was the City’s first submittal. In previous cycles with the typical State funding, this project would have been awarded. They noted that in the fall of 2024, the CTC had announced that there was a $400 million reduction in state grant funding to the previously approved $568.7 million stated in the initial Call for Projects.
The CTC discussed two areas whereby the application could be improved to potentially achieve a few more points: Community Outreach to students and Map/Exhibit revisions to simplify them. They suggested that staff hold 1-2 more workshops to touch base with the community to keep them updated and engaged. Additionally, CTC staff said we need to have more engagement activities with students and to perform more outreach at the schools. Lastly, some exhibits were deemed to be too detailed and thus should be simplified.
In order to do this work, Engineering Division staff may need to hire a consultant to assist with the community outreach (for flyers, newsletters) and Exhibits (grant writing consultant). This scope of work will be discussed and prepared by the Engineering division for a future RFP in accordance with the adopted purchasing policy. The application revision and updating it to reflect outreach performed this year may be done by staff in-house. Additionally, Engineering Division staff and the Public Information Officer can continue to work together to perform outreach and attend workshops and outreach activities with the community and students.
JUSTIFICATION:
The CTC met with the Deputy Director of Public Works/City Engineer and Engineering Division staff on April 29, 2025 and suggested that additional public outreach is needed prior to the next grant submittal, along with simplified maps. This work would commence in the fall; thus, City Council direction is needed to continue with the efforts required to improve upon the grant application.
FISCAL IMPACT:
None at this time. Engineering division would have some staff time expended to update maps, exhibits, cost estimates, response to questions, and attendance at CTC hosted events to provide information on the next application cycle.
A future action may consider utilizing a grant writer to assist in the formal application preparation and submittal and assistance with public outreach efforts.
ALTERNATIVES:
Do not provide staff concurrence to continue to work on the Cycle 8 ATP grant. 1538
BUDGETED?:
No
CONTRACT/AGREEMENT:
No
ATTACHMENTS:
1. Att. 1 Reso. 2024-111, CC Meeting 6.25.24.pdf
2. Att. 2 ATP Cycle 7 Grant Application Narrative, 6.17.24.pdf
3. Att. 3 Project Location Maps, Attch. C of Grant Application.pdf 1539
CITY OF BANNING
STAFF REPORT
TO: CITY COUNCIL
FROM: Douglas Schulze, City Manager
PREPARED BY: Nate Smith, Deputy Director of Public Works/City Engineer Art Vela, Director of Public Works
MEETING DATE: June 25, 2024
SUBJECT: Consideration of Resolution 2024-111, Adopting the Banning Active Transportation Plan (ATP)
RECOMMENDATION:
Adopt Resolution 2024-111.
BACKGROUND:
In 2019, the City of Banning embarked on a project to add bike lanes throughout the City. However, a comprehensive ATP is needed to guide active transportation decisions affecting local streets and roads, sidewalks, ADA compliance, school routes and business corridors and improve transportation infrastructure for pedestrians and bicyclists.
Active Transportation Plan
On March 31, 2022, SCAG staff released a Request for Proposals (RFP) No. 22-050 for the project through the electronic bidding system “PlanetBids” and directly to SCAG’s Solicitation Management System website. In response to these efforts, forty-four (44) firms downloaded the RFP, and three (3) proposals were received. The RFP included: a detailed Consultant Scope of Services/Tasks, submittal requirements, and a description of the evaluation criteria and selection process for the RFP. The Proposal Review Committee (PRC) consisted of four staff members: two from SCAG, one from the City of Lynwood and one from the City of Banning’s Engineering Division of the Public Works Department.
The PRC evaluated each proposal in accordance with the criteria set forth in the RFP and conducted the selection process in a manner consistent with all applicable federal and state contracting regulations.
After evaluating the proposals, the PRC interviewed all three (3) offerors. The highest ranked consultant was KTUA and SGAC approved Contract No. 22-050-C01 in an amount not-to-exceed $448,056, with KTUA, to develop one comprehensive Active Transportation Plan (ATP) for the City of Banning among other projects administered by SCAG with this award. This project was entirely funded by SCAG.
JUSTIFICATION:
The purpose of this project is to create a comprehensive citywide Active Transportation Plan. While the planning effort was comprehensive and evaluated bike/pedestrian infrastructure citywide, there are specific focus areas of concern. These include school routes, crash and injury hot spots, and the eastern portion of town that lacks infrastructure to support walking and biking. The Consultant identified and created maps for proposed pedestrian and bicycle facilities and non-infrastructure programs based on community, stakeholder, and stakeholder advisory committee feedback. The planning process identified improvements for active transportation, safe routes to schools, and ADA compliance including sidewalks, roadway safety improvements (high visibility crosswalks, markings, speed cushions/tables) and Class I, 1540
II, III and IV bicycle facilities/routes.
Through stakeholder workshops and evaluation of current conditions, the assessment phase of planning resulted in a better understanding of where critical barriers to mobility and infrastructure gaps exist. The draft Plan includes a practical implementation strategy with preliminary design schematics and concepts, and data that can be used in grant applications for fifteen (15) priority projects, including six (6) safe routes to schools projects. Additionally, existing conditions, public outreach and grant funding opportunities are summarized in the Plan. The Consultant coordinated with City staff to create an extensive and effective public participation approach engaging the community with proven approaches for finding consensus amongst stakeholders, which is essential to public policy development and longterm implementation of the Plan. All residents of Banning were encouraged to attend community meetings.
The purpose of this ATP is to provide the City of Banning with a comprehensive document outlining the existing inventory of bicycle and pedestrian infrastructure and travel habits of the community. An analysis of the City's current infrastructure highlights areas of opportunity to be prioritized for future improvements and recommendations are presented within this plan as fifteen (15) priority projects. This ATP will guide the development and implementation of active transportation infrastructure programs and policies for the City.
The consultant prepared a Community Engagement Plan in order to provide outreach activities that included participation from the public and from key stakeholders to ensure the Plan’s concepts reflect the community’s needs and wishes. The outreach activities engaged local and regional representatives to obtain feedback, provided presentations covering the project background, goals, scope, preliminary and draft concepts, and the final Plan, as the project progressed.
The purpose of project stakeholders’ meetings was to advise key stakeholders of the goals of the project, and keep them informed on the project progress, while also allowing the stakeholders to provide input on the Plan and concepts. Nine (9) project Stakeholder Advisory Group (SAG) meetings occurred with the final meeting held on April 29, 2024. Additional outreach activities, including three (3) community events, a project website, surveys, and social media posts are included. In total, the following activities have been completed:
October 27, 2022 Engagement Day
Community pop-ups at Banning High School, Nicolet Middle School, and Central Elementary School
Banning Civic Center Open House
April 15, 2023 Disaster Expo, presentation boards soliciting community feedback May 5, 2023 Market Night, Kit of Parts demonstration of five infrastructure elements November 7, 2023 ATP Plan Update and Public Outreach:
Sun Lakes HOA presentation
Banning Civic Center Open House
March 19, 2024 Community Workshop/Open House at Banning Public Library May 7, 2024 Sun Lakes HOA Presentation #2
Nine bimonthly Stakeholder Advisory Group (SAG) Meetings Public Surveys and Project Website
Presentation of the Draft ATP
May 1, 2024 Planning Commission Workshop
Meeting May 7, 2024 Second Sun Lakes HOA presentation
The Planning Commission presentation led to a discussion about Nicolet Middle School and the cycle track, regarding the merits of a one way versus a two way traffic cycle track. The Sun Lakes presentation led to a discussion regarding parking along Sun Lakes Boulevard. 1541
The item was presented to City Council at a workshop session at 4:00 PM on June 11, 2025 where a summary of the project was provided, comments received during the presentations to other bodies, and questions from council were answered. The Final Draft is included as attachment to this agenda item and will be posted on the City's website under the Engineering section.
FISCAL IMPACT:
The consultant contract for the ATP project is being paid through a Caltrans ATP Cycle 5 grant that SCAG administers. There were no hard costs to the City of Banning for this project.
ALTERNATIVES:
1. Adopt Resolution 2024-111 as recommended.
2. Adopt Resolution 2024-111 with modifications.
3. Do not adopt Resolution 2024-111 and provide alternative direction to staff.
ATTACHMENTS:
1. Resolution 2024-111, ATP.docx
2. DRAFT_Banning_ATP_042524.pdf
3. DRAFT_Banning_ATP_Appendix_042324.pdf
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2025 ATP Large Infrastructure Application
Due June 17, 2024
This application should be used for projects that:
• Have a total project cost greater than $10 million; and • Include infrastructure improvements only.
Is the total project cost of the proposed project over $10 million? This response should be based on total project cost, not ATP request. Yes or No.
Yes
Is this project only proposing infrastructure improvements? As opposed to a project proposing infrastructure improvements in combination with non-infrastructure education and encouragement programs. Yes or No.
Yes
Part A: General Application Questions
Part A1: Applicant Information
Implementing Agency Name Limit: 300 characters
The Implementing Agency must enter into a Master Agreement with Caltrans and will be financially and contractually responsible for the delivery of the project within all pertinent Federal and State funding requirements, including being responsible and accountable for the use and expenditure of program funds. This agency is responsible for the accuracy of the technical information provided in the application and is required to sign the application.
City of Banning
Implementing Agency's LOCODE If your LOCODE is not listed, select "Not listed" (drop down list): 5214, Banning
Implementing Agency's Address
County. Riverside
Address 99 E. Ramsey Street
City Banning
State, Province, or Region. California
Zip or Postal Code 92220
Implementing Agency's Primary Contact Person
First Name Nathan
Last Name Smith
The primary contact must be available to answer questions from the CTC and Caltrans.
Primary Contact Person's Title Deputy Director, Public Works Primary Contact Person's Phone Number 951-922-3182
Primary Contact Person's Email Address [email protected] 1543
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Implementing Agency's Secondary Contact Person
First Name Ann Marie
Last Name Loconte
The primary contact must be available to answer questions from the CTC and Caltrans.
Primary Contact Person's Title Associate Civil Engineer, Public Works Primary Contact Person's Phone Number 951-922-3130
Primary Contact Person's Email Address [email protected] Does the implementing agency currently have a Master Agreement with Caltrans? Implementing Agencies that do not currently have a Master Agreement with Caltrans must be able to meet the requirements and enter into a Master Agreement with Caltrans prior to the allocation of funds. The Master Agreement approval process can take 6 to 12 months to complete, and there is no guarantee the agency will meet the requirements necessary for the State to enter into a Master Agreement with the agency. Delays could also result in a failure to meet CTC allocation deadlines and the loss of ATP funding.
Yes or No. Yes.
If yes, Implementing Agency's Federal Caltrans Master Agreement Number Not applicable.
If yes, Implementing Agency's State Caltrans Master Agreement Number 08-5214S21 Does this project have a Project Partnering Agency? The “Project Partnering Agency” is defined as an agency, other than the Implementing Agency, that will assume the responsibilities for the ongoing operations and maintenance of the improved facility. Yes or No.
No
If yes, Partner information:
Project Partnering Agency Name Not applicable
Project Partnering Agency's Contact Person Not applicable Attach a letter of intent or other documentation here: Not applicable.
Part A2: General Project Information
Project Name: To be used on the CTC project list.
City of Banning Downtown Active Transportation Improvement Project Summary of Project Scope:
Limit: 299/300 words
Summary of existing conditions, project scope, and expected benefits.
In Banning (pop. 29,505), a historically underserved community, the existing Downtown conditions are barriers to active transportation with sidewalk gaps, lack of bicycle and ADAcompliant facilities, and speeding motorized vehicle traffic. The City of Banning Downtown Active Transportation Improvement Project (Project) includes the design and installation of:
• 34,800 square feet (SF) of sidewalk;
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• 4,600 linear feet (LF) of Class IV six feet wide cycletrack; • 6,442 LF of Class IV ten-feet-wide, bi-directional cycletrack with flex divider; • 8,200 LF of Class II six-feet-wide cycletrack;
• 10,560 LF of motorized vehicle lane width reductions; • 98 high visibility crosswalks;
• 9 raised crosswalks;
• 36 ADA curb ramps;
• 26 intersection curb extensions;
• 126 street and pedestrian/bike lights;
• 2 modified traffic signals;
• 240 shade trees;
• 11 bike racks
• 11 trash receptacles;
• 4 bus stop shelters; and
• 1 bicycle repair station.
Ramsey Street (east/west) and San Gorgonio Avenue (north/south) are arterials through Downtown. San Gorgonio Avenue connects destinations north of Interstate-10 (Central Elementary and Nicolet Middle Schools, the Senior Center, and Repplier Aquatic Center) to destinations south of I-10 such as Banning High School. The Project will create safer conditions for students and families with wider, more connected lighted walkways on Ramsey Street and designated bikeways separated from motorized vehicle traffic on Ramsey Street and San Gorgonio Avenue.
The City will construct sidewalk curb extensions at intersections to reduce the roadway width and force vehicles to slow down when turning. Pedestrians on the curb extensions and crossing the street will be more visible. The extensions shorten the crossing distance making it safer and more convenient to navigate intersections. The City will install chicanes, alternating curb extensions to create a zigzag/serpentine pattern. This design forces slower driving in narrower passages thereby improving pedestrian/cyclist safety.
Summary of Outcomes/Outputs:
Limit: 35/35 words
This outcome/output will appear on your vote boxes when you allocate for funds with the CTC. (Example: Construct 12 curb extensions, 26 crosswalks, 33 curb ramps, 255 feet of widened sidewalk, and 2 speed humps to provide added safety for pedestrians and/or bicyclists.) The listed outputs for major improvements should match the outputs in Part A4: Project Details.
Additional outputs may be listed in Part A4: Project Details. 34,800 SF sidewalk, 19,242 LF cycletrack, 107 crosswalks, 36 ramps, 26 curb extensions, 126 lights, 11 bike racks, 4 bus stop shelters, 240 shade trees, 11 bike racks, 11 trash receptacles; 235 LF storm drains.
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Federal Transportation Improvement Program (FTIP) Project Description:
Limit: 180 characters
The project description should convey the types of work and/or the major elements that are proposed, without going into details like construction quantities. If the application is an infrastructure project that is only requesting pre-construction (PA&ED, PS&E, and/or R/W) funds, this must be stated in the project description. If funded, this description will be used in the FSTIP programming document. Example: “Install Rectangular Rapid Flashing Beacons, pavement markings and signing” or “PS&E and R/W funding for the eventual construction of curb, gutter, sidewalk, and curb ramps."
174/180 characters
Reduce motorized lane width; construct paved cycletrack, sidewalk, curbs, crosswalks; install gutter, storm drains, lighting, bus shelters, landscaping, and other amenities.
Project Location:
Limit: 177/180 characters
The project location should convey the road names, intersection cross street names, and/or geographical references of where the project is located, without defining the limits of work in terms of “feet” offsets.
The Project is in the City of Banning on Ramsey St. between 4th and Martin Streets; 1st St. from Livingston St. to Hays St.; and San Gorgonio Ave. from Wesley St. to Wilson St.
Attach a project location map here. Application Attachment C 1546
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List all cities that the project will affect. All cities must be located within the State of California. (City Codes can be found in the ATP Folder – Solicitation) BAN
Infrastructure Project Coordinates – Latitude
Latitude in decimal format. For example, the State Capitol's latitude is 38.576572°N. Include just the number - you do not need to include "°N."
33.92549837722602
Infrastructure Project Coordinates – Longitude
Longitude in decimal format For example, the State Capitol's longitude is -121.493411°W.
Include just the number - you do not need to include "°W." -116.8744314124376
Is this project located within 500 feet of a freeway or roadway with a traffic volume over 125,000 annual average daily traffic (AADT)? (California State Geoportal for traffic volumes can be found at this link: Traffic Volumes AADT | Traffic Volumes AADT | California State Geoportal). Yes or No.
No
If yes, Please describe any project design elements intended to minimize exposure to air pollution and circumstances that make locating project components in close proximity to heavily travelled freeways or roadways unavoidable, and explain why this project location was chosen. Limit: 300 words
Not applicable.
Enter the 2010 Census 11-digit census tract Geographic Identifier (i.e., 06XXXXXXXXX) for each census tract that the project benefits. (Census tract Geographic Identifiers can be found using the US Census Bureau Geocoder tool.) Pick an address to use. 6065043813
6065044101
6065044102
6065044200
6065044300
Enter the 2020 Census 11-digit census tract Geographic Identifier (i.e., 06XXXXXXXXX) for each census tract that the project benefits. Pick an address to use. 6065043813
6065044101
6065044102
6065044200
6065044300
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Caltrans District: (A map of Caltrans Districts can be found here.) If more than one district is impacted, select the district where the majority of the work will occur.
Eight
Congressional Districts 36 and 41
State Senate District(s) 23
State Assembly District(s) 47
County If the project covers multiple counties, select the county where the majority of the work will occur Riverside
Metropolitan Planning Organization (MPO)
Small urban and rural projects located outside of the listed MPOs should select Caltrans.
Southern California Association of Governments (SCAG)
Regional Transportation Planning Agency (RTPA) None
Riverside County Transportation Commission (RCTC) Not in drop down menu Urbanized Zone Area (UZA) Population
This Project is located within one of the ten large MPOs Riverside – San Bernardino, CA Urbanized Area Not in drop down menu 1548
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Within the last ten years, have there been any previous State or Federal Active Transportation Program (ATP), federal Safe Routes to School (SRTS), state Safe Routes to School (SR2S), Bicycle Transportation Account (BTA), or other ped/bike funding awards for a project(s) that are adjacent to or overlap the limits of the project scope of this application? Yes or No. Yes
If yes, please list the projects in the chart in Submittable. In the project type column, indicate whether the project is:
• Infrastructure (I)
• Combination Infrastructure/Non-Infrastructure (I/NI)
• Non-Infrastructure (NI)
• Plan
Project Project # Funding
program
Amount
Funded
Project
Type
Overlappi
ng limits
and Scope
of Work
Y/N
Adjacent
project
limits
w/minor
overlapping
scope or
limits of
work Y/N
Adjacent
project
Limits
w/no
overlapping
scope or
limits of
work Y/N
Previous
ATP
Project
Phase
Funded
Y/N
HSIP Cycle 10:
Ramsey Street
Pedestrian Safety
Improvements
HSIPSL5214(014
)
Highway
Safety
Improvement
Program
$250,000 I Y Y N N
HSIP Cycle 11:
Citywide
Pedestrian Safety
Improvements
HSIPSL5214(017
)
Highway
Safety
Improvement
Program
$585,000 I Y Y Y N
SRTS Cycle 2 ATPL5214(012
)
ATP Cycle 2
MPO Project
ATP02-08-
171M
$1,082,0
00 I Y Y Y N
Section 130: San
Gorgonio Avenue
and Union Pacific
Railroad Crossing
STPLR7500(288
)
California
Public Utilities
Commission
Section 130
Grade
Crossing
Hazard
Elimination
Program
$337,000 I Y N N N
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Part A3: Project Type
Select the plans your agency currently has (select all that apply):
• Bicycle Plan
• Pedestrian Plan
X Safe Routes to School Plan
X Active Transportation Plan
• Vision Zero
X Other
• None
If other, List other plans that include bicycle and/or pedestrian improvements: Limit:87/100 words
o 2024 City of Banning Active Transportation Plan
o 2023 Banning Downtown Revitalization and Complete Streets Plan o 2022 Banning Local Road Safety Plan (LRSP) established by the California Department of Transportation (Caltrans) in alignment with the California Strategic Highway Safety Plan (SHSP)
o City of Banning General Plan 2013 Circulation Element Amendment o 2018 Western Riverside County of Government (WRCOG) Active Transportation Plan
o 2015 Rancho San Gorgonio Specific Plan (RSGSP)
o City of Banning Long Range Transportation Plan
o County of Riverside Climate Action Plan
Is the proposed project in a current plan? Yes or No.
Yes
Project Sub-Types
Note: For each choice, charts and/or questions pop up
Bicycle Transportation Yes Percent of Project 50% of Project Pedestrian Transportation Yes Percent of Project 50% of Project Trails (Multi-Use and Recreational) Applicants intending to pursue federal Recreational Trails Program funding must submit the required information to the California Department of Parks and Recreation prior to the ATP application submissions deadline. See the Application Instructions for details. *Recreational Trail funding can only fund work outside of the roadway right-of-way.Do you feel a portion of your project is eligible for federal Recreational Trail funding? Yes or No. No
If yes, estimate total project costs that are eligible for Recreational Trail funding. Not applicable.
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Estimate the percentage of total project costs that serve transportation uses. Not applicable.
Safe Routes to Schools: For a project to qualify for Safe Routes to School designation, the project must directly increase safety and convenience for public school students to walk and/or bike to school. Safe Routes to Schools infrastructure projects must be located within two miles of a public school or within the vicinity of a public school bus stop and the students must be the intended beneficiaries of the project. For Safe Routes to School non-infrastructure, the program must benefit school students/parents and primarily be based at the school. Yes or No. No.
Safe Routes for Seniors: These projects increase walking, biking, and safety among older adults and create routes that connect to activities that improve quality of life. Yes or No. Yes Part A4: Project Details
Note: When quantifying the active transportation improvements proposed by the project, do not double-count improvements — list each planned improvement in only one category. For example, please do not list a new Class I trail as both a Bicycle and Multi-Use Improvement. Please use the optional “Other Improvements” fields to provide specific details for improvements already listed in existing categories. For example, if constructing 10,000’ of Class II bike lanes — of which 2,000’ is buffered and the rest is standard — input 10,000 in the New Bike Lanes/Routes Class II field, and enter “Class II buffered bike lane: 2000 linear feet” in the Other Bike Improvements field.
Indicate the project improvement types included in the project/program/plan:
X Bicycle Improvements
X Pedestrian Improvements
• Multi-Use Trail Improvements (including bridges and undercrossings) X Crossing & Intersection Improvements
X Other Amenities (e.g., benches, shade trees, wayfinding, etc.) X Vehicular-Roadway Traffic-Calming Improvements
Bicycle Improvements
What percentage of the bicycle-related project costs are going towards closing a gap in infrastructure? (As opposed to cost going towards improving existing bicycle infrastructure (e.g., Class 2 to Class 4). 50%
Please complete the table below. Note: The New Class I Bicycle Improvement refers to a path for bicyclist use only. Please use the Class I Trail fields in the Multi-Use Improvements category for infrastructure designed for both pedestrian and bicyclist use. 1551
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Category Improvement Quantity Unit
New Bike
Lanes/Routes:
Class I: 0 LF
Class II: 8,200 LF
Class III: 0 LF
Class IV: 11,042 LF
Bike Share Programs: New Stations: 0 #
New Bikes: 0 #
Bike Racks/Lockers: New Racks: 11 #
New Secured
Lockers:
0 #
Bike Counters Bike Counters and
Displays:
0 #
Other Bike
Improvements
Bike Repair Station 1 #
Pedestrian Improvements
What percentage of pedestrian-related project costs are going towards closing a gap in infrastructure? (As opposed to cost going towards improving existing pedestrian infrastructure.). 50%
Please complete the table below. (Note: Sidewalks differ from Class I bicycle infrastructure; sidewalk outputs refer to improvements geared towards pedestrian use.) Category Improvement Quantity Unit
Sidewalks: New (4’ to 8’ wide): 0 LF
New (over 8’wide): 0 LF
Reconstruct/Enhance
Existing:
3000 LF
Widen Existing: X LF
New Barrier
Protected:
X LF
ADA Improvements: New Ramp (none
exist):
34 #
Reconstruct Ramp to
Standard:
2 #
Other Ped
Improvements:
ADA Drive Approach 4,300 SF
Pedestrian Refuge
Island
7 #
Multi-Use Trail Improvements Not applicable.
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Crossing and Intersection Improvements
Enhance Existing Crosswalk refers to visual improvements such as high-visibility paint or reflectors. Crossing Surface Improvements refer to physical improvements such as pedestrian refuge islands or raised crosswalks. For Un-Signalized Intersections, New Traffic Signal refers to signalizing the previously un-signalized intersection, while New Beacon/Signal refers to a pedestrian indicator such as an RRFB or Hawk Signal.)
Category Improvement Quantity Unit
Signalized
Intersections:
New Crosswalks: 0 #
Enhance Existing
Crosswalks:
8 #
Shortened Crossings: 6 #
Crossing Surface
Improvements:
2 #
Ped-Heads: 2 #
Upgrade Ped Push
Buttons:
0 #
Timing Improvements: 2 #
Bike/Toucan Crossings: 1 #
Bicycle Detection: 2 #
New Bike Boxes: 0 #
Unsignalized
Intersections:
New traffic Signals: 0 #
New Crosswalks: 12 #
New Roundabouts: 0 #
Crossing Surface
Improvements:
4 #
Shortened Crossings: 20 #
Enhance Existing
Crosswalks:
78 #
New Beacons/Signals: 0 #
Mid-Block Crossings: New Beacons/Signals: 0 #
Crossing Surface
Improvements:
0 #
New Crosswalks: 0 #
Enhance Existing
Crosswalks:
0 #
Lighting: Intersection Lighting: 7 #
Other
Crossing/Intersection
Improvements:
0 #
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Other Amenities
Please complete the table below.
Category Improvements Quantity Unit
Lighting: Roadway Segments: 2,900 LF
Amenities: Benches: (bus
benches, bus shelter
benches and street
benches)
28 #
Trash Cans: 15 #
Bike/Ped Wayfinding
Signage:
1 #
Shade Trees (list type
of trees in cell below)
240 #
Native Shade trees
such as Palo Blanco
and Ghost Gum trees
Other Amenities:
(limit 2)
Storm drain
improvements with
trash capture as
required by State
Water Resources
Control Board along
active transportation
network
27 #
Landscape and
Irrigation
34,505 SF
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Vehicular-Roadway Traffic-Calming Improvements
Please complete the table below. (Note: Do not double-count the crossing/intersection improvements that are already listed above.)
Category Improvements Quantity Unit
Road Diets: Remove Travel Lane: 0 LF
Remove Right-Turn
Pocket
0 LF
Speed Feedback
Signs:
New Signs: 0 #
Signalized
Intersection:
Timing
Improvements:
2 #
New Roundabout: 0 #
Unsignalized
Intersections
New Roundabout: 0 #
New Traffic Signal: 0 #
Other Roadway
Improvements: (Limit
2)
Road Diet/ Narrow
Existing travel lane
10,560 LF
Curbs, median curbs,
and gutters
5,600 LF
Right-of-Way (R/W) Impacts
Is 100% of the project within the Implementing Agency’s R/W and/or is within their control at the time of application? Yes or No
Yes.
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Part A5: Project Schedule
1. Per the 2025 ATP Guidelines, all project applications must be submitted with the expectation of receiving federal funding. Therefore, the schedule below must account for the extra time needed for federal project delivery requirements and approvals, including NEPA environmental clearance. Each CTC allocation must also have a Notice to Proceed with Federally Reimbursable Work.
2. Prior to estimating the duration of the project delivery tasks below, applicants are highly encouraged to review the appropriate chapters of the Local Assistance Procedures Manual and work closely with District Local Assistance Staff.
3. The proposed CTC Allocation dates must be between July 1, 2025 and June 30, 2029 to be consistent with the available ATP funds for Cycle 7.
4. PS&E and R/W phases can be allocated at the same CTC meeting.
Project Approval & Environmental Document (PA&ED) Project Delivery Phase:
Applications showing the PA&ED phase as complete must attach the signature pages for the CEQA and NEPA documents, including project descriptions covering the full scope here.
Will ATP funds be used in the PA&ED phase of the project? Yes or No. Yes If yes, Proposed CTC PA&ED allocation date: 7/1/2025
Date must be between 07/01/2025 and 06/30/2029.
Notice to Proceed with Federally Reimbursable ATP Work: 9/01/2025 To determine the Notice to Proceed with Federally Reimbursable ATP Work date, applicants must add two months to the CTC PA&ED allocation date above.
Expected or past start date for PA&ED activities: 9/7/2025 For projects requesting ATP funds for PA&ED, this date must be after the Notice to Proceed with Federally Reimbursable Work date.
Number of months to complete CEQA and NEPA studies and approval: 6 months Expected or past completion date for the PA&ED phase: 3/7/26 To calculate the expected/past completion date, add the number of months to complete CEQA/NEPA provided above to the expected or past PA&ED start date. . 1556
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Plans, Specifications, and Estimates(PS&E) Project Delivery Phase:
Will ATP funds be used in the PS&E phase of the project? Yes or No. Yes If yes, proposed CTC PS&E allocation date: 3/14/26
This date must be after the PA&ED completion date and be between 07/01/2025 and 06/30/2029.
Notice to Proceed with Federally Reimbursable ATP Work: 5/14/26 To determine the Notice to Proceed with Federally Reimbursable ATP Work date, applicants must add two months to the CTC PS&E allocation date above.
Expected or Past Start Date for PS&E Activities: 5/21/26 For projects requesting ATP funds for PS&E, this date must be after the Notice to Proceed with Federally Reimbursable ATP Work date.
Number of months to complete PS&E: 12 months
Expected or past completion date for the PS&E phase: 5/21/27 To calculate the expected/past completion date, add the number of months to complete PS&E provided above to the expected or past PS&E start date.
Right-of-Way (R/W) Project Delivery Phase:
Will ATP funds be used in the R/W phase of the project? Yes or No. No Expected or past start date for R/W activities: 5/1/2024 * A date is required.
For projects requesting ATP funds for R/W, this date must be after the Notice to Proceed with Federally Reimbursable Work date.
Number of months to complete the R/W engineering, acquisition, and utilities: 0 Expected or past completion date for the R/W phase: 5/1/2024 * A date is required.
To calculate the expected/past completion date, add the number of months to complete R/W provided above to the expected or past R/W start date.
Applications showing the R/W phase as complete must attach the Caltrans approved R/W Certification here. Not applicable.
Construction (CON) Project Delivery Phase:
Will ATP funds be used in the CON phase of the project? Yes or No. Yes If yes, proposed CTC CON Allocation Date: 6/1/27
This date must be after the PS&E and R/W completion dates and be between 07/01/2025 and 06/30/2029.
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Notice to Proceed with Federally Reimbursable ATP Work: 8/1/27 To determine the Notice to Proceed with Federally Reimbursable ATP Work date, applicants must add two months to the CTC R/W allocation date above Expected start date for construction activities: 8/8/27 For projects requesting ATP funds for CON, this date must be after the Notice to Proceed with Federally Reimbursable Work date.
Number of months needed to complete construction activities: 22 months Expected completion date for the CON phase: 6/8/29
To calculate the expected completion date, add the number of months to complete CON provided above to the expected or past CON start date.
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Part A6: Project Funding
(Note: The total project cost must represent the total funding required to complete all activities and improvements of all phases of the project. This amount is expected to include all funding types connected to the project required to deliver the project as presented in the application.
The amount should be represented in thousands. For example:$1,000 should be shown as 1, $1,000,000 should be shown as 1,000, and $10,000,000 should be shown as 10,000.) Total Project Cost: $24,419
Total ATP Request: $23,266
Please complete the table below in thousands.
2. The ATP allocation year should match the schedule provided in Part A5.
3. Applicants must ensure that the “Total Non-ATP Funding” values show in this table match the overall Non-ATP Funding values they enter into the Project Programming Request (PPR) later in the application.
We will list a total for Leveraging Funds including:
$19,740: City Cash- Expended City Match HSIP Cycle 10
$468,000: City Cash- Expended City Match HSIP Cycle 11
$61,216: City Cash- Expended City Match CPUC Section 130 $548,956 TOTAL LEVERAGED FUNDS
Project
Phase
Total
Project
Costs
Auto
Populates
Total
ATP
Funding
ATP
Allocation
Year
(25/26,
26/27,
27/28, or
28/29)
Total
Non-ATP
Funding
Auto
populates
NonParticipating
Funding
(Ineligible
Costs)
Prior
ATP
Funding
Leveraging
Funding
Future
Local
Identified
funding
PA&ED 1,385 815 25/26 570 21 0 549 0
PS&E 3,345 3260 26/27 85 85 0 0 0
R/W 0 0 N/A 0 0 0 0 0
CON 19,191 27/28,
28/29
498 498 0 0 0
CON
NI/PLAN
0 0 N/A 0 0 0 0 0
Total 24,419 23,266 N/A 1,153 604 0 549 0
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ATP Funding Type Requested
Per the 2025 ATP Guidelines, all ATP projects with construction capital values of $1 million or more must be eligible to receive federal funding. Agencies with projects under this threshold, especially ones being implemented by agencies who are not familiar with the federal funding process, are encouraged to request State-Only funding. A request for state-Only funds does not guarantee it will be granted.
Do you believe your project warrants receiving state-only funding? Yes or No. No If yes, provide a brief explanation. Limit: 50 words. Not applicable.
If requesting state-only funds must attach a completed Exhibit 25-F. Not applicable.
ATP Project Programming Request (PPR)
Attached as a PDF.
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Part A7: Screening Criteria
The following Screening Criteria are requirements for applications to be considered for ATP funding. Failure to demonstrate a project meets these criteria will result in the disqualification of the application.
Demonstrated fiscal needs of the applicant:
Is all or part of the project currently (or has it ever been) formally programmed in an RTPA, MPO, and/or Caltrans funding program? Yes or No.
Yes
If yes, Why the project is not considered fully funded? Limit: 200 words. 144/200 The City of Banning’s Active Transportation Plan is included in its MPO’s current regional transportation plan. The Southern California Association of Governments’ (SCAG’s) 2024-2050 Regional Transportation Plan/Sustainable Communities Strategy lists Banning’s Active Transportation Plan (page 70) as one of its Sustainable Communities Program Projects Approved since 2020. See attached SCAG Regional Active Transportation Alignment Document.
Banning’s approved project was a planning project, to create an Active Transportation Plan (see Attachment K-8), and did not include funding for design and construction. Banning’s Active Transportation Plan is complete and the City anticipates its City Council will adopt the Plan at its meeting on June 28, 2024 following a workshop session that was conducted on June 11, 2024.
The City’s Plan has prepared Banning to implement the proposed Project, as the Plan includes the proposed active transportation improvements, and the City needs funding to implement the Plan.
Are any elements of the proposed project directly or indirectly related to the intended improvements of a past or future development or capital improvement project? Yes or No.
Yes
If yes, why can the other project not fund the proposed project? Limit: 200 words. 168/200 The City has been awarded California Public Utilities Commission (CPUC) Section 130 Grade Crossing Hazard Elimination Program funding which is for preliminary engineering and design of a grade separation and related active transportation (lanes and sidewalks) over the railroad tracks on San Gorgonio Avenue south of Bryant Street, and not for all of San Gorgonio Avenue or all Downtown active transportation improvements. It does not fund active transportation lane construction over the railroad tracks. Funding for construction phases of the grade separation and active transportation elements have not been secured.
Banning was awarded Highway Safety Improvement Program (HSIP) Cycle 10 and Cycle 11 funds to improve pedestrian and bicycle safety. The City made improvements on Ramsey Street (HSIP Cycle 10) and citywide ramp, crosswalk, and signage upgrades (HSIP Cycle 11). Both cycles have some components that overlap with the proposed Active Transportation Program (ATP) Project area. The City is leveraging cash matches for active transportation funds the City has expended as of June 10, 2024 for HSIP project elements in the proposed Project area. 1561
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Are adjacent properties undeveloped or under-developed where standard “conditions of development” could be placed on future adjacent redevelopment to construct the proposed project improvements? Yes or No.
Yes
If yes, explain why the development cannot fund the proposed project. Limit: 200 words.
There are limited undeveloped parcels within the planned improvement areas of San Gorgonio Avenue, but not including them in the project would provide a disjointed project where certain improvement may not exist rather than a comprehensive active transportation project. The projects are generally within existing paved areas and fully within existing dedicated rights of way.
Consistency with an adopted regional transportation plan:
Is the project consistent with the relevant adopted regional transportation plan that has been developed and updated pursuant to Government Code Section 65080? Yes or No.
Yes
If yes, provide relevant pages of the Regional Transportation Plan showing that the proposed project is consistent. Attach a copy of ONLY the following elements of the plan: cover page and pages linking the proposed project to the plan. Highlighted and/or mark the attachment to clearly identify the connection. Projects not providing proof will be disqualified and not be evaluated.
See Attachment SCAG Regional Active Transportation Alignment Document.
If no, Document why the project should still be considered as being "consistent with the Regional Plan". Projects not providing proof will be disqualified and not be evaluated. Limit: 200 words.
Not applicable.
Is the implementing agency Caltrans? Yes or No. No
If yes, per the CTC Guidelines, Caltrans must document the need to address this project with ATP funds, versus other funding streams available for complete streets through existing Caltrans funding. Attach the necessary documentation.
If yes, per the CTC Guidelines, Caltrans nominated projects must illustrate coordination with the corresponding local and regional agencies. Caltrans is required to show assurance that local communities are supportive of and have provided feedback on the proposed Caltrans ATP project. Attach the necessary documentation.
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Part B: Narrative Questions
QUESTION #1: DISADVANTAGED COMMUNITIES (0-10 POINTS)
Does this project qualify as benefitting a Disadvantaged Community? Yes or No.
Yes
A. Disadvantaged Community Map (0 points)
Attach a map of the project boundaries, disadvantaged community access points, and destinations. Attachment 1: Disadvantaged Communities (DAC) Map Provide a scaled map showing the boundaries of the proposed project, the geographic boundaries of the disadvantaged community, and disadvantaged community access point(s) and destinations that the project benefits.
• Applicants using Median Household Income, CalEnviroScreen, Healthy Places Index, the Climate and Economic Justice Screening Tool, or the US DOT Equitable Transportation Community Explorer to identify the disadvantaged community must clearly label all census tracts with a census tract number or geographic identifier. • Applicants using Free or Reduced Price School Meal data to identify the disadvantaged community must clearly label all schools.
• Applicants using a different disadvantaged community definition should ensure that the disadvantaged community is clearly outlined and labeled in the map.
B. Identification of Disadvantaged Community (0 points) Select one of the following tools to identify the disadvantaged community:
X Median Household Income (MHI)
• CalEnviroScreen (CES) 4.0
• Free or Reduced Price School Meals (FRPM)
• Healthy Places Index (HPI) 3.0
• Climate & Economic Justice Screening Tool (CEJST)
• USDOT Equitable Transportation Community (ETC) Explorer • Regional Definition
• Project Submitted by Tribal Government or Project on Tribal Lands • Other
Median Household Income:
(Table ID B19013) is less than 80% of the statewide median based on the most current Census Tract (ID 140) level data from the 2018-2022 American Community Survey (<$73,524).
Communities with a population of less than 15,000 may use data at the Census Block Group (ID 150) level. Unincorporated communities may use data at the Census Place (ID 160) level. Data is available at the United States Census Bureau Website.
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Data can be obtained from the US Census Bureau website. Applicants must use data from the 2018- 2022 American Community Survey 5-Year Estimates Detailed Tables for Median Household Income (Table ID B19013) and Total Population (Table ID B01003).
Census Tract/
Block Group/Place # Population MHI
442 6,077 $48,777
441.01 2,682 $52,699
443 4,799 $55,555
441.02 3,389 $59,611
438.13 3,983 $77,875
Lowest median household income from table above: $48,777 MHI for census tract(s) that the project benefits (calculated in the form in cell B38:
58125.31275680841): (Used for severity calculation only according to table below) Banning should receive 4 points based on MHI.
Please attach copies of Tables B19013 and B01003 for all census tracts listed above. Attach all pages as one pdf. Attachment 2: Census Tract Profiles
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C. Direct Benefit (0-4 Points)
C1. Explain how the project closes a gap, provides connections to, and/or addresses a deficiency in an active transportation network and how the improvements meet an important need of the disadvantaged community. Limit: 500 words. 477/500.
Ramsey Street, First Street, and San Gorgonio Avenue are major arterial roadways that provide access to schools, community and senior centers, churches, municipal swimming pool, the only library, Banning Civic Center, the Police Station, Post Office, and County Courthouse. These roadways are used to access important local destinations, which underscores the need for active transportation facilities that safely and comfortably accommodate non-motorized forms of travel along these multi-lane, high speed and volume, car-oriented corridors. While developing its 2023 Downtown Revitalization Complete Streets Plan and the 2024 City of Banning Active Transportation Plan, the City analyzed its roadways and engaged disadvantaged community (DAC) members to identify and prioritize the best streets to improve with active transportation facilities in order to address the community’s needs. The proposed Project is directly informed by the City’s Complete Streets and Active Transportation Plans.
Active Transportation Network Gaps
Sidewalk gaps affect pedestrian safety and appear to have a strong coincident relationship with pedestrian collisions. The following primary project corridors have sidewalk gaps on both sides of the street:
• Ramsey Street;
• First Street; and
• San Gorgonio Avenue (north and south of I-10).
Active Transportation Deficiencies
The Project area has active transportation deficiencies in DAC Census Tracts (CTs) that must be resolved to provide a safer and more equitable multimodal environment that encourages pedestrians and bicyclists to use active transportation. The deficiencies identified in Banning’s 2024 Active Transportation Plan that this Project will mitigate include:
• Lack of bike lanes and racks on San Gorgonio Avenue. Project will install Class 2 and 4 east/west separated bicycle lanes along Ramsey Street and north/south on San Gorgonio Avenue (including over Interstate 10 and the railroad tracks) to connect Downtown. • Sidewalks missing in all four DAC CTs (44101, 44102, 44200 and 44300). The Project will fill sidewalk gaps and expand walkway widths to better accommodate people of all abilities, provide pathway connectivity, and address primary community walking concerns.
• Low visibility crosswalks and lack of active transportation signals at intersections in all five CTs (four are DACs). The redesigned Project area prioritizes pedestrian safety, with vehicles yielding the right of way. Tabletop crosswalks will slow traffic, ensuring safer crossings. These improvements prioritize pedestrian and cyclist movement, fostering a safer multimodal environment.
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Banning analyzed these deficiencies during its Active Transportation Planning process, and studied the City’s Downtown core along Ramsey Street when creating its 2023 Banning Downtown Revitalization and Complete Streets Plan. The 2023 Plan considered ways to slow traffic, expand space for people walking and bicycling, and provide a safer walking environment surrounding and leading to a new community event plaza in the heart of Downtown. In alignment with both Plans, this Project will increase connectivity and safety with improved bike lanes, pavement markers, sidewalks, lighting, crosswalks, crossing signals, wayfinding signs, and amenities including shade trees, benches, bicycle racks, and new shelters at transit stops on the active transportation network.
C2. Explain how disadvantaged community residents will have physical access to the project.
Limit: 469/500 words
Nearly the entire Project area is designated as a DAC based on median household income as well as CalEnviro Screen 4.0 data. Banning is a historically underserved community nestled between more affluent areas, such as the Palm Springs resort area to the east and areas of greater means to the west. Banning’s DAC residents will have direct access to the Project in their downtown neighborhoods. The bikeways and sidewalks that will be constructed in the Project area are immediately adjacent to the disadvantaged neighborhoods of these Census Tracts. Many residents in and near the Project area do not own vehicles and walking is their only mode of transportation to access schools, City amenities, and bus stops. The Project will also increase connectivity to local transit at four existing bus stops in the Project Area that will be enhanced with shelter and connected to active transportation improvements.
The proposed Project also provides active transportation improvements that will benefit the students and families that attend Central Elementary School, Nicolet Middle School, Banning High School. (See Attachment C for a map of active transportation improvements.) According to the Unduplicated Student Poverty – Free or Reduced -Price Meal Data for 2022-2023, 89.0% of Central Elementary (enrollment 783), 89.6% of Nicolet Middle (enrollment 975), and 87.1% of Banning High School (enrollment 1,146) are eligible for free or reduced-price meals. The Project will serve these disadvantaged students and families.
The new active transportation facilities will connect north and south neighborhoods and destinations that are currently split by Interstate-10 and the insufficient, narrow walking lane on the overpass along San Gorgonio Avenue. A new bike lane on the overpass can significantly enhance connectivity between the north and south parts of a City and foster an integrated active transportation network. By bridging the physical barrier of the Interstate, the bike lane provides a safe, direct route for cyclists and pedestrians, encouraging more people to choose biking or walking over driving. This reduces traffic congestion, lowers carbon emissions, and promotes healthier lifestyles.
The bike lane acts as a critical link, connecting existing bike paths, residential areas, business districts, parks, and public facilities on both sides of the City. It facilitates seamless, nonmotorized travel across the City, making daily commutes, errands, and recreational activities 1566
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more accessible and appealing. As a visible commitment to sustainable infrastructure, the bike lane can attract support for further active transportation projects.
The success of the bike lane can spur additional investments in similar projects, such as expanding bike lanes, adding bike-sharing stations, and improving pedestrian pathways. Future capital and maintenance projects can build on this foundation, progressively creating a comprehensive, city-wide network by ‘chasing the pavers’ and installing bike facilities on surrounding roads after paving or slurry maintenance projects. This network will enhance mobility, improve public health, and contribute to a greener, more connected City.
C3. Illustrate and provide documentation for how the project was requested or supported by disadvantaged community residents. Address any issues of displacement that may occur as a result of this project, if applicable. If displacement is not an issue, explain why it is not a concern for the community. Limit: 495/500 words
The Project stems from the City's 2024 Active Transportation Plan, crafted through extensive public engagement efforts. The City and its Active Transportation Plan (Plan) team’s engagement efforts included nine Stakeholder Advisory Meetings, four community meetings, and surveys garnering hundreds of responses. Public engagement is further described in Question 4 in this application.
Public engagement events were held in disadvantaged areas to ensure feedback from their residents. Banning talked with the public at various City locations, including in front of City Hall where a Go Human Kit of Parts demonstrated potential and planned street design treatments and safety infrastructure. The Go Human Kit of Parts showcased five street treatments—a parklet, curb extension (bulb-out), median refuge island, artistic crosswalk, and separated bike lane.
Engaging Banning’s Disadvantaged Students and Families
Disadvantaged families and students attending Project area schools participated in three community events in October 2022, held at Central Elementary School, Nicolet Middle School, and Banning High School. These events provided ideal opportunities for the community, specifically students, to discuss sustainable transportation modes. As part of this outreach, an interactive activity showcased potential types of treatments and infrastructure the City could install to promote safe and comfortable active transportation. A Banning high school student expressed concerns with active transportation for “safety reasons” stating, “I don't feel comfortable biking on the road” in a City survey.
On May 23, 2023, City officials met with Banning Unified School District (BUSD) staff to learn more about existing active transportation challenges around schools and discuss solutions. The BUSD expressed safety concerns for students commuting to and from school, emphasizing needs for safer crossings, completed sidewalks, and reduced vehicle speeds. While officials felt improved active transportation facilities would encourage multimodal commuting, families need to feel that active transportation is a safe alternative. Wider walkways, protected bikeways, and enhanced lighting for pre- and post-school commuting would improve safety. 1567
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BUSD recommended prioritizing challenges at Central Elementary School, Nicolet Middle School, Banning High School, and Hemmerling Elementary School, recommending a fullyseparated two-way cycle track around Nicolet Middle School and south to Banning High School, and improvements on First Street near the busy Ramsey Street intersection.
Subsequentially, the BUSD attended the nine Stakeholder Advisory Group (SAG) meetings, along with students, and the final Plan meeting at the Banning Library on March 20, 2024.
The City received 301 responses to its 2023 Downtown Revitalization Complete Streets Plan public survey and 250 responses to its 2024 Active Transportation Plan survey. City residents provided the following reasons for using or not using active transportation:
“We need more shelters on bus stops and more street lights.” – Manual and Susan Morales, City residents
“I use active transportation because I am in a wheelchair.” – Four-month Banning resident
“It is too unsafe to ride a bike because we don’t have bike paths, etc.” – Shelby’s Mom, Banning resident
Displacement is not an issue because the new active transportation facilities will be constructed within the existing footprint of the roadways.
Attach documentation to show disadvantaged community support. See Attachment 3: DAC Participation Documentation.
D. Project Location (0-2 Points)
Select the option that best describes the project location:
• Fully located in a DAC
X Partially located in a DAC
• Not located in a DAC
E. Severity (0-4 Points) Severity is calculated by the CTC , based on the information provided in B. Identification of Disadvantaged Community.
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QUESTION #2: POTENTIAL FOR INCREASED WALKING AND BIKING (0- 38 POINTS)
Potential for increased walking and bicycling, especially among students, including the identification of walking and bicycling routes to and from schools, transit facilities, community centers, employment centers, and other destinations; and including increasing and improving connectivity and mobility of nonmotorized users.
A. Statement of Project Need (0-19 points)
Describe the community and the issue(s) that this project will address. How will the proposed project benefit the non-motorized users of all ages and varying abilities, including students, older adults, and persons with disabilities? What is the project's desired outcome and how will the project best deliver that outcome?
Limit: 899/900 words
Discuss:
• Destinations and key connectivity the project will achieve. • How the project will increase walking and/or biking.
• The lack of mobility. Does the population have limited access to cars, bikes, and transit? Does the project have an unserved or underserved demand? Local health concerns responses should focus on:
• Specific local public health concerns, health disparity, and/or conditions in the built and social environment that affect the project community and can be addressed through the proposed project. Please provide detailed and locally relevant answers instead of general descriptions of the health benefits of walking and biking (i.e., "walking and biking increases physical activity").
• Local public health data demonstrating the above public health concern or health disparity. Data should be at the smallest geography available (state or national data is not sufficient). One potential source is the Healthy Places Index (HPI).
Project Need
The City is committed to creating transformational multimodal facilities that benefit all residents and visitors. Current infrastructure hinders safe pedestrian and cyclist travel with barriers caused by missing sidewalk, narrow walkways, lack of designated bike lanes, hazardous railroad crossings, limited visibility and crossings, and high-speed vehicle traffic in Downtown Banning.
Project Benefits for Students and Families
The Project benefits non-motorized travelers of varying abilities. The Project prioritizes active transportation improvements around Central Elementary, Nicolet Middle and Banning High Schools, totaling 2,904 students. By improving walkways and bikeways with greater separation 1569
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from vehicles, wider pathways, lighting, shade, and benches, the Project will provide safer access to schools for students and families. Improvements will reduce traffic congestion during peak school hours when long car lines form on First Street and San Gorgonio Avenue. The proposed Class IV cycle track along San Gorgonio Avenue, featuring a protective vehicle barrier, will boost confidence and accessibility for young students, wheelchair users, and those with limited mobility to use the facilities.
The community also requested active transportation improvements to increase physical activity. Despite being below state averages, significant portions of Banning’s population, according to 2018 California Health Interview Survey, are diagnosed with conditions like asthma (13.4%), diabetes (8.5%), and heart disease (7.9%). Promoting healthy habits in childhood minimizes risk of chronic diseases in adulthood. For students, walking or biking to school daily can fulfill the American Academy of Pediatrics’ recommended 60 minutes of physical activity for children ages 6 to 17. With average walking times of 15-20 minutes per mile, walking to school could provide over 50% of this recommendation, improving overall health in Banning.
Project Benefits for Seniors
Seniors (age 65+) comprise 27.6% of residents, the largest Banning age bracket. The Project meets seniors’ active transportation needs, as evidenced by their 29% participation the Active Transportation Plan survey (see Attachment K-5: Public Surveys). Seniors requested street lighting, signaled pedestrian crossings, protected or painted bike lanes, and better walkability to the Community and Senior Center located at the north end of the Project area along San Gorgonio Avenue. Infrastructure features such as curb extensions for shorter crossings, ramps, and well-marked crossings enhance accessibility and minimize hazards. Improving active transportation conditions facilitates safer travel to the Senior Center, fostering connections, reducing social isolation, and improving health, which is crucial as seniors drive less and rely more on active transportation as they age.
Local Health Concerns
Banning’s California Healthy Places Index (HPI) score, developed by the Public Health Alliance of Southern California to predict life expectancy, is 11.6%—indicating the City is only healthier than 11.6% of other California cities. (See Attachment K-4: Disadvantaged Community Map:
Healthy Places Index (HPI)). This low score is influenced by several factors.
Transportation: Only 2.6% of workers in Banning (16 years and older) commute to work by transit, walking, or bicycling. Active commuting offers physical activity, provides transportation options for carless individuals, encourages social cohesion, and reduces climate impact and air pollution.
Economic Conditions: In Banning, 21% of residents live below poverty. Research indicates that economic opportunity strongly predicts good health and health disparities for people in or near poverty.
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Neighborhood Conditions: Only 2% of Banning’s land has a tree canopy (weighted by the number of people per acre). Trees provide shading and cooling, reduce stress, and promote health, wellness, and physical activity. Trees are essential for mitigating climate impacts and extreme heat events.
The Project aims to tackle health concerns highlighted by the HPI by enhancing walkways and bike lanes to promote walking and biking, and planting native shade trees throughout the disadvantaged Project area to address health disparities.
Project Goals
The City's overarching goal is to increase safety and active transportation use by implementing improvements requested by the Banning community. The Active Transportation Plan was informed by a public survey conducted from October 2022-March 2023 (See Attachment K-5:
Public Surveys.) The top five preferences for walking enhancements were: add missing sidewalks, street lighting, multi-use paths, wider sidewalks, and signalized pedestrian crossings.
For biking, the top five preferences were: separated bike paths, protected or painted bike lanes, street lighting, bike parking, and a bikeshare program. This resident input set the foundation for the Project.
Increase Walking and Biking
The Project will increase active transportation facilities along Ramsey and First Streets and San Gorgonio Avenue, providing a safer and more visible environment to walk and bike. Curb extensions, pavement markings, ADA-compliant ramps, and walkways will support increased active transportation for people of all abilities and ages. This will connect Ramsey Street to side streets and perpendicular avenues, providing access to key destinations in the Project area:
• Nicolet Middle School
• Central Elementary School
• Banning High School
• Community and Senior Center
• Repplier Aquatic Center
• Banning Library
• Dorothy Ramon Learning Center
• Banning Village Market
• Banning Police Department
• Post Office
• Banning Justice Center
• Riverside County Court
• Historic Fox Theater
• Jitterz Coffee Shop
• Churches
• Boys and Girls Club
• Public bus/transit stops
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Lack of Mobility to Destinations and Key Connections
Due to limited connectivity and multimodal options, the Banning community heavily relies on cars for daily travel to essential services and schools. The proposed active transportation improvements will connect the community to key destinations (listed above) with an east/west artery on Ramsey Street and a north/south route on San Gorgonio Avenue, providing more inclusive transportation infrastructure for all residents.
Does the proposed project close a gap? Yes or No. No
Does this project create new routes? Yes or No. No
Does this project remove a barrier to mobility? Yes or No. Yes If yes, type of barrier(s) (select all that apply):
X Freeway
• Waterway
X Safety
X Railroad tracks
X Other: Lack of facilities
Please provide a map identifying the barrier location(s) and improvement(s) here.
Attachment 4.1
Describe the existing negative effects of the barrier(s) to be removed and how the project addresses the existing barrier(s). Limit: 149/150 words.
The San Gorgonio Avenue railroad crossing south of Bryant Street was designed primarily for motor vehicles. It has wide tracks and gaps difficult for pedestrians, cyclists, and wheeled active transportation users to navigate. The crossing has uneven surfaces that pose mobility and tripping hazards and are not accessible to people of all abilities, including those using wheelchairs or mobility devices. The proposed bike lanes and will provide smooth, even surfaces to improve conditions and encourage active transportation use.
Interstate-10 divides the north and south portions of the City creating community detachment and barriers to connectivity. The current I-10 overpass walkway is narrow and does not provide sufficient active transportation space, especially for people using mobility devices, and does not provide protection from motorized vehicle traffic. The proposed Project will decrease the motorized vehicle travel lane width and add wider, protected bike lanes on the overpass along San Gorgonio Avenue.
Describe how the project links, connects to, or encourages the use of existing routes to transportation-related and community-identified destinations where an increase in active transportation modes can be realized, including but not limited to: schools, school facilities, transit facilities, community, social service or medical centers, employment centers, highdensity or affordable housing, regional, state, or national trail systems, recreational and visitor destinations or other community-identified destinations. Specific destination must be identified. Limit: 150/150 words.
Improving active transportation on San Gorgonio Avenue (north/south) through Downtown Banning will enhance access to destinations on both sides of the Interstate, including Nicolet 1572
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Middle, Central Elementary, and Banning High Schools. The railroad crossing on San Gorgonio Avenue south of Bryant Street, designed primarily for motor vehicles, is challenging for pedestrians, cyclists, and wheeled transportation users due to wide tracks and uneven surfaces.
These pose mobility hazards and are not accessible for people using wheelchairs or mobility devices.
The proposed bike lanes will offer smooth, even surfaces, improving conditions and encouraging active transportation in the area. Currently, Interstate-10 divides the north and south parts of the city, creating barriers to connectivity. The narrow walkway on the I-10 overpass does not adequately accommodate active transportation users. The Project will narrow motor vehicle lanes and add a wider, protected bike lane on the overpass along San Gorgonio Avenue, enhancing safety and connectivity.
Does this project add improvements to other existing routes? Yes or No.Yes Please provide a map of the new improvement location. Attachment 4.2 Explain the improvement. Limit: 150/150 words. (Word says 134 words and Submittable says 150; It was counting some bullet points and spaces after bullet points) The City will narrow vehicle traffic lanes add bike lanes on Ramsey and First Streets and San Gorgonio Avenue, and add sidewalks with lighting on Ramsey Street. By narrowing vehicle traffic lanes and installing traffic calming, the City will prioritize pedestrian/cyclist needs and create safer environments for active transportation. The improvements include:
• 34,800 square feet (SF) of sidewalk;
• 4,600 linear feet (LF) of Class IV six feet wide cycletrack; • 6,442 LF Class IV ten-feet-wide, bi-directional cycletrack with flex divider; • 8,200 LF Class II six-feet-wide cycletrack;
• 10,560 LF motorized vehicle lane width reductions;
• 98 high visibility crosswalks;
• 9 raised crosswalks;
• 36 ADA curb ramps;
• 26 intersection curb extensions;
• 126 street and pedestrian/bike lights;
• 2 modified traffic signals;
• 240 shade trees;
• 11 bike racks
• 11 trash receptacles;
• 4 bus stop shelters; and
• 1 bicycle repair station.
Describe how the project links, connects to, or encourages the use of existing routes to important or community-identified destinations where an increase in active transportation modes can be realized, inducing but not limited to: schools, school facilities, transit facilities, community, social service or medical centers, employment centers, high-density or affordable 1573
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housing, regional, state, or national trail system, recreational and visitor destinations or other community-identified destinations. Specific destinations must be identified. Limit: 145/150 Improving active transportation on San Gorgonio Avenue (north/south) and Ramsey Street (east/west) through Downtown will enhance access to destinations on both sides of the Interstate, including Nicolet Middle, Central Elementary, and Banning High Schools and community facilities. The railroad crossing on San Gorgonio Avenue is challenging for pedestrians and cyclists due to wide tracks and uneven surfaces, posing mobility hazards. The proposed project will narrow motor vehicle lanes and add a wider, protected bike lane on the overpass along San Gorgonio Avenue, enhancing safety and connectivity. Improved facilities will encourage the use of existing routes to Downtown key destinations (Jitterz coffee shop, Banning Village Market, historic Fox Theater, Boys and Girls Club, Dorothy Ramon learning center, schools, Senior and Community Center, Banning Civic Center, Riverside County Department of Social Services, and Banning Police Station) increasing active transportation modes and promoting healthier, more sustainable urban mobility.
QUESTION #3: POTENTIAL FOR REDUCING THE NUMBER AND/OR
RATE OF PEDESTRIAN AND BICYCLIST FATALITIES AND INJURIES,
INCLUDING THE IDENTIFICATION OF SAFETY HAZARDS FOR
PEDESTRIANS AND BICYCLISTS. (0-20 POINTS).
A. Describe the project location's history of pedestrian and bicycle collisions resulting in fatalities and injuries to non-motorized users, which this project will mitigate. (0-10 points) Applicants are encouraged to use the UC Berkeley SafeTREC TIMS tool as the safety data source, which was specifically designed for the ATP to produce these documents in an efficient manner. Applicants with access to alternative collision data tools can utilize their choice of methods/tools. Applicants must respond to question 1 or 2, and have the option to respond to both.
1. For applicants using the TIMS ATP tool, attach the items listed below:
The ATP TIMS tool can be accessed here.
• Collision heat map of the area surrounding the project limits - demonstrating the relative collision history of the project limits in relation to the overall jurisdiction/community's collision history.
• Project Area Collision Map - identifying the past crash locations within the project limits. • Collision Summaries and collision lists/reports - demonstrating collision trends, collision types, and collision details.
Combine all documents into one PDF file. See Narrative Attachment 5: TIMS Maps and Data. 1574
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2a. For applicants using another data source, attach relevant documents below.
Applicants that do not have the collision data above or that prefer to provide additional collision data and/or safety in a different format can provide this data below. (Examples include: Collision Rates, Community Observations, surveys, Street Story (https://streetstory.berkeley.edu), crowd-sourced maps, etc.) The data and corresponding methodologies can be included in written form using the text box below. Not applicable. 2b. Data and corresponding methodologies in written form can be included here (optional):
Limit: 200 words. Not applicable.
3. From the project-area collision summaries/data provided in questions 1 and/or 2, enter the total reported pedestrian and/or bicycle collisions using the most recent 5 to 11 years of available data
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How many years of
collision data were
used in the Heat Maps
and collision
summaries: 10
Pedestrian Bicycle Total Average Per
Year
Fatalities 1 0 1 *Auto Fills
Injuries 15 3 18 *Auto Fills
Total 16 3 19 *Auto Fills
4. Referencing the project-area collision summaries/data provided in questions 1 and/or 2, discuss the extent to which the proposed project limits represents one of the agency's top priorities for addressing ongoing safety and discuss how the proposed safety improvements correspond to the types and locations of the past collisions. Consider the safety concerns of students, older adults, and persons with disabilities in your response.
Limit: 900/900 words
Project Priority
While creating the Banning Active Transportation Plan, Banning analyzed pedestrian and bicycle collision data for the City. They learned the highest density of total bicycle and pedestrian collisions that occurred between 2011 and 2021 and resulted in injuries occurred on arterial roadways like Ramsey Street. The City then looked at Census Tracts (CTs) to review demographic and socioeconomic information to help them prioritize active transportation projects. The City considered that the data did not include property damage and near misses that did not result in collisions.
The City found that pedestrian violations were the main factor in pedestrian collisions in all CTs, possibly involving crossing outside designated areas or against signals. Violating pedestrian right-of-way was also common, possibly due to drivers entering crosswalks with pedestrians present. Bicycle collisions were primarily caused by traffic signal and sign violations in all CTs.
Most collisions occurred on multi-lane collector roads near busy commercial areas with high traffic volumes and speed limits. Research published in the Journal for Transport and Land Use notes that deceased pedestrians or bicyclists are not able to give their perspective on the collision and the person reporting the collision usually has the perspective of a motorist. These points tend to skew the data resulting in pedestrians and cyclists being blamed for a disproportionate number of collisions, which Banning considered when developing active transportation and traffic safety countermeasures.
This proposed Project was developed to include streets with multiple pedestrian/bicycle collisions and because safety has been raised as a concern by community members. The Project 1576
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and its locations were planned in response to safety concerns and connectivity needs identified during public engagement for the City’s Active Transportation Plan and Downtown Revitalization complete Streets Plan.
Project Collision Data
The Project area collision summaries and data (see Attachment 5:TIMS Maps and Data) include San Gorgonio Avenue from Wilson Street to just south of Banning High School and along Ramsey Street from 8th Street to just east of Martin Street. This covers most of Downtown Banning and includes data from 2012 to 2022, ten years of available data in the TIMS ATP Tool.
Between 2012 and 2022, there were 19 collisions, including 16 pedestrian collisions and three bicycle collisions in the Project area. All three of the bicycle crashes resulted in visible injuries.
Of the 16 pedestrian incidents, 10 resulted in visible injuries, five in a severe injury, and one fatality. Within the Project area boundaries, five collisions were on Ramsey Street, two collisions were at the intersection of 8th and Ramsey Streets, and four collisions were on San Gorgonio Avenue.
Safety of Overburdened Community Members
Nearly all of the Project area is identified as a DAC based on CTs with a U.S. Census Bureau median household income of less than 80% of the statewide median income (<$73,524).
According to the Journal of Public Health, social inequalities in pedestrian, cyclist, and motorist injuries are more pronounced in poor urban areas where the number of vulnerable roadway users exceeds those in other locations. A recent study published in the Journal of Preventive Medicine found that people of color face disproportionate risk of traffic-related deaths, with traffic fatalities twice the rate of white Americans. Contributing factors include higher traffic volumes, higher numbers of people walking and biking, and higher volumes of people crossing more roads in high-density communities. DACs often lack safe infrastructure, hindering seamless connectivity to jobs, schools, services, and essential destinations, heavily impacting vulnerable roadway users.
Minority and low-income communities often reside near highways and major arterials, which is pertinent to the Project area due to high traffic volumes, multiple freeway and arterial intersections, and inadequate connections for pedestrians and cyclists to transit or active transportation routes.
Project Improvements
The existing conditions in Downtown Banning are significant barriers to active transportation with sidewalk gaps, lack of bicycle and ADA-compliant facilities, and speeding motorized vehicle traffic. The Project includes the design and installation of:
• 34,800 square feet (SF) of sidewalk;
• 4,600 linear feet (LF) of Class IV six feet wide cycletrack; • 6,442 LF Class IV ten-feet-wide, bi-directional cycletrack with flex divider; • 8,200 LF Class II six-feet-wide cycletrack;
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• 10,560 LF motorized vehicle lane width reductions;
• 98 high visibility crosswalks;
• 9 raised crosswalks;
• 36 ADA curb ramps;
• 26 intersection curb extensions;
• 126 street and pedestrian/bike lights;
• 2 modified traffic signals;
• 240 shade trees;
• 11 bike racks
• 11 trash receptacles;
• 4 bus stop shelters; and
• 1 bicycle repair station.
Project elements will implement traffic calming techniques to slow down vehicle traffic and prioritize pedestrian and cyclist needs to create safer environments for active transportation.
The City will construct sidewalk curb extensions at intersections to reduce the roadway width available to vehicles and force vehicles to slow down when turning. Pedestrians on the curb extensions will be more visible as they cross the street. The extensions also shorten the crossing distance making it safer and more convenient for pedestrians to navigate intersections. Where speeding is a concern, the City will install chicanes, a series of alternating curbing extensions along the streets to create a zigzag/serpentine pattern, which by design makes drivers to slow down in narrower passages, thereby improving cyclist and pedestrian safety.
The Project will address the accident data and reduce accidents by redesigning and constructing the Project area to give deference to pedestrians and bicyclists by creating conditions for vehicle traffic to slow down and yield the right of way.
B. Safety Countermeasures (0-10 points)
Describe how the project improvements will remedy (one or more) potential safety hazards that contribute to pedestrian and/or bicyclist injuries or fatalities. Referencing the information you provided in Part A, demonstrate how the proposed countermeasures directly address the underlying factors that are contributing to the occurrence of pedestrian and/or bicyclist collisions.
1. Reduces speed or volume of motor vehicles in the proximity of non-motorized users? Yes or No.
Yes
If yes, current speed and/or volume: Limit: 200 words 42/200 Ramsey Street and San Gorgonio Avenue are high-volume traffic corridors and have 25 mph posted speed limits. While the streets have posted speed limits of 25 mph, reported operating speeds are often much higher, which make them viable for traffic calming improvements. 1578
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If yes, anticipated speed and/or volume after project completion: Limit: 200 words The Project elements will reduce vehicles speeds with chicanes/traffic calming techniques. With the traffic calming features, speeds will be better maintained at 25 mph, rather than the higher speeds that are present today in the posted 25 mph zones.
2. Improves sight distance and visibility between motorized and non-motorized users? Yes or No. Yes
If yes, current sight distance and/or visibility issue: Limit:139/200 words Drivers often expect to see other vehicles rather than pedestrians or cyclists, especially in areas dominated by car traffic. This expectation can lead to a failure to notice non-motorized users.
Other factors that lead to active transportation visibility issues are the following:
- Insufficient street lighting or poorly placed lights can make it difficult for drivers to see pedestrians and cyclists, especially at night or during dawn and dusk; -Insufficient or unclear signage indicating pedestrian crossings and bike routes can lead to confusion and missed cues for drivers;
-In areas where cars, bikes, and pedestrians share the road without clear separation, it can be difficult for drivers to anticipate the movements of non-motorized users; and - Driving at high speeds reduces the time a driver has to notice, recognize, and react to pedestrians and cyclists. Higher speeds also increase stopping distances.
If yes, anticipated sight distance and/or visibility issue resolution: Limit: 194/ 200 words The redesigned and constructed Project area will ensure that vehicle traffic yields the right of way to pedestrians. The active transportation improvements will slow down and stop vehicles to allow pedestrians to cross the street more safely at the tabletop crosswalk and with enhanced traffic signals for active transportation users. The Project area prioritizes pedestrian movement, encouraging walking and bicycling as modes of transportation by fostering a more pedestrian, bicycle friendly environment by promoting their safety. The City will construct sidewalk curb extensions to make pedestrians more visible before they cross the street. A tabletop crosswalk, enhanced traffic signals for active transportation, overhead string lights, and pedestrian level walkway lights will also increase active transportation users’ visibility.
The Project will meet pedestrian daylighting requirements by designing streets to enhance visibility at crosswalks and intersections. This will be achieved through traffic calming elements like curb extensions and raised crosswalks, which slow down vehicles and create safer pedestrian environments. Additionally, ensuring clear sightlines by limiting obstructions such as parked cars near crosswalks improves pedestrian safety. These measures will help pedestrians be more visible to drivers, reducing accidents and promoting a safer, more walkable Downtown.
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3. Eliminates potential conflict points between motorized and non-motorized users, including creating physical separation between motorized and non-motorized users? Yes or No Yes
If yes, current conflict point description: Limit: 56/200 words The current conflict points occur because bicyclists and pedestrians share space with motorized vehicles and, most often, when entering traffic to cross intersections. The majority of the collisions include right-of-way violations by pedestrians and bicyclists. Inadequate pavement markings and lack of designated spaces for pedestrians and bicyclists results in right-of-way confusion for vehicles, pedestrians, and bicyclists.
If yes, improvement that addresses conflict point:
Limit: 160/200 words
The proposed Project eliminates conflict points between motorized and non-motorized users by creating a physical separation between them. The Project will provide separate bicycle facilities to mitigate and prevent interactions, conflicts, and crashes between bicyclists and motor vehicles, and create a network of safer pathways for bicycling, walking, and other active transportation methods for people of all abilities. The Project aligns with the Safe System Approach principle of recognizing human vulnerability—where separating user spaces can enhance safety for all road users.
The active transportation improvement Project will add wider sidewalks on Ramsey Street and enhance traffic signal operations at San Gorgonio Avenue and Ramsey Street, prioritizing bicyclists and pedestrians. By closing motorized vehicle conflict points, the Project will reduce the need for pedestrians to enter the roadway, enhancing safety. These improvements will create a more pedestrian- and cyclist-friendly environment, encouraging active transportation and reducing vehicle-pedestrian conflicts, ultimately promoting a safer, more accessible urban area for all residents and visitors.
4. Improves compliance with local traffic laws for both motorized and non-motorized users? Yes or No.
Yes
If yes, which law(s)? (Select all that apply)
X Speeding
X Jaywalking
• Wrong way travel of non-motorized users
• Failure to yield
X Other: Right-of-Way Violations
If yes, describe how the project will improve compliance: Limit: 144/200 words The proposed Project will reduce pedestrian violations by more clearly defining pedestrian and bicycle lanes, who has right-of-way priority, and by removing the conflict points between 1580
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motorized vehicles and non-motorized active transportation users by separating them with the additions of a Class IV cycle track and wider, more prominent sidewalks/walkways.
The City will implement traffic calming techniques to slow down vehicle traffic and prioritize pedestrian and cyclist needs to create safer environments for active transportation. The City will construct sidewalk curb extensions at intersections and at mid-block crossings to reduce the roadway width available to vehicles and will force vehicles to slow down when turning. The City will install chicanes, a series of alternating curbing extensions along the streets to create a zigzag/serpentine pattern, where speeding is a concern. This design forces drivers to slow down in narrower passages to improve cyclist and pedestrian safety.
5. Addresses inadequate vehicular traffic control devices? Yes or No.
No
If yes, List traffic controls that are inadequate: Limit: 200 words Not applicable.
If yes, how are they inadequate? Limit: 200 words
Not applicable.
If yes, how does the project address the inadequacies? Limit: 200 words Not applicable.
6. Addresses inadequate or unsafe bicycle facilities, trails, crosswalks, and/or sidewalks? Yes or No.
Yes
If yes, list bicycle facilities, trails, crosswalks, and/or sidewalks that are inadequate: 67/200 • Bicycle facilities, crosswalks, and intersections on Ramsey Street (east/west) from 4th to Martin Streets, 1st Street (north/south) from Livingston to Hays Streets, and San Gorgonio Avenue (north/south) from Wilson to Wesley Streets • Sidewalks on Ramsey Street from 4th to Martin Streets • Bus stops on Ramsey Street at 2nd Street, 3rd Street and the Banning Civic Center (both sides of the street) near Martin Street.
If yes, how are they inadequate? Limit: 192/200 words.
The existing conditions for active transportation users in Downtown Banning are inadequate, including bike facilities, crosswalks, intersections, and sidewalks in the Project area. The sidewalks on Ramsey Street are incomplete and narrow. The sidewalks and bike lanes lack lighting, shade, and do not accommodate people of all abilities. The existing bike lanes do not provide the separation and protection needed for cyclists of all skill levels and ages to confidently use the bike network facilities. The active transportation route lacks benches and sheltered transit/bus stops. Currently bicyclists and pedestrians must navigate areas in the 1581
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active transportation network that are not ADA-compliant. This is challenging for people using mobility devices.
Intersections do not prioritize pedestrians and cyclists. Permissive turning signals allow vehicles to turn while pedestrians are crossing, increasing the risk of collisions, and large intersections unnecessarily expose pedestrians and cyclists to traffic. Some intersections lack clearly marked crosswalks or any pedestrian crossing infrastructure, forcing pedestrians to navigate through vehicle traffic. Insufficient lighting and obstructions can make pedestrians less visible to drivers.
Absence of traffic calming measures, like the proposed curb extensions or chicanes, result in higher vehicle speeds, endangering pedestrians and cyclists.
If yes, how does the project address the inadequacies? Limit: 114/200 word The Project will add a protected intersection at Ramsey Street and San Gorgonio Avenue so bicyclists are not forced to merge into mixed traffic. Instead, the bikeway will be set back from the parallel vehicle traffic and bicyclists will have a dedicated lane through the intersection and have the right of way over turning motor vehicles. The dedicated setback will create a waiting zone for turning vehicles, with motorists yielding right-of-way to oncoming bicyclists. There will be better visibility between people on bikes and people driving and more predictable paths of travel. The Project will also add a raised intersection at 1st and Ramsey Streets, which will make drivers more aware of bicyclists and pedestrian activity and slow driving speeds. These Downtown intersections will be safer for active transportation users and drivers.
7. Eliminates or reduces behaviors that lead to collisions involving non-motorized users? Yes or No.
Yes
If yes, list of behaviors: Limit: 149/200 words
• Pedestrian violations: Pedestrian violations on roadways may include jaywalking, crossing streets outside of designated crosswalks, and ignoring traffic signals. These behaviors increase the risk of accidents, as pedestrians may unexpectedly enter vehicle paths. Such violations stem from inadequate pedestrian infrastructure, making it difficult for pedestrians to navigate safely. Improving walkways, crosswalks, and signal systems can reduce these violations by providing safer, more accessible routes for pedestrians. • Violating right-of-way: Violating right-of-way on streets occurs when drivers, pedestrians, or cyclists fail to yield as required, leading to dangerous conflicts. This includes drivers not yielding to pedestrians at crosswalks, cyclists ignoring traffic signals, and pedestrians crossing against signals. Such violations disrupt the orderly flow of traffic, increasing the risk of accidents and injuries. Clear signage, more visible crossings, and improved active transportation infrastructure will help ensure that all road users understand and respect right-of-way rules, enhancing safety and efficiency on the streets.
If yes, how will the project eliminate or reduce these behaviors? Limit: 120/200 words 1582
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The proposed Project will remove right-of-way conflicts and confusion by removing pedestrians and bicyclists from roadways and separating them from motorized vehicles. Additionally, improved pavement markings and crossing facilities will help define spaces for pedestrians, bicyclists, and motor vehicles and encourage safer crossing behaviors.
New sidewalks, bike lanes, crosswalks, and high-visibility intersections improve pedestrian safety by providing clear, designated spaces for walking and cycling. These features reduce the likelihood of pedestrians jaywalking or crossing unsafely by offering convenient, visible, and accessible pathways. Enhanced infrastructure encourages compliance with traffic laws, as pedestrians feel safer using designated crossings. Additionally, high-visibility intersections increase driver awareness, further reducing the risk of accidents and promoting a safer, more orderly flow of foot and bike traffic.
8. Does this project propose new or improved bike facilities? Yes or No.
Yes
If yes, Describe the issues that were considered when evaluating and selecting the project’s bikeway facility type (i.e., Class I, II, III, and/or IV). Limit: 453/500 words Potential considerations include, but are not limited to:
• Community input
• Place type (e.g., rural, suburban, urban)
• Posted speed limits
• Traffic volume
• Proposed operating speed
• Safety concerns outlined in Part A
• Traffic calming measures
• Roadway cross section
• Right-of-way, utility, and environmental constraints
• Other considerations
Community Input: Through public engagement, residents asked for safer, protected bicycle lanes, more lighting, space, easier crossings and intersections and a more complete active transportation network.
Place Type: Banning is a developed urban area, with an incomplete active transportation network. The City reviewed current urban countermeasures and researched successful active transportation implementations in similar cities. The City determined a dedicated Class IV cycle track and filling in active transportation gaps would be the most appropriate action to address community needs.
Posted Speed Limits: Banning’s high-volume corridors include Ramsey Street and San Gorgonio Avenue with 25 mph posted speed limits (see Attachment K-7: Posted Speed Limits) and reported operating speeds which are much higher. Posted speed limits and operating speeds 1583
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along primary and secondary streets combined with vulnerable populations utilizing active transportation in these areas make a protected Class IV bike lane the most appropriate elements to install.
Traffic Calming Measures: The City will implement traffic calming to slow vehicle traffic and prioritize pedestrian/cyclist needs to create safer environments for active transportation. The City will construct sidewalk curb extensions at intersections to reduce the roadway width available to vehicles and will force vehicles to slow down when turning. The City will install chicanes, alternating curbing extensions along the streets to create a zigzag/serpentine pattern, where speeding is a concern.
Average Daily Traffic Volume: According to Banning’s General Plan Update, Ramsey Street has an average daily traffic (ADT) volume of 11,615 vehicles east of San Gorgonio Avenue and 7,198 west of it. The San Gorgonio Avenue ADT north of Lincoln Street (where it crosses Ramsey Street) is 2,594 vehicles and 4,899 vehicles south. Traffic volume influences bike lane types by determining safety needs: high-traffic areas require protected bike lanes for added safety.
Proper lane type selection ensures cyclist safety and encourages bike use. The high (and growing) traffic count requires a separate active transportation network to ensure current and future sustainability of biking in the Project area.
Right of Way, Utility, and Environmental Constraints: All active transportation project elements will be designed and installed in the existing right-of-way. As the Project will take place in existing right-of-way, environmental considerations will be minimal. The City will follow all CEQA approval processes and ensure construction activities address dust mitigation and stormwater control measures. The City of Banning has its own sewer, water, and electric departments and will work within its departments to ensure that utilities are designed in a manner consistent with the goals of active transportation and utility delivery to customers. The City of Banning typically has medium to high groundwater infiltration rates. Stormwater devices and landscaping will be designed to utilize that capacity of water quality treatment, debris removal, as well as groundwater replenishment opportunities. 1584
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QUESTION #4: PUBLIC PARTICIPATION AND PLANNING
(0-10 POINTS)
Describe the community-based public participation process that culminated in the project.
A. What is/was the process of defining future policies, goals, investments and designs to prepare for future needs of users of this project? How did the applicant analyze the wide range of alternatives and impacts on the transportation system to influence beneficial outcomes? (0-3 points) Limit: 395/400 words
Project objectives were identified through public engagement, facilitated by approved Community Engagement/Public Participation plans for both the Active Transportation Plan and Downtown Revitalization Complete Streets Plan. The City ensured diverse residents and stakeholder involvement to collect information about existing active transportation conditions and community needs. The City gave special attention to strategies engaging vulnerable rightof-way users (e.g., people aged 60 and older, children, minorities, low-income individuals, and those with disabilities and mobility challenges). These populations, often overlooked in decision-making processes, are most impacted by transportation planning and policy.
Community engagement focused on the following objectives:
Vulnerable Users
Children, older adults, those with disabilities, and non-vehicle owners represent a large percentage of traffic fatalities and injuries, with pedestrians and cyclists being disproportionately affected. The City ensured these populations were included in discussions about active transportation goals, challenges, designs, and mobility equity in Banning.
Comprehensive Communication
Outreach was conducted in residents' primary languages (English and Spanish) using easily understandable methods. This included using graphics for technical topics, avoiding jargon and acronyms, and explaining process stages. Community involvement was emphasized throughout planning and will continue during implementation to ensure the Project meets current and future needs.
Varied Engagement Strategies
Citywide events garnered diverse participation and facilitated two-way communication with vulnerable residents. The Project website was/is regularly updated with progress reports and participation opportunities while the City’s social media platforms were used to promote active transportation planning, projects, and engagement. Stakeholder workshops and community events were held in-person to encourage face-to-face idea sharing, including meetings with six stakeholder groups such as BUSD and the Morongo Band of Mission Indians. The Stakeholder Advisory Group (SAG), comprised of 10 representative partners, met nine times throughout the planning period.
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Collected feedback on key components of the Active Transportation Plan Resident and stakeholder feedback on the Active Transportation Plan was integral to the proposed Project. This involved three stakeholder workshops, three community events, and various other feedback opportunities, including a "Kit of Parts" demonstration at Market Night in the Project area, where participants selected preferred active transportation improvements for installation in the City of Banning.
Caltrans' active transportation best practices influenced the analysis and selection of improvement options. Banning’s Transit Manager actively participated in planning and evaluating proposed active transportation enhancements to avoid negative impacts on traffic flow. For instance, the City found that curb extensions would decrease speeding without disrupting traffic flow.
B. Who: Describe who was/will be engaged in the identification and development of this project and how they were engaged. Describe and provide documentation of the type, extent, and duration of outreach and engagement conducted with relevant stakeholders. Describe any unique engagement challenges that the community faced and how they were addressed. (0-3 points) Limit: 600 words 597/600 .
The entire Banning community was engaged through various channels to gather feedback and shape the Project scope. Outreach efforts targeted all population segments and included public workshops, community events, stakeholder and SAG meetings, social media and website posts, and distribution of surveys at community events, employment fairs, on City buses, in utility bill mailings, online platforms, Banning Parks and Rec monthly newsletter, and at the Senior Center. (See Attachment K-5: Public Surveys).
Public Workshops
Three public stakeholder workshops were hosted at various stages of the planning process, strategically timed to present new information and solicit varied input. Summaries of the three stakeholder workshops are provided below:
#1:Banning Civic Center – 10/27/22
The first stakeholder workshop allowed for conversations about sustainable transportation modes and informed attendees about City planning. Participants provided feedback on potential infrastructure improvements and were also asked to identify problem areas to focus on as priority projects.
#2:Sun Lakes Country Club and Banning Civic Center – 11/7/23 and 5/7/24 The second stakeholder workshop was held in two parts. The first workshop consisted of a presentation for the Sun Lakes Country Club, a 55+ community, to solicit commentary regarding challenges that older adults face and their vision for the future. 1586
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The second workshop was an open house and presentation at the Banning Civic Center. A brief presentation was followed by casual conversations about analysis maps, draft priority project corridors, and opportunities for feedback on project recommendations. #3:Banning Public Library – 3/20/24
The final workshop was held at the Banning Public Library. The venue attracted library visitors that otherwise did not hear about the event and families with young children, providing a safe learning space for the kids while parents spoke with the Project Team. Workshop attendees were excited about the proposed active transportation improvements and started discussions about traffic calming near schools, raised crosswalks, and inquired about next steps.
Community Events
The City engaged residents by participating in citywide events, expanding outreach beyond workshops and online engagement. Below are summaries of the community events:
School Outreach: On October 27, 2022 three community events were held at Central Elementary School, Nicolet Middle School, and Banning High School providing ideal opportunities to speak with the community, specifically students, about more sustainable transportation modes including walking and bicycling.
Banning Disaster Expo: The second community event, held at the annual Banning Disaster Expo on April 15, 2023, provided an ideal platform to discuss existing challenges and opportunities for enhancing walking, biking, and rolling conditions citywide. In addition to garnering input, the Team displayed a remote-controlled traffic calming course designed to teach users about various traffic calming treatments to slow vehicular traffic.
Banning Market Night: The third and final community event was hosted with the Banning Chamber of Commerce at the monthly Banning Market Night on May 5, 2023. The City set up a “Kit of Parts” demonstration of five infrastructure improvements and the residents walked through them and voted on the improvements they liked.
Stakeholder Advisory Group Meetings
The City, its Active Transportation Plan expert/consultant, and Southern California Association of Governments (SCAG) identified a diverse and representative group of partners to comprise the SAG. The group includes City departments like Public Works, Parks and Recreation, Community Development, Economic Development, Transit, Police, Fire, Public Relations and the City Manager’s Office; the City Council Ad Hoc Downtown Business Owners Committee; BUSD; Western Riverside Council of Governments; Riverside County Transportation Commission; Caltrans; SCAG; Healthy Riverside County Initiative; and Adventure Cycling Association and Inland Empire Bicycle Alliance, both bicycle-oriented organizations. There were nine one-hour stakeholder meetings held online throughout Banning’s active transportation planning process.
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C. What: Describe the feedback received during the stakeholder engagement process and describe how the public participation and planning process has improved the project’s overall effectiveness at meeting the purpose and goals of the ATP. (0-2 points) Limit: 386/400 words Meeting ATP Goals
By hearing directly from community members about what will motivate them to increase trips accomplished by biking and walking, the City is confident that the active transportation improvements it implements will have the desired effect. By prioritizing a Project location that includes three schools and meeting with the students, parents, and staff of those schools, the City is assured that the Project will benefit children and increase their physical activity, which in turn will reduce childhood obesity and enhance public health. Nearly the entire Project area is a disadvantaged community, helping accomplish the Program goal to ensure that disadvantaged communities fully share in the benefit. The Project prioritizes increased safety and mobility which also aligns with ATP purposes and goals.
Banning Engagement Feedback
The following summary of the active transportation plan survey results represents, but is not inclusive of, the valuable public feedback received.
Community Active Transportation Needs: Respondents were asked to state when they walk, bike, skate, or scooter, do they do it for recreation/health, out of necessity to run errands, for commuting, or other. Feedback indicated 79% of respondents utilize active transportation for recreation/health benefits, 24% out of necessity, and 18% for commuting.
Infrastructure Improvements to Encourage Walking and Bicycling: The next pair of questions asked respondents to state what features would encourage them to walk and bike more in their community. A follow up question was also asked asking respondents to state which infrastructure improvements would facilitate them to reach transit stops. The five most selected options that would make it easier for survey respondents to walk more were: adding missing sidewalks, street lighting, multi-use paths, wider sidewalks, and signalized pedestrian crossings. For bicycle infrastructure improvements that would make it easier to bike more the five most selected options were: bike paths away from the street, protected or painted bike lanes, street lighting, bike parking, and a bikeshare program.
Other Methods of ATP/Travel Used: To get a better sense of other methods people use for active transportation, the next question asked respondents what alternate methods they use to move around actively. Fifty-nine percent of respondents chose “not applicable” meaning they primarily utilize walking and biking when choosing active transportation. Seventeen percent stated that they move around using scooters, 11% stated that they push strollers, and 11% stated that they rollerblade/ skate.
D. Describe how stakeholders will continue to be engaged in the implementation of the project. (0-1 points) Limit: 194/400 words Attach any applicable public participation & planning 1588
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documents. Attachment: Continued Stakeholder Engagement and Public Participation Documentation
The City will develop a public information campaign for students and families focused around the three schools in the Project area. The City will educate the public about the new active transportation infrastructure, rights-of-way, and safety precautions, and ask for public input on the new project elements. The City will execute the campaign with a multifaceted approach involving coordination with the local schools to distribute information through newsletters, social media, and parent-teacher meetings, ensuring that families are aware of the new facilities.
Additionally, the City will install informative signage around the new infrastructure and collaborate with local media to run features highlighting the benefits and safety aspects of active transportation. The City will also engage business owners in the Project areas to receive their ongoing feedback about the active transportation changes and slower traffic in the project area.
Hosting community events and workshops, where students, residents, and visitors can learn about and experience the new infrastructure firsthand will further enhance awareness and engagement. By leveraging these diverse channels, the City will effectively communicate the advantages of active transportation, such as improved safety, health benefits, and reduced traffic congestion, thereby encouraging widespread adoption and support.
E. Is this project specifically listed in an approved Active Transportation Plan or similar plan? Provide a brief description of the plan and the public engagement process used to develop the plan. (0-1 points)
Limit: 293/300 words
Description
The Banning Downtown Revitalization and Complete Streets Plan analyzed Downtown Banning to understand how people interact with and experience the area and it outlines the existing conditions in the proposed Project area. It identifies many opportunities to improve accessibility, safety, and comfort for active transportation users, and to elevate daily travelling experiences. The Plan calls out that addressing critical pedestrian and bicycle safety issues is an important need and the challenges of varied right of way segments, missing pedestrian elements, and constrained conditions that do not meet ADA requirements. The Plan also identifies opportunities to redistribute the public right of way for assets such as wider sidewalks, street trees, and bicycle facilities.
Public Engagement
Engagement with community members was a vital part of the planning and design process and it guided decisions for how to best implement new infrastructure to meet community needs.
Throughout the plan there were several engagement events with community and stakeholder groups both to gain initial insights and later to get feedback on several design concepts. The 1589
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community identified reducing traffic speed and making space for all active transportation users top priorities. People of all ages shared this sentiment but especially students who mentioned the desire for safer routes from schools to Downtown. Public engagement from this Plan is described earlier in more detail under Question 4.B.
Banning’s Active Transportation Plan is complete and the City anticipates its City Council will adopt the Plan at its meeting on June 28, 2024. The City’s Active Transportation Plan has prepared Banning to implement the proposed Project, as the Plan includes the proposed active transportation improvements. See Attachment K-1.
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QUESTION #5: CONTEXT SENSITIVE
BIKEWAYS/WALKWAYS AND INNOVATIVE PROJECT
ELEMENTS (0-5 POINTS)
A. How are the recognized best solutions employed in this project appropriate to maximize user comfort and for the local community context?
Limit: 678/700 words
As you address this question, consider the following:
The posted speed limits and actual speed;
The existing and future motorized and non-motorized traffic volume; The widths for each facility;
The adjacent land use; and
How the project is advancing a low(er) stress environment on each facility or a low stress network: What is the current stress level? (low, medium, or high?) If the stress level is medium or high, is the project going beyond minimum design standards to maximize and abilities? What features are included to promote low-stress, comfortable, and safe walking and/or biking conditions? Does the project expand on or create a low-stress network? The City’s roadways were analyzed to select improvements that maximize user comfort and community by considering traffic speeds, volume, rights-of-ways and active transportation lane widths.
Posted Speed Limit
The speed limits range from 25 mph on Ramsey, 1st, and San Gorgonio north of Lincoln, and 40 mph on the portion of San Gorgonio south of Lincoln to Banning High School. (See Attachment K-6: Posted Speed Limits.) Posted speed limits and operating speeds along the Project streets played an important role in choosing traffic calming methods and Class IV bike lanes to promote safety and fit community needs.
Traffic Volume According to Banning’s General Plan Update, the following are traffic counts and predicted counts for Project streets.
Street Segment Existing ADT Future ADT
Ramsey 8th to San Gorgonio 11,615 15,832
Ramsey San G Gorgonio to Hargrave 7,198 10,160
San Gorgonio Ramsey to Lincoln 2,594 4,909
San Gorgonio Lincoln to Westward 4,899 7,625
The high and growing traffic count requires a separate active transportation network to ensure current and future sustainability of biking in the Project area and to reduce traffic volume.
Traffic volume influenced bike lane types by determining safety needs as high-traffic areas on Ramsey Street require protected bike lanes for added safety. 1591
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Active Transportation Widths
The Project will narrow vehicle traffic lanes and add the following:
• 34,800 SF of sidewalk on both sides of Ramsey Street that is from 10 feet to 17 feet wide;
• 4,600 LF of Class IV six-feet wide cycletrack on part of San Gorgonio Avenue; • 6,442 LF of Class IV ten-feet-wide, bi-directional cycletrack with flex divider on part of San Gorgonio Avenue;
• 8,200 LF of Class II six-feet-wide cycletrack on Ramsey Street; and • traffic-calmed, pedestrian prioritized space north/south along 1st Street between Livingston and Hays, creating a plaza-like space and providing opportunities for community connections and activities to help activate downtown Banning.
Adjacent 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.
New multifamily and high-density development is critical to creating a vibrant Downtown. In 2023, the Banning’s City Council approved an ordinance to rezone underutilized commercial, office, and industrial space to facilitate use for alternative housing types. The housing designs will prioritize affordability with more efficient, flexible living spaces, and innovative housing structures, such as micro units and new shared, intergenerational housing models to help meet the needs of aging adults, students, and lower income individuals citywide. See the Ordinance in Attachment K.
There are exciting, planned land uses in the Project area including affordable housing at Ramsey and Alessandro Streets; the Civic Center at San Gorgonio Avenue and Hays Street; mixed use residential development on Ramsey Street between San Gorgonio Avenue and Alessandro Street; new retail along both San Gorgonio Avenue and 1st Street; multifamily residential development at Ramsey and 4th Streets; and new neighborhood shopping on Ramsey, 4th, and Livingston Streets. The Project area will be transformed over the next ten years into a vibrant, mixed-use community with active transportation promoted as the primary method to get around as Banning’s Downtown Revitalization Complete Streets Plan is implemented. This Project is critical for supporting these future developments.
Bicycle Level of Traffic Stress (LTS)
A map of Banning’s Project area bicycle level of traffic stress (LTS) rankings are shown in Attachment K-7. Nearly all main corridors have a high level of traffic stress (LTS 4). This means that only the most confident, experienced, and capable bicyclists are willing to ride on in the 1592
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Project area, while other users may not feel safe and comfortable. Having identified the LTS, high stress areas in the network that need to be mitigated, and infrastructure preferences of different bicyclists through public engagement, the City planned bicycle facilities using a variety of improvements, from traffic calming to separated facilities. The proposed improvements will accommodate as many user types as possible and to provide a comfortable and safe experience for the greatest number of cyclists.
B. Innovative Project Elements: Does this project propose any solutions that are new to the region? Were any innovative elements considered, but not selected? Explain why they were not selected. Limit: 499/ 500 words.
The Project brings several new and innovative active transportation features to the Southern California region including cycle tracks, Class 4 bike lanes, chicanes, a one-way couplet, a woonerf, and potential future expansions with residential neighborways.
Cycle Track and Class 4 Bike Lanes
The cycle track and Class 4 bike lanes are significant advancements in safe, dedicated cycling infrastructure. Unlike traditional bike lanes, these features provide physical separation between cyclists and motor vehicle traffic through the use of curbs for barriers. This design reduces the risk of collisions and creates a more secure environment for cyclists, encouraging more residents to use bicycles for daily commutes and recreational activities. In Southern California, where such infrastructure is relatively new, these enhancements set a precedent for other cities to follow, promoting healthier lifestyles and reducing traffic congestion.
Chicane as a Traffic Calming Measure
The implementation of a chicane—a series of alternating curb extensions that create a winding path for vehicles—is a unique traffic calming measure for the region. Chicanes effectively slow down vehicle speeds by requiring drivers to navigate the curves, thereby enhancing safety for all road users, including pedestrians and cyclists. This method is innovative for Southern California, where traditional traffic calming measures like speed bumps and stop signs are more common. The introduction of chicanes not only improves safety but also adds aesthetic value to the streetscape, making the area more attractive and pedestrian-friendly.
One-Way Couplet Around Nicolet Middle School
The one-way couplet around Nicolet Middle School is another distinctive feature of the Project.
This design involves converting two parallel streets into one-way roads that move traffic in opposite directions. This approach can significantly reduce traffic congestion around the school, enhance safety for students during peak hours, and improve traffic flow. By creating a more organized and predictable traffic pattern, the couplet reduces the likelihood of accidents and makes the area more navigable for pedestrians and cyclists.
Woonerf on 1st Street
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A woonerf is a shared space designed to prioritize pedestrians/cyclists over motor vehicles. It includes narrowing the vehicle lanes, adding textured surfaces, landscaping, and street furniture to encourage slower vehicle speeds and create a more livable, community-focused environment. This multi-purpose space encourages active transportation use and fosters social interaction making it a valuable addition to Downtown Banning. The introduction of a woonerf is unprecedented in the region, setting a new standard for urban design that prioritizes people over cars.
Future Expansions with Residential Neighborways
The potential future expansions involving residential neighborways, as outlined in Banning’s Active Transportation Plan, are low-traffic streets optimized for walking and cycling, often featuring traffic calming measures, improved signage, and enhanced crossings. These expansions will connect residential areas to the proposed core active transportation network along Ramsey Street and San Gorgonio Avenue to bring more users to the cycle track, widened sidewalks and new pedestrian Downtown spaces. By creating a comprehensive network of safe, accessible routes, Banning can significantly boost active transportation usage, reduce reliance on cars, and promote a healthier, more sustainable community. 1594
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QUESTION #6: TRANSFORMATIVE PROJECTS (0-5
POINTS)
A. Describe how your project will transform the non-motorized environment:
Limit: 632/750 words
Address the potential for this project to support existing and planned housing, especially affordable housing. Applicants are encouraged to apply for the California Department of Housing and Community Development's (HCD) Prohousing Designation Program and to describe how local policies align with prohousing criteria. If housing is not an issue for the community, explain why it is not a concern.
New bike lanes and sidewalks transform the non-motorized environment in Banning by making it safer, more accessible, healthier, economically vibrant, environmentally sustainable, socially engaging, and less congested. By prioritizing active transportation Downtown, this Project will significantly transform the non-motorized environment of the City in the following impactful ways:
Enhanced Safety: Bike lanes and sidewalks provide dedicated spaces for bicyclists and pedestrians, reducing the risk of conflicts with motor vehicles. Traffic calming features will slow traffic by reducing road space for cars and encouraging slower driving speeds. Improved crosswalks and intersections that prioritize bicyclists and pedestrians will make streets safer for all users and less stressful for active transportation users.
Improved Accessibility: Well-designed bike lanes and sidewalks create a connected network that allows people to travel safely and conveniently throughout Downtown without relying on motorized transport. New infrastructure will have inclusive designs to be accessible for all users, including those with disabilities, improving mobility options for everyone.
Promoted Health and Well Being: By making walking and cycling safer, less stressful, and more attractive, these facilities will encourage more people to engage in physical activity, which can lead to improved public health outcomes and decrease health disparities. Increased walking and cycling can lead to fewer cars on the road, reducing air pollution and contributing to a cleaner environment – especially important in this community that suffers the burdens of high instance of asthma and cardiovascular disease.
Economic Benefits: Enhanced non-motorized infrastructure will boost local downtown business by increasing foot and bike traffic in commercial areas. Neighborhoods and businesses on active transportation networks with bike lanes and sidewalks in good condition often experience increased property values due to the improved quality of life.
Environmental Sustainability: Promoting cycling and walking helps reduce reliance on fossil fuels, contributing to lower greenhouse gas emissions. The Project includes native plantings for shade, cooling, and green spaces, which improve urban biodiversity and aesthetics. 1595
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Social Interaction and Community Building: Sidewalks and bike lanes act as public spaces where people can interact, fostering a sense of community. They can be used for events like street fairs, bike rallies, and walking tours, further enhancing community engagement. The 1st Street woonerf or “living street” considers that street is for the community and not just for moving vehicles. It is designed to bring the community together in the heart of Downtown in the center of the Project area.
Incorporating bike lanes and sidewalks into urban planning can lead to more aesthetically pleasing streetscapes, with features such as benches, trees, and public art enhancing the visual appeal of the City.
Housing
The City controls many opportunity sites where development can be incentivized and to encourage potential public benefit elements (e.g. open space or affordable housing). A potential new residential artist living development concept for a five-acre City-owned property along Ramsey and San Gorgonio includes a three-story artist loft building flanked by a multistory live/work development to the south. The western side of the site includes retail infill along Ramsey and larger hybrid industrial/creative office blocks on Livingston. Smaller lots are vacant at San Gorgonio Avenue and Hays Street and present opportunities for development, including possible Downtown housing. At Ramsey and Martin Streets there is an open three-tofour-acre lot where affordable housing options are being considered. A housing development on the City-owned lot could turn this district into a newer civic/mixed-use area to complement the Downtown core. It is one of the few opportunities to create a development of sufficient size to create its own environment in support of the revitalized Downtown that prioritizes and encourages active transportation. City planners are evaluating the options to find the most beneficial use of the space for the City and its residents. All possible development options would be supported by this Project’s active transportation improvements.
B. Describe how other new or proposed funded projects or policies in the vicinity of this project will contribute to the transformative nature of this project.
Limit: 255/600 words
As you address this question, consider items like the following:
• Transit
• The overall non-motorized network
• Land Use
• Local policies and/or ordinances
Transit Connectivity: The Project includes active transportation access to public transit/bus stops and shelter waiting areas. This integration with public transit makes it easier for people to combine active transportation and transit for their journeys. The Project enhances existing transit routes to civic and government facilities and services. 1596
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Supports Other Initiatives, Projects, and Policies: The Project will coordinate with ongoing and anticipated opportunities as outlined in Banning’s 2023 Downtown Revitalization Complete Streets Plan and its 2024 Active Transportation Plan.
Downtown Revitalization Land Use: Key areas of Downtown land use interest that are a part of the proposed Project area include:
• 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.
• 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.
Please attach documentation that supports the transformative nature of the project.
Attachment: Transformative Project Documentation: Banning Ordinance 1596: Downtown Commercial Zoning District Update and Downtown Revitalization Complete Streets Plan 1597
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QUESTION #7: SCOPE AND PLAN LAYOUT CONSISTENCY
AND COST EFFECTIVENESS (0-7 POINTS)
The evaluators will consider the following:
• Consistency between the layouts/maps, Engineer's Estimate, and proposed scope • Compliance with the Engineer’s Checklist and cost effectiveness • Complete project schedule
No response is needed/allowed here.
QUESTION #8: LEVERAGING FUNDS (0-5 POINTS)
A. Is this project being submitted by a federally-recognized Tribal Government and/or is it on federally-recognized Tribal Lands? Yes or No.
No
B. Does the applicant have any leveraging funds? Yes or No.
Yes
C. Based on the project funding information provided earlier in the application (Part A6: